As filed with the Securities and Exchange Commission on September 24, 2013

File No. 001-35972

 

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

Amendment No. 3

to

FORM 10

 

 

GENERAL FORM FOR REGISTRATION OF SECURITIES

Pursuant to Section 12(b) or 12(g) of

The Securities Exchange Act of 1934

 

 

Ashford Hospitality Prime, Inc.

(Exact name of registrant as specified in its charter)

 

 

 

Maryland   46-2488594

(State or other jurisdiction of

incorporation or organization)

 

(I.R.S. Employer

Identification No.)

14185 Dallas Parkway, Suite 1100

Dallas, Texas

  75254
(Address of principal executive offices)   (Zip Code)

Registrant’s telephone number, including area code:

(972) 490-9600

 

 

Copies to:

 

David A. Brooks   Muriel C. McFarling

Ashford Hospitality Prime, Inc.

14185 Dallas Parkway, Suite 1100

Dallas, Texas 75254

(972) 490-9600

 

Andrews Kurth LLP

1717 Main Street, Suite 3700

Dallas, Texas 75201

(214) 659-4400

 

 

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

 

Title of each class to

be so registered

 

Name of each exchange on which

each class is to be registered

Common Stock, par value $0.01 per share   New York Stock Exchange

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

None

 

 

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. (Check one):

 

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

 

 

 


ASHFORD HOSPITALITY PRIME, INC.

INFORMATION REQUIRED IN REGISTRATION STATEMENT

CROSS-REFERENCE SHEET BETWEEN INFORMATION STATEMENT AND ITEMS OF FORM 10

Certain information required to be included in this Form 10 is incorporated by reference to specifically-identified portions of the body of the information statement of Ashford Hospitality Prime, Inc., a Maryland corporation (the “Company”), filed herewith as Exhibit 99.1 (the “Information Statement”). None of the information contained in the Information Statement shall be incorporated by reference herein or deemed to be a part hereof unless such information is specifically incorporated by reference.

 

Item 1. Business.

The information required by this item is contained under the sections of the Information Statement entitled “Summary,” “Risk Factors,” “Cautionary Statement Regarding Forward Looking Statements,” “Our Separation From Ashford Trust,” “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” “Our Business and Properties,” “Certain Agreements,” “Policies and Objectives with Respect to Certain Activities,” “Structure and Formation of Our Company,” “Certain Relationships and Related Party Transactions” and “Where You Can Find Additional Information.” Those sections are incorporated herein by reference.

 

Item 1A. Risk Factors.

The information required by this item is contained under the sections of the Information Statement entitled “Risk Factors” and “Cautionary Statement Regarding Forward Looking Statements.” Those sections are incorporated herein by reference.

 

Item 2. Financial Information.

The information required by this item is contained under the sections of the Information Statement entitled “Summary—Summary Historical and Pro Forma Financial Information,” “Selected Historical Financial Information,” “Selected Unaudited Pro Forma Financial Information” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations.” Those sections are incorporated herein by reference.

 

Item 3. Properties.

The information required by this item is contained under the sections of the Information Statement entitled “Summary—Our Initial Hotels” and “Our Business and Properties.” Those sections are incorporated herein by reference.

 

Item 4. Security Ownership of Certain Beneficial Owners and Management.

The information required by this item is contained under the section of the Information Statement entitled “Principal Stockholders.” That section is incorporated herein by reference.

 

Item 5. Directors and Executive Officers.

The information required by this item is contained under the section of the Information Statement entitled “Management.” That section is incorporated herein by reference.

 

Item 6. Executive Compensation.

The information required by this item is contained under the sections of the Information Statement entitled “Management—Executive Compensation,” “Management—Equity Incentive Plans” and “Certain Agreements—The Advisory Agreement.” Those sections are incorporated herein by reference.


Item 7. Certain Relationships and Related Transactions, and Director Independence.

The information required by this item is contained under the sections of the Information Statement entitled “Management,” “Certain Agreements—The Advisory Agreement,” “Certain Agreements—Remington Master Management Agreement,” “Certain Agreements—Mutual Exclusivity Agreement” and “Certain Relationships and Related Party Transactions.” Those sections are incorporated herein by reference.

 

Item 8. Legal Proceedings.

The information required by this item is contained under the section of the Information Statement entitled “Our Business and Properties—Legal Proceedings.” That section is incorporated herein by reference.

 

Item 9. Market Price of and Dividends on the Registrant’s Common Equity and Related Stockholder Matters.

The information required by this item is contained under the sections of the Information Statement entitled “Summary,” “Our Separation From Ashford Trust,” “Distribution Policy” and “Description of Our Capital Stock.” Those sections are incorporated herein by reference.

 

Item 10. Recent Sales of Unregistered Securities.

In connection with our formation and initial capitalization, on April 5, 2013, the Company issued 100 shares of its common stock, $.01 par value per share, to Ashford TRS Corporation, a subsidiary of Ashford Hospitality Trust, Inc., for an aggregate purchase price of $1,000. These shares were issued in reliance on the exemption set forth in Section 4(a)(2) (formerly Section 4(2)) of the Securities Act of 1933, as amended (the “Securities Act”).

 

Item 11. Description of Registrant’s Securities to be Registered.

The information required by this item is contained under the sections of the Information Statement entitled “Our Separation From Ashford Trust” and “Description of Our Capital Stock.” Those sections are incorporated herein by reference.

 

Item 12. Indemnification of Directors and Officers.

The information required by this item is contained under the section of the Information Statement entitled “Material Provisions of Maryland Law and of Our Charter and Bylaws—Indemnification and Limitation of Directors’ and Officers’ Liability.” That section is incorporated herein by reference.

 

Item 13. Financial Statements and Supplementary Data.

The information required by this item is contained under the section of the Information Statement entitled “Index to Financial Statements” and in the financial statements and related notes referenced in such section of the Information Statement and included in the Information Statement following the section of the Information Statement entitled “Index to Financial Statements.” That section and such financial statements and related notes are incorporated herein by reference.

 

Item 14. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.

Not applicable.

 

Item 15. Financial Statements and Exhibits.

(a) Financial Statements

The information required by this item is contained under the section of the Information Statement entitled “Index to Financial Statements.” That section is incorporated herein by reference.

(b) Exhibits

See below.


The following documents are filed as exhibits hereto:

 

Exhibit

Number

 

Exhibit Description

2.1**   Form of Separation and Distribution Agreement between Ashford Hospitality Prime, Inc. and Ashford Hospitality Trust, Inc.
3.1**   Form of Articles of Amendment and Restatement of Ashford Hospitality Prime, Inc.
3.2**   Form of Amended and Restated Bylaws of Ashford Hospitality Prime, Inc.
4.1   Specimen Common Stock Certificate of Ashford Hospitality Prime, Inc.
10.1**   Form of Amended and Restated Agreement of Limited Partnership of Ashford Hospitality Prime Limited Partnership
10.2*   Form of Advisory Agreement between Ashford Hospitality Prime, Inc. and Ashford Hospitality Advisors LLC
10.3**   Form of Right of First Offer Agreement between Ashford Hospitality Trust, Inc. and Ashford Hospitality Prime, Inc.
10.4*   Form of Ashford Hospitality Prime, Inc. 2013 Equity Incentive Plan
10.4.1   Form of LTIP Unit Award Agreement pursuant to the Ashford Hospitality Prime, Inc. 2013 Equity Incentive Plan
10.4.2   Form of Grant of Restricted Stock pursuant to the Ashford Hospitality Prime, Inc. 2013 Equity Incentive Plan
10.5*   Form of Ashford Hospitality Prime, Inc. Advisor Equity Incentive Plan
10.6**   Form of Option Agreement to acquire Pier House Resort
10.7**   Form of Option Agreement to acquire Crystal Gateway Marriott
10.8**   Form of Mutual Exclusivity Agreement between Ashford Hospitality Prime, Inc. and Remington Lodging & Hospitality LLC
10.9**   Form of Master Management Agreement between Ashford Hospitality Prime, Inc. and Remington Lodging & Hospitality LLC
10.10*   Form of Indemnification Agreement between Ashford Hospitality Prime, Inc. and each of its executive officers and directors
10.11*   Form of Registration Rights Agreement between Ashford Hospitality Prime, Inc., Ashford Hospitality Limited Partnership and Ashford Hospitality Advisors LLC
10.12*   Form of Registration Rights Agreement between Ashford Hospitality Prime, Inc. and the holders of common partnership units in Ashford Hospitality Prime Limited Partnership named therein
10.13*   Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents, dated as of April 9, 2007 and effective as of April 11, 2007, by Ashford Philadelphia Annex LP (f/k/a Ashford Philadelphia Annex, LLC) for the benefit of U.S. Bank National Association, as Trustee, successor-in-interest to Bank of America, N.A., as Trustee, successor-in-interest to Wells Fargo Bank, N.A., as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass-Through Certificates, Series 2007-C32, as successor-in-interest to Wachovia Bank, National Association
10.13a*   Schedule of Agreements omitted pursuant to Instruction 2 to Item 601 of Regulation S-K
10.14*   Form of Amendment to Deed of Trust, Security Agreement, Assignment of Rents and Fixture Filing, to be entered into by each of Ashford Plano-M LP, Ashford San Francisco II LP, Ashford Seattle Downtown LP, Ashford Seattle Waterfront LP and Ashford Tampa International Hotel Partnership, LP and the relevant lender for the deed of trust or mortgage to which each such entity is a party
10.15*   Form of First Amendment to Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents and to Assignment of Leases and Rents and Security Deposits to be entered into by Ashford Philadelphia Annex LP (f/k/a Ashford Philadelphia Annex, LLC) for the benefit of U.S. Bank National Association, as Trustee, successor-in-interest to Bank of America, N.A., as Trustee, successor-in-interest to Wells Fargo Bank, N.A., as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass-Through Certificates, Series 2007-C32, as successor-in-interest to Wachovia Bank, National Association
10.16*   Amended and Restated Leasehold Deed of Trust, Security Agreement, Financing Statement, Fixture Filing and Assignment of Rents, dated as of February 26, 2013, by CHH Torrey Pines Hotel Partners, LP for the benefit of Aareal Capital Corporation
10.17*   Amended and Restated Deed of Trust, Security Agreement, Financing Statement, Fixture Filing and Assignment of Rents, dated as of February 26, 2013, by CHH Capital Hotel Partners, LP for the benefit of Aareal Capital Corporation
10.18*   Form of Licensing Agreement between Ashford Hospitality Trust, Inc. and Ashford Hospitality Prime, Inc.
10.19   Form of Credit Agreement among Ashford Hospitality Prime Limited Partnership, Ashford Hospitality Prime, Inc., Bank of America, N.A. and the other lenders party thereto
21.1*   List of Subsidiaries of Ashford Hospitality Prime, Inc.
21.2*   List of Special Purpose Entities of Ashford Hospitality Prime, Inc.
99.1*   Information Statement of Ashford Hospitality Prime, Inc., subject to completion, dated September 24, 2013

 

* Filed herewith. All other exhibits are to be filed by amendment, unless previously filed.
** Previously filed.


SIGNATURES

Pursuant to the requirements of Section 12 of the Securities Exchange Act of 1934, the registrant has duly caused this registration statement to be signed on its behalf by the undersigned, thereunto duly authorized.

 

ASHFORD HOSPITALITY PRIME, INC.
By:   /s/ David A. Brooks
  Name:  

David A. Brooks

  Title:   Chief Operating Officer

Date: September 24, 2013

Exhibit 10.2

ADVISORY AGREEMENT

THIS ADVISORY AGREEMENT (this “ Agreement ”), is dated and effective as of [            ], 2013 (the “ Effective Date ”), by and between ASHFORD HOSPITALITY PRIME, INC., a Maryland corporation ( “ Ashford Prime ”), ASHFORD HOSPITALITY PRIME LIMITED PARTNERSHIP, a Delaware limited partnership (the “Operating Partnership” ), and ASHFORD HOSPITALITY ADVISORS LLC, a Delaware limited liability company (the “ Advisor ”).

WHEREAS, Ashford Prime, through its interest in the Operating Partnership, is in the business of investing in the hospitality industry including, the acquiring, developing, owning, asset managing and disposing of hotels (for purposes hereof, unless the context otherwise requires, the term “ Company ” shall collectively include Ashford Prime and the Operating Partnership);

WHEREAS, Ashford Prime is a newly formed corporation that intends to qualify as a Real Estate Investment Trust (a “ REIT ”) under the Internal Revenue Code of 1986, as amended (the “ Code ”);

WHEREAS, the Company desires to avail itself of the experience, brand relationships, lender and capital provider sources and relationships, asset management expertise, sources of information, advice, assistance and certain facilities of the Advisor and to have the Advisor provide the services hereinafter set forth, on behalf of, and subject to the supervision of, the board of directors of Ashford Prime (the “ Board of Directors ”), all as provided herein; and

WHEREAS, the Advisor is willing to provide such services to the Company on the terms set forth herein;

NOW, THEREFORE, in consideration of the mutual covenants set forth in this Agreement, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and intending to be legally bound hereby, the parties agree as follows:

1. APPOINTMENT OF ADVISOR. The Company hereby appoints the Advisor to serve as its exclusive advisor and asset manager to provide the management and real estate services specified herein on the terms and conditions set forth in this Agreement, and the Advisor hereby accepts such appointment.

2. DUTIES OF ADVISOR. Subject to the supervision of the Board of Directors, the Advisor will be responsible for the day-to-day operations of the Company (and all subsidiaries and joint ventures of the Company) and shall perform (or cause to be performed) all services relating to the acquisition and disposition of hotels, asset management, financing and operations of the Company as may be reasonably required, which shall include the following related to the Company’s hotel assets:

(a) source, investigate and evaluate acquisitions and dispositions consistent with the Company’s Investment Guidelines (as defined in Section 9.2(a) below) and make recommendations to the Board of Directors;


(b) engage and supervise, on the Company’s behalf and at the Company’s expense, third parties to provide development management, property management, project management, design and construction services, investment banking services, financial services, property disposition brokerage services, independent accounting and auditing services and tax reviews and advice, transfer agent and registrar services, feasibility studies, appraisals, engineering studies, environmental property inspections and due diligence services, underwriting review services, consulting services and all other services reasonably necessary for Advisor to perform its duties hereunder;

(c) negotiate, on the Company’s behalf, any acquisitions, dispositions, financings, restructurings or other transactions with sellers, purchasers, lenders, brokers, agents and other applicable representatives;

(d) coordinate and manage joint ventures with the Company, including monitoring and enforcing compliance with applicable joint venture or partnership governing documents;

(e) negotiate, on behalf of the Company, terms of hotel management agreements, franchise agreements and other contracts or agreements of the Company, and modifications, extensions, waivers or terminations thereof including, without limitation, the negotiation and approval of annual operating and capital budgets thereunder;

(f) on behalf of the Company, enforce, monitor and manage compliance of hotel management agreements, franchise agreements and other contracts or agreements of the Company, and modifications, extensions, waivers or terminations thereof;

(g) negotiate, on behalf of the Company, terms of loan documents for the Company’s financings;

(h) enforce, monitor and manage compliance, on behalf of the Company, loan documents to which the Company is a party;

(i) administer bookkeeping and accounting functions as are required for the management and operation of the Company, contract for audits and prepare or cause to be prepared such periodic reports and filings as may be required by any governmental authority in connection with the ordinary conduct of the Company’s business, and otherwise advise and assist the Company with its compliance with applicable legal and regulatory requirements, including without limitation, periodic reports, returns or statements required under the Securities Exchange Act of 1934, as amended, the Code and any regulations or rulings thereunder, the securities and tax statutes of any jurisdiction in which the Company is obligated to file such reports, or the rules and regulations promulgated under any of the foregoing;

(j) advise and assist in the preparation and filing of all offering documents, registration statements, prospectuses, proxies, and other forms or documents filed with the Securities and Exchange Commission (the “ SEC ”) pursuant to the Securities Act of 1933, as amended, or any state securities regulators (it being understood that the Company shall be

 

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responsible for the content of any and all of its offering documents, SEC filings or state regulatory filings, including, without limitation, those filings referred to in subparagraph 2(i) above, and Advisor shall not be held liable for any costs or liabilities arising out of any misstatements or omissions in the Company’s offering documents, SEC filings, state regulatory filings or other filings referred to in subparagraphs 2(i) and (j), whether or not material, and the Company shall promptly indemnify Advisor for such costs and liabilities);

(k) retain counsel, consultants and other third party professionals on behalf of the Company, coordinate, supervise and manage all consultants, third party professionals and counsel, and investigate, evaluate, negotiate and oversee the processing of claims by or against the Company;

(l) advise and assist with the Company’s risk management and oversight function;

(m) provide office space, office equipment and personnel necessary for the performance of services;

(n) perform or supervise the performance of such administrative functions reasonably necessary for the establishment of bank accounts, related controls, collection of revenues and the payment of Company debts and obligations;

(o) communicate with the Company’s investors and analysts as required to satisfy reporting or other requirements of any governing body or exchange on which the Company’s securities are traded and to maintain effective relations with such investors;

(p) advise and assist the Company with respect to the Company’s public relations, preparation of marketing materials, website and investor relation services;

(q) counsel the Company regarding qualifying, and maintaining Ashford Prime’s qualification as a REIT;

(r) assist the Company in complying with all regulatory requirements applicable to the Company;

(s) counsel the Company in connection with policy decisions to be made by the Board of Directors;

(t) furnish reports and statistical and economic research to the Company regarding the Company’s activities, investments, financing and capital market activities and services performed for the Company by the Advisor;

(u) asset manage and monitor the operating performance of the Company’s real estate investments, including the management and implementation of capital improvement programs, pursue property tax appeals (as appropriate), and provide periodic reports with respect to the Company’s investments to the Board of Directors, including comparative

 

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information with respect to such operating performance and budgeted or projected operating results;

(v) maintain cash in U.S. Treasuries or bank accounts (with the understanding that Advisor’s duties shall not include providing or assisting in proactive investment management strategies or investment in securities other than U.S. Treasuries), and make payment of fees, costs and expenses, or the payment of distributions to stockholders of the Company;

(w) advise the Company as to its capital structure and capital raising;

(x) take all actions reasonably necessary to enable the Company to comply with and abide by all applicable laws and regulations in all material respects subject to the Company providing appropriate, necessary and timely funding of capital;

(y) provide the Company with an internal audit staff with the ability to satisfy any applicable regulatory requirements, including, requirements of the New York Stock Exchange and the SEC, and any additional duties that are determined reasonably necessary or appropriate by the Company’s audit committee; and

(z) take such other actions and render such other services as may reasonably be requested by the Company consistent with the purpose of this Agreement and the aforementioned services.

The Advisor shall make available sufficient experienced and appropriate personnel to perform the services and functions specified including, without limitation, the initial positions of the chief executive officer, president, chief financial officer, chief accounting officer, executive vice president-asset management, senior vice president-corporate strategy and senior vice president-finance (collectively, “ Executives ”) or such positions as Advisor deems reasonably necessary. The Advisor shall not be obligated to dedicate any of its officers or other personnel exclusively to the Company nor is the Advisor, its Affiliates or any of its officers or other employees obligated to dedicate any specific portion of its or their time to the Company or its business, except as necessary to perform the services provided above. The Advisor shall be entitled to rely on qualified experts and professionals (including, without limitation, accountants, legal counsel and other professional service providers) hired by the Advisor at the Company’s sole cost and expense. The Advisor may retain, for and on behalf, and at the sole cost and expense, of the Company, such services of any individual, corporation, partnership, limited liability company, joint venture, association, trust, unincorporated organization or other entity (each, a “ Person ”) as the Advisor deems necessary or advisable in connection with the management and operations of the Company.

Any waiver, consent, approval, modification, enforcement matter or election required to be made by the Company under the Mutual Exclusivity Agreement between the Company, Remington Lodging and Hospitality LLC (“ Remington ”) and Monty J. Bennett, dated the date hereof, as the same may be amended from time to time, or the Master Management Agreement between the Company and Remington, dated the date hereof, as the same may be amended or

 

4


supplemented from time to time, shall be within the exclusive discretion and control of a majority of the Independent Directors (or higher vote thresholds specifically set forth in such agreements) unless specifically delegated to the Advisor by a majority of the Independent Directors. For purposes of this Agreement, “ Independent Director ” shall mean any director of Ashford Prime who, on the date at issue, is currently serving on the Board of Directors and is “independent” as determined by application of the current rules and regulations of the New York Stock Exchange in effect as of the Effective Date of this Agreement. For purposes of this Agreement, “ Affiliate ” shall mean a Person that directly or indirectly, through one or more intermediaries, controls, is controlled by or is under common control with the Person in question and any officer, director, trustee, key decision-making employee, stockholder or partner of any Person referred to in the preceding clause, except that for purposes of this Agreement, the Company shall not be considered an Affiliate of the Advisor.

Any increase in the scope of duties or services to be provided by the Advisor must be jointly approved by the Company and the Advisor and will be subject to additional compensation determined in accordance with the provisions of Section 6.4 and the process set forth in Section 9.3 below.

3. AUTHORITY OF ADVISOR. Subject to the express limitations set forth in this Agreement and the continuing authority of the Board of Directors over the management of the Company, the power to direct the management, operation and policies of the Company shall be vested in the Advisor. Notwithstanding the foregoing, all material decisions with respect to annual capital plans, brand conversions, the commencement or settlement of litigation matters, investment decisions, capital market transactions, annual budgets and management and franchise options recommended by the Advisor, including the acquisition, sale, financing and refinancing of assets, shall be subject to the prior authorization of the Board of Directors, except to the extent such authority is expressly delegated by the Board of Directors to the Advisor. Additionally, if the charter or Maryland General Corporation Law require the prior approval of the Board of Directors, the Advisor may not take any action on behalf of the Company without the prior approval of the Board of Directors or duly authorized committees thereof. In such cases where prior approval is required, the Advisor will deliver to the Board of Directors such documents and supporting information as may be reasonably requested by the Board of Directors to evaluate a proposed investment (and any related financing) or other matter requiring the Board of Directors’ authorization.

4. BANK ACCOUNTS. The Advisor may establish and maintain, subject to any applicable conditions or limitations of loan documents applicable to the Company, one or more bank accounts in its own name for the account of the Company or in the name of the Company and may collect and deposit into any account or accounts, and disburse from any such account or accounts, any money on behalf of the Company, under such terms and conditions as the Board of Directors may approve, provided that no funds shall be comingled with the funds of the Advisor. The Advisor shall from time to time render appropriate accountings of such collections and payments to the Board and the independent auditors of the Company.

5. PAYMENT OF EXPENSES. In addition to the compensation paid to the Advisor pursuant to Section 6 hereof, the Company shall pay directly or reimburse the Advisor, on a

 

5


monthly basis, for all of the expenses paid or incurred by the Advisor or its Affiliates on behalf of the Company or in connection with the services provided to the Company pursuant to this Agreement, including, but not limited to, tax, legal, accounting, advisory, investment banking and other third party professional fees, Board of Directors’ fees, debt service, taxes, insurance (including errors and omissions insurance and any additional insurance required by Section 8.2 ), underwriting, brokerage, reporting, registration, listing fees and charges, travel and entertainment expenses, conference sponsorships, transaction diligence and closing costs, dead deal costs, dividends, office space, the cost of all equity awards or compensation plans established by the Company, including the value of awards made by the Company to the employees, officers, Affiliates and representatives of the Advisor, and any other costs which are reasonably necessary for the performance by the Advisor of its duties and functions under this Agreement and also including any expenses incurred by Advisor to comply with new or revised laws or governmental rules or regulations that impose additional duties on the Company or the Advisor in its capacity as advisor to the Company, including any personnel costs incurred to satisfy such additional duties. In addition, the Company shall pay its pro rata share of the office overhead and administrative expenses of the Advisor incurred in providing its duties pursuant to this Agreement.

The Advisor shall be responsible for all wages, salaries, cash bonus payments and benefits related to all employees of the Advisor providing services to the Company (including any officers of the Company who are also officers of the Advisor), excluding expenses related to (i) the provision of internal audit services as described in the next sentence and (ii) equity compensation awarded by the Company to employees, officers, Affiliates and representatives of the Advisor pursuant to Section 6(c) below. The Company shall reimburse the Advisor, on a monthly basis, the Company’s pro-rata portion (as reasonably agreed to between the Advisor and a majority of the Company’s Independent Directors or Ashford Prime’s audit committee, chairman of the audit committee or lead director) of all expenses related to (i) employment of the Advisor’s internal audit managers and other employees of the Advisor who are actively engaged in providing internal audit services to the Company, (ii) the reasonable travel and other out-of-pocket costs of the Advisor relating to the activities of the Advisor’s internal audit employees and the reasonable third party expenses which the Advisor incurs, in each case, in connection with providing internal audit services, and (iii) all reasonable international office expenses, overhead, personnel costs, travel and other costs directly related to Advisor’s non-Executive personnel that are located internationally. Such expenses shall include, but are not limited to, salary, wages, payroll taxes and the cost of employee benefit plans.

6. COMPENSATION.

6.1 Base Fee . The Company shall pay to the Advisor a quarterly base fee (the “ Base Fee ”) payable in arrears in cash, for services provided by the Advisor in the preceding quarter.

For purposes of this Agreement, the “Base Fee” will be equal to 0.70% per annum of the Total Enterprise Value of the Company, subject to the payment of a minimum quarterly base fee (“ Minimum Base Fee ”), if applicable. For purposes of this Agreement, “ Total Enterprise Value ” shall be calculated on a quarterly basis as (i) the average of the volume-weighted average price

 

6


per share of Ashford Prime’s common stock for each trading day of the preceding quarter multiplied by the average number of shares of Ashford Prime’s common stock outstanding during such quarter, on a fully-diluted basis (assuming all common units and long term incentive partnership units in the Operating Partnership which have achieved economic parity with common units in the Operating Partnership have been converted to common stock in the Company), plus (ii) the daily average of the aggregate principal amount of the Company’s consolidated indebtedness (including the Company’s proportionate share of debt of any entity that is not consolidated but excluding the Company’s joint venture partners’ proportionate share of consolidated debt), plus (iii) the daily average of the liquidation value of the Company’s outstanding preferred equity. The Minimum Base Fee for each quarter will be equal to the greater of (i) 90% of the Base Fee paid for the same quarter in the prior year and (ii) the G&A Ratio multiplied by the Company’s Total Enterprise Value. For purposes of this Agreement, the “ G&A Ratio ” will be calculated as the simple average of the ratios of total general and administrative expenses, less any non-cash expenses but including any dead deal costs, paid in the applicable quarter by each member of a select peer group set forth in Exhibit A (each, a “ Peer Group Member ” and collectively, the “ Peer Group ”), divided by the total enterprise value of such Peer Group Member (calculated in the same manner as the Company’s Total Enterprise Value). The G&A Ratio for each Peer Group Member will be calculated based on the financial information presented in such Peer Group Member’s Form 10-Q or 10-K periodic filings with the SEC following the end of each quarter. The Peer Group may be modified from time to time by mutual written agreement of the Advisor and a majority of the Independent Directors, negotiating in good faith.

The Base Fee, as calculated above, shall be payable in arrears no later than the 15th day following the end of each quarter (i.e., one-fourth of 0.70% of the Total Enterprise Value of the Company). The Minimum Base Fee shall be calculated as soon as practicable following the end of the quarter, and to the extent the Minimum Base Fee exceeds the Base Fee paid to the Advisor with respect to any quarter, the Company will pay the Advisor the difference between Minimum Base Fee and the Base Fee within 5 business days of final calculation of the Minimum Base Fee.

For purposes of payment of the Base Fee for a partial quarter relating to the first quarter in which this Agreement is effective or for the last quarter in which this Agreement is terminated, the Base Fee shall be calculated as 0.70% of the Total Enterprise Value of the Company, calculated using each trading day of such partial quarter prior to termination, multiplied by the number of days in the applicable quarter in which this Agreement is in effect divided by 365 or 366 days, as applicable. The Minimum Base Fee shall be similarly reduced proportionately based on the number of days in the applicable quarter in which this Agreement is in effect divided by 365 or 366 days, as applicable.

6.2 Incentive Fee . In each year that the Company’s total shareholder return exceeds the average total shareholder return for the Peer Group (the “ Incentive Fee Threshold ”), the Company shall pay to the Advisor an incentive fee (the “ Incentive Fee ”), calculated as set forth in the following paragraph. For purposes of this Agreement, beginning with the calendar year ending December 31, 2013, the Company’s total shareholder return will be calculated using the year-end stock price equal to the closing price of Ashford Prime’s common stock on the last

 

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trading day of the year, assuming all dividends on the common stock are reinvested into additional shares of Ashford Prime common stock as compared to the closing stock price of Ashford Prime’s common stock on the last trading day of the prior year. The average total shareholder return for each Peer Group Member will be calculated in the same manner, and the average for the Peer Group will be the simple average of the total shareholder return for each Peer Group Member. For the purposes of calculating the Company’s total shareholder return for the year ending December 31, 2013, the starting price of the Company’s common stock will be based on the closing price of the Company’s common stock on the first trading day on which the Company’s common stock is listed and available for trading on the New York Stock Exchange or other national securities exchange, and for each Peer Group Member, the starting price will be based on the closing price of such company’s common stock on the same day.

If the Company’s total shareholder return exceeds the Incentive Fee Threshold with respect to any calendar year (or stub period), the annual Incentive Fee payable to the Advisor for such calendar year (or stub period) shall be calculated, for each year (or stub period) beginning with the stub period ending December 31, 2013, as (i) 10% of the amount (expressed as a percentage) by which the Company’s annual total shareholder return exceeds the Incentive Fee Threshold, multiplied by (ii) the Fully Diluted Equity Value (defined below) of the Company at December 31 of such calendar year; provided, for the stub period ending December 31, 2013, the product from the preceding calculation shall be reduced proportionately based on the number of days in which this Agreement is in effect for the calendar year 2013 divided by 365 days. The Company’s “ Fully Diluted Equity Value ” shall be calculated by assuming that all units in the Operating Partnership, including long term incentive partnership units of the Operating Partnership that have achieved economic parity with the common units of the Operating Partnership, if any, are converted into common stock and that the per share value of each share of our common stock is equal to the closing price of the Company’s common stock on the last trading day of the year.

If this Agreement is terminated on a day other than the last trading day of a calendar year, then the Company’s total shareholder return, the Incentive Fee Threshold and the total shareholder return for each Peer Group Member will be calculated using the stock price of Ashford Prime’s common stock and each Peer Group Member’s common stock closing price on the last trading day immediately preceding the date of termination of this Agreement.

The Incentive Fee, if any, shall be payable in arrears on an annual basis, on or before January 15 following each year or on the date of termination of this Agreement, if applicable. Except in the case when the Incentive Fee is payable on the date of termination of this Agreement, up to 50% of the Incentive Fee may be paid by the Company, at the option of the Company, in shares of common stock of Ashford Prime or common units of the Operating Partnership, with the balance payable in cash, unless at the time for payment of the Incentive Fee, the Advisor (or its Affiliates) owns common stock or common units in an amount (determined with reference to the closing price of the Company’s common stock on the last trading day of the year or stub period) greater than or equal to three times the Base Fee for the preceding four quarters (the “ Base Fee Limitation ”). If the Advisor owns common stock or common units in an amount more than the Base Fee Limitation, then the entire Incentive Fee shall be paid by the Company in cash.

6.3 Equity Compensation . To incentivize employees, officers, consultants, non-employee directors, Affiliates or representatives of the Advisor to achieve goals and business objectives of the Company, as established by the Board of Directors, in addition to the

 

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Base Fee and the Incentive Fee set forth above, the Board of Directors will have the authority to and shall make recommendations of annual equity awards to the Advisor or directly to employees, officers, consultants, non-employee directors, Affiliates or representatives of the Advisor, based on the achievement by the Company of certain financial or other objectives established by the Board of Directors.

The Company, at its option, may choose to issue such compensation in the form of equity awards in Ashford Prime or the Operating Partnership, unless and to the extent that receipt of such equity awards would adversely affect the Company’s status as a REIT, in which case, the equity awards shall be limited to equity awards in the Operating Partnership. For a period of one year from the date of issuance, any such equity awards in the Operating Partnership shall not be transferable, except by operation of law, without the written consent of the General Partner which consent may be withheld in the sole and absolute discretion of the General Partner; provided, however, the Advisor may assign, without the consent of the General Partner, such equity awards to employees, officers, consultants, non-employees, directors, Affiliates or representatives of Advisor provided the one-year restriction on transfer shall remain applicable to such assignee. In addition, except as expressly provided above, any transfer of such equity awards at any time must comply with the transfer restrictions of Ashford Prime OP’s partnership agreement or the Company’s charter and bylaws, as applicable.

6.4 Additional Services . If, and to the extent that, the Company requests the Advisor to render services on behalf of the Company other than those required to be rendered by the Advisor under this Agreement, such additional services shall be compensated separately at Market Rates as determined in accordance with the process set forth in Section 9.3 below.

7. LIMITATION ON ACTIVITIES. Notwithstanding anything in this Agreement to the contrary, the Advisor shall not take any action (unless directed by the Board of Directors, in which case the Company shall indemnify and hold harmless Advisor and each of its officers, directors, employees, members, managers, agents and representatives, from and against any and all claims, liabilities, costs and expenses threatened or incurred by Advisor or any other indemnified person, which, directly or indirectly, results from the Advisor following the directive of the Board of Directors), which would (a) adversely affect the status of the Company as a REIT, (b) subject the Company to regulation under the Investment Company Act of 1940, as amended, (c) knowingly and intentionally violate any law, rule or regulation of any governmental body or agency having jurisdiction over the Company (provided that without adequate assurance of funding by the Company necessary for compliance, Advisor shall not be responsible for such violations and the Company shall indemnify and hold harmless Advisor and each of its officers, directors, employees, members, managers, agents and representatives, from and against all claims, liabilities, costs and expenses threatened or incurred by Advisor, directly or indirectly, as a result of the Company’s failure to timely fund adequate capital to comply with any applicable law, rule or regulation), (d) violate any of the rules or regulations of any exchange on which the Company’s securities are listed or (e) violate the Company’s charter, bylaws or resolutions of the Board of Directors, all as in effect from time to time.

The Advisor acknowledges receipt of the Company’s Code of Business Conduct and Ethics, Code of Conduct for CEO, CFO and CAO, and Policy on Insider Training, and agrees to require its employees who provide services to the Company to comply with such codes and policies.

 

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8. LIMITATION OF LIABILITY AND INDEMNIFICATION.

8.1 Limitation on Liability . The Advisor shall have no responsibility other than to render the services and take the actions described herein in good faith and with the exercise of due care and shall not be responsible for any action of the Board of Directors in following or declining to follow any advice or recommendation of the Advisor. The Advisor (including its officers, directors, managers, employees and members) will not be liable for any act or omission by the Advisor (or its officers, directors, managers, employees and members) performed in accordance with and pursuant to this Agreement, except by reason of acts constituting gross negligence, bad faith, willful misconduct or reckless disregard of its duties under this Agreement.

8.2 Insurance Coverage of the Advisor . The Advisor shall maintain errors and omissions insurance coverage and other insurance coverage in amounts which are customarily carried by asset managers performing functions similar to those of the Advisor under this Agreement. No fidelity bond shall be required.

8.3 Indemnification .

(a) The Company shall reimburse, indemnify and hold harmless the Advisor and its partners, directors, officers, stockholders, managers, members, agents, employees and each other Person, if any, controlling the Advisor (each, an “ Advisor Indemnified Party ”), to the full extent lawful, from and against any and all losses, claims, damages or liabilities of any nature whatsoever (“ Losses ”) with respect to or arising from any acts or omission of the Advisor (including ordinary negligence) in its capacity as such, except with respect to losses, claims, damages or liabilities with respect to or arising out of such Advisor Indemnified Party’s gross negligence, bad faith or willful misconduct, or reckless disregard of its duties under this Agreement.

(b) The Advisor shall reimburse, indemnify and hold harmless the Company, and its partners, directors, officers, stockholders, managers, members, agents, employees and each other Person, if any, controlling the Company (each, a “ Company Indemnified Party ”; Advisor Indemnified Party and Company Indemnified Party are each sometimes hereinafter referred to as an “ Indemnified Party ”) of and from any and all Losses in respect of or arising from (i) any acts or omissions of the Advisor constituting bad faith, willful misconduct, gross negligence or reckless disregard of duties of the Advisor under this Agreement or (ii) any claims by the Advisor’s employees relating to the terms and conditions of their employment by the Advisor.

(c) Notwithstanding the indemnification provisions in Section 8.3(a) and Section 8.3(b) above, indemnification will not be allowed for any liability arising from or out of a violation of state or federal securities laws by an Indemnified Party. Indemnification will be allowed for settlements and related expenses of lawsuits alleging securities law violations, and

 

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for expenses incurred in successfully defending such lawsuits, provided that a court either (i) approves the settlement and finds that indemnification of the settlement and related costs should be made, or (ii) approves indemnification of litigation costs if a successful defense is made. If indemnification is unavailable as a result of this Section 8.3(c) , the indemnifying party shall contribute to the aggregate losses, claims, damages or liabilities to which the Indemnified Party may be subject in such amount as is appropriate to reflect the relative benefits received by each of the indemnifying party and the party seeking contribution on the one hand and the relative faults of the indemnifying party and the party seeking contribution on the other, as well as any other relevant equitable considerations.

(d) Promptly after receipt by an Indemnified Party of notice of the commencement of any action, such Indemnified Party shall, if a claim in respect thereof is to be made pursuant hereto, notify the indemnifying party in writing of the commencement thereof; but the omission to so notify the indemnifying party shall not relieve it from any liability that it may have to any Indemnified Party pursuant to this Section 8.3 . In case any such action shall be brought against an Indemnified Party and it shall notify the indemnifying party of the commencement thereof, the indemnifying party shall be entitled to participate therein and, to the extent that it shall wish, to assume the defense thereof, with counsel satisfactory to such Indemnified Party and, after notice from the indemnifying party to such Indemnified Party of its election to assume the defense thereof, the indemnifying party shall not be liable to such Indemnified Party under Section 8.3(a) or (b) hereof, as applicable, for any legal expenses of other counsel or any of the expenses, in each case subsequently incurred by such Indemnified Party, unless (i) the indemnifying party and the Indemnified Party shall have mutually agreed to the retention of such counsel, or (ii) the named parties to any such proceeding (including any impleaded parties) include both the indemnifying party and Indemnified Party and representation of both parties by the same counsel would be inappropriate in the reasonable opinion of the Indemnified Party, due to actual or potential differing interests between them. The obligations of the indemnifying party under this Section 8.3 shall be in addition to any liability which the indemnifying party otherwise may have.

(e) The Company shall be required to advance funds to an Indemnified Party for legal expenses and other costs incurred as a result of any legal action or proceeding if a claim in respect thereof is to be made pursuant hereto and if requested by such Indemnified Party if (i) such suit, action or proceeding relates to or arises out of, or is alleged to relate to or arise out of or has been caused or alleged to have been caused in whole or in part by, any action or inaction on the part of the Indemnified Party in the performance of its duties or provision of its services on behalf of the Company; and (ii) the Indemnified Party undertakes to repay any funds advanced pursuant to this Section 8.3(3) in cases in which such Indemnified Party would not be entitled to indemnification under Section 8.3(a) . If advances are required under this Section 8.3(3) , the Indemnified Party shall furnish the Company with an undertaking as set forth in clause (ii) of the preceding sentence and shall thereafter have the right to bill the Company for, or otherwise require the Company to pay, at any time and from time to time after such Indemnified Party shall become obligated to make payment therefor, any and all reasonable amounts for which such Indemnified Party is entitled to indemnification under Section 8.3, and the Company shall pay the same within thirty (30) days after request for payment. In the event

 

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that a determination is made by a court of competent jurisdiction or an arbitrator that the Company is not so obligated in respect of any amount paid by it to a particular Indemnified Party, such Indemnified Party will refund such amount within sixty (60) days of such determination, and in the event that a determination by a court of competent jurisdiction or an arbitrator is made that the Company is so obligated in respect to any amount not paid by the Company to a particular Indemnified Party, the Company will pay such amount to such Indemnified Party within thirty (30) days of such final determination, in either case together with interest at the current prime rate plus two percent (2%) from the date paid until repaid or the date it was obligated to be paid until the date actually paid.

9. RELATIONSHIP OF ADVISOR AND COMPANY.

9.1 Relationship .

(a) The Company and the Advisor are not partners or joint venturers with each other, and nothing in this Agreement shall be construed to make them such partners or joint venturers. Nothing herein contained shall prevent the Advisor from engaging in other activities, including, without limitation, the rendering of advice to other Persons (including other REITs) and to the management of Ashford Hospitality Trust, Inc. (“ Ashford Trust ”), the Advisor’s parent, or other programs advised, sponsored or organized by the Advisor or its Affiliates. Notwithstanding the preceding sentence, the Advisor may not act as an external advisor for an entity with Investment Guidelines substantially similar to the Company’s Initial Investment Guidelines (as set forth in Section 9.2(a) below); provided, however, that if the Company revises its Investment Guidelines, the Advisor will not be restricted from advising other Persons with Investment Guidelines that conflict with the Investment Guidelines of the Company. The Company shall not revise its Investment Guidelines to be directly competitive with all or any portion of the Investment Guidelines of Ashford Trust as of the date hereof. The Company acknowledges that Ashford Trust’s investment guidelines as of the date hereof include all segments of the hospitality industry (including, without limitation, direct, joint venture and debt investments in hotels, condo-hotels, time-shares and other hospitality related assets), with RevPAR criteria less than two times the then-current U.S. average RevPAR, and the Company further acknowledges that any subsequent change to Ashford Trust’s Investment Guidelines, including in connection with any future spin-off, carve-out, split-off or other consummation of a transfer of a division or subset of assets for the purpose of forming a joint venture, a newly created private platform or a new publicly traded company will not have any impact on or change the “Investment Guidelines of Ashford Trust as of the date hereof” for purposes of enforcing this Section 9 . Except as described in this Section 9.1 , this Agreement shall not limit or restrict the right of any manager, director, officer, employee or equityholder of the Advisor or its Affiliates to engage in any other business or to render services of any kind to any other Person. The Advisor may, with respect to any investment in which the Company is a participant, also render advice and service to each and every other participant therein. While the information and recommendations provided to the Company shall, in the Advisor’s reasonable and good faith judgment, be appropriate under the circumstances, they may be different from those supplied to other persons.

(b) To the extent the Advisor deems an investment opportunity suitable for recommendation, the Advisor must present any such individual investment opportunity that satisfies the Company’s Initial Investment Guidelines (as set forth and subject to the limitations in Section 9.2 below) to the Company, and the Board of Directors will have 10 business days to accept such opportunity prior to it being available to Ashford Trust or any other Person advised by the Advisor. Except as set forth in the preceding sentence, the Company recognizes that it is not entitled to preferential treatment and is only entitled to equitable treatment in receiving information,

 

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recommendations and other services. The Company shall have the benefit of the Advisor’s best judgment and effort, and the Advisor shall not undertake any activities that, in its good faith judgment, will materially and adversely affect the performance of its obligations under this Agreement.

(c) The parties hereto agree and acknowledge that each of the Company, the Advisor and Ashford Trust, as well as other companies that the Advisor may advise in the future, may benefit from the strategic relationships between such companies and accordingly intend to cooperate to achieve results that are in the best interests of each such entities’ respective shareholders. From time to time, as may be determined by the independent directors of the Advisor, the Company, Ashford Trust and any other company subsequently advised by the Advisor, each such entity may provide financial accommodations, guaranties, back-stop guaranties, and other forms of financial assistance to the other entities on terms that the respective Independent Directors determine to be fair and reasonable.

9.2 Conflicts of Interest .

(a) To minimize conflicts with Ashford Trust and the Company, both of which are advised by the Advisor, Ashford Trust and the Company have identified the asset type that such party intends to select as its principal investment focus and to set parameters for its real estate investments, including parameters primarily relating to RevPAR, segments, markets and other factors or financial metrics. The asset type, together with the relevant parameters for investments are referred to as such Person’s “ Investment Guidelines ,” and the “ Initial Investment Guidelines ” of the Company are the Investment Guidelines of the Company as set forth below. The Board of Directors may modify or supplement, after consultation with Advisor, the Company’s Investment Guidelines upon written notice to the Advisor from time to time (subject, however, to the prohibition in Section 9.1(a) restricting the Company from changing its Initial Investment Guidelines to be directly competitive with all or any portion of Ashford Trust’s Investment Guidelines as of the date hereof). As of the Effective Date, the Advisor is a subsidiary of Ashford Trust and advises Ashford Trust, and also, commencing on the Effective Date, advises the Company. The Advisor may enter into an advising relationship with additional companies in the future, subject to the restrictions set forth in Section 9.1(a) . The Company hereby declares its Initial Investment Guidelines to be hotel real estate assets primarily consisting of equity or ownership interests, as well as debt investments when such debt is acquired with the intent of obtaining an equity or ownership interest, in:

 

  (i) full service and urban select service hotels with trailing twelve (12) month average RevPAR or anticipated twelve (12) month average RevPAR of at least twice the then-current U.S. national average RevPAR for all hotels as determined with reference to the most current Smith Travel Research reports, generally in the 20 most populous metropolitan statistical areas, as estimated by the United States Census Bureau and delineated by the U.S. Office of Management and Budget;

 

  (ii) upscale, upper-upscale and luxury hotels meeting the RevPAR criteria set forth in clause (i) above and situated in markets that may be generally recognized as resort markets; and

 

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  (iii) international hospitality assets predominantly focused in areas that are general destinations or in close proximity to major transportation hubs or business centers, such that the area serves as a significant entry or departure point to a foreign country or region of a foreign country for business or leisure travelers and meet the RevPAR criteria set forth in clause (i) above (after any applicable currency conversion to U.S. dollars).

When determining whether an asset satisfies the Company’s Investment Guidelines, the Advisor shall make a good faith determination of projected RevPAR, taking into account historical RevPAR as well as such additional considerations as conversions or reposition of assets, capital plans, brand changes and other factors that may reasonably be forecasted to raise RevPAR after stabilization of such initiative.

(b) If the Company materially modifies its Initial Investment Guidelines set forth in Section 9.2(a) above without the written consent of the Advisor, the Advisor will not have an obligation to present investment opportunities to the Company as set forth in Section 9.1(b) above at any time thereafter, regardless of any subsequent modifications by the Company to its Investment Guidelines. Instead, the Adviser shall use its best judgment in determining how to allocate investment opportunities to Persons (including Ashford Trust and the Company) which Advisor advises, taking into account such factors as the Advisor deems relevant, in its discretion, subject to any then existing or future obligations that the Advisor may have to other Persons. The Company acknowledges that if it materially modifies its Initial Investment Guidelines, it will not be entitled to preferential treatment from the Advisor and only will be entitled to the Advisor’s best judgment in allocating investment opportunities.

(c) In the event that the Advisor obtains a portfolio acquisition opportunity composed of asset types that satisfies the Initial Investment Guidelines of the Company and Ashford Trust or, as applicable, one or more other Persons managed by the Advisor, the Advisor will endeavor in its good faith judgment to present such opportunity to the Board of Directors, Ashford Trust and, if applicable, such other Person(s) to the extent the portfolio can be reasonably divided by asset type and acquired on the basis of such asset types in satisfaction of each Person’s Investment Guidelines. If the board of directors of Ashford Trust, the Board of Directors and, if applicable, such other Person(s) approve its portion of such acquisition, Ashford Trust, the Company and, if applicable, such other Person(s) will cooperate in good faith in completing the acquisition of the portfolio. If the portfolio cannot be reasonably separated by asset type, the Advisor shall allocate portfolio investment opportunities between the Company, Ashford Trust and, if applicable, other Persons advised by the Advisor, in a fair and equitable manner consistent with the investment objectives of the Company, Ashford Trust and, if applicable, other Persons advised by the Advisor. In making this determination, the Advisor will consider, in its sole discretion, the Investment Guidelines and investment strategy of each entity with respect to the acquisition of properties, portfolio concentrations, tax consequences, regulatory restrictions, liquidity requirements, leverage and other factors deemed appropriate by

 

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the Advisor. Notwithstanding the foregoing, if the Company materially modifies its Initial Investment Guidelines set forth in Section 9.2(a) above without the written consent of the Advisor, the Advisor will not have an obligation to present portfolio acquisition opportunities to the Company as set forth in this Section 9.2(c) at any time thereafter, regardless of any subsequent modifications by the Company to its Investment Guidelines. Instead, the Adviser shall use its best judgment in determining how to allocate such portfolio investment opportunities to Persons (including Ashford Trust and the Company) which Advisor advises, taking into account such factors as the Advisor deems relevant, in its discretion, subject to any then existing or future obligations that the Advisor may have to other Persons. In making the allocation determination with respect to any portfolio opportunity, the Advisor will have no obligation to make any such portfolio investment opportunity available to the Company.

9.3 Exclusive Provider of Products or Services . At any time the Company desires to engage a third party for the performance of services or delivery of products and provided that the Company has the right to control the decision on the award of the applicable contract, the Advisor shall have the exclusive right to provide such service or product at market rates for the provision of such services (“ Market Rates ”). For purposes of this Agreement, Market Rates shall be determined by reference to fees charged by third party providers who are not discounting such fees as a result of fees generated from other sources.

If the Company, after consultation with the Advisor, intends to solicit bids or enter the market for a particular service or product, the Company shall afford the Advisor the opportunity to provide such service or product. In any event, the Advisor shall be provided at least 20 days to elect to provide such service or product at Market Rates. If a majority of the Independent Directors of the Company affirmatively vote that the proposed pricing of the Advisor is not at Market Rates, then the Company and Advisor shall engage a consultant acceptable to the parties to determine the Market Rate for such services. If the consultant’s opinion reflects fees lower than the pricing proposed by the Advisor, the Advisor will pay the expenses of the Consultant and shall have the option to provide the services or product at the Market Rate as determined by the consultant. If the Consultant determines that the proposed pricing by the Advisor is at or below Market Rates, then the Company shall pay the expenses of the Consultant and shall engage Advisor at the Market Rate as determined by the consultant.

9.4 The Ashford Name . The Advisor and its Affiliates have a proprietary interest in the trademarked “Ashford” name and logo. The Advisor hereby grants to the Company a non-transferable, non-assignable, non-exclusive royalty-free right and license to use the “Ashford” name and logo during the term of this Agreement. Accordingly, and in recognition of this right, if at any time the Company ceases to retain the Advisor or one of its Affiliates to perform advisory services for the Company, the Company will, within 60 days after receipt of written request from the Advisor, cease to conduct business under or use the name “Ashford” or any derivative thereof and the Company shall change its name and the names of any of its subsidiaries to a name that does not contain the name “Ashford” or any other word or words that might, in the reasonable discretion of the Advisor, be susceptible of indication of some form of relationship between the Company and the Advisor or any its Affiliates. At such time, the Company will also make any changes to any trademarks, servicemarks, logos, or other marks necessary to remove any references to the word “Ashford.” Consistent with the foregoing, it is specifically recognized that the Advisor or one or more of its Affiliates has in the past and may in the future organize, sponsor or otherwise permit to exist other investment vehicles (including vehicles for investment in real estate) and financial and service organizations having “Ashford” as a part of their name and using the “Ashford” logo, all without the need for any consent (and without the right to object thereto) by the Company.

10. BOOKS AND RECORDS. All books and records compiled by the Advisor in the course of discharging its responsibilities under this Agreement shall be the property of the Company and shall be delivered by the Advisor to the Company immediately upon any

 

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termination of this Agreement regardless of the grounds for such termination (including, but not limited to, a breach by the Company of this Agreement); provided, however, that the Advisor shall have reasonable access to such books and records to the extent reasonably necessary in connection with the conduct of its services hereunder. The Advisor shall not maintain or assert any lien against or upon any of the books and records. During the term of this Agreement, the books and records of the Company maintained by the Advisor shall be accessible for inspection by any designated representative of the Company upon reasonable advance notice and during normal business hours.

11. CONFIDENTIALITY. The Advisor shall keep confidential any and all non-public information (“ Confidential Information ”), written or oral, obtained by it in connection with the performance of services to the Company except that the Advisor may share such Confidential Information (i) with Affiliates, officers, directors, employees, agents and other parties who need such Confidential Information for the Advisor to be able to perform its duties hereunder, (ii) with appraisers, lenders, bankers and other parties as necessary in the ordinary course of the Company’s business, (iii) in connection with any governmental or regulatory filings of the Company, filings with the New York Stock Exchange or other applicable securities exchanges or markets, or disclosure or presentations to Company investors (subject to compliance with Regulation FD), (iv) with governmental officials having jurisdiction over the Company and (v) as required by law.

Nothing will prevent the Advisor from disclosing Confidential Information (i) upon the order of any court or administrative agency, (ii) upon the request or demand of, or pursuant to any law or regulation to, any regulatory agency or authority, (iii) to the extent reasonably required in connection with the exercise of any remedy under this Agreement, or (iv) to the Advisor’s legal counsel or independent auditors; provided, however that with respect to (i) and (ii), so long as legally permissible, the Advisor will give notice to the Company so that the Company may seek, at its sole expense, an appropriate protective order or waiver.

For purposes of this Agreement, Confidential Information shall not include (i) information that is available to the public from a source other than the Advisor, (ii) information that is released in writing by the Company to the public or to persons who are not under similar obligations of confidentiality to the Company, or (iii) information that is obtained by the Advisor from a third-party which, to the best of the Advisor’s knowledge, does not constitute a breach by such third-party of an obligation of confidence.

12. TERM AND TERMINATION.

(a) This Agreement shall have an initial term of five (5) years from the Effective Date and shall be automatically extended for successive one year terms thereafter without further action by either the Company or the Advisor unless earlier terminated, as provided herein. This Agreement shall be automatically renewed for additional one (1) year terms commencing on the 5th anniversary of the Effective Date unless:

 

  (i) the Advisor gives written notice to the Company of termination at least 180 days prior to the expiration of the then current term; or

 

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  (ii) the Company gives written notice to the Advisor of termination (a “ Termination Notice ”) at least 180 days prior to the expiration of the then current term; provided, however, that any such termination must receive the affirmative vote of at least two-thirds of the Independent Directors of the Company based on a good faith finding that either (A) there has been unsatisfactory performance by the Advisor that is materially detrimental to the Company and its subsidiaries taken as a whole, or (B) the Base Fee and/or Incentive Fee is not fair (and the Advisor does not offer to negotiate a lower fee that at least two-thirds of the Independent Directors of the Company determines is fair.)

If the reason for non-renewal specified by the Company in its Termination Notice is (ii)(B) above, then the Advisor may, at its option, provide a notice of proposal to renegotiate the Base Fee and Incentive Fees (a “ Renegotiation Proposal ”) not less than 150 days prior to the pending termination date. Thereupon, each party shall use its commercially reasonable efforts to negotiate in good faith to find a resolution on fees within 120 days following the Company’s receipt of the Renegotiation Proposal. If a resolution is achieved between the Advisor and at least two-thirds of the Independent Directors of the Company within the 120 day period, then the Advisory Agreement shall continue in full force and effect with modification only to the agreed upon Base Fee and/or Incentive Fee.

(b) The Advisor may also, at any time, terminate this Agreement upon a default by the Company in the performance or observance of any material term, condition or covenant under this Agreement; provided, however, that the Advisor must, before terminating this Agreement, give written notice of the default to the Company and provide the Company with an opportunity to cure the default within 45 days, or if such cure is not reasonably susceptible to cure within 45 days, such additional cure period as is necessary to cure the default so long as the Company is diligently and in good faith pursuing such cure and the additional cure period does not exceed 90 days.

(c) The Company may also, at any time, terminate this Agreement:

 

  (i) upon a default by the Advisor in the performance or observance of any material term, condition or covenant under this Agreement; provided, however, that the Company must, before terminating this Agreement, give written notice of the default to the Advisor and provide the Advisor with an opportunity to cure the default within 45 days, or if such cure is not reasonably susceptible to cure within 45 days, such additional cure period as is reasonably necessary to cure the default so long as the Advisor is diligently and in good faith pursuing such cure and the additional cure period does not exceed 90 days.

 

  (ii)

immediately upon providing written notice to the Advisor following an event rendering the Advisor insolvent (an “ Insolvency Event ”); provided

 

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  the Advisor shall notify the Company no later than 30 days following the Advisor’s knowledge of an Insolvency Event. For purposes of this Agreement, an Insolvency Event is any occurrence in which the Advisor shall (A) authorize or agree to the commencement of a voluntary case or other proceeding seeking liquidation, reorganization or other relief with respect to itself or its debts under any bankruptcy, insolvency, receivership or other similar law now or hereafter in effect or the appointment of a trustee, receiver, liquidator, custodian or other similar official of it or any substantial part of its property, (B) make a general assignment for the benefit of its creditors, (C) have an involuntary or other proceeding commenced against it seeking liquidation, reorganization or other relief with respect to it or its debts under any bankruptcy, insolvency or other similar law now or thereafter in effect, and such involuntary case or other proceeding shall remain undismissed and unstayed for a period exceeding sixty (60) days or (D) commence an action for dissolution.

 

  (iii) immediately upon providing written notice to the Advisor, following the advisor’s conviction (including a plea or nolo contendere) of a felony;

 

  (iv) immediately upon providing written notice to the Advisor, if the Advisor commits an act of fraud against the Company, misappropriates the funds of the Company or acts in a manner constituting willful misconduct, gross negligence or reckless disregard in the performance of its material duties under this Agreement (including a failure to act); provided, however, that if any such actions or omissions described in this Section 12(c)(iv) are caused by an employee and/or an officer of the Advisor (or an Affiliate of the Advisor) and the Advisor takes all reasonable necessary and appropriate action against such person and cures the damage caused by such actions or omissions within 45 days of the Advisor’s actual knowledge of its commission or omission, the Company will not have the right to terminate this Agreement pursuant to this Section 12(c)(iv) ; and

 

  (v) immediately upon providing written notice to the Advisor following an Advisor Change of Control unless such Advisor Change of Control constitutes a permissible assignment under Section 14 hereof.

Advisor Change of Control ” shall be deemed to have occurred upon any of the following events affecting Ashford Trust or Advisor; provided, however, if Advisor is no longer a subsidiary of Ashford Trust as a result of a permitted assignment under Section 14 hereof or otherwise through a transaction not constituting an Advisor Change of Control, then an Advisor Change of Control shall be deemed to have occurred upon any of the following events that affect Advisor only (and no Advisor Change of Control shall be deemed to have occurred if such event affects Ashford Trust):

 

18


  A. any “person” (as defined in Section 3(a)(9) of the Securities Exchange Act of 1934, as amended (the “ Exchange Act ”), and as modified in Section 13(d) and 14(d) of the Exchange Act) other than (A) Ashford Trust, the Advisor or any of their respective subsidiaries, (B) any employee benefit plan of Ashford Trust, the Advisor or any of their respective subsidiaries, (C) Remington or any Affiliate of Remington, (D) a company owned, directly or indirectly, by stockholders of Ashford Trust or the Advisor in substantially the same proportions as their ownership of Ashford Trust or the Advisor, as applicable, or (E) an underwriter temporarily holding securities pursuant to an offering of such securities, becomes the “beneficial owner” (as defined in Rule 13d-3 of the Exchange Act), directly or indirectly, of securities of Ashford Trust or the Advisor representing 35% or more of the shares of voting stock of Ashford Trust or the Advisor, as applicable, then outstanding; provided, however, if any of the Chief Executive Officer, President, Chief Operating Officer, or Chief Financial Officer of the Advisor or Ashford Trust, as applicable, immediately before the event (collectively, the “ Advisor Key Officers ”) remain in such capacity or similar capacity with the Advisor or Ashford Trust, as applicable, immediately after the event, or if a majority of the board of directors of Advisor or Ashford Trust, as applicable, immediately before the event remain on the board of directors of Advisor or Ashford Trust, as applicable, immediately after the event, then no Advisor Change of Control shall be deemed to have occurred;

 

  B.

the consummation of any merger, organization, business combination or consolidation of Ashford Trust or the Advisor, as applicable, or one of its respective subsidiaries, as applicable, with or into any other company, other than a merger, reorganization, business combination or consolidation which would result in the holders of the voting securities of Ashford Trust or the Advisor, as applicable, outstanding immediately prior thereto holding securities which represent immediately after such merger, reorganization, business combination or consolidation more than 50% of the combined voting power of the voting securities of Ashford Trust or the Advisor, as applicable, or the surviving company or the parent of such surviving company, provided, however, if any of the Advisor Key Officers remain in such capacity or similar capacity with the Advisor, Ashford Trust or surviving entity immediately after the event, or if a majority of the board of directors of Advisor or Ashford Trust, as applicable, immediately before the event remain on the board of directors of Advisor, Ashford Trust or surviving entity immediately after

 

19


  the event, then no Advisor Change of Control shall be deemed to have occurred; or

 

  C. the consummation of a sale or disposition by Ashford Trust or the Advisor, as applicable, of all or substantially all of such entity’s assets, other than a sale or disposition if the holders of the voting securities of such entity outstanding immediately prior thereto hold securities immediately thereafter which represent more than 50% of the combined voting power of the voting securities of the acquiror, or parent of the acquiror, of such assets provided, however, if any of the Advisor Key Officers remain in such capacity or similar capacity with the Advisor, Ashford Trust or acquiring entity immediately after the event, or if a majority of the board of directors of Advisor, Ashford Trust or acquiring entity immediately before the event remain on the board of directors of Advisor or Ashford Trust, as applicable, immediately after the event, then no Advisor Change of Control shall be deemed to have occurred.

(d) Upon any termination of this Agreement (including a termination pursuant to Section 16 hereof), the parties shall have the following obligations (“ Termination Obligations ”):

 

  (i) The Company shall pay all Base Fees, Incentive Fees and expense reimbursements due and owing through the date of termination (collectively, “ Accrued Fees ”).

 

  (ii) Upon any termination pursuant to Section 12(a)(ii) , based on unsatisfactory performance by the Advisor or unfair fees with no resolution within the time period set forth in Section 12(a)(ii) , the Company shall pay a termination fee equal to three (3) times the sum of the average annual Base Fee and average annual Incentive Fee over the 24 calendar months preceding termination (a “ Termination Fee ”). The Termination Fee, if any, shall be payable to the Advisor on or before the termination date of this Agreement.

 

  (iii) In the event of any termination of this Agreement, the Company (and any of its Affiliates) shall not, without the consent of the Advisor, solicit for employment, employ or otherwise retain (directly or indirectly) any employee of the Advisor (or any of its Affiliates) for a period of two years.

 

  (iv)

Immediately upon termination, the Advisor shall promptly (a) pay over all money collected and held for the account of the Company, provided that the Advisor shall be permitted to deduct any Accrued Fees in lieu of receiving payment for such Accrued Fees pursuant to Section 12(d)(i) ; (b)

 

20


  deliver a full accounting of all accounts held by the Advisor in the name of or on behalf of the Company; (c) deliver all property, documents, files, contracts and assets of the Company to the Company; and (d) cooperate with and assist the Company in executing an orderly transition of the management of the company’s assets to a new advisor.

(e) The following Sections, including the rights and obligations contained therein, shall survive the termination of this Agreement:

 

  (i) The parties’ Termination Obligations pursuant to Section 12(d) and the obligations pursuant to Section 16 ;

 

  (ii) The Advisor’s confidentiality obligations pursuant to Section 11 ;

 

  (iii) The limitation of the Advisor’s liability pursuant to Section 8.1 ;

 

  (iv) The parties’ indemnification obligations pursuant to Section 8.3 ; and

 

  (v) The Company’s obligations to cease using the trademarked name “Ashford” and other obligations pursuant to Section 9.4.

13. NOTICES. Any notices, instructions or other communications required or contemplated by this Agreement shall be deemed to have been properly given and to be effective upon delivery if delivered in person, sent electronically or upon receipt if sent by courier service. All such communications to the Company shall be addressed as follows:

Ashford Hospitality Prime, Inc.

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

Attn: Chief Executive Officer

With a copy to:

Ashford Hospitality Prime, Inc.

14185 Dallas Parkway, Suite 110

Dallas, TX 75254

Attn: General Counsel

All such communications to the Advisor shall be addressed as follows:

Ashford Hospitality Advisors LLC

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

Attn: Chief Executive Officer

With a copy to:

 

21


Ashford Hospitality Advisors LLC

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

Attn: General Counsel

Either party hereto may designate a different address by written notice to the other party delivered in accordance with this Section 13 .

14. DELEGATION OF RESPONSIBILITY AND ASSIGNMENT.

(a) Notwithstanding anything in this Agreement, the Advisor shall have the power to delegate all or any part of its rights and powers to manage and control the business and affairs of the Company to such officers, employees, Affiliates, agents and representatives of the Advisor or the Company as it may deem appropriate. Any authority delegated by the Advisor to any other person shall be subject to the limitations on the rights and powers of the Advisor specifically set forth in this Agreement or the charter of the Company.

The Advisor may assign this Agreement to any Affiliate that remains under the control of Ashford Trust without the consent of the Company. The Advisor may also assign this Agreement to a newly formed publicly traded company without Company approval in connection with a spin-off, carve-out, split-off or distribution to the Advisor’s or Ashford Trust’s stockholders.

(b) The Company may not assign this Agreement without the prior written consent of the Advisor, except in the case of assignment by the Company to another REIT or other organization that is a successor, by merger, consolidation, purchase of assets, or other similar transaction, to the Company.

15. FUTURE SPIN-OFF BY THE COMPANY. If the Company elects to spin-off, carve-out, split-off or otherwise consummate a transfer of a division or subset of assets for the purpose of forming a joint venture, a newly created private platform or a new publicly traded company to hold such division or subset of assets constituting a distinct asset type and/or Investment Guidelines (collectively, a “ Spin-Off Company ”), the Company and Advisor agree that such Spin-Off Company shall be externally advised by the Advisor pursuant to an advisory agreement containing substantially the same material terms set forth in this Agreement.

16. TERMINATION FOR CONVENIENCE UPON CHANGE OF CONTROL OF COMPANY. Upon a Company Change of Control (defined below), the Company shall have the right, at its election, to terminate this Agreement upon the payment of the COC Termination Fee (defined below) and subject to the conditions and terms of this Section 16 .

(a) “Company Change of Control ” shall mean any of the following events:

 

  (i)

any “person” (as defined in Section 3(a)(9) of the Exchange Act , and as modified in Section 13(d) and 14(d) of the Exchange Act) other than (A)

 

22


  the Company or any of its subsidiaries, (B) any employee benefit plan of the Company or any of its subsidiaries, (C) a company owned, directly or indirectly, by stockholders of Ashford Prime in substantially the same proportions as the ownership of Ashford Prime, or (D) an underwriter temporarily holding securities pursuant to an offering of such securities, becomes the “beneficial owner” (as defined in Rule 13d-3 of the Exchange Act), directly or indirectly, of securities of Ashford Prime representing 35% or more of the shares of voting stock of Ashford Prime then outstanding;

 

  (ii) the consummation of any merger, reorganization, business combination or consolidation of the Company, or one of its respective subsidiaries, as applicable, with or into any other company, other than a merger, reorganization, business combination or consolidation which would result in the holders of the voting securities of Ashford Prime outstanding immediately prior thereto holding securities which represent immediately after such merger, reorganization, business combination or consolidation more than 50% of the combined voting power of the voting securities of the Company or the surviving company or the parent of such surviving company;

 

  (iii) the consummation of a sale or disposition by the Company of all or substantially all of its assets, other than a sale or disposition if the holders of the voting securities of Ashford Prime outstanding immediately prior thereto hold securities immediately thereafter which represent more than 50% of the combined voting power of the voting securities of the acquirer, or parent of the acquirer, of such assets.

(b) If the Company desires to enter into a transaction which constitutes a Company Change of Control and the Board of Directors approves (subject to diligence, shareholder approval, conditions or otherwise) such proposed transaction, the Company shall promptly notify the Advisor in writing (the “ Transaction Notice ”), or in any event within five (5) business days following the Board approval. The Transaction Notice shall set forth in reasonable detail the material terms of the proposed Company Change of Control transaction, the proposed timing, pricing, identity of the acquirer(s), and all material conditions including, without limitation, whether or not the proposed transaction is conditioned upon the termination of this Agreement. If the proposed Company Change in Control transaction is not conditioned upon a termination of this Agreement, this Agreement shall continue in full force and effect following the closing of the Company Change of Control transaction with the Company, the acquirer or successor, as the case may be. If the proposed Company Change in Control transaction is conditioned upon the termination of this Agreement, then subject to the payment of the COC Termination Fee, together will all other Base Fees, Incentive Fees, and other charges, costs and reimbursements accrued through the date of termination of this Agreement required to be paid to Advisor pursuant to the terms of this Agreement, the Company may elect to terminate this Agreement by setting forth its election in the Transaction Notice or by

 

23


written notice to Advisor, which notice must be delivered at least sixty (60) days prior to the closing of the Company Change of Control transaction. As a condition to the effectiveness of a termination of this Agreement, the Company shall pay to Advisor the COC Termination Fee (together with all other Base Fees, Incentive Fees, and other charges, costs and reimbursements accrued through the date of termination of this Agreement) on the closing of the Company Change of Control transaction. If an election to terminate this Agreement is not timely made by the Company, this Agreement shall continue in full force and effect with the Company, acquirer or successor, as the case may be.

(c) If a Company Change in Control occurs by reason of an action not taken by the Board but through an involuntary action, then, within ten (10) days following the occurrence of such Company Change in Control, the Company may elect by delivering written notice thereof to Advisor, subject to the payment of the COC Termination Fee (together with all Base Fees, Incentive Fees, and other charges, costs and reimbursements accrued through the date of termination of this Agreement required to be paid to Advisor pursuant to the terms of this Agreement), to terminate this Agreement, which such termination may occur no earlier than thirty (30) days or greater than sixty (60) days following the date such written election is received by Advisor. If such election is timely made by the Company, the Company shall pay to Advisor, on the termination date of this Agreement, the COC Termination Fee and all Base Fees, Incentive Fees, and other charges, costs and reimbursements accrued through the date of termination of this Agreement required to be paid pursuant to the terms of this Agreement. If an election to terminate this Agreement is not timely made by the Company, this Agreement shall continue in full force and effect with the Company, acquirer or successor, as the case may be.

(d) The “ COC Termination Fee ” payable to the Advisor in cash, for purposes of a termination of this Agreement shall be calculated as follows:

 

  (i) So long as Advisor does not have any publicly traded common stock separate from that of Ashford Trust:

(A) 14 multiplied by the earnings of the Advisor attributable to this Agreement, after costs and expenses (including taxes) of the Advisor attributable to the performance of its duties under this Agreement (“ Net Earnings ”) for the 12-month period preceding the termination date of this Agreement; plus

(B) an additional amount such that the total net amount received by Advisor after the reduction by assumed state and federal

 

24


income taxes at an assumed combined rate of 40% on the amounts described in (A) and (B) shall equal the amount described in (A).

 

  (ii) If at the time the Transaction Notice is given to Advisor, Advisor’s common stock is publicly traded separate from the common stock of Ashford Trust:

(A) 1.1 times the greater of:

(I) 12 multiplied by the Net Earnings of the Advisor for the 12-month period preceding the termination date of this Agreement; or

(II) the earnings multiple (based on net earnings after taxes) for the Advisor’s common stock for the 12-month period preceding the termination date of this Agreement multiplied by the Net Earnings of the Advisor for the 12-month period preceding the termination date of this Agreement; or

(III) the simple average of the earnings multiples (based on net earnings after taxes) for the Advisor’s common stock for each of the three fiscal years preceding the termination date of this Agreement, multiplied by the Net Earnings of the Advisor for the 12-month period preceding the termination date of this Agreement, plus

(B) an additional amount such that the total net amount received by Advisor after the reduction by assumed state and federal income taxes at an assumed combined rate of 40% on the amounts described in (A) and (B) shall equal the amount described in (A).

(e) Following the closing of a Company Change in Control Transaction and termination of this Agreement pursuant to this Section 16 , the Advisor will reasonably cooperate in an orderly transition of management for a period of up to thirty (30) days for the payment of Base and Incentive Fees based on the average monthly amounts for the three (3) months prior to the Transaction Notice, or in the case of a termination pursuant to Section 16(c) above, based on the average monthly amounts for the three (3) months prior to the public announcement of the Company Change in Control.

17. REPRESENTATIONS, WARRANTIES AND COVENANTS OF THE ADVISOR. The Advisor represents and warrants to, and covenants and agrees with, the Company as follows:

(a) The Advisor, taking into account its own personnel and the personnel available to it through its Affiliates, has access to personnel trained and experienced in the business of acquisitions, leasing of hotels, asset management, financing, the ownership and dispositions of hotels and such other areas as may be necessary and sufficient to enable the Advisor to perform its obligations under this Agreement.

(b) The Advisor shall comply with all laws, rules, regulations and ordinances applicable to the performance of its obligations under this Agreement.

Neither the Advisor nor any of its Affiliates is party to or otherwise bound by or, during the term of this Agreement (including any extension thereof), will become party to or otherwise bound by, any agreement that would restrict or prevent (i) the Advisor from

 

25


performing any obligation contemplated by this Agreement or (ii) the Company from operating its business as proposed to be conducted, including, without limitation, acquiring any hotel in any geographic market in the United States or any foreign country.

18. GOVERNING LAW. This Agreement shall be governed by and construed in accordance with the laws of the State of Texas, without regard to the conflict of laws principals thereof.

19. ENTIRE AGREEMENT. This Agreement reflects the entire understanding of the parties hereto with respect to the subject matter hereof and supersedes and replaces all agreements between the Company and the Advisor with respect to the subject matter hereof.

20. SUCCESSORS AND ASSIGNS. This Agreement shall inure to the benefit of and be binding upon the parties to this Agreement and their respective successors and permitted assigns, and no other Person shall acquire or have any right under, or by virtue of, this Agreement. The Company shall be entitled to assign this Agreement to any successor to all or substantially all of its assets, rights and/or obligations; the Advisor shall have the right to assign this Agreement to any Affiliate (as such term is defined in Section 2 ).

21. AMENDMENT, MODIFICATIONS AND WAIVER. This Agreement hereto shall not be altered or otherwise amended in any respect, except pursuant to an instrument in writing signed by the parties hereto; provided, that any additions to or deletions from the Peer Group Members identified in Exhibit A shall only be made with the approval of a majority of the Independent Directors of the Company and a majority of the Independent Directors of Ashford Trust, the indirect parent of the Advisor. The waiver by a party of a breach of any provisions of this Agreement shall not operate or be construed as a waiver of any subsequent breach.

22. COUNTERPARTS. This Agreement may be executed in one or more counterparts, each of which shall be deemed to be an original, and all of which shall constitute one and the same agreement.

(SIGNATURES BEGIN ON NEXT PAGE)

* * * * *

 

26


IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the date first above written.

 

COMPANY:
Ashford Hospitality Prime, Inc.
By:    
Name:    
Title:    

 

ADVISOR:
Ashford Hospitality Advisors LLC
By:    
Name:    
Title:    

[Signature page to the Advisory Agreement]


Exhibit A

Peer Group Members

Strategic Hotels and Resorts, Inc.

Chesapeake Lodging Trust

DiamondRock Hospitality Co.

Lasalle Hotel Properties

Pebblebrook Hotel Trust

Sunstone Hotel Investors, Inc.

 

A-1

Exhibit 10.4

ASHFORD HOSPITALITY PRIME, INC.

2013 EQUITY INCENTIVE PLAN

[•], 2013


ASHFORD HOSPITALITY PRIME, INC.

2013 EQUITY INCENTIVE PLAN

Table of Contents

 

ARTICLE I INTRODUCTION

     1   

1.1     Purpose

     1   

1.2     Shares Subject to the Plan

     1   

1.3     Administration of the Plan

     1   

1.4     Amendment and Discontinuance of the Plan

     2   

1.5     Granting of Awards

     2   

1.6     Term of Plan

     2   

1.7     Leave of Absence

     2   

1.8     Definitions

     2   

ARTICLE II OPTIONS

     8   

2.1     Grants

     8   

2.2     Calculation of Exercise Price

     8   

2.3     Terms and Conditions of Options

     8   

2.4     Amendment

     10   

2.5     Acceleration of Vesting

     10   

2.6     Other Provisions

     10   

2.7     Option Repricing

     11   

ARTICLE III INCENTIVE OPTIONS

     11   

3.1     Eligibility

     11   

3.2     Exercise Price

     11   

3.3     Dollar Limitation

     11   

3.4     10% Stockholder

     11   

3.5     Options Not Transferable

     11   

3.6     Compliance with Section 422 of the Code

     11   

3.7     Limitations on Exercise

     12   

3.8     Share Limitation

     12   

ARTICLE IV PURCHASED STOCK

     12   

4.1     Eligible Persons

     12   

4.2     Purchase Price

     12   

4.3     Payment of Purchase Price

     12   

ARTICLE V BONUS STOCK

     12   

ARTICLE VI STOCK APPRECIATION RIGHTS AND PHANTOM STOCK

     12   

6.1     Stock Appreciation Rights

     12   

6.2     Phantom Stock Awards

     13   

ARTICLE VII RESTRICTED STOCK

     14   

7.1     Eligible Persons

     14   

7.2     Restricted Period and Vesting

     14   

ARTICLE VIII PERFORMANCE AWARDS

     15   

8.1     Eligible Persons

     15   

8.2     Performance Awards

     15   

8.3     Performance Goals

     15   


ARTICLE IX OTHER STOCK-BASED AWARDS

     16   

ARTICLE X CERTAIN PROVISIONS APPLICABLE TO ALL AWARDS

     17   

10.1     General

     17   

10.2     Stand-Alone, Additional, Tandem, and Substitute Awards

     17   

10.3     Term of Awards

     17   

10.4     Form and Timing of Payment under Awards; Deferrals

     18   

10.5     Vested and Unvested Awards

     18   

10.6     Exemptions from Section 16(b) Liability

     18   

10.7     Other Provisions

     18   

10.8     Change of Control

     19   

10.9     Ownership Limit

     20   

ARTICLE XI WITHHOLDING FOR TAXES

     20   

ARTICLE XII MISCELLANEOUS

     20   

12.1     No Rights to Awards

     20   

12.2     No Right to Employment

     21   

12.3     Governing Law

     21   

12.4     Severability

     21   

12.5     Other Laws

     21   

12.6     Shareholder Agreements

     21   

12.7     No Guarantee of Tax Consequences

     21   

12.8     Compliance with Section 409A of the Code

     21   

12.9     Claw-back Policy

     22   

 

-ii-


ASHFORD HOSPITALITY PRIME, INC.

2013 EQUITY INCENTIVE PLAN

ARTICLE I

INTRODUCTION

1.1 Purpose . The Ashford Hospitality Prime, Inc. 2013 Equity Incentive Plan (the “ Plan ”) is intended to promote the interests of Ashford Hospitality Prime, Inc., a Maryland corporation (the “ Company ”), and its stockholders by encouraging Employees, Consultants and Non-Employee Directors of the Company, the Advisor and each of their respective Affiliates (each term as defined below) to acquire or increase their equity interests in the Company, thereby giving them an added incentive to work toward the continued growth and success of the Company. The Board of Directors of the Company (the “ Board ”) also contemplates that through the Plan, the Company, the Advisor and each of their respective Affiliates will be better able to compete for the services of the individuals needed for the continued growth and success of the Company. The Plan shall not constitute any “employee benefit plan” for purposes of Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended.

1.2 Shares Subject to the Plan . The aggregate number of shares of Common Stock, $0.01 par value per share, of the Company (“ Common Stock ”) that may be issued under the Plan commencing on [•], 2013, the date the stockholders approved the Plan set forth herein, shall not exceed              shares of outstanding Common Stock.

In the event that at any time after the Effective Date the outstanding shares of Common Stock are changed into or exchanged for a different number or kind of shares or other securities of the Company by reason of a merger, consolidation, recapitalization, reclassification, stock split, stock dividend, combination of shares or the like, the aggregate number and class of securities available under the Plan shall be ratably adjusted by the Committee (as defined below), whose determination shall be final and binding upon the Company and all other interested persons. In the event the number of shares to be delivered upon the exercise or payment of any Award granted under the Plan is reduced for any reason whatsoever or in the event any Award granted under the Plan can no longer under any circumstances be exercised or paid, the number of shares no longer subject to such Award shall thereupon be released from such Award and shall thereafter be available under the Plan for the grant of additional Awards. Shares issued pursuant to the Plan (i) may be treasury shares, authorized but unissued shares or, if applicable, shares acquired in the open market and (ii) shall be fully paid and nonassessable.

1.3 Administration of the Plan . The Plan shall be administered by the Committee. Subject to the provisions of the Plan, the Committee shall interpret the Plan and all Awards under the Plan, shall make such rules as it deems necessary for the proper administration of the Plan, shall make all other determinations necessary or advisable for the administration of the Plan and shall correct any defect or supply any omission or reconcile any inconsistency in the Plan or in any Award under the Plan in the manner and to the extent that the Committee deems desirable to effectuate the Plan. Any action taken or determination made by the Committee pursuant to this and the other paragraphs of the Plan shall be final, binding and conclusive on all parties. The act or determination of a majority of the Committee shall be deemed to be the act or determination of the Committee.


1.4 Amendment and Discontinuance of the Plan . The Board may amend, suspend or terminate the Plan; provided, however, no amendment, suspension or termination of the Plan may, without the consent of the holder of an Award, terminate such Award or adversely affect such holder’s rights with respect to such Award in any material respect; provided further, however, that any amendment which would constitute a “material revision” of the Plan (as that term is used in the rules of the New York Stock Exchange) shall be subject to shareholder approval.

1.5 Granting of Awards . The Committee shall have the authority to grant, prior to the expiration date of the Plan, Awards to such Employees, Consultants and Non-Employee Directors as may be selected by it on the terms and conditions hereinafter set forth in the Plan. In selecting the persons to receive Awards, including the type and size of the Award, the Committee may consider any factors that it may deem relevant.

1.6 Term of Plan . The Plan shall be effective as of [•], 2013 (the “ Effective Date ”), subject to approval by the shareholders of the Company. The provisions of the Plan are applicable to all Awards granted on or after the Effective Date. If not sooner terminated under the provisions of Section 1.4 , the Plan shall terminate upon, and no further Awards shall be made, after the tenth anniversary of the Effective Date.

1.7 Leave of Absence . If an employee of the Company, the Advisor or one of their respective Affiliates is on military, sick leave or other bona fide leave of absence, such person shall be considered an “Employee” for purposes of an outstanding Award during the period of such leave provided it does not exceed ninety (90) days, or, if longer, so long as the person’s right to reemployment is guaranteed either by statute or by contract. If the period of leave exceeds ninety (90) days, such person shall be deemed to no longer be an “Employee” for purposes of an outstanding Award on the 91st day of such leave, unless the person’s right to reemployment is guaranteed by statute or contract.

1.8 Definitions . As used in the Plan, the following terms shall have the meanings set forth below:

1934 Act ” means the Securities Exchange Act of 1934, as amended.

Advisor ” means Ashford Hospitality Advisors LLC, a Delaware limited liability company, together with any successors and assigns.

Affiliate ” means (i) Remington, (ii) any entity in which the Company, the Advisor or Remington, directly or indirectly, owns 10% or more of the combined voting power, as determined by the Committee, (iii) any “parent corporation” of the Company, the Advisor or Remington (as defined in Section 424(e) of the Code), (iv) any “subsidiary corporation” of any such parent corporation (as defined in Section 424(f) of the Code) of the Company, the Advisor or Remington and (v) any trades or businesses, whether or not incorporated which are members of a controlled group or are under common control (as defined in Sections 414(b) or (c) of the Code) with the Company, the Advisor or Remington.

 

-2-


Awards ” means, collectively, Options, Purchased Stock, Bonus Stock, Stock Appreciation Rights, Phantom Stock, Restricted Stock, Performance Awards, or Other Stock-Based Awards.

Bonus Stock ” is defined in Article V.

Cause ” for termination of any Participant who is a party to an agreement of employment with or services to the Company or the Advisor shall mean termination for “Cause” as such term is defined in such agreement, the relevant portions of which are incorporated herein by reference. If such agreement does not define “Cause” or if a Participant is not a party to such an agreement, “Cause” means (i) the willful commission by a Participant of a criminal or other act that causes or is likely to cause substantial economic damage to the Company, the Advisor or one of their respective Affiliates or substantial injury to the business reputation of the Company, the Advisor or one of their respective Affiliates; (ii) the commission by a Participant of an act of fraud in the performance of such Participant’s duties on behalf of the Company, the Advisor or one of their respective Affiliates; or (iii) the continuing willful failure of a Participant to perform the duties of such Participant to the Company, the Advisor or one of their respective Affiliates (other than such failure resulting from the Participant’s incapacity due to physical or mental illness) after written notice thereof (specifying the particulars thereof in reasonable detail) and a reasonable opportunity to be heard and cure such failure are given to the Participant by the Committee. For purposes of the Plan, no act, or failure to act, on the Participant’s part shall be considered “willful” unless done or omitted to be done by the Participant not in good faith and without reasonable belief that the Participant’s action or omission was in the best interest of the Company, the Advisor or one of their respective Affiliates, as the case may be.

Change of Control ” shall be deemed to have occurred upon any of the following events:

(i) any “person” (as defined in Section 3(a)(9) of the 1934 Act, and as modified in Section 13(d) and 14(d) of the 1934 Act) other than (A) the Company or any of its subsidiaries, (B) any employee benefit plan of the Company or any of its subsidiaries, (C) Remington, the Advisor or any of their respective Affiliates, (D) a company owned, directly or indirectly, by stockholders of the Company in substantially the same proportions as their ownership of the Company, or (E) an underwriter temporarily holding securities pursuant to an offering of such securities, becomes the “beneficial owner” (as defined in Rule 13d-3 of the 1934 Act), directly or indirectly, of securities of the Company representing 30% or more of the shares of voting stock of the Company then outstanding; provided, however, that an initial public offering of Common Stock shall not constitute a Change of Control;

 

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(ii) the consummation of any merger, organization, business combination or consolidation of the Company or one of its subsidiaries with or into any other company, other than a merger, reorganization, business combination or consolidation which would result in the holders of the voting securities of the Company outstanding immediately prior thereto holding securities which represent immediately after such merger, reorganization, business combination or consolidation more than 50% of the combined voting power of the voting securities of the Company or the surviving company or the parent of such surviving company;

(iii) the consummation of a sale or disposition by the Company of all or substantially all of the Company’s assets, other than a sale or disposition if the holders of the voting securities of the Company outstanding immediately prior thereto hold securities immediately thereafter which represent more than 50% of the combined voting power of the voting securities of the acquiror, or parent of the acquiror, of such assets, or the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company; or

(iv) individuals who, as of the Effective Date, constitute the Board (the “ Incumbent Board ”) cease for any reason to constitute at least a majority of the Board; provided, however, that any individual becoming a director subsequent to the Effective Date whose election by the Board, was approved by a vote of at least a majority of the directors then comprising the Incumbent Board shall be considered as though such individual were a member of the Incumbent Board, but excluding, for this purpose, any such individual whose initial assumption of office occurs as a result of an election contest with respect to the election or removal of directors or other solicitation of proxies or consents by or on behalf of a person other than the Board.

Further, in the case of any item of income under an Award to which the foregoing definition would otherwise apply with the effect that the income tax under Section 409A of the Code would apply or be imposed on income under that Award, but where such tax would not apply or be imposed if the meaning of the term “Change of Control” met the requirements of Section 409A(a)(2)(A)(v) of the Code, then the term “Change of Control” herein shall mean, but only with respect to the income so affected, a transaction, circumstance or event that constitutes a “Change of Control” (as defined above) and that also constitutes a “change in control event” within the meaning of Treas. Reg. §1.409A–3(i)(5).

Code ” means the Internal Revenue Code of 1986, as amended from time to time, and the rules and regulations thereunder.

Committee ” means the compensation committee appointed by the Board to administer the Plan or, if none, the Board; provided however, that with respect to any Award granted to a Covered Employee which is intended to be “performance-based compensation” as described in Section 162(m)(4)(C) of the Code, the Committee shall consist solely of two or more members of the Board, each of whom qualifies as both an “outside director” as described in Section 162(m)(4)(C)(i) of the Code and a “non-employee director” within the meaning of Section 16b-3 under the 1934 Act.

 

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Consultant ” means any individual, other than a Director or an Employee, who renders consulting or advisory services to the Company, the Advisor or any of their respective Affiliates.

“Covered Employee” shall mean those employees of the Company who are “covered employees” as defined in Section 162(m)(3) of the Code.

Disability ” means an inability to perform the Participant’s material services for the Company, the Advisor or any of their respective Affiliates, as applicable, for a period of ninety (90) consecutive days or a total of one hundred eighty (180) days, during any 365-day period, in either case as a result of incapacity due to mental or physical illness, which is determined to be total and permanent. A determination of Disability shall be made by a physician satisfactory to both the Participant (or his guardian) and the Company, provided that if the Participant (or his guardian) and the Company do not agree on a physician, the Participant and the Company shall each select a physician and these two together shall select a third physician, whose determination as to Disability shall be binding on all parties. Eligibility for disability benefits under any policy for long-term disability benefits provided to the Participant by the Company, the Advisor or any of their respective affiliates shall conclusively establish the Participant’s disability. If a Disability constitutes a payment event with respect to any Award which provides for the deferral of compensation and is subject to Section 409A, then, to the extent required to comply with Section 409A, the Participant must also be considered “disabled” within the meaning of Section 409A(a)(2)(C) of the Code.

Employee ” means any employee of the Company, the Advisor or any of their respective Affiliates.

Employment ” includes any period in which a Participant is an Employee or a paid Consultant to the Company, the Advisor or any of their respective Affiliates.

Fair Market Value ” or “ FMV Per Share ”. The Fair Market Value or FMV Per Share of the Common Stock shall be the closing price on the New York Stock Exchange or other national securities exchange or over-the-counter market, if applicable, for the date of the determination or, if no trade of the Common Stock shall have been reported for such date, the closing sales price quoted on such exchange for the most recent trade prior to the determination date. If shares of the Common Stock are not listed or admitted to trading on any exchange, over-the-counter market or any similar organization as of the determination date, the FMV Per Share shall be determined by the Committee in good faith using any fair and reasonable means selected in its discretion.

 

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Good Reason ” means termination of employment by an Employee, termination of service by a Consultant or resignation from the Board of a Non-Employee Director under any of the following circumstances:

(i) if such Employee, Consultant or Non-Employee Director is a party to an agreement for employment with or service to the Company, the Advisor or any of their respective Affiliates, which agreement includes a definition of “Good Reason” for termination of employment with or service to the Company, the Advisor or any of their respective Affiliates, “Good Reason” shall have the same definition for purposes of the Plan as is set forth in such agreement, the relevant portions of which are incorporated herein by reference.

(ii) if such Employee, Consultant or Non-Employee Director is not a party to an agreement with the Company, the Advisor or any of their respective Affiliates that defines the term “Good Reason,” such term shall mean termination of employment or service under any of the following circumstances, if the Company, the Advisor or any of their respective Affiliates, as applicable, fails to cure such circumstances within thirty (30) days after receipt of written notice from the Participant setting forth a description of such Good Reason:

(a) the removal from or failure to re-elect the Participant to the office or position in which he or she last served;

(b) any material diminishment, on a cumulative basis, of the Participant’s overall duties, responsibilities, or status, including the assignment to the Participant of any duties, responsibilities, or reporting requirements materially inconsistent with his or her position with the Company, the Advisor or one of their respective Affiliates, as applicable;

(c) a material reduction by the Company, the Advisor or one of their respective Affiliates in the Participant’s fees, compensation, or benefits that is not part of a reduction affecting all members of the management team or Board; or

(d) the requirement by the Company, the Advisor or one of their respective Affiliates that the principal place of business at which the Participant performs his or her duties be changed to a location more than fifty (50) miles from downtown Dallas, Texas.

Incentive Option ” means any option which satisfies the requirements of Section 422 of the Code and is granted pursuant to Article III of the Plan.

Non-Employee Director ” means persons who are members of the Board but who are neither Employees nor Consultants of the Company, the Advisor or any of their respective Affiliates.

 

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Non-Qualified Option ” shall mean an option not intended to satisfy the requirements of Section 422 of the Code and which is granted pursuant to Article II of the Plan.

Option ” means an option to acquire Common Stock granted pursuant to the provisions of the Plan, and refers to either an Incentive Option or a Non-Qualified Option, or both, as applicable.

“Optionee” means a Participant who has received or will receive an Option.

Option Expiration Date ” means the date determined by Committee which shall not be more than ten (10) years after the date of grant of an Option.

Other Stock-Based Award ” means an award granted pursuant to Article IX of the Plan that may be denominated or payable in, valued in whole or in part by reference to, or otherwise based on, or related to, Common Stock, as deemed by the Committee to be consistent with the purposes of the Plan, including, without limitation, rights convertible or exchangeable into Common Stock, purchase rights for Common Stock, Awards with value and payment and/or settlement contingent upon performance of the Company or any other factors designated by the Committee, and Awards valued by reference to the value of Common Stock or the value of securities of or the performance of specified subsidiaries.

Outstanding Company Common Stock ” means, as of any date of determination, the then outstanding shares of Common Stock of the Company.

Outstanding Company Voting Securities ” means, as of any date of determination, the combined voting power of the then outstanding voting securities of the Company entitled to vote generally on the election of directors.

Participant ” means any Employee, Consultant or Non-Employee Director granted an Award under the Plan.

Performance Award ” means an Award granted pursuant to Article VIII of the Plan, which, if earned, shall be payable in shares of Common Stock, cash or any combination thereof as determined by the Committee.

Phantom Stock ” means an Award of the right to receive cash equal to the Fair Market Value of a specified number of shares of Common Stock at the end of a specified deferral period which is granted pursuant to Article VI of the Plan.

Purchased Stock ” is defined in Section 4.1 .

Remington ” means Remington Lodging & Hospitality LLC, a Delaware limited liability company, and its affiliates.

 

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Restricted Period ” shall mean the period established by the Committee with respect to an Award during which the Award either remains subject to forfeiture or is not exercisable by the Participant.

Restricted Stock ” shall mean any share of Common Stock, prior to the lapse of restrictions thereon, granted under Article VII of the Plan.

Stock Appreciation Rights ” means an Award granted pursuant to Article VI of the Plan.

ARTICLE II

OPTIONS

2.1 Grants . The Committee may grant Options to purchase shares of Common Stock to any Employee, Consultant or Non-Employee Director of the Company according to the terms set forth below. Options which are intended to comply with Treasury Regulation Section 1.409A-1(b)(5)(i)(A) or any successor regulation, may be granted only to Employees, Consultants or Non-Employee Directors of the Company or a corporation or other type of entity in a chain of corporations or other entities in which each corporation or other entity has a “controlling interest” in another corporation or entity in the chain, starting with the Company and ending with the corporation or other entity for which such Employee, Consultant or Non-Employee Director performs services. For these purposes, “controlling interest” means (i) in the case of a corporation, ownership of stock possessing at least 50% of total combined voting power of all classes of stock of such corporation entitled to vote or at least 50% of the total value of shares of all classes of stock of such corporation; (ii) in the case of a partnership, ownership of at least 50% of the profits interest or capital interest of such partnership; (iii) in the case of a sole proprietorship, ownership of the sole proprietorship; or (iv) in the case of a trust or estate, ownership of an actuarial interest (as defined in Treasury Regulation Section 1.414(c)-2(b)(2)(ii)) of at least 50% of such trust or estate. The Committee may grant Options that are otherwise exempt from or compliant with Code Section 409A to any eligible Employee, Consultant or Non-Employee Director.

2.2 Calculation of Exercise Price . The exercise price to be paid for each share of Common Stock deliverable upon exercise of each Option granted under this Article II shall not be less than the FMV Per Share on the date of grant of such Option. The exercise price for each Option granted under Article II shall be subject to adjustment as provided in Section 2.3(d) .

2.3 Terms and Conditions of Options . Options shall be in such form as the Committee may from time to time approve, shall be subject to the following terms and conditions and may contain such additional terms and conditions, not inconsistent with this Article II, as the Committee shall deem desirable:

(a) Option Period and Conditions and Limitations on Exercise . No Option shall be exercisable later than the Option Expiration Date. To the extent not prohibited by other provisions of the Plan, each Option shall be exercisable at such time or times as the Committee in its discretion may determine at the time such Option is granted.

 

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(b) Manner of Exercise . In order to exercise an Option, the Participant entitled to exercise it shall deliver to the Company payment in full for the shares being purchased, together with any required withholding taxes. The payment of the exercise price for each Option shall either be (i) in cash or by check payable and acceptable to the Company, (ii) with the consent of the Committee, by tendering to the Company shares of Common Stock owned by the Participant for more than six months having an aggregate Fair Market Value as of the date of exercise that is not greater than the full exercise price for the shares with respect to which the Option is being exercised and by paying any remaining amount of the exercise price as provided in (i) above, (iii) subject to such conditions and requirements as the Committee may specify, at the written request of the Participant, by the Company’s withholding from shares otherwise deliverable pursuant to the exercise of the Option shares of Common Stock having an aggregate Fair Market Value as of the date of exercise that is not greater than the full exercise price for the shares with respect to which the Option is being exercised and by paying any remaining amount of the exercise price as provided in (i) above, or (iv) subject to such instructions as the Committee may specify, at the Participant’s written request the Company may deliver certificates for the shares of Common Stock for which the Option is being exercised to a broker for sale on behalf of the Participant, provided that the Participant has irrevocably instructed such broker to remit directly to the Company on the Participant’s behalf the full amount of the exercise price from the proceeds of such sale. In the event that the Participant elects to make payment as allowed under clause (ii) above, the Committee may, upon confirming that the Participant owns the number of additional shares being tendered, authorize the issuance of a new certificate for the number of shares being acquired pursuant to the exercise of the Option less the number of shares being tendered upon the exercise and return to the Participant (or not require surrender of) the certificate for the shares being tendered upon the exercise. If the Committee so requires, such Participant shall also deliver a written representation that all shares being purchased are being acquired for investment and not with a view to, or for resale in connection with, any distribution of such shares.

(c) Options not Transferable . Except as provided below, no Non-Qualified Option granted hereunder shall be transferable other than by (i) will or by the laws of descent and distribution or (ii) pursuant to a domestic relations order and, during the lifetime of the Participant to whom any such Option is granted, and it shall be exercisable only by the Participant (or his or her guardian). Any attempt to transfer, assign, pledge, hypothecate or otherwise dispose of, or to subject to execution, attachment or similar process, any Option granted hereunder, or any right thereunder, contrary to the provisions hereof, shall be void and ineffective, shall give no right to the purported transferee, and shall, at the sole discretion of the Committee, result in forfeiture of the Option with respect to the shares involved in such attempt. With respect to a specific Non-Qualified Option, the Participant (or his or her guardian) may transfer, for estate planning purposes, all or part of such Option to one or more immediate family members or related family trusts or partnerships or similar entities.

(d) Adjustment of Options . In the event that at any time after the Effective Date the outstanding shares of Common Stock are changed into or exchanged for a different number or kind of shares or other securities of the Company by reason of merger, consolidation, recapitalization, reclassification, stock split, stock dividend, combination of shares or the like, the Committee shall make an appropriate and equitable adjustment in the number and kind of shares as to which all outstanding Options granted, or portions thereof then unexercised, shall be

 

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exercisable, to the end that after such event the shares subject to the Plan and each Participant’s proportionate interest shall be maintained as before the occurrence of such event. Such adjustment in an outstanding Option shall be made without change in the total price applicable to the Option or the unexercised portion of the Option (except for any change in the aggregate price resulting from rounding-off of share quantities or prices) and with any necessary corresponding adjustment in exercise price per share. Any such adjustment made by the Committee shall be final and binding upon all Participants, the Company and all other interested persons.

(e) Listing and Registration of Shares . Each Option shall be subject to the requirement that if at any time the Committee determines, in its discretion, that the listing, registration, or qualification of the shares subject to such Option under any securities exchange or under any state or federal law, or the consent or approval of any governmental regulatory body, is necessary or desirable as a condition of, or in connection with, the issue or purchase of shares thereunder, such Option may not be exercised in whole or in part unless such listing, registration, qualification, consent or approval shall have been effected or obtained and the same shall have been free of any conditions not acceptable to the Committee.

2.4 Amendment . The Committee may, without the consent of the Participant or Participants entitled to exercise any outstanding Option, amend, modify or terminate such Option; provided, however, such amendment, modification or termination shall not, without such Participant’s consent, reduce or diminish the value of such Option determined as if the Option had been exercised, vested, cashed in or otherwise settled on the date of such amendment or termination. The Committee may at any time or from time to time, in its discretion, in the case of any Option which is not then immediately exercisable in full, accelerate the time or times at which such Option may be exercised to any earlier time or times.

2.5 Acceleration of Vesting . Any Option granted hereunder which is not otherwise vested shall vest (unless specifically provided to the contrary by the Committee in the document or instrument evidencing an Option granted hereunder) upon (i) termination or removal of an Employee, Consultant or Non-Employee Director without Cause or termination by or resignation of an Employee, Consultant or Non-Employee Director with Good Reason; (ii) termination, removal or resignation of an Employee, Consultant or Non-Employee Director for any reason within one (1) year from the effective date of the Change of Control; or death or Disability of the Participant.

2.6 Other Provisions .

(a) A Participant entitled to exercise, or who has exercised, an Option shall not be entitled to any rights as a stockholder of the Company with respect to any shares subject to such Option until he or she shall have become the holder of record of such shares.

(b) No Option granted hereunder shall be construed as limiting any right which the Company, the Advisor or any of their respective Affiliates may have to terminate at any time, with or without Cause, the employment or service of any Participant to whom such Option has been granted.

 

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(c) Notwithstanding any provision of the Plan or the terms of any Option, the Company shall not be required to issue any shares hereunder if such issuance would, in the judgment of the Committee, constitute a violation of any state or federal law or of the rules or regulations of any governmental regulatory body.

2.7 Option Repricing . With stockholder approval only, the Committee, in its absolute discretion, may grant to holders of outstanding Non-Qualified Options, in exchange for the surrender and cancellation of such Non-Qualified Options, new Non-Qualified Options having exercise prices lower (or higher with any required consent) than the exercise price provided in the Non-Qualified Options so surrendered and canceled and containing such other terms and conditions as the Committee may deem appropriate.

ARTICLE III

INCENTIVE OPTIONS

The terms specified below shall be applicable to all Incentive Options. Except as modified by the provisions of this Article III, all the provisions of Article II shall be applicable to Incentive Options. Options which are specifically designated as Non-Qualified Options shall not be subject to the terms of this Article III.

3.1 Eligibility . Incentive Options may only be granted to Employees of the Company.

3.2 Exercise Price . The exercise price per Share shall not be less than one hundred percent (100%) of the FMV Per Share on the option grant date.

3.3 Dollar Limitation . The aggregate Fair Market Value (determined as of the respective date or dates of grant) of shares of Common Stock for which one or more options granted to any Employee under the Plan (or any other option plan of the Company, or any parent or subsidiary thereof) may for the first time become exercisable as Incentive Options during any one (1) calendar year shall not exceed the sum of One Hundred Thousand Dollars ($100,000). To the extent the Employee holds two (2) or more such options which become exercisable for the first time in the same calendar year, the foregoing limitation on the exercisability of such options as Incentive Options shall be applied on the basis of the order in which such options are granted.

3.4 10% Stockholder . If any Employee to whom an Incentive Option is granted is a 10% Stockholder, then the exercise price per share shall not be less than one hundred ten percent (110%) of the FMV Per Share on the option grant date and the option term shall not exceed five (5) years measured from the option grant date.

3.5 Options Not Transferable . No Incentive Option granted hereunder shall be transferable other than by will or by the laws of descent and distribution and shall be exercisable during the Optionee’s lifetime only by such Optionee.

3.6 Compliance with Section 422 of the Code . All Options that are intended to be Incentive Options shall be designated as such in the Option grant and in all respects shall be issued in compliance with Section 422 of the Code.

 

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3.7 Limitations on Exercise . No Incentive Option shall be exercisable more than three (3) months after the Optionee ceases to be an Employee for any reason other than death or Disability, or more than one (1) year after the Optionee ceases to be an Employee due to death or Disability.

3.8 Share Limitation . The maximum number of shares of Common Stock with respect to which Incentive Options may be granted under the Plan is              shares of Common Stock.

ARTICLE IV

PURCHASED STOCK

4.1 Eligible Persons . The Committee shall have the authority to authorize the sale of shares of Common Stock (“ Purchased Stock ”) to such Employees, Consultants and Non-Employee Directors of the Company, the Advisor or their respective Affiliates as may be selected by it, on such terms and conditions as it may establish, subject to the further provisions of this Article IV. Each issuance and sale of Purchased Stock under this Plan shall be evidenced by an agreement which shall be subject to applicable provisions of this Plan and to such other provisions not inconsistent with this Plan as the Committee may approve for the particular sale transaction.

4.2 Purchase Price . The price per share of Purchased Stock under this Plan shall be determined in the sole discretion of the Committee, and may be less than, but shall not be greater than the FMV Per Share at the time of purchase.

4.3 Payment of Purchase Price . Payment of the purchase price for Purchased Stock under this Plan shall be made in full in cash or by check payable and acceptable to the Company.

ARTICLE V

BONUS STOCK

The Committee may, from time to time and subject to the provisions of the Plan, grant shares of Bonus Stock to Employees, Consultants or Non-Employee Directors of the Company, the Advisor or any of their respective Affiliates. “Bonus Stock” shall be shares of Common Stock that are not subject to a Restricted Period under Article VII.

ARTICLE VI

STOCK APPRECIATION RIGHTS AND PHANTOM STOCK

6.1 Stock Appreciation Rights . The Committee is authorized to grant Stock Appreciation Rights to Employees, Consultants or Non-Employee Directors of the Company on the following terms and conditions. Stock Appreciation Rights which are intended to comply with Treasury Regulation Section 1.409A-1(b)(5)(i)(B) or any successor regulation, may be granted only to Employees, Consultants or Non-Employee Directors of the Company or a corporation or other type of entity in a chain of corporations or other entities in which each corporation or other entity has a “controlling interest” in another corporation or entity in the chain, starting with the Company and ending with the corporation or other entity for which such Employee, Consultant or Non-Employee Director performs services. For these purposes,

 

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“controlling interest” means (i) in the case of a corporation, ownership of stock possessing at least 50% of total combined voting power of all classes of stock of such corporation entitled to vote or at least 50% of the total value of shares of all classes of stock of such corporation; (ii) in the case of a partnership, ownership of at least 50% of the profits interest or capital interest of such partnership; (iii) in the case of a sole proprietorship, ownership of the sole proprietorship; or (iv) in the case of a trust or estate, ownership of an actuarial interest (as defined in Treasury Regulation Section 1.414(c)-2(b)(2)(ii)) of at least 50% of such trust or estate. The Committee may grant Stock Appreciation Rights that are otherwise exempt from or compliant with Code Section 409A to any eligible Employee, Consultant or Non-Employee Director.

(a) Right to Payment . A Stock Appreciation Right shall confer on the Participant to whom it is granted a right to receive, upon exercise thereof, the excess of (A) the FMV Per Share on the date of exercise over (B) the grant price of the Stock Appreciation Right as determined by the Committee.

(b) Rights Related to Options . A Stock Appreciation Right granted in connection with an Option shall entitle a Participant, upon exercise thereof, to surrender that Option or any portion thereof, to the extent unexercised, and to receive payment of an amount computed pursuant to Section 6.1(a) . That Option shall then cease to be exercisable to the extent surrendered. A Stock Appreciation Right granted in connection with an Option shall be exercisable only at such time or times and only to the extent that the related Option is exercisable and shall not be transferable (other than by will or the laws of descent and distribution) except to the extent that the related Option is transferable.

(c) Right Without Option . A Stock Appreciation Right granted independent of an Option shall be exercisable as determined by the Committee and set forth in the Award agreement governing the Stock Appreciation Right.

(d) Terms . The Committee shall determine at the date of grant the time or times at which, and the circumstances under which, a Stock Appreciation Right may be exercised in whole or in part (including based on achievement of performance goals and/or future service requirements), the method of exercise, whether or not a Stock Appreciation Right shall be in tandem or in combination with any other Award, and any other terms and conditions of any Stock Appreciation Right. The grant price per each Stock Appreciation Right granted hereunder shall not be less than 100% of the Fair Market Value of a share of Common Stock on the date of grant.

6.2 Phantom Stock Awards . The Committee is authorized to grant Phantom Stock to the Participants, which are rights to receive cash equal to the Fair Market Value of a specified number of shares of Common Stock at the end of a specified deferral period, subject to the following terms and conditions:

(a) Award and Restrictions . Satisfaction of Phantom Stock shall occur upon expiration of the deferral period specified for such Phantom Stock by the Committee or, if permitted by the Committee, as elected by the Participant. In addition, Phantom Stock shall be subject to such restrictions (which may include a risk of forfeiture), if any, as the Committee may impose, which restrictions may lapse at the expiration of the deferral period or at earlier specified times (including based on achievement of performance goals and/or future service requirements), separately or in combination, installments or otherwise, as the Committee may determine.

 

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(b) Forfeiture . Except as otherwise determined by the Committee or as may be set forth in any Award, employment or other agreement pertaining to awards of Phantom Stock, upon termination of employment or services during the applicable deferral period or portion thereof to which forfeiture conditions apply, all Phantom Stock that is at that time subject to deferral (other than a deferral at the election of the Participant) shall be forfeited; provided that the Committee may provide, by rule or regulation or in any Award agreement, or may determine in any individual case, that restrictions or forfeiture conditions relating to Phantom Stock shall be waived in whole or in part in the event of terminations resulting from specified causes, and the Committee may in other cases waive in whole or in part the forfeiture of Phantom Stock.

(c) Performance Goals . To the extent the Committee determines that Phantom Stock granted pursuant to this Article VI shall constitute performance-based compensation for purposes of Section 162(m) of the Code, the grant or settlement of Phantom Stock shall, in the Committee’s discretion, be subject to the achievement of performance goals determined and applied in a manner consistent with Section 8.2 .

ARTICLE VII

RESTRICTED STOCK

7.1 Eligible Persons . All Employees, Consultants and Non-Employee Directors shall be eligible for grants of Restricted Stock.

7.2 Restricted Period and Vesting .

(a) Unless the Award specifically provides otherwise, Restricted Stock shall be subject to restrictions on transfer by the Participant and repurchase by the Company such that the Participant shall not be permitted to transfer such shares and the Company shall have the right to repurchase or recover such shares for the lesser of the FMV Per Share on the forfeiture day or the amount of cash paid therefor, if any, if the Participant shall terminate employment from or services to the Company, the Advisor or any of their respective Affiliates, as applicable, provided that such transfer and repurchase restrictions shall lapse with respect to 33.33% of such initial shares on the first anniversary of the date of grant and on each subsequent anniversary of the date of grant that the Participant shall remain continuously as an Employee, Non-Employee Director or Consultant of the Company, the Advisor or any of their respective Affiliates, as applicable; subject to Section 7.2(b) below.

(b) Notwithstanding the foregoing, unless the Award specifically provides otherwise, all Restricted Stock not otherwise vested shall vest upon (i) termination or removal of an Employee, Consultant or Non-Employee Director without Cause; (ii) termination by or resignation of an Employee, Consultant or Non-Employee Director with Good Reason; (iii) termination, resignation or removal of an Employee, Consultant or Non-Employee Director for any reason within one (1) year from the effective date of a Change of Control; or (iv) death or Disability of the Participant.

 

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(c) Each certificate representing Restricted Stock awarded under the Plan shall be registered in the name of the Participant and, during the Restricted Period, shall be left in deposit with the Company and a stock power endorsed in blank. The grantee of Restricted Stock shall have all the rights of a stockholder with respect to such shares including the right to vote and the right to receive dividends or other distributions paid or made with respect to such shares. Any certificate or certificates representing shares of Restricted Stock shall bear a legend similar to the following:

The shares represented by this certificate have been issued pursuant to the terms of the Ashford Hospitality Prime, Inc. 2013 Equity Incentive Plan and Grant of Restricted Stock dated             , 20            and may not be sold, pledged, transferred, assigned or otherwise encumbered in any manner except as is set forth in the terms of such plan or grant.

ARTICLE VIII

PERFORMANCE AWARDS

8.1 Eligible Persons . All Employees, Consultants and Non-Employee Directors shall be eligible for grants of Performance Awards.

8.2 Performance Awards . The Committee may grant Performance Awards based on performance criteria measured over a period of not less than one year and not more than three (3) years. The Committee may use such business criteria and other measures of performance as it may deem appropriate in establishing any performance conditions, and may exercise its discretion to increase the amounts payable under any Award subject to performance conditions, except as limited under Section 8.3 in the case of a Performance Award granted to a Covered Employee.

8.3 Performance Goals . The grant and/or settlement of a Performance Award shall be contingent upon terms set forth in this Section 8.3 .

(a) General . The performance goals for Performance Awards shall consist of one or more business criteria and a targeted level or levels of performance with respect to each of such criteria, as specified by the Committee. In the case of any Award granted to a Covered Employee which are intended to comply with Section 162(m) of the Code, performance goals shall be designed to be objective and shall otherwise meet the requirements of Section 162(m) of the Code and regulations thereunder (including Treasury Regulation Section 1.162-27 and successor regulations thereto), including the requirement that the level or levels of performance targeted by the Committee are such that the achievement of performance goals is “substantially uncertain” at the time of grant. The Committee may determine that such Performance Awards shall be granted and/or settled upon achievement of any one performance goal or that two or more of the performance goals must be achieved as a condition to the grant and/or settlement of such Performance Awards. Performance goals may differ among Performance Awards granted to any one Participant or for Performance Awards granted to different Participants.

 

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(b) Business Criteria . One or more of the following business criteria for the Company, an a consolidated basis, and/or for specified subsidiaries, divisions or business or geographical units of the Company (except with respect to the total stockholder return and earnings per share criteria), shall be used by the Committee in establishing performance goals for Performance Awards granted to a Participant: (A) earnings per share; (B) increase in revenues; (C) increase in cash flow; (D) increase in cash flow return; (E) return on net assets; (F) return on assets; (G) return on investment; (H) return on capital; (I) return on equity; (J) economic value added; (K) gross margin; (L) net income; (M) pretax earnings; (N) pretax earnings before interest, depreciation and amortization; (O) pretax operating earnings after interest expense and before incentives, service fees, and extraordinary or special items; (P) operating income; (Q) total stockholder return; (R) debt reduction; and (S) any of the above goals determined on an absolute or relative basis or as compared to the performance of a published or special index deemed applicable by the Committee including, but not limited to, the Standard & Poor’s 500 Stock Index or a group of comparable companies.

(c) Performance Period; Timing for Establishing Performance Goals . Achievement of performance goals in respect of Performance Awards shall be measured over a performance period of not less than one year and not more than three (3) years, as specified by the Committee. Performance goals in the case of any Award granted to a Participant shall be established not later than ninety (90) days after the beginning of any performance period applicable to such Performance Awards, or at such other date as may be required or permitted for “performance-based compensation” under Section 162(m) of the Code.

(d) Settlement of Performance Awards; Other Terms . After the end of each performance period, the Committee shall determine the amount, if any, of Performance Awards payable to each Participant based upon achievement of business criteria over a performance period. The Committee may not exercise discretion to increase any such amount payable in respect of a Performance Award designed to comply with Section 162(m) of the Code. Subject to Treasury Regulation Section 1.162-27(e)(2)(v), the Committee shall specify the circumstances in which such Performance Awards shall be paid or forfeited in the event of termination of employment by the Participant prior to the end of a performance period or settlement of Performance Awards.

(e) Written Determinations . All determinations by the Committee as to the establishment of performance goals, the amount of any Performance Award, and the achievement of performance goals relating to Performance Awards shall be made in writing in the case of any Award granted to a Participant. The Committee may not delegate any responsibility relating to such Performance Awards.

ARTICLE IX

OTHER STOCK-BASED AWARDS

The Committee is hereby authorized to grant to Employees, Non-Employee Directors and Consultants of the Company, the Advisor or any of their respective Affiliates Other Stock-Based Awards, which shall consist of a right which (i) is not an Award described in any other Article and (ii) is denominated or payable in, valued in whole or in part by reference to, or otherwise based on or related to, shares of Common Stock (including, without limitation, securities convertible into shares of Common Stock) or cash as are deemed by the Committee to be consistent with the purposes of the Plan. Subject to the terms of the Plan, the Committee shall determine the terms and conditions of any such Other Stock-Based Award.

 

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ARTICLE X

CERTAIN PROVISIONS APPLICABLE TO ALL AWARDS

10.1 General . Awards may be granted on the terms and conditions set forth herein. In addition, the Committee may impose on any Award or the exercise thereof, such additional terms and conditions, not inconsistent with the provisions of the Plan, as the Committee shall determine, including terms requiring forfeiture of Awards in the event of termination of employment by the Participant and terms permitting a Participant to make elections relating to his or her Award. Notwithstanding the foregoing, the Committee may amend any Award without the consent of the holder if the Committee deems it necessary to avoid adverse tax consequences to the holder under Section 409A of the Code. The Committee shall retain full power and discretion to accelerate or waive, at any time, any term or condition of an Award that is not mandatory under this Plan; provided, however, that the Committee shall not have discretion to accelerate or waive any term or condition of an Award (i) if such discretion would cause the Award to have adverse tax consequences to the Participant under Section 409A of the Code, or (ii) if the Award is intended to qualify as “performance-based compensation” for purposes of Section 162(m) of the Code and such discretion would cause the Award not to so qualify. Except in cases in which the Committee is authorized to require other forms of consideration under the Plan, or to the extent other forms of consideration must be paid to satisfy the requirements of the Maryland General Corporation Law, no consideration other than services may be required for the grant of any Award.

10.2 Stand-Alone, Additional, Tandem, and Substitute Awards . Subject to Section 2.7 , Awards granted under the Plan may, in the discretion of the Committee, be granted either alone or in addition to, in tandem with, or in substitution or exchange for, any other Award or any award granted under another plan of the Company, the Advisor, any of their respective Affiliates, or any business entity to be acquired by the Company, the Advisor or any of their respective Affiliates, or any other right of a Participant to receive payment from the Company, the Advisor or any of their respective Affiliates. Such additional, tandem and substitute or exchange Awards may be granted at any time. If an Award is granted in substitution or exchange for another Award, the Committee shall require the surrender of such other Award in consideration for the grant of the new Award. In addition, Awards may be granted in lieu of cash compensation, including in lieu of cash amounts payable under other plans of the Company, the Advisor or any of their respective Affiliates.

10.3 Term of Awards . The term or Restricted Period of each Award that is an Option, Stock Appreciation Right, Phantom Stock or Restricted Stock shall be for such period as may be determined by the Committee; provided that in no event shall the term of any such Award exceed a period of ten (10) years (or such shorter terms as may be require in respect of an Incentive Stock Option under Section 422 of the Code).

 

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10.4 Form and Timing of Payment under Awards; Deferrals . Subject to the terms of the Plan and any applicable Award agreement, payments to be made by the Company or a subsidiary upon the exercise of an Option or other Award, or settlement of an Award may be made in a single payment or transfer, in installments, or on a deferred basis. The settlement of any Award may, subject to any limitations set forth in the Award agreement, be accelerated and cash paid in lieu of shares in connection with such settlement, in the discretion of the Committee or upon occurrence of one or more specified events; provided, however, that such discretion may not be exercised by the Committee if the exercise of such discretion would result in adverse tax consequences to the Participant under Section 409A of the Code. In the discretion of the Committee, Awards granted pursuant to Article VI or VIII of the Plan may be payable in shares to the extent permitted by the terms of the applicable Award agreement. Installment or deferred payments may be required by the Committee (subject to Section 1.4 of the Plan, including the consent provisions thereof in the case of any deferral of an outstanding Award not provided for in the original Award agreement) or permitted at the election of the Participant on terms and conditions established by the Committee; provided, however, that no deferral shall be required or permitted by the Committee if such deferral would result in adverse tax consequences to the Participant under Section 409A of the Code. Payments may include, without limitation, provisions for the payment or crediting of reasonable interest on installment or deferred payments or the grant or crediting of amounts in respect of installment or deferred payments denominated in shares. Any deferral shall only be allowed as is provided in a separate deferred compensation plan adopted by the Company.

10.5 Vested and Unvested Awards . After the satisfaction of all of the terms and conditions set by the Committee with respect to an Award of (i) Restricted Stock, a certificate, without the legend set forth in Section 7.2(c) , for the number of shares that are no longer subject to such restrictions, terms and conditions shall be delivered to the Participant, (ii) Phantom Stock, to the extent not paid in cash, a certificate for the number of shares equal to the number of shares of Phantom Stock earned, and (iii) Stock Appreciation Rights or Performance Awards, cash and/or a certificate for the number of shares equal in value to the number of Stock Appreciation Rights or amount of Performance Awards vested shall be delivered to the Participant. Upon termination, resignation or removal of a Participant under circumstances that do not cause such Participant to become fully vested, any remaining unvested Options, shares of Restricted Stock, Phantom Stock, Stock Appreciation Rights, Performance Awards or Other Stock-Based Awards, as the case may be, shall either be forfeited back to the Company or, if appropriate under the terms of the Award, shall continue to be subject to the restrictions, terms and conditions set by the Committee with respect to such Award.

10.6 Exemptions from Section 16(b) Liability . It is the intent of the Company that the grant of any Awards to or other transaction by a Participant who is subject to Section 16 of the 1934 Act shall be exempt from Section 16(b) of the 1934 Act pursuant to an applicable exemption (except for transactions acknowledged by the Participant in writing to be non-exempt). Accordingly, if any provision of this Plan or any Award agreement does not comply with the requirements of Rule 16b-3 as then applicable to any such transaction, such provision shall be construed or deemed amended to the extent necessary to conform to the applicable requirements of Rule 16b-3 so that such Participant shall avoid liability under Section 16(b) of the 1934 Act.

10.7 Other Provisions . No grant of any Award shall be construed as limiting any right which the Company, the Advisor or any of their respective Affiliates may have to terminate at any time, with or without cause, the employment of any person to whom such Award has been granted.

 

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10.8 Change of Control . In the event of a Change of Control, the following provisions shall apply.

(a) General.  Unless otherwise provided in the Award, in connection with a Change of Control, the Board shall have the authority in its sole discretion to take any one or more of the following actions with respect to the Awards:

(i) the Board may accelerate vesting of all Awards and, with respect to Options and Stock Appreciation Rights, the time at which all Options and Stock Appreciation Rights then outstanding may be exercised or paid so that all Awards may be fully vested and exercised or paid in full for a limited period of time on or before a specified date fixed by the Board or the Committee, after which specified date all unexercised Awards, if any, and all rights of the Participants thereunder shall terminate, or the Board or the Committee may accelerate vesting or payment and the time at which such Awards may be exercised or paid so that such Awards may be exercised or paid in full for their then remaining term;

(ii) the Board may waive, alter and/or amend the performance goals and other restrictions and conditions of Awards then outstanding, with the result that the affected Awards may be deemed vested, and the Restricted Period or other limitations on payment in full with respect thereto shall be deemed to have expired, as of the date of the Change of Control or such other date as may be determined by the Board;

(iii) the Board may cause the acquirer to assume the Plan and the Awards or exchange the Awards for awards for the acquirer’s stock;

(iv) the Board may terminate the Plan; and

(v) the Board may terminate and cancel all outstanding unvested or unexercised Awards as of the date of the Change of Control on such terms and conditions as it deems appropriate.

Notwithstanding the above provisions of this Section 10.8(a) , the Board shall not be required to take any action described in the preceding provisions of this Section 10.8(a) , and any decision made by the Board, in its sole discretion, not to take some or all of the actions described in the preceding provisions of this Section 10.8(a) shall be final, binding and conclusive with respect to the Company and all other interested persons.

(b) Right to Cash-Out. The Board shall, in connection with a Change of Control, have the right to require all, but not less than all, Participants to transfer and deliver to the Company all Awards previously granted to the Participants in exchange for an amount equal to the Cash Value (as defined below) of the Awards. Such right shall be exercised by written notice to all affected Participants. The amount payable to each Participant by the Company shall be in cash or by certified check paid within five (5) days following the transfer and delivery of such Award (but in no event later than fifty (50) days following the date of the Change of Control)

 

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and shall be reduced by any taxes required to be withheld. “Cash Value” of an Award means the sum of (i) in the case of any Award which is not an Option or an Award of Restricted Stock, the value of all benefits to which the Participant would be entitled as if the Award were vested and settled or exercised and (ii) (A) in the case of any Award that is an Option, the excess of the FMV Per Share over the exercise price or (B) in the case of an Award of Restricted Stock, the FMV Per Share of Restricted Stock, multiplied by the number of shares subject to such Award, all as determined by the Board as of the date of the Change of Control or such other date as may be determined by the Board.

10.9 Ownership Limit . Notwithstanding any provision of the Plan or the terms of any Awards, the Company shall not be required to, and shall not, issue any Awards hereunder if such issuance would cause the Company to violate the Ownership Limits set forth in its Articles of Amendment and Restatement. As used herein and in the Company’s Articles of Amendment and Restatement, the term “Ownership Limit” means (i) with respect to any class or series shares of Common Stock, 9.8% (in value or number of shares, whichever is more restrictive) of the outstanding shares of such class or series of Common Stock of the Company and (ii) with respect to any class or series of shares of preferred stock or other stock, 9.8% (in value or number of shares, whichever is more restrictive) of the outstanding shares of such class or series of preferred stock or other stock of the Company.

ARTICLE XI

WITHHOLDING FOR TAXES

Any issuance of Common Stock pursuant to the exercise of an Option or payment of any other Award under the Plan shall not be made until appropriate arrangements satisfactory to the Company have been made for the payment of any tax amounts (federal, state, local or other) that may be required to be withheld or paid by the Company with respect thereto. Such arrangements may, at the discretion of the Committee, include allowing the person to tender to the Company shares of Common Stock owned by the person, or to request the Company to withhold shares of Common Stock being acquired pursuant to the Award, whether through the exercise of an Option or as a distribution pursuant to the Award, which have an aggregate FMV Per Share as of the date of such withholding that is not greater than the sum of all tax amounts to be withheld with respect thereto, together with payment of any remaining portion of such tax amounts in cash or by check payable and acceptable to the Company.

Notwithstanding the foregoing, if on the date of an event giving rise to a tax withholding obligation on the part of the Company the person is an officer or individual subject to Rule 16b-3, such person may direct that such tax withholding be effectuated by the Company withholding the necessary number of shares of Common Stock (at the tax rate required by the Code) from such Award payment or exercise.

ARTICLE XII

MISCELLANEOUS

12.1 No Rights to Awards . No Participant or other person shall have any claim to be granted any Award, there is no obligation for uniformity of treatment of Participants, or holders or beneficiaries of Awards and the terms and conditions of Awards need not be the same with respect to each recipient.

 

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12.2 No Right to Employment . The grant of an Award shall not be construed as giving a Participant the right to be retained in the employ of the Company, the Advisor or any of their respective Affiliates. Further, the Company, the Advisor or any of their respective Affiliates may at any time dismiss a Participant from employment, free from any liability or any claim under the Plan, unless otherwise expressly provided in the Plan or in any Award agreement.

12.3 Governing Law . The validity, construction, and effect of the Plan and any rules and regulations relating to the Plan shall be determined in accordance with applicable federal law and the laws of the State of Maryland, without regard to any principles of conflicts of law.

12.4 Severability . If any provision of the Plan or any Award is, becomes or is deemed to be invalid, illegal, or unenforceable in any jurisdiction or as to any Participant or Award, or would disqualify the Plan or any Award under any law deemed applicable by the Committee, such provision shall be construed or deemed amended to conform to the applicable laws, or if it cannot be construed or deemed amended without, in the determination of the Committee, materially altering the intent of the Plan or the Award, such provision shall be stricken as to such jurisdiction, Participant or Award and the remainder of the Plan and any such Award shall remain in full force and effect.

12.5 Other Laws . The Committee may refuse to issue or transfer any shares or other consideration under an Award if, acting in its sole discretion, it determines that the issuance of transfer or such shares or such other consideration might violate any applicable law.

12.6 Shareholder Agreements . The Committee may condition the grant, exercise or payment of any Award upon such person entering into a stockholders’ agreement in such form as approved from time to time by the Board.

12.7 No Guarantee of Tax Consequences . Each Participant shall be solely responsible for and liable for any tax consequences (including but not limited to any interest or penalties) as a result of his or her participation in the Plan. None of the Board, the Company or the Committee makes any commitment or guarantee that any federal, state or local tax treatment will apply or be available to any person participating or eligible to participate hereunder and assumes no liability whatsoever for the tax consequences to the Participants.

12.8 Compliance with Section 409A of the Code . Certain items of compensation paid pursuant to this Plan are or may be subject to Section 409A of the Code. In such instances, this Plan is intended to comply and shall be administered in a manner that is intended to comply with Section 409A of the Code and shall be construed and interpreted in accordance with such intent. Subject to any other restrictions or limitations contained herein, in the event that a “specified employee” (as defined under Section 409A of the Code) becomes entitled to a payment under the Plan that is subject to Section 409A of the Code on account of a “separation from service” (as defined under Section 409A of the Code), such payment shall not occur until the date that is six months plus one day from the date of such “separation from service.” In the

 

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event that a Participant becomes entitled to a payment under the Plan that is subject to Section 409A of the Code on account of a termination of employment, such termination of employment must also constitute a “separation from service” (as defined under Section 409A of the Code).

12.9 Claw-back Policy . All Awards (including any proceeds, gains or other economic benefit actually or constructively received by the Participant upon any receipt or exercise of any Award or upon the receipt or resale of any shares of Common Stock underlying the Award) shall be subject to the provisions of any claw-back policy implemented by the Company, the Advisor or any Affiliate, as applicable, including, without limitation, any claw-back policy adopted to comply with the requirements of any federal or state laws and any rules or regulations promulgated thereunder, to the extent set forth in such claw-back policy and/or in the applicable Award agreement.

 

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Exhibit 10.5

 

ASHFORD HOSPITALITY PRIME, INC.

ADVISOR EQUITY INCENTIVE PLAN

 

[ ], 2013


ASHFORD HOSPITALITY PRIME, INC.

ADVISOR EQUITY INCENTIVE PLAN

Table of Contents

 

ARTICLE I INTRODUCTION      1   

1.1

    

Purpose

     1   

1.2

    

Shares Subject to the Plan

     1   

1.3

    

Administration of the Plan

     1   

1.4

    

Amendment and Discontinuance of the Plan

     2   

1.5

    

Granting of Awards

     2   

1.6

    

Term of Plan

     2   

1.7

    

Definitions

     2   
ARTICLE II PURCHASED STOCK      4   

2.1

    

Purchased Stock

     4   

2.2

    

Purchase Price

     5   

2.3

    

Payment of Purchase Price

     5   
ARTICLE III BONUS STOCK      5   
ARTICLE IV RESTRICTED STOCK      5   

4.1

    

Restricted Period and Vesting

     5   
ARTICLE V OTHER STOCK-BASED AWARDS      6   
ARTICLE VI CERTAIN PROVISIONS APPLICABLE TO ALL AWARDS      6   

6.1

    

General

     6   

6.2

    

Stand-Alone, Additional, Tandem, and Substitute Awards

     6   

6.3

    

Term of Awards

     6   

6.4

    

Form and Timing of Payment under Awards; Deferrals

     6   

6.5

    

Vested and Unvested Awards

     7   

6.6

    

Other Provisions

     7   

6.7

    

Change of Control

     7   

6.8

    

Ownership Limit

     8   
ARTICLE VII MISCELLANEOUS      8   

7.1

    

No Rights to Awards

     8   

7.2

    

No Right to Continued Service

     8   

7.3

    

Governing Law

     8   

7.4

    

Severability

     8   

7.5

    

Other Laws

     9   

7.6

    

No Guarantee of Tax Consequences

     9   

7.7

    

Claw-back Policy

     9   

7.8

    

Transfer of Awards

     9   


ASHFORD HOSPITALITY PRIME, INC.

ADVISOR EQUITY INCENTIVE PLAN

ARTICLE I

INTRODUCTION

1.1 Purpose . The Ashford Hospitality Prime, Inc. Advisor Equity Incentive Plan (the “ Plan ”) is intended to promote the interest of Ashford Hospitality Prime, Inc., a Maryland corporation (the “ Company ”), and its stockholders by encouraging Ashford Hospitality Advisors LLC, a Delaware limited liability company (together with any successors and assigns, the “ Advisor ”), to continue to serve as the advisor for the Company and to acquire or increase its equity interests in the Company, including by way of grants made by the Company as partial payment of the incentive fee to be paid to the Advisor pursuant to the Advisory Agreement (as defined below), thereby giving it an added incentive to work toward the continued growth and success of the Company.

1.2 Shares Subject to the Plan . The aggregate number of shares of Common Stock, $0.01 par value per share, of the Company (“ Common Stock ”) that may be issued under the Plan commencing on [ ], 2013, the date the stockholders approved the Plan set forth herein, shall not exceed                      shares of outstanding Common Stock.

In the event that at any time after the Effective Date the outstanding shares of Common Stock are changed into or exchanged for a different number or kind of shares or other securities of the Company by reason of a merger, consolidation, recapitalization, reclassification, stock split, stock dividend, combination of shares or the like, the aggregate number and class of securities available under the Plan shall be ratably adjusted by the Committee (as defined below), whose determination shall be final and binding upon the Company and all other interested persons. In the event the number of shares to be delivered upon the exercise or payment of any Award granted under the Plan is reduced for any reason whatsoever or in the event any Award granted under the Plan can no longer under any circumstances be exercised or paid, the number of shares no longer subject to such Award shall thereupon be released from such Award and shall thereafter be available under the Plan for the grant of additional Awards. Shares issued pursuant to the Plan (i) may be treasury shares, authorized but unissued shares or, if applicable, shares acquired in the open market and (ii) shall be fully paid and nonassessable.

1.3 Administration of the Plan . The Plan shall be administered by the Committee. Subject to the provisions of the Plan, the Committee shall interpret the Plan and all Awards under the Plan, shall make such rules as it deems necessary for the proper administration of the Plan, shall make all other determinations necessary or advisable for the administration of the Plan and shall correct any defect or supply any omission or reconcile any inconsistency in the Plan or in any Award under the Plan in the manner and to the extent that the Committee deems desirable to effectuate the Plan. Any action taken or determination made by the Committee pursuant to this and the other paragraphs of the Plan shall be final, binding and conclusive on all parties. The act or determination of a majority of the Committee shall be deemed to be the act or determination of the Committee.


1.4 Amendment and Discontinuance of the Plan . The Board of Directors of the Company (the “ Board ”) may amend, suspend or terminate the Plan; provided, however, no amendment, suspension or termination of the Plan may, without the consent of the Advisor, terminate an Award or adversely affect the Advisor’s rights with respect to an Award in any material respect; provided further, however, that any amendment which would constitute a “material revision” of the Plan (as that term is used in the rules of the New York Stock Exchange) shall be subject to shareholder approval.

1.5 Granting of Awards . The Committee shall have the authority to grant, prior to the expiration date of the Plan, Awards to the Advisor on the terms and conditions hereinafter set forth in the Plan. In determining the Awards to be granted, including the type and size of the Award, the Committee may consider any factors that it may deem relevant.

1.6 Term of Plan . The Plan shall be effective as of [ ], 2013 (the “ Effective Date ”), subject to approval by the shareholders of the Company. The provisions of the Plan are applicable to all Awards granted on or after the Effective Date. If not sooner terminated under the provisions of Section 1.4 , the Plan shall terminate upon, and no further Awards shall be made, after the tenth anniversary of the Effective Date.

1.7 Definitions . As used in the Plan, the following terms shall have the meanings set forth below:

1934 Act ” means the Securities Exchange Act of 1934, as amended.

“Advisory Agreement” means the advisory agreement, dated as of [•], 2013, between the Company, Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership, and the Advisor.

Affiliate ” means (i) Remington, (ii) any entity in which the Company, the Advisor or Remington, directly or indirectly, owns 10% or more of the combined voting power, as determined by the Committee, (iii) any “parent corporation” of the Company, the Advisor or Remington (as defined in Section 424(e) of the Code), (iv) any “subsidiary corporation” of any such parent corporation (as defined in Section 424(f) of the Code) of the Company, the Advisor or Remington and (v) any trades or businesses, whether or not incorporated which are members of a controlled group or are under common control (as defined in Sections 414(b) or (c) of the Code) with the Company, the Advisor or Remington.

Awards ” means, collectively, Bonus Stock, Restricted Stock or Other Stock-Based Awards.

Bonus Stock ” is defined in Article III.

Change of Control ” shall be deemed to have occurred upon any of the following events:

(i) any “person” (as defined in Section 3(a)(9) of the 1934 Act, and as modified in Section 13(d) and 14(d) of the 1934 Act) other than (A) the Company

 

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or any of its subsidiaries, (B) any employee benefit plan of the Company or any of its subsidiaries, (C) Remington, the Advisor or any of their respective Affiliates, (D) a company owned, directly or indirectly, by stockholders of the Company in substantially the same proportions as their ownership of the Company, or (E) an underwriter temporarily holding securities pursuant to an offering of such securities, becomes the “beneficial owner” (as defined in Rule 13d-3 of the 1934 Act), directly or indirectly, of securities of the Company representing 30% or more of the shares of voting stock of the Company then outstanding; provided, however, that an initial public offering of Common Stock shall not constitute a Change of Control;

(ii) the consummation of any merger, organization, business combination or consolidation of the Company or one of its subsidiaries with or into any other company, other than a merger, reorganization, business combination or consolidation which would result in the holders of the voting securities of the Company outstanding immediately prior thereto holding securities which represent immediately after such merger, reorganization, business combination or consolidation more than 50% of the combined voting power of the voting securities of the Company or the surviving company or the parent of such surviving company;

(iii) the consummation of a sale or disposition by the Company of all or substantially all of the Company’s assets, other than a sale or disposition if the holders of the voting securities of the Company outstanding immediately prior thereto hold securities immediately thereafter which represent more than 50% of the combined voting power of the voting securities of the acquiror, or parent of the acquiror, of such assets, or the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company; or

(iv) individuals who, as of the Effective Date, constitute the Board (the “ Incumbent Board ”) cease for any reason to constitute at least a majority of the Board; provided, however, that any individual becoming a director subsequent to the Effective Date whose election by the Board, was approved by a vote of at least a majority of the directors then comprising the Incumbent Board shall be considered as though such individual were a member of the Incumbent Board, but excluding, for this purpose, any such individual whose initial assumption of office occurs as a result of an election contest with respect to the election or removal of directors or other solicitation of proxies or consents by or on behalf of a person other than the Board.

Code ” means the Internal Revenue Code of 1986, as amended from time to time, and the rules and regulations thereunder.

Committee ” means the compensation committee appointed by the Board to administer the Plan or, if none, the Board.

 

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Fair Market Value ” or “ FMV Per Share ”. The Fair Market Value or FMV Per Share of the Common Stock shall be the closing price on the New York Stock Exchange or other national securities exchange or over-the-counter market, if applicable, for the date of the determination or, if no trade of the Common Stock shall have been reported for such date, the closing sales price quoted on such exchange for the most recent trade prior to the determination date. If shares of the Common Stock are not listed or admitted to trading on any exchange, over-the-counter market or any similar organization as of the determination date, the FMV Per Share shall be determined by the Committee in good faith using any fair and reasonable means selected in its discretion.

Other Stock-Based Award ” means an award granted pursuant to Article V of the Plan that may be denominated or payable in, valued in whole or in part by reference to, or otherwise based on, or related to, Common Stock, as deemed by the Committee to be consistent with the purposes of the Plan, including, without limitation, rights convertible or exchangeable into Common Stock, purchase rights for Common Stock, Awards with value and payment and/or settlement contingent upon performance of the Company or any other factors designated by the Committee, and Awards valued by reference to the value of Common Stock or the value of securities of or the performance of specified subsidiaries.

Outstanding Company Common Stock ” means, as of any date of determination, the then outstanding shares of Common Stock of the Company.

Outstanding Company Voting Securities ” means, as of any date of determination, the combined voting power of the then outstanding voting securities of the Company entitled to vote generally on the election of directors.

Purchased Stock ” is defined in Section 2.1.

Remington ” means Remington Lodging & Hospitality LLC, a Delaware limited liability company, and its affiliates.

Restricted Period ” shall mean the period established by the Committee with respect to an Award during which the Award either remains subject to forfeiture or is not exercisable by the Advisor.

Restricted Stock ” shall mean any share of Common Stock, prior to the lapse of restrictions thereon, granted under Article IV of the Plan.

ARTICLE II

PURCHASED STOCK

2.1 Purchased Stock . The Committee shall have the authority to authorize the sale of shares of Common Stock (“ Purchased Stock ”) to the Advisor, on such terms and conditions as it may establish, subject to the further provisions of this Article II. Each issuance and sale of Purchased Stock under this Plan shall be evidenced by an agreement which shall be subject to applicable provisions of this Plan and to such other provisions not inconsistent with this Plan as the Committee may approve for the particular sale transaction.

 

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2.2 Purchase Price . The price per share of Purchased Stock under this Plan shall be determined in the sole discretion of the Committee, and may be less than, but shall not be greater than the FMV Per Share at the time of purchase.

2.3 Payment of Purchase Price . Payment of the purchase price for Purchased Stock under this Plan shall be made in full in cash or by check payable and acceptable to the Company.

ARTICLE III

BONUS STOCK

The Committee may, from time to time and subject to the provisions of the Plan, grant shares of Bonus Stock to the Advisor. “Bonus Stock” shall be shares of Common Stock that are not subject to a Restricted Period under Article IV. Unless otherwise agreed to by the Advisor, Awards granted to the Advisor as partial payment of the incentive fee pursuant to the terms of the Advisory Agreement will be in the form of Bonus Stock.

ARTICLE IV

RESTRICTED STOCK

4.1 Restricted Period and Vesting .

(a) Unless the Award specifically provides otherwise, Restricted Stock shall be subject to restrictions on transfer by the Advisor and repurchase by the Company such that the Advisor shall not be permitted to transfer such shares and the Company shall have the right to repurchase or recover such shares for the lesser of the FMV Per Share on the forfeiture day or the amount of cash paid therefor, if any, if the Advisory Agreement is terminated, provided that such transfer and repurchase restrictions shall lapse with respect to 33.33% of such initial shares on the first anniversary of the date of grant and on each subsequent anniversary of the date of grant that the Advisor shall remain continuously in service to the Company.

(b) Each certificate representing Restricted Stock awarded under the Plan shall be registered in the name of the Advisor and, during the Restricted Period, shall be left in deposit with the Company and a stock power endorsed in blank. The grantee of Restricted Stock shall have all the rights of a stockholder with respect to such shares including the right to vote and the right to receive dividends or other distributions paid or made with respect to such shares. Any certificate or certificates representing shares of Restricted Stock shall bear a legend similar to the following:

The shares represented by this certificate have been issued pursuant to the terms of the Ashford Hospitality Prime, Inc. Advisor Equity Incentive Plan and Grant of Restricted Stock dated                      , 20          and may not be sold, pledged, transferred, assigned or otherwise encumbered in any manner except as is set forth in the terms of such plan or grant.

 

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ARTICLE V

OTHER STOCK-BASED AWARDS

The Committee is hereby authorized to grant to the Advisor, Other Stock-Based Awards, which shall consist of a right which (i) is not an Award described in any other Article and (ii) is denominated or payable in, valued in whole or in part by reference to, or otherwise based on or related to, shares of Common Stock (including, without limitation, securities convertible into shares of Common Stock) or cash as are deemed by the Committee to be consistent with the purposes of the Plan. Subject to the terms of the Plan, the Committee shall determine the terms and conditions of any such Other Stock-Based Award.

ARTICLE VI

CERTAIN PROVISIONS APPLICABLE TO ALL AWARDS

6.1 General . Awards may be granted on the terms and conditions set forth herein. In addition, the Committee may impose on any Award or the exercise thereof, such additional terms and conditions, not inconsistent with the provisions of the Plan, as the Committee shall determine, including terms requiring forfeiture of Awards in the event of termination of the Advisory Agreement and terms permitting the Advisor to make elections relating to its Award. The Committee shall retain full power and discretion to accelerate or waive, at any time, any term or condition of an Award that is not mandatory under this Plan. Except in cases in which the Committee is authorized to require other forms of consideration under the Plan, or to the extent other forms of consideration must be paid to satisfy the requirements of the Maryland General Corporation Law, no consideration other than services may be required for the grant of any Award.

6.2 Stand-Alone, Additional, Tandem, and Substitute Awards . Awards granted under the Plan may, in the discretion of the Committee, be granted either alone or in addition to, in tandem with, or in substitution or exchange for, any other Award or any award granted under another plan of the Company, the Advisor, any of their respective Affiliates, or any business entity to be acquired by the Company, the Advisor or any of their respective Affiliates, or any other right of the Advisor to receive payment from the Company or its Affiliates. Such additional, tandem and substitute or exchange Awards may be granted at any time. If an Award is granted in substitution or exchange for another Award, the Committee shall require the surrender of such other Award in consideration for the grant of the new Award. In addition, Awards may be granted in lieu of cash compensation, including in lieu of cash amounts payable under other plans of the Company or its Affiliates.

6.3 Term of Awards . The term or Restricted Period of each Award that is Restricted Stock shall be for such period as may be determined by the Committee; provided that in no event shall the term of any such Award exceed a period of ten (10) years.

6.4 Form and Timing of Payment under Awards; Deferrals . Subject to the terms of the Plan and any applicable Award agreement, payments to be made by the Company or a subsidiary upon the exercise of an Award, or settlement of an Award may be made in a single payment or transfer, in installments, or on a deferred basis. The settlement of any Award may, subject to any limitations set forth in the Award agreement, be accelerated and cash paid in lieu

 

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of shares in connection with such settlement, in the discretion of the Committee or upon occurrence of one or more specified events. Installment or deferred payments may be required by the Committee (subject to Section 1.4 of the Plan, including the consent provisions thereof in the case of any deferral of an outstanding Award not provided for in the original Award agreement) or permitted at the election of the Advisor on terms and conditions established by the Committee. Payments may include, without limitation, provisions for the payment or crediting of reasonable interest on installment or deferred payments or the grant or crediting of amounts in respect of installment or deferred payments denominated in shares.

6.5 Vested and Unvested Awards . After the satisfaction of all of the terms and conditions set by the Committee with respect to an Award of Restricted Stock, a certificate, without the legend set forth in Section 4.1(b) , for the number of shares that are no longer subject to such restrictions, terms and conditions shall be delivered to the Advisor. Upon termination of the Advisory Agreement under circumstances that do not cause the Advisor to become fully vested, any remaining unvested shares of Restricted Stock or Other Stock-Based Awards, as the case may be, shall either be forfeited back to the Company or, if appropriate under the terms of the Award, shall continue to be subject to the restrictions, terms and conditions set by the Committee with respect to such Award.

6.6 Other Provisions . No grant of any Award shall be construed as limiting any right which the Company may have to terminate the Advisory Agreement, pursuant to the terms thereof.

6.7 Change of Control . In the event of a Change of Control, the following provisions shall apply.

(a) General . Unless otherwise provided in the Award, in connection with a Change of Control, the Board shall have the authority in its sole discretion to take any one or more of the following actions with respect to the Awards:

(i) The Board may accelerate vesting of any unvested Awards;

(ii) the Board may waive, alter and/or amend the performance goals and other restrictions and conditions of Awards then outstanding, with the result that the affected Awards may be deemed vested, and the Restricted Period or other limitations on payment in full with respect thereto shall be deemed to have expired, as of the date of the Change of Control or such other date as may be determined by the Board;

(iii) the Board may cause the acquirer to assume the Plan and the Awards or exchange the Awards for awards for the acquirer’s stock;

(iv) the Board may terminate the Plan; and

(v) the Board may terminate and cancel all outstanding unvested or unexercised Awards as of the date of the Change of Control on such terms and conditions as it deems appropriate.

 

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Notwithstanding the above provisions of this Section 6.7(a) , the Board shall not be required to take any action described in the preceding provisions of this Section 6.7(a) , and any decision made by the Board, in its sole discretion, not to take some or all of the actions described in the preceding provisions of this Section 6.7(a) shall be final, binding and conclusive with respect to the Company and all other interested persons.

(b) Right to Cash-Out . The Board shall, in connection with a Change of Control, have the right to require the Advisor to transfer and deliver to the Company all Awards previously granted to the Advisor in exchange for an amount equal to the Cash Value (as defined below) of the Awards. Such right shall be exercised by written notice to the Advisor. The amount payable to the Advisor by the Company shall be in cash or by certified check paid within five (5) days following the transfer and delivery of such Award (but in no event later than fifty (50) days following the date of the Change of Control). “Cash Value” of an Award means the sum of (i) in the case of any Award which is not an Award of Restricted Stock, the value of all benefits to which the Advisor would be entitled as if the Award were vested and settled or exercised and (ii) in the case of an Award of Restricted Stock, the FMV Per Share of Restricted Stock, multiplied by the number of shares subject to such Award, all as determined by the Board as of the date of the Change of Control or such other date as may be determined by the Board.

6.8 Ownership Limit . Notwithstanding any provision of the Plan or the terms of any Awards, the Company shall not be required to, and shall not, issue any Awards hereunder if such issuance would cause the Company to violate the Ownership Limits set forth in its Articles of Amendment and Restatement. As used herein and in the Company’s Articles of Amendment and Restatement, the term “Ownership Limit” means (i) with respect to any class or series shares of Common Stock, 9.8% (in value or number of shares, whichever is more restrictive) of the outstanding shares of such class or series of Common Stock of the Company and (ii) with respect to any class or series of shares of preferred stock or other stock, 9.8% (in value or number of shares, whichever is more restrictive) of the outstanding shares of such class or series of preferred stock or other stock of the Company.

ARTICLE VII

MISCELLANEOUS

7.1 No Rights to Awards . The Advisor shall not have any claim to be granted any Award and the terms and conditions of Awards need not be the same with respect to each grant of an Award.

7.2 No Right to Continued Service . The grant of an Award shall not be construed as giving the Advisor the right to continue to provide services to the Company or any of its Affiliates. Further, the Company may at any time terminate the Advisory Agreement, pursuant to the terms thereof, free from any liability or any claim under the Plan, unless otherwise expressly provided in the Plan or in any Award agreement.

7.3 Governing Law . The validity, construction, and effect of the Plan and any rules and regulations relating to the Plan shall be determined in accordance with applicable federal law and the laws of the State of Maryland, without regard to any principles of conflicts of law.

7.4 Severability . If any provision of the Plan or any Award is, becomes or is deemed to be invalid, illegal, or unenforceable in any jurisdiction or as to the Advisor or any Award, or would disqualify the Plan or any Award under any law deemed applicable by the Committee, such provision shall be construed or deemed amended to conform to the applicable laws, or if it cannot be construed or deemed amended without, in the determination of the Committee, materially altering the intent of the Plan or the Award, such provision shall be stricken as to such jurisdiction or Award and the remainder of the Plan and any such Award shall remain in full force and effect.

 

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7.5 Other Laws . The Committee may refuse to issue or transfer any shares or other consideration under an Award if, acting in its sole discretion, it determines that the issuance of transfer or such shares or such other consideration might violate any applicable law.

7.6 No Guarantee of Tax Consequences . The Advisor shall be solely responsible for and liable for any tax consequences (including but not limited to any interest or penalties) as a result of its participation in the Plan. None of the Board, the Company or the Committee makes any commitment or guarantee that any federal, state or local tax treatment will apply or be available to the Advisor and assumes no liability whatsoever for the tax consequences to the Advisor.

7.7 Claw-back Policy . All Awards (including any proceeds, gains or other economic benefit actually or constructively received by the Advisor upon any receipt or exercise of any Award or upon the receipt or resale of any shares of Common Stock underlying the Award) shall be subject to the provisions of any claw-back policy implemented by the Company, the Advisor or any Affiliate, as applicable, including, without limitation, any claw-back policy adopted to comply with the requirements of any federal or state laws and any rules or regulations promulgated thereunder, to the extent set forth in such claw-back policy and/or in the applicable Award agreement.

7.8 Transfer of Awards . Following the end of any applicable Restricted Period for any Awards granted to the Advisor pursuant to this Plan, unless otherwise limited in the Award agreement or the underlying Award itself, the Advisor may allocate all or a portion of any Award, or ownership or profits interests in any Award, to the Advisor’s officers or other personnel of the Advisor or its Affiliates. Any such allocation shall not affect the applicable terms of this Plan or any such Award.

 

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Exhibit 10.10

INDEMNIFICATION AGREEMENT

THIS INDEMNIFICATION AGREEMENT (this “ Agreement ”) is entered into as of [            ], 2013, by and between Ashford Hospitality Prime, Inc., a Maryland corporation (the “ Company ” or the “ Indemnitor ”) and [                    ] (the “ Indemnitee ”).

WHEREAS , the Indemnitee is an officer [or][and] a member of the Board of Directors of the Company and in such [capacity][capacities] is performing a valuable service for the Company;

WHEREAS , Maryland law permits the Company to enter into contracts with its officers or members of its Board of Directors with respect to indemnification of, and advancement of expenses to, such persons;

WHEREAS , the Articles of Amendment and Restatement of the Company (the “ Charter ”) provide that the Company shall indemnify and advance expenses to its directors and officers to the maximum extent permitted by Maryland law in effect from time to time;

WHEREAS , the Amended and Restated Bylaws of the Company (the “ Bylaws ”) provide that each director and officer of the Company shall be indemnified by the Company to the maximum extent permitted by Maryland law in effect from time to time and shall be entitled to advancement of expenses consistent with Maryland law; and

WHEREAS , to induce the Indemnitee to provide services to the Company as an officer [or][and] a member of the Board of Directors, and to provide the Indemnitee with specific contractual assurance that indemnification will be available to the Indemnitee regardless of, among other things, any amendment to or revocation of the Charter or the Bylaws, or any acquisition transaction relating to the Company, the Indemnitor desires to provide the Indemnitee with protection against personal liability as set forth herein.

NOW , THEREFORE , in consideration of the premises and the covenants contained herein, the Indemnitor and the Indemnitee hereby agree as follows:

 

1. DEFINITIONS

For purposes of this Agreement:

 

  (A) Change of Control ” is when the following have occurred and are continuing:

 

   

the acquisition by any person, including any syndicate or group deemed to be a “person” under Section 13(d)(3) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), of beneficial ownership, directly or indirectly, through a purchase, merger or other acquisition transaction or series of purchases, mergers or other acquisition transactions of shares of the Company entitling that person to exercise more than 50% of the total voting power of all shares of the Company entitled to vote generally in elections of directors (except that such person will be deemed to have beneficial ownership of all securities that such person has the right to acquire, whether such right is currently exercisable or is exercisable only upon the occurrence of a subsequent condition); and


   

following the closing of any transaction referred to in the bullet point above, neither the Company nor the acquiring or surviving entity has a class of common securities (or ADRs representing such securities) listed on the NYSE, the NYSE Amex or NASDAQ or listed or quoted on an exchange or quotation system that is a successor to the NYSE, the NYSE Amex or NASDAQ.

 

  (B) Corporate Status ” describes the status of a person who is or was a director or officer of the Company or is or was serving at the request of the Company as a director, officer, partner (limited or general), member, employee or agent of any other foreign or domestic corporation, partnership, joint venture, limited liability company, trust, other enterprise (whether conducted for profit or not for profit) or employee benefit plan. The Company shall be deemed to have requested the Indemnitee to serve an employee benefit plan where the performance of the Indemnitee’s duties to the Company also imposes or imposed duties on, or otherwise involves or involved services by, the Indemnitee to the plan or participants or beneficiaries of the plan.

 

  (C) Determination ” means a determination that either (x) there is a reasonable basis for the conclusion that indemnification of Indemnitee is proper in the circumstances because the Indemnitee had met the applicable standard of conduct (a “Favorable Determination”) or (y) there is no reasonable basis for the conclusion that indemnification of Indemnitee is proper in the circumstances (an “Adverse Determination”).

 

  (D) Disinterested Director ” means a director who is not and was not a party to the Proceeding in respect of which indemnification is sought by Indemnitee and does not otherwise have an interest materially adverse to any interest of the Indemnitee.

 

  (E) Expenses ” shall include all attorneys’ and paralegals’ fees, retainers, court costs, transcript costs, fees of experts, witness fees, travel expenses, duplicating costs, printing and binding costs, telephone charges, postage, delivery service fees, and all other disbursements or expenses of the types customarily incurred in connection with prosecuting, defending, preparing to prosecute or defend, investigating, or being or preparing to be a witness in a Proceeding.

 

  (F) Proceeding ” includes any action, suit, arbitration, alternate dispute resolution mechanism, investigation (including any formal or informal internal investigation to which the Indemnitee is made a party by reason of the Corporate Status of the Indemnitee), administrative hearing, or any other proceeding, including appeals therefrom, whether civil, criminal, administrative, or investigative.

 

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  (G) Special Legal Counsel ” means a law firm, or a member of a law firm, that is experienced in matters of corporate law and neither presently is, or in the past two years has been, retained to represent (i) the Indemnitor or the Indemnitee in any matter material to either such party, or (ii) any other party to the Proceeding giving rise to a claim for indemnification hereunder.

 

2. INDEMNIFICATION

The Indemnitee shall be entitled to the rights of indemnification provided in this paragraph 2 and under applicable law, the Charter, the Bylaws, any other agreement, a vote of stockholders or resolution of the Board of Directors or otherwise if, by reason of such Indemnitee’s Corporate Status, such Indemnitee is, or is threatened to be made, a party to any threatened, pending, or contemplated Proceeding, including a Proceeding by or in the right of the Company. Unless prohibited by paragraph 13 hereof and subject to the other provisions of this Agreement, the Indemnitee shall be indemnified hereunder, to the maximum extent permitted by Maryland law in effect from time to time, against judgments, penalties, fines and settlements and reasonable Expenses actually incurred by or on behalf of such Indemnitee in connection with such Proceeding or any claim, issue or matter therein; provided, however, that if such Proceeding was initiated by or in the right of the Company, indemnification may not be made in respect of such Proceeding if the Indemnitee shall have been finally adjudged to be liable to the Company. For purposes of this paragraph 2, excise taxes assessed on the Indemnitee with respect to an employee benefit plan pursuant to applicable law shall be deemed fines.

 

3. INDEMNIFICATION FOR EXPENSES IN CERTAIN CIRCUMSTANCES

 

  (A) Without limiting the effect of any other provision of this Agreement (including the Indemnitee’s rights to indemnification under paragraph 2 and advancement of expenses under paragraph 4), without regard to whether the Indemnitee is entitled to indemnification under paragraph 2 and without regard to the provisions of paragraph 6 hereof, to the extent that the Indemnitee is successful, on the merits or otherwise, in any Proceeding to which the Indemnitee is a party by reason of such Indemnitee’s Corporate Status, such Indemnitee shall be indemnified against all reasonable Expenses actually incurred by or on behalf of such Indemnitee in connection therewith.

 

  (B) If the Indemnitee is not wholly successful in such Proceeding but is successful, on the merits or otherwise, as to one or more but less than all claims, issues, or matters in such Proceeding, the Indemnitor shall indemnify the Indemnitee against all reasonable Expenses actually incurred by or on behalf of such Indemnitee in connection with each successfully resolved claim, issue or matter.

 

  (C) For purposes of this paragraph 3 and without limitation, the termination of any claim, issue or matter in such Proceeding by dismissal, with or without prejudice, shall be deemed to be a successful result as to such claim, issue or matter.

 

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4. ADVANCEMENT OF EXPENSES

Notwithstanding anything in this Agreement to the contrary, but subject to paragraph 13 hereof, if the Indemnitee is or was or becomes a party to or is otherwise involved in any Proceeding (including as a witness), or is or was threatened to be made a party to or a participant (including as a witness) in any such Proceeding, by reason of the Indemnitee’s Corporate Status, or by reason of (or arising in part out of) any actual or alleged event or occurrence related to the Indemnitee’s Corporate Status, or by reason of any actual or alleged act or omission on the part of the Indemnitee taken or omitted in or relating to the Indemnitee’s Corporate Status, then the Indemnitor shall advance all reasonable Expenses incurred by the Indemnitee in connection with any such Proceeding within twenty (20) days after the receipt by the Indemnitor of a statement from the Indemnitee requesting such advance from time to time, whether prior to or after final disposition of such Proceeding; provided that, such statement shall reasonably evidence the Expenses incurred or to be incurred by the Indemnitee and shall include or be preceded or accompanied by (i) a written affirmation by the Indemnitee of the Indemnitee’s good faith belief that the standard of conduct necessary for indemnification by the Indemnitor as authorized by this Agreement has been met and (ii) a written undertaking by or on behalf of the Indemnitee to repay the amounts advanced if it should ultimately be determined that the standard of conduct has not been met. The undertaking required by clause (ii) of the immediately preceding sentence shall be an unlimited general obligation of the Indemnitee but need not be secured and may be accepted without reference to financial ability to make the repayment.

 

5. WITNESS EXPENSES

Notwithstanding any other provision of this Agreement, to the extent that the Indemnitee is, by reason of such Indemnitee’s Corporate Status, a witness (or is forced or asked to respond to discovery requests) for any reason in any Proceeding to which such Indemnitee is not a named defendant or respondent, the Indemnitor shall advance all Expenses actually incurred by or on behalf of such Indemnitee, on an as-incurred basis in accordance with paragraph 4 of this Agreement, in connection therewith and indemnify the Indemnitee therefor.

 

6. DETERMINATION OF ENTITLEMENT TO AND AUTHORIZATION OF INDEMNIFICATION

 

  (A) To obtain indemnification under this Agreement, the Indemnitee shall submit to the Indemnitor a written request, including therewith such documentation and information reasonably necessary to determine whether and to what extent the Indemnitee is entitled to indemnification.

 

  (B)

The Indemnitor agrees that the Indemnitee shall be indemnified to the fullest extent permitted by law. Indemnification under this Agreement may not be made unless authorized for a specific Proceeding after a Determination has been made in accordance with this paragraph 6(B) that indemnification of the Indemnitee is permissible in the circumstances because the Indemnitee has met the following standard of conduct: the Indemnitor shall indemnify the Indemnitee in accordance with the provisions of paragraph 2 hereof, unless it is established that: (a) the act or omission of the Indemnitee was material to the matter giving rise to the Proceeding and (x) was committed in bad faith or (y) was the result of active and deliberate dishonesty; (b) the Indemnitee actually received an improper personal

 

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  benefit in money, property or services; or (c) in the case of any criminal proceeding, the Indemnitee had reasonable cause to believe that the act or omission was unlawful. Any Determination shall be made within thirty (30) days after receipt of Indemnitee’s written request for indemnification pursuant to Section 6(A) and such Determination shall be made either (i) by the Disinterested Directors, even though less than a quorum, so long as Indemnitee does not request that such Determination be made by Special Legal Counsel, or (ii) if so requested by Indemnitee, in Indemnitee’s sole discretion, by Special Legal Counsel in a written opinion to the Indemnitor and Indemnitee. If a Determination is made that Indemnitee is entitled to indemnification, payment to the Indemnitee shall be made within fifteen (15) business days after such Determination. Indemnitee shall reasonably cooperate with the person, persons or entity making such Determination with respect to Indemnitee’s entitlement to indemnification, including providing to such person, persons or entity upon reasonable advance request any documentation or information which is not privileged or otherwise protected from disclosure and which is reasonably available to Indemnitee and reasonably necessary to such Determination. Any Expenses incurred by Indemnitee in so cooperating with the Disinterested Directors or Special Legal Counsel, as the case may be, making such determination shall be advanced and borne by the Indemnitor in accordance with paragraph 4 of this Agreement (irrespective of the Determination as to Indemnitee’s entitlement to indemnification). If the person, persons or entity empowered or selected under Section 6(B) of this Agreement to determine whether Indemnitee is entitled to indemnification shall not have made a Favorable Determination within thirty (30) days after receipt by the Indemnitor of the request therefor, the requisite Determination of entitlement to indemnification shall, to the fullest extent not prohibited by law, be deemed to have been made and Indemnitee shall be entitled to such indemnification, absent (i) a misstatement by Indemnitee of a material fact, or an omission of a material fact necessary to make Indemnitee’s statement not materially misleading, in connection with the request for indemnification, or (ii) a prohibition of such indemnification under applicable law; provided, however, that such thirty (30) day period may be extended for a reasonable time, not to exceed an additional fifteen (15) days, if the person, persons or entity making the Determination with respect to entitlement to indemnification in good faith requires such additional time for the obtaining or evaluating of documentation and/or information relating thereto; and provided, further, that the foregoing provisions of this Section 6(B) shall not apply if the Determination of entitlement to indemnification is to be made by Special Legal Counsel pursuant to Section 6(E).

 

  (C)

The Indemnitor shall be bound by and shall have no right to challenge a Favorable Determination. If an Adverse Determination is made, or if for any other reason the Indemnitor does not make timely indemnification payments or advancement of Expenses required by this Agreement, the Indemnitee shall have the right to commence a Proceeding before a court of competent jurisdiction to challenge such Adverse Determination and/or to require the Indemnitor to make such payments or advancement of expenses (and the Indemnitor shall have the right to

 

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  defend their position in such Proceeding and to appeal any adverse judgment in such Proceeding). The Indemnitee shall be entitled to have such Expenses advanced by the Indemnitor in accordance with paragraph 4 of this Agreement and applicable law. If the Indemnitee fails to challenge an Adverse Determination within ninety (90) business days, or if Indemnitee challenges an Adverse Determination and such Adverse Determination has been upheld by a final judgment of a court of competent jurisdiction from which no appeal can be taken, then, to the extent and only to the extent required by such Adverse Determination or final judgment, the Indemnitor shall not be obligated to indemnify the Indemnitee under this Agreement.

 

  (D) The Indemnitee shall cooperate with the person or entity making such Determination with respect to the Indemnitee’s entitlement to indemnification, including providing upon reasonable advance request any documentation or information which is not privileged or otherwise protected from disclosure and which is reasonably available to the Indemnitee and reasonably necessary to such determination. Any reasonable costs or expenses (including reasonable attorneys’ fees and disbursements) incurred by the Indemnitee in so cooperating shall be borne by the Indemnitor (irrespective of the determination as to the Indemnitee’s entitlement to indemnification) and the Indemnitor hereby indemnifies and agrees to hold the Indemnitee harmless therefrom.

 

  (E)

In the event the determination of entitlement to indemnification is to be made by Special Legal Counsel pursuant to Section 6(B) hereof, the Indemnitee, or the Indemnitor, as the case may be, may, within seven days after such written notice of selection shall have been given, deliver to the Indemnitor or to the Indemnitee, as the case may be, a written objection to such selection. Such objection may be asserted only on the grounds that the Special Legal Counsel so selected does not meet the requirements of “Special Legal Counsel” as defined in paragraph 1 of this Agreement. If such written objection is made, the Special Legal Counsel so selected may not serve as Special Legal Counsel until a court has determined that such objection is without merit. If, within twenty (20) days after submission by the Indemnitee of a written request for indemnification pursuant to Section 6(A) hereof, no Special Legal Counsel shall have been selected or, if selected, shall have been objected to, either the Indemnitor or the Indemnitee may petition a court for resolution of any objection which shall have been made by the Indemnitor or the Indemnitee to the other’s selection of Special Legal Counsel and/or for the appointment as Special Legal Counsel of a person selected by the court or by such other person as the court shall designate, and the person with respect to whom an objection is so resolved or the person so appointed shall act as Special Legal Counsel under Section 6(B) hereof. The Indemnitor shall pay all reasonable fees and expenses of Special Legal Counsel incurred in connection with acting pursuant to Section 6(B) hereof, and all reasonable fees and expenses incident to the selection of such Special Legal Counsel pursuant to this Section 6(D). In the event that a determination of entitlement to indemnification is to be made by Special Legal Counsel and such determination shall not have been made and delivered in a written opinion within ninety (90) days after the receipt by the

 

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  Indemnitor of the Indemnitee’s request in accordance with Section 6(A), upon the due commencement of any judicial proceeding in accordance with Section 8(A) of this Agreement, Special Legal Counsel shall be discharged and relieved of any further responsibility in such capacity.

 

7. PRESUMPTIONS

 

  (A) It shall be presumed that the Indemnitee is entitled to indemnification under this Agreement (notwithstanding any Adverse Determination), and the Indemnitor or any other person or entity challenging such right shall have the burden of proof to overcome that presumption in connection with the making by any person, persons or entity of any determination contrary to that presumption.

 

  (B) The termination of any Proceeding by conviction, or upon a plea of nolo contendere or its equivalent, or an entry of an order of probation prior to judgment, creates a rebuttable presumption that the Indemnitee did not meet the requisite standard of conduct described herein for indemnification.

 

8. REMEDIES

 

  (A) In the event that: (i) an Adverse Determination is made, or (ii) advancement of reasonable Expenses is not timely made pursuant to this Agreement, or (iii) payment of indemnification due the Indemnitee under this Agreement is not timely made, the Indemnitee shall be entitled to an adjudication in an appropriate court of competent jurisdiction of such Indemnitee’s entitlement to such indemnification or advancement of Expenses.

 

  (B) In the event that an Adverse Determination shall have been made pursuant to Section 6(B) of this Agreement that Indemnitee is not entitled to indemnification, any judicial proceeding or arbitration commenced pursuant to this paragraph 8 shall be conducted in all respects as a de novo trial, or arbitration, on the merits. The fact that an Adverse Determination has been made earlier pursuant to paragraph 6 of this Agreement that the Indemnitee was not entitled to indemnification shall not be taken into account in any judicial proceeding commenced pursuant to this paragraph 8 and the (i) Indemnitee shall not be prejudiced in any way by reason of that Adverse Determination and (ii) the Indemnitor shall have the burden of proving that the Indemnitee is not entitled to indemnification or advancement of Expenses, as the case may be.

 

  (C) If a Favorable Determination shall have been made or deemed to have been made pursuant to Section 6(B) of this Agreement that the Indemnitee is entitled to indemnification, the Indemnitor shall be bound by such Determination in any judicial proceeding or arbitration commenced pursuant to this paragraph 8, absent: (i) a misstatement by the Indemnitee of a material fact, or an omission of a material fact necessary to make the Indemnitee’s statement not materially misleading, in connection with the request for indemnification, or (ii) a prohibition of such indemnification under applicable law.

 

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  (D) The Indemnitor shall be precluded from asserting in any judicial proceeding commenced pursuant to this paragraph 8 that the procedures and presumptions of this Agreement are not valid, binding and enforceable and shall stipulate in any such court that the Indemnitor is bound by all the provisions of this Agreement.

 

  (E) In the event that the Indemnitee, pursuant to this paragraph 8, seeks a judicial adjudication of such Indemnitee’s rights under, or to recover damages for breach of, this Agreement, if successful on the merits or otherwise as to all or less than all claims, issues or matters in such judicial adjudication, the Indemnitee shall be entitled to recover from the Indemnitor, and shall be indemnified by the Indemnitor against, any and all reasonable Expenses actually incurred by such Indemnitee in connection with each successfully resolved claim, issue or matter.

 

  (F) Notwithstanding anything in this Agreement to the contrary, no Determination as to entitlement of the Indemnitee to indemnification under this Agreement shall be required to be made prior to the final disposition of the Proceeding.

 

9. NOTIFICATION AND DEFENSE OF CLAIMS

The Indemnitee agrees promptly to notify the Indemnitor in writing upon being served with any summons, citation, subpoena, complaint, indictment, information, or other document relating to any Proceeding or matter which may be subject to indemnification or advancement of Expenses covered hereunder, but the failure so to notify the Indemnitor will not relieve the Indemnitor from any liability that the Indemnitor may have to Indemnitee under this Agreement unless the Indemnitor can establish that such omission to notify resulted in actual and material prejudice to which it cannot be reversed or otherwise eliminated without any material negative effect on the Indemnitor. With respect to any such Proceeding as to which Indemnitee notifies the Indemnitor of the commencement thereof:

 

  (A) The Indemnitor will be entitled to participate therein at its own expense.

 

  (B)

Except as otherwise provided below, the Indemnitor will be entitled to assume the defense thereof, with counsel reasonably satisfactory to Indemnitee. After notice from the Indemnitor to Indemnitee of the Indemnitor’s election to assume the defense thereof, the Indemnitor will not be liable to Indemnitee under this Agreement for any legal or other expenses subsequently incurred by Indemnitee in connection with the defense thereof other than reasonable costs of investigation or as otherwise provided below. Indemnitee shall have the right to employ Indemnitee’s own counsel in such Proceeding, but the fees and disbursements of such counsel incurred after notice from the Indemnitor of the Indemnitor’s assumption of the defense thereof shall be at the expense of Indemnitee unless (a) the employment of counsel by the Indemnitee has been authorized by the Indemnitor, (b) the Indemnitee shall have reasonably concluded that there may be a conflict of interest between the Indemnitor and the Indemnitee in the conduct of the defense of such action, (c) such Proceeding seeks penalties or other relief against the Indemnitee with respect to which the Indemnitor could not provide monetary indemnification to the Indemnitee (such as injunctive relief or

 

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  incarceration) or (d) the Indemnitor shall not in fact have employed counsel to assume the defense of such action, in each of which cases the fees and disbursements of counsel shall be at the expense of the Indemnitor. The Indemnitor shall not be entitled to assume the defense of any Proceeding brought by or on behalf of the Indemnitor, or as to which the Indemnitee shall have reached the conclusion specified in clause (b) above, or which involves penalties or other relief against the Indemnitee of the type referred to in clause (c) above.

 

  (C) The Indemnitor shall not be liable to indemnify the Indemnitee under this Agreement for any amounts paid in settlement of any action or claim effected without the Indemnitor’s written consent. The Indemnitor shall not settle any action or claim in any manner that would impose any penalty or limitation on the Indemnitee without the Indemnitee’s written consent. Neither the Indemnitor nor Indemnitee will unreasonably withhold or delay consent to any proposed settlement.

 

10. NON-EXCLUSIVITY; SURVIVAL OF RIGHTS; INSURANCE SUBROGATION

 

  (A) The rights of indemnification and to receive advancement of reasonable Expenses as provided by this Agreement shall not be deemed exclusive of any other rights to which the Indemnitee may at any time be entitled under applicable law, the Charter, the Bylaws, any other agreement, a vote of stockholders, a resolution of the Board of Directors or otherwise, except that any payments otherwise required to be made by the Indemnitor hereunder shall be offset by any and all amounts received by the Indemnitee from any other indemnitor or under one or more liability insurance policies maintained by an indemnitor or otherwise and shall not be duplicative of any other payments received by an Indemnitee from the Indemnitor in respect of the matter giving rise to the indemnity hereunder; provided, however, that if indemnification rights are provided by an Additional Indemnitor as defined in Section 18(B) hereof, such Section shall govern. No amendment, alteration or repeal of this Agreement or any provision hereof shall be effective as to the Indemnitee with respect to any action taken or omitted by the Indemnitee prior to such amendment, alteration or repeal.

 

  (B) To the extent that the Company maintains an insurance policy or policies providing liability insurance for directors and officers of the Company, the Indemnitee shall be covered by such policy or policies in accordance with its or their terms to the maximum extent of the coverage available and upon any Change of Control the Company shall use commercially reasonable efforts to obtain or arrange for continuation and/or “tail” coverage for the Indemnitee to the maximum extent obtainable at such time.

 

  (C) Except as otherwise provided in Section 18(B) hereof, in the event of any payment under this Agreement, the Indemnitor shall be subrogated to the extent of such payment to all of the rights of recovery of the Indemnitee, who shall execute all papers required and take all actions necessary to secure such rights, including execution of such documents as are necessary to enable the Indemnitor to bring suit to enforce such rights.

 

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  (D) Except as otherwise provided in Section 18(B) hereof, the Indemnitor shall not be liable under this Agreement to make any payment of amounts otherwise indemnifiable hereunder if and to the extent that the Indemnitee has otherwise actually received such payment under any insurance policy, contract, agreement, or otherwise.

 

  (E) If Ashford Hospitality Trust, Inc. (“ Ashford Trust ”) (or any member or other affiliate thereof other than the Indemnitor) pays or causes to be paid, for any reason, any amounts with respect to any Proceeding in which the Indemnitee may be indemnified or entitled to indemnification hereunder or under any other indemnification agreement with the Indemnitee (whether pursuant to contract, by-laws, charter or other organizational documents) or otherwise in its capacity as a stockholder of the Company, then (x) Ashford Trust (or such affiliate, as the case may be) shall be fully subrogated to all rights of the Indemnitee with respect to such payment and (y) the Indemnitor shall fully indemnify, reimburse and hold harmless Ashford Trust (or such other affiliates) for all such payments actually made by Ashford Trust (or such other affiliates).

 

11. CONTINUATION OF INDEMNITY

 

  (A) All agreements and obligations of the Indemnitor contained herein shall continue during the period the Indemnitee is an officer or a member of the Board of Directors of the Company and shall continue thereafter so long as the Indemnitee shall be subject to any threatened, pending or completed Proceeding by reason of such Indemnitee’s Corporate Status and during the period of statute of limitations for any act or omission occurring during the Indemnitee’s term of Corporate Status. This Agreement shall be binding upon the Indemnitor and its respective successors and assigns and shall inure to the benefit of the Indemnitee and such Indemnitee’s heirs, executors and administrators.

 

  (B) The Company shall require and cause any successor (whether direct or indirect by purchase, merger, consolidation or otherwise) to all, substantially all or a substantial part, of the business and/or assets of the Company, by written agreement in form and substance reasonably satisfactory to the Indemnitee, expressly to assume and agree to perform this Agreement in the same manner and to the same extent that the Company would be required to perform if no such succession had taken place.

 

12. SEVERABILITY

If any provision or provisions of this Agreement shall be held to be invalid, illegal or unenforceable for any reason whatsoever, (i) the validity, legality, and enforceability of the remaining provisions of this Agreement (including, without limitation, each portion of any paragraph of this Agreement containing any such provision held to be invalid, illegal or

 

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unenforceable, that is not itself invalid, illegal or unenforceable) shall not in any way be affected or impaired thereby, and (ii) to the fullest extent possible, the provisions of this Agreement (including, without limitation, each portion of any paragraph of this Agreement containing any such provision held to be invalid, illegal or unenforceable, that is not itself invalid, illegal or unenforceable) shall be construed so as to give effect to the intent manifested by the provisions held invalid, illegal or unenforceable.

 

13. EXCEPTIONS TO RIGHT OF INDEMNIFICATION OR ADVANCEMENT OF EXPENSES

Notwithstanding any other provisions of this Agreement, the Indemnitee shall not be entitled to indemnification or advancement of reasonable Expenses under this Agreement with respect to (i) any Proceeding initiated by such Indemnitee against the Indemnitor other than a proceeding commenced pursuant to paragraph 8 hereof, or (ii) any Proceeding for an accounting of profits arising from the purchase and sale by Indemnitee of securities of the Company in violation of Section 16(b) of the Exchange Act, rules and regulations promulgated thereunder, or any similar provisions of any federal, state or local statute.

 

14. NOTICE TO THE COMPANY STOCKHOLDERS

Any indemnification of, or advancement of reasonable Expenses, to an Indemnitee in accordance with this Agreement, if arising out of a Proceeding by or in the right of the Company, shall be reported in writing to the stockholders of the Company with the notice of the next Company stockholders’ meeting or prior to the meeting.

 

15. HEADINGS

The headings of the paragraphs of this Agreement are inserted for convenience only and shall not be deemed to constitute part of this Agreement or to affect the construction thereof.

 

16. MODIFICATION AND WAIVER

No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by each of the parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provisions hereof (whether or not similar) nor shall such waiver constitute a continuing waiver.

 

17. NOTICES

All notices, requests, demands, and other communications hereunder shall be in writing and shall be deemed to have been duly given if (i) delivered by hand or by a nationally recognized overnight delivery service and received by the party to whom said notice or other communication shall have been directed, or (ii) mailed by certified or registered mail with postage prepaid, on the third business day after the date on which it is so mailed, if so delivered or mailed, as the case may be, to the following addresses:

If to the Indemnitee, to the address set forth in the records of the Company.

 

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If to the Indemnitor, to:

Ashford Hospitality Prime, Inc.

14185 Dallas Parkway

Suite 1100

Dallas, TX 75254

Attention: General Counsel

or to such other address as may have been furnished to the Indemnitee by the Indemnitor or to the Indemnitor by the Indemnitee, as the case may be.

 

18. CONTRIBUTION

 

  (A) To the fullest extent permissible under applicable law, if the indemnification provided for in this Agreement is unavailable to Indemnitee for any reason whatsoever, the Company, in lieu of indemnifying Indemnitee, shall contribute to the amount incurred by Indemnitee, whether for judgments, penalties, fines and settlements and Expenses actually incurred by or on behalf of an Indemnitee, in connection with any claim relating to an indemnifiable event under this Agreement, in such proportion as is deemed fair and reasonable in light of all of the circumstances of such Proceeding in order to reflect (i) the relative benefits received by the Company and Indemnitee as a result of the event(s) and/or transaction(s) giving cause to such Proceeding; and/or (ii) the relative fault of the Company (and its directors, officers, employees and agents) and Indemnitee in connection with such event(s) and/or transaction(s).

 

  (B)

The Company acknowledges and agrees that as between the Company and any other entity that has provided indemnification rights in respect of Indemnitee’s service as a director of the Company at the request of such entity (an “ Additional Indemnitor ”), the Company shall be primarily liable to Indemnitee as set forth in this Agreement for any indemnification claim (including, without limitation, any claim for advancement of Expenses) by Indemnitee in respect of any Proceeding for which Indemnitee is entitled to indemnification hereunder. In the event the Additional Indemnitor is liable to any extent to Indemnitee by virtue of indemnification rights provided by the Additional Indemnitor to Indemnitee in respect of Indemnitee’s service on the Board of Directors at the request of the Additional Indemnitor and Indemnitee is also entitled to indemnification under this Agreement (including, without limitation, for advancement of Expenses) as a result of any Proceeding, the Company shall pay, in the first instance, the entire amount of any indemnification claim (including, without limitation, any claim for advancement of Expenses) brought by the Indemnitee against the Company under this Agreement (including, without limitation, any claim for advancement of Expenses) without requiring the Additional Indemnitor to contribute to such payment, and the Company hereby waives and relinquishes any right of contribution, subrogation or any other right of recovery of any kind it may have against the Additional Indemnitor in respect thereof. The Company further agrees that no advancement or payment by the Additional Indemnitor on behalf of

 

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  Indemnitee with respect to any claim for which Indemnitee has sought indemnification from the Company shall affect the foregoing and the Additional Indemnitor shall be subrogated to the extent of such advancement or payment to all of the rights of recovery of the Indemnitee against the Company. Without limiting the generality of the foregoing, the Company hereby acknowledges that certain of its Directors, including the Directors affiliated with Ashford Trust (the “ Specified Directors ”), may have certain rights to indemnification and advancement of expenses provided by Ashford Trust and certain of its affiliates (collectively, the “ Ashford Trust Indemnitors ”), which shall constitute Additional Indemnitors for purposes of this paragraph. To the extent the Indemnitee is a Specified Director, the Company hereby agrees and acknowledges that with respect to matters for which it is required to provide indemnity pursuant to the terms of this Agreement, (i) it shall be the indemnitor of first resort with respect to the Indemnitee ( i.e. , its obligations to the Indemnitee are primary and any obligation of the Ashford Trust Indemnitors to advance expenses or to provide indemnification for expenses or liabilities incurred by the Indemnitee are secondary), (ii) it shall advance the full amount of expenses incurred and shall be liable for the full amount of all expenses, judgments, penalties, fines and amounts paid in settlement by the Indemnitee to the extent required by the terms of this Agreement (or any other agreement between the Company and the Indemnitee), without regard to any rights the Specified Directors may have against the Ashford Trust Indemnitors and (iii) it irrevocably waives, relinquishes and releases the Ashford Trust Indemnitors from any and all claims against the Ashford Trust Indemnitors for contribution, subrogation or any other recovery of any kind in respect thereof related to the Company’s obligations set forth in clauses (i) and (ii) in this sentence. The Company further agrees that no advancement or payment by the Ashford Trust Indemnitors on behalf of the Indemnitee with respect to any claim for which the Indemnitee has sought indemnification from the Company shall affect the foregoing and the Ashford Trust Indemnitors shall have a right of contribution and/or be subrogated to the extent of such advancement or payment to all of the rights of recovery of the Indemnitee against the Company.

 

19. GOVERNING LAW

The parties agree that this Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of Maryland, without application of the conflict of laws principles thereof.

 

20. NO ASSIGNMENTS

The Indemnitee may not assign its rights or delegate obligations under this Agreement without the prior written consent of the Indemnitor. Any assignment or delegation in violation of this paragraph 20 shall be null and void.

 

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21. NO THIRD PARTY RIGHTS

Except for the rights of an Additional Indemnitor under paragraph 18(B) hereof and except for Ashford Trust, who is expressly made a third party beneficiary of paragraph 10(E) hereof: (a), nothing expressed or referred to in this Agreement will be construed to give any person other than the parties to this Agreement any legal or equitable right, remedy or claim under or with respect to this Agreement or any provision of this Agreement; and (b) this Agreement and all of its provisions are for the sole and exclusive benefit of the parties to this Agreement and their successors and permitted assigns.

 

22. COUNTERPARTS

This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together constitute an agreement binding on all of the parties hereto.

[Signature page follows]

 

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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.

 

ASHFORD HOSPITALITY PRIME, INC.
By:                                                                                                 
Name:
Title:
INDEMNITEE:
By:                                                                                                 
Name:

Exhibit 10.11

REGISTRATION RIGHTS AGREEMENT

THIS REGISTRATION RIGHTS AGREEMENT, dated as of [•], 2013, is entered into by and between Ashford Hospitality Prime, Inc., a Maryland corporation (“ Ashford Prime ”), Ashford Hospitality Limited Partnership, a Delaware limited partnership (“ Ashford Trust OP ”), which holds common partnership units in Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership ( Ashford Prime OP ”) and Ashford Hospitality Advisors LLC, a Delaware limited liability company (“ Ashford Advisor ”).

RECITALS

WHEREAS, in connection with the separation and distribution of Ashford Prime (the “ Transaction ”) from Ashford Hospitality Trust, Inc., a Maryland corporation (“ Ashford Trust ”), Ashford Trust OP has contributed to Ashford Hospitality Prime Limited Partnership (“ Ashford Prime OP ”) certain assets in exchange for the issuance of [•] common partnership units of Ashford Prime OP (the “ Ashford Prime OP Units ”). Ashford Trust OP has retained certain of the Ashford Prime OP Units and has distributed the remainder to its limited partners, in accordance with the provisions of Ashford Trust OP’s partnership agreement, and Ashford Trust OP has been admitted as a limited partner of Ashford Prime OP;

WHEREAS, in connection with the Transaction and pursuant to an Advisory Agreement, Ashford Advisor will serve as the external advisor to Ashford Prime, and may receive Ashford Prime OP Units as compensation for such services (the “ Ashford Advisor Units ”);

WHEREAS, in connection with the Transaction, Ashford Prime OP and Ashford Trust OP, together with certain of their Affiliates have entered into option agreement pursuant to which Ashford Trust OP may receive additional Ashford Prime OP Units in exchange for the contribution of specified properties (such additional Ashford Prime OP Units, together with the Ashford Advisor Units, the “ Additional Ashford Prime OP Units ”); and

WHEREAS, pursuant to the Prime Partnership Agreement (as defined below), Ashford Prime OP Units, including any Additional Ashford Prime OP Units, owned by Ashford Trust OP or Ashford Advisor will be redeemable for cash or, at the option of Ashford Prime, exchangeable for shares of Ashford Prime’s common stock, par value $0.01 per share (the “ Common Stock ”) upon the terms and subject to the conditions contained in the Prime Partnership Agreement.

NOW, THEREFORE, in consideration of the premises and the mutual agreements herein contained, and for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

ARTICLE I

DEFINITIONS

Section 1.1 Definitions . In addition to the definitions set forth above, the following terms, as used herein, have the following meanings:

Affiliate ” of any Person means any other Person directly or indirectly controlling or controlled by or under common control with such Person. For the purposes of this definition,

 

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“control” when used with respect to any Person, means the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person, whether through the ownership of voting securities, by contract or otherwise; and the terms “controlling” and “controlled” have meanings correlative to the foregoing.

Agreement ” means this Registration Rights Agreement, as it may be amended, supplemented or restated from time to time.

Business Day ” means any day, other than a Saturday or Sunday, that is neither a legal holiday nor a day on which banking institutions in Dallas, Texas are authorized or required by law, regulation or executive order to close.

Charter ” means the Articles of Amendment and Restatement of Ashford Prime as filed with the Secretary of State of the State of Maryland on [•], 2013, as the same may be amended, modified or restated from time to time.

Commission ” means the Securities and Exchange Commission.

Confidential Information ” means Confidential Information as defined in Section 2.13(c).

Demand Registration ” shall have the meaning set forth in Section 2.1(c) of this Agreement.

Exchange Act ” means the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder.

Exchangeable Ashford Prime OP Units ” means Ashford Prime OP Units, including any Additional Ashford Prime OP Units, which may be redeemable for cash or, at the sole and absolute discretion of Ashford Prime, exchangeable for shares of Common Stock pursuant to Section 7.4 of the Prime Partnership Agreement (without regard to any limitations on the exercise of such exchange right as a result of the Ownership Limit Provisions).

Holder ” means any Initial Holder who is the record or beneficial owner of any Registrable Security or any assignee or transferee of such Initial Holder (including assignments or transfers of Registrable Securities to such assignees or transferees as a result of the foreclosure on any loans secured by such Registrable Securities) (x) to the extent permitted under the Prime Partnership Agreement or the Charter, as applicable, and (y) provided such assignee or transferee agrees in writing to be bound by all the provisions hereof, unless such owner, assignee or transferee acquires such Registrable Security in a public distribution pursuant to a registration statement under the Securities Act or pursuant to transactions exempt from registration under the Securities Act where securities sold in such transaction may be resold without subsequent registration under the Securities Act.

Immediate Family ” of any individual means such individual’s estate and heirs or current spouse, or former spouse, parents, parents-in-law, children (whether natural or adoptive or by marriage), siblings and grandchildren and any trust or estate, all of the beneficiaries of which consist of such individual or any of the foregoing.

 

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Initial Holder ” means (i) Ashford Trust OP, (ii) any partner, member or stockholder of Ashford Trust OP, (iii) any Affiliate of any such partner, member or stockholder, and (iv) the Immediate Family of any of the foregoing.

Notice and Questionnaire ” means a written notice, substantially in the form attached as Exhibit A , delivered by a Holder to Ashford Prime (i) notifying Ashford Prime of such Holder’s desire to include Registrable Securities held by it in a Resale Shelf Registration Statement, (ii) containing all information about such Holder required to be included in such registration statement in accordance with applicable law, including Item 507 of Regulation S-K promulgated under the Securities Act, as amended from time to time, or any similar successor rule thereto, and (iii) pursuant to which such Holder agrees to bound by the terms and conditions hereof.

Ownership Limit Provisions ” mean the various provisions of Ashford Prime’s Charter set forth in ARTICLE VI thereof restricting the ownership of shares of Common Stock by Persons to specified percentages of the outstanding shares of Common Stock.

Person ” means an individual or a corporation, partnership, limited liability company, association, trust, or any other entity or organization, including a government or political subdivision or an agency or instrumentality thereof.

Piggyback Registration ” shall have the meaning set forth in Section 2.1(b) of this Agreement.

Prime Partnership Agreement ” means the Amended and Restated Agreement of Limited Partnership of Ashford Prime OP, dated as of [•], 2013, as the same may be amended, modified or restated from time to time.

Registrable Securities ” means shares of Common Stock of Ashford Prime at any time owned, either of record or beneficially, (x) by Ashford Trust OP or Ashford Advisor which are issuable or issued upon exchange of Exchangeable Ashford Prime OP Units or (y) by any Holder which are issuable or issued upon exchange of Exchangeable Ashford Prime OP Units issued in connection with the Transaction and, in each case, any additional shares of Common Stock issued as a dividend, distribution or exchange for, or in respect of such shares until:

(i) a registration statement (including a Resale Shelf Registration Statement) covering such shares has been declared effective by the Commission and such shares have been disposed of pursuant to such effective registration statement or such shares (other than Restricted Shares) were issued pursuant to an effective registration statement;

(ii) such shares have been publicly sold under Rule 144;

(iii) all such shares held by such Person may be sold in one transaction pursuant to Rule 144; or

(iv) such shares have been otherwise transferred in a transaction that constitutes a sale thereof under the Securities Act, Ashford Prime has delivered a new certificate or other evidence of ownership for such shares not bearing the Securities Act restricted stock legend and such shares may be resold or otherwise transferred by such transferee without subsequent registration under the Securities Act;

 

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provided, however, that “Registrable Securities” for purposes of the indemnification obligations contained in Sections 2.7 and 2.8 shall mean all shares that are registered on the applicable Shelf Registration, notwithstanding that such shares may not otherwise be “Registrable Securities” by operation of clause (iii) above.

Resale Shelf Registration ” shall have the meaning set forth in Section 2.1(a).

Resale Shelf Registration Statement ” shall have the meaning set forth in Section 2.1(a).

Restricted Shares ” means shares of Common Stock issued under an Issuer Registration Statement which if sold by the holder thereof would constitute “restricted securities” as defined under Rule 144.

Rule 144 ” means Rule 144 promulgated under the Securities Act, as amended from time to time, or any similar successor rule thereto that may be promulgated by the Commission.

Securities Act ” means the Securities Act of 1933, as amended, and the rules and regulations promulgated thereunder.

Selling Holder ” means a Holder who is selling Registrable Securities pursuant to a Resale Shelf Registration Statement under the Securities Act.

Suspension Notice ” means any written notice delivered by Ashford Prime pursuant to Section 2.9 with respect to the suspension of rights under a Resale Shelf Registration Statement or any prospectus contained therein.

Underwriter ” means a securities dealer who purchases any Registrable Securities as principal and not as part of such dealer’s market-making activities.

ARTICLE II

REGISTRATION RIGHTS

Section 2.1 Registration .

(a) Resale Shelf Registration . Subject to Section 2.9, Ashford Prime shall prepare and file not later than 54 weeks after the consummation date of the Transaction, a “shelf” registration statement with respect to the resale of the Registrable Securities (“ Resale Shelf Registration ”) by the Holders thereof on an appropriate form for an offering to be made on a delayed or continuous basis pursuant to Rule 415 under the Securities Act (the “ Resale Shelf Registration Statement ”) and permitting registration of such Registrable Securities for resale by such Holders in accordance with the methods of distribution elected by the Holders and set forth in the Resale Shelf Registration Statement. Ashford Prime shall use its commercially reasonable efforts to cause the Resale Shelf Registration Statement to be declared effective by the Commission as promptly as reasonably practicable after the filing thereof, and, subject to

 

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Sections 2.1(e) and 2.9, to keep such Resale Shelf Registration Statement continuously effective for a period ending when all shares of Common Stock covered by the Resale Shelf Registration Statement are no longer Registrable Securities. In addition, if the Resale Shelf Registration Statement is not on Form S-3 (or any similar or successor form) and during the period that the Resale Shelf Registration Statement is effective Ashford Prime becomes eligible to use Form S-3 (or any similar or successor form), Ashford Prime shall be entitled to amend the Resale Shelf Registration Statement so that it becomes a registration statement on Form S-3 (or any similar or successor form); provided, however, that Ashford Prime shall use its best efforts to have such amendment declared effective as soon as practicable after filing. In the event that Ashford Prime fails to so file, or if filed fails to so maintain the effectiveness of, a Resale Shelf Registration Statement, Ashford Trust OP may participate in a Piggyback Registration pursuant to Section 2.1(b) herein; provided, further, that if and so long as a Resale Shelf Registration Statement is on file and effective (subject to the terms and conditions of this Agreement), then Ashford Prime shall have no obligation to allow participation in a Piggyback Registration.

At the time the Resale Shelf Registration Statement is declared effective, Ashford Trust OP and each other Holder that has delivered a duly completed and executed Notice and Questionnaire to Ashford Prime on or prior to the date ten (10) Business Days prior to such time of effectiveness shall be named as a selling securityholder in the Resale Shelf Registration Statement and the related prospectus in such a manner as to permit Ashford Trust OP to deliver such prospectus to purchasers of Registrable Securities in accordance with applicable law. If required by applicable law, subject to the terms and conditions hereof, after effectiveness of the Resale Shelf Registration Statement, Ashford Prime shall file a supplement to such prospectus or amendment to the Resale Shelf Registration Statement not less than once a quarter as necessary to name as selling securityholders therein any Holders that provide to Ashford Prime a duly completed and executed Notice and Questionnaire and shall use commercially reasonable efforts to cause any post-effective amendment to such Resale Shelf Registration Statement filed for such purpose to be declared effective by the Commission as promptly as reasonably practicable after the filing thereof.

(b) Piggyback Registration . Subject to Section 2.1(a) hereof, if Ashford Prime proposes to file a registration statement (or a prospectus supplement pursuant to a then existing shelf registration statement) under the Securities Act with respect to a proposed underwritten equity offering by Ashford Prime for its own account or for the account of any of its respective securityholders of any class of security other than (i) any registration statement filed by Ashford Prime under the Securities Act relating to an offering of Common Stock for its own account as a result of the exercise of the exchange rights set forth in Section 7.4 of the Partnership Agreement, (ii) any registration statement filed in connection with a demand registration or any other contractually obligated registration or (iii) a registration statement on Form S-4 or S-8 (or any substitute form that may be adopted by the Commission) filed in connection with an exchange offer or offering of securities solely to Ashford Prime’s existing securityholders, then Ashford Prime shall give written notice of such proposed filing to the Holders of Registrable Securities as soon as practicable (but in no event less than ten (10) days before the anticipated filing date of the applicable preliminary prospectus or, if applicable, prospectus supplement; provided that in the case of a “bought deal” or an offering in which there is no (or very limited) marketing, seven (7) days before pricing, and such notice shall offer such Holders the opportunity to register such number of shares of Registrable Securities as each such Holder may

 

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request (a “ Piggyback Registration ”). Ashford Prime shall use commercially reasonable efforts to cause the managing Underwriter or Underwriters of a proposed underwritten offering to permit the Registrable Securities requested to be included in a Piggyback Registration to be included on the same terms and conditions as any similar securities of Ashford Prime included therein.

(c) Demand Registration .

(i) Request for Registration . Commencing on or after the date which is one year after the consummation of the Transaction, Holders of Registrable Securities may make a written request for registration under the Securities Act of all or part of its Registrable Securities (a “ Demand Registration ”); provided, that Ashford Prime shall not be obligated to effect more than one Demand Registration in any twelve month period and not more than two such Demand Registrations in total; and provided, further, that Holders making such written request shall propose the sale of at least 100,000 shares of Registrable Securities (such number to be adjusted successively in the event Ashford Prime effects any stock split, stock consideration or recapitalization after the date hereof) or such lesser number of Registrable Securities if such lesser number is all of the Registrable Shares owned by the Holders. Any such request will specify the number of shares of Registrable Securities proposed to be sold and will also specify the intended method of disposition thereof. Within ten (10) days after receipt of such request, Ashford Prime will give written notice of such registration request to all other Holders of the Registrable Securities and include in such registration all such Registrable Securities with respect to which Ashford Prime has received written requests for inclusion therein within twenty (20) Business Days after the receipt by the applicable Holder of Ashford Prime’s notice. Each such request will also specify the number of shares of Registrable Securities to be registered and the intended method of disposition thereof.

(ii) Effective Demand Registration . A registration will not count as a Demand Registration until it has become effective and has remained effective and available for at least 180 days.

(iii) Priority on Demand Registrations . If the Holders of a majority of shares of the Registrable Securities to be registered in a Demand Registration so elect by written notice to Ashford Prime, the offering of such Registrable Securities pursuant to such Demand Registration shall be in the form of an underwritten offering. Ashford Prime shall select the book-running managing Underwriter in connection with any such Demand Registration; provided that such managing Underwriter must be reasonably satisfactory to the Holders of a majority of the shares of the Registrable Securities. Ashford Prime may select any additional investment banks and managers to be used in connection with the offering; provided that such additional investment bankers and managers must be reasonably satisfactory to the Holders of a majority of the shares of the Registrable Securities. To the extent 10% or more of the Registrable Securities so requested to be registered are excluded from the offering in accordance with Section 2.1(d), the Holders of such Registrable Securities shall have the right to one additional Demand Registration under this Section in such twelve-month period with respect to the Registrable Securities

 

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(d) Reduction of Offering . Notwithstanding anything contained herein, if the managing Underwriter or Underwriters of an offering described in Section 2.1(b) or (c)  deliver a written opinion to Ashford Prime and the Holders of the Registrable Securities included in such offering that (i) the size of the offering that the Holders, Ashford Prime and such other persons intend to make or (ii) the kind of securities that Ashford Trust OP, Ashford Prime and such other Persons intend to include in such offering are such that the success of the offering would be materially and adversely affected by inclusion of the Registrable Securities requested to be included, then:

(i) if the size of the offering is the basis of such Underwriter’s opinion, the amount of securities to be offered for the accounts of Holders shall be reduced pro rata (according to the number of Registrable Securities proposed for registration) to the extent necessary to reduce the total amount of securities to be included in such offering to the amount recommended by such managing Underwriter or Underwriters; provided that, in the case of a Piggyback Registration, if securities are being offered for the account of other Persons as well as Ashford Prime, then with respect to the Registrable Securities intended to be offered by Holders, the proportion by which the amount of such class of securities intended to be offered by Holders is reduced shall not exceed the proportion by which the amount of such class of securities intended to be offered by such other Persons is reduced, if Ashford Prime has the right to reduce such other Person’s allocation; and

(ii) if the combination of securities to be offered is the basis of such Underwriter’s opinion, (x) the Registrable Securities to be included in such offering shall be reduced as described in clause (i) above (subject to the proviso in clause (i)) or (y) if the actions described in clause (x) would, in the judgment of the managing Underwriter, be insufficient to substantially eliminate the adverse effect that inclusion of the Registrable Securities requested to be included would have on such offering, such Registrable Securities will be excluded from such offering.

(e) Continuous Effectiveness of Resale Shelf Registration Statement . Ashford Prime shall prepare and file such additional registration statements as necessary and use its commercially reasonable efforts to cause such registration statements to be declared effective by the Commission so that a shelf registration statement remains continuously effective, subject to Section 2.9, with respect to resales of Registrable Securities as and for the periods required under Section 2.1(a), such subsequent registration statements, if any, shall constitute a Resale Shelf Registration Statement hereunder.

(f) Selling Holders Become Party to Agreement . Each Holder acknowledges that by participating in its registration rights pursuant to this Agreement, such Holder will be deemed a party to this Agreement and will be bound by its terms, notwithstanding such Holder’s failure to deliver a Notice and Questionnaire; provided, that any Holder that has not delivered a duly completed and executed Notice and Questionnaire shall not be entitled to be named as a Selling Holder in, or have the Registrable Securities held by it covered by, a Resale Shelf Registration Statement.

 

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Section 2.2 Registration Procedures; Filings; Information . Subject to Section 2.9 hereof, in connection with any Resale Shelf Registration Statement under Section 2.1(a) or whenever Ashford Trust requests than any Registrable Securities be registered pursuant to Section 2.1(c) hereof, Ashford Prime will use its commercially reasonable efforts to effect the registration of the Registrable Securities covered thereby in accordance with the intended method of disposition thereof as quickly as reasonably practicable. In connection with any such request:

(a) Ashford Prime will, as expeditiously as possible, prepare and file with the Commission a registration statement on any form for which Ashford Prime then qualifies or which counsel for Ashford Prime shall deem appropriate and which form shall be available for the sale of the Registrable Securities to be registered thereunder in accordance with the intended method of distribution thereof; provided that if Ashford Prime shall furnish to the Holders making a request for a Demand Registration pursuant to Section 2.2(c) a certificate signed by either its Chairman, Chief Executive Officer or President stating that in his or her good faith judgment it would be significantly disadvantageous to Ashford Prime or its shareholders for such a registration statement to be filed as expeditiously as possible, Ashford Prime shall have a period of not more than 180 days within which to file such registration statement measured from the date of receipt of the request.

(b) Ashford Prime will, if requested, prior to filing a registration statement or prospectus or any amendment or supplement thereto, furnish to each Selling Holder and each Underwriter, if any, of the Registrable Securities covered by such registration statement copies of such registration statement as proposed to be filed, and thereafter furnish to such Selling Holder or Underwriter, if any, such number of conformed copies of such registration statement, each amendment and supplement thereto (in each case including all exhibits thereto and documents incorporated by reference therein), the prospectus included in such registration statement (including each preliminary prospectus) and such other documents as such Selling Holder or Underwriter may reasonably request to facilitate the disposition of the Registrable Securities owned by such Selling Holder.

(c) After the filing of the registration statement, Ashford Prime will promptly notify each Selling Holder of Registrable Securities covered by such registration statement of any stop order issued or threatened by the Commission and take all reasonable actions required to prevent the entry of such stop order or to remove it if entered.

(d) Ashford Prime will use its commercially reasonable efforts to (i) register or qualify the Registrable Securities under such other securities or “blue sky” laws of such jurisdictions in the United States (where an exemption does not apply) as any Selling Holder or managing Underwriter or Underwriters, if any, reasonably (in light of such Selling Holder’s intended plan of distribution) requests and (ii) cause such Registrable Securities to be registered with or approved by such other governmental agencies or authorities as may be necessary by virtue of the business and operations of Ashford Prime and do any and all other acts and things that may be reasonably necessary or advisable to enable such Selling Holder to consummate the disposition of the Registrable Securities owned by such Selling Holder; provided that Ashford Prime will not be required to (A) qualify generally to do business in any jurisdiction where it would not otherwise be required to qualify but for this paragraph (d), (B) subject itself to taxation in any such jurisdiction or (C) consent to general service of process in any such jurisdiction.

 

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(e) Ashford Prime will immediately notify each Selling Holder of such Registrable Securities, at any time when a prospectus relating thereto is required to be delivered under the Securities Act, of (i) Ashford Prime’s receipt of any notification of the suspension of the qualification of any Registrable Securities covered by a registration statement for sale in any jurisdiction; or (ii) the occurrence of an event requiring the preparation of a supplement or amendment to such prospectus so that, as thereafter delivered to the purchasers of such Registrable Securities, such prospectus will not contain an untrue statement of a material fact or omit to state any material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made, not misleading and promptly make available to each Selling Holder any such supplement or amendment.

(f) Ashford Prime will enter into customary agreements (including an underwriting agreement, if any, in customary form) and take such other actions as are reasonably required to expedite or facilitate the disposition of such Registrable Securities pursuant to a Demand Registration.

(g) Ashford Prime will make available for inspection by any Selling Holder of such Registrable Securities, any Underwriter participating in any disposition pursuant to such registration statement and any attorney, accountant or other professional retained by any Selling Holder or Underwriter (collectively, the “ Inspectors ”), all financial and other records, pertinent corporate documents and properties of Ashford Prime (collectively, the “ Records ”) as shall be reasonably necessary to enable them to exercise their due diligence responsibility, and cause Ashford Prime’s officers, directors and employees to supply all information reasonably requested by any Inspectors in connection with such registration statement. Records which Ashford Prime determines, in good faith, to be confidential and which it notifies the Inspectors are confidential shall not be disclosed by the Inspectors unless (i) the disclosure of such Records is necessary to avoid or correct a misstatement or omission in such registration statement or (ii) the release of such Records is ordered pursuant to a subpoena or other order from a court of competent jurisdiction. Each Selling Holder of such Registrable Securities agrees that information obtained by it as a result of such inspections shall be deemed confidential and shall not be used by it as the basis for any market transactions in the securities of Ashford Prime unless and until such is made generally available to the public. Each Selling Holder of such Registrable Securities further agrees that it will, upon learning that disclosure of such Records is sought in a court of competent jurisdiction, give notice to Ashford Prime and allow Ashford Prime, at its expense, to undertake appropriate action to prevent disclosure of the Records deemed confidential.

(h) Ashford Prime will furnish to each Selling Holder and to each Underwriter, if any, a signed counterpart, addressed to such Selling Holder or Underwriter, of (i) an opinion or opinions of counsel to Ashford Prime and (ii) if eligible under SAS 100, a comfort letter or comfort letters from Ashford Prime’s independent public accountants, each in customary form and covering such matters of the type customarily covered by opinions or comfort letters, as the case may be, as the Holders of a majority of the Registrable Securities included in such offering or the managing Underwriter or Underwriters therefor reasonably requests.

 

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(i) Ashford Prime will otherwise use its commercially reasonable efforts to comply with all applicable rules and regulations of the Commission, and make available to its securityholders, as soon as reasonably practicable, an earnings statement covering a period of 12 months, beginning within three months after the effective date of the registration statement, which earnings statement shall satisfy the provisions of Section 11(a) of the Securities Act and Rule 158 of the Commission promulgated thereunder (or any successor rule or regulation hereafter adopted by the Commission).

(j) Ashford Prime will use its commercially reasonable efforts to cause all such Registrable Securities to be listed on each securities exchange on which similar securities issued by Ashford Prime are then listed.

(k) In addition to the Notice and Questionnaire, Ashford Prime may require each Selling Holder of Registrable Securities to promptly furnish in writing to Ashford Prime such information regarding such Selling Holder, the Registrable Securities held by it and the intended method of distribution of the Registrable Securities as Ashford Prime may from time to time reasonably request and such other information as may be legally required in connection with such registration. No Holder may include Registrable Securities in any registration statement pursuant to this Agreement unless and until such Holder has furnished to Ashford Prime such information. Each holder further agrees to furnish as soon as reasonably practicable to Ashford Prime all information required to be disclosed to make information previously furnished to Ashford Prime by such Holder not materially misleading.

(l) Each Selling Holder agrees that, upon receipt of any notice from Ashford Prime of the happening of any event of the kind described in Section 2.2(c) or 2.2(e) or upon receipt of a Suspension Notice, such Selling Holder will forthwith discontinue disposition of Registrable Securities pursuant to the registration statement covering such Registrable Securities until such Selling Holder’s receipt of written notice from Ashford Prime that such disposition may be made and, in the case of clause (ii) of Section 2.2(e) or, if applicable, Section 2.9, copies of any supplemented or amended prospectus contemplated by clause (ii) of Section 2.2(e) or, if applicable, prepared under Section 2.9, and, if so directed by Ashford Prime, such Selling Holder will deliver to Ashford Prime all copies, other than permanent file copies then in such Selling Holder’s possession, of the most recent prospectus covering such Registrable Securities at the time of receipt of such notice. Each Selling Holder of Registrable Securities agrees that it will immediately notify Ashford Prime at any time when a prospectus relating to the registration of such Registrable Securities is required to be delivered under the Securities Act of the happening of an event as a result of which information previously furnished by such Selling Holder to Ashford Prime in writing for inclusion in such prospectus contains an untrue statement of a material fact or omits to state any material fact required to be stated therein or necessary to make the statements therein not misleading in light of the circumstances in which they were made.

Section 2.3 Registration Expenses . In connection with any registration statement required to be filed hereunder, Ashford Prime shall pay the following registration expenses incurred in connection with the registration hereunder (the “ Registration Expenses ”): (i) all fees and expenses of compliance with securities or “blue sky” laws (including registration and filing fees and reasonable fees and disbursements of counsel in connection with blue sky qualifications of the Registrable Securities), (ii) printing expenses, (iii) internal expenses (including, without limitation, all salaries and expenses of its officers and employees performing legal or accounting duties), (iv) the fees and expenses incurred in connection with the listing of the Registrable Securities, (v) reasonable fees and disbursements of counsel for Ashford Prime and customary

 

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fees and expenses for independent certified public accountants retained by Ashford Prime (including the expenses of any comfort letters or costs associated with the delivery by independent certified public accountants of a comfort letter or comfort letters requested pursuant to Section 2.2(h) hereof), and (vi) the reasonable fees and expenses of any special experts retained by Ashford Prime in connection with such registration. Ashford Prime shall have no obligation to pay any fees, discounts or commissions attributable to the sale of Registrable Securities, any out-of-pocket expenses of the Holders (or the agents who manage their accounts), or any transfer taxes relating to the registration or sale of the Registrable Securities.

Section 2.4 Indemnification by Ashford Prime . Ashford Prime agrees to indemnify and hold harmless each Selling Holder of Registrable Securities, its officers, directors and agents, and each Person, if any, who controls such Selling Holder within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act from and against any and all losses, claims, damages and liabilities that arise out of or are based upon any untrue statement or alleged untrue statement of a material fact contained in any registration statement or prospectus relating to the Registrable Securities (as amended or supplemented if Ashford Prime shall have furnished any amendments or supplements thereto) or any preliminary prospectus, or that arise out of or are based upon any omission or alleged omission to state therein a material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made, not misleading, except insofar as such losses, claims, damages or liabilities arise out of or are based upon any such untrue statement or omission or alleged untrue statement or omission included in reliance upon and in conformity with information furnished in writing to Ashford Prime by such Selling Holder or on such Selling Holder’s behalf expressly for inclusion therein. Ashford Prime also agrees to indemnify any Underwriters of the Registrable Securities, their officers and directors and each Person who controls such underwriters within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act on substantially the same basis as that of the indemnification of the Selling Holders provided in this Section 2.7, provided that the foregoing indemnity with respect to any preliminary prospectus shall not inure to the benefit of any Underwriter of the Registrable Securities from whom the person asserting any such losses, claims, damages or liabilities purchased the Registrable Securities which are the subject thereof if such person did not receive a copy of the prospectus (or the prospectus as supplemented) at or prior to the confirmation of the sale of such Registrable Securities to such person in any case where such delivery is required by the Securities Act and the untrue statement or omission of a material fact contained in such preliminary prospectus was corrected in the prospectus (or the prospectus as supplemented). The indemnity provided for in this Section 2.4 shall remain in full force and effect regardless of any investigation made by or on behalf of any Selling Holder.

Section 2.5 Indemnification by Holders of Registrable Securities . Each Selling Holder agrees, severally but not jointly, to indemnify and hold harmless Ashford Prime, its officers, directors and agents and each Person, if any, who controls Ashford Prime within the meaning of either Section 15 of the Securities Act or Section 20 of the Exchange Act to the same extent as the foregoing indemnity from Ashford Prime to such Selling Holder, but only with respect to information relating to such Selling Holder included in reliance upon and in conformity with information furnished in writing by such Selling Holder or on such Selling Holder’s behalf expressly for use in any registration statement or prospectus relating to the Registrable Securities, or any amendment or supplement thereto, or any preliminary prospectus.

 

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In case any action or proceeding shall be brought against Ashford Prime or its officers, directors or agents or any such controlling person, in respect of which indemnity may be sought against such Selling Holder, such Selling Holder shall have the rights and duties given to Ashford Prime, and Ashford Prime or its officers, directors or agents or such controlling person shall have the rights and duties given to such Selling Holder, by Section 2.4. Each Selling Holder also agrees to indemnify and hold harmless Underwriters of the Registrable Securities, their officers and directors and each Person who controls such Underwriters within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act on substantially the same basis as that of the indemnification of Ashford Prime provided in this Section 2.5. The obligations of any Selling Holder pursuant to this Section 2.5 will be limited to an amount equal to the net proceeds to such Selling Holder (after deducting any discounts and commissions) from the disposition pursuant to such registration.

Section 2.6 Conduct of Indemnification Proceedings . In case any proceeding (including any governmental investigation) shall be instituted involving any person in respect of which indemnity may be sought pursuant to Section 2.4 or 2.5, such person (an “ Indemnified Party ”) shall promptly notify the person against whom such indemnity may be sought (an “ Indemnifying Party ”) in writing and the Indemnifying Party shall assume the defense thereof, including the employment of counsel reasonably satisfactory to such Indemnified Party, and shall assume the payment of all fees and expenses; provided, however, that the failure of any Indemnified Party to give such notice will not relieve such Indemnifying Party of any obligations under this Article II, except to the extent such Indemnifying Party is materially prejudiced by such failure. In any such proceeding, any Indemnified Party shall have the right to retain its own counsel, but the fees and expenses of such counsel shall be at the expense of such Indemnified Party unless (i) the Indemnifying Party and the Indemnified Party shall have mutually agreed to the retention of such counsel or (ii) the named parties to any such proceeding (including any impleaded parties) include both the Indemnified Party and the Indemnifying Party and representation of both parties by the same counsel would be inappropriate due to actual or potential differing interests between them. It is understood that the Indemnifying Party shall not, in connection with any proceeding or related proceedings in the same jurisdiction, be liable for the reasonable fees and expenses of more than one separate firm of attorneys (in addition to any local counsel) at any time for all such Indemnified Parties, and that all such fees and expenses shall be reimbursed as they are incurred. In the case of any such separate firm for the Indemnified Parties, such firm shall be designated in writing by (i) in the case of Persons indemnified pursuant to Section 2.4 hereof, the Selling Holders which owned a majority of the Registrable Securities sold under the applicable registration statement and (ii) in the case of Persons indemnified pursuant to Section 2.5, Ashford Prime. The Indemnifying Party shall not be liable for any settlement of any proceeding effected without its written consent, but if settled with such consent, or if there be a final judgment for the plaintiff, the Indemnifying Party shall indemnify and hold harmless such Indemnified Parties from and against any loss or liability (to the extent stated above) by reason of such settlement or judgment. Notwithstanding the foregoing sentence, if at any time an Indemnified Party shall have requested an Indemnifying Party to reimburse the Indemnified Party for fees and expenses of counsel as contemplated by the third sentence of this paragraph, the Indemnifying Party agrees that it shall be liable for any settlement of any proceeding effected without its written consent if (i) such settlement is entered into more than thirty (30) Business Days after receipt by such Indemnifying Party of the aforesaid request and (ii) such Indemnifying Party shall not have reimbursed the Indemnified

 

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Party in accordance with such request prior to the date of such settlement. No Indemnifying Party shall, without the prior written consent of the Indemnified Party, effect any settlement of any pending or threatened proceeding in respect of which any Indemnified Party is or could have been a party and indemnity could have been sought hereunder by such Indemnified Party, unless such settlement includes an unconditional release of such Indemnified Party from all liability arising out of such proceeding.

Section 2.7 Contribution . If the indemnification provided for in Section 2.4 or 2.5 hereof is unavailable to an Indemnified Party or insufficient in respect of any losses, claims, damages or liabilities referred to herein, then each such Indemnifying Party, in lieu of indemnifying such Indemnified Party, shall contribute to the amount paid or payable by such Indemnified Party as a result of such losses, claims, damages or liabilities (i) as between Ashford Prime and the Selling Holders on the one hand and the Underwriters on the other, in such proportion as is appropriate to reflect the relative fault of Ashford Prime and each Selling Holder on the one hand and of the Underwriters on the other in connection with the statements or omissions which resulted in such losses, claims, damages or liabilities, as well as any other relevant equitable considerations and (ii) between Ashford Prime on the one hand and each Selling Holder on the other, in such proportion as is appropriate to reflect the relative fault of Ashford Prime and each Selling Holder in connection with such statements or omissions which resulted in such losses, claims, damages or liabilities, as well as any other relevant equitable considerations. The relative fault of Ashford Prime and the Selling Holders on the one hand and of the Underwriters on the other shall be determined by reference to, among other things, whether the untrue or alleged untrue statement of a material fact or the omission or alleged omission to state a material fact relates to information supplied by Ashford Prime and the Selling Holders or by the Underwriters. The relative fault of Ashford Prime on the one hand and of each Selling Holder on the other shall be determined by reference to, among other things, whether the untrue or alleged untrue statement of a material fact or the omission or alleged omission to state a material fact relates to information supplied by such party, and the parties’ relative intent, knowledge, access to information and opportunity to correct or prevent such statement or omission.

Ashford Prime and the Selling Holders agree that it would not be just and equitable if contribution pursuant to this Section 2.7 were determined by pro rata allocation (even if the Underwriters were treated as one entity for such purpose) or by any other method of allocation which does not take account of the equitable considerations referred to in the immediately preceding paragraph. The amount paid or payable by an Indemnified Party as a result of the losses, claims, damages or liabilities referred to in the immediately preceding paragraph shall be deemed to include, subject to the limitations set forth above, any legal or other expenses reasonably incurred by such Indemnified Party in connection with investigating or defending any such action or claim. Notwithstanding the provisions of this Section 2.7, no Underwriter shall be required to contribute any amount in excess of the amount by which the total commissions and discounts received by such Underwriter in connection with the sale of the securities underwritten by it and distributed to the public exceeds the amount of any damages which such Underwriter has

 

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otherwise been required to pay by reason of such untrue or alleged untrue statement or omission or alleged omission, and no Selling Holder shall be required to contribute any amount in excess of the amount by which the net proceeds from the sale of the securities of such Selling Holder to the public exceeds the amount of any damages which such Selling Holder has otherwise been required to pay by reason of such untrue or alleged untrue statement or omission or alleged omission. No person guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any person who was not guilty of such fraudulent misrepresentation. The Selling Holder’s obligations to contribute pursuant to this Section 2.7 are several in proportion to the net proceeds of the offering received by such Selling Holder bears to the total net proceeds of the offering received by all the Selling Holders and not joint.

Section 2.8 Rule 144 . Ashford Prime covenants that it will (a) make and keep public information regarding Ashford Prime available as those terms are defined in Rule 144, (b) file in a timely manner any reports and documents required to be filed by it under the Securities Act and the Exchange Act, (c) furnish to any Holder forthwith upon request (i) a written statement by Ashford Prime as to its compliance with the reporting requirements of Rule 144 (at any time more than 90 days after the completion of the Transaction), the Securities Act and the Exchange Act (at any time after it has become subject to such reporting requirements), and (ii) a copy of the most recent annual or quarterly report of Ashford Prime and such other reports and documents so filed by Ashford Prime, and (d) take such further action as any Holder may reasonably request, all to the extent required from time to time to enable Holders to sell Registrable Securities without registration under the Securities Act within the limitation of the exemptions provided by Rule 144.

Section 2.9 Suspension of Use of Registration Statement .

If the Board of Directors of Ashford Prime determines in its good faith judgment that the filing of a registration statement under Section 2.1 or the use of any related prospectus would be materially detrimental to Ashford Prime because such action would require the disclosure of material information that Ashford Prime has a bona fide business purpose for preserving as confidential or the disclosure of which would impede Ashford Prime’s ability to consummate a significant transaction (“ Confidential Information ”), and that Ashford Prime is not otherwise required by applicable securities laws or regulations to disclose, upon written notice of such determination by Ashford Prime to the Holders, the rights of the Holders to offer, sell or distribute any Registrable Securities pursuant to a registration Statement or to require Ashford Prime to take action with respect to the registration or sale of any Registrable Securities pursuant to a registration statement shall be suspended until the earlier of (i) the date upon which Ashford Prime notifies the Holders in writing that suspension of such rights for the grounds set forth in this Section 2.9(a) is no longer necessary and (ii) one-hundred eighty (180) days; provided, however, no such 180-day period shall be successive with respect to the same Confidential Information. Ashford Prime agrees to give the notice under (i) above as promptly as practicable following the date that such suspension of rights is no longer necessary.

If all reports required to be filed by Ashford Prime pursuant to the Exchange Act have not been filed by the required date without regard to any extension, or if the consummation of any business combination by Ashford Prime has occurred or is probable for purposes of Rule 3-05 or Article 11 of Regulation S-X promulgated under the Securities Act or any successor rule, upon written notice thereof by Ashford Prime to the Holders, the rights of Ashford Trust OP to offer, sell or distribute any Registrable Securities pursuant to a registration statement or to require Ashford Prime to take action with respect to the registration or sale of any Registrable Securities

 

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pursuant to a registration statement shall be suspended until the date on which Ashford Prime has filed such reports or obtained and filed the financial information required by Rule 3-05 or Article 11 of Regulation S-X to be included or incorporated by reference, as applicable, in the registration statement, and Ashford Prime shall notify the Holders as promptly as practicable when such suspension is no longer required.

Section 2.10 Additional Shares .

Ashford Prime, at its option, may register under a registration statement and any filings with any state securities commissions filed pursuant to this Agreement, any number of unissued shares of Common Stock or any shares of Common Stock owned by any other stockholder or stockholders of Ashford Prime.

Section 2.11 Holdback Agreements .

(a) Restrictions on Public Sale by Holder of Registrable Securities . To the extent not inconsistent with applicable law and except with respect to a shelf registration (including the Resale Shelf Registration Statement), each Holder whose securities are included in a registration statement agrees not to effect any sale or distribution of the issue being registered or a similar security of Ashford Prime, or any securities convertible into or exchangeable or exercisable for such securities, including a sale pursuant to Rule 144 under the Securities Act, during the 14 days prior to, and during the 90-day period beginning on, the effective date of such registration statement (except as part of such registration), if and to the extent requested in writing by Ashford Prime in the case of a non-underwritten public offering or if and to the extent requested in writing by the managing Underwriter or Underwriters in the case of an underwritten public offering.

(b) Restrictions on Public Sale by Ashford Prime and Others . Ashford Prime agrees that any agreement entered into after the date of this Agreement pursuant to which Ashford Prime issues or agrees to issue any privately placed securities shall contain a provision under which holders of such securities agree not to effect any sale or distribution of any securities similar to those being registered in accordance with Section 2.1(b) or (c) hereof, or any securities convertible into or exchangeable or exercisable for such securities, during the 14 days prior to, and during the 90-day period beginning on, the effective date of any registration statement (except as part of such registration statement where the Holders of a majority of the Registrable Securities to be included in such registration statement consent or as part of registration statements filed as set forth in Section 2.1(b)(i) or (iii)), if and to the extent requested in writing by Ashford Prime in the case of a non-underwritten public offering or if and to the extent requested in writing by the managing Underwriter or Underwriters in the case of an underwritten public offering, in each case including a sale pursuant to Rule 144 under the Securities Act (except as part of any such registration, if permitted); provided, however, that the provisions of this paragraph (b) shall not prevent the conversion or exchange of any securities pursuant to their terms into or for other securities.

 

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ARTICLE III

MISCELLANEOUS

Section 3.1 Remedies . In addition to being entitled to exercise all rights provided herein and granted by law, including recovery of damages, the Holders shall be entitled to specific performance of the rights under this Agreement. Ashford Prime agrees that monetary damages would not be adequate compensation for any loss incurred by reason of a breach by it of the provisions of this Agreement and hereby agrees to waive the defense in any action for specific performance that a remedy at law would be adequate.

Section 3.2 Amendments and Waivers . The provisions of this Agreement, including the provisions of this sentence, may not be amended, modified or supplemented, and waivers or consents to departures from the provisions hereof may not be given, in each case without the written consent of Ashford Prime and the Holders of a majority of the Registrable Securities (with Holders of Exchangeable Ashford Prime OP Units deemed to be Holders, for purposes of this Section, of the number of shares of Common Stock into which such Exchangeable Ashford Prime OP Units would be exchangeable for as of the date on which consent is requested); provided, however, that the effect of any such amendment will be that the consenting Holders will not be treated more favorably than all other Holders (without regard to any differences in effect that such amendment or waiver may have on the Holders due to the differing amounts of Registrable Shares held by such Holders). No failure or delay by any party to insist upon the strict performance of any covenant, duty, agreement or condition of this Agreement or to exercise any right or remedy consequent upon any breach thereof shall constitute waiver of any such breach or any other covenant, duty, agreement or condition.

Section 3.3 Notices . All notices and other communications in connection with this Agreement shall be made in writing by hand delivery, registered first-class mail, telex, telecopier, or air courier guaranteeing overnight delivery:

 

  (i) if to Ashford Trust OP, at 14185 Dallas Parkway, Suite 1100, Dallas, TX 25254, Attention: Chief Legal Officer, or to such other address as Ashford Prime may hereafter specify in writing;

 

  (ii) if to any other Holder, initially to the address indicated in such Holder’s Notice and Questionnaire or, if no Notice and Questionnaire has been delivered, to such other address as any Holder shall have specified in writing; and

 

  (iii) if to Ashford Prime, at 14185 Dallas Parkway, Suite 1100, Dallas, TX 25254, Attention: Chief Legal Officer, or to such other address as Ashford Prime may hereafter specify in writing.

All such notices and communications shall be deemed to have been duly given: at the time delivered by hand, if personally delivered; when received if deposited in the mail, postage prepaid, if mailed; when answered back, if telexed; when receipt acknowledged, if telecopied; and on the next Business Day, if timely delivered to an air courier guaranteeing overnight delivery.

 

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Section 3.4 Successors and Assigns .

This Agreement shall inure to the benefit of and be binding upon the successors, assigns and transferees of each of the parties. Any Holder may assign its rights under this Agreement without the consent of Ashford Prime in connection with a transfer of such Holder’s Ashford Prime OP Units or Registrable Securities; provided, that the Holder satisfies all applicable transfer provisions for the Ashford Prime OP Units or Registrable Securities, as applicable, and notifies Ashford Prime of such proposed transfer and assignment and the transferee or assignee of such rights assumes in writing the obligations of such Holder under this Agreement.

Section 3.5 Counterparts . This Agreement may be executed in any number of counterparts and by the parties hereto in separate counterparts, each of which when so executed shall be deemed to be an original and all of which taken together shall constitute one and the same agreement. Each party shall become bound by this Agreement immediately upon affixing its signature hereto.

Section 3.6 Governing Law . This Agreement shall be governed by and construed in accordance with the internal laws of the State of Texas without regard to the choice of law provisions thereof.

Section 3.7 Severability . In the event that any one or more of the provisions contained herein, or the application thereof in any circumstance, is held invalid, illegal or unenforceable, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions contained herein shall not be affected or impaired thereby.

Section 3.8 Entire Agreement . This Agreement is intended by the parties as a final expression of their agreement and intended to be a complete and exclusive statement of the agreement and understanding of the parties hereto in respect of the subject matter contained herein. There are no restrictions, promises, warranties or undertakings, other than those set forth or referred to herein with respect to the registration rights granted by Ashford Prime with respect to the Registrable Securities. This Agreement supersedes all prior agreements and understandings between the parties with respect to such subject matter.

Section 3.9 Headings . The headings in this Agreement are for convenience of reference only and shall not limit or otherwise affect the meaning hereof.

Section 3.10 No Third Party Beneficiaries . Nothing express or implied herein is intended or shall be construed to confer upon any person or entity, other than the parties hereto and their respective successors and assigns, any rights, remedies or other benefits under or by reason of this Agreement.

Section 3.11 Termination . The obligations of the parties hereunder shall terminate (i) with respect to a Holder when it no longer holds Registrable Securities, and (ii) with respect to Ashford Prime when there are no longer any Registrable Securities; except, in each case, for any obligations under Sections 2.1(c), 2.3, 2.4, 2.5, 2.6 and 2.7 and Article III that, by their terms, are intended to survive for a specific period of time.

[Signature Page Follows]

 

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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first written above.

 

ASHFORD HOSPITALITY PRIME, INC.
By:    
Name:    
Title:    
Address:

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

 

ASHFORD HOSPITALITY LIMITED PARTNERSHIP, a Delaware limited partnership
By: Ashford OP General Partner, LLC, its sole general partner
  By:  

 

    Name:  

 

    Title:  

 

Address:  

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

[Signature Page to Registration Rights Agreement]


Exhibit A

Form of Notice and Questionnaire

The undersigned beneficial holder of shares of common stock, par value $.01 per share (“ Common Stock ”), of Ashford Hospitality Prime, Inc. (the “ Company ”) and/or common units of limited partnership interests of Ashford Hospitality Prime Limited Partnership (“ Ashford Prime OP ”) convertible into shares of Common Stock (any such Common Stock, the “ Registrable Securities ”), understands that the Company has filed or intends to file with the Securities and Exchange Commission (the “ Commission ”) one or more registration statements (collectively, the “ Resale Shelf Registration Statement ”) for the registration and resale under Rule 415 of the Securities Act of 1933, as amended (the “ Securities Act ”), of the Registrable Securities in accordance with the terms of the Registration Rights Agreement (the “ Registration Rights Agreement ”), dated [•], 2012, among the Company and the holders listed on the signature page thereto. A copy of the Registration Rights Agreement is available from the Company upon request at the address set forth below. All capitalized terms not otherwise defined herein shall have the meanings set forth in the Registration Rights Agreement.

Each beneficial owner of Registrable Securities is entitled to the benefits of the Registration Rights Agreement. In order to sell or otherwise dispose of any Registrable Securities pursuant to the Resale Shelf Registration Statement, a beneficial owner of Registrable Securities generally will be required to be named as a selling security holder in the related prospectus, deliver a prospectus to purchasers of Registrable Securities and be bound by those provisions of the Registration Rights Agreement applicable to such beneficial owner (including certain indemnification provisions as described below). To be included in the Resale Shelf Registration Statement, this Notice and Questionnaire must be completed, executed and delivered to the Company at the address set forth herein on or prior to the tenth business day before the effectiveness of the Resale Shelf Registration Statement. We will give notice of the filing and effectiveness of the initial Resale Shelf Registration Statement by issuing a press release and by mailing a notice to the holders at their addresses set forth in the register of the registrar.

Beneficial owners that do not complete this Notice and Questionnaire and deliver it to the Company as provided below will not be named as selling security holders in the prospectus and therefore will not be permitted to sell any Registrable Securities pursuant to the Resale Shelf Registration Statement. Beneficial owners are encouraged to complete and deliver this Notice and Questionnaire prior to the effectiveness of the initial Resale Shelf Registration Statement so that such beneficial owners may be named as selling security holders in the related prospectus at the time of effectiveness. Upon receipt of a completed Notice and Questionnaire from a beneficial owner following the effectiveness of the initial Resale Shelf Registration Statement, in accordance with the Registration Rights Agreement, the Company will file such amendments to the initial Resale Shelf Registration Statement or additional shelf registration statements or supplements to the related prospectus as are necessary to permit such holder to deliver such prospectus to purchasers of Registrable Securities.


Certain legal consequences arise from being named as selling security holders in the Resale Shelf Registration Statement and the related prospectus. Accordingly, holders and beneficial owners of Registrable Securities are advised to consult their own securities law counsel regarding the consequences of being named or not being named as a selling security holder in the Resale Shelf Registration Statement and the related prospectus.

NOTICE

The undersigned beneficial owner (the “ Selling Security Holder ”) of Registrable Securities hereby elects to include in the prospectus forming a part of the Resale Shelf Registration Statement the Registrable Securities beneficially owned by it and listed below in Item 3 (unless otherwise specified under Item 3). The undersigned, by signing and returning this Notice and Questionnaire, understands that it will be bound by the terms and conditions of this Notice and Questionnaire and the Registration Rights Agreement.

Pursuant to the Registration Rights Agreement, the undersigned has agreed to indemnify and hold harmless the Company and its directors, officers and each person, if any, who controls the Company within the meaning of either Section 15 of the Securities Act or Section 20 of the Exchange Act, from and against certain losses arising in connection with statements concerning the undersigned made in the Resale Shelf Registration Statement or the related prospectus in reliance upon the information provided in this Notice and Questionnaire.

The undersigned hereby provides the following information to the Company and represents and warrants to the Company that such information is accurate and complete:


QUESTIONNAIRE

1. (a) Full Legal Name of Selling Security Holder:

 

(b) Full Legal Name of registered holder (if not the same as (a) above) through which Registrable Securities listed in Item (3) below are held:

 

(c) Full Legal Name of DTC Participant (if applicable and if not the same as (b) above) through which Registrable Securities listed in Item (3) below are held:

 

(d) List below the individual or individuals who exercise voting and/or dispositive powers with respect to the Registrable Securities listed in Item (3) below:

 

2. Address for Notices to Selling Security Holder:

 

Telephone:

Fax:

E-mail address:

Contact Person:

3. Beneficial Ownership of Registrable Securities:

 

Type of Registrable Securities beneficially owned, and number of shares of Common Stock and/or OP Units, as the case may be, beneficially owned:


4. Beneficial Ownership of Securities of the Company Owned by the Selling Security Holder:

Except as set forth below in this Item (4), the undersigned is not the beneficial or registered owner of any securities of the Company, other than the Registrable Securities listed above in Item (3).

Type and amount of other securities beneficially owned by the Selling Security Holder:

5. Relationship with the Company

Except as set forth below, neither the undersigned nor any of its affiliates, officers, directors or principal equity holders (5% or more) has held any position or office or has had any other material relationship with the Company (or its predecessors or affiliates) during the past three years.

State any exceptions here:

 

6. Plan of Distribution

Except as set forth below, the undersigned (including its donees or pledgees) intends to distribute the Registrable Securities listed above in Item (3) pursuant to the Resale Shelf Registration Statement only as follows and will not be offering any of such Registrable Securities pursuant to an agreement, arrangement or understanding entered into with a broker or dealer prior to the effective date of the Resale Shelf Registration Statement. Such Registrable Securities may be sold from time to time directly by the undersigned or, alternatively, through broker-dealers or agents. If the Registrable Securities are sold through broker-dealers, the Selling Security Holder will be responsible for discounts or commissions or agent’s commissions. Such Registrable Securities may be sold in one or more transactions at fixed prices, at prevailing market prices at the time of sale, at varying prices determined at the time of sale, or at negotiated prices. Such sales may be effected in transactions (which may involve crosses or block transactions)

(i) on any national securities exchange or quotation service on which the Registrable Securities may be listed or quoted at the time of sale;

(ii) in the over-the-counter market;

(iii) in transactions otherwise than on such exchanges or services or in the over-the-counter market; or

(iv) through the writing of options.


In connection with sales of the Registrable Securities or otherwise, the undersigned may enter into hedging transactions with broker-dealers, which may in turn engage in short sales of the Registrable Securities and deliver Registrable Securities to close out such short positions, or loan or pledge Registrable Securities to broker-dealers that in turn may sell such securities.

State any exceptions here:

 

Note: In no event may such method(s) of distribution take the form of an underwritten offering of the Registrable Securities.


ACKNOWLEDGEMENTS

The undersigned acknowledges that it understands its obligation to comply with the provisions of the Securities Exchange Act of 1934, as amended, and the rules thereunder relating to stock manipulation, particularly Regulation M thereunder (or any successor rules or regulations), in connection with any offering of Registrable Securities pursuant to the Registration Rights Agreement. The undersigned agrees that neither it nor any person acting on its behalf will engage in any transaction in violation of such provisions.

The Selling Security Holder hereby acknowledges its obligations under the Registration Rights Agreement to indemnify and hold harmless certain persons set forth therein. Pursuant to the Registration Rights Agreement, Ashford Prime has agreed under certain circumstances to indemnify the Selling Security Holders against certain liabilities.

In accordance with the undersigned’s obligation under the Registration Rights Agreement to provide such information as may be required by law for inclusion in the Resale Shelf Registration Statement, the undersigned agrees to promptly notify Ashford Prime of any inaccuracies or changes in the information provided herein that may occur subsequent to the date hereof at any time while the Resale Shelf Registration Statement remains effective. All notices hereunder and pursuant to the Registration Rights Agreement shall be made in writing at the address set forth below.

In the event that the undersigned transfers all or any portion of the Registrable Securities listed in Item 3 above after the date on which such information is provided to Ashford Prime, the undersigned agrees to notify the transferee(s) at the time of transfer of its rights and obligations under this Notice and Questionnaire and the Registration Rights Agreement.

By signing this Notice and Questionnaire, the undersigned consents to the disclosure of the information contained herein in its answers to Items (1) through (6) above and the inclusion of such information in the Resale Shelf Registration Statement and the related prospectus. The undersigned understands that such information will be relied upon by the Company in connection with the preparation or amendment of the Resale Shelf Registration Statement and the related prospectus.

Once this Notice and Questionnaire is executed by the Selling Security Holder and received by the Company, the terms of this Notice and Questionnaire and the representations and warranties contained herein shall be binding on, shall insure to the benefit of and shall be enforceable by the respective successors, heirs, personal representatives and assigns of the Company and the Selling Security Holder with respect to the Registrable Securities beneficially owned by such Selling Security Holder and listed in Item 3 above.

This Notice and Questionnaire shall be governed by, and construed in accordance with, the laws of the State of Texas.


IN WITNESS WHEREOF, the undersigned, by authority duly given, has caused this Notice and Questionnaire to be executed and delivered either in person or by its duly authorized agent.

 

Holder:
By:    
Name:    
Title:    
Dated:    


Please return the completed and executed Notice and Questionnaire to:

Ashford Hospitality Prime, Inc.

14185 Dallas parkway, Suite 1100

Dallas, TX 75254

Tel: (972) 490-9600

Attention: Chief Legal Officer

Exhibit 10.12

REGISTRATION RIGHTS AGREEMENT

THIS REGISTRATION RIGHTS AGREEMENT, dated as of [•], 2013, is entered into by and between Ashford Hospitality Prime, Inc., a Maryland corporation (“ Ashford Prime ”) and the holders of common partnership units in Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership ( Ashford Prime OP ”) whose names are set forth on the signature page hereto (the “ Ashford Prime OP Unit Holders ”).

RECITALS

WHEREAS, in connection with the separation and distribution of Ashford Prime (the “ Transaction ”) from Ashford Hospitality Trust, Inc., a Maryland corporation (“ Ashford Trust ”), Ashford Hospitality Limited Partnership, a Delaware limited partnership (“ Ashford Trust OP ”), has contributed to Ashford Hospitality Prime Limited Partnership (“ Ashford Prime OP ”) certain assets in exchange for the issuance of [•] common partnership units of Ashford Prime OP (the “ Ashford Prime OP Units ”). Ashford Trust OP has retained certain of the Ashford Prime OP Units and has distributed the remainder to its limited partners, in accordance with the provisions of Ashford Trust OP’s partnership agreement, and each Ashford Trust OP Unit Holder has been admitted as a limited partner of Ashford Prime OP; and

WHEREAS, pursuant to the Prime Partnership Agreement (as defined below), Ashford Prime OP Units owned by the Ashford Prime OP Unit Holder will be redeemable for cash or, at the option of Ashford Prime, exchangeable for shares of Ashford Prime’s common stock, par value $0.01 per share (the “ Common Stock ”) upon the terms and subject to the conditions contained in the Prime Partnership Agreement.

NOW, THEREFORE, in consideration of the premises and the mutual agreements herein contained, and for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

ARTICLE I

DEFINITIONS

Section 1.1 Definitions . In addition to the definitions set forth above, the following terms, as used herein, have the following meanings:

Affiliate ” of any Person means any other Person directly or indirectly controlling or controlled by or under common control with such Person. For the purposes of this definition, “control” when used with respect to any Person, means the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person, whether through the ownership of voting securities, by contract or otherwise; and the terms “controlling” and “controlled” have meanings correlative to the foregoing.

Agreement ” means this Registration Rights Agreement, as it may be amended, supplemented or restated from time to time.

 

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Business Day ” means any day, other than a Saturday or Sunday, that is neither a legal holiday nor a day on which banking institutions in Dallas, Texas are authorized or required by law, regulation or executive order to close.

Charter ” means the Articles of Amendment and Restatement of Ashford Prime as filed with the Secretary of State of the State of Maryland on [•], 2013, as the same may be amended, modified or restated from time to time.

Commission ” means the Securities and Exchange Commission.

Confidential Information ” means Confidential Information as defined in Section 2.13(c).

Exchange Act ” means the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder.

Exchangeable Ashford Prime OP Units ” means Ashford Prime OP Units which may be redeemable for cash or, at the sole and absolute discretion of Ashford Prime, exchangeable for shares of Common Stock pursuant to Section 7.4 of the Prime Partnership Agreement (without regard to any limitations on the exercise of such exchange right as a result of the Ownership Limit Provisions).

Holder ” means any Initial Holder who is the record or beneficial owner of any Registrable Security or any assignee or transferee of such Initial Holder (including assignments or transfers of Registrable Securities to such assignees or transferees as a result of the foreclosure on any loans secured by such Registrable Securities) (x) to the extent permitted under the Prime Partnership Agreement or the Charter, as applicable, and (y) provided such assignee or transferee agrees in writing to be bound by all the provisions hereof, unless such owner, assignee or transferee acquires such Registrable Security in a public distribution pursuant to a registration statement under the Securities Act or pursuant to transactions exempt from registration under the Securities Act where securities sold in such transaction may be resold without subsequent registration under the Securities Act.

Immediate Family ” of any individual means such individual’s estate and heirs or current spouse, or former spouse, parents, parents-in-law, children (whether natural or adoptive or by marriage), siblings and grandchildren and any trust or estate, all of the beneficiaries of which consist of such individual or any of the foregoing.

Initial Holder ” means (i) the Ashford Prime Unit Holders, (ii) any partner, member or stockholder of the Ashford Prime Unit Holder, (iii) any Affiliate of any such partner, member or stockholder, and (iv) the Immediate Family of any of the foregoing.

Issuer Shelf Registration Statement ” has the meaning set forth in Section 2.1(b).

Notice and Questionnaire ” means a written notice, substantially in the form attached as Exhibit A , delivered by a Holder to Ashford Prime (i) notifying Ashford Prime of such Holder’s desire to include Registrable Securities held by it in a Resale Shelf Registration Statement, (ii) containing all information about such Holder required to be included in such registration statement in accordance with applicable law, including Item 507 of Regulation S-K promulgated under the Securities Act, as amended from time to time, or any similar successor rule thereto, and (iii) pursuant to which such Holder agrees to bound by the terms and conditions hereof.

 

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Ownership Limit Provisions ” mean the various provisions of Ashford Prime’s Charter set forth in ARTICLE VI thereof restricting the ownership of shares of Common Stock by Persons to specified percentages of the outstanding shares of Common Stock.

Person ” means an individual or a corporation, partnership, limited liability company, association, trust, or any other entity or organization, including a government or political subdivision or an agency or instrumentality thereof.

Primary Shares ” has the meaning set forth in Section 2.1(b) of this Agreement.

Prime Partnership Agreement ” means the Amended and Restated Agreement of Limited Partnership of Ashford Prime OP, dated as of [•], 2013, as the same may be amended, modified or restated from time to time.

Registrable Securities ” means shares of Common Stock of Ashford Prime at any time owned, either of record or beneficially, by any Holder which are issuable or issued upon exchange of Exchangeable Ashford Prime OP Units issued in connection with the Transaction and any additional shares of Common Stock issued as a dividend, distribution or exchange for, or in respect of such shares until:

(i) a registration statement (including a Resale Shelf Registration Statement) covering such shares has been declared effective by the Commission and such shares have been disposed of pursuant to such effective registration statement or such shares (other than Restricted Shares) were issued pursuant to an effective registration statement (including an Issuer Shelf Registration Statement);

(ii) such shares have been publicly sold under Rule 144;

(iii) all such shares held by such Person may be sold in one transaction pursuant to Rule 144; or

(iv) such shares have been otherwise transferred in a transaction that constitutes a sale thereof under the Securities Act, Ashford Prime has delivered a new certificate or other evidence of ownership for such shares not bearing the Securities Act restricted stock legend and such shares may be resold or otherwise transferred by such transferee without subsequent registration under the Securities Act;

provided, however, that “Registrable Securities” for purposes of the indemnification obligations contained in Sections 2.7 and 2.8 shall mean all shares that are registered on the applicable Shelf Registration, notwithstanding that such shares may not otherwise be “Registrable Securities” by operation of clause (iii) above.

Resale Shelf Registration ” shall have the meaning set forth in Section 2.1(a).

 

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Resale Shelf Registration Statement ” shall have the meaning set forth in [Section 2.1(a)].

Restricted Shares ” means shares of Common Stock issued under an Issuer Registration Statement which if sold by the holder thereof would constitute “restricted securities” as defined under Rule 144.

Rule 144 ” means Rule 144 promulgated under the Securities Act, as amended from time to time, or any similar successor rule thereto that may be promulgated by the Commission.

Securities Act ” means the Securities Act of 1933, as amended, and the rules and regulations promulgated thereunder.

Selling Holder ” means a Holder who is selling Registrable Securities pursuant to a Resale Shelf Registration Statement under the Securities Act.

Shelf Registration Statement ” means a Resale Shelf Registration Statement or an Issuer Shelf Registration Statement, as applicable.

Suspension Notice ” means any written notice delivered by the Company pursuant to Section 2.9 with respect to the suspension of rights under a Resale Shelf Registration Statement or any prospectus contained therein.

ARTICLE II

REGISTRATION RIGHTS

Section 2.1 Shelf Registration .

(a) Resale Shelf Registration . Subject to Section 2.9, Ashford Prime shall prepare and file not later than 54 weeks after the consummation date of the Transaction, a “shelf” registration statement with respect to the resale of the Registrable Securities (“ Resale Shelf Registration ”) by the Holders thereof on an appropriate form for an offering to be made on a delayed or continuous basis pursuant to Rule 415 under the Securities Act (the “ Resale Shelf Registration Statement ”) and permitting registration of such Registrable Securities for resale by such Holders in accordance with the methods of distribution elected by the Holders and set forth in the Resale Shelf Registration Statement. Ashford Prime shall use its commercially reasonable efforts to cause the Resale Shelf Registration Statement to be declared effective by the Commission as promptly as reasonably practicable after the filing thereof, and, subject to Sections 2.1(c) and 2.9, to keep such Resale Shelf Registration Statement continuously effective for a period ending when all shares of Common Stock covered by the Resale Shelf Registration Statement are no longer Registrable Securities. In addition, if the Resale Shelf Registration Statement is not on Form S-3 (or any similar or successor form) and during the period that the Resale Shelf Registration Statement is effective Ashford Prime becomes eligible to use Form S-3 (or any similar or successor form), Ashford Prime shall be entitled to amend the Resale Shelf Registration Statement so that it becomes a registration statement on Form S-3 (or any similar or successor form); provided, however, that the Company shall use its best efforts to have such amendment declared effective as soon as practicable after filing.

 

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At the time the Resale Shelf Registration Statement is declared effective, each Holder that has delivered a duly completed and executed Notice and Questionnaire to the Company on or prior to the date ten (10) Business Days prior to such time of effectiveness shall be named as a selling securityholder in the Resale Shelf Registration Statement and the related prospectus in such a manner as to permit such Holder to deliver such prospectus to purchasers of Registrable Securities in accordance with applicable law. If required by applicable law, subject to the terms and conditions hereof, after effectiveness of the Resale Shelf Registration Statement, Ashford Prime shall file a supplement to such prospectus or amendment to the Resale Shelf Registration Statement not less than once a quarter as necessary to name as selling securityholders therein any Holders that provide to Ashford Prime a duly completed and executed Notice and Questionnaire and shall use commercially reasonable efforts to cause any post-effective amendment to such Resale Shelf Registration Statement filed for such purpose to be declared effective by the Commission as promptly as reasonably practicable after the filing thereof.

(b) Issuance Shelf Registration . Ashford Prime may, at its option, satisfy its obligation to prepare and file a Resale Shelf Registration Statement pursuant to Section 2.1(a) with respect to shares of Common Stock issuable upon exchange of Exchangeable Ashford Prime OP Units received in connection with the Transaction by preparing and filing with the Commission a registration statement on an appropriate form for an offering to be made on a delayed or continuous basis pursuant to Rule 415 under the Securities Act (an “ Issuer Shelf Registration Statement ”) providing for the issuance by Ashford Prime, from time to time, to the Holders of such Exchangeable Ashford Prime OP Units shares of Common Stock registered under the Securities Act (the “ Primary Shares ”) in lieu of Ashford Prime OP’s obligation to pay cash for such Exchangeable Ashford Prime OP Units. Ashford Prime shall use its commercially reasonable efforts to cause the Issuer Shelf Registration Statement to be declared effective by the Commission as promptly as reasonably practicable after filing thereof. Ashford Prime shall use commercially reasonable efforts, subject to Sections 2.1(c) and 2.9, to keep the Issuer Shelf Registration Statement continuously effective for a period (the “ Effectiveness Period ”) expiring on the date all of the shares of Common Stock covered by such Issuer Shelf Registration Statement have been issued by the Company pursuant thereto. In addition, if the Issuer Shelf Registration Statement is not on Form S-3 (or any similar or successor form) and during the period that the Issuer Shelf Registration Statement is effective Ashford Prime becomes eligible to use Form S-3 (or any similar or successor form), Ashford Prime shall be entitled to amend the Issuer Shelf Registration Statement so that it becomes a registration statement on Form S-3 (or any similar or successor form); provided, however, that Ashford Prime shall use its best efforts to have such amendment declared effective as soon as practicable after filing. If Ashford Prime shall exercise its rights under this Section 2.1(b), Holders (other than Holders of Restricted Shares) shall have no right to have shares of Common Stock issued or issuable upon exchange of Exchangeable Ashford Prime OP Units included in a Resale Shelf Registration Statement pursuant to Section 2.1(a).

(c) Continuous Effectiveness . Ashford Prime shall prepare and file such additional registration statements as necessary and use its commercially reasonable efforts to cause such registration statements to be declared effective by the Commission so that a shelf registration statement remains continuously effective, subject to Section 2.9, with respect to resales of Registrable Securities as and for the periods required under Section 2.1(a) or (b), as applicable, such subsequent registration statements, if any, shall constitute a Issuer Shelf Registration Statement or a Resale Shelf Registration Statement, as the case may be, hereunder.

 

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(d) Selling Holders Become Party to Agreement . Each Holder acknowledges that by participating in its registration rights pursuant to this Agreement, such Holder will be deemed a party to this Agreement and will be bound by its terms, notwithstanding such Holder’s failure to deliver a Notice and Questionnaire; provided, that any Holder that has not delivered a duly completed and executed Notice and Questionnaire shall not be entitled to be named as a Selling Holder in, or have the Registrable Securities held by it covered by, a Resale Shelf Registration Statement.

Section 2.2 Registration Procedures; Filings; Information . Subject to Section 2.9 hereof, in connection with any Resale Shelf Registration Statement under Section 2.1(a), Ashford Prime will use its commercially reasonable efforts to effect the registration of the Registrable Securities covered thereby in accordance with the intended method of disposition thereof as quickly as reasonably practicable, and in connection with any Issuer Shelf Registration Statement under Section 2.1(b), the Company will use its commercially reasonable efforts to effect the registration of the Primary Shares as quickly as reasonably practicable. In connection with any Shelf Registration Statement:

(a) Ashford Prime will, if requested, prior to filing a Resale Shelf Registration Statement or prospectus or any amendment or supplement thereto, furnish to each Selling Holder of the Registrable Securities covered by such registration statement copies of such registration statement as proposed to be filed, and thereafter furnish to such Selling Holder such number of conformed copies of such registration statement, each amendment and supplement thereto (in each case including all exhibits thereto and documents incorporated by reference therein), the prospectus included in such registration statement (including each preliminary prospectus) and such other documents as such Selling Holder may reasonably request to facilitate the disposition of the Registrable Securities owned by such Selling Holder.

(b) After the filing of the Resale Shelf Registration Statement, Ashford Prime will promptly notify each Selling Holder of Registrable Securities covered by such registration statement of any stop order issued or threatened by the Commission and take all reasonable actions required to prevent the entry of such stop order or to remove it if entered.

(c) Ashford Prime will use its commercially reasonable efforts to (i) register or qualify the Registrable Securities under such other securities or “blue sky” laws of such jurisdictions in the United States (where an exemption does not apply) as any Selling Holder reasonably (in light of such Selling Holder’s intended plan of distribution) requests and (ii) cause such Registrable Securities to be registered with or approved by such other governmental agencies or authorities as may be necessary by virtue of the business and operations of Ashford Prime and do any and all other acts and things that may be reasonably necessary or advisable to enable such Selling Holder to consummate the disposition of the Registrable Securities owned by such Selling Holder; provided that Ashford Prime will not be required to (A) qualify generally to do business in any jurisdiction where it would not otherwise be required to qualify but for this paragraph (d), (B) subject itself to taxation in any such jurisdiction or (C) consent to general service of process in any such jurisdiction.

 

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(d) Ashford Prime will immediately notify each Selling Holder of such Registrable Securities, at any time when a prospectus relating thereto is required to be delivered under the Securities Act, of (i) Ashford Prime’s receipt of any notification of the suspension of the qualification of any Registrable Securities covered by a Resale Shelf Registration Statement for sale in any jurisdiction; or (ii) the occurrence of an event requiring the preparation of a supplement or amendment to such prospectus so that, as thereafter delivered to the purchasers of such Registrable Securities, such prospectus will not contain an untrue statement of a material fact or omit to state any material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made, not misleading and promptly make available to each Selling Holder any such supplement or amendment.

(e) Ashford Prime will otherwise use its commercially reasonable efforts to comply with all applicable rules and regulations of the Commission, and make available to its securityholders, as soon as reasonably practicable, an earnings statement covering a period of 12 months, beginning within three months after the effective date of the registration statement, which earnings statement shall satisfy the provisions of Section 11(a) of the Securities Act and Rule 158 of the Commission promulgated thereunder (or any successor rule or regulation hereafter adopted by the Commission).

(f) Ashford Prime will use its commercially reasonable efforts to cause all Registrable Securities covered by such Resale Shelf Registration Statement or Primary Shares covered by such Issuer Shelf Registration Statement to be listed on each securities exchange on which similar securities issued by Ashford Prime are then listed.

(g) In addition to the Notice and Questionnaire, Ashford Prime may require each Selling Holder of Registrable Securities to promptly furnish in writing to Ashford Prime such information regarding such Selling Holder, the Registrable Securities held by it and the intended method of distribution of the Registrable Securities as Ashford Prime may from time to time reasonably request and such other information as may be legally required in connection with such registration. No Holder may include Registrable Securities in any registration statement pursuant to this Agreement unless and until such Holder has furnished to Ashford Prime such information. Each Holder further agrees to furnish as soon as reasonably practicable to Ashford Prime all information required to be disclosed to make information previously furnished to Ashford Prime by such Holder not materially misleading.

(h) Each Selling Holder agrees that, upon receipt of any notice from Ashford Prime of the happening of any event of the kind described in Section 2.2(b) or 2.2(d) or upon receipt of a Suspension Notice, such Selling Holder will forthwith discontinue disposition of Registrable Securities pursuant to the registration statement covering such Registrable Securities until such Selling Holder’s receipt of written notice from Ashford Prime that such disposition may be made and, in the case of clause (ii) of Section 2.2(d) or, if applicable, Section 2.9, copies of any supplemented or amended prospectus contemplated by clause (ii) of Section 2.2(d) or, if applicable, prepared under Section 2.9, and, if so directed by Ashford Prime, such Selling Holder will deliver to Ashford Prime all copies, other than permanent file copies then in such Selling Holder’s possession, of the most recent prospectus covering such Registrable Securities at the time of receipt of such notice. Each Selling Holder of Registrable Securities agrees that it will immediately notify Ashford Prime at any time when a prospectus relating to the registration of

 

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such Registrable Securities is required to be delivered under the Securities Act of the happening of an event as a result of which information previously furnished by such Selling Holder to Ashford Prime in writing for inclusion in such prospectus contains an untrue statement of a material fact or omits to state any material fact required to be stated therein or necessary to make the statements therein not misleading in light of the circumstances in which they were made.

Section 2.3 Registration Expenses . In connection with any registration statement required to be filed hereunder, Ashford Prime shall pay the following registration expenses incurred in connection with the registration hereunder (the “ Registration Expenses ”): (i) all fees and expenses of compliance with securities or “blue sky” laws (including registration and filing fees and reasonable fees and disbursements of counsel in connection with blue sky qualifications of the Registrable Securities), (ii) printing expenses, (iii) internal expenses (including, without limitation, all salaries and expenses of its officers and employees performing legal or accounting duties), (iv) the fees and expenses incurred in connection with the listing of the Registrable Securities, (v) reasonable fees and disbursements of counsel for Ashford Prime and customary fees and expenses for independent certified public accountants retained by Ashford Prime, and (vi) the reasonable fees and expenses of any special experts retained by Ashford Prime in connection with such registration. Ashford Prime shall have no obligation to pay any fees, discounts or commissions attributable to the sale of Registrable Securities, any out-of-pocket expenses of the Holders (or the agents who manage their accounts), or any transfer taxes relating to the registration or sale of the Registrable Securities.

Section 2.4 Indemnification by Ashford Prime . Ashford Prime agrees to indemnify and hold harmless each Selling Holder of Registrable Securities, its officers, directors and agents, and each Person, if any, who controls such Selling Holder within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act from and against any and all losses, claims, damages and liabilities that arise out of or are based upon any untrue statement or alleged untrue statement of a material fact contained in any registration statement or prospectus relating to the Registrable Securities (as amended or supplemented if Ashford Prime shall have furnished any amendments or supplements thereto) or any preliminary prospectus, or that arise out of or are based upon any omission or alleged omission to state therein a material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made, not misleading, except insofar as such losses, claims, damages or liabilities arise out of or are based upon any such untrue statement or omission or alleged untrue statement or omission included in reliance upon and in conformity with information furnished in writing to Ashford Prime by such Selling Holder or on such Selling Holder’s behalf expressly for inclusion therein. The indemnity provided for in this Section 2.4 shall remain in full force and effect regardless of any investigation made by or on behalf of any Selling Holder.

Section 2.5 Indemnification by Holders of Registrable Securities . Each Selling Holder agrees, severally but not jointly, to indemnify and hold harmless Ashford Prime, its officers, directors and agents and each Person, if any, who controls Ashford Prime within the meaning of either Section 15 of the Securities Act or Section 20 of the Exchange Act to the same extent as the foregoing indemnity from Ashford Prime to such Selling Holder, but only with respect to information relating to such Selling Holder included in reliance upon and in conformity with information furnished in writing by such Selling Holder or on such Selling Holder’s behalf expressly for use in any registration statement or prospectus relating to the

 

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Registrable Securities, or any amendment or supplement thereto, or any preliminary prospectus. In case any action or proceeding shall be brought against Ashford Prime or its officers, directors or agents or any such controlling person, in respect of which indemnity may be sought against such Selling Holder, such Selling Holder shall have the rights and duties given to Ashford Prime, and Ashford Prime or its officers, directors or agents or such controlling person shall have the rights and duties given to such Selling Holder, by Section 2.4. The obligations of any Selling Holder pursuant to this Section 2.5 will be limited to an amount equal to the net proceeds to such Selling Holder (after deducting any discounts and commissions) from the disposition pursuant to such registration.

Section 2.6 Conduct of Indemnification Proceedings . In case any proceeding (including any governmental investigation) shall be instituted involving any person in respect of which indemnity may be sought pursuant to Section 2.4 or 2.5, such person (an “ Indemnified Party ”) shall promptly notify the person against whom such indemnity may be sought (an “ Indemnifying Party ”) in writing and the Indemnifying Party shall assume the defense thereof, including the employment of counsel reasonably satisfactory to such Indemnified Party, and shall assume the payment of all fees and expenses; provided, however, that the failure of any Indemnified Party to give such notice will not relieve such Indemnifying Party of any obligations under this Article II, except to the extent such Indemnifying Party is materially prejudiced by such failure. In any such proceeding, any Indemnified Party shall have the right to retain its own counsel, but the fees and expenses of such counsel shall be at the expense of such Indemnified Party unless (i) the Indemnifying Party and the Indemnified Party shall have mutually agreed to the retention of such counsel or (ii) the named parties to any such proceeding (including any impleaded parties) include both the Indemnified Party and the Indemnifying Party and representation of both parties by the same counsel would be inappropriate due to actual or potential differing interests between them. It is understood that the Indemnifying Party shall not, in connection with any proceeding or related proceedings in the same jurisdiction, be liable for the reasonable fees and expenses of more than one separate firm of attorneys (in addition to any local counsel) at any time for all such Indemnified Parties, and that all such fees and expenses shall be reimbursed as they are incurred. In the case of any such separate firm for the Indemnified Parties, such firm shall be designated in writing by (i) in the case of Persons indemnified pursuant to Section 2.4 hereof, the Selling Holders which owned a majority of the Registrable Securities sold under the applicable registration statement and (ii) in the case of Persons indemnified pursuant to Section 2.5, Ashford Prime. The Indemnifying Party shall not be liable for any settlement of any proceeding effected without its written consent, but if settled with such consent, or if there be a final judgment for the plaintiff, the Indemnifying Party shall indemnify and hold harmless such Indemnified Parties from and against any loss or liability (to the extent stated above) by reason of such settlement or judgment. Notwithstanding the foregoing sentence, if at any time an Indemnified Party shall have requested an Indemnifying Party to reimburse the Indemnified Party for fees and expenses of counsel as contemplated by the third sentence of this paragraph, the Indemnifying Party agrees that it shall be liable for any settlement of any proceeding effected without its written consent if (i) such settlement is entered into more than thirty (30) Business Days after receipt by such Indemnifying Party of the aforesaid request and (ii) such Indemnifying Party shall not have reimbursed the Indemnified Party in accordance with such request prior to the date of such settlement. No Indemnifying Party shall, without the prior written consent of the Indemnified Party, effect any settlement of any pending or threatened proceeding in respect of which any Indemnified Party is or could have been a party and indemnity could have

 

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been sought hereunder by such Indemnified Party, unless such settlement includes an unconditional release of such Indemnified Party from all liability arising out of such proceeding.

Section 2.7 Contribution . If the indemnification provided for in Section 2.4 or 2.5 hereof is unavailable to an Indemnified Party or insufficient in respect of any losses, claims, damages or liabilities referred to herein, then each such Indemnifying Party, in lieu of indemnifying such Indemnified Party, shall contribute to the amount paid or payable by such Indemnified Party as a result of such losses, claims, damages or liabilities in such proportion as is appropriate to reflect the relative fault of Ashford Prime and each Selling Holder in connection with the statements or omissions which resulted in such losses, claims, damages or liabilities, as well as any other relevant equitable considerations. The relative fault of Ashford Prime on the one hand and of each Selling Holder on the other shall be determined by reference to, among other things, whether the untrue or alleged untrue statement of a material fact or the omission or alleged omission to state a material fact relates to information supplied by such party, and the parties’ relative intent, knowledge, access to information and opportunity to correct or prevent such statement or omission.

Ashford Prime and the Selling Holders agree that it would not be just and equitable if contribution pursuant to this Section 2.7 were determined by pro rata allocation or by any other method of allocation which does not take account of the equitable considerations referred to in the immediately preceding paragraph. The amount paid or payable by an Indemnified Party as a result of the losses, claims, damages or liabilities referred to in the immediately preceding paragraph shall be deemed to include, subject to the limitations set forth above, any legal or other expenses reasonably incurred by such Indemnified Party in connection with investigating or defending any such action or claim. Notwithstanding the provisions of this Section 2.7, no Selling Holder shall be required to contribute any amount in excess of the amount by which the net proceeds from the sale of the securities of such Selling Holder to the public exceeds the amount of any damages which such Selling Holder has otherwise been required to pay by reason of such untrue or alleged untrue statement or omission or alleged omission. No person guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any person who was not guilty of such fraudulent misrepresentation. The Selling Holder’s obligations to contribute pursuant to this Section 2.7 are several in proportion to the net proceeds of the offering received by such Selling Holder bears to the total net proceeds of the offering received by all the Selling Holders and not joint.

Section 2.8 Rule 144 . Ashford Prime covenants that it will (a) make and keep public information regarding Ashford Prime available as those terms are defined in Rule 144, (b) file in a timely manner any reports and documents required to be filed by it under the Securities Act and the Exchange Act, (c) furnish to any Holder forthwith upon request (i) a written statement by Ashford Prime as to its compliance with the reporting requirements of Rule 144 (at any time more than 90 days after the completion of the Transaction), the Securities Act and the Exchange Act (at any time after it has become subject to such reporting requirements), and (ii) a copy of the most recent annual or quarterly report of Ashford Prime and such other reports and documents so filed by Ashford Prime, and (d) take such further action as any Holder may reasonably request, all to the extent required from time to time to enable Holders to sell Registrable Securities without registration under the Securities Act within the limitation of the exemptions provided by Rule 144.

 

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Section 2.9 Suspension of Use of Registration Statement .

(a) If the Board of Directors of Ashford Prime determines in its good faith judgment that the filing of a Resale Shelf Registration Statement under Section 2.1(a) or the use of any related prospectus would be materially detrimental to Ashford Prime because such action would require the disclosure of material information that Ashford Prime has a bona fide business purpose for preserving as confidential or the disclosure of which would impede Ashford Prime’s ability to consummate a significant transaction (“ Confidential Information ”), and that Ashford Prime is not otherwise required by applicable securities laws or regulations to disclose, upon written notice of such determination by Ashford Prime to the Holders, the rights of the Holders to offer, sell or distribute any Registrable Securities pursuant to a Resale Shelf Registration Statement or to require Ashford Prime to take action with respect to the registration or sale of any Registrable Securities pursuant to a Resale Shelf Registration Statement shall be suspended until the earlier of (i) the date upon which Ashford Prime notifies the Holders in writing that suspension of such rights for the grounds set forth in this Section 2.9(a) is no longer necessary and (ii) one-hundred eighty (180) days; provided, however, no such 180-day period shall be successive with respect to the same Confidential Information. Ashford Prime agrees to give the notice under (i) above as promptly as practicable following the date that such suspension of rights is no longer necessary.

If all reports required to be filed by Ashford Prime pursuant to the Exchange Act have not been filed by the required date without regard to any extension, or if the consummation of any business combination by Ashford Prime has occurred or is probable for purposes of Rule 3-05 or Article 11 of Regulation S-X promulgated under the Securities Act or any successor rule, upon written notice thereof by Ashford Prime to the Holders, the rights of the Holders to offer, sell or distribute any Registrable Securities pursuant to a Resale Shelf Registration Statement or to require Ashford Prime to take action with respect to the registration or sale of any Registrable Securities pursuant to a Resale Shelf Registration Statement shall be suspended until the date on which Ashford Prime has filed such reports or obtained and filed the financial information required by Rule 3-05 or Article 11 of Regulation S-X to be included or incorporated by reference, as applicable, in the Resale Shelf Registration Statement, and Ashford Prime shall notify the Holders as promptly as practicable when such suspension is no longer required.

Section 2.10 Additional Shares . Ashford Prime, at its option, may register under a Shelf Registration Statement and any filings with any state securities commissions filed pursuant to this Agreement, any number of unissued shares of Common Stock or any shares of Common Stock owned by any other stockholder or stockholders of the Company.

ARTICLE III

MISCELLANEOUS

Section 3.1 Remedies . In addition to being entitled to exercise all rights provided herein and granted by law, including recovery of damages, the Holders shall be entitled to specific performance of the rights under this Agreement. Ashford Prime agrees that monetary damages would not be adequate compensation for any loss incurred by reason of a breach by it of the provisions of this Agreement and hereby agrees to waive the defense in any action for specific performance that a remedy at law would be adequate.

 

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Section 3.2 Amendments and Waivers . The provisions of this Agreement, including the provisions of this sentence, may not be amended, modified or supplemented, and waivers or consents to departures from the provisions hereof may not be given, in each case without the written consent of Ashford Prime and the Holders of a majority of the Registrable Securities (with Holders of Exchangeable Ashford Prime OP Units deemed to be Holders, for purposes of this Section, of the number of shares of Common Stock into which such Exchangeable Ashford Prime OP Units would be exchangeable for as of the date on which consent is requested); provided, however, that the effect of any such amendment will be that the consenting Holders will not be treated more favorably than all other Holders (without regard to any differences in effect that such amendment or waiver may have on the Holders due to the differing amounts of Registrable Shares held by such Holders). No failure or delay by any party to insist upon the strict performance of any covenant, duty, agreement or condition of this Agreement or to exercise any right or remedy consequent upon any breach thereof shall constitute waiver of any such breach or any other covenant, duty, agreement or condition.

Section 3.3 Notices . All notices and other communications in connection with this Agreement shall be made in writing by hand delivery, registered first-class mail, telex, telecopier, or air courier guaranteeing overnight delivery:

 

  (i) if to any Holder, initially to the address indicated in such Holder’s Notice and Questionnaire or, if no Notice and Questionnaire has been delivered, to such other address as any Holder shall have specified in writing; and

 

  (ii) if to Ashford Prime, at 14185 Dallas Parkway, Suite 1100, Dallas, TX 25254, Attention: Chief Legal Officer, or to such other address as Ashford Prime may hereafter specify in writing.

All such notices and communications shall be deemed to have been duly given: at the time delivered by hand, if personally delivered; when received if deposited in the mail, postage prepaid, if mailed; when answered back, if telexed; when receipt acknowledged, if telecopied; and on the next Business Day, if timely delivered to an air courier guaranteeing overnight delivery.

Section 3.4 Successors and Assigns .

This Agreement shall inure to the benefit of and be binding upon the successors, assigns and transferees of each of the parties. Any Holder may assign its rights under this Agreement without the consent of Ashford Prime in connection with a transfer of such Holder’s Ashford Prime OP Units or Registrable Securities; provided, that the Holder satisfies all applicable transfer provisions for the Ashford Prime OP Units or Registrable Securities, as applicable, and notifies Ashford Prime of such proposed transfer and assignment and the transferee or assignee of such rights assumes in writing the obligations of such Holder under this Agreement.

 

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Section 3.5 Counterparts . This Agreement may be executed in any number of counterparts and by the parties hereto in separate counterparts, each of which when so executed shall be deemed to be an original and all of which taken together shall constitute one and the same agreement. Each party shall become bound by this Agreement immediately upon affixing its signature hereto.

Section 3.6 Governing Law . This Agreement shall be governed by and construed in accordance with the internal laws of the State of Texas without regard to the choice of law provisions thereof.

Section 3.7 Severability . In the event that any one or more of the provisions contained herein, or the application thereof in any circumstance, is held invalid, illegal or unenforceable, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions contained herein shall not be affected or impaired thereby.

Section 3.8 Entire Agreement . This Agreement is intended by the parties as a final expression of their agreement and intended to be a complete and exclusive statement of the agreement and understanding of the parties hereto in respect of the subject matter contained herein. There are no restrictions, promises, warranties or undertakings, other than those set forth or referred to herein with respect to the registration rights granted by Ashford Prime with respect to the Registrable Securities. This Agreement supersedes all prior agreements and understandings between the parties with respect to such subject matter.

Section 3.9 Headings . The headings in this Agreement are for convenience of reference only and shall not limit or otherwise affect the meaning hereof.

Section 3.10 No Third Party Beneficiaries . Nothing express or implied herein is intended or shall be construed to confer upon any person or entity, other than the parties hereto and their respective successors and assigns, any rights, remedies or other benefits under or by reason of this Agreement.

Section 3.11 Termination . The obligations of the parties hereunder shall terminate (i) with respect to a Holder when it no longer holds Registrable Securities, and (ii) with respect to Ashford Prime upon the end of the Effectiveness Period with respect to any Issuer Shelf Registration Statement and when there are no longer any Registrable Securities with respect to any Resale Shelf Registration Statement; except, in each case, for any obligations under Sections 2.1(c), 2.3, 2.4, 2.5, 2.6 and 2.7 and Article III that, by their terms, are intended to survive for a specific period of time.

[Signature Page Follows]

 

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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first written above.

 

COMPANY :
ASHFORD HOSPITALITY PRIME, INC.
By:  

 

Name:  

 

Title:  

 

Address :

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

ASHFORD PRIME OP UNIT HOLDER :
                                                                                          ,

 

By:  

 

Name:  

 

Title:  

 

Address :

 

 

 

[Signature Page to Registration Rights Agreement]


Form of Notice and Questionnaire

The undersigned beneficial holder of shares of common stock, par value $.01 per share (“ Common Stock ”), of Ashford Hospitality Prime, Inc. (the “ Company ”) and/or common units of limited partnership interests of Ashford Hospitality Prime Limited Partnership (“ Ashford Prime OP ”) convertible into shares of Common Stock (any such Common Stock, the “ Registrable Securities ”), understands that the Company has filed or intends to file with the Securities and Exchange Commission (the “ Commission ”) one or more registration statements (collectively, the “ Resale Shelf Registration Statement ”) for the registration and resale under Rule 415 of the Securities Act of 1933, as amended (the “ Securities Act ”), of the Registrable Securities in accordance with the terms of the Registration Rights Agreement (the “ Registration Rights Agreement ”), dated [•], 2012, among the Company and the holders listed on the signature page thereto. A copy of the Registration Rights Agreement is available from the Company upon request at the address set forth below. All capitalized terms not otherwise defined herein shall have the meanings set forth in the Registration Rights Agreement.

Each beneficial owner of Registrable Securities is entitled to the benefits of the Registration Rights Agreement. In order to sell or otherwise dispose of any Registrable Securities pursuant to the Resale Shelf Registration Statement, a beneficial owner of Registrable Securities generally will be required to be named as a selling security holder in the related prospectus, deliver a prospectus to purchasers of Registrable Securities and be bound by those provisions of the Registration Rights Agreement applicable to such beneficial owner (including certain indemnification provisions as described below). To be included in the Resale Shelf Registration Statement, this Notice and Questionnaire must be completed, executed and delivered to the Company at the address set forth herein on or prior to the tenth business day before the effectiveness of the Resale Shelf Registration Statement. We will give notice of the filing and effectiveness of the initial Resale Shelf Registration Statement by issuing a press release and by mailing a notice to the holders at their addresses set forth in the register of the registrar.

Beneficial owners that do not complete this Notice and Questionnaire and deliver it to the Company as provided below will not be named as selling security holders in the prospectus and therefore will not be permitted to sell any Registrable Securities pursuant to the Resale Shelf Registration Statement. Beneficial owners are encouraged to complete and deliver this Notice and Questionnaire prior to the effectiveness of the initial Resale Shelf Registration Statement so that such beneficial owners may be named as selling security holders in the related prospectus at the time of effectiveness. Upon receipt of a completed Notice and Questionnaire from a beneficial owner following the effectiveness of the initial Resale Shelf Registration Statement, in accordance with the Registration Rights Agreement, the Company will file such amendments to the initial Resale Shelf Registration Statement or additional shelf registration statements or supplements to the related prospectus as are necessary to permit such holder to deliver such prospectus to purchasers of Registrable Securities.

Certain legal consequences arise from being named as selling security holders in the Resale Shelf Registration Statement and the related prospectus. Accordingly, holders and beneficial owners of Registrable Securities are advised to consult their own securities law counsel regarding the consequences of being named or not being named as a selling security holder in the Resale Shelf Registration Statement and the related prospectus.


NOTICE

The undersigned beneficial owner (the “ Selling Security Holder ”) of Registrable Securities hereby elects to include in the prospectus forming a part of the Resale Shelf Registration Statement the Registrable Securities beneficially owned by it and listed below in Item 3 (unless otherwise specified under Item 3). The undersigned, by signing and returning this Notice and Questionnaire, understands that it will be bound by the terms and conditions of this Notice and Questionnaire and the Registration Rights Agreement.

Pursuant to the Registration Rights Agreement, the undersigned has agreed to indemnify and hold harmless the Company and its directors, officers and each person, if any, who controls the Company within the meaning of either Section 15 of the Securities Act or Section 20 of the Exchange Act, from and against certain losses arising in connection with statements concerning the undersigned made in the Resale Shelf Registration Statement or the related prospectus in reliance upon the information provided in this Notice and Questionnaire.

The undersigned hereby provides the following information to the Company and represents and warrants to the Company that such information is accurate and complete:


QUESTIONNAIRE

1. (a) Full Legal Name of Selling Security Holder:

 

(b) Full Legal Name of registered holder (if not the same as (a) above) through which Registrable Securities listed in Item (3) below are held:

 

(c) Full Legal Name of DTC Participant (if applicable and if not the same as (b) above) through which Registrable Securities listed in Item (3) below are held:

 

(d) List below the individual or individuals who exercise voting and/or dispositive powers with respect to the Registrable Securities listed in Item (3) below:

 

2. Address for Notices to Selling Security Holder:

 

Telephone:

Fax:

E-mail address:

Contact Person:

3. Beneficial Ownership of Registrable Securities:

 

Type of Registrable Securities beneficially owned, and number of shares of Common Stock and/or OP Units, as the case may be, beneficially owned:


4. Beneficial Ownership of Securities of the Company Owned by the Selling Security Holder:

Except as set forth below in this Item (4), the undersigned is not the beneficial or registered owner of any securities of the Company, other than the Registrable Securities listed above in Item (3).

Type and amount of other securities beneficially owned by the Selling Security Holder:

5. Relationship with the Company

Except as set forth below, neither the undersigned nor any of its affiliates, officers, directors or principal equity holders (5% or more) has held any position or office or has had any other material relationship with the Company (or its predecessors or affiliates) during the past three years.

State any exceptions here:

 

6. Plan of Distribution

Except as set forth below, the undersigned (including its donees or pledgees) intends to distribute the Registrable Securities listed above in Item (3) pursuant to the Resale Shelf Registration Statement only as follows and will not be offering any of such Registrable Securities pursuant to an agreement, arrangement or understanding entered into with a broker or dealer prior to the effective date of the Resale Shelf Registration Statement. Such Registrable Securities may be sold from time to time directly by the undersigned or, alternatively, through broker-dealers or agents. If the Registrable Securities are sold through broker-dealers, the Selling Security Holder will be responsible for discounts or commissions or agent’s commissions. Such Registrable Securities may be sold in one or more transactions at fixed prices, at prevailing market prices at the time of sale, at varying prices determined at the time of sale, or at negotiated prices. Such sales may be effected in transactions (which may involve crosses or block transactions)

(i) on any national securities exchange or quotation service on which the Registrable Securities may be listed or quoted at the time of sale;

(ii) in the over-the-counter market;

(iii) in transactions otherwise than on such exchanges or services or in the over-the-counter market; or

(iv) through the writing of options.


In connection with sales of the Registrable Securities or otherwise, the undersigned may enter into hedging transactions with broker-dealers, which may in turn engage in short sales of the Registrable Securities and deliver Registrable Securities to close out such short positions, or loan or pledge Registrable Securities to broker-dealers that in turn may sell such securities.

State any exceptions here:

 

Note: In no event may such method(s) of distribution take the form of an underwritten offering of the Registrable Securities.


ACKNOWLEDGEMENTS

The undersigned acknowledges that it understands its obligation to comply with the provisions of the Securities Exchange Act of 1934, as amended, and the rules thereunder relating to stock manipulation, particularly Regulation M thereunder (or any successor rules or regulations), in connection with any offering of Registrable Securities pursuant to the Registration Rights Agreement. The undersigned agrees that neither it nor any person acting on its behalf will engage in any transaction in violation of such provisions.

The Selling Security Holder hereby acknowledges its obligations under the Registration Rights Agreement to indemnify and hold harmless certain persons set forth therein. Pursuant to the Registration Rights Agreement, Ashford Prime has agreed under certain circumstances to indemnify the Selling Security Holders against certain liabilities.

In accordance with the undersigned’s obligation under the Registration Rights Agreement to provide such information as may be required by law for inclusion in the Resale Shelf Registration Statement, the undersigned agrees to promptly notify Ashford Prime of any inaccuracies or changes in the information provided herein that may occur subsequent to the date hereof at any time while the Resale Shelf Registration Statement remains effective. All notices hereunder and pursuant to the Registration Rights Agreement shall be made in writing at the address set forth below.

In the event that the undersigned transfers all or any portion of the Registrable Securities listed in Item 3 above after the date on which such information is provided to Ashford Prime, the undersigned agrees to notify the transferee(s) at the time of transfer of its rights and obligations under this Notice and Questionnaire and the Registration Rights Agreement.

By signing this Notice and Questionnaire, the undersigned consents to the disclosure of the information contained herein in its answers to Items (1) through (6) above and the inclusion of such information in the Resale Shelf Registration Statement and the related prospectus. The undersigned understands that such information will be relied upon by the Company in connection with the preparation or amendment of the Resale Shelf Registration Statement and the related prospectus.

Once this Notice and Questionnaire is executed by the Selling Security Holder and received by the Company, the terms of this Notice and Questionnaire and the representations and warranties contained herein shall be binding on, shall insure to the benefit of and shall be enforceable by the respective successors, heirs, personal representatives and assigns of the Company and the Selling Security Holder with respect to the Registrable Securities beneficially owned by such Selling Security Holder and listed in Item 3 above.

This Notice and Questionnaire shall be governed by, and construed in accordance with, the laws of the State of Texas.


IN WITNESS WHEREOF, the undersigned, by authority duly given, has caused this Notice and Questionnaire to be executed and delivered either in person or by its duly authorized agent.

 

Holder:
By:    
Name:    
Title:    
Dated:    


Please return the completed and executed Notice and Questionnaire to:

Ashford Hospitality Prime, Inc.

14185 Dallas parkway, Suite 1100

Dallas, TX 75254

Tel: (972) 490-9600

Attention: Chief Legal Officer

Exhibit 10.13

PREPARED BY:

Proskauer Rose LLP

1585 Broadway

New York, New York 10036

Attention: David J. Weinberger, Esq.

Tax Parcel I.D. # :                     

Courtyard Philadelphia Downtown

21 N. Juniper Street,

Philadelphia, Pennsylvania 19107

Asset. JV74

RETURN TO:

Chicago Title Insurance Co.

1601 Market Street, Ste. #2550

Philadelphia, PA 19103

 

 

ASHFORD PHILADELPHIA ANNEX, LLC

as Borrower

to

WACHOVIA BANK, NATIONAL ASSOCIATION,

as Lender

OPEN-END MORTGAGE, SECURITY AGREEMENT, FINANCING STATEMENT AND

ASSIGNMENT OF RENTS

(THIS OPEN-END MORTGAGE, SECURITY AGREEMENT, FINANCING STATEMENT

AND ASSIGNMENT OF RENTS SECURES FUTURE ADVANCES)

 

 

Dated as of April 9, 2007,

Effective April 11, 2007

 

 


THIS OPEN END MORTGAGE, SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND FIXTURE FILING (the “ Security Instrument ”) is made as of the 11 day of April, 2007, by the party set forth as Borrower on the signature page hereof, having their chief executive office at 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254-4308 (hereinafter referred to as “ Borrower ”), to WACHOVIA BANK, NATIONAL ASSOCIATION, having an address at Wachovia Bank, National Association, Commercial Real Estate Services, 8739 Research Drive URP 4, NC 1075, Charlotte, North Carolina 28262 (hereinafter referred to as “ Lender ”).

W I T N E S S E T H:

WHEREAS, Lender has authorized a loan (hereinafter referred to as the “ Loan ”) to Borrower in the maximum principal sum of THIRTY FIVE MILLION and NO/100 DOLLARS ($35,000,000.00) (hereinafter referred to as the “ Loan Amount ”), which Loan is evidenced by that certain promissory note, dated the date hereof (together with any supplements, amendments, modifications or extensions thereof, hereinafter referred to as the “ Note ”) given by Borrower, as maker, to Lender, as payee;

WHEREAS, in consideration of the Loan, Borrower has agreed to make payments in amounts sufficient to pay and redeem, and provide for the payment and redemption of the principal of, premium, if any, and interest on the Note when due;

WHEREAS, Borrower desires by this Security Instrument to provide for, among other things, the issuance of the Note and for the deposit, deed and pledge by Borrower with, and the creation of a security interest in favor of, Lender, as security for Borrower’s obligations to Lender from time to time pursuant to the Note and the other Loan Documents;

WHEREAS, Borrower and Lender intend these recitals to be a material part of this Security Instrument; and

WHEREAS, all things necessary to make this Security Instrument the valid and legally binding obligation of Borrower in accordance with its terms, for the uses and purposes herein set forth, have been done and performed.

NOW THEREFORE, to secure the payment of the principal of, prepayment premium (if any) and interest on the Note and all other obligations, liabilities or sums due or to become due under this Security Instrument, the Note or any other Loan Documents, including, without limitation, interest on said obligations, liabilities or sums (said principal, premium, interest and other sums being hereinafter referred to as the “ Debt ”), and the performance of all other covenants, obligations and liabilities of Borrower pursuant to the Loan Documents, Borrower has executed and delivered this Security Instrument; and Borrower has irrevocably granted, and by these presents and by the execution and delivery hereof does hereby irrevocably grant, bargain, sell, alien, demise, release, convey, assign, transfer, deed, hypothecate, pledge, set over, warrant, mortgage and confirm to Lender, forever with power of sale, all right, title and interest of Borrower in and to all of the following property, rights, interests and estates:

(a) the plot(s), piece(s) or parcel(s) of real property described in Exhibit A attached hereto and made a part hereof (individually and collectively, hereinafter referred to as the “ Premises ”);

(b) (i) all buildings, foundations, structures, fixtures, additions, enlargements, extensions, modifications, repairs, replacements and improvements of every kind or nature now or hereafter located on the Premises (hereinafter collectively referred to as the “ Improvements ”); and (ii) to the extent permitted by law and the Management Agreement, the Franchise Agreement, the name or names, if any, as may now or hereafter be used for any of the Improvements, and the goodwill associated therewith;

(c) all easements, servitudes, rights-of-way, strips and gores of land, streets, ways, alleys, passages, sewer rights, water, water courses, water rights and powers, ditches, ditch rights, reservoirs and reservoir rights, air rights and development rights, lateral support, drainage, gas, oil and mineral rights, tenements, hereditaments and appurtenances of any nature whatsoever, in any way belonging, relating or pertaining to the Premises or the Improvements and the reversion and reversions, remainder and remainders, whether existing or hereafter acquired, and all land lying in the bed of any street, road or avenue, opened or proposed, in front of or adjoining the Premises to the center line thereof and any and all sidewalks, drives, curbs, passageways, streets, spaces and alleys adjacent to


or used in connection with the Premises and/or Improvements and all the estates, rights, titles, interests, property, possession, claim and demand whatsoever, both in law and in equity, of Borrower of, in and to the Premises and Improvements and every part and parcel thereof, with the appurtenances thereto;

(d) all machinery, equipment, systems, fittings, apparatus, appliances, furniture, furnishings, tools, fixtures, Inventory (as hereinafter defined) and articles of personal property and accessions thereof and renewals, replacements thereof and substitutions therefor (including, but not limited to, all plumbing, lighting and elevator fixtures, office furniture, beds, bureaus, chiffonniers, chests, chairs, desks, lamps, mirrors, bookcases, tables, rugs, carpeting, drapes, draperies, curtains, shades, venetian blinds, wall coverings, screens, paintings, hangings, pictures, divans, couches, luggage carts, luggage racks, stools, sofas, chinaware, flatware, linens, pillows, blankets, glassware, foodcarts, cookware, dry cleaning facilities, dining room wagons, keys or other entry systems, bars, bar fixtures, liquor and other drink dispensers, icemakers, radios, television sets, intercom and paging equipment, electric and electronic equipment, dictating equipment, telephone systems, computerized accounting systems, engineering equipment, vehicles, medical equipment, potted plants, heating, lighting and plumbing fixtures, fire prevention and extinguishing apparatus, theft prevention equipment, cooling and air-conditioning systems, elevators, escalators, fittings, plants, apparatus, stoves, ranges, refrigerators, laundry machines, tools, machinery, engines, dynamos, motors, boilers, incinerators, switchboards, conduits, compressors, vacuum cleaning systems, floor cleaning, waxing and polishing equipment, call systems, brackets, signs, bulbs, bells, ash and fuel, conveyors, cabinets, lockers, shelving, spotlighting equipment, dishwashers, garbage disposals, washers and dryers), other customary hotel equipment, inventory and other property of every kind and nature whatsoever owned by Borrower, or in which Borrower has or shall have an interest, now or hereafter located upon, or in, or used in connection with the Premises or the Improvements, or appurtenant thereto, and all building equipment, materials and supplies of any nature whatsoever owned by Borrower, or in which Borrower has or shall have an interest, now or hereafter located upon, or in, or used in connection with the Premises or the Improvements or appurtenant thereto, (hereinafter, all of the foregoing items described in this paragraph (d) are collectively called the “ Equipment ”), all of which, and any replacements, modifications, alterations and additions thereto, to the extent permitted by applicable law, shall be deemed to constitute fixtures (the “ Fixtures ”), and are part of the real estate and security for the payment of the Debt and the performance of Borrower’s obligations. To the extent any portion of the Equipment is not real property or fixtures under applicable law, it shall be deemed to be personal property, and this Security Instrument shall constitute a security agreement creating a security interest therein in favor of Lender under the UCC;

(e) all awards or payments, including interest thereon, which may hereafter be made with respect to the Premises, the Improvements, the Fixtures, or the Equipment, whether from the exercise of the right of eminent domain (including but not limited to any transfer made in lieu of or in anticipation of the exercise of said right), or for a change of grade, or for any other injury to or decrease in the value of the Premises, the Improvements or the Equipment or refunds with respect to the payment of property taxes and assessments, and all other proceeds of the conversion, voluntary or involuntary, of the Premises, Improvements, Equipment, Fixtures or any other Property or part thereof into cash or liquidated claims;

(f) all leases, tenancies, franchises (to the extent not prohibited in the Franchise Agreement), licenses and permits, Property Agreements and other agreements affecting the use, enjoyment or occupancy of the Premises, the Improvements, the Fixtures, or the Equipment or any portion thereof now or hereafter entered into, whether before or after the filing by or against Borrower of any petition for relief under the Bankruptcy Code and all reciprocal easement agreements, license agreements and other agreements, including, without limitation the existing Operating Lease (hereinafter collectively referred to as the “ Leases ”), together with all receivables, revenues, rentals, credit card receipts, receipts and all payments received which relate to the rental, lease, franchise and use of space at the Premises and rental and use of guest rooms or meeting rooms or banquet rooms or recreational facilities or bars, beverage or food sales, vending machines, mini-bars, room service, telephone, video and television systems, electronic mail, internet connections, guest laundry, bars, the provision or sale of other goods and services, and all other payments received from guests or visitors of the Premises, and other items of revenue, receipts or income as identified in the Uniform System of Accounts (as hereinafter defined), all cash or security deposits, lease termination payments, advance rentals and payments of similar nature and guarantees or other security held by, or issued in favor of, Borrower in connection therewith to the extent of Borrower’s right or interest therein and all remainders, reversions and other rights and estates appurtenant thereto, and all base, fixed, percentage or additional rents, and other rents, oil and gas or other mineral royalties, and bonuses, issues, profits and rebates and refunds or

 

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other payments made by any Governmental Authority from or relating to the Premises, the Improvements, the Fixtures or the Equipment plus all rents, common area charges and other payments now existing or hereafter arising, whether paid or accruing before or after the filing by or against Borrower of any petition for relief under the Bankruptcy Code (the “ Rents ”) and all proceeds from the sale or other disposition of the Leases and the right to receive and apply the Rents to the payment of the Debt;

(g) all proceeds of and any unearned premiums on any insurance policies covering the Premises, the Improvements, the Fixtures, the Rents or the Equipment, including, without limitation, the right to receive and apply the proceeds of any insurance, judgments, or settlements made in lieu thereof, for damage to the Premises, the Improvements, the Fixtures or the Equipment and all refunds or rebates of Impositions, and interest paid or payable with respect thereto;

(h) all deposit accounts, securities accounts, funds or other accounts maintained or deposited with Lender, or its assigns, in connection herewith, including, without limitation, the Escrow Accounts, the Central Account, the Collection Account, and the Sub-Accounts and all monies and investments deposited or to be deposited in such accounts;

(i) all accounts receivable, contract rights, franchises (to the extent not prohibited in the Franchise Agreement), interests, estate or other claims, both at law and in equity, now existing or hereafter arising, and relating to the Premises, the Improvements, the Fixtures or the Equipment, not included in Rents;

(j) all now existing or hereafter arising claims against any Person with respect to any damage to the Premises, the Improvements, the Fixtures or the Equipment, including, without limitation, damage arising from any defect in or with respect to the design or construction of the Improvements, the Fixtures or the Equipment and any damage resulting therefrom;

(k) all deposits or other security or advance payments, including rental payments now or hereafter made by or on behalf of Borrower to others, with respect to (i) insurance policies, (ii) utility services, (iii) cleaning, maintenance, repair or similar services, (iv) refuse removal or sewer service, (v) parking or similar services or rights and (vi) rental of Equipment, if any, relating to or otherwise used in the operation of the Premises, the Improvements, the Fixtures or the Equipment;

(l) all intangible property (to the extent assignable) now or hereafter relating to the Premises, the Improvements, the Fixtures or the Equipment or its operation, including, without limitation, software, letter of credit rights, trade names, trademarks (including, without limitation, any licenses of or agreements to license trade names or trademarks now or hereafter entered into by Borrower), logos, building names and goodwill;

(m) all now existing or hereafter arising advertising material, guaranties, warranties, building permits, other permits, licenses, plans and specifications, shop and working drawings, soil tests, appraisals and other documents, materials and/or personal property of any kind now or hereafter existing in or relating to the Premises, the Improvements, the Fixtures, and the Equipment;

(n) all now existing or hereafter arising drawings, designs, plans and specifications prepared by architects, engineers, interior designers, landscape designers and any other consultants or professionals for the design, development, construction, repair and/or improvement of the Property, as amended from time to time;

(o) the right, in the name of and on behalf of Borrower, to appear in and defend any now existing or hereafter arising action or proceeding brought with respect to the Premises, the Improvements, the Fixtures or the Equipment and to commence any action or proceeding to protect the interest of Lender in the Premises, the Improvements, the Fixtures or the Equipment;

 

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(p) in the event Borrower is a tenancy-in-common, all rights of TICs under the TIC Agreement including, without limitation, any rights of first refusal, options to purchase and similar rights and any rights of first refusal arising under Section 363(i) of the Bankruptcy Code; and

(q) all proceeds, products, substitutions and accessions (including claims and demands therefor) of each of the foregoing.

All of the foregoing items (a) through (q), together with all of the right, title and interest of Borrower therein, are collectively referred to as the “ Property ”.

TO HAVE AND TO HOLD the above granted and described Property unto Lender, and the successors and assigns of Lender in fee simple, forever.

PROVIDED, ALWAYS, and these presents are upon this express condition, if Borrower shall well and truly pay and discharge the Debt and perform and observe the terms, covenants and conditions set forth in the Loan Documents, then these presents and the estate hereby granted shall cease and be void.

AND Borrower covenants with and warrants to Lender that:

ARTICLE I: DEFINITIONS

Section 1.01. Certain Definitions .

For all purposes of this Security Instrument, except as otherwise expressly provided or unless the context clearly indicates a contrary intent:

(i) the capitalized terms defined in this Section have the meanings assigned to them in this Section, and include the plural as well as the singular;

(ii) all accounting terms not otherwise defined herein have the meanings assigned to them in accordance with GAAP; and

(iii) the words “herein”, “hereof”, and “hereunder” and other words of similar import refer to this Security Instrument as a whole and not to any particular Section or other subdivision.

Adjusted Net Cash Flow ” shall mean Net Operating Income for the twelve (12)-month period prior to the date of calculation less, without duplication, (a) the Recurring Replacement Reserve Monthly Installment (assuming for purposes of this definition that the definition of Recurring Replacement Reserve Monthly Installment only includes the first sentence thereof) multiplied by twelve (12) and (b) extraordinary capital improvements projected by Lender, in its reasonable discretion, for the subsequent twelve (12) month period for which sums were not deposited into the Recurring Replacement Reserve Escrow Account. The Adjusted Net Cash Flow shall be calculated by Borrower and shall be subject to the reasonable review and approval of Lender.

Affiliate ” of any specified Person shall mean any other Person directly or indirectly Controlling or Controlled by or under direct or indirect common Control with such specified Person.

Annual Budget ” shall mean an annual budget submitted by Borrower to Lender in accordance with the terms of Section 2.09 hereof.

Appraisal ” shall mean the appraisal of the Property and all supplemental reports or updates thereto previously delivered to Lender in connection with the Loan.

Appraiser ” shall mean the Person who prepared the Appraisal.

 

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Approved Annual Budget ” shall mean each Annual Budget approved by Lender in accordance with the terms hereof.

Approved Franchisor ” shall mean the Franchisors listed on Exhibit F attached hereto and made a part hereof and any flag operated thereby.

Approved Letter of Credit ” shall mean an irrevocable, unconditional, transferable, clean sight draft letter of credit in favor of Lender and its successors and/or assigns, the obligation to reimburse draws made in connection with which are those of a Person other than Borrower, with a term of not less than one (1) year and which is drawable in whole or in part by sight draft in New York City, issued by a bank having a long-term unsecured debt rating of not less than “AA” (or its equivalent) and a short-term unsecured debt rating of not less than “A-1” (or its equivalent) by each Rating Agency and otherwise reasonably acceptable to Lender.

Approved Manager ” shall mean (a) the Manager as of the Closing Date or (b) the property managers listed on Exhibit F attached hereto and made a part hereof (or an Affiliate 51% or more of the legal and beneficial interest of which is owned by the managers listed on Exhibit F attached hereto), provided that each such property manager continues to be Controlled by substantially the same persons Controlling such property manager as of the Closing Date (or if such manager is a publicly traded company, such manager continues to be traded on a national stock exchange or quoted on the NASDAQ Stock Market) and such additional management companies as are reasonably approved by Lender, which approval may, subsequent to a Securitization, be conditioned upon, among other things, confirmation from each Rating Agency that any rating issued by the Rating Agency in connection with a Securitization will not, as a result of the proposed change of Manager, be downgraded from the current ratings thereof, qualified or withdrawn.

Approved Manager Standard ” shall mean the standard of business operations, practices and procedures customarily employed by entities having a senior executive with at least seven (7) years’ experience in the management of hotels of the same class and quality (as of the Closing Date) as the Improvements which manage not less than five (5) such hotel properties having an aggregate number of hotel rooms of not less than five thousand (5,000) hotel rooms.

Architect ” shall have the meaning set forth in Section 3.04(b)(i) hereof.

Assignment ” shall mean the Assignment of Leases and Rents and Security Deposits of even date herewith relating to the Property given by Borrower to Lender, as the same may be modified, amended or supplemented from time to time.

Bank ” shall mean the bank, trust company, savings and loan association or savings bank designated by Lender, in its sole and absolute discretion, in which the Central Account shall be located.

Bankruptcy Code ” shall mean 11 U.S.C. §101 et seq., as amended from time to time.

Basic Carrying Costs ” shall mean the sum of the following costs associated with the Property: (a) Real Estate Taxes and (b) insurance premiums.

Basic Carrying Costs Escrow Account ” shall mean the Escrow Account maintained pursuant to Section 5.06 hereof.

Basic Carrying Costs Monthly Installment ” shall mean Lender’s estimate of one-twelfth (1/12th) of the annual amount for Basic Carrying Costs. “Basic Carrying Costs Monthly Installment” shall also include, if required by Lender, a sum of money which, together with such monthly installments, will be sufficient to make the payment of each such Basic Carrying Cost at least thirty (30) days prior to the date initially due. Should such Basic Carrying Costs not be ascertainable at the time any monthly deposit is required to be made, the Basic Carrying Costs Monthly Installment shall be determined by Lender in its reasonable discretion on the basis of the aggregate Basic Carrying Costs for the prior Fiscal Year or month or the prior payment period for such cost. As soon as the Basic Carrying Costs are fixed for the then current Fiscal Year, month or period, the next ensuing Basic Carrying Costs Monthly

 

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Installment shall be adjusted to reflect any deficiency or surplus in prior monthly payments. If at any time during the term of the Loan Lender determines that there will be insufficient funds in the Basic Carrying Costs Escrow Account to make payments when they become due and payable, Lender shall have the right to adjust the Basic Carrying Costs Monthly Installment such that there will be sufficient funds to make such payments. Notwithstanding the foregoing, provided that no Event of Default exists, if Borrower is depositing a sum with Manager on a monthly basis pursuant to the Management Agreement to be used for the payment of Basic Carrying Costs, such sums are controlled by Manager, and Borrower shall have delivered, or caused to be delivered to Lender proof that the Basic Carrying Costs with respect to which Manager is receiving deposits are paid not less than five (5) Business Days prior to the date upon which any fine, penalty, interest or cost for nonpayment is imposed, the Basic Carrying Costs Monthly Installment shall be reduced by the amount of Basic Carrying Costs which are deposited with Manager.

Basic Carrying Costs Sub-Account ” shall mean the Sub-Account of the Central Account established pursuant to Section 5.02 into which the Basic Carrying Costs Monthly Installments shall be deposited.

Borrower ” shall mean Borrower named herein and any successor to the obligations of Borrower.

Business Day ” shall mean any day other than (a) a Saturday or Sunday, or (b) a day on which banking and savings and loan institutions in the State of New York or the State of North Carolina are authorized or obligated by law or executive order to be closed, or at any time during which the Loan is an asset of a Securitization, the cities, states and/or commonwealths used in the comparable definition of “Business Day” in the Securitization documents.

Capital Expenditures ” shall mean for any period, the amount expended for items capitalized under GAAP including expenditures for building improvements or major repairs, leasing commissions and tenant improvements.

Cash Expenses ” shall mean for any period, the operating expenses (excluding Capital Expenditures) for the Property as set forth in an Approved Annual Budget to the extent that such expenses are actually incurred by Borrower minus payments into the Basic Carrying Costs Sub-Account, the Debt Service Payment Sub-Account and the Recurring Replacement Reserve Sub-Account (to the extent such sums are for the payment of sums set forth as operating expenses in the Approved Annual Budget).

Central Account ” shall mean an Eligible Account, maintained at the Bank, in the name of Lender or its successors or assigns (as secured party) as may be designated by Lender.

Closing Date ” shall mean the date of the Note.

Code ” shall mean the Internal Revenue Code of 1986, as amended and as it may be further amended from time to time, any successor statutes thereto, and applicable U.S. Department of Treasury regulations issued pursuant thereto.

Collection Account ” shall mean one or more Eligible Accounts maintained in a bank acceptable to Lender in the joint names of Borrower and Lender or such other name as Lender may designate in writing.

Condemnation Proceeds ” shall mean all of the proceeds in respect of any Taking or purchase in lieu thereof.

Contractual Obligation ” shall mean, as to any Person, any provision of any security issued by such Person or of any agreement, instrument or undertaking to which such Person is a party or by which it or any of the property owned by it is bound.

Control ” means, when used with respect to any specific Person, the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person whether through ownership of voting securities, beneficial interests, by contract or otherwise. The definition is to be construed to apply equally to variations of the word “Control” including “Controlled,” “Controlling” or “Controlled by.”

 

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CPI ” shall mean “The Consumer Price Index (New Series) (Base Period 1982-84=100) (all items for all urban consumers)” issued by the Bureau of Labor Statistics of the United States Department of Labor (the “ Bureau ”). If the CPI ceases to use the 1982-84 average equaling 100 as the basis of calculation, or if a change is made in the term, components or number of items contained in said index, or if the index is altered, modified, converted or revised in any other way, then the index shall be adjusted to the figure that would have been arrived at had the change in the manner of computing the index in effect at the date of this Security Instrument not been made. If at any time during the term of this Security Instrument the CPI shall no longer be published by the Bureau, then any comparable index issued by the Bureau or similar agency of the United States issuing similar indices shall be used in lieu of the CPI.

Curtailment Reserve Escrow Account ” shall mean the Escrow Account maintained pursuant to Section 5.11 hereof into which sums shall be deposited during an O&M Operative Period.

Curtailment Reserve Sub-Account ” shall mean the Sub-Account of the Central Account established pursuant to Section 5.02 hereof into which excess cash flow shall be deposited pursuant to Section 5.05.

Debt ” shall have the meaning set forth in the Recitals hereto.

Debt Service ” shall mean the amount of interest and principal payments due and payable in accordance with the Note during an applicable period.

Debt Service Coverage ” shall mean the quotient obtained by dividing Adjusted Net Cash Flow by the sum of the (a) aggregate payments of interest, principal and all other sums due for such specified period under the Note (determined as of the date the calculation of Debt Service Coverage is required or requested hereunder and assuming during any period of time during which the Loan Amount is not amortizing pursuant to the terms of the Note, a thirty year amortization schedule of level payments utilizing an interest rate equal to the Interest Rate and a 360 day year consisting of twelve (12) thirty day months) and (b) aggregate payments of interest, principal and all other sums due for such specified period pursuant to the terms of subordinate or mezzanine financing, if any, then affecting or related to the Property or, if Debt Service Coverage is being calculated in connection with a request for consent to any subordinate or mezzanine financing, then proposed.

Debt Service Payment Sub-Account ” shall mean the Sub-Account of the Central Account established pursuant to Section 5.02 hereof into which the Required Debt Service Payment shall be deposited.

Debt Yield ” shall mean Adjusted Net Cash Flow for all of the Property divided by the sum of (a) the unpaid Principal Amount and (b) the outstanding principal balance of any subordinate or mezzanine financing then affecting or related to the Property or any interest therein (determined as of the date of the calculation of Debt Yield).

Default ” shall mean any Event of Default or event which would constitute an Event of Default if all requirements in connection therewith for the giving of notice, the lapse of time, and the happening of any further condition, event or act, had been satisfied.

Default Management Period ” shall mean any period of time during the term hereof when the Property is not being managed by an Approved Manager pursuant to the terms hereof.

Default Rate ” shall mean the lesser of (a) the highest rate allowable at law and (b) five percent (5%) above the interest rate set forth in the Note.

Default Rate Interest ” shall mean, to the extent the Default Rate becomes applicable, interest in excess of the interest which would have accrued on (a) the Principal Amount and (b) any accrued but unpaid interest, if the Default Rate was not applicable.

Defeasance Deposit ” shall mean an amount equal to the total cost incurred or to be incurred in the purchase on behalf of Borrower of Federal Obligations necessary to meet the Scheduled Defeasance Payments.

 

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Defeased Note ” shall have the meaning set forth in Section 15.01 hereof.

Development Laws ” shall mean all applicable subdivision, zoning, environmental protection, wetlands protection, or land use laws or ordinances, and any and all applicable rules and regulations of any Governmental Authority promulgated thereunder or related thereto.

Disclosure Document ” shall mean a prospectus, prospectus supplement, private placement memorandum, or similar offering memorandum or offering circular, in each case in preliminary or final form, used to offer securities in connection with a Securitization.

Dollar ” and the sign “$” shall mean lawful money of the United States of America.

Eligible Account ” shall mean a segregated account which is either (a) an account or accounts maintained with a federal or state chartered depository institution or trust company the long term unsecured debt obligations of which are rated by each of the Rating Agencies (or, if not rated by Fitch, Inc. (“ Fitch ”), otherwise acceptable to Fitch, as confirmed in writing that such account would not, in and of itself, result in a downgrade, qualification or withdrawal of the then current ratings assigned to any certificates issued in connection with a Securitization) in its second highest rating category at all times (or, in the case of the Basic Carrying Costs Escrow Account, the long term unsecured debt obligations of which are rated at least “AA” (or its equivalent)) by each of the Rating Agencies (or, if not rated by Fitch, otherwise acceptable to Fitch, as confirmed in writing that such account would not, in and of itself, result in a downgrade, qualification or withdrawal of the then current ratings assigned to any certificates issued in connection with a Securitization) or, if the funds in such account are to be held in such account for less than thirty (30) days, the short term obligations of which are rated by each of the Rating Agencies (or, if not rated by Fitch, otherwise acceptable to Fitch, as confirmed in writing that such account would not, in and of itself, result in a downgrade, qualification or withdrawal of the then current ratings assigned to any certificates issued in connection with a Securitization) in its second highest rating category at all times or (b) a segregated trust account or accounts maintained with a federal or state chartered depository institution or trust company acting in its fiduciary capacity which, in the case of a state chartered depository institution is subject to regulations substantially similar to 12 C.F.R. § 9.10(b), having in either case a combined capital and surplus of at least $100,000,000 and subject to supervision or examination by federal and state authority, or otherwise acceptable (as evidenced by a written confirmation from each Rating Agency that such account would not, in and of itself, cause a downgrade, qualification or withdrawal of the then current ratings assigned to any certificates issued in connection with a Securitization) to each Rating Agency, which may be an account maintained by Lender or its agents. Eligible Accounts may bear interest. The title of each Eligible Account shall indicate that the funds held therein are held in trust for the uses and purposes set forth herein.

Engineer ” shall have the meaning set forth in Section 3.04(b)(i) hereof.

Engineering Escrow Account ” shall mean an Escrow Account established and maintained pursuant to Section 5.12 hereof relating to payments for any Required Engineering Work.

Environmental Problem ” shall mean any of the following:

(a) the presence of any Hazardous Material on, in, under, or above all or any portion of the Property in violation of any Environmental Statute;

(b) the release of any Hazardous Material from or onto the Property to the extent such release is required to be reported pursuant to Environmental Statutes;

(c) the violation or threatened violation of any Environmental Statute with respect to the Property; or

(d) the failure to obtain or to abide by the terms or conditions of any permit or approval required under any Environmental Statute with respect to the Property.

 

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A condition described above shall be an Environmental Problem regardless of whether or not any Governmental Authority has taken any action in connection with the condition and regardless of whether that condition was in existence on or before the date hereof.

Environmental Report ” shall mean the environmental audit report for the Property and any supplements or updates thereto, previously delivered to Lender in connection with the Loan.

Environmental Statute ” shall mean any federal, state or local statute, ordinance, rule or regulation, any judicial or administrative order (whether or not on consent) or judgment applicable to Borrower or the Property including, without limitation, any judgment or settlement based on common law theories, and any provisions or conditions of any permit, license or other authorization binding on Borrower relating to (a) the protection of the environment, the safety and health of persons (including employees) or the public welfare from actual or potential exposure (or effects of exposure) to any actual or potential release, discharge, disposal or emission (whether past or present) of any Hazardous Materials or (b) the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling of any Hazardous Materials, including, but not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (“ CERCLA ”), as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. §9601 et seq . , the Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, as amended by the Solid and Hazardous Waste Amendments of 1984, 42 U.S.C. §6901 et seq. , the Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 U.S.C. §1251 et seq. , the Toxic Substances Control Act of 1976, 15 U.S.C. §2601 et seq. , the Emergency Planning and Community Right-to-Know Act of 1986, 42 U.S.C. §1101 et seq. , the Clean Air Act of 1966, as amended, 42 U.S.C. §7401 et seq. , the National Environmental Policy Act of 1975, 42 U.S.C. §4321, the Rivers and Harbors Act of 1899, 33 U.S.C. §401 et seq. , the Endangered Species Act of 1973, as amended, 16 U.S.C. §1531 et seq. , the Occupational Safety and Health Act of 1970, as amended, 29 U.S.C. §651 et seq. , and the Safe Drinking Water Act of 1974, as amended, 42 U.S.C. §300(f) et seq. , and all rules, regulations and guidance documents promulgated or published thereunder.

Equipment ” shall have the meaning set forth in granting clause (d) of this Security Instrument.

ERISA ” shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time, and the regulations promulgated thereunder. Section references to ERISA are to ERISA, as in effect at the date of this Security Instrument and, as of the relevant date, any subsequent provisions of ERISA, amendatory thereof, supplemental thereto or substituted therefor.

ERISA Affiliate ” shall mean any corporation or trade or business that is a member of any group of organizations (a) described in Section 414(b) or (c) of the Code of which Borrower or Guarantor is a member and (b) solely for purposes of potential liability under Section 302(c)(11) of ERISA and Section 412(c)(11) of the Code and the lien created under Section 302(f) of ERISA and Section 412(n) of the Code, described in Section 414(m) or (o) of the Code of which Borrower or Guarantor is a member.

Escrow Account ” shall mean each of the Engineering Escrow Account, the Basic Carrying Costs Escrow Account, the Recurring Replacement Reserve Escrow Account, the Operation and Maintenance Expense Escrow Account and the Curtailment Reserve Escrow Account, each of which shall be an Eligible Account or book entry sub-account of an Eligible Account.

Event of Default ” shall have the meaning set forth in Section 13.01 hereof.

Extraordinary Expense ” shall mean an extraordinary operating expense or capital expense not set forth in the Approved Annual Budget or allotted for in the Recurring Replacement Reserve Sub-Account.

Federal Obligations ” shall mean non-callable direct obligations of, or obligations fully guaranteed as to payment of principal and interest by, the United States of America or any agency or instrumentality thereof provided that such obligations are backed by the full faith and credit of the United States of America or, provided, that Lender has received written confirmation from each Rating Agency that the defeasance of the Loan with other “governmental securities” within the meaning of §2(a)(16) of the Investment Company Act of 1940, as amended, is

 

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acceptable and such securities are permitted pursuant to the rules and regulations relating to REMICs (as defined in Section 15.01 hereof) or other governmental securities, in each case as chosen by Borrower.

Fiscal Year ” shall mean the twelve (12) month period commencing on January 1 and ending on December 31 during each year of the term of this Security Instrument, or such other fiscal year of Borrower as Borrower may select from time to time with the prior written consent of Lender.

Fixtures ” shall have the meaning set forth in granting clause (d) of this Security Instrument.

Force Majeure ” shall mean acts of god, governmental restrictions, stays, judgments, orders, decrees, enemy actions, civil commotion, fire, casualty, strikes or work stoppages which are industry-wide and not aimed at Borrower nor its Affiliates, or other causes beyond the reasonable control of Borrower and/or its Affiliates, but Borrower’s lack of funds in and of itself shall not be deemed a cause beyond the control of Borrower.

Franchise Agreement ” shall mean any franchise or license agreement relating to the branding or operation of the Premises or any other agreement pursuant to which a franchise system, reservation system or brand affiliation is made available to the hotel operator of the Premises, together with all renewals and replacements thereof.

GAAP ” shall mean generally accepted accounting principles in the United States of America, as of the date of the applicable financial report, consistently applied.

General Partner ” shall mean, if Borrower or Operating Tenant is a partnership, each general partner of Borrower or Operating Tenant, as applicable, and, if Borrower or Operating Tenant is a limited liability company, each managing member, if any, of Borrower or Operating Tenant, as applicable, and in each case, if applicable, each general partner or managing member of such general partner or managing member. In the event that Borrower or Operating Tenant or any General Partner is a single member limited liability company with a managing member, the term “General Partner” shall include such single member.

Governmental Authority ” shall mean, with respect to any Person, any federal or State government or other political subdivision thereof and any entity, including any regulatory or administrative authority or court, exercising executive, legislative, judicial, regulatory or administrative or quasi-administrative functions of or pertaining to government, and any arbitration board or tribunal, in each case having jurisdiction over such applicable Person or such Person’s property and any stock exchange on which shares of capital stock of such Person are listed or admitted for trading.

Guarantor ” shall mean any Person guaranteeing, in whole or in part, the obligations of Borrower under the Loan Documents.

Hazardous Material ” shall mean any flammable, explosive or radioactive materials, hazardous materials or wastes, hazardous or toxic substances, pollutants or related materials, asbestos or any material containing asbestos, molds, spores and fungus which may pose a risk to human health or the environment or any other substance or material as defined in or regulated by any Environmental Statutes.

Impositions ” shall mean all taxes (including, without limitation, all real estate, ad valorem, sales (including those imposed on lease rentals), use, single business, gross receipts, value added, intangible, transaction, privilege or license or similar taxes), assessments (including, without limitation, all assessments for public improvements or benefits, whether or not commenced or completed prior to the date hereof and whether or not commenced or completed within the term of this Security Instrument), ground rents, water, sewer or other rents and charges, excises, levies, fees (including, without limitation, license, permit, inspection, authorization and similar fees), and all other governmental charges, in each case whether general or special, ordinary or extraordinary, or foreseen or unforeseen, of every character in respect of the Property and/or any Rent (including all interest and penalties thereon), which at any time prior to, during or in respect of the term hereof may be assessed or imposed on or in respect of or be a lien upon (a) Borrower (including, without limitation, all franchise, single business or other taxes imposed on Borrower for the privilege of doing business in the jurisdiction in which the Property or any other collateral delivered or pledged to Lender in connection with the Loan is located) or Lender, (b) the Property or any

 

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part thereof or any Rents therefrom or any estate, right, title or interest therein, or (c) any occupancy, operation, use or possession of, or sales from, or activity conducted on, or in connection with the Property, or any part thereof, or the leasing or use of the Property, or any part thereof, or the acquisition or financing of the acquisition of the Property, or any part thereof, by Borrower. Impositions shall not include any taxes imposed on Lender’s income and franchise taxes imposed on Lender by the law or regulation of any Governmental Authority.

Improvements ” shall have the meaning set forth in granting clause (b) of this Security Instrument.

Indemnified Parties ” shall have the meaning set forth in Section 12.01 hereof.

Independent ” shall mean, when used with respect to any Person, a Person who (a) is in fact independent, (b) does not have any direct financial interest or any material indirect financial interest in Borrower, or in any Affiliate of Borrower or any constituent partner, shareholder, member or beneficiary of Borrower, (c) is not connected with Borrower or any Affiliate of Borrower or any constituent partner, shareholder, member or beneficiary of Borrower as an officer, employee, promoter, underwriter, trustee, partner, director or person performing similar functions and (d) is not a member of the immediate family of a Person defined in (b) or (c) above. Whenever it is herein provided that any Independent Person’s opinion or certificate shall be provided, such opinion or certificate shall state that the Person executing the same has read this definition and is Independent within the meaning hereof.

Initial Engineering Deposit ” shall equal the amount set forth on Exhibit B attached hereto and made a part hereof.

Institutional Lender ” shall mean any of the following Persons: (a) any bank, savings and loan association, savings institution, trust company or national banking association, acting for its own account or in a fiduciary capacity, (b) any charitable foundation, (c) any insurance company or pension and/or annuity company, (d) any fraternal benefit society, (e) any pension, retirement or profit sharing trust or fund within the meaning of Title I of ERISA or for which any bank, trust company, national banking association or investment adviser registered under the Investment Advisers Act of 1940, as amended, is acting as trustee or agent, (f) any investment company or business development company, as defined in the Investment Company Act of 1940, as amended, (g) any small business investment company licensed under the Small Business Investment Act of 1958, as amended, (h) any broker or dealer registered under the Securities Exchange Act of 1934, as amended, or any investment adviser registered under the Investment Adviser Act of 1940, as amended, (i) any government, any public employees’ pension or retirement system, or any other government agency supervising the investment of public funds, or (j) any other entity all of the equity owners of which are Institutional Lenders; provided that each of said Persons shall have net assets in excess of $1,000,000,000 and a net worth in excess of $500,000,000, be in the business of making commercial mortgage loans, secured by properties of like type, size and value as the Property and have a long term credit rating which is not less than “BBB-” (or its equivalent) from each Rating Agency.

Insurance Proceeds ” shall mean all of the proceeds received under the insurance policies required to be maintained by Borrower pursuant to Article III hereof.

Insurance Requirements ” shall mean all terms of any insurance policy required by this Security Instrument, all requirements of the issuer of any such policy, and all regulations and then current standards applicable to or affecting the Property or any use or condition thereof, which may, at any time, be recommended by the Board of Fire Underwriters, if any, having jurisdiction over the Property, or such other Person exercising similar functions.

Interest Accrual Period ” shall mean each one (1) month period, which shall commence on the eleventh (11th) day of each calendar month and end on and include the tenth (10th) day of the next occurring calendar month.

Interest Rate ” shall have the meaning set forth in the Note.

Interest Shortfall ” shall mean any shortfall in the amount of interest required to be paid with respect to the Loan Amount on any Payment Date.

 

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Inventory ” shall have the meaning as such term is defined in the Uniform Commercial Code applicable in the State in which the Property is located, including, without limitation, provisions in storerooms, refrigerators, pantries and kitchens, beverages in wine cellars and bars, other merchandise for sale, fuel, mechanical supplies, stationery and other expenses, supplies and similar items, as defined in the Uniform System of Accounts.

Late Charge ” shall have the meaning set forth in Section 13.09 hereof.

Leases ” shall have the meaning set forth in granting clause (f) of this Security Instrument.

Legal Requirement ” shall mean as to any Person, the certificate of incorporation, by-laws, certificate of limited partnership, agreement of limited partnership or other organization or governing documents of such Person, and any law, statute, order, ordinance, judgement, decree, injunction, treaty, rule or regulation (including, without limitation, Environmental Statutes, Development Laws and Use Requirements) or determination of an arbitrator or a court or other Governmental Authority and all covenants, agreements, restrictions and encumbrances contained in any instruments, in each case applicable to or binding upon such Person or any of its property or to which such Person or any of its property is subject.

Lender ” shall mean the Lender named herein and its successors or assigns.

Loan ” shall have the meaning set forth in the Recitals hereto.

Loan Amount ” shall have the meaning set forth in the Recitals hereto.

Loan Documents ” shall mean this Security Instrument, the Note, the Assignment, and any and all other agreements, instruments, certificates or documents executed and delivered by Borrower or any Affiliate of Borrower in connection with the Loan, together with any supplements, amendments, modifications or extensions thereof.

Loan Year ” shall mean each 365 day period (or 366 day period if the month of February in a leap year is included) commencing on the first day of the month following the Closing Date (provided, however, that the first Loan Year shall also include the period from the Closing Date to the end of the month in which the Closing Date occurs).

Lockout Expiration Date ” shall have the meaning set forth in Section 15.01 hereof.

Loss Proceeds ” shall mean, collectively, all Insurance Proceeds and all Condemnation Proceeds.

Major Space Lease ” shall mean any Space Lease of a tenant or Affiliate of such tenant where such tenant, together with such Affiliate, leases, in the aggregate, 10,000 square feet or more and each restaurant, bar and/or casino lease.

Management Agreement ” shall have the meaning set forth in Section 7.02 hereof.

Manager ” shall mean the Person, other than Borrower and/or Operating Tenant, which manages the Property on behalf of Borrower.

Material Adverse Effect ” shall mean any event or condition that has a material adverse effect on (a) the Property, (b) the business, prospects, profits, management, operations or condition (financial or otherwise) of Borrower, (c) the enforceability, validity, perfection or priority of the lien of any Loan Document or (d) the ability of Borrower to perform any obligations under any Loan Document.

Maturity ”, when used with respect to the Note, shall mean the Maturity Date set forth in the Note or such other date pursuant to the Note on which the final payment of principal, and premium, if any, on the Note becomes due and payable as therein or herein provided, whether at Stated Maturity or by declaration of acceleration, or otherwise.

 

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Maturity Date ” shall mean the Maturity Date set forth in the Note.

Multiemployer Plan ” shall mean a multiemployer plan defined as such in Section 3(37) of ERISA to which contributions have been, or were required to have been, made by Borrower, Guarantor or any ERISA Affiliate and which is covered by Title IV of ERISA.

Net Capital Expenditures ” shall mean for any period the amount by which Capital Expenditures during such period exceed reimbursements for such items during such period from any fund established pursuant to the Loan Documents.

Net Operating Income ” shall mean in each Fiscal Year or portion thereof during the term hereof, Operating Income less Operating Expenses.

Net Proceeds ” shall mean the excess of (a)(i) the purchase price (at foreclosure or otherwise) actually received by Lender with respect to the Property as a result of the exercise by Lender of its rights, powers, privileges and other remedies after the occurrence of an Event of Default, or (ii) in the event that Lender (or Lender’s nominee) is the purchaser at foreclosure by credit bid, then the amount of such credit bid, in either case, over (b) all costs and expenses, including, without limitation, all attorneys’ fees and disbursements and any brokerage fees, if applicable, incurred by Lender in connection with the exercise of such remedies, including the sale of such Property after a foreclosure against the Property.

Note ” shall have the meaning set forth in the Recitals hereto.

O&M Operative Period ” shall mean the period of time (a) commencing upon the earlier to occur of (i) an Event of Default and (ii) determination by Lender that the Debt Service Coverage (tested quarterly except during the continuance of an O&M Operative Period, in which event the Debt Service Coverage shall be tested monthly and shall be calculated based upon information contained in the reports furnished to Lender pursuant to Section 2.09 hereof) is less than 1.10:1 and (b) and terminating (i) if the O&M Operative Period commenced pursuant to clause (a)(i) above, upon the cure of all Events of Default, provided that Lender accepts the cure of all Events of Default, the Loan has not been accelerated and Lender has not moved for the appointment of a receiver with respect to the Property nor commenced foreclosure proceedings with respect to the Property, and (ii) if the O&M Operative Period commenced pursuant to clause (a)(ii) above, on the Payment Date next succeeding the date upon which Lender determines that the Debt Service Coverage for three (3) consecutive months is 1.10:1 or greater.

OFAC List ” shall mean the list of specially designated nationals and blocked persons subject to financial sanctions that is maintained by the U.S. Treasury Department, Office of Foreign Assets Control and accessible through the internet website www.treas.gov/ofac/t11sdn.pdf .

Officer’s Certificate ” shall mean a certificate delivered to Lender by Borrower which is signed on behalf of Borrower by an authorized representative of Borrower which states that the items set forth in such certificate are true, accurate and complete in all respects.

Operating Expenses ” shall mean, in each Fiscal Year or portion thereof during the term hereof, all expenses directly attributable to the operation, repair and/or maintenance of the Property including, without limitation, (a) Impositions, (b) insurance premiums, (c) management fees, whether or not actually paid, equal to the greater of the actual management fees and four percent (4%) of annual gross operating income and (d) costs attributable to the operation, repair and maintenance of the systems for heating, ventilating and air conditioning the Improvements and actually paid for by Borrower. Operating Expenses shall not include interest, principal and premium, if any, due under the Note or otherwise in connection with the Debt, income taxes, extraordinary capital improvement costs, any non-cash charge or expense such as depreciation or amortization or any item of expense otherwise includable in Operating Expenses which is paid directly by any tenant except real estate taxes paid directly to any taxing authority by any tenant.

Operating Income ” shall mean, in each Fiscal Year or portion thereof during the term hereof, all revenue derived by Borrower or Operating Tenant (or by Manager for the Account of Borrower or Operating Tenant) arising

 

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from the Property including, without limitation, room revenues, vending machines revenues, beverage revenues, food revenues, and packaging revenues, rental revenues (whether denominated as basic rent, additional rent, escalation payments, electrical payments or otherwise) and other fees and charges payable pursuant to Leases or otherwise in connection with the Property, and business interruption, rent or other similar insurance proceeds. Operating Income shall not include (a) Insurance Proceeds (other than proceeds of rent, business interruption or other similar insurance allocable to the applicable period) and Condemnation Proceeds (other than Condemnation Proceeds arising from a temporary taking or the use and occupancy of all or part of the applicable Property allocable to the applicable period), or interest accrued on such Condemnation Proceeds, (b) proceeds of any financing, (c) proceeds of any sale, exchange or transfer of the Property or any part thereof or interest therein, (d) capital contributions or loans to Borrower or an Affiliate of Borrower, (e) any item of income otherwise includable in Operating Income but paid directly by any tenant to a Person other than Borrower except for real estate taxes paid directly to any taxing authority by any tenant, (f) any other extraordinary, non-recurring revenues, (g) Rent paid by or on behalf of any lessee under an Operating Lease or Space Lease which is the subject of any proceeding or action relating to its bankruptcy, reorganization or other arrangement pursuant to the Bankruptcy Code or any similar federal or state law or which has been adjudicated a bankrupt or insolvent unless such Operating Lease or Space Lease, as applicable, has been affirmed by the trustee in such proceeding or action, (h) Rent paid by or on behalf of any lessee under a Lease the demised premises of which are not occupied either by such lessee or by a sublessee thereof for sixty (60) or more days unless the lessee has a long term unsecured debt rating of not less than “A” (or its equivalent) from each Rating Agency; (i) Rent paid by or on behalf of any lessee under a Lease in whole or partial consideration for the termination of any Lease, or (j) sales tax rebates from any Governmental Authority.

Operating Lease ” shall mean any Lease of the entire Property pursuant to which a Person other than Borrower assumes responsibility for the operation and management of the Property, as the same may be amended from time to time.

Operating Tenant ” shall mean the tenant under the Operating Lease.

Operation and Maintenance Expense Escrow Account ” shall mean the Escrow Account maintained pursuant to Section 5.09 hereof relating to the payment of Operating Expenses (exclusive of Basic Carrying Costs).

Operation and Maintenance Expense Sub-Account ” shall mean the Sub-Account of the Central Account established pursuant to Section 5.02 hereof into which sums allocated for the payment of Cash Expenses, Net Capital Expenditures and approved Extraordinary Expenses shall be deposited.

Payment Date ” shall mean, with respect to each month, the eleventh (11th) calendar day in such month, or if such day is not a Business Day, the next following Business Day.

PBGC ” shall mean the Pension Benefit Guaranty Corporation established under ERISA, or any successor thereto.

Permitted Encumbrances ” shall have the meaning set forth in Section 2.05(a) hereof.

Permitted Liens ” shall mean (a) the lien of any Equipment leases and Equipment financing permitted in accordance with the terms of this Security Instrument, (b) the liens created by the Loan Documents, (c) liens, if any, for Impositions not yet due or delinquent or being contested in accordance with the terms of this Security Instrument, (d) any and all governmental, public utility and private restrictions, covenants, reservations, easements, licenses or other similar agreements which may hereafter be granted by Borrower in the ordinary course of business and which may not reasonably be expected to have a Material Adverse Effect, (e) rights of existing and future tenants, licensees and concessionaries pursuant to Leases in effect as of the date hereof or entered into in accordance with the terms of the Loan Documents, and (f) the Operating Lease and any renewal or replacement thereof in accordance with the terms of this Security Agreement at the expiration thereof.

Permitted Transfer ” shall mean, (a) Permitted Liens; (b) all transfers of Equipment and other items of personal property as expressly permitted in the Loan Documents; (c) transfers of direct and indirect interests in Borrower (other than interests held by a General Partner) and/or in General Partner to one or more Affiliates of

 

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Borrower; (d) transfers, issuances, conversions, pledges and redemptions of capital stock and partnership interests convertible into capital stock in Ashford Hospitality Trust, Inc., a Maryland corporation or Ashford Hospitality Limited Partnership, a Delaware limited partnership (or their respective successors) in the ordinary course of business and not in connection with a tender offer, merger or sale of such Persons and (e) the merger or consolidation of Ashford Hospitality Trust, Inc., Ashford OP General Partner LLC, Ashford OP Limited Partner LLC or Ashford Hospitality Limited Partnership (or their respective successors) whereby such entity is the surviving entity in such merger or consolidation, provided that, subsequent to a Securitization, each Rating Agency shall have delivered written confirmation that any ratings issued by the Rating Agency in connection with a Securitization will not, as a result of the proposed merger or consolidation, be downgraded from the then current ratings thereof, qualified or withdrawn, provided in each of the foregoing events, (a) ultimate Control of Borrower remains with the same Persons which ultimately Controlled Borrower as of the Closing Date, (b) in the event that any Person which as of the Closing Date does not own 49% or more of the director or indirect interest in Borrower or Operating Tenant, if applicable, obtains a 49% or greater direct or indirect interest in Borrower or Operating Partnership, Borrower shall deliver a substantive non-consolidation opinion to Lender in form and substance and from counsel reasonably acceptable to Lender and (c) no Transfer may be to a Prohibited Person.

Person ” shall mean any individual, corporation, limited liability company, partnership, joint venture, estate, trust, unincorporated association, any federal, state, county or municipal government or any bureau, department or agency thereof and any fiduciary acting in such capacity on behalf of any of the foregoing.

Plan ” shall mean an employee benefit or other plan established or maintained by Borrower, Guarantor or any ERISA Affiliate during the five-year period ended prior to the date of this Security Instrument or to which Borrower, Guarantor or any ERISA Affiliate makes, is obligated to make or has, within the five year period ended prior to the date of this Security Instrument, been required to make contributions (whether or not covered by Title IV of ERISA or Section 302 of ERISA or Section 401(a) or 412 of the Code), other than a Multiemployer Plan.

Premises ” shall have the meaning set forth in granting clause (a) of this Security Instrument.

Principal Amount ” shall mean the Loan Amount as such amount may be reduced from time to time pursuant to the terms of this Security Instrument, the Note or the other Loan Documents.

Principal Payments ” shall mean all payments of principal made pursuant to the terms of the Note.

Prohibited Person ” shall mean any Person and/or any Affiliate thereof identified on the OFAC List or any other Person or foreign country or agency thereof with whom a U.S. Person may not conduct business or transactions by prohibition of Federal law or Executive Order of the President of the United States of America.

Property ” shall have the meaning set forth in the granting clauses of this Security Instrument.

Property Agreements ” shall mean all agreements, grants of easements and/or rights-of-way, reciprocal easement agreements, permits, declarations of covenants, conditions and restrictions, disposition and development agreements, planned unit development agreements, parking agreements, party wall agreements or other instruments affecting the Property, but not including any brokerage agreements, Management Agreements, Operating Leases, Franchise Agreements, service contracts, Space Leases or the Loan Documents.

Property Available Cash ” shall mean all amounts payable to Borrower and/or Operating Tenant pursuant to the Management Agreement.

Rating Agency ” shall mean each of Standard & Poor’s Ratings Services, a division of The McGraw-Hill Company, Inc. (“ Standard & Poor’s ”), Fitch, Inc., and Moody’s Investors Service, Inc. (“ Moody’s ”) and any successor to any of them; provided, however, that at any time after a Securitization, “Rating Agency” shall mean those of the foregoing rating agencies that from time to time rate the securities issued in connection with such Securitization.

 

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Real Estate Taxes ” shall mean all real estate taxes, assessments (including, without limitation, all assessments for public improvements or benefits, whether or not commenced or completed prior to the date hereof and whether or not commenced or completed within the term of this Security Instrument), water, sewer or other rents and charges, and all other governmental charges, in each case whether general or special, ordinary or extraordinary, or foreseen or unforeseen, of every character in respect of the Property (including all interest and penalties thereon), which at any time prior to, during or in respect of the term hereof may be assessed or imposed on or in respect of or be a lien upon the Property or any part thereof or any estate, right, title or interest therein.

Realty ” shall have the meaning set forth in Section 2.05(b) hereof.

Recurring Replacement Expenditures ” shall mean expenditures related to capital repairs, replacements and improvements performed at the Property from time to time.

Recurring Replacement Reserve Escrow Account ” shall mean the Escrow Account maintained pursuant to Section 5.08 hereof relating to the payment of Recurring Replacement Expenditures.

Recurring Replacement Reserve Monthly Installment ” shall mean the amount per month set forth on Exhibit B attached hereto and made a part hereof (the “ Initial Recurring Installments ”) until the end of 2007 and an amount per month in each subsequent year or portion thereof occurring prior to the Maturity Date equal to four percent (4%) (or such lesser amount as is required to be reserved for replacements pursuant to the Management Agreement (but in no event less than three (3%) percent of the total revenues of the Property) of the total revenues of the Property for the prior calendar year divided by twelve (12). Notwithstanding the foregoing, if Borrower has delivered evidence reasonably satisfactory to Lender on or before the Payment Date occurring in March of each year that Borrower has deposited with Manager on account of the prior year pursuant to the Management Agreement a sum equal to the Recurring Replacement Reserve Monthly Installment described in the first sentence of this definition multiplied by twelve (12) (the “ Minimum Replacement Expenditure ”) to be used for Recurring Replacement Expenditures or that Borrower and/or Manager on behalf of Borrower has incurred and paid a sum which when added to the amounts on deposit with Manager are equal to or greater than the Minimum Replacement Expenditure during the prior calendar year, the Recurring Replacement Reserve Monthly Installment shall be zero and, if the sum of the amounts on deposit with manager to be used for Recurring Replacement Expenditures pursuant to the Management Agreement together with the sums that Borrower and/or Manager on behalf of Borrower has incurred and paid for Recurring Replacement Expenditures are less than the Minimum Replacement Expenditure, the Recurring Replacement Reserve Monthly Installment shall be the lesser of the amount described in the first sentence of this definition and the amount by which the amount described in the first sentence of this definition exceeds one-twelfth of the difference between the Minimum Replacement Expenditure and the sum of the amounts actually on deposit with manager to be used for Recurring Replacement Expenditures pursuant to the Management Agreement together with the sums that Borrower and/or Manager on behalf of Borrower has incurred and paid for Recurring Replacement Expenditures but in no event more than the sums on deposit in the Central Account on such Payment Date less sums allocated pursuant to clause (i) - (iv) of Section 5.05(a) hereof (the “ Required RRE Shortfall ”).

Recurring Replacement Reserve Sub-Account ” shall mean the Sub-Account of the Central Account established pursuant to Section 5.02 hereof into which the Recurring Replacement Reserve Monthly Installment shall be deposited.

Regulation AB ” shall mean Regulation AB under the Securities Act and the Securities Exchange Act of 1934 (as amended).

Rents ” shall have the meaning set forth in granting clause (f) of this Security Instrument.

Rent Roll ” shall have the meaning set forth in Section 2.05 (o) hereof.

Required Debt Service Coverage ” shall mean a Debt Service Coverage of not less than 1.0:1.

 

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Required Debt Service Payment ” shall mean, as of any Payment Date, the amount of interest and principal then due and payable pursuant to the Note, together with any other sums due thereunder, including, without limitation, any prepayments required to be made or for which notice has been given (and not revoked in writing in accordance with Section 15.01 hereof) under this Security Instrument, Default Rate Interest and premium, if any, paid in accordance therewith.

Required Engineering Work ” shall mean the immediate engineering and/or environmental remediation work set forth on Exhibit D attached hereto and made a part hereof.

Retention Amount ” shall have the meaning set forth in Section 3.04(b)(vii) hereof.

RevPAR ” shall mean the average revenues per available room per day.

RevPAR Yield Index ” shall mean the percentage amount determined by dividing the RevPAR of the Property by the RevPAR of the Property’s Competitive Set as determined by Smith Travel Research (“ STR ”) or if STR is no longer publishing, a successor reasonably acceptable to Lender.

Scheduled Defeasance Payments ” shall mean:

(a) with respect to a defeasance of the Loan in whole, payments on or prior to, but as close as possible to (i) each scheduled Payment Date, after the date of defeasance and through and including the Lockout Expiration Date, upon which interest payments or interest and Principal Payments are required under the Loan Documents and in amounts equal to the scheduled payments due on such dates under the Loan Documents and (ii) the Lockout Expiration Date, of the Principal Amount and any accrued and unpaid interest thereon; or

(b) with respect to any defeasance of the Loan in part, payments on or prior to, but as close as possible to, (i) each scheduled Payment Date after the date of defeasance through and including the Lockout Expiration Date, of a proportionate share (based on the percentage of outstanding principal prior to the defeasance represented by the amount of principal defeased) of the monthly installments of principal and interest due on such dates under the Loan Documents and (ii) the Lockout Expiration Date, of the unpaid portion of the portion of the Principal Amount so defeased and any accrued and unpaid interest thereon.

Securities Act ” shall mean the Securities Act of 1933, as the same shall be amended from time to time.

Securitization ” shall mean a public or private offering of securities by Lender or any of its Affiliates or their respective successors and assigns which are collateralized, in whole or in part, by this Security Instrument.

Security Agreement ” shall have the meaning set forth in Section 15.01 hereof.

Security Instrument ” shall mean this Security Instrument as originally executed or as it may hereafter from time to time be supplemented, amended, modified or extended by one or more indentures supplemental hereto.

Significant Obligor ” shall have the meaning set forth in Item 1101(k) of Regulation AB.

Single Purpose Entity ” shall mean a corporation, partnership, joint venture, limited liability company, trust or unincorporated association, which is formed or organized solely for the purpose of holding, directly, an ownership interest in the Property or, with respect to General Partner, holding an ownership interest in and managing a Person which holds an ownership interest in the Property, or, with respect to Operating Tenant, holding a interest in the Property, does not engage in any business unrelated to, with respect to Borrower, the Property and, with respect to General Partner, its interest in Borrower or, in the case of a General Partner of the Operating Tenant, its interest in the Operating Tenant, does not have any assets other than those related to, with respect to Borrower, its interest in the Property and, with respect to General Partner, its interest in Borrower, in the case of a General Partner of the Operating Tenant, its interest in the Operating Tenant, or any indebtedness other than as permitted by this

 

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Security Instrument or the other Loan Documents, has its own separate books and records and has its own accounts, in each case which are separate and apart from the books and records and accounts of any other Person, holds itself out as being a Person separate and apart from any other Person and which otherwise satisfies the criteria of the Rating Agency, as in effect on the Closing Date, for a special-purpose bankruptcy-remote entity.

Solvent ” shall mean, as to any Person, that (a) the sum of the assets of such Person, at a fair valuation, exceeds its liabilities, including contingent liabilities, (b) such Person has sufficient capital with which to conduct its business as presently conducted and as proposed to be conducted and (c) such Person has not incurred debts, and does not intend to incur debts, beyond its ability to pay such debts as they mature. For purposes of this definition, “ debt ” means any liability on a claim, and “ claim ” means (a) a right to payment, whether or not such right is reduced to judgment, liquidated, unliquidated, fixed, contingent, matured, unmatured, disputed, undisputed, legal, equitable, secured or unsecured, or (b) a right to an equitable remedy for breach of performance if such breach gives rise to a payment, whether or not such right to an equitable remedy is reduced to judgment, fixed, contingent, matured, unmatured, disputed, undisputed, secured, or unsecured. With respect to any such contingent liabilities, such liabilities shall be computed in accordance with GAAP at the amount which, in light of all the facts and circumstances existing at the time, represents the amount which can reasonably be expected to become an actual or matured liability.

Space Leases ” shall mean any Lease or sublease thereunder (including, without limitation, any Major Space Lease) creating a leasehold right of possession for the use and occupancy of a portion of the Property as a tenant together with any supplements, renewals, amendments, modifications or extensions thereof excluding room reservations and other functions held at the Property, and excluding the Operating Lease.

State ” shall mean any of the states which are members of the United States of America.

Stated Maturity ” when used with respect to the Note or any installment of interest and/or principal payment thereunder, shall mean the date specified in the Note as the fixed date on which a payment of all or any portion of principal and/or interest is due and payable.

Sub-Accounts ” shall have the meaning set forth in Section 5.02 hereof.

Substantial Casualty ” shall have the meaning set forth in Section 3.04 hereof.

Taking ” shall mean a condemnation or taking pursuant to the lawful exercise of the power of eminent domain.

TIC ” shall have the meaning set forth in Section 2.12.

TIC Agreement ” shall have the meaning set forth in Section 2.12.

Transfer ” shall mean the conveyance, assignment, sale, mortgaging, encumbrance, pledging, hypothecation, granting of a security interest in, granting of options with respect to, or other disposition of (directly or indirectly, voluntarily or involuntarily, by operation of law or otherwise, and whether or not for consideration or of record) all or any portion of any legal or beneficial interest (a) in all or any portion of the Property; (b) if Borrower is a corporation or, if Borrower is a partnership and any General Partner is a corporation, in the stock of Borrower or any General Partner; (c) in Borrower (or any trust of which Borrower is a trustee); or (d) if Borrower is a limited or general partnership, joint venture, limited liability company, trust, nominee trust, tenancy in common or other unincorporated form of business association or form of ownership interest, in any Person having a legal or beneficial ownership in Borrower, excluding any legal or beneficial interest in any constituent limited partner, if Borrower is a limited partnership, or in any non-managing member, if Borrower is a limited liability company, unless such interest would, or together with all other direct or indirect interests in Borrower which were previously transferred, aggregate 49% or more of the partnership or membership, as applicable, interest in Borrower or would result in any Person who, as of the Closing Date, did not own, directly or indirectly, 49% or more of the partnership or membership, as applicable, interest in Borrower, owning, directly or indirectly, 49% or more of the partnership or membership, as applicable, interest in Borrower and excluding any legal or beneficial interest in any General Partner

 

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unless such interest would, or together with all other direct or indirect interest in the General Partner which were previously transferred, aggregate 49% or more of the partnership or membership, as applicable, interest in the General Partner (or result in a change in control of the management of the General Partner from the individuals exercising such control immediately prior to the conveyance or other disposition of such legal or beneficial interest) and shall also include, without limitation to the foregoing, the following: an installment sales agreement wherein Borrower agrees to sell the Property or any part thereof or any interest therein for a price to be paid in installments; an agreement by Borrower leasing all or substantially all of the Property to one or more Persons pursuant to a single or related transactions, or a sale, assignment or other transfer of, or the grant of a security interest in, Borrower’s right, title and interest in and to any Leases or any Rent; any instrument subjecting the Property to a condominium regime or transferring ownership to a cooperative corporation; and the dissolution or termination of Borrower or the merger or consolidation of Borrower with any other Person.

UCC ” shall mean the Uniform Commercial Code as in effect on the date hereof in the State in which the Realty is located; provided, however, that if by reason of mandatory provisions of law, the perfection or the effect of perfection or non-perfection or priority of the security interest in any item or portion of the collateral is governed by the Uniform Commercial Code as in effect in a jurisdiction other than the State in which the Realty is located (“ Other UCC State ”), “ UCC ” means the Uniform Commercial Code as in effect in such Other UCC State for purposes of the provisions hereof relating to such perfection or effect of perfection or non-perfection or priority.

Undefeased Note ” shall have the meaning set forth in Section 15.01 hereof.

Uniform System of Accounts ” shall mean the Uniform System of Accounts for the Lodging Industry, 10th Revised Edition, Educational Institute of the American Hotel and Motel Association and Hotel Association of New York City (2006), as from time to time amended.

Unscheduled Payments ” shall mean (a) all Loss Proceeds that Borrower has elected or is required to apply to the repayment of the Debt pursuant to this Security Instrument, the Note or any other Loan Documents, (b) any funds representing a voluntary or involuntary principal prepayment other than scheduled Principal Payments and (c) any Net Proceeds.

Use Requirements ” shall mean any and all building codes, permits, certificates of occupancy or compliance, laws, regulations, or ordinances (including, without limitation, health, pollution, fire protection, medical and day-care facilities, waste product and sewage disposal regulations), restrictions of record, easements, reciprocal easements, declarations or other agreements affecting the use of the Property or any part thereof.

Welfare Plan ” shall mean an employee welfare benefit plan as defined in Section 3(1) of ERISA established or maintained by Borrower, Guarantor or any ERISA Affiliate or that covers any current or former employee of Borrower, Guarantor or any ERISA Affiliate.

Work ” shall have the meaning set forth in Section 3.04(a)(i) hereof.

ARTICLE II: REPRESENTATIONS, WARRANTIES

AND COVENANTS OF BORROWER

Section 2.01. Payment of Debt . Borrower will pay the Debt at the time and in the manner provided in the Note and the other Loan Documents, all in lawful money of the United States of America in immediately available funds.

Section 2.02. Representations, Warranties and Covenants of Borrower . Borrower represents and warrants to and covenants with Lender:

(a) Organization and Authority . Borrower (i) is a limited liability company, general partnership, limited partnership or corporation, as the case may be, duly organized, validly existing and in good standing under the laws of the jurisdiction of its formation, (ii) has all requisite power and authority and all

 

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necessary licenses and permits to own and operate the Property and to carry on its business as now conducted and as presently proposed to be conducted and (iii) is duly qualified, authorized to do business and in good standing in the jurisdiction where the Property is located and in each other jurisdiction where the conduct of its business or the nature of its activities makes such qualification necessary. If Borrower is a limited liability company, limited partnership or general partnership, each general partner or managing member, as applicable, of Borrower which is a corporation is duly organized, validly existing, and in good standing under the laws of the jurisdiction of its incorporation.

(b) Power . Borrower and, if applicable, each General Partner has full power and authority to execute, deliver and perform, as applicable, the Loan Documents to which it is a party, to make the borrowings thereunder, to execute and deliver the Note and to grant to Lender a first, prior, perfected and continuing lien on and security interest in the Property, subject only to the Permitted Encumbrances.

(c) Authorization of Borrowing . The execution, delivery and performance of the Loan Documents to which Borrower is a party, the making of the borrowings thereunder, the execution and delivery of the Note, the grant of the liens on the Property pursuant to the Loan Documents to which Borrower is a party and the consummation of the Loan are within the powers of Borrower and have been duly authorized by Borrower and, if applicable, the General Partners, by all requisite action (and Borrower hereby represents that no approval or action which has not already been obtained of any member, limited partner or shareholder, as applicable, of Borrower is required to authorize any of the Loan Documents to which Borrower is a party) and will constitute the legal, valid and binding obligation of Borrower, enforceable against Borrower in accordance with their terms, except as enforcement may be stayed or limited by bankruptcy, insolvency or similar laws affecting the enforcement of creditors’ rights generally and by general principles of equity (whether considered in proceedings at law or in equity) and will not (i) violate any provision of its partnership agreement or partnership certificate or certificate of incorporation or by-laws, or operating agreement, certificate of formation or articles of organization, as applicable, or, to its knowledge, any law, judgment, order, rule or regulation of any court, arbitration panel or other Governmental Authority, domestic or foreign, or other Person affecting or binding upon Borrower or the Property, or (ii) violate any provision of any indenture, agreement, mortgage, deed of trust, contract or other instrument to which Borrower or, if applicable, any General Partner is a party or by which any of their respective property, assets or revenues are bound, or be in conflict with, result in an acceleration of any obligation or a breach of or constitute (with notice or lapse of time or both) a default or require any payment or prepayment under, any such indenture, agreement, mortgage, deed of trust, contract or other instrument, or (iii) result in the creation or imposition of any lien, except those in favor of Lender as provided in the Loan Documents to which it is a party.

(d) Consent . Neither Borrower nor, if applicable, any General Partner, is required to obtain any consent, approval or authorization from, or to file any declaration or statement with, any Governmental Authority or other agency in connection with or as a condition to the execution, delivery or performance of this Security Instrument, the Note or the other Loan Documents which has not been so obtained or filed.

(e) Interest Rate . The rate of interest paid under the Note and the method and manner of the calculation thereof do not violate any usury or other law or applicable Legal Requirement.

(f) Other Agreements . Borrower is not a party to nor is otherwise bound by any agreements or instruments which, individually or in the aggregate, are reasonably likely to have a Material Adverse Effect. Neither Borrower nor, if applicable, any General Partner, is in violation of its organizational documents or other restriction or any agreement or instrument by which it is bound, or any judgment, decree, writ, injunction, order or award of any arbitrator, court or Governmental Authority, or any Legal Requirement, in each case, applicable to Borrower or the Property, except for such violations that would not have a Material Adverse Effect.

(g) Maintenance of Existence . (i) Borrower is familiar with the criteria of the Rating Agency required to qualify as a special-purpose bankruptcy-remote entity and Borrower, Operating Tenant and, if applicable, each General Partner at all times since their formation have been duly formed and existing at all times and at all times have preserved and shall preserve and has kept and shall keep in full force and effect their existence as a Single Purpose Entity.

 

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(ii) Borrower, Operating Tenant and, if applicable, each General Partner, at all times since their organization have complied, and will continue to comply in all material respects, with the provisions of its certificate of limited partnership and agreement of limited partnership or certificate of incorporation and by-laws or articles of organization, certificate of formation and operating agreement, as applicable, and the laws of its jurisdiction of organization relating to partnerships, corporations or limited liability companies, as applicable.

(iii) Borrower, Operating Tenant and, if applicable, each General Partner have done or caused to be done and will do all things reasonably necessary to observe organizational formalities and preserve their existence and Borrower, Operating Tenant and, if applicable, each General Partner will not hereafter amend, modify or otherwise change the certificate of limited partnership and agreement of limited partnership or certificate of incorporation and by-laws or articles of organization, certificate of formation and operating agreement, as applicable, or other organizational documents of Borrower, Operating Tenant and, if applicable, each General Partner, except for non-material amendments which do not modify the Single Purpose Entity provisions.

(iv) Borrower, Operating Tenant and, if applicable, each General Partner, have at all times accurately maintained, and will continue to accurately maintain in all material respects, their respective financial statements, accounting records and other partnership, company or corporate documents separate from those of any other Person and Borrower, Operating Tenant and/or, if applicable, General Partner, have filed and will file its own tax returns or, if Borrower, Operating Tenant and/or, if applicable, General Partner is part of a consolidated group for purposes of filing tax returns, Borrower, Operating Tenant and, General Partner, as applicable, have been shown and will be shown as separate members of such group. Borrower, Operating Tenant and, if applicable, each General Partner have not at any time since their formation commingled, and will not commingle, their respective assets with those of any other Person and each has maintained and will maintain their assets in such a manner such that it will not be costly or difficult to segregate, ascertain or identify their individual assets from those of any other Person. Borrower, Operating Tenant and, if applicable, each General Partner has not permitted and will not permit any Affiliate independent access to their bank accounts. Borrower, Operating Tenant and, if applicable, each General Partner have at all times since their formation accurately maintained and utilized, and will continue to accurately maintain and utilize, their own separate bank accounts, payroll and separate books of account, stationery, invoices and checks.

(v) Borrower, Operating Tenant and, if applicable, each General Partner, have at all times paid, and will continue to pay, their own liabilities from their own separate assets and each has allocated and charged and shall each allocate and charge fairly and reasonably any overhead which Borrower, Operating Tenant and, if applicable, any General Partner, shares with any other Person, including, without limitation, for office space and services performed by any employee of another Person.

(vi) Borrower, Operating Tenant and, if applicable, each General Partner, have at all times identified themselves, and will continue to identify themselves, in all dealings with the public, under their own names and as separate and distinct entities and have corrected and shall correct any known misunderstanding regarding their status as separate and distinct entities. Borrower, Operating Tenant and, if applicable, each General Partner, have not at any time identified themselves, and will not identify themselves, as being a division of any other Person.

(vii) Borrower, Operating Tenant and, if applicable, each General Partner, have been at all times, and will continue to be, adequately capitalized in light of the nature of their respective businesses.

(viii) Borrower, Operating Tenant and, if applicable, each General Partner, (A) have not owned, do not own and will not own any assets or property other than, with respect to Borrower, the Property and any incidental personal property necessary for the ownership, management or operation of the Property or, with respect to Operating Tenant, its leasehold interest in the Property, and, with respect to General Partner, if applicable, its interest in Borrower or, with respect to a General Partner of Operating

 

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Tenant, its interest in Operating Tenant, (B) have not engaged and will not engage in any business other than, with respect to Borrower, the ownership, management and operation of the Property, or with respect to Operating Tenant, its interest in the Property, or, with respect to General Partner, if applicable, its interest in Borrower or, with respect to a General Partner of Operating Tenant, its interest in Operating Tenant, (C) have not incurred any outstanding debt as of the date hereof, and will not incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than, with respect to Borrower, (W) the Loan, (X) unsecured trade and operational debt which (1) is not evidenced by a note, (2) is incurred in the ordinary course of the operation of the Property, (3) does not, together with any equipment financing incurred pursuant to clause (Y) hereof exceed in the aggregate two percent (2%) of the Loan Amount and (4) is, unless being contested in accordance with the terms of this Security Instrument, paid prior to the earlier to occur of the sixtieth (60th) day after the date incurred and the date when due, (Y) equipment financing relating to equipment used in connection with the operation of the Property which (1) is incurred in the ordinary course of the operation of the Property and (2) does not, together with any unsecured trade and operational debt incurred pursuant to clause (X) hereof, exceed in the aggregate two percent (2%) of the Loan Amount and (Z) contingent obligations to repay customer, membership and security deposits held in the ordinary course of Borrower’s business, (D) have not pledged (other than pledges which have been released which were given in connection with obligations which have been paid in full) and will not pledge their assets for the benefit of any other Person, and (E) have not made and will not make any loans or advances to any Person (including any Affiliate).

(ix) None of Borrower, Operating Tenant nor, if applicable, any General Partner will hereafter change its name or principal place of business.

(x) None of Borrower, Operating Tenant nor, if applicable, any General Partner has, and neither of such Persons will have, any subsidiaries (other than, with respect to General Partner, Borrower or, with respect to General Partner of Operating Tenant, Operating Tenant).

(xi) Borrower has preserved and maintained and will preserve and maintain its existence as a Delaware limited partnership or a Delaware limited liability company, as applicable, and all material rights, privileges, tradenames and franchises and Operating Tenant has preserved and maintained and will preserve and maintain its existence as a Delaware limited partnership and all material rights, privileges, tradenames and franchises. General Partner, if applicable, has preserved and maintained and will preserve and maintain its existence as a Delaware limited liability company and all material rights, privileges, tradenames and franchises.

(xii) None of Borrower, Operating Tenant nor, if applicable, any General Partner, has merged or consolidated with, and none will merge or consolidate with, and none has sold all or substantially all of its respective assets to any Person, and none will sell all or substantially all of its respective assets to any Person, and none has liquidated, wound up or dissolved itself (or suffered any liquidation, winding up or dissolution) and none will liquidate, wind up or dissolve itself (or suffer any liquidation, winding up or dissolution). None of Borrower, Operating Tenant nor, if applicable, any General Partner has acquired nor will acquire any business or assets from, or capital stock or other ownership interest of, or be a party to any acquisition of, any Person (other than, with respect to General Partner, if applicable, its interest in Borrower and Operating Tenant).

(xiii) Borrower, Operating Tenant and, if applicable, each General Partner, have not at any time since their formation assumed, guaranteed or held themselves out to be responsible for, and will not assume, guarantee or hold themselves out to be responsible for the liabilities or the decisions or actions respecting the daily business affairs of their partners, shareholders or members or any predecessor company, corporation or partnership, each as applicable, any Affiliates, or any other Persons other than the Loan and other loans which have been paid in full, and liens granted thereunder fully discharged, prior to the date hereof. None of Borrower, Operating Tenant nor, if applicable, each General Partner, have at any time since its formation acquired, and will not acquire, obligations or securities of its partners or shareholders, members or any predecessor company, corporation or partnership, each as applicable, or any

 

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Affiliates (other than, with respect to General Partner, its interest in Borrower or, with respect to General Partner of Operating Tenant, its interest in Operating Tenant). Borrower, Operating Tenant and, if applicable, each General Partner, have not at any time since their formation made, and will not make, loans to its partners, members or shareholders or any predecessor company, corporation or partnership, each as applicable, or any Affiliates of any of such Persons. Borrower, Operating Tenant and, if applicable, each General Partner, have no known material contingent liabilities nor do they have any material financial liabilities under any indenture, mortgage, deed of trust, loan agreement or other agreement or instrument to which such Person is a party or by which it is otherwise bound other than under the Loan Documents.

(xiv) Neither Borrower nor Operating Tenant nor, if applicable, General Partner, has at any time since its formation entered into and was not a party to, and, will not enter into or be a party to, any transaction with its Affiliates, members, partners or shareholders, as applicable, or any Affiliates thereof except in the ordinary course of business of such Person on terms which are no less favorable to such Person than would be obtained in a comparable arm’s length transaction with an unrelated third party.

(xv) If Borrower or Operating Tenant is a limited partnership, the General Partner shall be a corporation or limited liability company whose sole asset is its interest in Borrower or Operating Tenant, as applicable, and the General Partner will at all times comply, and will cause Borrower or Operating Tenant, as applicable, to comply, with each of the representations, warranties, and covenants contained in this Section 2.02(g) as if such representation, warranty or covenant was made directly by such General Partner.

(xvi) Borrower and Operating Tenant shall at all times cause there to be at least two duly appointed members of the board of directors or board of managers or other governing board or body, as applicable (each, an “ Independent Director ”), of, if Borrower or Operating Tenant is a corporation, Borrower or Operating Tenant, as applicable, if Borrower or Operating Tenant is a limited partnership, of the General Partner, and if Borrower or Operating Tenant is a limited liability company, of the General Partner or of Borrower or Operating Tenant, as applicable, reasonably satisfactory to Lender who shall not have been at the time of such individual’s appointment, and may not be or have been at any time (A) a shareholder, officer, director, attorney, counsel, partner, member or employee of Borrower, Operating Tenant or any of the foregoing Persons or Affiliates thereof, (B) a customer or creditor of, or supplier or service provider to, Borrower or any of its shareholders, partners, members or their Affiliates, (C) a member of the immediate family of any Person referred to in (A) or (B) above or (D) a Person Controlling, Controlled by or under common Control with any Person referred to in (A) through (C) above. A natural person who otherwise satisfies the foregoing definition except for being the Independent Director of a Single Purpose Entity Affiliated with Borrower, Operating Tenant or General Partner shall not be disqualified from serving as an Independent Director if such individual is at the time of initial appointment, or at any time while serving as the Independent Director, an Independent Director of a Single Purpose Entity Affiliated with Borrower, Operating Tenant or General Partner if such individual is an independent director provided by a nationally-recognized company that provides professional independent directors.

(xvii) Borrower, Operating Tenant and, if applicable, each General Partner, shall not cause or permit the board of directors or board of managers or other governing board or body, as applicable, of Borrower, Operating Tenant or, if applicable, each General Partner, to take any action which, under the terms of any certificate of incorporation, by-laws, limited liability company agreement, operating agreement, certificate of formation or articles of organization requires a vote of the board of directors or board of managers or other governing board or body of Borrower, Operating Tenant, or, if applicable, the General Partner and also requires the vote of the Independent Directors therewith, unless at the time of such action there shall be at least two members who are Independent Directors.

(xviii) Borrower, Operating Tenant and, if applicable, each General Partner has paid and shall pay the salaries of their own employees and has maintained and shall maintain a sufficient number of employees in light of their contemplated business operations.

 

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(xix) Borrower and Operating Tenant shall, and shall cause its Affiliates to, and Borrower and Operating Tenant have and have caused their Affiliates to, conduct its business so that the assumptions made with respect to Borrower, Operating Tenant and, if applicable, each General Partner, in that certain opinion letter relating to substantive non-consolidation dated the date hereof (the “ Insolvency Opinion ”) delivered in connection with the Loan has been and shall be true and correct in all respects.

Notwithstanding anything to the contrary contained in this Section 2.02(g), provided Borrower or Operating Tenant, as applicable, is a Delaware single member limited liability company which satisfies the single purpose bankruptcy remote entity requirements of each Rating Agency for a single member limited liability company, the foregoing provisions of this Section 2.02(g) shall not apply to the General Partner.

(h)  No Defaults . No Event of Default or, to Borrower’s knowledge, Default has occurred and is continuing or would occur as a result of the consummation of the transactions contemplated by the Loan Documents. Borrower is not in default in the payment or performance of any of its Contractual Obligations in any material respect.

(i)  Consents and Approvals . Borrower and, if applicable, each General Partner, have obtained or made all necessary (i) consents, approvals and authorizations, and registrations and filings of or with all Governmental Authorities and (ii) consents, approvals, waivers and notifications of partners, stockholders, members, creditors, lessors and other nongovernmental Persons, in each case, which are required to be obtained or made by Borrower or, if applicable, the General Partner, in connection with the execution and delivery of, and the performance by Borrower of its obligations under, the Loan Documents.

(j)  Investment Company Act Status, etc . Borrower is not (i) an “investment company,” or a company “controlled” by an “investment company,” as such terms are defined in the Investment Company Act of 1940, as amended, (ii) a “holding company” or a “subsidiary company” of a “holding company” or an “affiliate” of either a “holding company” or a “subsidiary company” within the meaning of the Public Utility Holding Company Act of 1935, as amended, or (iii) subject to any other federal or state law or regulation which purports to restrict or regulate its ability to borrow money.

(k)  Compliance with Law . To Borrower’s knowledge, Borrower is in compliance with all Legal Requirements to which it or the Property is subject, including, without limitation, all Environmental Statutes (except as previously disclosed in the Environmental Report), the Americans with Disabilities Act (except as previously disclosed in the engineering report relating to the Property delivered to Lender in connection with the origination of the Loan), the Occupational Safety and Health Act of 1970 and ERISA. No portion of the Property has been or will be purchased, improved, fixtured, equipped or furnished with proceeds of any illegal activity and, to the best of Borrower’s knowledge, no illegal activities are being conducted at or from the Property.

(l)  Financial Information . All financial data that has been delivered by Borrower to Lender (i) is true, complete and correct in all material respects, (ii) accurately represents the financial condition and results of operations in all material respects of the Persons covered thereby as of the date on which the same shall have been furnished, and (iii) in the case of audited financial statements, has been prepared in accordance with GAAP and the Uniform System of Accounts (or such other accounting basis as is reasonably acceptable to Lender) throughout the periods covered thereby. As of the date hereof, neither Borrower nor, if applicable, any General Partner, has any material contingent liability, material liability for taxes or other unusual or forward commitment not reflected in such financial statements delivered to Lender. Since the date of the last financial statements delivered by Borrower to Lender except as otherwise disclosed in such financial statements or notes thereto, there has been no change in the assets, liabilities or financial position of Borrower nor, if applicable, any General Partner, or in the results of operations of Borrower which would have a Material Adverse Effect. Neither Borrower nor, if applicable, any General Partner, has incurred any obligation or liability, contingent or otherwise not reflected in such financial statements which would have a Material Adverse Effect.

(m)  Transaction Brokerage Fees . Borrower has not dealt with any financial advisors, brokers, underwriters, placement agents, agents or finders in connection with the transactions contemplated by this Security

 

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Instrument. All brokerage fees, commissions and other expenses payable in connection with the transactions contemplated by the Loan Documents have been paid in full by Borrower contemporaneously with the execution of the Loan Documents and the funding of the Loan. Borrower hereby agrees to indemnify and hold Lender harmless for, from and against any and all claims, liabilities, costs and expenses of any kind in any way relating to or arising from (i) a claim by any Person that such Person acted on behalf of Borrower in connection with the transactions contemplated herein or (ii) any breach of the foregoing representation. The provisions of this subsection (m) shall survive the repayment of the Debt.

(n)  Federal Reserve Regulations . No part of the proceeds of the Loan will be used for the purpose of “purchasing” or “carrying” any “margin stock” within the meaning of Regulations T, U or X of the Board of Governors of the Federal Reserve System or for any other purpose which would be inconsistent with such Regulations T, U or X or any other Regulations of such Board of Governors, or for any purposes prohibited by Legal Requirements or by the terms and conditions of the Loan Documents.

(o)  Pending Litigation . There are no actions, suits or proceedings pending or, to the best knowledge of Borrower, threatened against or affecting Borrower or the Property in any court or before any Governmental Authority which if adversely determined either individually or collectively has or is reasonably likely to have a Material Adverse Effect.

(p) Solvency; No Bankruptcy . Each of Borrower and, if applicable, the General Partner, (i) is and has at all times been Solvent and will remain Solvent immediately upon the consummation of the transactions contemplated by the Loan Documents and (ii) is free from bankruptcy, reorganization or arrangement proceedings or a general assignment for the benefit of creditors and is not contemplating the filing of a petition under any state or federal bankruptcy or insolvency laws or the liquidation of all or a major portion of such Person’s assets or property and Borrower has no knowledge of any Person contemplating the filing of any such petition against it or, if applicable, the General Partner. None of the transactions contemplated hereby will be or have been made with an intent to hinder, delay or defraud any present or future creditors of Borrower and Borrower has received reasonably equivalent value in exchange for its obligations under the Loan Documents. Borrower’s assets do not, and immediately upon consummation of the transaction contemplated in the Loan Documents will not, constitute unreasonably small capital to carry out its business as presently conducted or as proposed to be conducted. Borrower does not intend to, nor believes that it will, incur debts and liabilities beyond its ability to pay such debts as they may mature.

(q)  Use of Proceeds . The proceeds of the Loan shall be applied by Borrower to, inter alia , (i) purchase the Property and, if applicable, satisfy certain mortgage loans presently encumbering all or a part of the Property and (ii) pay certain transaction costs incurred by Borrower in connection with the Loan. No portion of the proceeds of the Loan will be used for family, personal, agricultural or household use.

(r)  Tax Filings . Borrower and, if applicable, each General Partner, have filed all federal, state and local tax returns required to be filed and have paid or made adequate provision for the payment of all federal, state and local taxes, charges and assessments payable by Borrower and, if applicable, the General Partners. Borrower and, if applicable, the General Partners, believe that their respective tax returns properly reflect the income and taxes of Borrower and said General Partner, if any, for the periods covered thereby, subject only to reasonable adjustments required by the Internal Revenue Service or other applicable tax authority upon audit.

(s)  Not Foreign Person . Borrower is not a “foreign person” within the meaning of §1445(f)(3) of the Code.

(t)  ERISA . (i) Neither Borrower nor Guarantor is, or is acting on behalf of: (a) an “employee benefit plan” within the meaning of Section 3(3) of ERISA, that is subject to Part 4 of Title I of ERISA; (b) a “plan” within the meaning of section 4975(e)(1) of the Code that is subject to section 4975 of the Code or (c) any other entity that is deemed under applicable law to hold the assets of a plan described in (a) or (b) and this representation shall be deemed to be continuing in nature for all periods that this Security Instrument is in effect. Each Plan is in compliance with, and has been administered in all material respects in compliance with, its terms and the applicable

 

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provisions of ERISA, the Code and any other applicable Legal Requirement, except to the extent the foregoing could not have a Material Adverse Effect, and no event or condition has occurred and is continuing as to which Borrower would be under an obligation to furnish a report to Lender under clause (ii)(A) of this Section. With respect to each Plan maintained or contributed to by Borrower, Guarantor or any ERISA Affiliate thereof (a) there is no actual or contingent material liability of Borrower, Guarantor or any ERISA Affiliate under Title IV of ERISA or Section 412 of the Code to any person or entity, including the Pension Benefit Guaranty Corporation, IRS, any such Plan or participants (or their beneficiaries) in any such Plan (other than the obligation to pay routine benefit claims when due under the terms of such Plan), (b) the assets of Borrower or Guarantor have not been subject to a lien under ERISA or the Code and (c) there is no basis for such material liability or the assertion of any such lien with respect to the assets of Borrower or Guarantor as the result of or after the consummation of the transactions contemplated by this Security Instrument. Except to the extent the following could not have a Material Adverse Effect, no Welfare Plan provides or will provide benefits, including, without limitation, death or medical benefits (whether or not insured) with respect to any current or former employee of Borrower or Guarantor beyond his or her retirement or other termination of service other than (A) coverage mandated by applicable law, (B) death or disability benefits that have been fully provided for by fully paid up insurance or (C) severance benefits.

(ii) Borrower will furnish to Lender as soon as possible, and in any event within ten (10) days after Borrower knows or has reason to believe that any of the events or conditions specified below with respect to any Plan, Welfare Plan or Multiemployer Plan has occurred or exists, an Officer’s Certificate setting forth details respecting such event or condition and the action, if any, that Borrower or its ERISA Affiliate proposes to take with respect thereto (and a copy of any report or notice required to be filed with or given to PBGC (or any other relevant Governmental Authority)) by Borrower or an ERISA Affiliate with respect to such event or condition, if such report or notice is required to be filed with the PBGC or any other relevant Governmental Authority:

(A) any reportable event, as defined in Section 4043 of ERISA and the regulations issued thereunder, with respect to a Plan, as to which PBGC has not by regulation waived the requirement of Section 4043(a) of ERISA that it be notified within thirty (30) days of the occurrence of such event (provided that a failure to meet the minimum funding standard of Section 412 of the Code and of Section 302 of ERISA, including, without limitation, the failure to make on or before its due date a required installment under Section 412(m) of the Code and of Section 302(e) of ERISA, shall be a reportable event regardless of the issuance of any waivers in accordance with Section 412(d) of the Code), and any request for a waiver under Section 412(d) of the Code for any Plan;

(B) the distribution under Section 4041 of ERISA of a notice of intent to terminate any Plan or any action taken by Borrower or an ERISA Affiliate to terminate any Plan;

(C) the institution by PBGC of proceedings under Section 4042 of ERISA for the termination of, or the appointment of a trustee to administer, any Plan, or the receipt by Borrower or any ERISA Affiliate of a notice from a Multiemployer Plan that such action has been taken by PBGC with respect to such Multiemployer Plan;

(D) the complete or partial withdrawal from a Multiemployer Plan by Borrower or any ERISA Affiliate that results in material liability under Section 4201 or 4204 of ERISA (including the obligation to satisfy secondary liability as a result of a purchaser default) or the receipt by Borrower or any ERISA Affiliate of notice from a Multiemployer Plan that it is in reorganization or insolvency pursuant to Section 4241 or 4245 of ERISA or that it intends to terminate or has terminated under Section 4041A of ERISA;

(E) the institution of a proceeding by a fiduciary of any Multiemployer Plan against Borrower or any ERISA Affiliate to enforce Section 515 of ERISA, which proceeding is not dismissed within thirty (30) days;

 

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(F) the adoption of an amendment to any Plan that, pursuant to Section 401(a)(29) of the Code or Section 307 of ERISA, would result in the loss of tax-exempt status of the trust of which such Plan is a part if Borrower or an ERISA Affiliate fails to timely provide security to the Plan in accordance with the provisions of said Sections;

(G) the imposition of a lien or a security interest in connection with a Plan; or

(H) Borrower or Guarantor permits any Welfare Plan to provide benefits, including without limitation, medical benefits (whether or not insured), with respect to any current or former employee of Borrower or Guarantor beyond his or her retirement or other termination of service other than (1) coverage mandated by applicable law, (2) death or disability benefits that have been fully provided for by paid up insurance or otherwise or (3) severance benefits.

(iii) Borrower shall not knowingly engage in or permit any transaction in connection with which Borrower or Guarantor could be subject to either a material civil penalty or tax assessed pursuant to Section 502(i) or 502(l) of ERISA or Section 4975 of the Code, to the extent it could have a Material Adverse Effect, permit any Welfare Plan to provide benefits, including without limitation, medical benefits (whether or not insured), with respect to any current or former employee of Borrower or Guarantor beyond his or her retirement or other termination of service other than (A) coverage mandated by applicable law, (B) death or disability benefits that have been fully provided for by paid up insurance or otherwise or (C) severance benefits, permit the assets of Borrower or Guarantor to become “plan assets”, as defined under ERISA Section 3(42) and regulations promulgated thereunder or, to the extent it could have a Material Adverse Effect, adopt, amend (except as may be required by applicable law) or increase the amount of any benefit or amount payable under, or permit any ERISA Affiliate to adopt, amend (except as may be required by applicable law) or increase the amount of any benefit or amount payable under, any employee benefit plan (including, without limitation, any employee welfare benefit plan) or other plan, policy or arrangement, except for normal increases in the ordinary course of business consistent with past practice that, in the aggregate, do not result in a material increase in benefits expense to Borrower, Guarantor or any ERISA Affiliate.

(u)  Labor Matters . No organized work stoppage or labor strike is pending or threatened by employees or other laborers at the Property and neither Borrower nor Manager (i) is involved in or threatened with any labor dispute, grievance or litigation relating to labor matters involving any employees and other laborers at the Property, including, without limitation, violation of any federal, state or local labor, safety or employment laws (domestic or foreign) and/or charges of unfair labor practices or discrimination complaints; (ii) has engaged in any unfair labor practices within the meaning of the National Labor Relations Act or the Railway Labor Act; or (iii) except to the extent previously disclosed to Lender in writing, is a party to, or bound by, any collective bargaining agreement or union contract with respect to employees and other laborers at the Property and no such agreement or contract is currently being negotiated by Borrower, Manager or any of their Affiliates.

(v)  Borrower’s Legal Status . Borrower’s exact legal name that is indicated on the signature page hereto, organizational identification number and place of business or, if more than one, its chief executive office, as well as Borrower’s mailing address, if different, which were identified by Borrower to Lender and contained in this Security Instrument, are true, accurate and complete. Borrower (i) will not change its name, its place of business or, if more than one place of business, its chief executive office, or its mailing address or organizational identification number if it has one without giving Lender at least thirty (30) days prior written notice of such change, (ii) if Borrower does not have an organizational identification number and later obtains one, Borrower shall promptly notify Lender of such organizational identification number and (iii) will not change its type of organization, jurisdiction of organization or other legal structure.

(w)  Compliance with Anti-Terrorism, Embargo and Anti-Money Laundering Laws . (i) None of Borrower, General Partner, any Guarantor, or any Person who owns any equity interest in or Controls Borrower, General Partner or any Guarantor currently is identified on the OFAC List or otherwise qualifies as a Prohibited Person, and Borrower has implemented procedures, approved by Borrower and, if applicable, General Partner, to

 

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ensure that no Person who now or hereafter owns an equity interest in Borrower or General Partner is a Prohibited Person or Controlled by a Prohibited Person, (ii) no proceeds of the Loan will be used to fund any operations in, finance any investments or activities in or make any payments to, Prohibited Persons, and (iii) none of Borrower, General Partner, or any Guarantor is in violation of any Legal Requirements relating to anti-money laundering or anti-terrorism, including, without limitation, Legal Requirements related to transacting business with Prohibited Persons or the requirements of the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001, U.S. Public Law 107-56, and the related regulations issued thereunder, including temporary regulations, all as amended from time to time. Notwithstanding the foregoing, with respect to the holders of shares in publicly traded corporations which hold an equity interest in Borrower, General Partner or Guarantor and which holders of shares in publicly traded corporations do not Control Borrower, General Partner or Guarantor, the representations contained in clauses (i) and (iii) of the preceding sentence are made to the knowledge of Borrower. No tenant at the Property currently is identified on the OFAC List or otherwise qualifies as a Prohibited Person, and, to the best of Borrower’s knowledge, no tenant at the Property is owned or Controlled by a Prohibited Person. Borrower has determined that Manager has implemented procedures, approved by Borrower, to ensure that no tenant at the Property is a Prohibited Person or owned or Controlled by a Prohibited Person.

Section 2.03. Further Acts, etc . Borrower will, at the cost of Borrower, and without expense to Lender, do, execute, acknowledge and deliver all and every such further acts, deeds, conveyances, mortgages or deeds of trust, as applicable, assignments, notices of assignments, transfers and assurances as Lender shall, from time to time, reasonably require for the better assuring, conveying, assigning, transferring, and confirming unto Lender the property and rights hereby mortgaged, given, granted, bargained, sold, alienated, enfeoffed, conveyed, confirmed, pledged, assigned and hypothecated, or which Borrower may be or may hereafter become bound to convey or assign to Lender, or for carrying out or facilitating the performance of the terms of this Security Instrument or for filing, registering or recording this Security Instrument and, on demand, will execute and deliver and hereby authorizes Lender to execute in the name of Borrower or without the signature of Borrower to the extent Lender may lawfully do so, one or more financing statements, chattel mortgages or comparable security instruments to evidence more effectively the lien hereof upon the Property. Borrower grants to Lender an irrevocable power of attorney coupled with an interest for the purpose of protecting, perfecting, preserving and realizing upon the interests granted pursuant to this Security Instrument and to effect the intent hereof, all as fully and effectually as Borrower might or could do; and Borrower hereby ratifies all that Lender shall lawfully do or cause to be done by virtue hereof; provided, however, that Lender shall not exercise such power of attorney unless and until Borrower fails to take the required action within the five (5) Business Day time period stated above unless the failure to so exercise, could, in Lender’s reasonable judgment, result in a Material Adverse Effect. Upon (a) receipt of an affidavit of an officer of Lender as to the loss, theft, destruction or mutilation of the Note or any other Loan Document which is not of public record, (b) receipt of an indemnity of Lender related to losses resulting solely from the issuance of a replacement note or other applicable Loan Document and (c) in the case of any such mutilation, upon surrender and cancellation of such Note or other applicable Loan Document, Borrower will issue, in lieu thereof, a replacement Note or other applicable Loan Document, dated the date of such lost, stolen, destroyed or mutilated Note or other Loan Document in the same principal amount thereof and otherwise of like tenor.

Section 2.04. Recording of Security Instrument, etc . Borrower forthwith upon the execution and delivery of this Security Instrument and thereafter, from time to time, will cause this Security Instrument, and any security instrument creating a lien or security interest or evidencing the lien hereof upon the Property and each instrument of further assurance to be filed, registered or recorded in such manner and in such places as may be required by any present or future law in order to publish notice of and fully protect the lien or security interest hereof upon, and the interest of Lender in, the Property. Borrower will pay all filing, registration or recording fees, and all expenses incident to the preparation, execution and acknowledgment of this Security Instrument, any mortgage or deed of trust, as applicable, supplemental hereto, any security instrument with respect to the Property and any instrument of further assurance, and all federal, state, county and municipal, taxes, duties, imposts, assessments and charges arising out of or in connection with the execution and delivery of this Security Instrument, any mortgage or deed of trust, as applicable, supplemental hereto, any security instrument with respect to the Property or any instrument of further assurance, except where prohibited by law to do so, in which event Lender may declare the Debt to be immediately due and payable. Borrower shall hold harmless and indemnify Lender and its successors and assigns, against any liability incurred as a result of the imposition of any tax on the making and recording of this Security Instrument.

 

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Section 2.05. Representations, Warranties and Covenants Relating to the Property . Borrower represents and warrants to and covenants with Lender with respect to the Property as follows:

(a) Lien Priority . This Security Instrument is a valid and enforceable first lien on the Property, free and clear of all encumbrances and liens having priority over the lien of this Security Instrument, except for the items set forth as exceptions to or subordinate matters in the title insurance policy insuring the lien of this Security Instrument, none of which, individually or in the aggregate, materially interfere with the benefits of the security intended to be provided by this Security Instrument, materially affect the value or marketability of the Property, impair the use or operation of the Property for the use currently being made thereof or impair Borrower’s ability to pay its obligations in a timely manner (such items being the “ Permitted Encumbrances ”).

(b) Title . Borrower has, subject only to the Permitted Encumbrances, good, insurable and marketable fee simple title to the Premises, Improvements and Fixtures (collectively, the “ Realty ”) and to all easements and rights benefiting the Realty and has the right, power and authority to mortgage, encumber, give, grant, bargain, sell, alien, enfeoff, convey, confirm, pledge, assign, and hypothecate the Property. Borrower will preserve its interest in and title to the Property, subject to the Permitted Encumbrances and will forever warrant and defend the same to Lender against any and all other claims made by, through or under Borrower and will forever warrant and defend the validity and priority of the lien and security interest created herein against the claims of all Persons whomsoever claiming by, through or under Borrower. The foregoing warranty of title shall survive the foreclosure of this Security Instrument and shall inure to the benefit of and be enforceable by Lender in the event Lender acquires title to the Property pursuant to any foreclosure. In addition, there are no outstanding options or rights of first refusal to purchase the Property or Borrower’s ownership thereof.

(c) Taxes and Impositions . All taxes and other Impositions and governmental assessments due and owing in respect of, and affecting, the Property have been paid. Borrower has paid all Impositions which constitute special governmental assessments in full, except for those assessments which are permitted by applicable Legal Requirements to be paid in installments, in which case all installments which are due and payable have been paid in full. There are no pending, or to Borrower’s best knowledge, proposed special or other assessments for public improvements or otherwise affecting the Property, nor are there any contemplated improvements to the Property that may result in such special or other assessments.

(d) Casualty; Flood Zone . The Realty is in good repair and free and clear of any damage, destruction or casualty (whether or not covered by insurance) that would materially affect the value of the Realty or the use for which the Realty was intended, there exists no structural or other material defects or damages in or to the Property and Borrower has not received any written notice from any insurance company or bonding company of any material defect or inadequacies in the Property, or any part thereof, which would materially and adversely affect the insurability of the same or cause the imposition of extraordinary premiums or charges thereon or of any termination or threatened termination of any policy of insurance or bond. Except as disclosed on the survey of the Premises delivered to Lender in connection with the origination of the Loan, no portion of the Premises is located in an “area of special flood hazard,” as that term is defined in the regulations of the Federal Insurance Administration, Department of Housing and Urban Development, under the National Flood Insurance Act of 1968, as amended (24 CFR § 1909.1) or Borrower has obtained the flood insurance required by Section 3.01(a)(vi) hereof. The Premises either does not lie in a 100 year flood plain that has been identified by the Secretary of Housing and Urban Development or any other Governmental Authority or, if it does, Borrower has obtained the flood insurance required by Section 3.01(a)(vi) hereof.

(e) Completion; Encroachment . All Improvements necessary for the efficient use and operation of the Premises, including, without limitation, all Improvements which were included for purposes of determining the appraised value of the Property in the Appraisal, have been completed and, except as disclosed on the survey of the Premises delivered to Lender in connection with the origination of the Loan, none of said Improvements lie outside the boundaries and building restriction lines of the Premises. Except as disclosed on the survey of the Premises delivered to Lender in connection with the origination of the Loan and as set forth in the title insurance policy insuring the lien of this Security Instrument, no improvements on adjoining properties encroach upon the Premises.

 

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(f) Separate Lot . The Premises are taxed separately without regard to any other real estate and constitute a legally subdivided lot under all applicable Legal Requirements (or, if not subdivided, no subdivision or platting of the Premises is required under applicable Legal Requirements), and for all purposes may be mortgaged, encumbered, conveyed or otherwise dealt with as an independent parcel. The Property does not benefit from any tax abatement or exemption.

(g) Use . Except as previously disclosed in the zoning report relating to the Premises delivered to Lender in connection with the origination of the Loan, the existence of all Improvements, the present use and operation thereof and the access of the Premises and the Improvements to all of the utilities and other items referred to in paragraph (k) below are in compliance in all material respects with all Leases affecting the Property. Borrower has not received any notice from any Governmental Authority alleging any uncured violation relating to the Property of any applicable Legal Requirements.

(h) Licenses and Permits . Borrower currently holds and will continue to hold all certificates of occupancy, licenses, registrations, permits, consents, franchises and approvals of any Governmental Authority or any other Person which are material for the lawful occupancy and operation of the Realty or which are material to the ownership or operation of the Property or the conduct of Borrower’s business. All such certificates of occupancy, licenses, registrations, permits, consents, franchises and approvals are current and in full force and effect.

(i) Environmental Matters . Borrower has received and reviewed the Environmental Report and has no reason to believe that the Environmental Report contains any untrue statement of a material fact or omits to state a material fact necessary to make the statements contained therein or herein, in light of the circumstances under which such statements were made, not misleading.

(j) Property Proceedings . There are no actions, suits or proceedings pending or, to Borrower’s best knowledge, threatened in any court or before any Governmental Authority or arbitration board or tribunal (i) relating to (A) the zoning of the Premises or any part thereof, (B) any certificates of occupancy, licenses, registrations, permits, consents or approvals issued with respect to the Property or any part thereof, (C) the condemnation of the Property or any part thereof, or (D) the condemnation or relocation of any roadways abutting the Premises required for access or the denial or limitation of access to the Premises or any part thereof from any point of access to the Premises, (ii) asserting that (A) any such zoning, certificates of occupancy, licenses, registrations, permits, consents and/or approvals do not permit the operation of any material portion of the Realty as presently being conducted, (B) any material improvements located on the Property or any part thereof cannot be located thereon or operated with their intended use or (C) the operation of the Property or any part thereof is in violation in any material respect of any Environmental Statutes, Development Laws or other Legal Requirements or Space Leases or Property Agreements or (iii) which might (A) affect the validity or priority of any Loan Document or (B) have a Material Adverse Effect. Borrower is not aware of any facts or circumstances which may give rise to any actions, suits or proceedings described in the preceding sentence.

(k)  Utilities . The Premises has all necessary legal access to water, gas and electrical supply, storm and sanitary sewerage facilities, other required public utilities (with respect to each of the aforementioned items, by means of either a direct connection to the source of such utilities or through connections available on publicly dedicated roadways directly abutting the Premises or through permanent insurable easements benefiting the Premises), fire and police protection, parking, and means of direct access between the Premises and public highways over recognized curb cuts (or such access to public highways is through private roadways which may be used for ingress and egress pursuant to permanent insurable easements).

(l) Mechanics’ Liens . The Property is free and clear of any mechanics’ liens or liens in the nature thereof, and no rights are outstanding that under law could give rise to any such liens, any of which liens are or may be prior to, or equal with, the lien of this Security Instrument, except those which are insured against by the title insurance policy insuring the lien of this Security Instrument.

 

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(m) Title Insurance . Lender has received a lender’s title insurance policy insuring this Security Instrument as a first lien on the Realty subject only to Permitted Encumbrances.

(n) Insurance . The Property is insured in accordance with the requirements set forth in Article III hereof.

(o) Space Leases .

(i) To Borrower’s best knowledge, Borrower has delivered a true, correct and complete schedule of all Space Leases as of the date hereof, which accurately and completely sets forth in all material respects, for each such Space Lease, the following (collectively, the “ Rent Roll ”): the name and address of the tenant; the lease expiration date, extension and renewal provisions; the base rent and percentage rent payable; and the security deposit held thereunder.

(ii) Each Space Lease constitutes the legal, valid and binding obligation of Borrower or, the Operating Tenant, as applicable, and, to the knowledge of Borrower, is enforceable against the tenant thereof. No default exists, or with the passing of time or the giving of notice would exist, which would, in the aggregate, have a Material Adverse Effect.

(iii) To Borrower’s best knowledge, no tenant under any Major Space Lease has, as of the date hereof, paid Rent more than thirty (30) days in advance, and the Rents under such Major Space Leases have not been waived, released, or otherwise discharged or compromised.

(iv) To Borrower’s best knowledge, except as disclosed in writing to Lender, all work to be performed by Borrower under the Space Leases has been substantially performed, all contributions to be made by Borrower to the tenants thereunder have been made except for any held-back amounts, and all other conditions precedent to each such tenant’s obligations thereunder have been satisfied.

(v) To Borrower’s best knowledge, except as previously disclosed to Lender in writing or contained in the Space Leases, there are no options to terminate any Space Lease.

(vi) To Borrower’s best knowledge, each tenant under a Major Space Lease or such tenant’s authorized subtenant is currently occupying the space demised by such Major Space Lease.

(vii) To Borrower’s best knowledge, Borrower has delivered to Lender true, correct and complete copies of all Space Leases described in the Rent Roll.

(viii) No Space Lease has been assigned or, to Borrower’s best knowledge, modified, supplemented or amended in any way.

(ix) To Borrower’s best knowledge, each tenant under each Space Lease is free from bankruptcy, reorganization or arrangement proceedings or a general assignment for the benefit of creditors.

(x) To Borrower’s best knowledge, no Space Lease provides any party with the right to obtain a lien or encumbrance upon the Property superior to the lien of this Security Instrument.

(p) Property Agreements .

(i) Borrower has delivered to Lender true, correct and complete copies of all Property Agreements of record or which could bind any owner of the Property other than Borrower.

 

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(ii) No Property Agreement provides any party with the right to obtain a lien or encumbrance upon the Property superior to the lien of this Security Instrument.

(iii) No default exists or with the passing of time or the giving of notice or both would exist under any Property Agreement which would, individually or in the aggregate, have a Material Adverse Effect.

(iv) Borrower has not received or given any written communication which alleges that a default exists or, with the giving of notice or the lapse of time, or both, would exist under the provisions of any Property Agreement.

(v) No condition currently exists whereby Borrower or any future owner of the Property may be required to purchase any other parcel of land which is subject to any Property Agreement or which gives any Person a right to purchase, or right of first refusal with respect to, the Property.

(vi) To the best knowledge of Borrower, no offset or any right of offset exists respecting continued contributions to be made by any party to any Property Agreement except as expressly set forth therein. Except as previously disclosed to Lender in writing, no material exclusions or restrictions on the utilization, leasing or improvement of the Property (including non-compete agreements) exists in any Property Agreement.

(vii) Except as previously disclosed in writing to Lender, all work, if any, required to be performed by Borrower prior to the date hereof under each of the Property Agreements has been substantially performed, all contributions to be made by Borrower to any party to such Property Agreements have been made, and all other conditions to such party’s obligations thereunder have been satisfied.

(q) Personal Property . Except as previously disclosed in writing to Lender, Borrower represents that it or Operating Tenant has good and marketable title to all personal property used in connection with the operation of the Property, free and clear of any liens, except for liens created under the Loan Documents and liens which describe the equipment and other personal property owned by tenants and upon termination of any Operating Lease any personal property owned by Operating Tenant will be transferred free and clear of any liens to Borrower.

(r) Leasing Brokerage and Management Fees . Except as previously disclosed to Lender in writing, there are no brokerage fees or commissions payable by Borrower with respect to the leasing of space at the Property.

(s) Security Deposits . Borrower is in compliance with all Legal Requirements relating to such security deposits as to which failure to comply might, individually or in the aggregate, have a Material Adverse Effect.

(t) Loan to Value Ratio . To the best knowledge of Borrower, based on the substantial real estate expertise of Borrower, Borrower’s familiarity with the Property, and the Appraisal (which Borrower believes to contain a reasonable assessment of the fair market value of the Property), the Loan Amount does not exceed one hundred twenty-five percent (125%) of the fair market value of the Property. For the purposes of this clause (t), the term “fair market value” shall be reduced by (i) the amount of any indebtedness secured by a lien affecting the Property that is prior to, or on a parity with, the lien of this Security Instrument, and (ii) the value of any property that is not “real property” within the meaning of Treas. Reg. §§ 1.860G-2 and 1.856-3(d).

(u) Representations Generally . The representations and warranties contained in this Security Instrument, and the review and inquiry made on behalf of Borrower therefor, have all been made by Persons having the requisite expertise and knowledge to provide such representations and warranties. No representation, warranty or statement of fact made by or on behalf of Borrower in this Security Instrument or in any certificate, document or schedule furnished to Lender pursuant hereto, contains any untrue statement of a material fact or omits to state any

 

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material fact necessary to make statements contained therein or herein not misleading (which may be to Borrower’s best knowledge where so provided herein). There are no facts presently known to Borrower which have not been disclosed to Lender which would, individually or in the aggregate, have a Material Adverse Effect nor as far as Borrower can foresee might, individually or in the aggregate, have a Material Adverse Effect.

(v) Liquor License . All licenses, permits, approvals and consents which are required for the sale and service of alcoholic beverages on the Premises have been obtained from the applicable Governmental Authorities.

Section 2.06. Removal of Lien . (a) Borrower shall, at its expense, maintain this Security Instrument as a first lien on the Property and shall keep the Property free and clear of all liens and encumbrances of any kind and nature other than the Permitted Encumbrances. Borrower shall, within thirty (30) days following receipt of knowledge of any lien, promptly discharge of record, by bond or otherwise, any such liens and, promptly upon request by Lender, shall deliver to Lender evidence reasonably satisfactory to Lender of the discharge thereof.

(b) Without limitation to the provisions of Section 2.06(a) hereof, Borrower shall (i) pay, from time to time when the same shall become due, all claims and demands of mechanics, materialmen, laborers, and others which, if unpaid, might result in, or permit the creation of, a lien on the Property or any part thereof, (ii) cause to be removed of record (by payment or posting of bond or settlement or otherwise) any mechanics’, materialmens’, laborers’ or other lien on the Property, or any part thereof, or on the revenues, rents, issues, income or profit arising therefrom, and (iii) in general, do or cause to be done, without expense to Lender, everything reasonably necessary to preserve in full the lien of this Security Instrument. If Borrower fails to comply with the requirements of this Section 2.06(b), then, upon five (5) Business Days’ prior notice to Borrower, Lender may, but shall not be obligated to, pay any such lien, and Borrower shall, within five (5) Business Days after Lender’s demand therefor, reimburse Lender for all sums so expended, together with interest thereon at the Default Rate from the date advanced, all of which shall be deemed part of the Debt. Nothing contained herein shall be deemed a consent or request of Lender, express or implied, by inference or otherwise, to the performance of any alteration, repair or other work by any contractor, subcontractor or laborer or the furnishing of any materials by any materialmen in connection therewith.

(c) Notwithstanding the foregoing, Borrower may contest any lien (other than a lien relating to non-payment of Impositions, the contest of which shall be governed by Section 4.04 hereof) of the type set forth in subparagraph (b)(ii) of this Section 2.06 provided that, following prior notice to Lender (i) Borrower is contesting the validity of such lien with due diligence and in good faith and by appropriate proceedings, without cost or expense to Lender or any of its agents, employees, officers, or directors, (ii) Borrower shall preclude the collection of, or other realization upon, any contested amount from the Property or any revenues from or interest in the Property, (iii) neither the Property nor any part thereof nor interest therein, shall be in any danger of being sold, forfeited or lost by reason of such contest by Borrower, (iv) such contest by Borrower shall not affect the ownership, use or occupancy of the Property, (v) such contest by Borrower shall not subject Lender or Borrower to the risk of civil or criminal liability (other than the civil liability of Borrower for the amount of the lien in question), (vi) such lien is subordinate to the lien of this Security Instrument, (vii) Borrower has not consented to such lien, (viii) Borrower has given Lender prompt notice of the filing of such lien and the bonding thereof by Borrower and, upon request by Lender from time to time, notice of the status of such contest by Borrower and/or confirmation of the continuing satisfaction of the conditions set forth in this Section 2.06(c), (ix) Borrower shall promptly pay the obligation secured by such lien upon a final determination of Borrower’s liability therefor, and (x) Borrower shall deliver to Lender cash, a bond or other security acceptable to Lender equal to 125% of the contested amount pursuant to collateral arrangements reasonably satisfactory to Lender.

Section 2.07. Cost of Defending and Upholding this Security Instrument Lien . If any action or proceeding is commenced to which Lender is made a party relating to the Loan Documents and/or the Property or Lender’s interest therein or in which it becomes necessary to defend or uphold the lien of this Security Instrument or any other Loan Document, Borrower shall, on demand, reimburse Lender for all expenses (including, without limitation, reasonable attorneys’ fees and disbursements) incurred by Lender in connection therewith, and such sum, together with interest thereon at the Default Rate from and after such demand until fully paid, shall constitute a part of the Debt.

 

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Section 2.08. Use of the Property . Borrower will use, or cause to be used, the Property for such use as is permitted pursuant to applicable Legal Requirements including, without limitation, under the certificate of occupancy applicable to the Property, and which is required by the Loan Documents. Borrower shall not suffer or permit the Property or any portion thereof to be used by the public, any tenant, or any Person not subject to a Lease, in a manner as is reasonably likely to impair Borrower’s title to the Property, or in such manner as may give rise to a claim or claims of adverse usage or adverse possession by the public, or of implied dedication of the Property or any part thereof.

Section 2.09. Financial Reports . (a) Borrower will keep and maintain or will cause to be kept and maintained on a Fiscal Year basis, in accordance with GAAP and The Uniform System of Accounts (or such other accounting basis reasonably acceptable to Lender) consistently applied, proper and accurate books, tax returns, records and accounts reflecting (i) all of the financial affairs of Borrower and Guarantor and (ii) all items of income and expense in connection with the operation of the Property or in connection with any services, equipment or furnishings provided in connection with the operation thereof, whether such income or expense may be realized by Borrower or by any other Person whatsoever, excepting lessees unrelated to and unaffiliated with Borrower who have leased from Borrower portions of the Premises for the purpose of occupying the same. Lender shall have the right from time to time at all times during normal business hours upon reasonable notice to examine such books, tax returns, records and accounts at the office of Borrower or other Person maintaining such books, tax returns, records and accounts and to make such copies or extracts thereof as Lender shall desire. After the occurrence of an Event of Default, Borrower shall pay any costs and expenses incurred by Lender to examine Borrower’s and Guarantor’s accounting records with respect to the Property, as Lender shall determine to be necessary or appropriate in the protection of Lender’s interest.

(b) Borrower will furnish Lender (i) annually, within one hundred twenty (120) days following the end of each Fiscal Year of Borrower and (ii) on a quarterly basis, within forty-five (45) days following the end of each fiscal quarter of Borrower, with a complete copy of Borrower’s financial statement consistently applied covering (i) all of the financial affairs of Borrower and (ii) the operation of the Property for such Fiscal Year or fiscal quarters, as applicable, and containing a statement of revenues and expenses, a statement of assets and liabilities and a statement of Borrower’s equity. Each annual financial statement shall be accompanied by audited financial statements of Ashford Hospitality Trust Inc. which are audited by a nationally recognized Independent certified public accountant that is acceptable to Lender in accordance with GAAP and The Uniform System of Accounts (or such other accounting basis reasonably acceptable to Lender). Together with the financial statements required to be furnished pursuant to this Section 2.09(b), Borrower shall furnish to Lender (A) an Officer’s Certificate certifying as of the date thereof (1) that the financial statements accurately represent the results of operations and financial condition of Borrower and the Property all in accordance with GAAP and The Uniform System of Accounts (or such other accounting basis reasonably acceptable to Lender) consistently applied, and (2) whether there exists a Default under the Note or any other Loan Document executed and delivered by Borrower, and if such event or circumstance exists, the nature thereof, the period of time it has existed and the action then being taken to remedy such event or circumstance and (B) together with the financial statements delivered pursuant to Section 2.09(b)(ii) above, a statement showing (1) projected Net Operating Income for the subsequent twelve (12) month period adjusted to reflect the Adjusted Net Cash Flow (subject to verification by Lender in its reasonable discretion) and (2) the calculation of the Debt Service Coverage.

(c) During the continuance of an O&M Operative Period and when requested by Lender, Borrower will furnish Lender monthly, within twenty (20) days following the end of each month, with a true, complete and correct cash flow statement with respect to the Property in the form required to be delivered pursuant to the Management Agreement and made a part hereof or such other form acceptable to Lender, showing (i) all cash receipts of any kind whatsoever and all cash payments and disbursements, (ii) year-to-date summaries of such cash receipts, payments and disbursements, and (iii) during an O&M Operative Period, a calculation of the Debt Service Coverage, together with a certification of Manager stating that such cash flow statement is true, complete and correct and a list of all litigation and proceedings affecting Borrower or the Property in which the amount involved is $250,000 or more, if not covered by insurance (or $1,000,000 or more whether or not covered by insurance).

(d) Intentionally Omitted.

 

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(e) At any time during which (i) an O&M Operative Period exists or (ii) the Rent under Space Leases exceeds five percent (5%) of the annual Operating Income, Borrower will furnish Lender annually, within twenty (20) days following the end of each year and within twenty (20) days following receipt of such request therefor, with a true, complete and correct rent roll for the Property which includes the information contained on the Rent Roll, including a list of which tenants are in default under their respective Major Space Leases, dated as of the date of Lender’s request, identifying each tenant that has filed a bankruptcy, insolvency, or reorganization proceeding since delivery of the last such rent roll, and the arrearages for such tenant, if any, and, if requested by Lender, a summary of the material terms of the Major Space Leases, including, without limitation, the dates of occupancy, the dates of expiration, any Rent concessions, work obligations or other inducements granted to the tenants thereunder, and any renewal options, and such rent roll shall be accompanied by an Officer’s Certificate, dated as of the date of the delivery of such rent roll, certifying that such rent roll is true, correct and complete in all material respects as of its date.

(f) Borrower shall furnish to Lender, within thirty (30) days after Lender’s request therefor, with such further detailed information with respect to the operation of the Property and the financial affairs of Borrower as may be reasonably requested by Lender.

(g) Borrower shall cause Manager to furnish to Lender, within twenty (20) days following the end of each year, a schedule of tenant security deposits to the extent such security deposits aggregate $1,000,000 or more.

(h) Borrower will furnish Lender annually, within ninety (90) days after the end of each Fiscal Year, with a report setting forth (i) the average occupancy rate of the Property during such Fiscal Year, and (ii) the capital repairs, replacements and improvements performed at the Property during such Fiscal Year and the aggregate Recurring Replacement Expenditures made in connection therewith.

(i) Borrower will furnish Lender monthly, within thirty (30) days following the end of each month, an occupancy summary for the Property setting forth the occupancy rates, average daily room rates, advance booking information (excluding customer names), RevPAR Yield Index, RevPAR and room revenues for each month of the preceding calendar year, as well as annual averages of the same, and such other information as may customarily be reflected thereon or reasonably requested by Lender, together with all franchise inspection reports and STR Reports received by Borrower during the preceding month.

(j) Borrower shall and shall cause Guarantor to furnish to Lender annually, within thirty (30) days of filing its respective tax return, a copy of such tax return.

(k) Borrower shall submit to Lender for Lender’s written approval (provided that such approval shall only be required in the event that Borrower or any Affiliate of Borrower has the right to approve any such budget pursuant to the terms of the Management Agreement) not to be unreasonably withheld, an Annual Budget within ten (10) Business Days after receipt thereof from Manager, in form satisfactory to Lender setting forth in reasonable detail budgeted monthly operating income and monthly operating capital and other expenses for the Property. In the event Lender shall have the right to approve such Annual Budget and Lender objects to the proposed Annual Budget submitted by Borrower, Lender shall advise Borrower of such objections within fifteen (15) days after receipt thereof (and deliver to Borrower a reasonably detailed description of such objections) and Borrower shall, within three (3) days after receipt of notice of any such objections, revise such Annual Budget and resubmit the same to Lender. Lender shall advise Borrower of any objections to such revised Annual Budget within ten (10) days after receipt thereof (and deliver to Borrower a reasonably detailed description of such objections) and Borrower shall revise the same in accordance with the process described herein until Lender approves an Annual Budget, provided, however, that if Lender shall not advise Borrower of its objections to any proposed Annual Budget within the applicable time period set forth in this Section, then such proposed Annual Budget shall be deemed approved by Lender. If Lender has the right to approve the Annual Budget pursuant to the terms of the Management Agreement, until such time that Lender approves a proposed Annual Budget, the most recently Approved Annual Budget shall, except as otherwise provided in the Management Agreement, apply; provided that, such Approved Annual Budget shall be adjusted to reflect actual increases in Basic Carrying Costs and utilities expenses and to delete any non-recurring expenses. In the event that Borrower must incur an Extraordinary Expense, then Borrower shall promptly

 

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deliver to Lender a reasonably detailed explanation of such proposed Extraordinary Expense which, if Borrower has the right to approve such expenditures pursuant to the terms of the Management Agreement, shall be subject to Lender’s approval, which approval may be granted or denied in Lender’s reasonable discretion.

(l) In the event that Borrower fails to deliver any of the financial statements, reports or other information required to be delivered to Lender pursuant to this Section 2.09 on or prior to their due dates, if any such failure shall continue for ten (10) days following notice thereof from Lender, Borrower shall pay to Lender on each Payment Date for each month or portion thereof that any such financial statement, report or other information remains undelivered, an administrative fee in the amount of Two Thousand Five Hundred Dollars ($2,500) in the aggregate for all failures occurring in any applicable month. Borrower agrees that such administrative fee (i) is a fair and reasonable fee necessary to compensate Lender for its additional administrative costs and increased costs relating to Borrower’s failure to deliver the aforementioned statements, reports or other items as and when required hereunder and (ii) is not a penalty.

Section 2.10. Litigation . Borrower will give prompt written notice to Lender of any litigation or governmental proceedings pending or threatened (in writing) against Borrower which might have a Material Adverse Effect.

Section 2.11. Updates of Representations . Borrower shall deliver to Lender within ten (10) Business Days of the request of Lender an Officer’s Certificate updating all of the representations and warranties contained in this Security Instrument and the other Loan Documents and certifying that all of the representations and warranties contained in this Security Instrument and the other Loan Documents, as updated pursuant to such Officer’s Certificate, are true, accurate and complete in all material respects as of the date of such Officer’s Certificate or shall set forth the exceptions to representations and/or warranties in reasonable detail, as applicable, and, upon Lender’s request for further information with respect to such exceptions, shall provide Lender such additional information as Lender may reasonably request

Section 2.12. Tenancy-in-Common . In the event that title to the Property is held by tenants-in-common, Borrower has delivered a true and complete written tenancy-in-common agreement (the “ TIC Agreement ”) which has been duly executed by each tenant-in-common having an interest in the Property (each, a “ TIC ”). The TIC Agreement provides, or, if not otherwise provided for in the TIC Agreement, each TIC agrees, that (a) each TIC irrevocably waives any and all rights of partition available at law, in equity or by contract, (b) each TIC shall at all times be a Single Purpose Entity all of the legal and beneficial interest in which is owned by an “Accredited Investor” as defined in Regulation D, as promulgated under the Securities Act, (c) each TIC irrevocably waives any and all rights it may have at law or in equity to obtain a lien on any tenant-in-common interest in the Property, (d) each TIC agrees that (i) any liens, security interests, judgment liens, charges or other encumbrances upon the Property or any interest of another TIC in the Property and (ii) any options to purchase or rights of first refusal or similar rights with respect to another TIC’s interest in the Property shall be and remain inferior and subordinate to any liens, security interests, judgment liens, charges or other encumbrances upon Borrower’s assets securing payment of the Debt, regardless of whether such liens, security interests, judgment liens, charges or other encumbrances, rights or options presently exist or are hereafter created or attach and that no TIC shall (i) exercise or enforce any creditor’s right it may have against Borrower or any other TIC or (ii) foreclose, repossess, sequester or otherwise take steps or institute any action or proceedings (judicial or otherwise, including without limitation the commencement of, or joinder in, any liquidation, bankruptcy, rearrangement, debtor’s relief or insolvency proceeding) to enforce any liens, security interests, judgment liens, charges or other encumbrances on assets of Borrower or any other TIC, (e) at no time shall there be more than three (3) TICs with respect to the Property, (f) the minimum investment in the Property of each TIC shall be $500,000 and (g) Lender is a third-party beneficiary to the provisions relating to the items set forth in (a) through (f) above. Borrower shall not amend, modify or terminate the TIC Agreement.

ARTICLE III: INSURANCE AND CASUALTY RESTORATION

Section 3.01. Insurance Coverage . Borrower shall, at its expense, maintain or cause to be maintained the following insurance coverages with respect to the Property during the term of this Security Instrument:

 

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(a) (i) Insurance against loss or damage by fire, casualty and other hazards included in an “all-risk” coverage endorsement or its equivalent (which, in the case of insurance during the time of any construction work (“ Construction ”) shall be in “builder’s risk completed value non-reporting form” together with rents, earnings and extra expense insurance covering loss due to delay in completion of the Improvements), with such endorsements as Lender may from time to time reasonably require and which are customarily required by Institutional Lenders of similar properties similarly situated, including, without limitation, if the Property constitutes a legal non-conforming use, an ordinance of law coverage endorsement which contains “Demolition Cost”, “Loss Due to Operation of Law” and “Increased Cost of Construction” coverages, covering the Property in an amount not less than the greater of (A) 100% of the insurable replacement value of the Property (exclusive of the Premises and footings and foundations) and (B) such other amount as is necessary to prevent any reduction in such policy by reason of and to prevent Borrower, Lender or any other insured thereunder from being deemed to be a co-insurer. Not less frequently than once every three (3) years, Borrower, at its option, shall either (A) have the Appraisal updated or obtain a new appraisal of the Property, (B) have a valuation of the Property made by or for its insurance carrier conducted by an appraiser experienced in valuing properties of similar type to that of the Property which are in the geographical area in which the Property is located or (C) provide such other evidence as will, in Lender’s sole judgment, enable Lender to determine whether there shall have been an increase in the insurable value of the Property and Borrower shall deliver such updated Appraisal, new appraisal, insurance valuation or other evidence acceptable to Lender, as the case may be, and, if such updated Appraisal, new appraisal, insurance valuation, or other evidence acceptable to Lender reflects an increase in the insurable value of the Property, the amount of insurance required hereunder shall be increased accordingly and Borrower shall deliver evidence satisfactory to Lender that such policy has been so increased.

(ii) Commercial general liability insurance against claims for personal and bodily injury and/or death to one or more persons or property damage, occurring on, in or about the Property (including the adjoining streets, sidewalks and passageways therein) in such amounts as Lender may from time to time reasonably require (but in no event shall Lender’s requirements be increased more frequently than once during each twelve (12) month period) and which are customarily required by Institutional Lenders for similar properties similarly situated, but not less than $1,000,000 per occurrence and $2,000,000 general aggregate on a per location basis and, in addition thereto, not less than $50,000,000, or such lesser amount as is required by the term of the Management Agreement (but in no event less than $10,000,000) excess and/or umbrella liability insurance shall be maintained for any and all claims.

(iii) Business interruption, rent loss or other similar insurance with an unlimited indemnity period (A) with loss payable to Lender, (B) covering all risks required to be covered by the insurance provided for in Section 3.01(a)(i) hereof and (C) in an amount not less than 100% of the projected total revenues derived from the Property for the succeeding twenty-four (24) month period based on an occupancy rate taking into account historical and projected occupancy. The amount of such insurance shall be determined upon the execution of this Security Instrument, and not more frequently than once each calendar year thereafter based on Borrower’s reasonable estimate of projected total revenues derived from the Property for the next succeeding twenty-four (24) months together with a six (6) month extended period of indemnity. In the event the Property shall be damaged or destroyed, Borrower shall and hereby does assign to Lender all payment of claims under the policies of such insurance, and all amounts payable thereunder, and all net amounts, shall be collected by Lender under such policies and shall be applied in accordance with this Security Instrument.

(iv) Intentionally Omitted.

(v) Insurance against loss or damages from (A) leakage of sprinkler systems and (B) explosion of steam boilers, air conditioning equipment, pressure vessels or similar apparatus now or hereafter installed at the Property, in such amounts as Lender may from time to time reasonably require and which are then customarily required by Institutional Lenders of similar properties similarly situated.

 

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(vi) Flood insurance in an amount equal to the full insurable value of the Property or the maximum amount available, whichever is less, if the Improvements are located in an area designated by the Secretary of Housing and Urban Development as being “an area of special flood hazard” under the National Flood Insurance Program ( i.e. , having a one percent or greater chance of flooding), and if flood insurance is available under the National Flood Insurance Act.

(vii) Worker’s compensation insurance or other similar insurance which may be required by Governmental Authorities or Legal Requirements.

(viii) Insurance against loss resulting from mold, spores or fungus on or about the Premises.

(ix) Insurance against damage resulting from acts of terrorism, or an insurance policy without an exclusion for damages resulting from terrorism, on terms consistent with the commercial property insurance policy required under subsections (i), (ii) and (iii) above.

(x) At all times during Construction, contractor’s liability insurance to a limit of not less than $25,000,000 on a per occurrence basis covering each contractor’s construction operation at the Premises.

(xi) Such other insurance as may from time to time be required by Lender and which is then customarily required by Institutional Lenders for similar properties similarly situated, against other insurable hazards, including, but not limited to, malicious mischief, vandalism, sinkhole and mine subsidence, acts of terrorism, war risk, windstorm and/or earthquake, due regard to be given to the size and type of the Premises, Improvements, Fixtures and Equipment and their location, construction and use. Additionally, Borrower shall carry such insurance coverage as Lender may from time to time require if the failure to carry such insurance may result in a downgrade, qualification or withdrawal of any class of securities issued in connection with a Securitization or, if the Loan is not yet part of a Securitization, would result in an increase in the subordination levels of any class of securities anticipated to be issued in connection with a proposed Securitization.

(xii) If Borrower, any of its Affiliates or Manager holds a liquor license for the Premises, liquor liability insurance in the amount of no less than $10,000,000.

(xiii) Automobile liability insurance covering owned, hired and not owned vehicles in an amount of not less than $1,000,000 per accident.

(b) Borrower shall cause any Manager of the Property to maintain fidelity insurance in an amount equal to or greater than the Operating Income of the Property for the six (6) month period immediately preceding the date on which the premium for such insurance is due and payable or such lesser amount as Lender shall approve.

Section 3.02. Policy Terms . (a) All insurance required by this Article III shall be in the form (other than with respect to Sections 3.01(a)(vi) and (vii) above when insurance in those two sub-sections is placed with a governmental agency or instrumentality on such agency’s forms) and amount and with deductibles as, from time to time, shall be reasonably acceptable to Lender, under valid and enforceable policies issued by financially responsible insurers authorized to do business in the State where the Property is located, with a general policyholder’s service rating of not less than A and a financial rating of not less than XIII as rated in the most currently available Best’s Insurance Reports (or the equivalent, if such rating system shall hereafter be altered or replaced) and shall have a claims paying ability rating and/or financial strength rating, as applicable, of not less than “AA” (or its equivalent), or such lower claims paying ability rating and/or financial strength rating, as applicable, as Lender shall, in its sole and absolute discretion, consent to, from a Rating Agency (one of which after a Securitization in which Standard & Poor’s rates any securities issued in connection with such Securitization, shall be Standard & Poor’s). Upon request of Lender originals or certified copies of all insurance policies shall be delivered to and held by Lender. All such policies (except policies for worker’s compensation) shall name Lender, its successors and/or assigns as an additional insured or, with respect to the insurance required pursuant to Section

 

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3.01(a)(iii) above, shall provide for loss payable to Lender, its successors and/or assigns and shall contain (or have attached): (i) standard “non-contributory mortgagee” endorsement or its equivalent relating, inter alia , to recovery by Lender notwithstanding the negligent or willful acts or omissions of Borrower; (ii) a waiver of subrogation endorsement as to Lender; (iii) an endorsement indicating that neither Lender nor Borrower shall be or be deemed to be a co-insurer with respect to any casualty risk insured by such policies and shall provide for a deductible per loss of an amount not more than $25,000, and (iv) a provision that such policies shall not be canceled, terminated, denied renewal or amended, including, without limitation, any amendment reducing the scope or limits of coverage, without at least thirty (30) days’ prior written notice to Lender in each instance. Not less than thirty (30) days prior to the expiration dates of the insurance policies obtained pursuant to this Security Instrument, certificates evidencing such renewals bearing notations evidencing the payment of premiums or accompanied by other reasonable evidence of such payment (which premiums shall not be paid by Borrower through or by any financing arrangement which would entitle an insurer to terminate a policy) shall be delivered by Borrower to Lender. Borrower shall not carry separate insurance, concurrent in kind or form or contributing in the event of loss, with any insurance required under this Article III.

(b) If Borrower fails to maintain and deliver to Lender the original policies or certificates of insurance required by this Security Instrument, or if there are insufficient funds in the Basic Carrying Costs Escrow Account to pay the premiums for same, Lender may, at its option, procure such insurance, and Borrower shall pay, or as the case may be, reimburse Lender for, all premiums thereon promptly, upon demand by Lender, with interest thereon at the Default Rate from the date paid by Lender to the date of repayment and such sum shall constitute a part of the Debt.

(c) Borrower shall notify Lender of the renewal premium of each insurance policy and Lender shall be entitled to pay such amount on behalf of Borrower from the Basic Carrying Costs Escrow Account.

(d) The insurance required by this Security Instrument may, at the option of Borrower, be effected by blanket and/or umbrella policies issued to Borrower or Manager covering the Property provided that, in each case, the policies otherwise comply with the provisions of this Security Instrument and allocate to the Property, from time to time (but in no event less than once a year), the coverage specified by this Security Instrument, without possibility of reduction or coinsurance by reason of, or damage to, any other property (real or personal) named therein. If the insurance required by this Security Instrument shall be effected by any such blanket or umbrella policies, Borrower shall furnish to Lender (i) an original certificate of insurance together with reasonable access to the original of such policy to review such policy’s coverage of the Property, with schedules attached thereto showing the amount of the insurance provided under such policies applicable to the Property and (ii) an Officer’s Certificate setting forth (A) the number of properties covered by such policy, (B) the location by city (if available, otherwise, county) and state of the properties, (C) the average square footage of the properties, (D) a brief description of the typical construction type included in the blanket policy and (E) such other information as Lender may reasonably request.

Section 3.03. Assignment of Policies . (a) Borrower hereby assigns to Lender the proceeds of all insurance (other than worker’s compensation and liability insurance) obtained pursuant to this Security Instrument, all of which proceeds shall be payable to Lender as collateral and further security for the payment of the Debt and the performance of Borrower’s obligations hereunder and under the other Loan Documents, and Borrower hereby authorizes and directs the issuer of any such insurance to make payment of such proceeds directly to Lender. Except as otherwise expressly provided in Section 3.04 or elsewhere in this Article III, Lender shall have the option, in its discretion, and without regard to the adequacy of its security, to apply all or any part of the proceeds it may receive pursuant to this Article in such manner as Lender may elect to any one or more of the following: (i) the payment of the Debt, whether or not then due, in any proportion or priority as Lender, in its discretion, may elect, (ii) the repair or restoration of the Property, (iii) the cure of any Default or (iv) the reimbursement of the costs and expenses of Lender incurred pursuant to the terms hereof in connection with the recovery of the Insurance Proceeds. Nothing herein contained shall be deemed to excuse Borrower from repairing or maintaining the Property as provided in this Security Instrument or restoring all damage or destruction to the Property, regardless of the sufficiency of the Insurance Proceeds, and the application or release by Lender of any Insurance Proceeds shall not cure or waive any Default or notice of Default.

 

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(b) In the event of the foreclosure of this Security Instrument or any other transfer of title or assignment of all or any part of the Property in extinguishment, in whole or in part, of the Debt, all right, title and interest of Borrower in and to all policies of insurance required by this Security Instrument shall inure to the benefit of the successor in interest to Borrower or the purchaser of the Property. If, prior to the receipt by Lender of any proceeds, the Property or any portion thereof shall have been sold on foreclosure of this Security Instrument or by deed in lieu thereof or otherwise, or any claim under such insurance policy arising during the term of this Security Instrument is not paid until after the extinguishment of the Debt, and Lender shall not have received the entire amount of the Debt outstanding at the time of such extinguishment, whether or not a deficiency judgment on this Security Instrument shall have been sought or recovered or denied, then, the proceeds of any such insurance to the extent of the amount of the Debt not so received, shall be paid to and be the property of Lender, together with interest thereon at the Default Rate, and the reasonable attorney’s fees, costs and disbursements incurred by Lender in connection with the collection of the proceeds which shall be paid to Lender and Borrower hereby assigns, transfers and sets over to Lender all of Borrower’s right, title and interest in and to such proceeds. Notwithstanding any provisions of this Security Instrument to the contrary, Lender shall not be deemed to be a trustee or other fiduciary with respect to its receipt of any such proceeds, which may be commingled with any other monies of Lender; provided, however, that Lender shall use such proceeds for the purposes and in the manner permitted by this Security Instrument. Any proceeds deposited with Lender shall be held by Lender in an interest-bearing account, but Lender makes no representation or warranty as to the rate or amount of interest, if any, which may accrue on such deposit and shall have no liability in connection therewith. Interest accrued, if any, on the proceeds shall be deemed to constitute a part of the proceeds for purposes of this Security Instrument. The provisions of this Section 3.03(b) shall survive the termination of this Security Instrument by foreclosure, deed in lieu thereof or otherwise as a consequence of the exercise of the rights and remedies of Lender hereunder after a Default.

Section 3.04. Casualty Restoration . (a) (i) In the event of any damage to or destruction of the Property the cost to repair which could reasonably be expected to be in excess of $250,000 in the aggregate, Borrower shall give prompt written notice to Lender (which notice shall set forth Borrower’s good faith estimate of the cost of repairing or restoring such damage or destruction, or if Borrower cannot reasonably estimate the anticipated cost of restoration, Borrower shall nonetheless give Lender prompt notice of the occurrence of such damage or destruction, and will diligently proceed to obtain estimates to enable Borrower to quantify the anticipated cost and time required for such restoration, whereupon Borrower shall promptly notify Lender of such good faith estimate) and, provided that restoration does not violate any Legal Requirements, Borrower shall promptly commence and diligently prosecute to completion the repair, restoration or rebuilding of the Property so damaged or destroyed to a condition such that the Property shall be at least equal in value to that immediately prior to the damage to the extent practicable, in full compliance with all Legal Requirements and the provisions of all Leases, and in accordance with Section 3.04(b) below. Such repair, restoration or rebuilding of the Property are sometimes hereinafter collectively referred to as the “ Work ”.

(ii) Borrower shall not adjust, compromise or settle any claim for Insurance Proceeds without the prior written consent of Lender, which shall not be unreasonably withheld or delayed and Lender shall have the right, at Borrower’s sole cost and expense, to participate in any settlement or adjustment of Insurance Proceeds; provided, however, that, except during the continuance of an Event of Default, Lender’s consent shall not be required with respect to the adjustment, compromising or settlement of any claim for Insurance Proceeds in an amount less than $1,000,000.

(iii) Subject to Section 3.04(a)(iv), Lender shall apply any Insurance Proceeds which it may receive towards the Work in accordance with Section 3.04(b) and the other applicable sections of this Article III.

(iv) If (A) an Event of Default shall have occurred, (B) Lender is not reasonably satisfied that the Debt Service Coverage, after substantial completion of the Work, will be at least equal to the Required Debt Service Coverage, (C) more than thirty percent (30%) of the reasonably estimated fair market value of the Property is damaged or destroyed, (D) Lender is not reasonably satisfied that the Work can be completed six (6) months prior to Maturity or (E) Lender is not reasonably satisfied that the Work can be completed within twelve (12) months of the damage to or destruction of the Property (each, a “ Substantial

 

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Casualty ”), Lender shall have the option, in its sole discretion to apply any Insurance Proceeds it may receive pursuant to this Security Instrument (less any cost to Lender of recovering and paying out such proceeds incurred pursuant to the terms hereof and not otherwise reimbursed to Lender, including, without limitation, reasonable attorneys’ fees and expenses) to the payment of the Debt, without any prepayment fee or charge of any kind, or to allow such proceeds to be used for the Work pursuant to the terms and subject to the conditions of Section 3.04(b) hereof and the other applicable sections of this Article III.

(v) In the event that Lender elects or is obligated hereunder to allow Insurance Proceeds to be used for the Work, any excess proceeds remaining after completion of such Work shall be applied to the payment of the Debt without any prepayment fee or charge of any kind.

(vi) If any Insurance Proceeds are applied to the payment of the Debt, provided that no Event of Default exists, Borrower may prepay the balance of the Debt without any prepayment fee or charge of any kind and the Property shall be released from the lien of this Security Instrument and the other Loan Documents.

(b) If any Condemnation Proceeds in accordance with Section 6.01(a), or any Insurance Proceeds in accordance with Section 3.04(a), are to be applied to the repair, restoration or rebuilding of the Property, then such proceeds shall be deposited into a segregated interest-bearing bank account at the Bank, which shall be an Eligible Account, held by Lender and shall be paid out from time to time to Borrower as the Work progresses (less any cost to Lender of recovering and paying out such proceeds, including, without limitation, reasonable attorneys’ fees and costs allocable to inspecting the Work and the plans and specifications therefor) subject to Section 5.13 hereof and to all of the following conditions:

(i) An Independent architect or engineer selected by Borrower and reasonably acceptable to Lender (an “ Architect ” or “ Engineer ”) or a Person otherwise reasonably acceptable to Lender, shall have delivered to Lender a certificate estimating the cost of completing the Work, and, if the amount set forth therein is more than the sum of the amount of Insurance Proceeds then being held by Lender in connection with a casualty and amounts agreed or reasonably expected to be agreed to be paid as part of a final settlement under the insurance policy upon or before completion of the Work, Borrower shall have delivered to Lender (A) cash collateral in an amount equal to such excess, (B) an unconditional, irrevocable, clean sight draft letter of credit, in form, substance and issued by a bank reasonably acceptable to Lender, in the amount of such excess and draws on such letter of credit shall be made by Lender to make payments pursuant to this Article III following exhaustion of the Insurance Proceeds therefor or (C) a completion bond in form, substance and issued by a surety company reasonably acceptable to Lender.

(ii) If the cost of the Work is reasonably estimated by an Architect or Engineer in a certification reasonably acceptable to Lender to be equal to or exceed five percent (5%) of the Loan Amount, such Work shall be performed under the supervision of an Architect or Engineer, it being understood that the plans and specifications with respect thereto shall provide for Work so that, upon completion thereof, the Property shall be at least equal in replacement value and general utility to the Property prior to the damage or destruction.

(iii) Each request for payment shall be made on not less than ten (10) days’ prior notice to Lender and shall be accompanied by a certificate of an Architect or Engineer, or, if the Work is not required to be supervised by an Architect or Engineer, by an Officer’s Certificate stating (A) that payment is for Work completed substantially in compliance with the plans and specifications, if required under clause (ii) above, (B) that the sum requested is required to reimburse Borrower for payments by Borrower to date, or is due to the contractors, subcontractors, materialmen, laborers, engineers, architects or other Persons rendering services or materials for the Work (giving a brief description of such services and materials), and that when added to all sums previously paid out by Lender does not exceed the value of the Work done to the date of such certificate, (C) if the sum requested is to cover payment relating to repair and restoration of personal property required or relating to the Property, that title to the personal property items covered by the request for payment is vested in Borrower (unless Borrower is lessee of such personal

 

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property), and (D) that the Insurance Proceeds and other amounts deposited by Borrower held by Lender after such payment is more than the estimated remaining cost to complete such Work; provided, however, that if such certificate is given by an Architect or Engineer, such Architect or Engineer shall certify as to clause (A) above, and such Officer’s Certificate shall certify as to the remaining clauses above, and provided, further, that Lender shall not be obligated to disburse such funds if Lender determines, in Lender’s reasonable discretion, that Borrower shall not be in compliance with this Section 3.04(b). Additionally, each request for payment shall contain a statement signed by Borrower stating that the requested payment is for Work satisfactorily done to date.

(iv) Each request for payment shall be accompanied by waivers of lien, in customary form and substance, covering that part of the Work for which payment has been made pursuant to any previous request for payment and, if required by Lender, a search prepared by a title company or licensed abstractor, or by other evidence reasonably satisfactory to Lender that there has not been filed with respect to the Property any mechanic’s or other lien or instrument for retention of title relating to any part of the Work not discharged of record. Additionally, as to any personal property covered by the request for payment, Lender shall be furnished with evidence of Borrower having incurred a payment obligation therefor and such further evidence reasonably satisfactory to assure Lender that UCC filings therefor provide a valid first lien on the personal property in favor of Lender.

(v) Lender shall have the right to inspect the Work at all reasonable times upon reasonable prior notice and may condition any disbursement of Insurance Proceeds upon satisfactory compliance by Borrower with the provisions hereof. Neither the approval by Lender of any required plans and specifications for the Work nor the inspection by Lender of the Work shall make Lender responsible for the preparation of such plans and specifications, or the compliance of such plans and specifications of the Work, with any applicable law, regulation, ordinance, covenant or agreement.

(vi) Insurance Proceeds shall not be disbursed more frequently than once every thirty (30) days.

(vii) Until such time as the Work has been substantially completed, Lender shall not be obligated to disburse to Borrower an amount (the “ Retention Amount ”) up to (A) until fifty percent (50%) of the Work has been completed (as reasonably determined by Lender), ten percent (10%) of the cost of the Work and (B) after fifty percent (50%) of the Work has been completed (as reasonably determined by Lender), five percent (5%) of the cost of the Work. Upon substantial completion of the Work, Borrower shall send notice thereof to Lender and, subject to the conditions of Section 3.04(b)(i)-(iv), Lender shall disburse one-half of the Retention Amount to Borrower; provided, however, that the remaining one-half of the Retention Amount shall be disbursed to Borrower when Lender shall have received copies of any and all final certificates of occupancy or other certificates, licenses and permits required for the ownership, occupancy and operation of the Property in accordance with all Legal Requirements. Borrower hereby covenants to diligently seek to obtain any such certificates, licenses and permits.

(viii) Upon failure on the part of Borrower promptly to commence the Work or to proceed diligently and continuously to completion of the Work, subject to Force Majeure, not to exceed sixty (60) days, which failure shall continue after notice for thirty (30) days, Lender may apply any Insurance Proceeds or Condemnation Proceeds it then or thereafter holds to the payment of the Debt in accordance with the provisions of the Note; provided, however, that Lender shall be entitled to apply at any time all or any portion of the Insurance Proceeds or Condemnation Proceeds it then holds to the extent necessary to cure any Event of Default.

(c) If Borrower (i) within ninety (90) days (plus, if all approvals from Governmental Authorities have not been obtained within such period and Borrower has continuously and expeditiously attempted to obtain such approvals within such time period, such additional period of time required to obtain approvals from all Governmental Authorities up to one hundred eighty (180) days in total, provided Borrower deposits with Lender an amount, as reasonably determined by Lender, equal to the Required Debt Service Payment for each additional thirty

 

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(30) day period) after the occurrence of any damage to the Property or any portion thereof (or such shorter period as may be required under any Major Space Lease) shall fail to submit to Lender for approval plans and specifications for the Work (approved by the Architect and by all Governmental Authorities whose approval is required), (ii) after any such plans and specifications are approved by all Governmental Authorities, the Architect and Lender, shall fail to promptly commence such Work or (iii) shall fail to diligently prosecute such Work to completion, then, in addition to all other rights available hereunder, at law or in equity, Lender, or any receiver of the Property or any portion thereof, upon five (5) days’ prior notice to Borrower (except in the event of emergency in which case no notice shall be required), may (but shall have no obligation to) perform or cause to be performed such Work, and may take such other steps as it reasonably deems advisable. Borrower hereby waives, for Borrower, any claim, other than for gross negligence or willful misconduct, against Lender and any receiver arising out of any act or omission of Lender or such receiver pursuant hereto, and Lender may apply all or any portion of the Insurance Proceeds (without the need to fulfill any other requirements of this Section 3.04) to reimburse Lender and such receiver, for all costs not reimbursed to Lender or such receiver upon demand together with interest thereon at the Default Rate from the date such amounts are advanced until the same are paid to Lender or the receiver.

(d) If the Insurance Proceeds are greater than $1,000,000 or an Event of Default exists Borrower hereby irrevocably appoints Lender as its attorney-in-fact, coupled with an interest, to collect and receive any Insurance Proceeds paid with respect to any portion of the Property or the insurance policies required to be maintained hereunder, and to endorse any checks, drafts or other instruments representing any Insurance Proceeds whether payable by reason of loss thereunder or otherwise.

(e) Notwithstanding the foregoing provisions of this Section 3.04, upon the occurrence of any damage to or destruction of the Property, provided that such damage or destruction is not a Substantial Casualty, if in Lender’s reasonable judgment the cost of repair of or restoration to the Property required as a result of any damage or destruction is less than $1,000,000 in the aggregate and the Work can be completed in less than one hundred twenty (120) days (but in no event beyond the date which is six (6) months prior to the Maturity Date), then Lender, upon request by Borrower, shall permit Borrower to apply for and receive the Insurance Proceeds directly from the insurer (and Lender shall advise the insurer to pay over such Insurance Proceeds directly to Borrower), to the extent required to pay for any such Work, with any excess thereof to be promptly paid by Borrower to Lender to be applied against the Debt.

Section 3.05. Compliance with Insurance Requirements . Borrower promptly shall comply with, and shall cause the Property to comply with, all Insurance Requirements, even if such compliance requires structural changes or improvements or would result in interference with the use or enjoyment of the Property or any portion thereof provided Borrower shall have a right to contest in good faith and with diligence such Insurance Requirements provided (a) no Event of Default shall exist during such contest and such contest shall not subject the Property or any portion thereof to any lien or affect the priority of the lien of this Security Instrument, (b) failure to comply with such Insurance Requirements will not subject Lender or any of its agents, employees, officers or directors to any civil or criminal liability, (c) such contest will not cause any reduction in insurance coverage, (d) such contest shall not affect the ownership, use or occupancy of the Property, (e) the Property or any part thereof or any interest therein shall not be in any danger of being sold, forfeited or lost by reason of such contest by Borrower, (f) Borrower has given Lender prompt notice of such contest and, upon request by Lender from time to time, notice of the status of such contest by Borrower and/or information of the continuing satisfaction of the conditions set forth in clauses (a) through (e) of this Section 3.05, (g) upon a final determination of such contest, Borrower shall promptly comply with the requirements thereof, and (h) prior to and during such contest, Borrower shall furnish to Lender security satisfactory to Lender, in its reasonable discretion, against loss or injury by reason of such contest or the non-compliance with such Insurance Requirement (and if such security is cash, Lender shall deposit the same in an interest-bearing account and interest accrued thereon, if any, shall be deemed to constitute a part of such security for purposes of this Security Instrument, but Lender (i) makes no representation or warranty as to the rate or amount of interest, if any, which may accrue thereon and shall have no liability in connection therewith and (ii) shall not be deemed to be a trustee or fiduciary with respect to its receipt of any such security and any such security may be commingled with other monies of Lender). If Borrower shall use the Property or any portion thereof in any manner which could permit the insurer to cancel any insurance required to be provided hereunder, Borrower immediately shall obtain a substitute policy which shall satisfy the requirements of this Security Instrument and which shall be effective on or prior to the date on which any such other insurance policy shall be canceled. Borrower shall not by

 

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any action or omission invalidate any insurance policy required to be carried hereunder unless such policy is replaced as aforesaid, or materially increase the premiums on any such policy above the normal premium charged for such policy. Borrower shall cooperate with Lender in obtaining for Lender the benefits of any Insurance Proceeds lawfully or equitably payable to Lender in connection with the transaction contemplated hereby.

Section 3.06. Event of Default During Restoration . Notwithstanding anything to the contrary contained in this Security Instrument including, without limitation, the provisions of this Article III, if, at the time of any casualty affecting the Property or any part thereof, or at any time during any Work, or at any time that Lender is holding or is entitled to receive any Insurance Proceeds pursuant to this Security Instrument, a Default exists and is continuing (whether or not it constitutes an Event of Default), Lender shall then have no obligation to make such proceeds available for Work and Lender shall have the right and option, to be exercised in its sole and absolute discretion and election, with respect to the Insurance Proceeds, either to retain and apply such proceeds in reimbursement for the actual costs, fees and expenses incurred by Lender in accordance with the terms hereof in connection with the adjustment of the loss and, after the occurrence of an Event of Default, any balance toward payment of the Debt in such priority and proportions as Lender, in its sole discretion, shall deem proper, or towards the Work, upon such terms and conditions as Lender shall determine, or to cure such Event of Default, or to any one or more of the foregoing as Lender, in its sole and absolute discretion, may determine. If Lender shall receive and retain such Insurance Proceeds, the lien of this Security Instrument shall be reduced only by the amount thereof received, after reimbursement to Lender of expenses of collection, and actually applied by Lender in reduction of the principal sum payable under the Note in accordance with the Note.

Section 3.07. Application of Proceeds to Debt Reduction . (a) No damage to the Property, or any part thereof, by fire or other casualty whatsoever, whether such damage be partial or total, shall relieve Borrower from its liability to pay in full the Debt and to perform its obligations under this Security Instrument and the other Loan Documents.

(b) If any Insurance Proceeds are applied to reduce the Debt, Lender shall apply the same in accordance with the provisions of the Note.

ARTICLE IV: IMPOSITIONS

Section 4.01. Payment of Impositions, Utilities and Taxes, etc . (a) Borrower shall pay or cause to be paid all Impositions at least five (5) days prior to the date upon which any fine, penalty, interest or cost for nonpayment is imposed, and furnish to Lender, upon request, receipted bills of the appropriate taxing authority or other documentation reasonably satisfactory to Lender evidencing the payment thereof. If Borrower shall fail to pay any Imposition in accordance with this Section and is not contesting or causing a contesting of such Imposition in accordance with Section 4.04 hereof, or if there are insufficient funds in the Basic Carrying Costs Escrow Account to pay any Imposition, Lender shall have the right, but shall not be obligated, to pay that Imposition, and Borrower shall repay to Lender, on demand, any amount paid by Lender, with interest thereon at the Default Rate from the date of the advance thereof to the date of repayment, and such amount shall constitute a portion of the Debt secured by this Security Instrument.

(b) Borrower shall, prior to the date upon which any fine, penalty, interest or cost for the nonpayment is imposed, pay or cause to be paid all charges for electricity, power, gas, water and other services and utilities in connection with the Property. If Borrower shall fail to pay any amount required to be paid by Borrower pursuant to this Section 4.01 and is not contesting such charges in accordance with Section 4.04 hereof, Lender shall have the right, but shall not be obligated, to pay that amount, and Borrower will repay to Lender, on demand, any amount paid by Lender with interest thereon at the Default Rate from the date of the advance thereof to the date of repayment, and such amount shall constitute a portion of the Debt secured by this Security Instrument.

(c) Borrower shall pay all taxes, charges, filing, registration and recording fees, excises and levies imposed upon Lender by reason of or in connection with its ownership of any Loan Document or any other instrument related thereto, or resulting from the execution, delivery and recording of, or the lien created by, or the obligation evidenced by, any of them, other than income, franchise and other similar taxes imposed on Lender and

 

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shall pay all corporate stamp taxes, if any, and other taxes, required to be paid on the Loan Documents. If Borrower shall fail to make any such payment within ten (10) days after written notice thereof from Lender, Lender shall have the right, but shall not be obligated, to pay the amount due, and Borrower shall reimburse Lender therefor, on demand, with interest thereon at the Default Rate from the date of the advance thereof to the date of repayment, and such amount shall constitute a portion of the Debt secured by this Security Instrument.

Section 4.02. Deduction from Value . In the event of the passage after the date of this Security Instrument of any Legal Requirement deducting from the value of the Property for the purpose of taxation, any lien thereon or changing in any way the Legal Requirements now in force for the taxation of this Security Instrument and/or the Debt for federal, state or local purposes, or the manner of the operation of any such taxes so as to adversely affect the interest of Lender, or imposing any tax or other charge on any Loan Document, then Borrower will pay such tax, with interest and penalties thereon, if any, within the statutory period. In the event the payment of such tax or interest and penalties by Borrower would be unlawful, or taxable to Lender or unenforceable or provide the basis for a defense of usury, then in any such event, Lender shall have the option, by written notice of not less than thirty (30) days, to declare the Debt immediately due and payable, with no prepayment fee or charge of any kind.

Section 4.03. No Joint Assessment . Borrower shall not consent to or initiate the joint assessment of the Premises or the Improvements (a) with any other real property constituting a separate tax lot and Borrower represents and covenants that the Premises and the Improvements are and shall remain a separate tax lot or (b) with any portion of the Property which may be deemed to constitute personal property, or any other procedure whereby the lien of any taxes which may be levied against such personal property shall be assessed or levied or charged to the Property as a single lien.

Section 4.04. Right to Contest . Borrower shall have the right, after prior notice to Lender, at its sole expense, to contest by appropriate legal proceedings diligently conducted in good faith, without cost or expense to Lender or any of its agents, employees, officers or directors, the validity, amount or application of any Imposition, provided that (a) no Event of Default shall exist during such proceedings and such contest shall not (unless Borrower shall comply with clause (d) of this Section 4.04) subject the Property or any portion thereof to any lien or affect the priority of the lien of this Security Instrument, (b) failure to pay such Imposition or charge will not subject Lender or any of its agents, employees, officers or directors to any civil or criminal liability, (c) the contest suspends enforcement of the Imposition or charge (unless Borrower first pays the Imposition or charge), (d) prior to and during such contest, Borrower shall furnish to Lender security satisfactory to Lender, in its reasonable discretion, against loss or injury by reason of such contest or the non-payment of such Imposition or charge (and if such security is cash, Lender may deposit the same in an interest-bearing account and interest accrued thereon, if any, shall be deemed to constitute a part of such security for purposes of this Security Instrument, but Lender (i) makes no representation or warranty as to the rate or amount of interest, if any, which may accrue thereon and shall have no liability in connection therewith and (ii) shall not be deemed to be a trustee or fiduciary with respect to its receipt of any such security and any such security may be commingled with other monies of Lender), (e) such contest shall not affect the ownership, use or occupancy of the Property, (f) the Property or any part thereof or any interest therein shall not be in any danger of being sold, forfeited or lost by reason of such contest by Borrower, (g) Borrower has given Lender notice of the commencement of such contest and upon request by Lender, from time to time, notice of the status of such contest by Borrower and/or confirmation of the continuing satisfaction of clauses (a) through (f) of this Section 4.04, and (h) upon a final determination of such contest, Borrower shall promptly comply with the requirements thereof. Upon completion of any contest, Borrower shall immediately pay the amount due, if any, and deliver to Lender proof of the completion of the contest and payment of the amount due, if any, following which Lender shall return the security, if any, deposited with Lender pursuant to clause (d) of this Section 4.04, provided that Lender shall, so long as no Event of Default exists, disburse to Borrower any sums held by Lender pursuant to clause (d) hereof to pay any contested Impositions. Borrower shall not pay any Imposition in installments unless permitted by applicable Legal Requirements, and shall, upon the request of Lender, deliver copies of all notices and bills relating to any Imposition or other charge covered by this Article IV to Lender.

Section 4.05. No Credits on Account of the Debt . Borrower will not claim or demand or be entitled to any credit or credits on account of the Debt for any part of the Impositions assessed against the Property or any part thereof and no deduction shall otherwise be made or claimed from the taxable value of the Property, or any part

 

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thereof, by reason of this Security Instrument or the Debt. In the event such claim, credit or deduction shall be required by Legal Requirements, Lender shall have the option, by written notice of not less than thirty (30) days, to declare the Debt immediately due and payable, and Borrower hereby agrees to pay such amounts not later than thirty (30) days after such notice.

Section 4.06. Documentary Stamps . If, at any time, the United States of America, any State or Commonwealth thereof or any subdivision of any such State shall require revenue or other stamps to be affixed to the Note, this Security Instrument or any other Loan Document, or impose any other tax or charges on the same, Borrower will pay the same, with interest and penalties thereon, if any.

ARTICLE V: CENTRAL CASH MANAGEMENT

Section 5.01. Cash Flow . All payments constituting Rent shall be delivered to Manager. Manager shall collect all Rent and shall deposit in the Collection Account, the name and address of the bank in which such account is located and the account number of which to be identified in writing by Borrower to Lender, all Property Available Cash. Pursuant to the Collection Account Agreement of even date herewith, the bank in which the Collection Account is located has been instructed that all collected funds deposited in the Collection Account shall be automatically transferred through automated clearing house funds (“ ACH ”) or by Federal wire to the Central Account prior to 3:00 p.m. (New York City time) on the Business Day immediately prior to each Payment Date or, if an O&M Operative Period has occurred and is continuing, on a daily basis. Within two (2) Business Days of the Closing Date, Borrower shall deliver to Lender a copy of the irrevocable notice which Borrower delivered to the bank in which the Rent Account is located pursuant to the provisions of this Section 5.01, the receipt of which is acknowledged in writing by such bank. Lender may elect to change the financial institution in which the Central Account shall be maintained; however , Lender shall give Borrower and the bank in which the Collection Account is located not fewer than five (5) Business Days’ prior notice of such change. Neither Borrower nor Manager shall change such bank or the Collection Account without the prior written consent of Lender. All fees and charges of the bank(s) in which the Collection Account and the Central Account are located shall be paid by Borrower.

Section 5.02. Establishment of Accounts . Lender has established the Escrow Accounts and the Central Account in the name of Lender and the Collection Account in the joint name of Borrower and Lender, as secured party. The Escrow Accounts , the Collection Account and the Central Account shall be under the sole dominion and control of Lender and funds held therein shall not constitute trust funds. Borrower hereby irrevocably directs and authorizes Lender to withdraw funds from the Collection Account, and to deposit into and withdraw funds from the Central Account and the Escrow Accounts, all in accordance with the terms and conditions of this Security Instrument. Borrower shall have no right of withdrawal in respect of the Collection Account, the Central Account or the Escrow Accounts except as specifically provided herein. Each transfer of funds to be made hereunder shall be made only to the extent that funds are on deposit in the Collection Account, the Central Account or the affected Sub-Account or Escrow Account, and Lender shall have no responsibility to make additional funds available in the event that funds on deposit are insufficient. The Central Account shall contain the Basic Carrying Costs Sub-Account, the Debt Service Payment Sub-Account, the Recurring Replacement Reserve Sub-Account, the Operation and Maintenance Expense Sub-Account and the Curtailment Reserve Sub-Account, each of which accounts shall be Eligible Accounts or book-entry sub-accounts of an Eligible Account (each a “ Sub-Account ” and collectively, the “ Sub-Accounts ”) to which certain funds shall be allocated and from which disbursements shall be made pursuant to the terms of this Security Instrument. Sums held in the Escrow Accounts may be commingled with other monies held by Lender.

Section 5.03. Intentionally Omitted .

Section 5.04. Servicer . At the option of Lender, the Loan may be serviced by a servicer (the “ Servicer ”) selected by Lender and Lender may delegate all or any portion of its responsibilities under this Security Instrument to the Servicer.

 

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Section 5.05. Monthly Funding of Sub-Accounts and Escrow Accounts . (a) On or before each Payment Date during the term of the Loan, commencing on the first (1st) Payment Date occurring after the month in which the Loan is initially funded, Borrower shall pay or cause to be paid to the Central Account all sums required to be deposited in the Sub-Accounts pursuant to this Section 5.05(a) and all funds transferred or deposited into the Central Account shall be allocated among the Sub-Accounts as follows and in the following priority:

(i) first, to the Basic Carrying Costs Sub-Account, until an amount equal to the Basic Carrying Costs Monthly Installment for such Payment Date has been allocated to the Basic Carrying Costs Sub-Account;

(ii) second, to the Debt Service Payment Sub-Account, until an amount equal to the Required Debt Service Payment for such Payment Date has been allocated to the Debt Service Payment Sub-Account;

(iii) third, but only during any Default Management Period, to the Operation and Maintenance Expense Sub-Account in an amount equal to the Cash Expenses, other than management fees payable to Affiliates of Borrower, for the Interest Accrual Period ending immediately prior to such Payment Date pursuant to the related Approved Annual Budget;

(iv) fourth, but only during any Default Management Period, to the Operation and Maintenance Expense Sub-Account in an amount equal to the amount, if any, of the Net Capital Expenditures for the Interest Accrual Period ending immediately prior to such Payment Date pursuant to the related Approved Annual Budget;

(v) fifth, to the Recurring Replacement Reserve Sub-Account, but only until an amount equal to the Recurring Replacement Reserve Monthly Installment for such Payment Date has been allocated to the Recurring Replacement Reserve Sub-Account;

(vi) sixth, but only during any Default Management Period, to the Operation and Maintenance Expense Sub-Account in an amount equal to the amount, if any, of the Extraordinary Expenses approved by Lender for the Interest Accrual Period ending immediately prior to such Payment Date; and

(vii) seventh, but only during an O&M Operative Period, the balance, if any, to the Curtailment Reserve Sub-Account.

Provided that no Event of Default has occurred and is continuing, Lender agrees that in each Interest Accrual Period any amounts deposited into or remaining in the Central Account after the Sub-Accounts have been funded as set forth in this Section 5.05(a) with respect to such Interest Accrual Period and any periods prior thereto, shall be disbursed by Lender to Borrower on each Payment Date and on the 15th day of each month (or if such date is not a Business Day, the first Business Day after such date) applicable to such Interest Accrual Period. The balance of the funds distributed to Borrower after payment of all Operating Expenses by or on behalf of Borrower may be retained by Borrower. After the occurrence, and during the continuance, of an Event of Default, no funds held in the Central Account shall be distributed to, or withdrawn by, Borrower, and Lender shall have the right to apply all or any portion of the funds held in the Central Account or any Sub-Account or any Escrow Account to the Debt in Lender’s sole discretion.

(b) On each Payment Date, (i) sums held in the Basic Carrying Costs Sub-Account shall be transferred to the Basic Carrying Costs Escrow Account, (ii) sums held in the Debt Service Payment Sub-Account, together with any amounts deposited into the Central Account that are either (x) Loss Proceeds that Lender has elected to apply to reduce the Debt in accordance with the terms of Article III hereof or (y) excess Loss Proceeds remaining after the completion of any restoration required hereunder, shall be transferred to Lender to be applied towards the Required Debt Service Payment, (iii) sums held in the Recurring Replacement Reserve Sub-Account shall be transferred to the Recurring Replacement Reserve Escrow Account, (iv) sums held in the Operation and

 

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Maintenance Expense Sub-Account shall be transferred to the Operation and Maintenance Expense Escrow Account and (v) sums held in the Curtailment Reserve Sub-Account shall be transferred to the Curtailment Reserve Escrow Account.

Section 5.06. Payment of Basic Carrying Costs . Borrower hereby agrees to pay all Basic Carrying Costs (without regard to the amount of money in the Basic Carrying Costs Sub-Account or the Basic Carrying Costs Escrow Account). At least ten (10) Business Days prior to the due date of any Basic Carrying Costs, and not more frequently than once each month, Borrower may notify Lender in writing and request that Lender pay such Basic Carrying Costs on behalf of Borrower on or prior to the due date thereof, and, provided that no Event of Default has occurred and is continuing and that there are sufficient funds available in the Basic Carrying Costs Escrow Account, Lender shall make such payments out of the Basic Carrying Costs Escrow Account before same shall be delinquent. Together with each such request, Borrower shall furnish Lender with bills and all other documents necessary, as reasonably determined by Lender, for the payment of the Basic Carrying Costs which are the subject of such request. Borrower’s obligation to pay (or cause Lender to pay) Basic Carrying Costs pursuant to this Security Instrument shall include, to the extent permitted by applicable law, Impositions resulting from future changes in law which impose upon Lender an obligation to pay any property taxes or other Impositions or which otherwise adversely affect Lender’s interests.

Provided that no Event of Default shall have occurred and is continuing, all funds deposited into the Basic Carrying Costs Escrow Account shall be held by Lender pursuant to the provisions of this Security Instrument and shall be applied in payment of Basic Carrying Costs in accordance with the terms hereof. Should an Event of Default occur, the sums on deposit in the Basic Carrying Costs Sub-Account and the Basic Carrying Costs Escrow Account may be applied by Lender in payment of any Basic Carrying Costs or may be applied to the payment of the Debt or any other charges affecting all or any portion of the Property as Lender in its sole discretion may determine; provided , however , that no such application shall be deemed to have been made by operation of law or otherwise until actually made by Lender as herein provided.

Section 5.07. Intentionally Omitted .

Section 5.08. Recurring Replacement Reserve Escrow Account . (a) Borrower hereby agrees to pay all Recurring Replacement Expenditures with respect to the Property (without regard to the amount of money then available in the Recurring Replacement Reserve Sub-Account or the Recurring Replacement Reserve Escrow Account). Provided that Lender has received written notice from Borrower at least five (5) Business Days prior to the due date of any payment relating to Recurring Replacement Expenditures and not more frequently than once each month, and further provided that no Event of Default has occurred and is continuing, that there are sufficient funds available in the Recurring Replacement Reserve Escrow Account and Borrower shall have theretofore furnished Lender with lien waivers (if the cost incurred in connection therewith is greater than $25,000), copies of bills, invoices and other reasonable documentation as may be required by Lender to establish that the Recurring Replacement Expenditures which are the subject of such request represent amounts due for completed or partially completed capital work and improvements performed at the Property, Lender shall make such payments out of the Recurring Replacement Reserve Escrow Account.

(b) In lieu of making deposits into the Recurring Replacement Reserve Sub-Account, Borrower may deliver an Approved Letter of Credit to Lender in the amount of the Required RRE Shortfall (as the same may be amended, replaced, extended or drawn down upon pursuant to the provisions of this Section 5.08, the “ Delivered Letter of Credit ”). The Delivered Letter of Credit shall be held in accordance with this Section 5.08 and otherwise constitute security for the payment of the Debt. On or prior to the thirtieth (30 th ) day prior to the expiration of any Delivered Letter of Credit, Borrower shall provide Lender with a replacement to such Delivered Letter of Credit which shall be an Approved Letter of Credit, and otherwise in the same form and amount as the Delivered Letter of Credit being replaced or such other form reasonably approved by Lender. In the event (i) Borrower shall fail to provide Lender with a replacement Delivered Letter of Credit on or prior to the thirtieth (30 th ) day prior to the expiration of any previously existing Delivered Letter of Credit or (ii) the long-term unsecured debt rating or the short-term unsecured debt rating of the bank issuing the Delivered Letter of Credit shall be downgraded below “AA-” (or its equivalent) or “A-1” (or its equivalent), respectively, withdrawn or qualified by any Rating Agency and the

 

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letter of credit required to be delivered hereunder is not replaced within thirty (30) days of receipt of notice of such downgrading, withdrawal or qualification, Lender may draw on the Delivered Letter of Credit, deposit all sums received in connection with such draw into the Recurring Replacement Reserve Sub-Account, and disburse such sums in accordance with Section 5.08 above. Provided no Event of Default shall have occurred and is continuing, upon Lender’s receipt of a written request from Borrower together with such other documentation as may be reasonably requested by Lender, Lender shall draw on all or a portion of the Delivered Letter of Credit, deposit any sums received in connection with such draw into the Recurring Replacement Reserve Sub-Account, and apply such sums towards the reimbursement of Borrower for the cost of any Recurring Replacement Expenditures in accordance with the provisions of Section 5.08 hereof. Upon the occurrence of an Event of Default, Lender may draw on the Delivered Letter of Credit and apply the sums received towards the payment of Recurring Replacement Expenditures or towards payment of the Debt or any other charges affecting all or any portion of the Property, as Lender in its sole discretion may determine; provided , however , that no such application shall be deemed to have been made by operation of law or otherwise until actually made by Lender as herein provided. Provided that no Event of Default shall have occurred and is continuing, Borrower may deliver to Lender Dollars in the amount of any Delivered Letter of Credit and, upon receipt of such Dollars, Lender will return to Borrower the Delivered Letter of Credit.

(c) Provided that no Event of Default shall have occurred and is continuing, all funds deposited into the Recurring Replacement Reserve Escrow Account shall be held by Lender pursuant to the provisions of this Security Instrument and shall be applied in payment of Recurring Replacement Expenditures. Should an Event of Default occur, the sums on deposit in the Recurring Replacement Reserve Sub-Account and the Recurring Replacement Reserve Escrow Account may be applied by Lender in payment of any Recurring Replacement Expenditures or may be applied to the payment of the Debt or any other charges affecting all or any portion of the Property, as Lender in its sole discretion may determine; provided , however , that no such application shall be deemed to have been made by operation of law or otherwise until actually made by Lender as herein provided.

Section 5.09. Operation and Maintenance Expense Escrow Account . Borrower hereby agrees to pay or cause to be paid all Operating Expenses and extraordinary capital improvement costs with respect to the Property (without regard to the amount of money then available in the Operation and Maintenance Expense Sub-Account or the Operation and Maintenance Expense Escrow Account). All funds allocated to the Operation and Maintenance Expense Escrow Account shall be held by Lender pursuant to the provisions of this Security Instrument. Any sums held in the Operation and Maintenance Expense Escrow Account shall be disbursed to Borrower within five (5) Business Days of receipt by Lender from Borrower of (a) a written request for such disbursement which shall indicate the Operating Expenses (exclusive of Basic Carrying Costs and any management fees payable to Borrower, or to any Affiliate of Borrower) and/or extraordinary capital improvement costs approved in writing by Lender for which the requested disbursement is to pay and (b) an Officer’s Certificate stating that no Operating Expenses with respect to the Property are more than sixty (60) days past due; provided , however , in the event that Borrower legitimately disputes any invoice for an Operating Expense and/or extraordinary capital improvement costs approved in writing by Lender, and (i) no Event of Default has occurred and is continuing hereunder, (ii) Borrower shall have set aside adequate reserves for the payment of such disputed sums together with all interest and late fees thereon, (iii) Borrower has complied with all the requirements of this Security Instrument relating thereto, and (iv) the contesting of such sums shall not constitute a default under any other instrument, agreement, or document to which Borrower is a party, then Borrower may, after certifying to Lender as to items (i) through (iv) hereof, contest such invoice. Together with each such request, Borrower shall furnish Lender with bills and all other documents necessary for the payment of the Operating Expenses and/or extraordinary capital improvement costs approved in writing by Lender which are the subject of such request. Borrower may request a disbursement from the Operation and Maintenance Expense Escrow Account no more than one (1) time per calendar month. Should an Event of Default occur and be continuing, the sums on deposit in the Operation and Maintenance Expense Sub-Account or the Operation and Maintenance Expense Escrow Account may be applied by Lender in payment of any Operating Expenses and/or extraordinary capital improvement costs for the Property or may be applied to the payment of the Debt or any other charges affecting all or any portion of the Property as Lender, in its sole discretion, may determine; provided , however , that no such application shall be deemed to have been made by operation of law or otherwise until actually made by Lender as herein provided.

Section 5.10. Intentionally Omitted .

 

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Section 5.11. Curtailment Reserve Escrow Account . Funds deposited into the Curtailment Reserve Escrow Account shall be held by Lender in the Curtailment Reserve Escrow Account as additional security for the Loan until the Loan has been paid in full. Provided that no Event of Default has occurred and is continuing, and no O&M Operative Period has existed for three (3) consecutive calendar months, Lender shall, upon written request from Borrower, release all sums contained in the Curtailment Reserve Escrow Account and the Operation and Maintenance Expense Escrow Account to Borrower. Should an Event of Default occur, the sums on deposit in the Curtailment Reserve Sub-Account and the Curtailment Reserve Escrow Account may be applied by Lender to the payment of the Debt or other charges affecting all or any portion of the Property, as Lender, in its sole discretion, may determine; provided, however, that no such application shall be deemed to have been made by operation of law or otherwise until actually made by Lender as herein provided.

Section 5.12. Performance of Engineering Work . (a) Borrower shall promptly commence and diligently thereafter pursue to completion (without regard to the amount of money then available in the Engineering Escrow Account) the Required Engineering Work prior to the six (6) month anniversary of the Closing Date. After Borrower completes an item of Required Engineering Work, Borrower may submit to Lender an invoice therefor with lien waivers and a statement from the Engineer, reasonably acceptable to Lender, indicating that the portion of the Required Engineering Work in question has been completed substantially in compliance with all Legal Requirements, and Lender shall, within twenty (20) days thereafter, although in no event more frequently than once each month, reimburse such amount to Borrower from the Engineering Escrow Account; provided , however , that Borrower shall not be reimbursed more than the amount set forth on Exhibit D hereto as the amount allocated to the portion of the Required Engineering Work for which reimbursement is sought.

(b) From and after the date all of the Required Engineering Work is completed, Borrower may submit a written request, which request shall be delivered together with final lien waivers and a statement from the Engineer, as the case may be, reasonably acceptable to Lender, indicating that all of the Required Engineering Work has been completed substantially in compliance with all Legal Requirements, and Lender shall, within twenty (20) days thereafter, disburse any balance of the Engineering Escrow Account to Borrower. Should an Event of Default occur, the sums on deposit in the Engineering Escrow Account may be applied by Lender in payment of any Required Engineering Work or may be applied to the payment of the Debt or any other charges affecting all or any portion of the Property, as Lender in its sole discretion may determine; provided , however , that no such application shall be deemed to have been made by operation of law or otherwise until actually made by Lender as herein provided.

Section 5.13. Loss Proceeds . In the event of a casualty to the Property, unless Lender elects, or is required pursuant to Article III hereof to make all of the Insurance Proceeds available to Borrower for restoration, Lender and Borrower shall cause all such Insurance Proceeds to be paid by the insurer directly to the Central Account, whereupon Lender shall, after deducting Lender’s costs of recovering and paying out such Insurance Proceeds, including without limitation, reasonable attorneys’ fees, apply same to reduce the Debt in accordance with the terms of the Note; provided , however , that if Lender elects, or is deemed to have elected, to make the Insurance Proceeds available for restoration, all Insurance Proceeds in respect of rent loss, business interruption or similar coverage shall be maintained in the Central Account, to be applied by Lender in the same manner as Rent received with respect to the operation of the Property; provided , further , however , that in the event that the Insurance Proceeds with respect to such rent loss, business interruption or similar insurance policy are paid in a lump sum in advance, Lender shall hold such Insurance Proceeds in a segregated interest-bearing escrow account, which shall be an Eligible Account, shall estimate, in Lender’s reasonable discretion, the number of months required for Borrower to restore the damage caused by the casualty, shall divide the aggregate rent loss, business interruption or similar Insurance Proceeds by such number of months, and shall disburse from such bank account into the Central Account each month during the performance of such restoration such monthly installment of said Insurance Proceeds minus, if the sum which otherwise would be required to be deposited into the Operation and Maintenance Expense Sub-Account if a Default Management Period existed, which sum shall be remitted by Lender to Manager to pay Operating Expenses. In the event that Insurance Proceeds are to be applied toward restoration, Lender shall hold such funds in a segregated bank account at the Bank, which shall be an Eligible Account, and shall disburse same in accordance with the provisions of Section 3.04 hereof. Unless Lender elects, or is required pursuant to Section 6.01 hereof to make all of the Condemnation Proceeds available to Borrower for restoration, Lender and Borrower shall

 

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cause all such Condemnation Proceeds to be paid to the Central Account, whereupon Lender shall, after deducting Lender’s costs of recovering and paying out such Condemnation Proceeds, including without limitation, reasonable attorneys’ fees, apply same to reduce the Debt in accordance with the terms of the Note; provided , however , that any Condemnation Proceeds received in connection with a temporary Taking shall be maintained in the Central Account, to be applied by Lender in the same manner as Rent received with respect to the operation of the Property; provided , further , however , that in the event that the Condemnation Proceeds of any such temporary Taking are paid in a lump sum in advance, Lender shall hold such Condemnation Proceeds in a segregated interest-bearing bank account, which shall be an Eligible Account, shall estimate, in Lender’s reasonable discretion, the number of months that the Property shall be affected by such temporary Taking, shall divide the aggregate Condemnation Proceeds in connection with such temporary Taking by such number of months, and shall disburse from such bank account into the Central Account each month during the pendency of such temporary Taking such monthly installment of said Condemnation Proceeds. In the event that Condemnation Proceeds are to be applied toward restoration, Lender shall hold such funds in a segregated bank account at the Bank, which shall be an Eligible Account, and shall disburse same in accordance with the provisions of Section 3.04 hereof. If any Loss Proceeds are received by Borrower, such Loss Proceeds shall be received in trust for Lender, shall be segregated from other funds of Borrower, and shall be forthwith paid into the Central Account, or paid to Lender to hold in a segregated bank account at the Bank, in each case to be applied or disbursed in accordance with the foregoing. Any Loss Proceeds made available to Borrower for restoration in accordance herewith, to the extent not used by Borrower in connection with, or to the extent they exceed the cost of, such restoration, shall be deposited into the Central Account, whereupon Lender shall apply the same to reduce the Debt in accordance with the terms of the Note.

Section 5.14. Intentionally Omitted .

ARTICLE VI: CONDEMNATION

Section 6.01. Condemnation . (a) Borrower shall notify Lender promptly of the commencement or threat of any Taking of the Property or any portion thereof. Lender is hereby irrevocably appointed as Borrower’s attorney-in-fact, coupled with an interest, with exclusive power to collect, receive and retain the proceeds of any such Taking and to make any compromise or settlement in connection with such proceedings (subject to Borrower’s reasonable approval, except after the occurrence of an Event of Default, in which event Borrower’s approval shall not be required), subject to the provisions of this Security Instrument; provided, however, that Borrower may participate in any such proceedings and shall be authorized and entitled to compromise or settle any such proceeding with respect to Condemnation Proceeds in an amount less than five percent (5%) of the Loan Amount. Borrower shall execute and deliver to Lender any and all instruments reasonably required in connection with any such proceeding promptly after request therefor by Lender. Except as set forth above, Borrower shall not adjust, compromise, settle or enter into any agreement with respect to such proceedings without the prior consent of Lender. All Condemnation Proceeds are hereby assigned to and shall be paid to Lender. With respect to Condemnation Proceeds in an amount in excess of five percent (5%) of the Loan Amount, (subject to Borrower’s reasonable approval, except after the occurrence of an Event of Default, in which event Borrower’s approval shall not be required), Borrower hereby authorizes Lender to compromise, settle, collect and receive such Condemnation Proceeds, and to give proper receipts and acquittance therefor. Subject to the provisions of this Article VI, Lender may apply such Condemnation Proceeds (less any cost to Lender of recovering and paying out such proceeds, including, without limitation, reasonable attorneys’ fees and disbursements and costs allocable to inspecting any repair, restoration or rebuilding work and the plans and specifications therefor) toward the payment of the Debt or to allow such proceeds to be used for the Work.

(b) “ Substantial Taking ” shall mean (i) a Taking of such portion of the Property that would, in Lender’s reasonable discretion, leave remaining a balance of the Property which would not under then current economic conditions, applicable Development Laws and other applicable Legal Requirements, permit the restoration of the Property so as to constitute a complete, rentable facility of the same sort as existed prior to the Taking, having adequate ingress and egress to the Property, capable of producing a projected Net Operating Income (as reasonably determined by Lender) yielding a projected Debt Service Coverage therefrom for the next two (2) years of not less than the Required Debt Service Coverage, (ii) a Taking which occurs less than two (2) years prior to the Maturity Date, (iii) a Taking which Lender is not reasonably satisfied could be restored within twelve (12) months and at least

 

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six (6) months prior to the Maturity Date or (iv) a Taking of more than fifteen percent (15%) of the reasonably estimated fair market value of the Property.

(c) In the case of a Substantial Taking, Condemnation Proceeds shall be payable to Lender in reduction of the Debt but without any prepayment fee or charge of any kind and, provided that no Event of Default exists, if Borrower elects to apply any Condemnation Proceeds it may receive pursuant to this Security Instrument to the payment of the Debt, Borrower may prepay the balance of the Loan Amount with respect to the Property without any prepayment fee or charge of any kind.

(d) In the event of a Taking which is less than a Substantial Taking, Borrower at its sole cost and expense (whether or not the award shall have been received or shall be sufficient for restoration) shall proceed diligently to restore, or cause the restoration of, the remaining Improvements not so taken, to maintain a complete, rentable, self-contained fully operational facility of the same sort as existed prior to the Taking in as good a condition as is reasonably possible. In the event of such a Taking, Lender shall receive the Condemnation Proceeds and shall pay over the same:

(i) first, provided no Event of Default shall have occurred, to Borrower to the extent of any portion of the award as may be necessary to pay the reasonable cost of restoration of the Improvements remaining, and

(ii) second, to Lender, in reduction of the Debt without any prepayment premium or charge of any kind.

If one or more Takings in the aggregate create a Substantial Taking, then, in such event, the sections of this Article VI above applicable to Substantial Takings shall apply.

(e) In the event Lender is obligated to or elects to make Condemnation Proceeds available for the restoration or rebuilding of the Property, such proceeds shall be disbursed in the manner and subject to the conditions set forth in Section 3.04(b) hereof. If, in accordance with this Article VI, any Condemnation Proceeds are used to reduce the Debt, they shall be applied in accordance with the provisions of the Note. Borrower shall promptly execute and deliver all instruments requested by Lender for the purpose of confirming the assignment of the Condemnation Proceeds to Lender. Application of all or any part of the Condemnation Proceeds to the Debt shall be made in accordance with the provisions of Sections 3.06 and 3.07 hereof. No application of the Condemnation Proceeds to the reduction of the Debt shall have the effect of releasing the lien of this Security Instrument until the remainder of the Debt has been paid in full. In the case of any Taking, Lender, to the extent that Lender has not been reimbursed by Borrower, shall be entitled, as a first priority out of any Condemnation Proceeds, to reimbursement for all reasonable costs, fees and expenses reasonably incurred in the determination and collection of any Condemnation Proceeds. All Condemnation Proceeds deposited with Lender pursuant to this Section, until expended or applied as provided herein, shall be held in accordance with Section 3.04(b) hereof and shall constitute additional security for the payment of the Debt and the payment and performance of Borrower’s obligations, but Lender shall not be deemed a trustee or other fiduciary with respect to its receipt of such Condemnation Proceeds or any part thereof. All awards so deposited with Lender shall be held by Lender in an Eligible Account, but Lender makes no representation or warranty as to the rate or amount of interest, if any, which may accrue on any such deposit and shall have no liability in connection therewith. For purposes hereof, any reference to the award shall be deemed to include interest, if any, which has accrued thereon.

ARTICLE VII: LEASES AND RENTS

Section 7.01. Assignment . (a) Borrower does hereby bargain, sell, assign and set over unto Lender, all of Borrower’s interest in the Leases and Rents. The assignment of Leases and Rents in this Section 7.01 is an absolute, unconditional and present assignment from Borrower to Lender and not an assignment for security and the existence or exercise of Borrower’s revocable license to collect Rent shall not operate to subordinate this assignment to any subsequent assignment. The exercise by Lender of any of its rights or remedies pursuant to this Section 7.01

 

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shall not be deemed to make Lender a mortgagee-in-possession. In addition to the provisions of this Article VII, Borrower shall comply with all terms, provisions and conditions of the Assignment.

(b) So long as there shall exist and be continuing no Event of Default, Borrower shall have a revocable license to take all actions with respect to all Leases and Rents, present and future, including the right to collect and use the Rents, subject to the terms of this Security Instrument and the Assignment.

(c) In a separate instrument Borrower shall, as requested from time to time by Lender, assign to Lender or its nominee by specific or general assignment, any and all Leases, such assignments to be in form and content reasonably acceptable to Lender, but subject to the provisions of Section 7.01(a) and (b) hereof. Borrower agrees to deliver to Lender, within thirty (30) days after Lender’s request, a true and complete copy of every Lease.

(d) The rights of Lender contained in this Article VII, the Assignment or any other assignment of any Lease shall not result in any obligation or liability of Lender to Borrower or any lessee under a Lease or any party claiming through any such lessee.

(e) At any time during the continuance of an Event of Default, the license granted hereinabove may be revoked by Lender, and Lender or a receiver appointed in accordance with this Security Instrument may enter upon the Property, and collect, retain and apply the Rents toward payment of the Debt in such priority and proportions as Lender in its sole discretion shall deem proper.

(f) In addition to the rights which Lender may have herein, during the continuance of any Event of Default, Lender, at its option, may require Borrower to pay monthly in advance to Lender, or any receiver appointed to collect the Rents, the fair and reasonable rental value for the use and occupation of such part of the Property as may be used and occupied by Borrower and may require Borrower to vacate and surrender possession of the Property to Lender or to such receiver and, in default thereof, Borrower may be evicted by summary proceedings or otherwise.

Section 7.02. Management of Property . (a) Borrower shall manage the Property or cause the Property to be managed in a manner which is consistent with the Approved Manager Standard. All Space Leases shall provide for rental rates comparable to then existing local market rates and terms and conditions which constitute good and prudent business practice and are consistent with prevailing market terms and conditions, and shall be arms-length transactions. All Space Leases entered into after the date hereof shall provide that they are subordinate to this Security Instrument and that the lessees thereunder attorn to Lender. Borrower shall deliver copies of all Leases, amendments, modifications and renewals thereof to Lender. All proposed Leases for the Property shall be subject to the prior written approval of Lender, not to be unreasonably withheld, conditioned or delayed, provided, however that Borrower may enter into new leases with unrelated third parties without obtaining the prior consent of Lender provided that: (i) the proposed leases conform with the requirements of this Section 7.02; (ii) the proposed Space Lease is not a Major Space Lease and the space to be leased pursuant to such proposed lease together with any space leased or to be leased to an Affiliate of the tenant thereunder does not exceed 10,000 square feet; and (iii) the term of the proposed lease inclusive of all extensions and renewals, does not exceed ten (10) years.

(b) Borrower (i) shall or shall cause Operating Tenant to observe and perform all of its material obligations under the Leases pursuant to applicable Legal Requirements and shall not do or permit to be done anything to impair the value of the Major Space Leases as security for the Debt; (ii) shall promptly send copies to Lender of all notices of default which Borrower shall receive under the Major Space Leases; (iii) shall, consistent with the Approved Manager Standard, enforce all of the terms, covenants and conditions contained in the Leases to be observed or performed; (iv) shall not collect any of the Rents under the Major Space Leases more than one (1) month in advance (except that Borrower may collect in advance such security deposits as are permitted pursuant to applicable Legal Requirements and are commercially reasonable in the prevailing market); (v) shall not execute any other assignment of lessor’s interest in the Leases or the Rents except as otherwise expressly permitted pursuant to this Security Instrument; (vi) shall not cancel or terminate any of the Leases or accept a surrender thereof in any manner inconsistent with the Approved Manager Standard; (vii) shall not convey, transfer or suffer or permit a conveyance or transfer of all or any part of the Premises or the Improvements or of any interest therein so as to

 

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effect a merger of the estates and rights of, or a termination or diminution of the obligations of, lessees thereunder; (viii) shall not alter, modify or change the terms of any guaranty of any Major Space Lease or cancel or terminate any such guaranty in a manner inconsistent with the Approved Manager Standard; (ix) shall, in accordance with the Approved Manager Standard, make all reasonable efforts to seek lessees for space as it becomes vacant and enter into Leases in accordance with the terms hereof; (x) shall not cancel or terminate or materially modify, alter or amend any Major Space Lease or Property Agreement without Lender’s consent, which consent will not be unreasonably withheld or delayed; and (xi) shall, without limitation to any other provision hereof, execute and deliver at the request of Lender all such further assurances, confirmations and assignments in connection with the Property as are required herein and as Lender shall from time to time reasonably require.

(c) All security deposits shall be held in accordance with all Legal Requirements. Following the occurrence and during the continuance of any Event of Default, Borrower shall, upon Lender’s request, if permitted by applicable Legal Requirements, turn over the security deposits (and any interest thereon) to Lender to be held by Lender in accordance with the terms of the Leases and all Legal Requirements.

(d) If requested by Lender, Borrower shall furnish, or shall cause the applicable lessee to furnish, to Lender financial data and/or financial statements in accordance with Regulation AB for any lessee of the Property if, in connection with a Securitization, Lender expects there to be, with respect to such lessee or any group of affiliated lessees, a concentration within all of the mortgage loans included or expected to be included, as applicable, in such Securitization such that such lessee or group of affiliated lessees would constitute a Significant Obligor; provided, however, that in the event the related Space Lease does not require the related lessee to provide the foregoing information, Borrower shall use commercially reasonable efforts to cause the applicable lessee to furnish such information.

(e) Borrower covenants and agrees with Lender that (i) the Property will be managed at all times by an Approved Manager pursuant to the management agreement approved by Lender (the “ Management Agreement ”), such approval not to be unreasonably withheld or delayed, (ii) after Borrower has knowledge of a fifty percent (50%) or more change in control of the ownership of Manager, Borrower will promptly give Lender notice thereof (a “ Manager Control Notice ”) and (iii) the Management Agreement may be terminated by Lender at any time (A) for cause to the extent provided in the Management Agreement (including, but not limited to, Manager’s gross negligence, misappropriation of funds, willful misconduct or fraud) following the occurrence of an Event of Default of the type set forth in Section 13.01(a) through (c), or (B) to the extent provided in the Management Agreement, following the receipt of a Manager Control Notice and a substitute Approved Manager shall be appointed by Borrower. Notwithstanding the foregoing, transfers of publicly traded stock of Manager on a national stock exchange or on the NASDAQ Stock Market in the normal course of business and not in connection with a tender offer or sale of Manager or substantially all of the assets of Manager shall not require the giving of a Manager Control Notice. Borrower may from time to time appoint a successor manager to manage the Property, provided that any such successor manager shall be an Approved Manager. Borrower further covenants and agrees that Borrower shall require Manager (or any successor managers) to maintain at all times during the term of the Loan worker’s compensation insurance as required by Governmental Authorities.

(f) Borrower shall not enter into any new or replacement Franchise Agreement without obtaining the prior written consent of Lender, such consent not to be unreasonably withheld, conditioned or delayed (provided that any Franchise Agreement which is on a form in all material respects (including, without limitation, all fees due thereunder) the same as the form of any Franchise Agreement which is contained in the uniform franchise offering circular for any Approved Franchisor shall be deemed an acceptable form), and shall (i) pay or shall cause to be paid all sums required to be paid by Borrower under any Franchise Agreement and Operating Lease, (ii) diligently perform and observe all of the material terms, covenants and conditions of any Franchise Agreement on the part of Borrower to be performed and observed to the end that all things shall be done which are necessary to keep unimpaired the rights of Borrower under any Franchise Agreement and Operating Lease, (iii) promptly notify Lender of the giving of any notice to Borrower of any material default by Borrower in the performance or observance of any of the terms, covenants or conditions of and Franchise Agreement or Operating Lease on the part of Borrower to be performed and observed and deliver to Lender a true copy of each such notice, and (iv) promptly deliver to Lender a copy of each financial statement, business plan, capital expenditures plan, report and estimate

 

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received by it under the Franchise Agreement or the Management Agreement or the Operating Lease. Borrower shall not, without the prior consent of the Lender, such consent not to be unreasonably withheld, conditioned or delayed, surrender any Franchise Agreement or Operating Lease or terminate or cancel any Franchise Agreement or modify, change, supplement, alter or amend any Franchise Agreement or Operating Lease, in any material respect, either orally or in writing, and Borrower hereby assigns to Lender as further security for the payment of the Debt and for the performance and observance of the terms, covenants and conditions of this Security Instrument, all the rights, privileges and prerogatives of Borrower to surrender any Franchise Agreement or Operating Lease or to terminate, cancel, modify, change, supplement, alter or amend any Franchise Agreement or Operating Lease in any respect, and any such surrender of any Franchise Agreement or termination, cancellation, modification, change, supplement, alteration or amendment of any Franchise Agreement or Operating Lease without the prior consent of Lender shall be void and of no force and effect, provided, however, Borrower may terminate any Franchise Agreement if Borrower enters into a new Franchise Agreement with an Approved Franchisor pursuant to a Franchise Agreement which is reasonably acceptable to Lender. Notwithstanding the foregoing, Borrower may renew or replace any Operating Lease, provided such renewal or replacement shall be upon the same terms and conditions as the Operating Lease being renewed or replaced, except rent payable thereunder may be adjusted to the extent necessary to comply with the then-current requirements of the Code for real estate investment trusts. If Borrower shall default in the performance or observance of any material term, covenant or condition of any Franchise Agreement or Operating Lease on the part of Borrower to be performed or observed, then, without limiting the generality of the other provisions of this Security Instrument, and without waiving or releasing Borrower from any of its obligations hereunder, Lender shall have the right, but shall be under no obligation, to pay any sums and to perform any act or take any action as may be appropriate to cause all the terms, covenants and conditions of any Franchise Agreement or Operating Lease on the part of Borrower to be performed or observed to be promptly performed or observed on behalf of Borrower, to the end that the rights of Borrower in, to and under any Franchise Agreement and Operating Lease shall be kept unimpaired and free from default. Lender and any Person designated by Lender shall have, and are hereby granted, the right to enter upon the Property at any time and from time to time for the purpose of taking any such action. If the franchisor under any Franchise Agreement or lessee under an Operating Lease shall deliver to Lender a copy of any notice sent to Borrower of default under any Franchise Agreement or Operating Lease, as applicable, such notice shall constitute full protection to Lender for any action to be taken by Lender in good faith, in reliance thereon. Borrower shall, from time to time, use its best efforts to obtain from the franchisor or lessee under any Franchise Agreement such certificates of estoppel with respect to compliance by Borrower with the terms of any Franchise Agreement as may be requested by Lender. Borrower shall exercise each individual option, if any, to extend or renew the term of any Franchise Agreement within four (4) months of the last day upon which any such option may be exercised, unless Lender consents to the non-renewal of such Franchise Agreement in writing, and Borrower hereby expressly authorizes and appoints Lender its attorney-in-fact to exercise any such option in the name of and upon behalf of Borrower, which power of attorney shall be irrevocable and shall be deemed to be coupled with an interest, provided, however, that Lender shall not exercise such power of attorney unless and until Borrower fails to take the actions required herein.

(g) Intentionally Omitted.

(h) Borrower shall fund and operate, or shall cause Manager to fund and operate, the Property in a manner consistent with a hotel of the same type and category as the Property and in compliance in all material respects with any Franchise Agreement and Operating Lease.

(i) Borrower shall maintain or cause Operating Tenant to cause Manager to maintain Inventory in kind and amount sufficient to meet hotel industry standards for hotels comparable to the hotel located at the Premises and at levels sufficient for the operation of the hotel located at the Premises at historic occupancy levels.

(j) Borrower shall deliver to Lender all notices of default or termination received by Borrower, Operating Tenant or Manager with respect to any licenses and permits, contracts, Property Agreements or insurance policies within three (3) Business Days of receipt of the same.

(k) Borrower shall not permit any Equipment or other personal property to be removed from the Property unless the removed item is consumed or sold in the ordinary course of business, removed temporarily for

 

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maintenance and repair, or, if removed permanently, replaced by an article of equivalent suitability and not materially less value, owned by Borrower free and clear of any lien.

ARTICLE VIII: MAINTENANCE AND REPAIR

Section 8.01. Maintenance and Repair of the Property; Alterations; Replacement of Equipment . Borrower hereby covenants and agrees:

(a) Borrower shall not (i) desert or abandon the Property, (ii) change the use of the Property or cause or permit the use or occupancy of any part of the Property to be discontinued if such discontinuance or use change would violate any zoning or other law, ordinance or regulation; (iii) consent to or seek any lowering of the zoning classification, or greater zoning restriction affecting the Property; or (iv) take any steps whatsoever to convert the Property, or any portion thereof, to a condominium or cooperative form of ownership.

(b) Borrower shall, or shall cause Operating Tenant to, at its expense, (i) take good care of the Property including grounds generally, and utility systems and sidewalks, roads, alleys, and curbs therein, and shall keep the same in good, safe and insurable condition and in compliance with all applicable Legal Requirements, (ii) promptly make all necessary repairs to the Property, above grade and below grade, interior and exterior, structural and nonstructural, ordinary and extraordinary, unforeseen and foreseen, and maintain the Property in a manner appropriate for the facility and (iii) not commit or suffer to be committed any waste of the Property or do or suffer to be done anything which will impair the value of the Property or increase in any respect the risk of fire or other hazard to the Property. Borrower shall keep the sidewalks, vaults, gutters and curbs comprising, or adjacent to, the Property, clean and free from dirt, snow, ice, rubbish and obstructions. All repairs made by Borrower shall be made with first-class materials, in a good and workmanlike manner, shall be equal or better in quality and class to the original work and shall comply with all applicable Legal Requirements and Insurance Requirements. To the extent any of the above obligations are obligations of tenants under Space Leases or other Persons under Property Agreements, Borrower may fulfill its obligations hereunder by causing such tenants or other Persons, as the case may be, to perform their obligations thereunder. As used herein, the terms “repair” and “repairs” shall be deemed to include all necessary replacements.

(c) Borrower shall not demolish, remove, construct, or, except as otherwise expressly provided herein, restore, or alter the Property or any portion thereof, nor consent to or permit any such demolition, removal, construction, restoration, addition or alteration, which would diminish the value of the Property without Lender’s prior written consent in each instance, which consent shall not be unreasonably withheld or delayed.

(d) Borrower represents and warrants to Lender that together with Equipment owned by Operating Tenant and Manager (i) there are no fixtures, machinery, apparatus, tools, equipment or articles of personal property attached or appurtenant to, or located on, or used in connection with the management, operation or maintenance of the Property, except for the Equipment and equipment leased by Borrower and/or Operating Tenant and/or Manager for the management, operation or maintenance of the Property in accordance with the Loan Documents; (ii) the Equipment and the leased equipment constitute all of the fixtures, machinery, apparatus, tools, equipment and articles of personal property necessary to the proper operation and maintenance of the Property; and (iii) all of the Equipment is free and clear of all liens, except for the lien of this Security Instrument and the Permitted Encumbrances. All right, title and interest of Borrower in and to all extensions, improvements, betterments, renewals and appurtenances to the Property hereafter acquired by, or released to, Borrower or constructed, assembled or placed by Borrower in the Property, and all changes and substitutions of the security constituted thereby, shall be and, in each such case, without any further mortgage, encumbrance, conveyance, assignment or other act by Lender or Borrower, shall become subject to the lien and security interest of this Security Instrument as fully and completely, and with the same effect, as though now owned by Borrower and specifically described in this Security Instrument, but at any and all times Borrower shall execute and deliver to Lender any documents Lender may reasonably deem necessary or appropriate for the purpose of specifically subjecting the same to the lien and security interest of this Security Instrument.

 

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(e) Notwithstanding the provisions of this Security Instrument to the contrary, Borrower shall have the right, at any time and from time to time, to remove and dispose of Equipment which may have become obsolete or unfit for use or which is no longer useful in the management, operation or maintenance of the Property. Borrower shall promptly replace any such Equipment so disposed of or removed with other Equipment of equal value and utility, free of any security interest or superior title, liens or claims; except that, if by reason of technological or other developments, replacement of the Equipment so removed or disposed of is not necessary or desirable for the proper management, operation or maintenance of the Property, Borrower shall not be required to replace the same. All such replacements or additional equipment shall be deemed to constitute “Equipment” and shall be covered by the security interest herein granted.

ARTICLE IX: TRANSFER OR ENCUMBRANCE OF THE PROPERTY

Section 9.01. Other Encumbrances . Borrower shall not further encumber or permit the further encumbrance in any manner (whether by grant of a pledge, security interest or otherwise) of the Property or any part thereof or interest therein, including, without limitation, of the Rents therefrom. In addition, except for a Permitted Encumbrance, Borrower shall not further encumber and shall not permit the further encumbrance in any manner (whether by grant of a pledge, security interest or otherwise) of Borrower or any direct or indirect interest in Borrower except as expressly permitted pursuant to this Security Instrument.

Section 9.02. No Transfer . Borrower acknowledges that Lender has examined and relied on the expertise of Borrower and, if applicable, each General Partner, in owning and operating properties such as the Property in agreeing to make the Loan and will continue to rely on Borrower’s ownership of the Property as a means of maintaining the value of the Property as security for repayment of the Debt and Borrower acknowledges that Lender has a valid interest in maintaining the value of the Property. Borrower shall not Transfer, other than Permitted Transfers, nor permit any Transfer, other than Permitted Transfers, without the prior written consent of Lender, which consent Lender may withhold in its sole and absolute discretion. Lender shall not be required to demonstrate any actual impairment of its security or any increased risk of default hereunder in order to declare the Debt immediately due and payable upon a Transfer without Lender’s consent. This provision shall apply to every Transfer regardless of whether voluntary or not, or whether or not Lender has consented to any previous Transfer.

Section 9.03. Due on Sale . Lender may declare the Debt immediately due and payable upon any Transfer, other than Permitted Transfers, or further encumbrance without Lender’s consent without regard to whether any impairment of its security or any increased risk of default hereunder can be demonstrated. This provision shall apply to every Transfer or further encumbrance of the Property or any part thereof or interest in the Property or in Borrower regardless of whether voluntary or not, or whether or not Lender has consented to any previous Transfer or further encumbrance of the Property or interest in Borrower.

ARTICLE X: CERTIFICATES

Section 10.01. Estoppel Certificates . (a) After request by Lender, Borrower, within fifteen (15) days and at its expense, will furnish Lender with a statement, duly acknowledged and certified, setting forth (i) the amount of the original principal amount of the Note, and the unpaid principal amount of the Note, (ii) the rate of interest of the Note, (iii) the date payments of interest and/or principal were last paid, (iv) any offsets or defenses to the payment of the Debt that Borrower shall have knowledge of, and if any are alleged, the nature thereof, (v) that the Note, this Security Instrument and the other Loan Documents have not been modified or if modified, giving particulars of such modification and (vi) that to Borrower’s best knowledge, there has occurred and is then continuing no Default or if such Default exists, the nature thereof, the period of time it has existed, and the action being taken to remedy such Default.

(b) Within fifteen (15) days after written request by Borrower, Lender shall furnish to Borrower a written statement confirming the amount of the Debt, the maturity date of the Note and the date to which interest has been paid.

 

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(c) At Lender’s request Borrower shall use all reasonable efforts to obtain estoppel certificates from tenants in form and substance reasonably acceptable to Lender.

ARTICLE XI: NOTICES

Section 11.01. Notices . Any notice, demand, statement, request or consent made hereunder shall be in writing and delivered personally or sent to the party to whom the notice, demand or request is being made by Federal Express or other nationally recognized overnight delivery service, as follows and shall be deemed given (a) when delivered personally, (b) on the date of sending by telefax if sent during normal business hours on a Business Day (otherwise on the next Business Day) provided that any notice given by telefax is also given by at least one other method provided herein, or (c) one (1) Business Day after being deposited with Federal Express or such other nationally recognized delivery service:

 

If to Lender:

  

Wachovia Bank, National Association

Commercial Real Estate Services

8739 Research Drive URP 4

NC 1075

Charlotte, North Carolina 28262

Loan Number: 502860793

Attention: Portfolio Management

Fax No.: (704) 715-0036

with a copy to:

  

Proskauer Rose LLP

1585 Broadway

New York, New York 10036

Attn: David J. Weinberger, Esq.

Fax No.: (212) 969-2900

If to Borrower:

  

c/o Ashford Hospitality Trust, Inc.

14185 Dallas Parkway, Suite 1100

Dallas, Texas 75254-4308

Attn: David Brooks

Facsimile: (972) 778-9270

E-mail: dbrooks@ahreit.com

with a copy to:

  

Akin Gump Strauss Hauer & Feld LLP

590 Madison Avenue

New York, New York 10022-2524

Attn: Peter Miller, Esq.

Facsimile: (212) 872-1002

E-mail: pamiller@akingump.com

or such other address as either Borrower or Lender shall hereafter specify by not less than ten (10) days prior written notice as provided herein; provided, however, that notwithstanding any provision of this Article to the contrary, such notice of change of address shall be deemed given only upon actual receipt thereof. Rejection or other refusal to accept or the inability to deliver because of changed addresses of which no notice was given as herein required shall be deemed to be receipt of the notice, demand, statement, request or consent.

ARTICLE XII: INDEMNIFICATION

Section 12.01. Indemnification Covering Property . In addition, and without limitation, to any other provision of this Security Instrument or any other Loan Document, Borrower shall protect, indemnify and save harmless Lender and its successors and assigns, and each of their agents, employees, officers, directors,

 

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stockholders, partners and members (collectively, “ Indemnified Parties ”) for, from and against any claims, demands, penalties, fines, liabilities, settlements, damages, costs and expenses of whatever kind or nature, known or unknown, contingent or otherwise, whether incurred or imposed within or outside the judicial process, including, without limitation, reasonable attorneys’ fees and disbursements imposed upon or incurred by or asserted against any of the Indemnified Parties by reason of (a) ownership of this Security Instrument, the Assignment, the Property or any part thereof or any interest therein or receipt of any Rents; (b) any accident, injury to or death of any person or loss of or damage to property occurring in, on or about the Property or any part thereof or on the adjoining sidewalks, curbs, parking areas, streets or ways; (c) any use, nonuse or condition in, on or about, or possession, alteration, repair, operation, maintenance or management of, the Property or any part thereof or on the adjoining sidewalks, curbs, parking areas, streets or ways; (d) any failure on the part of Borrower to perform or comply with any of the terms of this Security Instrument or the Assignment; (e) performance of any labor or services or the furnishing of any materials or other property in respect of the Property or any part thereof; (f) any claim by brokers, finders or similar Persons claiming to be entitled to a commission in connection with any Lease or other transaction involving the Property or any part thereof; (g) any Imposition including, without limitation, any Imposition attributable to the execution, delivery, filing, or recording of any Loan Document, Lease or memorandum thereof; (h) any lien or claim arising on or against the Property or any part thereof under any Legal Requirement or any liability asserted against any of the Indemnified Parties with respect thereto; (i) any claim arising out of or in any way relating to any tax or other imposition on the making and/or recording of this Security Instrument, the Note or any of the other Loan Documents; (j) a Default under Sections 2.02(f), 2.02(g), 2.02(k), 2.02(t) or 2.02(w) hereof, (k) the failure of any Person to file timely with the Internal Revenue Service an accurate Form 1099-B, Statement for Recipients of Proceeds from Real Estate, Broker and Barter Exchange Transactions, which may be required in connection with the Loan, or to supply a copy thereof in a timely fashion to the recipient of the proceeds of the Loan; (l) the claims of any lessee or any Person acting through or under any lessee or otherwise arising under or as a consequence of any Lease or (m) the failure to pay any insurance premiums. Notwithstanding the foregoing provisions of this Section 12.01 to the contrary, Borrower shall have no obligation to indemnify the Indemnified Parties pursuant to this Section 12.01 for liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses relative to the foregoing which result from Lender’s, and its successors’ or assigns’, willful misconduct or gross negligence or with respect to matters which first occur after Lender has taken title to the Property through a foreclosure or delivery of a deed in lieu thereof. Any amounts payable to Lender by reason of the application of this Section 12.01 shall constitute a part of the Debt secured by this Security Instrument and the other Loan Documents and shall become immediately due and payable and shall bear interest at the Default Rate from the date the liability, obligation, claim, cost or expense is sustained by Lender, as applicable, until paid. The provisions of this Section 12.01 shall survive the termination of this Security Instrument whether by repayment of the Debt, foreclosure or delivery of a deed in lieu thereof, assignment or otherwise. In case any action, suit or proceeding is brought against any of the Indemnified Parties by reason of any occurrence of the type set forth in (a) through (m) above, Borrower shall, at Borrower’s expense, resist and defend such action, suit or proceeding or will cause the same to be resisted and defended by counsel at Borrower’s expense for the insurer of the liability or by counsel designated by Borrower (unless reasonably disapproved by Lender promptly after Lender has been notified of such counsel); provided , however , that nothing herein shall compromise the right of Lender (or any other Indemnified Party) to appoint its own counsel at Borrower’s expense for its defense with respect to any action which, in the reasonable opinion of Lender or such other Indemnified Party, as applicable, presents a conflict or potential conflict between Lender or such other Indemnified Party that would make such separate representation advisable. Any Indemnified Party will give Borrower prompt notice after such Indemnified Party obtains actual knowledge of any potential claim by such Indemnified Party for indemnification hereunder. The Indemnified Parties shall not settle or compromise any action, proceeding or claim as to which it is indemnified hereunder without notice to Borrower. Notwithstanding the foregoing, so long as no Default has occurred and is continuing and Borrower is resisting and defending such action, suit or proceeding as provided above in a prudent and commercially reasonable manner, in order to obtain the benefit of this Section 12.01 with respect to such action, suit or proceeding, Lender and the Indemnified Parties agree that they shall not settle such action, suit or proceeding without obtaining Borrower’s consent which Borrower agrees not to unreasonably withhold, condition or delay; provided , however , (x) if Borrower is not diligently defending such action, suit or proceeding in a prudent and commercially reasonable manner as provided above and Lender has provided Borrower with thirty (30) days’ prior written notice, or shorter period if mandated by the requirements of the applicable law, and Borrower has failed to correct such failure, or (y) failure to settle could, in Lender’s reasonable judgment, expose Lender to criminal liability, Lender may settle such action, suit or proceeding

 

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without the consent of Borrower and be entitled to the benefits of this Section 12.01 with respect to the settlement of such action, suit or proceeding.

ARTICLE XIII: DEFAULTS

Section 13.01. Events of Default . The Debt shall become immediately due at the option of Lender upon any one or more of the following events (“ Event of Default ”):

(a) if the final payment or prepayment premium, if any, due under the Note shall not be paid on Maturity;

(b) if any monthly payment of interest and/or principal due under the Note (other than the sums described in (a) above) shall not be fully paid on the date upon which the same is due and payable thereunder; provided, that the failure of any such amount to be paid when due shall not be an Event of Default if adequate funds were on deposit in the relevant Sub-Account (or would have been on deposit therein if Lender had timely allocated such funds thereto from the Central Account and/or the Collection Account in accordance with the provisions of Article V hereof);

(c) if payment of any sum (other than the sums described in (a) above or (b) above) required to be paid pursuant to the Note, this Security Instrument or any other Loan Document shall not be paid within five (5) Business Days after Lender delivers written notice to Borrower that same is due and payable thereunder or hereunder;

(d) if Borrower, Operating Tenant, Guarantor or, if Borrower, Operating Tenant or Guarantor is a partnership, any general partner of Borrower, Operating Tenant or Guarantor, or, if Borrower, Operating Tenant or Guarantor is a limited liability company, any managing member of Borrower, Operating Tenant or Guarantor, shall institute or cause to be instituted any proceeding for the termination or dissolution of Borrower, Operating Tenant, Guarantor or any such general partner or member;

(e) if (i) Borrower fails to deliver to Lender the original insurance policies or certificates as herein provided (provided, however, that if the insurance policies required by this Security Instrument are maintained in full force and effect, then Borrower shall have five (5) Business Days after notice from Lender of Borrower’s failure to deliver the original policies or certificates (whichever has not been delivered as required) to deliver same to Lender before such failure becomes an Event of Default) or (ii) if the insurance policies required hereunder are not kept in full force and effect as herein provided (no notice or cure period applies to this item (ii));

(f) if Borrower or Guarantor attempts to assign its rights under this Security Instrument or any other Loan Document or any interest herein or therein, or if any Transfer occurs other than in accordance with the provisions hereof;

(g) if any representation or warranty of Borrower or Guarantor made herein or in any other Loan Document or in any certificate, report, financial statement or other instrument or agreement furnished to Lender shall prove false or misleading in any material respect as of the date made; provided, however, that if such representation or warranty which was false or misleading in any material respect is, by its nature, curable and is not reasonably likely to have a Material Adverse Effect, and such representation or warranty was not, to the best of Borrower’s knowledge, false or misleading in any material respect when made, then the same shall not constitute an Event of Default unless Borrower has not cured the same within five (5) Business Days after receipt by Borrower of notice from Lender in writing of such breach;

(h) if Borrower, Operating Tenant, Guarantor or any general partner of Borrower, Operating Tenant or Guarantor shall make an assignment for the benefit of creditors or shall admit in writing its inability to pay its debts generally as they become due;

 

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(i) if a receiver, liquidator or trustee of Borrower, Operating Tenant, Guarantor or any general partner of Borrower, Operating Tenant or Guarantor shall be appointed or if Borrower, Operating Tenant, Guarantor or their respective general partners shall be adjudicated a bankrupt or insolvent, or if any petition for bankruptcy, reorganization or arrangement pursuant to federal bankruptcy law, or any similar federal or state law, shall be filed by or against, consented to, or acquiesced in, by Borrower, Operating Tenant, Guarantor or their respective general partners or if any proceeding for the dissolution or liquidation of Borrower, Operating Tenant, Guarantor or their respective general partners shall be instituted; however, if such appointment, adjudication, petition or proceeding was involuntary and not consented to by Borrower, Operating Tenant, Guarantor or their respective general partners, as applicable, upon the same not being discharged, stayed or dismissed within ninety (90) days or if Borrower, Operating Tenant, Guarantor or their respective general partners shall generally not be paying its debts as they become due;

(j) if Borrower shall be in default beyond any notice or grace period, if any, under any other mortgage or deed of trust or security agreement covering any part of the Property without regard to its priority relative to this Security Instrument; provided, however, this provision shall not be deemed a waiver of the provisions of Article IX prohibiting further encumbrances affecting the Property or any other provision of this Security Instrument;

(k) if the Property becomes subject (i) to any lien which is superior to the lien of this Security Instrument, other than a lien for real estate taxes and assessments not due and payable, or (ii) to any mechanic’s, materialman’s or other lien which is or is asserted to be superior to the lien of this Security Instrument, and such lien shall remain undischarged (by payment, bonding, or otherwise) for fifteen (15) days unless contested in accordance with the terms hereof;

(l) if Borrower discontinues the operation of the Property or any material part thereof for reasons other than repair or restoration arising from a casualty or condemnation or any renovation project for ten (10) days or more;

(m) except as permitted in this Security Instrument, any material alteration, demolition or removal of any of the Improvements without the prior consent of Lender;

(n) if Borrower consummates a transaction which would cause this Security Instrument or Lender’s rights under this Security Instrument, the Note or any other Loan Document to constitute a non-exempt prohibited transaction under ERISA or result in a violation of a state statute regulating government plans subjecting Lender to liability for a violation of ERISA or a state statute;

(o) if a default by Borrower beyond applicable notice and grace periods, if any, occurs under the Franchise Agreement or Operating Lease, or if the Franchise Agreement or Operating Lease is terminated, or if, without Lender’s prior written consent, there is a material change to the Franchise Agreement or Operating Lease unless, with respect to any default under or termination of the Franchise Agreement, Borrower enters into a replacement Franchise Agreement within thirty (30) days of the termination or receipt of notice of any such default, as applicable, in accordance with the terms hereof;

(p) if Borrower is a tenancy-in-common, if any TIC brings a partition action without first offering its interest to the other TICs or if, upon the making of such offer, one or more of the TICs does not purchase the tenant-in-common interest of the TIC which desires to bring a partition action;

(q) if Borrower is a tenancy-in-common, if the TIC Agreement is modified without the prior written consent of Lender or if the Person appointed in the TIC Agreement as manager is replaced or removed without obtaining the prior written consent of Lender; or

(r) if a default shall occur under any of the other terms, covenants or conditions of the Note, this Security Instrument or any other Loan Document, other than as set forth in (a) through (q) above, for ten (10) days after notice from Lender in the case of any default which can be cured by the payment of a sum of money, or for

 

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thirty (30) days after notice from Lender in the case of any other default or an additional ninety (90) days if Borrower is diligently and continuously effectuating a cure of a curable non-monetary default, other than as set forth in (a) through (q) above.

Section 13.02. Remedies . (a) Upon the occurrence and during the continuance of any Event of Default, Lender may, in addition to any other rights or remedies available to it hereunder or under any other Loan Document, at law or in equity, take such action, without notice or demand, as it reasonably deems advisable to protect and enforce its rights against Borrower and in and to the Property including, but not limited to, the following actions, each of which may be pursued singly, concurrently or otherwise, at such time and in such order as Lender may determine, in its sole discretion, without impairing or otherwise affecting any other rights and remedies of Lender hereunder, at law or in equity: (i) declare all or any portion of the unpaid Debt to be immediately due and payable; provided, however, that upon the occurrence of any of the events specified in Section 13.01(i), the entire Debt will be immediately due and payable without notice or demand or any other declaration of the amounts due and payable; or (ii) bring an action to foreclose this Security Instrument and without applying for a receiver for the Rents, but subject to the rights of the tenants under the Leases, enter into or upon the Property or any part thereof, either personally or by its agents, nominees or attorneys, and dispossess Borrower and its agents and servants therefrom, and thereupon Lender may (A) use, operate, manage, control, insure, maintain, repair, restore and otherwise deal with all and every part of the Property and conduct the business thereat, (B) make alterations, additions, renewals, replacements and improvements to or on the Property or any part thereof, (C) exercise all rights and powers of Borrower with respect to the Property or any part thereof, whether in the name of Borrower or otherwise, including, without limitation, the right to make, cancel, enforce or modify Leases, obtain and evict tenants, and demand, sue for, collect and receive all earnings, revenues, rents, issues, profits and other income of the Property and every part thereof, and (D) apply the receipts from the Property or any part thereof to the payment of the Debt, after deducting therefrom all expenses (including, without limitation, reasonable attorneys’ fees and disbursements) reasonably incurred in connection with the aforesaid operations and all amounts necessary to pay the Impositions, insurance and other charges in connection with the Property or any part thereof, as well as just and reasonable compensation for the services of Lender’s third-party agents; or (iii) have an appraisal or other valuation of the Property or any part thereof performed by an Appraiser (and Borrower covenants and agrees it shall cooperate in causing any such valuation or appraisal to be performed) and any cost or expense incurred by Lender in connection therewith shall constitute a portion of the Debt and be secured by this Security Instrument and shall be immediately due and payable to Lender with interest, at the Default Rate, until the date of receipt by Lender; or (iv) sell the Property or institute proceedings for the complete foreclosure of this Security Instrument, or take such other action as may be allowed pursuant to Legal Requirements, at law or in equity, for the enforcement of this Security Instrument in which case the Property or any part thereof may be sold for cash or credit in one or more parcels; or (v) with or without entry, and to the extent permitted and pursuant to the procedures provided by applicable Legal Requirements, institute proceedings for the partial foreclosure of this Security Instrument, or take such other action as may be allowed pursuant to Legal Requirements, at law or in equity, for the enforcement of this Security Instrument for the portion of the Debt then due and payable, subject to the lien of this Security Instrument continuing unimpaired and without loss of priority so as to secure the balance of the Debt not then due; or (vi) sell the Property or any part thereof and any or all estate, claim, demand, right, title and interest of Borrower therein and rights of redemption thereof, pursuant to power of sale or otherwise, at one or more sales, in whole or in parcels, in any order or manner, at such time and place, upon such terms and after such notice thereof as may be required or permitted by law, at the discretion of Lender, and in the event of a sale, by foreclosure or otherwise, of less than all of the Property, this Security Instrument shall continue as a lien on the remaining portion of the Property; or (vii) institute an action, suit or proceeding in equity for the specific performance of any covenant, condition or agreement contained in the Loan Documents, or any of them; or (viii) recover judgment on the Note or any guaranty either before, during or after (or in lieu of) any proceedings for the enforcement of this Security Instrument; or (ix) apply, ex parte , for the appointment of a custodian, trustee, receiver, keeper, liquidator or conservator of the Property or any part thereof, irrespective of the adequacy of the security for the Debt and without regard to the solvency of Borrower or of any Person liable for the payment of the Debt, to which appointment Borrower does hereby consent and such receiver or other official shall have all rights and powers permitted by applicable law and such other rights and powers as the court making such appointment may confer, but the appointment of such receiver or other official shall not impair or in any manner prejudice the rights of Lender to receive the Rent with respect to any of the Property pursuant to this Security Instrument or the Assignment; or (x) require, at Lender’s option, Borrower to pay monthly in advance to Lender, or any receiver appointed to collect the Rents, the fair and reasonable rental value for the use and occupation

 

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of any portion of the Property occupied by Borrower and may require Borrower to vacate and surrender possession to Lender of the Property or to such receiver and Borrower may be evicted by summary proceedings or otherwise; or (xi) without notice to Borrower (A) apply all or any portion of the cash collateral in any Sub-Account and Escrow Account, including any interest and/or earnings therein, to carry out the obligations of Borrower under this Security Instrument and the other Loan Documents, to protect and preserve the Property and for any other purpose permitted under this Security Instrument and the other Loan Documents and/or (B) have all or any portion of such cash collateral immediately paid to Lender to be applied against the Debt in the order and priority set forth in the Note; or (xii) pursue any or all such other rights or remedies as Lender may have under applicable law or in equity; provided, however, that the provisions of this Section 13.02(a) shall not be construed to extend or modify any of the notice requirements or grace periods provided for hereunder or under any of the other Loan Documents. Borrower hereby waives, to the fullest extent permitted by Legal Requirements, any defense Borrower might otherwise raise or have by the failure to make any tenants parties defendant to a foreclosure proceeding and to foreclose their rights in any proceeding instituted by Lender.

(b) Any time after an Event of Default Lender shall have the power to sell the Property or any part thereof at public auction, in such manner, at such time and place, upon such terms and conditions, and upon such public notice as Lender may deem best for the interest of Lender, or as may be required or permitted by applicable law, consisting of advertisement in a newspaper of general circulation in the jurisdiction and for such period as applicable law may require and at such other times and by such other methods, if any, as may be required by law to convey the Property in fee simple by Lender’s deed with special warranty of title to and at the cost of the purchaser, who shall not be liable to see to the application of the purchase money. The proceeds or avails of any sale made under or by virtue of this Section 13.02, together with any other sums which then may be held by Lender under this Security Instrument, whether under the provisions of this Section 13.02 or otherwise, shall be applied as follows:

First: To the payment of the third-party costs and expenses reasonably incurred in connection with any such sale and to advances, fees and expenses, including, without limitation, reasonable fees and expenses of Lender’s legal counsel as applicable, and of any judicial proceedings wherein the same may be made, and of all expenses, liabilities and advances reasonably made or incurred by Lender under this Security Instrument, together with interest as provided herein on all such advances made by Lender, and all Impositions, except any Impositions or other charges subject to which the Property shall have been sold;

Second: To the payment of the whole amount then due, owing and unpaid under the Note for principal and interest thereon, with interest on such unpaid principal at the Default Rate from the date of the occurrence of the earliest Event of Default that formed a basis for such sale until the same is paid;

Third: To the payment of any other portion of the Debt required to be paid by Borrower pursuant to any provision of this Security Instrument, the Note, or any of the other Loan Documents; and

Fourth: The surplus, if any, to Borrower unless otherwise required by Legal Requirements.

Lender and any receiver or custodian of the Property or any part thereof shall be liable to account for only those rents, issues, proceeds and profits actually received by it.

(c) Lender may adjourn from time to time any sale by it to be made under or by virtue of this Security Instrument by announcement at the time and place appointed for such sale or for such adjourned sale or sales and, except as otherwise provided by any applicable provision of Legal Requirements, Lender, without further notice or publication, may make such sale at the time and place to which the same shall be so adjourned.

(d) Upon the completion of any sale or sales made by Lender under or by virtue of this Section 13.02, Lender, or any officer of any court empowered to do so, shall execute and deliver to the accepted purchaser or purchasers a good and sufficient instrument, or good and sufficient instruments, granting, conveying, assigning and transferring all estate, right, title and interest in and to the property and rights sold. Lender is hereby irrevocably appointed the true and lawful attorney-in-fact of Borrower (coupled with an interest), in its name and stead, to make all necessary conveyances, assignments, transfers and deliveries of the property and rights so sold and for that

 

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purpose Lender may execute all necessary instruments of conveyance, assignment, transfer and delivery, and may substitute one or more Persons with like power, Borrower hereby ratifying and confirming all that its said attorney-in-fact or such substitute or substitutes shall lawfully do by virtue hereof. Nevertheless, Borrower, if so requested by Lender, shall ratify and confirm any such sale or sales by executing and delivering to Lender, or to such purchaser or purchasers all such instruments as may be advisable, in the sole judgement of Lender, for such purpose, and as may be designated in such request. Any such sale or sales made under or by virtue of this Section 13.02, whether made under the power of sale herein granted or under or by virtue of judicial proceedings or a judgment or decree of foreclosure and sale, shall operate to divest all the estate, right, title, interest, claim and demand whatsoever, whether at law or in equity, of Borrower in and to the property and rights so sold, and shall, to the fullest extent permitted under Legal Requirements, be a perpetual bar, both at law and in equity against Borrower and against any and all Persons claiming or who may claim the same, or any part thereof, from, through or under Borrower.

(e) In the event of any sale made under or by virtue of this Section 13.02 (whether made under the power of sale herein granted or under or by virtue of judicial proceedings or a judgment or decree of foreclosure and sale), the entire Debt immediately thereupon shall, anything in the Loan Documents to the contrary notwithstanding, become due and payable.

(f) Upon any sale made under or by virtue of this Section 13.02 (whether made under the power of sale herein granted or under or by virtue of judicial proceedings or a judgment or decree of foreclosure and sale), Lender may bid for and acquire the Property or any part thereof and in lieu of paying cash therefor may make settlement for the purchase price by crediting upon the Debt the net sales price after deducting therefrom the expenses of the sale and the costs of the action.

(g) No recovery of any judgment by Lender and no levy of an execution under any judgment upon the Property or any part thereof or upon any other property of Borrower shall release the lien of this Security Instrument upon the Property or any part thereof, or any liens, rights, powers or remedies of Lender hereunder, but such liens, rights, powers and remedies of Lender shall continue unimpaired until all amounts due under the Note, this Security Instrument and the other Loan Documents are paid in full.

(h) Upon the exercise by Lender of any power, right, privilege, or remedy pursuant to this Security Instrument which requires any consent, approval, registration, qualification, or authorization of any Governmental Authority, Borrower agrees to execute and deliver, or will cause the execution and delivery of, all applications, certificates, instruments, assignments and other documents and papers that Lender or any purchaser of the Property may be required to obtain for such governmental consent, approval, registration, qualification, or authorization and Lender is hereby irrevocably appointed the true and lawful attorney-in-fact of Borrower (coupled with an interest), in its name and stead, to execute all such applications, certificates, instruments, assignments and other documents and papers.

Section 13.03. Payment of Debt After Default . If, following the occurrence of any Event of Default, Borrower shall tender payment of an amount sufficient to satisfy the Debt in whole or in part at any time prior to a foreclosure sale of the Property, and if at the time of such tender prepayment of the principal balance of the Note is not permitted by the Note or this Security Instrument, Borrower shall, in addition to the entire Debt, also pay to Lender a sum equal to (a) all accrued interest on the Note and all other fees, charges and sums due and payable hereunder, (b) all costs and expenses in connection with the enforcement of Lender’s rights hereunder, and (c) a prepayment charge (the “ Prepayment Charge ”) equal to the greater of (i) 1% of the Principal Amount and (ii) the present value of a series of payments each equal to the Payment Differential (as hereinafter defined) and payable on each Payment Date over the remaining original term of the Note and on the Payment Date occurring two months prior to the Maturity Date, discounted at the Reinvestment Yield (as hereinafter defined) for the number of months remaining as of the date of such prepayment to each such Payment Date and the Payment Date occurring two months prior to the Maturity Date. The term “Payment Differential” shall mean an amount equal to (i) the Interest Rate less the Reinvestment Yield, divided by (ii) twelve (12) and multiplied by (iii) the Principal Amount after application of the constant monthly payment due under the Note on the date of such prepayment, provided that the Payment Differential shall in no event be less than zero. The term “Reinvestment Yield” shall mean an amount

 

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equal to the lesser of (i) the yield on the U.S. Treasury issue (primary issue) with a maturity date closest to the Payment Date occurring two months prior to the Maturity Date, or (ii) the yield on the U.S. Treasury issue (primary issue) with a term equal to the remaining average life of the indebtedness evidenced by the Note, with each such yield being based on the bid price for such issue as published in the Wall Street Journal on the date that is fourteen (14) days prior to the date of such prepayment set forth in the notice of prepayment (or, if such bid price is not published on that date, the next preceding date on which such bid price is so published) and converted to a monthly compounded nominal yield. In addition to the amounts described above, if, during the first (1st) Loan Year, Borrower shall tender payment of an amount sufficient to satisfy the Debt in whole or in part following the occurrence of any Event of Default, Borrower shall, in addition to the entire Debt, also pay to Lender a sum equal to three percent (3%) of the Principal Amount. Failure of Lender to require any of these payments shall not constitute a waiver of the right to require the same in the event of any subsequent default or to exercise any other remedy available to Lender hereunder, under any other Loan Document or at law or in equity. In the event that any prepayment charge is due hereunder, Lender shall deliver to Borrower a statement setting forth the amount and determination of the prepayment fee, and, provided that Lender shall have in good faith applied the formula described above, Borrower shall not have the right to challenge the calculation or the method of calculation set forth in any such statement in the absence of manifest error, which calculation may be made by Lender on any day during the fifteen (15) day period preceding the date of such prepayment. Lender shall not be obligated or required to have actually reinvested the prepaid principal balance at the Reinvestment Yield or otherwise as a condition to receiving the prepayment charge. If at the time of such tender, prepayment of the principal balance of the Note is permitted, such tender by Borrower shall be deemed to be a voluntary prepayment of the principal balance of the Note, and Borrower shall, in addition to the entire Debt, also pay to Lender the applicable prepayment consideration specified in the Note and this Security Instrument.

Section 13.04. Possession of the Property . Upon the occurrence of any Event of Default and the acceleration of the Debt or any portion thereof, Borrower, if an occupant of the Property or any part thereof, upon demand of Lender, shall immediately surrender possession of the Property (or the portion thereof so occupied) to Lender, and if Borrower is permitted to remain in possession, the possession shall be as a month-to-month tenant of Lender and, on demand, Borrower shall pay to Lender monthly, in advance, a reasonable rental for the space so occupied and in default thereof Borrower may be dispossessed. The covenants herein contained may be enforced by a receiver of the Property or any part thereof. Nothing in this Section 13.04 shall be deemed to be a waiver of the provisions of this Security Instrument making the Transfer of the Property or any part thereof without Lender’s prior written consent an Event of Default.

Section 13.05. Interest After Default . If any amount due under the Note, this Security Instrument or any of the other Loan Documents is not paid within any applicable notice and grace period after same is due, whether such date is the stated due date, any accelerated due date or any other date or at any other time specified under any of the terms hereof or thereof, then, in such event, Borrower shall pay interest on the amount not so paid from and after the date on which such amount first becomes due at the Default Rate; and such interest shall be due and payable at such rate until the earlier of the cure of all Events of Default or the payment of the entire amount due to Lender, whether or not any action shall have been taken or proceeding commenced to recover the same or to foreclose this Security Instrument. All unpaid and accrued interest shall be secured by this Security Instrument as part of the Debt. Nothing in this Section 13.05 or in any other provision of this Security Instrument shall constitute an extension of the time for payment of the Debt.

Section 13.06. Borrower’s Actions After Default . After the happening of any Event of Default and immediately upon the commencement of any action, suit or other legal proceedings by Lender to obtain judgment for the Debt, or of any other nature in aid of the enforcement of the Loan Documents, Borrower will (a) after receipt of notice of the institution of any such action, waive the issuance and service of process and enter its voluntary appearance in such action, suit or proceeding, and (b) if required by Lender, consent to the appointment of a receiver or receivers of the Property or any part thereof and of all the earnings, revenues, rents, issues, profits and income thereof.

Section 13.07. Control by Lender After Default . Notwithstanding the appointment of any custodian, receiver, liquidator or trustee of Borrower, or of any of its property, or of the Property or any part thereof, to the

 

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extent permitted by Legal Requirements, Lender shall be entitled to obtain possession and control of all property now and hereafter covered by this Security Instrument and the Assignment in accordance with the terms hereof.

Section 13.08. Right to Cure Defaults . (a) Upon the occurrence of any Event of Default, Lender or its agents may, but without any obligation to do so and without notice to or demand on Borrower and without releasing Borrower from any obligation hereunder, make or do the same in such manner and to such extent as Lender may deem necessary to protect the security hereof. Lender and its agents are authorized to enter upon the Property or any part thereof for such purposes, or appear in, defend, or bring any action or proceedings to protect Lender’s interest in the Property or any part thereof or to foreclose this Security Instrument or collect the Debt, and the cost and expense thereof (including reasonable attorneys’ fees to the extent permitted by law), with interest as provided in this Section 13.08, shall constitute a portion of the Debt and shall be immediately due and payable to Lender upon demand. All such costs and expenses incurred by Lender or its agents in remedying such Event of Default or in appearing in, defending, or bringing any such action or proceeding shall bear interest at the Default Rate, for the period from the date so demanded to the date of payment to Lender. All such costs and expenses incurred by Lender or its agents together with interest thereon calculated at the above rate shall be deemed to constitute a portion of the Debt and be secured by this Security Instrument.

(b) If Lender makes any payment or advance that Lender is authorized by this Security Instrument to make in the place and stead of Borrower (i) relating to the Impositions or tax liens asserted against the Property, Lender may do so according to any bill, statement or estimate procured from the appropriate public office without inquiry into the accuracy of the bill, statement or estimate or into the validity of any of the Impositions or the tax liens or claims thereof; (ii) relating to any apparent or threatened adverse title, lien, claim of lien, encumbrance, claim or charge, Lender will be the sole judge of the legality or validity of same; or (iii) relating to any other purpose authorized by this Security Instrument but not enumerated in this Section 13.08, Lender may do so whenever, in its judgment and discretion, the payment or advance seems necessary or desirable to protect the Property and the full security interest intended to be created by this Security Instrument. In connection with any payment or advance made pursuant to this Section 13.08, Lender has the option and is authorized, but in no event shall be obligated, to obtain a continuation report of title prepared by a title insurance company. The payments and the advances made by Lender pursuant to this Section 13.08 and the cost and expenses of said title report will be due and payable by Borrower on demand, together with interest at the Default Rate, and will be secured by this Security Instrument.

Section 13.09. Late Payment Charge . If any portion of the Debt (other than the principal portion of the Debt due on Maturity) is not paid in full on or before the day on which it is due and payable hereunder, Borrower shall pay to Lender an amount equal to five percent (5%) of such unpaid portion of the Debt (“ Late Charge ”) to defray the expense incurred by Lender in handling and processing such delinquent payment, and such amount shall constitute a part of the Debt.

Section 13.10. Recovery of Sums Required to Be Paid . Lender shall have the right from time to time to take action to recover any sum or sums which constitute a part of the Debt as the same become due and payable hereunder (after the expiration of any grace period or the giving of any notice herein provided, if any), without regard to whether or not the balance of the Debt shall be due, and without prejudice to the right of Lender thereafter to bring an action of foreclosure, or any other action, for a default or defaults by Borrower existing at the time such earlier action was commenced.

Section 13.11. Marshalling and Other Matters . Borrower hereby waives, to the fullest extent permitted by law, the benefit of all appraisement, valuation, stay, extension, reinstatement, redemption (both equitable and statutory) and homestead laws now or hereafter in force and all rights of marshalling in the event of any sale hereunder of the Property or any part thereof or any interest therein. Further, Borrower hereby expressly waives any and all rights of redemption from sale under any order or decree of foreclosure of this Security Instrument on behalf of Borrower, whether equitable or statutory and on behalf of each and every Person acquiring any interest in or title to the Property or any part thereof subsequent to the date of this Security Instrument and on behalf of all Persons to the fullest extent permitted by applicable law.

 

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Section 13.12. Tax Reduction Proceedings . After an Event of Default, Borrower shall be deemed to have appointed Lender as its attorney-in-fact to seek a reduction or reductions in the assessed valuation of the Property for real property tax purposes or for any other purpose and to prosecute any action or proceeding in connection therewith. This power, being coupled with an interest, shall be irrevocable for so long as any part of the Debt remains unpaid and any Event of Default shall be continuing.

Section 13.13. General Provisions Regarding Remedies .

(a)  Right to Terminate Proceedings . Lender may terminate or rescind any proceeding or other action brought in connection with its exercise of the remedies provided in Section 13.02 at any time before the conclusion thereof, as determined in Lender’s sole discretion and without prejudice to Lender.

(b)  No Waiver or Release . The failure of Lender to exercise any right, remedy or option provided in the Loan Documents shall not be deemed a waiver of such right, remedy or option or of any covenant or obligation contained in the Loan Documents. No acceptance by Lender of any payment after the occurrence of an Event of Default and no payment by Lender of any payment or obligation for which Borrower is liable hereunder shall be deemed to waive or cure any Event of Default. No sale of all or any portion of the Property, no forbearance on the part of Lender, and no extension of time for the payment of the whole or any portion of the Debt or any other indulgence given by Lender to Borrower or any other Person, shall operate to release or in any manner affect the interest of Lender in the Property or the liability of Borrower to pay the Debt. No waiver by Lender shall be effective unless it is in writing and then only to the extent specifically stated.

(c)  No Impairment; No Releases . The interests and rights of Lender under the Loan Documents shall not be impaired by any indulgence, including (i) any renewal, extension or modification which Lender may grant with respect to any of the Debt; (ii) any surrender, compromise, release, renewal, extension, exchange or substitution which Lender may grant with respect to the Property or any portion thereof; or (iii) any release or indulgence granted to any maker, endorser, guarantor or surety of any of the Debt.

ARTICLE XIV: COMPLIANCE WITH REQUIREMENTS

Section 14.01. Compliance with Legal Requirements . (a) Borrower shall promptly comply with all present and future Legal Requirements, foreseen and unforeseen, ordinary and extraordinary, whether requiring structural or nonstructural repairs or alterations including, without limitation, all zoning, subdivision, building, safety and environmental protection, land use and development Legal Requirements, all Legal Requirements which may be applicable to the curbs adjoining the Property or to the use or manner of use thereof, and all rent control, rent stabilization and all other similar Legal Requirements relating to rents charged and/or collected in connection with the Leases. Borrower represents and warrants that the Property is in compliance in all respects with all Legal Requirements as of the date hereof, no notes or notices of violations of any Legal Requirements have been entered or received by Borrower and there is no basis for the entering of such notes or notices.

(b) Borrower shall have the right to contest by appropriate legal proceedings diligently conducted in good faith, without cost or expense to Lender, the validity or application of any Legal Requirement and to suspend compliance therewith if permitted under applicable Legal Requirements, provided (i) failure to comply therewith may not subject Lender to any civil or criminal liability, (ii) prior to and during such contest, Borrower shall furnish to Lender security reasonably satisfactory to Lender, in its reasonable discretion, against loss or injury by reason of such contest or non-compliance with such Legal Requirement, (iii) no Event of Default shall exist during such proceedings and such contest shall not otherwise violate any of the provisions of any of the Loan Documents, (iv) such contest shall not (unless Borrower shall comply with the provisions of clause (ii) of this Section 14.01(b)) subject the Property to any lien or encumbrance the enforcement of which is not suspended or otherwise affect the priority of the lien of this Security Instrument; (v) such contest shall not affect the ownership, use or occupancy of the Property; (vi) the Property or any part thereof or any interest therein shall not be in any immediate danger of being sold, forfeited or lost by reason of such contest by Borrower; (vii) Borrower shall give Lender prompt notice of the commencement of such proceedings and, upon request by Lender, notice of the status of such proceedings and/or confirmation of the continuing satisfaction of the conditions set forth in clauses (i) -(vi) of this Section

 

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14.01(b); and (viii) upon a final determination of such proceeding, Borrower shall take all steps necessary to comply with any requirements arising therefrom.

(c) Borrower shall at all times comply with all applicable Legal Requirements with respect to the construction, use and maintenance of any vaults adjacent to the Property. If by reason of the failure to pay taxes, assessments, charges, permit fees, franchise taxes or levies of any kind or nature, the continued use of the vaults adjacent to Property or any part thereof is discontinued, Borrower nevertheless shall, with respect to any vaults which may be necessary for the continued use of the Property, take such steps (including the making of any payment) to ensure the continued use of vaults or replacements.

Section 14.02. Compliance with Recorded Documents; No Future Grants . Borrower shall promptly perform and observe or cause to be performed and observed, all of the terms, covenants and conditions of all Property Agreements and all things necessary to preserve intact and unimpaired any and all appurtenances or other interests or rights affecting the Property.

ARTICLE XV: DEFEASANCE; PREPAYMENT

Section 15.01. Defeasance; Prepayment . (a) Except as set forth in this Section 15.01, no prepayment or defeasance of the Debt may be made by or on behalf of Borrower in whole or in part.

(b) Borrower may defease the Loan at any time subsequent to the earlier to occur of (x) the second (2nd) anniversary of a Securitization or (y) the third (3rd) anniversary of the date hereof and prior to the calendar month immediately preceding the Maturity Date, in whole or, from time to time, in part, as of the last day of an Interest Accrual Period, it being acknowledged that Borrower may defease the Loan on a day other than the last day of an Interest Accrual Period, provided that Borrower pays all interest which would otherwise be due to Lender through the end of such Interest Accrual Period, in accordance with the following provisions:

(i) Lender shall have received from Borrower, not less than thirty (30) days’, nor more than ninety (90) days’, prior written notice specifying the date proposed for such defeasance and the amount which is to be defeased, which proposed date shall be as of a Payment Date (which notice shall be revocable by Borrower three (3) times during the term of the Loan by giving Lender not less than two (2) Business Days prior written notice of such revocation, provided that Borrower shall remain obligated to pay Lender’s costs and expenses including, without limitation, breakage costs incurred by Lender in connection with such revocation).

(ii) Borrower shall also pay to Lender all interest due through and including the last day of the Interest Accrual Period ending on the day prior to the Payment Date in which such defeasance is being made, together with any and all other amounts due and owing pursuant to the terms of the Note, this Security Instrument or the other Loan Documents, including, without limitation, any costs incurred in connection with a defeasance.

(iii) No Event of Default shall have occurred and be continuing.

(iv) Borrower shall (A) either pay the Defeasance Deposit, or if Borrower shall elect, purchase the Federal Obligations and (B) deliver to Lender (1) a security agreement, in form and substance reasonably satisfactory to Lender, creating a first priority lien on the Defeasance Deposit (if applicable) and the Federal Obligations purchased by or on behalf of Borrower in accordance with the terms of this Section 15.01(b)(iv) (the “ Security Agreement ”); (2) an Officer’s Certificate certifying that the requirements set forth in this Section 15.01(b)(iv) have been satisfied; (3) an opinion of counsel for Borrower in form and substance reasonably satisfactory to Lender stating, among other things, that (x) Lender has a perfected security interest in the Defeasance Deposit (if applicable) and a first priority perfected security interest in the Federal Obligations purchased by Lender on behalf of Borrower or by Borrower, as applicable, (y) the contemplated defeasance will not result in any deemed exchange pursuant to Section 1001 of the Code of

 

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the Note and will not adversely affect the Note’s or, if applicable, the undefeased Note’s status as indebtedness for Federal income tax purposes and (z) any trust formed as a “real estate mortgage investment conduit” within the meaning of Section 860D of the Code (“ REMIC ”) in connection with a Securitization will not fail to maintain its status as a REMIC as a result of such defeasance; (4) in the event that only a portion of the Loan is being defeased, Borrower shall execute and deliver all necessary documents to split the Note into two substitute notes, one having a principal balance equal to the defeased portion of the Note (the “ Defeased Note ”) and one note having a principal balance equal to the undefeased portion of the Note (the “ Undefeased Note ”), the amortization schedule for which notes shall be calculated, in the case of a Defeased Note, or recalculated, in the case of an Undefeased Note, to amortize the respective principal balances of each on the same schedule as the Note (including, without limitation, the payment of the Principal Amount due on the Maturity Date); (5) a certificate, in form and substance reasonably satisfactory to Lender from a nationally recognized Independent certified public accountant confirming that the requirements of this Section 15.01(b) have been satisfied; and (6) such other certificates, documents, opinions or instruments as Lender may reasonably request. Borrower reserves the right to purchase Federal Obligations with and in lieu of making the Defeasance Deposit which provide Scheduled Defeasance Payments, and, if Borrower shall deliver the Defeasance Deposit to Lender, appoints Lender as its agent and attorney-in-fact, coupled with an interest (which appointment will not be exercised if Borrower notifies Lender in writing in the notice provided for in Section 15.01(b)(i) that Borrower will purchase the Federal Obligations), for the purpose of using the Defeasance Deposit to purchase Federal Obligations which provide Scheduled Defeasance Payments, and Lender shall, upon receipt of the Defeasance Deposit, purchase such Federal Obligations on behalf of Borrower. Borrower, pursuant to the Security Agreement or other appropriate document, shall authorize and direct that the payments received from the Federal Obligations shall be made directly to Lender and applied to satisfy the obligations of Borrower under the Defeased Note. The Defeased Note and the Undefeased Note shall have identical terms as the Note, except for the principal balance. A Defeased Note cannot be the subject of a further defeasance.

(v) The Rating Agencies shall have confirmed in writing that any rating issued by the Rating Agencies in connection with the Securitization will not, as a result of the proposed defeasance, be downgraded, from the then current ratings thereof, qualified or withdrawn.

(vi) If the Loan is to be defeased and Borrower is requesting a release of the Property in connection with such defeasance, such defeasance shall be to facilitate the disposition or refinancing of the Property or in connection with any other customary transaction within the meaning of Treas. Reg. 1.860G-(2)(a)(8)(iii).

(vii) If Borrower shall continue to own any assets other than the Defeasance Deposit, Borrower shall establish or designate a special-purpose bankruptcy-remote successor entity reasonably acceptable to Lender (the “Successor Borrower”), with respect to which a substantive nonconsolidation opinion satisfactory in form and substance reasonably satisfactory to Lender has been delivered to Lender and Borrower shall transfer and assign to the Successor Borrower all obligations, rights and duties under the Note and the Security Agreement, together with the pledged Defeasance Deposit. The Successor Borrower shall assume the obligations of Borrower under the Note and the Security Agreement and Borrower shall be relieved of its obligations hereunder and thereunder. Borrower shall pay Ten and No/100 Dollars ($10.00) to the Successor Borrower as consideration for assuming such Borrower obligations.

(viii) In the event the Loan is defeased in full in accordance with the terms hereof, Lender shall release all reserves, escrows and guaranties relating to the Loan to Borrower and the Property shall be released from the lien of this Security Instrument and any other Loan Documents.

(c) At any time subsequent to the Payment Date occurring in February, 2017 (the “ Lockout Expiration Date ”), Borrower may prepay the Loan, in whole, but not in part, as of the last day of an Interest Accrual Period, it being acknowledged that Borrower may prepay the Loan on a day other than the last day of an Interest

 

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Accrual Period, provided that Borrower pays all interest which would otherwise be due to Lender through the end of such Interest Accrual Period, in accordance with the following provisions:

(i) Lender shall have received from Borrower not less than thirty (30) days , nor more than ninety (90) days, prior written notice specifying the date proposed for such prepayment and the amount which is to be prepaid (which notice shall be revocable by Borrower up to two (2) times during the term of the Loan by giving Lender not less than one (1) Business Day prior written notice of such revocation, provided that Borrower shall remain obligated to pay Lender’s costs and expenses including, without limitation, breakage costs incurred by Lender in connection with such revocation).

(ii) Borrower shall also pay to Lender all interest due through and including the last day of the Interest Accrual Period in which such prepayment is being made, together with any and all other amounts due and owing pursuant to the terms of the Note, this Security Instrument or the other Loan Documents.

(iii) Any partial prepayment shall be in a minimum amount not less than $25,000 and shall be in whole multiples of $1,000 in excess thereof.

(iv) No Event of Default shall have occurred and be continuing.

(v) Any partial prepayment of the Principal Amount, including, without limitation, Unscheduled Payments, shall be applied to the installments of principal last due hereunder and shall not release or relieve Borrower from the obligation to pay the regularly scheduled installments of principal and interest becoming due under the Note.

Section 15.02. Intentionally Omitted

ARTICLE XVI: ENVIRONMENTAL COMPLIANCE

Section 16.01. Covenants, Representations and Warranties . (a) Borrower has not, at any time, and, to Borrower’s best knowledge after due inquiry and investigation, except as set forth in the Environmental Report, no other Person has at any time, handled, buried, stored, retained, refined, transported, processed, manufactured, generated, produced, spilled, allowed to seep, leak, escape or leach, or pumped, poured, emitted, emptied, discharged, injected, dumped, transferred or otherwise disposed of or dealt with Hazardous Materials on, to or from the Premises or any other real property owned and/or occupied by Borrower, and Borrower does not intend to and shall not use the Property or any part thereof or any such other real property for the purpose of handling, burying, storing, retaining, refining, transporting, processing, manufacturing, generating, producing, spilling, seeping, leaking, escaping, leaching, pumping, pouring, emitting, emptying, discharging, injecting, dumping, transferring or otherwise disposing of or dealing with Hazardous Materials, except for use and storage for use of heating oil, cleaning fluids, pesticides and other substances customarily used in the operation of properties that are being used for the same purposes as the Property is presently being used, provided such use and/or storage for use is in compliance with the requirements hereof and the other Loan Documents and does not give rise to liability under applicable Legal Requirements or Environmental Statutes or be the basis for a lien against the Property or any part thereof. In addition, without limitation to the foregoing provisions, Borrower represents and warrants that, to the best of its knowledge, after due inquiry and investigation, except as previously disclosed in writing to Lender or in the Environmental Report, there is no asbestos in, on, over, or under all or any portion of the fire-proofing or any other portion of the Property.

(b) Borrower, after due inquiry and investigation, knows of no seepage, leak, escape, leach, discharge, injection, release, emission, spill, pumping, pouring, emptying or dumping of Hazardous Materials into waters on, under or adjacent to the Property or any part thereof or any other real property owned and/or occupied by Borrower, or onto lands from which such Hazardous Materials might seep, flow or drain into such waters, except as disclosed in the Environmental Report or as permitted by applicable Legal Requirements.

 

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(c) Borrower shall not permit any Hazardous Materials to be handled, buried, stored, retained, refined, transported, processed, manufactured, generated, produced, spilled, allowed to seep, leak, escape or leach, or to be pumped, poured, emitted, emptied, discharged, injected, dumped, transferred or otherwise disposed of or dealt with on, under, to or from the Property or any portion thereof at any time, except for use and storage for use of heating oil, ordinary cleaning fluids, pesticides and other substances customarily used in the operation of properties that are being used for the same purposes as the Property is presently being used, provided such use and/or storage for use is in compliance with the requirements hereof and the other Loan Documents and does not give rise to liability under applicable Legal Requirements or be the basis for a lien against the Property or any part thereof.

(d) Borrower represents and warrants that no actions, suits, or proceedings have been commenced, or are pending, or to the best knowledge of Borrower, are threatened with respect to any Legal Requirement governing the use, manufacture, storage, treatment, transportation, or processing of Hazardous Materials with respect to the Property or any part thereof. Borrower has received no notice of, and, except as disclosed in the Environmental Report, after due inquiry, has no knowledge of any fact, condition, occurrence or circumstance which with notice or passage of time or both would give rise to a claim under or pursuant to any Environmental Statute pertaining to Hazardous Materials on, in, under or originating from the Property or any part thereof or any other real property owned or occupied by Borrower or arising out of the conduct of Borrower, including, without limitation, pursuant to any Environmental Statute.

(e) Borrower has not waived any Person’s liability with regard to Hazardous Materials in, on, under or around the Property, nor has Borrower retained or assumed, contractually or by operation of law, any other Person’s liability relative to Hazardous Materials or any claim, action or proceeding relating thereto.

(f) In the event that there shall be filed a lien against the Property or any part thereof pursuant to any Environmental Statute pertaining to Hazardous Materials, Borrower shall, within sixty (60) days or, in the event that the applicable Governmental Authority has commenced steps to cause the Premises or any part thereof to be sold pursuant to the lien, within fifteen (15) days, from the date that Borrower receives notice of such lien, either (i) pay the claim and remove the lien from the Property, or (ii) furnish (A) a bond reasonably satisfactory to Lender in the amount of the claim out of which the lien arises, (B) a cash deposit in the amount of the claim out of which the lien arises, or (C) other security reasonably satisfactory to Lender in an amount sufficient to discharge the claim out of which the lien arises.

(g) Borrower represents and warrants that (i) except as disclosed in the Environmental Report, Borrower has no knowledge of any violation of any Environmental Statute or any Environmental Problem in connection with the Property, nor has Borrower been requested or required by any Governmental Authority to perform any remedial activity or other responsive action in connection with any Environmental Problem and (ii) to Borrower’s knowledge and except as disclosed in the Environmental Report neither the Property nor any other property owned by Borrower is included or, to Borrower’s best knowledge, after due inquiry and investigation, proposed for inclusion on the National Priorities List issued pursuant to CERCLA by the United States Environmental Protection Agency (the “ EPA ”) or on the inventory of other potential “Problem” sites issued by the EPA or has been identified by the EPA as a potential CERCLA site or included or, to Borrower’s knowledge, after due inquiry and investigation, proposed for inclusion on any list or inventory issued pursuant to any other Environmental Statute, if any, or issued by any other Governmental Authority. Borrower covenants that Borrower will comply with all Environmental Statutes affecting or imposed upon Borrower or the Property.

(h) Borrower covenants that it shall promptly notify Lender of the presence and/or release of any Hazardous Materials in amounts which are required by applicable Legal Requirements to be reported to and Governmental Authority and of any request for information or any inspection of the Property or any part thereof by any Governmental Authority with respect to any Hazardous Materials and provide Lender with copies of such request and any response to any such request or inspection. Borrower covenants that it shall, in compliance with applicable Legal Requirements, conduct and complete all investigations, studies, sampling and testing (and promptly shall provide Lender with copies of any such studies and the results of any such test) and all remedial, removal and other actions necessary to clean up and remove all Hazardous Materials in, on, over, under, from or affecting the

 

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Property or any part thereof in accordance with all such Legal Requirements applicable to the Property or any part thereof to the satisfaction of Lender.

(i) Following the occurrence of an Event of Default hereunder, and without regard to whether Lender shall have taken possession of the Property or a receiver has been requested or appointed or any other right or remedy of Lender has or may be exercised hereunder or under any other Loan Document, Lender shall have the right (but no obligation) to conduct such investigations, studies, sampling and/or testing of the Property or any part thereof as Lender may, in its discretion, determine to conduct, relative to Hazardous Materials. All costs and expenses incurred in connection therewith including, without limitation, consultants’ fees and disbursements and laboratory fees, shall constitute a part of the Debt and shall, upon demand by Lender, be immediately due and payable and shall bear interest at the Default Rate from the date so demanded by Lender until reimbursed. Borrower shall, at its sole cost and expense, fully and expeditiously cooperate in all such investigations, studies, samplings and/or testings including, without limitation, providing all relevant information and making knowledgeable people available for interviews.

(j) Borrower represents and warrants that except in accordance with all applicable Environmental Statutes and as disclosed in the Environmental Report, (i) no underground treatment or storage tanks or pumps or water, gas, or oil wells are or, to Borrower’s knowledge, have been located about the Property, (ii) no PCBs or transformers, capacitors, ballasts or other equipment that contain dielectric fluid containing PCBs are located about the Property, (iii) no insulating material containing urea formaldehyde is located about the Property and (iv) no asbestos-containing material is located about the Property.

Section 16.02. Environmental Indemnification . Borrower shall defend, indemnify and hold harmless the Indemnified Parties for, from and against any claims, demands, penalties, fines, liabilities, settlements, damages, costs and expenses of whatever kind or nature, known or unknown, contingent or otherwise, whether incurred or imposed within or outside the judicial process, including, without limitation, reasonable attorneys’ and consultants’ fees and disbursements and investigations and laboratory fees arising out of, or in any way related to any Environmental Problem, including without limitation:

(a) the presence, disposal, escape, seepage, leakage, spillage, discharge, emission, release or threat of release of any Hazardous Materials in, on, over, under, from or affecting the Property or any part thereof whether or not disclosed by the Environmental Report;

(b) any personal injury (including wrongful death, disease or other health condition related to or caused by, in whole or in part, any Hazardous Materials) or property damage (real or personal) arising out of or related to any Hazardous Materials in, on, over, under, from or affecting the Property or any part thereof whether or not disclosed by the Environmental Report;

(c) any action, suit or proceeding brought or threatened, settlement reached, or order of any Governmental Authority relating to such Hazardous Material whether or not disclosed by the Environmental Report; and/or

(d) any violation of the provisions, covenants, representations or warranties of Section 16.01 hereof or of any Legal Requirement which is based on or in any way related to any Hazardous Materials in, on, over, under, from or affecting the Property or any part thereof including, without limitation, the cost of any work performed and materials furnished in order to comply therewith whether or not disclosed by the Environmental Report.

Notwithstanding the foregoing provisions of this Section 16.02 to the contrary, Borrower shall have no obligation to indemnify Lender for liabilities, claims, damages, penalties, causes of action, costs and expenses relative to the foregoing which result directly from (A) Lender’s willful misconduct or gross negligence, or (B) Hazardous Materials initially placed in, on or under the Property after Lender takes title to the Property after foreclosure or delivery of a deed in lieu thereof. Any amounts payable to Lender by reason of the application of this Section 16.02 shall be secured by this Security Instrument and shall, upon demand by Lender, become immediately due and payable and shall bear interest at the Default Rate from the date so demanded by Lender until paid.

 

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This indemnification shall survive the termination of this Security Instrument whether by repayment of the Debt, foreclosure or deed in lieu thereof, assignment, or otherwise. The indemnity provided for in this Section 16.02 shall not be included in any exculpation of Borrower from personal liability provided for in this Security Instrument or in any of the other Loan Documents. Nothing in this Section 16.02 shall be deemed to deprive Lender of any rights or remedies otherwise available to Lender, including, without limitation, those rights and remedies provided elsewhere in this Security Instrument or the other Loan Documents.

ARTICLE XVII: ASSIGNMENTS

Section 17.01. Participations and Assignments . Lender shall have the right to assign this Security Instrument and/or any of the Loan Documents, and to transfer, assign or sell participations and subparticipations (including blind or undisclosed participations and subparticipations) in the Loan Documents and the obligations hereunder to any Person; provided, however, that no such participation shall increase, decrease or otherwise affect either Borrower’s or Lender’s obligations under this Security Instrument or the other Loan Documents.

ARTICLE XVIII: MISCELLANEOUS

Section 18.01. Right of Entry . Lender and its agents shall have the right to enter and inspect the Property or any part thereof at all reasonable times, and, except in the event of an emergency, upon reasonable notice and to inspect Borrower’s books and records and to make abstracts and reproductions thereof.

Section 18.02. Cumulative Rights . The rights of Lender under this Security Instrument shall be separate, distinct and cumulative and none shall be given effect to the exclusion of the others. No act of Lender shall be construed as an election to proceed under any one provision herein to the exclusion of any other provision. Lender shall not be limited exclusively to the rights and remedies herein stated but shall be entitled, subject to the terms of this Security Instrument, to every right and remedy now or hereafter afforded by law.

Section 18.03. Liability . If Borrower consists of more than one Person, the obligations and liabilities of each such Person hereunder shall be joint and several.

Section 18.04. Exhibits Incorporated . The information set forth on the cover hereof, and the Exhibits annexed hereto, are hereby incorporated herein as a part of this Security Instrument with the same effect as if set forth in the body hereof.

Section 18.05. Severable Provisions . If any term, covenant or condition of the Loan Documents including, without limitation, the Note or this Security Instrument, is held to be invalid, illegal or unenforceable in any respect, such Loan Document shall be construed without such provision.

Section 18.06. Duplicate Originals . This Security Instrument may be executed in any number of duplicate originals and each such duplicate original shall be deemed to constitute but one and the same instrument.

Section 18.07. No Oral Change . The terms of this Security Instrument, together with the terms of the Note and the other Loan Documents, constitute the entire understanding and agreement of the parties hereto and supersede all prior agreements, understandings and negotiations between Borrower and Lender with respect to the Loan. This Security Instrument, and any provisions hereof, may not be modified, amended, waived, extended, changed, discharged or terminated orally or by any act on the part of Borrower or Lender, but only by an agreement in writing signed by the party against whom enforcement of any modification, amendment, waiver, extension, change, discharge or termination is sought.

Section 18.08. Waiver of Counterclaim, Etc . BORROWER HEREBY WAIVES THE RIGHT TO ASSERT A COUNTERCLAIM, OTHER THAN A COMPULSORY COUNTERCLAIM, IN ANY ACTION OR PROCEEDING BROUGHT AGAINST IT BY LENDER OR ITS AGENTS, AND WAIVES TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER OR IN

 

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ANY COUNTERCLAIM BORROWER MAY BE PERMITTED TO ASSERT HEREUNDER OR WHICH MAY BE ASSERTED BY LENDER OR ITS AGENTS, AGAINST BORROWER, OR IN ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS SECURITY INSTRUMENT OR THE DEBT.

Section 18.09. Headings; Construction of Documents; etc . The table of contents, headings and captions of various paragraphs of this Security Instrument are for convenience of reference only and are not to be construed as defining or limiting, in any way, the scope or intent of the provisions hereof. Borrower acknowledges that it was represented by competent counsel in connection with the negotiation and drafting of this Security Instrument and the other Loan Documents and that neither this Security Instrument nor the other Loan Documents shall be subject to the principle of construing the meaning against the Person who drafted same.

Section 18.10. Sole Discretion of Lender . Whenever Lender exercises any right given to it to approve or disapprove, or any arrangement or term is to be satisfactory to Lender, the decision of Lender to approve or disapprove or to decide that arrangements or terms are satisfactory or not satisfactory shall be in the sole discretion of Lender and shall be final and conclusive, except as may be otherwise specifically provided herein.

Section 18.11. Waiver of Notice . Borrower shall not be entitled to any notices of any nature whatsoever from Lender except with respect to matters for which the Loan Documents specifically and expressly provide for the giving of notice by Lender to Borrower and except with respect to matters for which Borrower is not, pursuant to applicable Legal Requirements, permitted to waive the giving of notice.

Section 18.12. Covenants Run with the Land . All of the grants, covenants, terms, provisions and conditions herein shall run with the Premises, shall be binding upon Borrower and shall inure to the benefit of Lender, subsequent holders of this Security Instrument and their successors and assigns. Without limitation to any provision hereof, the term “Borrower” shall include and refer to the borrower named herein, any subsequent owner of the Property, and its respective heirs, executors, legal representatives, successors and assigns. The representations, warranties and agreements contained in this Security Instrument and the other Loan Documents are intended solely for the benefit of the parties hereto, shall confer no rights hereunder, whether legal or equitable, in any other Person and no other Person shall be entitled to rely thereon.

Section 18.13. Applicable Law . THIS SECURITY INSTRUMENT WAS NEGOTIATED IN NEW YORK, AND MADE BY BORROWER AND ACCEPTED BY LENDER IN THE STATE OF NEW YORK, AND THE PROCEEDS OF THE NOTE WERE DISBURSED FROM NEW YORK, WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS, INCLUDING, WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION, VALIDITY AND PERFORMANCE. THIS SECURITY INSTRUMENT AND THE OBLIGATIONS ARISING HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE AND PERFORMED IN SUCH STATE AND ANY APPLICABLE LAW OF THE UNITED STATES OF AMERICA, EXCEPT THAT AT ALL TIMES THE PROVISIONS FOR THE CREATION, PERFECTION, PRIORITY, ENFORCEMENT AND FORECLOSURE OF THE LIENS AND SECURITY INTERESTS CREATED HEREUNDER SHALL BE GOVERNED BY AND CONSTRUED ACCORDING TO THE LAW OF THE STATE IN WHICH THE PREMISES ARE LOCATED, IT BEING UNDERSTOOD THAT, TO THE FULLEST EXTENT PERMITTED BY THE LAW OF SUCH STATE, THE LAW OF THE STATE OF NEW YORK SHALL GOVERN THE VALIDITY AND ENFORCEABILITY OF ALL LOAN DOCUMENTS, AND THE DEBT OR OBLIGATIONS ARISING HEREUNDER.

Section 18.14. Security Agreement . (a) (i) This Security Instrument is both a real property mortgage, deed to secure debt or deed of trust, as applicable, and a “security agreement” within the meaning of the UCC. The Property includes both real and personal property and all other rights and interests, whether tangible or intangible in nature, of Borrower in the Property. This Security Instrument is filed as a fixture filing and covers goods which are or are to become fixtures on the Property. Borrower by executing and delivering this Security Instrument has granted to Lender, as security for the Debt, a security interest in the Property to the full extent that the Property may

 

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be subject to the UCC (said portion of the Property so subject to the UCC being called in this Section 18.14 the “ Collateral ”). If an Event of Default shall occur, Lender, in addition to any other rights and remedies which it may have, shall have and may exercise immediately and without demand, any and all rights and remedies granted to a secured party upon default under the UCC, including, without limiting the generality of the foregoing, the right to take possession of the Collateral or any part thereof, and to take such other measures as Lender may deem necessary for the care, protection and preservation of the Collateral. Upon request or demand of Lender following an Event of Default, Borrower shall, at its expense, assemble the Collateral and make it available to Lender at a convenient place acceptable to Lender. Borrower shall pay to Lender on demand any and all expenses, including reasonable legal expenses and attorneys’ fees, incurred or paid by Lender in protecting its interest in the Collateral and in enforcing its rights hereunder with respect to the Collateral. Any disposition pursuant to the UCC of so much of the Collateral as may constitute personal property shall be considered commercially reasonable if made pursuant to a public sale which is advertised at least twice in a newspaper in which sheriff’s sales are advertised in the county where the Premises is located. Any notice of sale, disposition or other intended action by Lender with respect to the Collateral given to Borrower in accordance with the provisions hereof at least ten (10) days prior to such action, shall constitute reasonable notice to Borrower. The proceeds of any disposition of the Collateral, or any part thereof, may be applied by Lender to the payment of the Debt in such priority and proportions as Lender in its discretion shall deem proper. It is not necessary that the Collateral be present at any disposition thereof. Lender shall have no obligation to clean-up or otherwise prepare the Collateral for disposition.

(ii) The mention in a financing statement filed in the records normally pertaining to personal property of any portion of the Property shall not derogate from or impair in any manner the intention of this Security Instrument. Lender hereby declares that all items of Collateral are part of the real property encumbered hereby to the fullest extent permitted by law, regardless of whether any such item is physically attached to the Improvements or whether serial numbers are used for the better identification of certain items. Specifically, the mention in any such financing statement of any items included in the Property shall not be construed to alter, impair or impugn any rights of Lender as determined by this Security Instrument or the priority of Lender’s lien upon and security interest in the Property in the event that notice of Lender’s priority of interest as to any portion of the Property is required to be filed in accordance with the UCC to be effective against or take priority over the interest of any particular class of persons, including the federal government or any subdivision or instrumentality thereof. No portion of the Collateral constitutes or is the proceeds of “Farm Products”, as defined in the UCC.

(iii) If Borrower is at any time a beneficiary under a letter of credit now or hereafter issued in favor of Borrower, Borrower shall promptly notify Lender thereof and, at the request and option of Lender, Borrower shall, pursuant to an agreement in form and substance satisfactory to Lender, either (A) arrange for the issuer and any confirmer of such letter of credit to consent to an assignment to Lender of the proceeds of any drawing under the letter of credit or (B) arrange for Lender to become the transferee beneficiary of the letter of credit, with Lender agreeing, in each case, that the proceeds of any drawing under the letter to credit are to be applied as provided in this Security Instrument.

(iv) Borrower and Lender acknowledge that for the purposes of Article 9 of the UCC, the law of the State of New York shall be the law of the jurisdiction of the bank in which the Central Account is located.

(v) Lender may comply with any applicable Legal Requirements in connection with the disposition of the Collateral, and Lender’s compliance therewith will not be considered to adversely affect the commercial reasonableness of any sale of the Collateral.

(vi) Lender may sell the Collateral without giving any warranties as to the Collateral. Lender may specifically disclaim any warranties of title, possession, quiet enjoyment or the like. This procedure will not be considered to adversely affect the commercial reasonableness of any sale of the Collateral.

(vii) If Lender sells any of the Collateral upon credit, Borrower will be credited only with payments actually made by the purchaser, received by Lender and applied to the indebtedness of Borrower.

 

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In the event the purchaser of the Collateral fails to fully pay for the Collateral, Lender may resell the Collateral and Borrower will be credited with the proceeds of such sale.

(b) Borrower hereby irrevocably appoints Lender as its attorney-in-fact, coupled with an interest, to file with the appropriate public office on its behalf any financing or other statements signed only by Lender, as secured party, or, to the extent permitted under the UCC, unsigned, in connection with the Collateral covered by this Security Instrument.

Section 18.15. Actions and Proceedings . Lender has the right to appear in and defend any action or proceeding brought with respect to the Property in its own name or, if required by Legal Requirements or, if in Lender’s reasonable judgment, it is necessary, in the name and on behalf of Borrower, which Lender believes will adversely affect the Property or this Security Instrument and to bring any action or proceedings, in its name or in the name and on behalf of Borrower, which Lender, in its discretion, decides should be brought to protect its interest in the Property.

Section 18.16. Usury Laws . This Security Instrument and the Note are subject to the express condition, and it is the expressed intent of the parties, that at no time shall Borrower be obligated or required to pay interest on the principal balance due under the Note at a rate which could subject the holder of the Note to either civil or criminal liability as a result of being in excess of the maximum interest rate which Borrower is permitted by law to contract or agree to pay. If by the terms of this Security Instrument or the Note, Borrower is at any time required or obligated to pay interest on the principal balance due under the Note at a rate in excess of such maximum rate, such rate of interest shall be deemed to be immediately reduced to such maximum rate and the interest payable shall be computed at such maximum rate and all prior interest payments in excess of such maximum rate shall be applied and shall be deemed to have been payments in reduction of the principal balance of the Note. No application to the principal balance of the Note pursuant to this Section 18.16 shall give rise to any requirement to pay any prepayment fee or charge of any kind due hereunder, if any.

Section 18.17. Remedies of Borrower . In the event that a claim or adjudication is made that Lender has acted unreasonably or unreasonably delayed acting in any case where by law or under the Note, this Security Instrument or the Loan Documents, it has an obligation to act reasonably or promptly, Lender shall not be liable for any monetary damages, and Borrower’s remedies shall be limited to injunctive relief or declaratory judgment.

Section 18.18. Offsets, Counterclaims and Defenses . Any assignee of this Security Instrument, the Assignment and the Note shall take the same free and clear of all offsets, counterclaims or defenses which are unrelated to the Note, the Assignment or this Security Instrument which Borrower may otherwise have against any assignor of this Security Instrument, the Assignment and the Note and no such unrelated counterclaim or defense shall be interposed or asserted by Borrower in any action or proceeding brought by any such assignee upon this Security Instrument, the Assignment or the Note and any such right to interpose or assert any such unrelated offset, counterclaim or defense in any such action or proceeding is hereby expressly waived by Borrower.

Section 18.19. No Merger . If Borrower’s and Lender’s estates become the same including, without limitation, upon the delivery of a deed by Borrower in lieu of a foreclosure sale, or upon a purchase of the Property by Lender in a foreclosure sale, this Security Instrument and the lien created hereby shall not be destroyed or terminated by the application of the doctrine of merger and in such event Lender shall continue to have and enjoy all of the rights and privileges of Lender as to the separate estates; and, as a consequence thereof, upon the foreclosure of the lien created by this Security Instrument, any Leases or subleases then existing and created by Borrower shall not be destroyed or terminated by application of the law of merger or as a result of such foreclosure unless Lender or any purchaser at any such foreclosure sale shall so elect. No act by or on behalf of Lender or any such purchaser shall constitute a termination of any Lease or sublease unless Lender or such purchaser shall give written notice thereof to such lessee or sublessee.

Section 18.20. Restoration of Rights . In case Lender shall have proceeded to enforce any right under this Security Instrument by foreclosure sale, entry or otherwise, and such proceedings shall have been discontinued or abandoned for any reason or shall have been determined adversely, then, in every such case, Borrower and

 

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Lender shall be restored to their former positions and rights hereunder with respect to the Property subject to the lien hereof.

Section 18.21. Waiver of Statute of Limitations . The pleadings of any statute of limitations as a defense to any and all obligations secured by this Security Instrument are hereby waived to the full extent permitted by Legal Requirements.

Section 18.22. Advances . This Security Instrument shall cover any and all advances made pursuant to the Loan Documents, rearrangements and renewals of the Debt and all extensions in the time of payment thereof, even though such advances, extensions or renewals be evidenced by new promissory notes or other instruments hereafter executed and irrespective of whether filed or recorded. Likewise, the execution of this Security Instrument shall not impair or affect any other security which may be given to secure the payment of the Debt, and all such additional security shall be considered as cumulative. The taking of additional security, execution of partial releases of the security, or any extension of time of payment of the Debt shall not diminish the force, effect or lien of this Security Instrument and shall not affect or impair the liability of Borrower and shall not affect or impair the liability of any maker, surety, or endorser for the payment of the Debt.

Section 18.23. Application of Default Rate Not a Waiver . Application of the Default Rate shall not be deemed to constitute a waiver of any Default or Event of Default or any rights or remedies of Lender under this Security Instrument, any other Loan Document or applicable Legal Requirements, or a consent to any extension of time for the payment or performance of any obligation with respect to which the Default Rate may be invoked.

Section 18.24. Intervening Lien . To the fullest extent permitted by law, any agreement hereafter made pursuant to this Security Instrument shall be superior to the rights of the holder of any intervening lien.

Section 18.25. No Joint Venture or Partnership . Borrower and Lender intend that the relationship created hereunder be solely that of mortgagor and mortgagee or grantor and beneficiary or borrower and lender, as the case may be. Nothing herein is intended to create a joint venture, partnership, tenancy-in-common, or joint tenancy relationship between Borrower and Lender nor to grant Lender any interest in the Property other than that of mortgagee, beneficiary or lender.

Section 18.26. Time of the Essence . Time shall be of the essence in the performance of all obligations of Borrower hereunder.

Section 18.27. Borrower’s Obligations Absolute . Borrower acknowledges that Lender and/or certain Affiliates of Lender are engaged in the business of financing, owning, operating, leasing, managing, and brokering real estate and in other business ventures which may be viewed as adverse to or competitive with the business, prospect, profits, operations or condition (financial or otherwise) of Borrower. Except as set forth to the contrary in the Loan Documents, all sums payable by Borrower hereunder shall be paid without notice or demand, counterclaim, set-off, deduction or defense and without abatement, suspension, deferment, diminution or reduction, and the obligations and liabilities of Borrower hereunder shall in no way be released, discharged, or otherwise affected (except as expressly provided herein) by reason of: (a) any damage to or destruction of or any Taking of the Property or any portion thereof; (b) any restriction or prevention of or interference with any use of the Property or any portion thereof; (c) any title defect or encumbrance or any eviction from the Premises or any portion thereof by title paramount or otherwise; (d) any bankruptcy proceeding relating to Borrower, any General Partner, or any guarantor or indemnitor, or any action taken with respect to this Security Instrument or any other Loan Document by any trustee or receiver of Borrower or any such General Partner, guarantor or indemnitor, or by any court, in any such proceeding; (e) any claim which Borrower has or might have against Lender; (f) any default or failure on the part of Lender to perform or comply with any of the terms hereof or of any other agreement with Borrower; or (g) any other occurrence whatsoever, whether similar or dissimilar to the foregoing, whether or not Borrower shall have notice or knowledge of any of the foregoing.

Section 18.28. Publicity . All promotional news releases, publicity or advertising by Manager, Borrower or their respective Affiliates through any media intended to reach the general public shall not refer to the

 

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Loan Documents or the financing evidenced by the Loan Documents, or to Lender or to any of its Affiliates without the prior written approval of Lender or such Affiliate, as applicable, in each instance, such approval not to be unreasonably withheld or delayed. Notwithstanding anything herein to the contrary, Borrower shall be authorized to provide information relating to the Loan Documents or the financing evidenced by the Loan Documents, or to Lender or to any of its Affiliates, to rating agencies, underwriters, potential securities investors, auditors, regulatory authorities and to any Persons which may be entitled to such information by operation of law and without limiting the foregoing to issue press releases and make Form 8-K and other securities filings containing the above-described information as it or its counsel reasonably deems required by law. Lender shall be authorized to provide information relating to the Property, the Loan and matters relating thereto to rating agencies, underwriters, potential securities investors, auditors, regulatory authorities and to any Persons which may be entitled to such information by operation of law and may use basic transaction information (including, without limitation, the name of Borrower, the name and address of the Property and the Loan Amount) in press releases or other marketing materials.

Section 18.29. Securitization Opinions . In the event the Loan is included as an asset of a Securitization by Lender or any of its Affiliates, Borrower shall, within ten (10) Business Days after Lender’s written request therefor, at Lender’s sole cost and expense, deliver opinions in form and substance and delivered by counsel reasonably acceptable to Lender and each Rating Agency, as may be reasonably required by Lender and/or the Rating Agency in connection with such securitization. Borrower’s failure to deliver the opinions required hereby within such ten (10) Business Day period shall constitute an “Event of Default” hereunder.

Section 18.30. Cooperation with Rating Agencies; etc . Borrower covenants and agrees that in the event the Loan is to be included as an asset of a Securitization, Borrower shall, at the sole cost and expense of Lender, (a) gather any information reasonably required by each Rating Agency in connection with such a Securitization, (b) at Lender’s request, meet with representatives of each Rating Agency to discuss the business and operations of the Property, and (c) cooperate with the reasonable requests of each Rating Agency and Lender in connection with all of the foregoing as well as in connection with all other matters and the preparation of any offering documents with respect thereto, including, without limitation, entering into any amendments or modifications to this Security Instrument or to any other Loan Document which may be requested by Lender to conform to Rating Agency or market standards for a Securitization provided that no such modification shall modify (a) the interest rate payable under the Note, (b) the stated maturity of the Note, (c) the amortization of principal under the Note, (d) Section 18.32 hereof, (e) any other material economic term of the Loan or (f) any provision, the effect of which would materially increase Borrower’s obligations or materially decrease Borrower’s rights under the Loan Documents. Borrower acknowledges that the information provided by Borrower to Lender may be incorporated into the offering documents for a Securitization and to the fullest extent permitted, Borrower irrevocably waives all rights, if any, to prohibit such disclosures including, without limitation, any right of privacy. Lender and each Rating Agency shall be entitled to rely on the information supplied by, or on behalf of, Borrower and Borrower indemnifies and holds harmless the Indemnified Parties, their Affiliates and each Person who controls such Persons within the meaning of Section 15 of the Securities Act or Section 20 of the Securities Exchange Act of 1934, as same may be amended from time to time, for, from and against any claims, demands, penalties, fines, liabilities, settlements, damages, costs and expenses of whatever kind or nature, known or unknown, contingent or otherwise, whether incurred or imposed within or outside the judicial process, including, without limitation, reasonable attorneys’ fees and disbursements that arise out of or are based upon any untrue statement or alleged untrue statement of any material fact contained in such information supplied by or on behalf of Borrower or arise out of or are based upon the omission or alleged omission to state therein a material fact required to be stated in such information supplied by or on behalf of Borrower or necessary in order to make the statements in such information, or in light of the circumstances under which they were made, not misleading.

Section 18.31. Securitization Financials . Borrower covenants and agrees that, upon Lender’s written request therefor in connection with a Securitization, Borrower shall, at Lender’s sole cost and expense, deliver as soon as is reasonably practicable (a) audited financial statements and related documentation prepared by an Independent certified public accountant that satisfy securities laws and requirements for use in a public registration statement (which may include up to three (3) years of historical audited financial statements) and (b) if, at the time one or more Disclosure Documents are being prepared in connection with a Securitization, Lender expects that Borrower alone or Borrower and one or more of its Affiliates collectively, or the Property alone or the Property and any other parcel(s) of real property, together with improvements thereon and personal property related thereto, that

 

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is “related”, within the meaning of the definition of Significant Obligor, to the Property (a “ Related Property ”) collectively, will be a Significant Obligor, Borrower shall furnish to Lender upon request (i) the selected financial data or, if applicable, net operating income, required under Item 1112(b)(1) of Regulation AB and meeting the requirements thereof, if Lender expects that the principal amount of the Loan, together with any loans made to an Affiliate of Borrower or secured by a Related Property that is included in a Securitization with the Loan (a “ Related Loan ”), as of the cut-off date for such Securitization may, or if the principal amount of the Loan together with any Related Loans as of the cut-off date for such Securitization and at any time during which the Loan and any Related Loans are included in a Securitization does, equal or exceed ten percent (10%) (but less than twenty percent (20%)) of the aggregate principal amount of all mortgage loans included or expected to be included, as applicable, in the Securitization or (ii) the financial statements required under Item 1112(b)(2) of Regulation AB and meeting the requirements thereof, if Lender expects that the principal amount of the Loan together with any Related Loans as of the cut-off date for such Securitization may, or if the principal amount of the Loan together with any Related Loans as of the cut-off date for such Securitization and at any time during which the Loan and any Related Loans are included in a Securitization does, equal or exceed twenty percent (20%) of the aggregate principal amount of all mortgage loans included or expected to be included, as applicable, in the Securitization. Such financial data or financial statements shall be furnished to Lender as soon as reasonably practicable but in all events within twenty(20) Business Days after notice from Lender in connection with the preparation of Disclosure Documents for the Securitization and, with respect to the data or financial statements required pursuant to clause (b) hereof, (A) not later than thirty (30) days after the end of each fiscal quarter of Borrower and (B) not later than seventy-five (75) days after the end of each Fiscal Year; provided, however, that Borrower shall not be obligated to furnish financial data or financial statements pursuant to clauses (A) or (B) of this sentence with respect to any period for which a filing pursuant to the Securities Exchange Act of 1934 in connection with or relating to the Securitization is not required.

Section 18.32. Exculpation. Notwithstanding anything in this Security Instrument or in any other Loan Document to the contrary, except as otherwise set forth in this Section 18.32 to the contrary, Lender shall not enforce the liability and obligation of Borrower or any Person holding a direct or indirect interest in Borrower or (a) if Borrower or any of its direct or indirect owners is a partnership, its or their direct or indirect constituent partners or any of their respective partners, (b) if Borrower or any of its direct or indirect owners is a trust, its or their beneficiaries or any of their respective Partners (as hereinafter defined), (c) if Borrower or any of its direct or indirect owners is a corporation, any of its or their direct or indirect shareholders, directors, principals, officers or employees, or (d) if Borrower or any of its direct or indirect owners is a limited liability company, any of its or their direct or indirect members (the Persons described in the foregoing clauses (a) — (d), as the case may be, are hereinafter referred to as the “ Partners ”) to perform and observe the obligations contained in this Security Instrument or any of the other Loan Documents by any action or proceeding, including, without limitation, any action or proceeding wherein a money judgment shall be sought against Borrower or the Partners, except that Lender may bring a foreclosure action, action for specific performance, or other appropriate action or proceeding (including, without limitation, an action to obtain a deficiency judgment) against Borrower solely for the purpose of enabling Lender to realize upon (i) Borrower’s interest in the Property, (ii) the Rent to the extent received by Borrower during the existence of an Event of Default (all Rent covered by this clause (ii) being hereinafter referred to as the “ Recourse Distributions ”) and not applied towards Debt Service or the operation or maintenance of the Property and (iii) any other collateral then subject to the Loan Documents (the collateral described in the foregoing clauses (i) — (iii) is hereinafter referred to as the “ Default Collateral ”); provided , however, that any judgment in any such action or proceeding shall be enforceable against Borrower and the Partners only to the extent of any such Default Collateral. The provisions of this Section shall not, however, (a) impair the validity of the Debt evidenced by the Note or in any way affect or impair the lien of this Security Instrument or any of the other Loan Documents or the right of Lender to foreclose this Security Instrument during the existence of an Event of Default the cure of which has not been accepted by Lender; (b) impair the right of Lender to name Borrower as a party defendant in any action or suit for judicial foreclosure and sale under this Security Instrument; (c) affect the validity or enforceability of the Note, this Security Instrument, or any of the other Loan Documents, or impair the right of Lender to seek a personal judgment against Guarantor to the extent and for the obligations guaranteed in the Guaranty; (d) impair the right of Lender to obtain the appointment of a receiver; (e) impair the enforcement of the Assignment; (f) impair the right of Lender to bring suit for a monetary judgment against Borrower with respect to fraud or material misrepresentation by Borrower, or any Affiliate of Borrower in connection with this Security Instrument, the Note or the other Loan Documents, and the foregoing provisions shall not modify, diminish or discharge the liability of

 

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Borrower or Guarantor to the extent of Guarantor’s liability under the Guaranty delivered by Guarantor with respect to same; (g) impair the right of Lender to bring suit for a monetary judgment to obtain the Recourse Distributions received by Borrower including, without limitation, the right to bring suit for a monetary judgement to proceed against any Guarantor to the extent of Guarantor’s liability under any guaranty delivered by Guarantor and the foregoing provisions shall not modify, diminish or discharge the liability of Borrower or Guarantor with respect to same; (h) impair the right of Lender to bring suit for a monetary judgment against Borrower with respect to Borrower’s misappropriation of tenant security deposits or Rent, and the foregoing provisions shall not modify, diminish or discharge the liability of Borrower or Guarantor to the extent of Guarantor’s liability under any guaranty delivered by Guarantor with respect to same; (i) impair the right of Lender to obtain Loss Proceeds due to Lender pursuant to this Security Instrument; (j) impair the right of Lender to enforce the provisions of Sections 2.02(g) (other than the provisions of clause (vii) thereof), 12.01, 16.01 or 16.02, 18.29, 18.30 or 18.31, inclusive of this Security Instrument, even after repayment in full by Borrower of the Debt or to bring suit for a monetary judgment against Borrower with respect to any obligation set forth in said Sections; (k) prevent or in any way hinder Lender from exercising, or constitute a defense, or counterclaim, or other basis for relief in respect of the exercise of, any other remedy against any or all of the collateral securing the Note as provided in the Loan Documents; (l) impair the right of Lender to bring suit for a monetary judgment against Borrower with respect to any misapplication or conversion of Loss Proceeds, and the foregoing provisions shall not modify, diminish or discharge the liability of Borrower or Guarantor to the extent of Guarantor’s liability under any guaranty delivered by Guarantor with respect to same; (m) impair the right of Lender to sue for, seek or demand a deficiency judgment against Borrower solely for the purpose of foreclosing the Property or any part thereof, or realizing upon the Default Collateral; provided , however , that any such deficiency judgment referred to in this clause (m) shall be enforceable against Borrower and Guarantor only to the extent of any of the Default Collateral; (n) impair the ability of Lender to bring suit for a monetary judgment against Borrower with respect to arson or physical waste to or of the Property or damage to the Property resulting from the gross negligence or willful misconduct of Borrower or, to the extent that there is sufficient cash flow, failure to pay any Imposition, or in lieu thereof, deposit a sum equal to any Impositions into the Basic Carrying Costs Sub-Account; (o) impair the right of Lender to bring a suit for a monetary judgment against Borrower in the event of the exercise of any right or remedy under any federal, state or local forfeiture laws resulting in the loss of the lien of this Security Instrument, or the priority thereof, against the Property; (p) be deemed a waiver of any right which Lender may have under Sections 506(a), 506(b), 1111(b) or any other provision of the Bankruptcy Code to file a claim for the full amount of the Debt or to require that all collateral shall continue to secure all of the Debt; (q) impair the right of Lender to bring suit for monetary judgment against Borrower with respect to any losses resulting from any claims, actions or proceedings initiated by Borrower (or any Affiliate of Borrower) alleging that the relationship of Borrower and Lender is that of joint venturers, partners, tenants in common, joint tenants or any relationship other than that of debtor and creditor; (r) impair the right of Lender to bring suit for a monetary judgment against Borrower in the event of a Transfer in violation of the provisions of Article IX hereof; (s) impair the right of Lender to bring suit for a monetary judgment in the event that Borrower moves its principal place of business or its books and records relating to the Property which are governed by the UCC, or changes its name, its jurisdiction of organization, type of organization or other legal structure or, if it has one, organizational identification number, without first giving Lender thirty (30) days prior written notice; (t) in the event Borrower is a tenancy-in-common, impair the right of Lender to bring suit for monetary judgment against any TIC which commences a partition action; (u) in the event Borrower is a tenancy-in-common, impair the right of Lender to bring suit for monetary judgment against any TIC or Guarantor in the event the TIC Agreement is modified or amended without obtaining the prior written consent of Lender or if the Person appointed in the TIC Agreement as manager is replaced or removed without the prior written consent of Lender; or (v) impair the right of Lender to bring suit for a monetary judgment in the event that Borrower changes its name or otherwise does anything which would make the information set forth in any UCC Financing Statements relating to the Property materially misleading without giving Lender thirty (30) days prior written notice thereof. The provisions of this Section 18.32 shall be inapplicable to Borrower if (a) any proceeding, action, petition or filing under the Bankruptcy Code, or any similar state or federal law now or hereafter in effect relating to bankruptcy, reorganization or insolvency, or the arrangement or adjustment of debts, shall be (A) filed by Borrower or Guarantor or (B) filed against Borrower or Guarantor and consented to or acquiesced in by Borrower or Guarantor or if any Affiliate of Borrower or Guarantor, or if Borrower or Guarantor or any Affiliate of either of them shall institute any proceeding for Borrower’s dissolution or liquidation, or Borrower or Guarantor shall make an assignment for the benefit of creditors, or (b) Borrower or any Affiliate contests in bad faith or in any material way interferes with in bad faith, directly or indirectly (collectively, a “ Contest ”), any foreclosure action, UCC sale or other material remedy

 

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exercised by Lender upon the occurrence of an Event of Default whether by making any motion, bringing any counterclaim (other than a compulsory counterclaim), claiming any defense, seeking any injunction or other restraint, commencing any action, or otherwise in bad faith (provided that if any such Person obtains a non-appealable order successfully asserting a Contest, Borrower shall have no liability under this clause (b)), in which event Lender shall have recourse against all of the assets of Borrower including, without limitation, any right, title and interest of Borrower in and to the Property.

Section 18.33. Intentionally Omitted .

Section 18.34. Intentionally Omitted .

Section 18.35. Intentionally Omitted .

Section 18.36. Component Notes . Lender, without in any way limiting Lender’s other rights hereunder, in its sole and absolute discretion, shall have the right at any time to require Borrower to execute and deliver “component” notes (including senior and junior notes), which notes may be paid in such order of priority as may be designated by Lender, provided that (a) the aggregate principal amount of such “component” notes shall equal the outstanding principal balance of the Loan immediately prior to the creation of such “component” notes, (b) the weighted average interest rate of all such “component” notes shall on the date created equal the interest rate which was applicable to the Loan immediately prior to the creation of such “component” notes (it being acknowledged by Borrower that if an Event of Default occurs during the term of the Loan, whether or not it is subsequently cured, the weighted average interest rates of the “component” notes may increase (i.e. the Loan may have “rate creep”)), (c) the debt service payments on all such “component” notes shall on the date created equal the debt service payment which was and would be due under the Loan immediately prior to the creation of such component notes (it being acknowledged by Borrower that if an Event of Default occurs during the term of the Loan, whether or not it is subsequently cured, the weighted average interest rates of the “component” notes may increase (i.e. the Loan may have “rate creep”)) and (d) the other terms and provisions of each of the “component” notes shall be identical in substance and substantially similar in form to the Loan Documents. Borrower shall cooperate with all reasonable requests of Lender in order to establish the “component” notes and shall execute and deliver such documents as shall reasonably be required by Lender in connection therewith, all in form and substance reasonably satisfactory to Lender, including, without limitation, the severance of security documents if requested. It shall be an Event of Default if Borrower fails to comply with any of the terms, covenants or conditions of this Section 18.36 after the expiration of ten (10) Business Days after notice thereof.

Section 18.37. Certain Matters Relating to Property Located in the Commonwealth of Pennsylvania . With respect to the Property which is located in the Commonwealth of Pennsylvania, notwithstanding anything contained herein to the contrary:

(a) FOR THE PURPOSE OF OBTAINING POSSESSION OF THE PROPERTY AND EXERCISING THE OTHER REMEDIES PROVIDED IN THIS SECTION, IN THE EVENT OF ANY DEFAULT HEREUNDER OR UNDER THE NOTE, BORROWER HEREBY AUTHORIZES THE PROTHONOTARY OR ANY ATTORNEY OF THE COURT OF RECORD WITHIN THE COMMONWEALTH OF PENNSYLVANIA TO APPEAR FOR BORROWER TO FILE AN AGREEMENT FOR ENTERING IN ANY COURT OF COMPETENT JURISDICTION ACTION FOR CONFESSION OF JUDGMENT IN EJECTMENT AGAINST BORROWER AND ALL PERSONS CLAIMING UNDER BORROWER FOR POSSESSION OF THE PROPERTY, FOR WHICH THIS SECURITY INSTRUMENT OR A TRUE CORRECT COPY THEREOF SHALL BE A SUFFICIENT WARRANT, WHEREUPON, IF LENDER SO DESIRES, A WRIT OF POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDINGS WHATSOEVER, AND PROVIDED THAT IF FOR ANY REASON AFTER SUCH ACTION SHALL HAVE BEEN COMMENCED THE SAME SHALL BE TERMINATED AND POSSESSION REMAIN IN OR BE RESTORED TO BORROWER, LENDER SHALL HAVE THE RIGHT UPON ANY SUBSEQUENT DEFAULT OR DEFAULTS TO BRING ONE OR MORE ACTION OR ACTIONS AS HEREINBEFORE SET FORTH TO RECOVER POSSESSION BY CONFESSION OF JUDGMENT AS AFORESAID. THE AUTHORITY AND POWER TO APPEAR AND CONFESS JUDGMENT IN EJECTMENT AGAINST BORROWER SHALL NOT

 

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BE EXHAUSTED BY THE INITIAL EXERCISE THEREOF AND MAY BE EXERCISED AS OFTEN AS LENDER SHALL FIND IT NECESSARY AND DESIRABLE AND THIS SECURITY INSTRUMENT SHALL BE A SUFFICIENT WARRANT THEREFORE. IN THE EVENT OF ANY JUDGMENT CONFESSED AGAINST BORROWER HEREUNDER IS STRICKEN OR OPENED UPON APPLICATION BY OR ON THE COMPANY’S BEHALF FOR ANY REASON, LENDER IS HEREBY AUTHORIZED AND EMPOWERED TO AGAIN APPEAR FOR AND CONFESS JUDGMENT IN EJECTMENT AGAINST BORROWER, AS PROVIDED FOR HEREIN, IF DOING SO WILL CURE ANY ERRORS OR DEFECTS IN SUCH PRIOR PROCEDURES.

BY SIGNING THIS INSTRUMENT, BORROWER HEREBY ACKNOWLEDGES THAT BORROWER HAS READ THIS SECURITY INSTRUMENT (INCLUDING WITHOUT LIMITATION THE CONFESSION SET FORTH HEREIN), HAS HAD THE OPPORTUNITY TO HAVE THE SAME REVIEWED BY LEGAL COUNSEL, UNDERSTANDS THE SAME, AND AGREES TO THE PROVISIONS CONTAINED HEREIN, INCLUDING, WITHOUT LIMITATION, THE CONFESSION OF JUDGMENT PROVISIONS AND UNDERSTANDS THAT A CONFESSION OF JUDGMENT CONSTITUTES A WAIVER OR RIGHTS BORROWER OTHERWISE WOULD HAVE TO PRIOR NOTICE AND A HEARING BEFORE A JUDGMENT IS ENTERED AGAINST BORROWER AND WHICH MAY RESULT IN A COURT JUDGMENT AGAINST BORROWER WITHOUT PRIOR NOTICE OR HEARING.

BORROWER HEREBY AUTHORIZES AND EMPOWERS THE PROTHONOTARY OR ANY ATTORNEY OR ANY COURT OF RECORDS OR THE SHERIFF (OR THE LAWFUL DESIGNEE OF THE SHERIFF) WITHIN ANY COUNTY OF THE COMMONWEALTH OF PENNSYLVANIA OR ELSEWHERE, TO TAKE ALL ACTION ALLOWED BY OR PROVIDED FOR IN THE PENNSYLVANIA RULES OF CIVIL PROCEDURE OR OTHER APPLICABLE RULES OF CIVIL PROCEDURE TO EXECUTE ON ANY JUDGMENT ENTERED AGAINST BORROWER PURSUANT TO THE CONFESSION OF JUDGMENT SET FORTH ABOVE WITHOUT PRIOR NOTICE OR HEARING OF ANY NATURE WHATSOEVER, WAIVING ALL LAWS EXEMPTING REAL OR PERSONAL PROPERTY FROM EXECUTION TO THE EXTENT THAT SUCH LAWS MAY LAWFULLY BE WAIVED. NO SINGLE EXERCISE OF THE FOREGOING POWER TO EXECUTE ON JUDGMENTS WITHOUT A HEARING SHALL BE DEEMED TO EXHAUST THE POWER, WHETHER OR NOT ANY SUCH EXERCISE SHALL BE HELD BY ANY COURT TO BE VALID, VOIDABLE OR VOID, BUT THE POWER SHALL CONTINUE UNDIMINISHED AND IT MAY BE EXERCISED FROM TIME TO TIME AS OFTEN AS THE AGENT SHALL ELECT.

 

 

/s/ DAB

  [ Borrower’s Initials ]

(b) This Security Instrument is an Open-End Mortgage. This Security Instrument secures, and the Debt include, future advances. All advances and indebtedness arising and occurring from time to time under this Security Instrument shall be secured hereby. The maximum amount of indebtedness (as defined in 42 Pa. Stat. §8143, which term excludes interest and excludes advances and expenses made by Lender to protect its interest in the Property) outstanding at any time which is secured by this Security Instrument is the Loan Amount multiplied by two (2). Borrower hereby covenants and agrees that it will not exercise, and hereby waives, its right under 42 Pa. Stat. §8143(c) to limit the indebtedness secured by this Security Instrument.

(c) This Security Instrument secures, and the Debt include, (i) all advances made by Lender with respect to any of the Property for the payment of Basic Carrying Costs or other costs incurred for the protection of any of the Property or the lien of this Security Instrument, (ii) all expenses incurred by Lender by reason of an Event of Default hereunder and (iii) all advances made by Lender to enable completion of construction of the Property. As provided in 42 Pa. Stat. §8144, this Security Instrument shall constitute a lien on the Property from the time this Security Instrument is left of record (or, if this is a purchase money mortgage, from the time of delivery hereof to Lender) for, among other things, all such advances and expenses, plus interest thereon, regardless of the time when such advances are made or such expenses are incurred. All notices to be given to Lender pursuant to 42 Pa. Stat. §8143 shall be given as set forth in Section 11.01 hereof.

 

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(d) Borrower further waives the right of inquisition on all Property levied upon to collect the indebtedness hereby secured and does voluntarily condemn the same and authorizes a Prothonotary of the Commonwealth of Pennsylvania to enter into such condemnation.

* * * * *

 

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IN WITNESS WHEREOF, Borrower has duly executed this Security Instrument the day and year first above written.

 

Borrower’s Organizational Identification Number: 2809653     BORROWER:
   

ASHFORD PHILADELPHIA ANNEX LLC

a Delaware limited liability company

    By:  

/s/ David A. Brooks

      Name:   David A. Brooks
      Title:   Vice President

I certify that the address of the within named Lender is:

8739 Research Drive, URP 4, NC 1075

Charlotte, North Carolina 28262

       

 

       

on behalf of Mortgagee

       


STATE OF NEW YORK   )  
  )               ss:
COUNTY OF NEW YORK   )  

On this      day of April, 2007, before me, George Karnoupakis , the undersigned officer, personally appeared David A. Brooks, who acknowledged himself to be the Vice President of ASHFORD PHILADELPHIA ANNEX LLC, a Delaware limited liability company, that he as such Vice President being authorized to do so, executed the forgoing instrument for the purposed therein contained by signing the name of the corporation by himself as Vice President.

IN WITNESS WHEREOF, I have hereunto set my hand and official seal.

 

/s/ George Karnoupakis

Notary Republic
Printed Name: George Karnoupakis

 

 

My Commission Expires:

 

GEORGE KARNOUPAKIS

Notary Public, State of New York

No. 01KA6128850

Qualified in Queens County

Commission Expires June 20, 2009

 

 


EXHIBIT A

Legal Description

Real property in the County of Philadelphia, State of Pennsylvania, described as follows:

The land referred to in this Commitment is described as follows:

PREMISES “A”

ALL THAT CERTAIN lot or piece of ground lying above a horizontal plane 37 feet above Philadelphia City Datum, said elevation being the existing surface of Filbert Street together with the improvements thereon, Situate in the 5th Ward of the City of Philadelphia and described in accordance with a Survey prepared by Barton and Martin Engineers dated May 13, 1997, last revised October 9, 1997, as follows:

BEGINNING at the point of intersection of the Westerly side of legally opened portion of 13th Street (legally open 50 feet wide, on the City Plan 67 feet wide) with the Southerly side of the legally opened portion of Filbert Street (legally open 51 feet wide, on the City Plan 68 feet wide); thence from said point of beginning extending along the said Westerly legally open side of 13th Street South 11 degrees 20 minutes 00 seconds West 106 feet 0 inches to a point on the Northerly side of Commerce Street (20 feet wide); thence extending North 78 degrees 59 minutes 00 seconds West along the said Northerly side of Commerce Street 250 feet 0 inches to a point on the Easterly side of Juniper Street (also known as East Penn Square) (98 feet wide); thence extending along the said Easterly side of Juniper Street North 11 degrees 20 minutes 00 seconds East 106 feet 0 inches to the legally open Southerly side of Filbert Street; thence extending South 78 degrees 59 minutes 00 seconds East along the said side of Filbert Street 250 feet 0 inches to the first mentioned point and place of beginning.

SUBJECT to a 17 foot arcade with a clear height of 16 feet above the top of curb along Filbert Street (by ordinance of council May 5, 1925) and along 13th Street (by ordinance of council February 21, 1927).

PREMISES “B”

ALSO ALL THAT CERTAIN lot or piece of ground together with the improvements thereon erected below a horizontal plane 31 feet above Philadelphia City Datum, said elevation being the surface of Filbert Street; and beginning at a point on the Westerly side of the legally open portion of 13th Street (legally open 50 feet wide, on the City Plan 67 feet wide), said point being measured South 11 degrees 20 minutes 00 seconds West along the said Westerly side of 13th Street 20 feet 3-7/8 inches from the Southerly side of the legally open portion of Filbert Street (legally open 51 feet wide, on the City Plan 68 feet wide); thence from said point of beginning extending South 11 degrees 20 minutes 00 seconds West along the legally open Westerly side of 13th Street 85 feet 8-1/8 inches to a point on the Northerly side of Commerce Street (20 feet wide); thence extending North 78 degrees 59 minutes 00 seconds West along the said Northerly side of Commerce Street 250 feet 00 inches to a point on the Easterly side of Juniper Street (also known as South Penn Square) (98 feet wide); thence extending North 11 degrees 20 minutes 00

 

#74 Courtyard Philadelphia Downtown — Philadelphia, PA


seconds East along the said Easterly side of Juniper Street 88 feet 6-5/8 inches to a point; thence extending through the building known as City Hall Annex the following (5) courses and distances; (1) South 78 degrees 58 minutes 05 seconds East 44 feet 1-3/4 inches to a point; (2) South 60 degrees 03 minutes 19 seconds East 17 feet 5-1/4 inches to a point; (3) South 78 degrees 58 minutes 05 seconds East 129 feet 1-7/8 inches to a point; (4) South 84 degrees 18 minutes 10 seconds East 30 feet 4-3/4 inches to a point; (5) South 78 degrees 59 minutes 50 seconds East 29 feet 11-1/8 inches to the first mentioned point and place of beginning.

PREMISES “C”

TOGETHER with the perpetual, free and uninterrupted rights, liberties, privileges and easements as set forth in the Deed from the City of Philadelphia to Philadelphia Authority for Industrial Development dated December 8, 1988, as follows, to wit:

TOGETHER with the perpetual, free and uninterrupted rights, liberties, privileges and easement to maintain and use all their present locations, for any and all purposes in connection with the building (the “building”) on the herein conveyed premises, and to inspect, repair and replace, all portions of the Building which extend beyond the boundaries of the herein conveyed premises by reason of the excepted premises set forth above having been expected from the description of the herein conveyed premises by reason of the excepted premises set forth above having been excepted from the description of the herein conveyed premises, such portions of the building beyond the boundaries being herein called the “Excluded Basement and Sub-basement”.

PROVIDED, however, that the rights, liberties, privileges and easements granted hereunder shall not include any access to maintenance, use, inspection, repair or replacement of the Excluded Basement, or Sub-basement which has or . shall have an adverse effect of any kind on the structure, equipment, operation or maintenance of the Center City Commuters Rail Tunnel (the “Tunnel”) which has been constructed partly within portions of the premises so excepted from the description of the conveyed premises, which adverse effect would not otherwise result from the presence of the Excluded Basement and Sub-basement and the current use thereof (storage of files and office building equipment) in its present condition without material alteration (it being understood that vehicular parking and loading docks shall be material alteration);

AND, PROVIDED, FURTHER that except in case or any repair the cost. of which does not exceed $10,000, no repair, replacement or construction activity of any kind will be commenced within the Excluded Basement or Sub-basement without the prior written approval of the Grantor, which approval the Grantor agrees to not unreasonably withhold. To obtain such approval, the then owner of the herein conveyed premises (something hereinafter in this Deed called the Owner) shall submit to Grantor, at least one hundred eighty (180) days prior to the proposed commencement of the work, final plans and specifications for all repair, replacement or construction activity governed by this proviso. Grantor shall obtain the review by qualified consultant selected by Grantor and Owner, the costs of such review to be borne solely by Owner, of all submissions, and if Grantor shall disapprove such submissions, it shall advise Owner in writing of any reasons for disapproval Grantor’s failure to so advise Owner within one hundred eighty (180) days shall be deemed approval of the submissions, Grantor’s approval shall in no way relieve Owner of any responsibility concerning the manner in which the work is performed or any consequences thereof.

 

#74 Courtyard Philadelphia Downtown — Philadelphia, PA


TOGETHER with (a) the perpetual, free and uninterrupted right, liberty, privilege and easement to maintain and use at their present locations, for the purpose of support of the Building (an any replacement thereof requiring no greater support than the Building; and for purposes of this paragraph 2 and paragraphs 3 and 4 next below the “Building” shall include the Excluded Basement and Sub-basement as well as the part of the Building on the herein conveyed Premises), and to inspect, repair and replace, (i) all columns, girders, caissons and other items (the “Supports”) which now provide, or were designed, to provide support for the Building and are located wholly or partly outside the herein conveyed premises, and (ii) all items, such as the protective encasements of girders, which are accessory to the aforesaid Supports; (b) the perpetual, free and uninterrupted right, liberty, privilege and easement to install, maintain and use, and to inspect, repair and replace, within the area bounded on the’ South by the herein conveyed premises, on the West by the extension of the Eastern curb line of East Penn Square and on the East by the extension or the Western Curb line of 13th Street and extending no farther to the North than the most Northerly of the Supports (but not at locations at the time of installation occupied by pipes, lines or facilities for utilities, structures or facilities of Grantor (excluding the street itself and its substructures) or by the Tunnel), additional supports (and accessories thereto) as. Owner shall reasonably determine to be necessary for support of the Building or any replacement hereof; provided, however, that for supports to be located within the lines of public streets, owner shall obtain such authorization and approval, if any, of City Council and the Department of Streets as is required for that purposes under the Philadelphia Code; (c) an easement for all such access as may be reasonably required in order to exercise the rights, liberties, privilege and easements granted in subparagraphs (a) and (b) in this paragraph and the rights of the Grantee created by the covenants of Grantor hereinafter in this Deed, provided, however, that the rights liberties, privileges and easements granted hereunder shall not include any installation of additional supports or access to, maintenance, use, inspection, repair or replacement of Supports or additional supports, which has or shall have an adverse effect of any kind on the structure, equipment, operation or maintenance of tie Tunnel:

AND, PROVIDED, FURTHER, that, except in the case of any repair the cost of which does not exceed $10,000, no installation of additional supports or different supports or repair, replacement or construction activity of any kind in connection with Supports or additional supports of different supports shall be commenced without the prior written approval of the Grantor, which approval Grantor agrees to not unreasonably withhold. To obtain such approval, Owner shall submit to grantor, at least one hundred eighty (180) days prior to the proposed commencement of the work, final plans and specifications for all installation of additional supports or different supports and repair, replacement or construction activity (which is governed by this proviso) in connection with Supports or additional supports. Grantor shall obtain the review by a qualified consultant selected by Grantor and Owner, the cost of such review to be borne solely by Owner, of all submissions, and if Grantor shall disapprove such submission, it shall advise Owner in writing of any reason for disapproval. Grantor’s failure to so advise Owner. within one hundred eighty (180) days shall be deemed approval of the submissions. Grantor’s approval shall in no way relieve Owner of any responsibility concerning the manner in which the work is performed or any consequences thereof.

TOGETHER with the perpetual, free and uninterrupted right, liberty, privilege and easement to use at their present locations, for the purpose of support of the building (and any replacement thereof requiring no grater or differently located support than the Building) the structure,

 

#74 Courtyard Philadelphia Downtown — Philadelphia, PA


including, without limitations, the steel roof grid and the concrete slab and walls, of the Tunnel; provided, however, that the Grantor may at any time and as it deems necessary, modified, repair or replace the structure of the Tunnel so long as such activities do not adversely affect the support of the Building (and any such replacement thereof).

THE aforesaid Excluded Basement and Sub-basement where easements are located is described as follows:

ALL THAT CERTAIN lot or piece of ground lying below a horizontal plane with an elevation of 37.0 (plus or minus) above Philadelphia City Datum, said elevation being the surface of Filbert Street.

SITUATE in the Fifth Ward of the City of Philadelphia and described in accordance with a Plan or Property made September 30, 1987 by Lawrence J. Clearly, Surveyor and Regulator of the Third Survey District;

BEGINNING at a point formed by intersection of the Southerly side of Filbert Street (51 feet wide) with the Westerly side of Thirteenth Street (67 feet wide); thence extending South Eleven degrees, twenty minutes West along the said Westerly side or Thirteenths Street, the distance of Twenty feet three and seven-eighths inches to a point; thence extending North Seventy-eight degrees, fifty-nine minutes West the distance of Twenty-nine feet eleven and one-eighth inches to a point; thence extending North eighty-four degrees, eighteen minutes, ten seconds West the distance of thirty feet four and three-quarter inches to a point; thence extending North seventy-eight degrees, fifty-eight minutes, five seconds West the distance of one hundred twenty-nine feet one and seven-eights inches to a point; thence extending North sixty degrees, three minutes, nineteen seconds West Seventeen feet five and one-quarter inches; thence extending North seventy-eight degrees, fifty-eight minutes, five seconds West forty-four feet one three-quarter inches to a point on the Easterly side of Juniper Street (Seventy-five feet wide); thence extending North eleven degrees, Twenty minutes East along the said Easterly side of Juniper Street, the distance of seventeen feet five and three-eighths inches to a point on the said Southerly side of Filbert Street; thence extending South seventy-eight degrees, fifty-nine minutes East along the said Southerly side of Filbert Street, the distance of two hundred fifty feet zero inches to the First mentioned point and place of beginning.

BEING the same premises which Annex Center Realty Inc., a Pennsylvania corporation, by indenture dated April 21, 1998 and recorded April 29,1998 in the Office of the Recorder of Deeds in and for the County of Philadelphia in Deed Book JTD 657, Page 522, granted and conveyed unto Courtyard Annex, L.L.C., a Delaware limited liability company, in fee.

AND ALSO BEING the same premises which CNL Philadelphia Annex, LLC (formerly known as Courtyard Annex, L.L.C., a Delaware limited liability company), by Deed of Correction dated November 8, 2000 and recorded November 15, 2000 in the office of the Recorder of Deeds in and for the County of Philadelphia in Document ID #50171200, granted and conveyed unto CNL Philadelphia Annex, LLC, a Delaware limited liability company, in fee.

APN:

PROPERTY ADDRESS: 23-31 North Juniper Street, Philadelphia, PA

 

#74 Courtyard Philadelphia Downtown — Philadelphia, PA


EXHIBIT B

SUMMARY OF RESERVES

Courtyard Downtown Philadelphia, PA

 

Reserve Items

   Initial Deposit Amount      Monthly Installment Amount  

Basic Carrying Costs

     

•   Taxes

   $ 362,885.88       $ 90,721.47   

•   Insurance Premiums

   $ 0       $ 0   

Initial Engineering Deposits

     

•   Immediate Repairs

   $ 0         Not Applicable   

•   Environmental Remediation

   $ 0      

Recurring Replacement Reserve Monthly Installment

     Not Applicable         $4% of Total Revenues   


EXHIBIT C

Intentionally Omitted


EXHIBIT D

REQUIRED ENGINEERING WORK

None.


EXHIBIT E

Intentionally Omitted.


EXHIBIT F

APPROVED MANAGERS

Starwood Hotels and Resorts Worldwide Inc.

Marriott International, Inc.

Hilton Hotels Corporation

Hyatt

Interstate Hotels and Resorts

Remington

APPROVED FRANCHISERS

Starwood Hotels and Resorts Worldwide Inc.

Marriott International, Inc.

Hilton Hotels Corporation

Hyatt

Exhibit 10.13a

Schedule of Omitted Mortgage Agreements

(Fixed Rate Pools)

The agreements listed below are substantially identical in all material respects to the Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents and to Assignment of Leases and Rents and Security Deposits to be entered into by Ashford Philadelphia Annex LP (f/k/a Ashford Philadelphia Annex, LLC) for the benefit of U.S. Bank National Association, as Trustee, successor-in-interest to Bank of America, N.A., as Trustee, successor-in-interest to Wells Fargo Bank, N.A., as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass-Through Certificates, Series 2007-C32, as successor-in-interest to Wachovia Bank, National Association, filed as Exhibit 10.12, except as to the name of the borrower, the name and legal description of the property and certain state-specific requirements or conventions related to the name of the document, the mechanics of perfection of a security interest in real property in the applicable state and state-specific remedies available to lender. These agreements are not being filed as exhibits in reliance on Instruction 2 to Item 601 of Regulation S-K.

 

    Deed of Trust, Security Agreement, Assignment of Rents and Fixture Filing, dated as of April 11, 2007, by Ashford Plano-M LP for the benefit of U.S. Bank National Association, as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass Through Certificates, Series 2007-C33, as successor-in- interest to Wachovia Bank, National Association.

 

    Deed of Trust, Security Agreement, Assignment of Rents and Fixture Filing, dated as of April 11, 2007, by Ashford San Francisco II LP for the benefit of U.S. Bank National Association, as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass Through Certificates, Series 2007-C31, as successor-in-interest to Wachovia Bank, National Association.

 

    Deed of Trust, Security Agreement, Assignment of Rents and Fixture Filing, dated as of April 11, 2007, by Ashford Seattle Downtown LP for the benefit of U.S. Bank National Association, as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass Through Certificates, Series 2007-C31, as successor-in-interest to Wachovia Bank, National Association.

 

    Deed of Trust, Security Agreement, Assignment of Rents and Fixture Filing, dated as of April 11, 2007, by Ashford Seattle Waterfront LP for the benefit of U.S. Bank National Association, as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass Through Certificates, Series 2007-C33, as successor-in-interest to Wachovia Bank, National Association.

 

    Mortgage, Security Agreement, Assignment of Rents and Fixture Filing, dated as of April 11, 2007, by Ashford Tampa International Hotel LP for the benefit of U.S. Bank National Association, as Trustee for the Registered Holders of Wachovia Bank Commercial Mortgage Trust, Commercial Mortgage Pass Through Certificates, Series 2007-C33, as successor-in-interest to Wachovia Bank, National Association.

Exhibit 10.14

 

APN:                       

 

Prepared by and

after recording, return to:

 

 
Bilzin Sumberg Baena Price & Axelrod LLP  
1450 Brickell Avenue, Suite 1450  
Miami, Florida 33131-5340  

Attn: Post-Closing Department

 

   

(Space Above For Recorder’s Use Only)

AMENDMENT TO DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND FIXTURE FILING

(WBCMT 2007-        ; LOAN NO.                    )

THIS AMENDMENT TO DEED OF TRUST, SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND FIXTURE FILING (this “ Amendment ”) is executed this     day of                     , 2013, and is entered into among U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF WACHOVIA BANK COMMERCIAL MORTGAGE TRUST, COMMERCIAL MORTGAGE PASS THROUGH CERTIFICATES, SERIES 2007-         (“ Lender ”), having an address at c/o Corporation Trust Services, 190 South LaSalle Street, 7 th Floor, Mail Station: MK-IL-SL7R, Chicago, IL 60603, Re: WBCMT 2007-        ; Loan No.                     ; and                      , a Delaware limited partnership (“ Borrower ”) having an address at c/o Ashford Hospitality Prime, Inc., 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254-4308, Attention: David A. Brooks.

PRELIMINARY STATEMENT

A. Borrower is the current owner of title to certain real properties (collectively, the “ Land ”) and the buildings and improvements thereon (the “ Improvements ”) known as                     , located in                     ,                      as more particularly described on Exhibit A attached hereto (the Land and the Improvements are hereinafter sometimes referred to as the “ Property ”).

B. On April 11, 2007, Wachovia Bank, National Association, a national banking association (“ Original Lender ”), made a loan (“ Loan ”) in the original principal amount of $         to Borrower, which Loan was cross-collateralized with other borrowers, mortgages and properties.

C. The Loan is evidenced by that certain Promissory Note dated April 11, 2007, made by the Cross Collateralized Borrowers (as defined in the Security Instrument) in favor of Original Lender in the original principal amount of $         (the “ Note ”) and secured by, among other things, the lien of that certain Deed of Trust, Security Agreement, Assignment of Rents and Fixture Filing dated as of April 11, 2007, executed by Borrower in favor of Original


Lender, recorded April 23, 2007 as Document Number                      in the real property records of                     ,                      (the “ Security Agreement ”) encumbering the Property. The Note, Security Instrument and such other documents evidencing, securing or pertaining to the Loan, as the same may be amended, supplemented, assigned, assumed, substituted and/or consolidated are collectively referred to herein as the “ Loan Documents .”

D. Lender is the current owner and holder of the Loan Documents.

E. Lender and Borrower are parties to that certain Consent Agreement (the “ Consent Agreement ”) dated as of the date hereof, whereby Lender consented, among other things, to certain transfers (each a “ Transfer ”) under the Loan Documents. As a condition to Lender granting its consent to the Transfers and entering into the Consent Agreement with Borrower, Lender and Borrower agreed certain modifications be made to the Security Instrument, as more particularly set forth herein.

NOW, THEREFORE , in consideration of $10.00 paid by each of the parties to the other, the mutual covenants herein contained, and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

ARTICLE 1

DEFINITIONS

1.1. Definitions . All terms not defined herein shall have the meaning set forth in the Security Instrument. All references to the term “Security Instrument” shall mean such document as modified hereby.

ARTICLE 2

AMENDMENT

The Security Instrument is hereby amended as follows:

2.1 The term “ Permitted Transfer ” as defined in Section 1.01 of the Security Instrument, is deleted in its entirety and the following is substituted therefor:

Permitted Transfer ” shall mean (a) Permitted Liens; (b) all transfers of Equipment and other items of personal property as expressly permitted in the Loan Documents; (c) transfers of direct and indirect interests in Borrower (other than interests held by a General Partner) and/or in General Partner to one or more Affiliates of Borrower; (d) transfers, issuances, conversions, pledges and redemptions of capital stock and partnership interests in any Joint Venture Parent Entity (or their respective successors), in the ordinary course of business and not in connection with a tender offer, merger or sale of such Persons; (e) the merger or consolidation of any Joint Venture Parent Entity (or their respective successors) whereby such Joint Venture Parent Entity is the surviving entity in such merger or consolidation; provided that, Lender shall first obtain, at Borrower’s sole cost and expense, from each Rating Agency a written confirmation that any ratings issued by each such Rating Agency in connection with a Securitization will not, as a result of the proposed merger or consolidation, be downgraded from the then current ratings thereof, qualified or withdrawn; and (f) the foreclosure of any pledge (other than by a Prohibited

 

2


Person) of any indirect equity interests in Borrower, the General Partner of Borrower or Operating Tenant held by Ashford Hospitality Trust, Inc., Ashford OP General Partner LLC, Ashford OP Limited Partner LLC or Ashford Hospitality Limited Partnership granted to secure a senior credit facility made to any such parties (but only to the extent that such pledge consists of a pledge by Ashford Hospitality Trust, Inc., Ashford OP General Partner LLC, Ashford OP Limited Partner LLC or Ashford Hospitality Limited Partnership, as applicable, of its direct or indirect limited partnership interests in Ashford Hospitality Prime Limited Partnership) so long as such foreclosure does not result in the foreclosing lender owning more than (x) a 30% direct or indirect interest in Ashford Hospitality Prime Limited Partnership, or (y) following a contribution of the Marriott Crystal Gateway Hotel located in Arlington, Virginia to Ashford Hospitality Prime Limited Partnership, a 45% direct or indirect interest in Ashford Hospitality Prime Limited Partnership and written notice of such foreclosure containing a description of the interest being foreclosed is provided to Lender within ten (10) days prior to the filing of such foreclosure, provided further that , and in addition to any conditions set forth above with respect to any Permitted Transfer (i) that following any of the events contemplated by clauses (a) through (f) above: (1) the majority of the individuals Controlling the board of directors of Ashford Hospitality Prime, Inc. continue to Control the board of directors of Ashford Hospitality Prime, Inc. after any such Permitted Transfer, (2) Ashford Hospitality Prime, Inc. shall at all times continue to Control Ashford Hospitality Prime Limited Partnership and own at least 51% of the equity interests in and Control Ashford Prime OP General Partner LLC; (3) Ashford Hospitality Prime Limited Partnership shall at all times continue to own (directly or indirectly) at least 51% of the equity interests in and Control each General Partner of Borrower and Operating Tenant, Borrower and Operating Tenant; (4) in the event that any Transfer results in any Person which as of the Equity Transfer Date does not own 49% or more of the direct or indirect interests in Borrower, Operating Tenant or the General Partner of Borrower or Operating Tenant, as applicable, obtaining a 49% or greater direct or indirect interest in Borrower, Operating Tenant or any General Partner of Borrower or Operating Tenant, Borrower shall (x) deliver a substantive non-consolidation opinion to Lender in form and substance and from counsel reasonably acceptable to Lender and the Rating Agencies, if applicable; (5) no Transfer may be to a Prohibited Person; and (6) Borrower shall pay or cause to be paid all of the costs and expenses incurred by Lender (including, but not limited to, attorneys’ fees and costs at all trial, appellate and bankruptcy proceedings) in connection with any of the foregoing.

2.2. The term “ Equity Transfer Date ” shall be added as a defined term under Section 1.01 of the Security Instrument, as follows:

Equity Transfer Date ” shall mean                      2013 [ the date the equity transfer and Spin Off Date ].

2.3. The term “ Joint Venture Parent Entity ” shall be added as a defined term under Section 1.01 of the Security Instrument, as follows:

Joint Venture Parent Entity ” shall mean each of the following entities: Ashford Hospitality Trust, Inc., Ashford OP General Partner LLC, Ashford OP Limited Partner LLC, Ashford Hospitality Limited Partnership, Ashford Hospitality Prime, Inc., Ashford Prime OP General Partner LLC, Ashford Prime OP Limited Partner LLC, Ashford Hospitality Prime Limited Partnership and Ashford Prime TRS Corporation.

 

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2.4. Financial Reports . Section 2.09(b) of the Security Agreement is modified such that Borrower shall deliver each annual financial statement required to be furnished to Lender pursuant to Section 2.09(b) of the Security Instrument, accompanied by audited financial statements of Ashford Hospitality Prime, Inc., which are audited by a nationally recognized Independent certified public accountant that is acceptable to Lender in accordance with GAAP and The Uniform System of Accounts (or such other accounting basis reasonably acceptable to Lender).

2.5. Notices . Section 11.01 of the Security Instrument is modified such that the contact information for Borrower and Lender for notices shall be deleted in its entirety and the following substituted therefor:

 

If to Lender:      U.S. Bank National Association, as Trustee
     c/o Wells Fargo Bank, N.A.
     Wells Fargo Commercial Mortgage Servicing
     MAC D 1086-120
     550 S. Tryon Street, 14 th Floor
     Charlotte, North Carolina 28202
     Re: WBCMT 2007-            ; Loan No.                    
With a copy to:      LNR Partners, LLC
     1601 Washington Avenue, Suite 700
     Miami Beach, Florida 33139
     Attn: Director of Servicing
     Facsimile: (305) 695-5601
     Re: WBCMT 2007-            ; Loan No.                    
If to Borrower:      c/o Ashford Hospitality Prime, Inc.
     14185 Dallas Parkway, Suite 1100
     Dallas, Texas 75254-4308
     Attention: David A. Brooks
     Facsimile: 972- 490- 9605
     Telephone: 972-490-9600
     Email: dbrooks@ahtreit.com
With a copy to:      Andrews Kurth LLP
     1717 Main Street, Suite 3700
     Dallas, Texas 75201
     Attn: Brigitte Kimichik, Esq.
     Telephone: 214-659-4441
     Facsimile: 214-659-4777
     Email: bkimichik@andrewskurth.com

 

4


If to Trustee:      U.S. Bank National Association
     Corporation Trust Services
     190 South LaSalle Street, 7 th Floor
     Mail Station: MK-IL-SL7R
     Chicago, Illinois 60603
     Re: WBCMT 2007-            ; Loan No.                    

ARTICLE 3

MISCELLANEOUS

3.1. Reaffirmation . Except as amended by this Amendment, the Security Instrument has not been otherwise modified and is in full force and effect.

3.2. Governing Law . This Amendment shall be governed by and construed in accordance with the laws of the State where the Property is located without regard to conflict of law principles.

3.3. Counterparts . This Amendment may be executed in multiple counterparts, each of which shall be deemed an original, and all such counterparts together shall constitute one and the same instrument.

(REMAINDER OF PAGE INTENTIONALLY LEFT BLANK)

 

5


The Parties have executed and delivered this Amendment, as of the day and year first above written.

 

Witnesses:     LENDER:
      U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF WACHOVIA BANK COMMERCIAL MORTGAGE TRUST, COMMERCIAL MORTGAGE PASS THROUGH CERTIFICATES, SERIES 2007-             
      By:   LNR Partners, LLC, a Florida limited liability company, successor by statutory conversion to LNR Partners, Inc., a Florida corporation, as attorney-in-fact

 

      By:  

 

Print Name:  

 

                                                      ,  

 

 

         
Print Name:  

 

         

 

STATE OF FLORIDA    )
   ) SS:
COUNTY OF MIAMI-DADE    )

The foregoing instrument was acknowledged before me this     day of             , 2013, by                     , as                      of LNR Partners, LLC, a Florida limited liability company, successor by statutory conversion to LNR Partners, Inc., a Florida corporation, as attorney in fact of U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF WACHOVIA BANK COMMERCIAL MORTGAGE TRUST, COMMERCIAL MORTGAGE PASS THROUGH CERTIFICATES, SERIES 2007-             on behalf of the said trust. He              is personally known to me or          has produced a driver’s license as identification.

 

 

Notary Public, State of Florida
Print Name:  

 

My Commission Expires:  

 

[AFFIX NOTARY STAMP ABOVE]

 

6


Witnesses:     BORROWER:
                        , a Delaware limited partnership
    By:   Ashford Sapphire              GP LLC, a Delaware limited liability company, its general partner
      By:  

 

      Name:   David A. Brooks
      Title:   Vice President

 

STATE OF TEXAS    )
   ) SS.:
COUNTY OF DALLAS    )

The foregoing instrument was acknowledged before me this      day of                     , 2013, by David A. Brooks, the Vice President of Ashford Sapphire              GP LLC, a Delaware limited liability company, the general partner of                     , a Delaware limited partnership, on behalf of the partnership. He              is personally known to me or              has produced a driver’s license as identification.

 

 

Notary Public, State of Texas
My Commission Expires:  

 

 

7


EXHIBIT A

LEGAL DESCRIPTION

Exhibit 10.15

 

Recording Requested by

and when recorded return to:

 

DECHERT LLP

One Maritime Plaza, Suite 2300

San Francisco, California 94111

Attention: Joseph B. Heil, Esq.

 

Loan No.: 50-2860793

 

Parcel No. 88-3-7047-00

 

   

FIRST AMENDMENT TO OPEN-END MORTGAGE, SECURITY AGREEMENT,

FINANCING STATEMENT AND ASSIGNMENT OF RENTS

AND TO ASSIGNMENT OF LEASES AND RENTS AND SECURITY DEPOSITS

THIS FIRST AMENDMENT TO OPEN-END MORTGAGE, SECURITY AGREEMENT, FINANCING STATEMENT AND ASSIGNMENT OF RENTS AND TO ASSIGNMENT OF LEASES AND RENTS AND SECURITY DEPOSITS (this “ Amendment ”) dated as of the 28th day of August, 2013, and effective as of      day of                     , 2013, is entered into by and between ASHFORD PHILADELPHIA ANNEX LP, a Delaware limited partnership (formerly known as Ashford Philadelphia Annex, LLC, a Delaware limited liability company, “ Borrower ”), with a mailing address at c/o Ashford Hospitality Prime, Inc., 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254-4308, and U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE, SUCCESSOR-IN-INTEREST TO BANK OF AMERICA, N.A., AS TRUSTEE, SUCCESSOR-IN-INTEREST TO WELLS FARGO BANK, N.A., AS TRUSTEE FOR THE REGISTERED HOLDERS OF WACHOVIA BANK COMMERCIAL MORTGAGE TRUST, COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES, SERIES 2007-C32 (together with its successors and assigns, “ Lender ”) with a mailing address c/o Wells Fargo Commercial Mortgage Servicing, Duke Energy Center, 550 South Tryon Street, 14th Floor, Charlotte, NC 28202, Loan No.: 50-2860793, Attn: Asset Manager.

RECITALS

A. Wachovia Bank, National Association (“ Original Lender ”), made a loan to Borrower, in the original principal amount of Thirty Five Million and 00/100 Dollars ($35,000,000.00) (the “ Loan ”), as evidenced by that certain Promissory Note, dated as of April 11, 2007 (the “ Closing Date ”), by Borrower in favor of Original Lender in the original principal amount of the Loan (as may be amended, restated, replaced, supplemented or otherwise modified from time to time, the “ Note ”).

B. The Loan is secured by, among other things, that certain (i) Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents (as assigned as set forth below, the “ Security Instrument ”), by Borrower for the benefit of Original Lender dated as of April 9, 2007, effective as of the Closing Date and recorded on May 10, 2007 in the real

 

1


property records of the County of Philadelphia in the Commonwealth of Pennsylvania (the “ Official Records ”) as Document No. 51691064, as assigned by that certain Assignment of Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents recorded on November 25, 2008 in the Official Records as Document No. 51996047, as further assigned by that certain Assignment of Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents recorded on April 29, 2010 in the Official Records as Document No. 52204365, as further assigned by that certain Assignment of Open-End Mortgage, Security Agreement, Financing Statement and Assignment of Rents recorded on or about the date hereof in the Official Records and (ii) that certain Assignment of Leases and Rents and Security Deposits (as assigned as set forth below and as the same may from time to time be further amended, modified or assigned, the “ ALR ”), by Borrower for the benefit of Original Lender dated as of April 9, 2007, effective as of the Closing Date and recorded on May 10, 2007 in the Official Records as Document No. 51691065, as assigned by that certain Assignment of Assignment of Leases and Rents and Security Deposits recorded on November 25, 2008 in the Official Records as Document No. 51996048, as further assigned by that certain Assignment of Assignment of Leases and Rents and Security Deposits recorded on April 29, 2010 in the Official Records as Document No. 52204366, as further assigned by that certain Assignment of Assignment of Leases and Rents and Security Deposits recorded on or about the date hereof in the Official Records, such Security Instrument and ALR securing or otherwise encumbering that certain real property, buildings, structures and other improvements, leases and rents, and other property described therein (the “ Property ”), including the land more particularly described in Exhibit A attached hereto.

C. Lender is the current holder of the Loan, and Wells Fargo Bank, National Association (“ Servicer ”), as master servicer, services the Loan for and on behalf of Lender.

D. Pursuant to that certain Consent and Acknowledgment Agreement, dated as of the date hereof, by and among Lender, Borrower, Ashford Hospitality Limited Partnership, a Delaware limited partnership (“ Ashford LP ”), Ashford Hospitality Trust, Inc., a Maryland corporation (together with Ashford LP, and their respective successors and assigns, “ Existing Guarantor ”), Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership (“ Ashford Prime LP ”), and Ashford Hospitality Prime, Inc., a Maryland corporation (together with Ashford Prime LP, and their respective successors and assigns, “ New Guarantor ”) (the “ Consent Agreement ”), Lender consented to the transfer of equity interests in and reorganization of the ownership of Borrower (the “ Reorganization ”), as more fully described in the Consent Agreement.

E. In connection with the Reorganization, Borrower and Lender desire to amend the Security Instrument as set forth in this Amendment.

 

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NOW, THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties to this Amendment hereby agree as follows:

AGREEMENT

1. Incorporation . The foregoing recitals are incorporated herein by this reference.

2. Amendments to Security Instrument . The parties hereto agree that the Security Instrument is amended, as of the date hereof, as follows:

(a) Section 1.01 of the Security Instrument is amended as follows:

(i) The term “ Transfer ” is deleted in its entirety and replaced with the following:

Transfer ” shall mean the conveyance, assignment, sale, mortgaging, encumbrance, pledging, hypothecation, granting of a security interest in, granting of options with respect to, or other disposition of (directly or indirectly, voluntarily or involuntarily, by operation of law or otherwise, and whether or not for consideration or of record) all or any portion of any legal or beneficial interest (a) in all or any portion of the Property; (b) if Borrower or Operating Tenant is a corporation or, if Borrower or Operating Tenant is a partnership and any General Partner is a corporation, in the stock of Borrower, Operating Tenant or any General Partner; (c) in Borrower or Operating Tenant (or any trust of which Borrower or Operating Tenant is a trustee, as applicable); or (d) if Borrower or Operating Tenant is a limited or general partnership, joint venture, limited liability company, trust, nominee trust, tenancy in common or other unincorporated form of business association or form of ownership interest, in any Person having a legal or beneficial ownership in Borrower or Operating Tenant, excluding any legal or beneficial interest in any constituent limited partner, if Borrower or Operating Tenant is a limited partnership, or in any non-managing member, if Borrower or Operating Tenant is a limited liability company, unless such interest would, or together with all other direct or indirect interests in Borrower or Operating Tenant, as applicable, which were previously transferred, aggregate 49% or more of the partnership or membership, as applicable, interest in Borrower or Operating Tenant, as applicable, or would result in any Person who, as of the Equity Transfer Date, did not own, directly or indirectly, 49% or more of the partnership or membership, as applicable, interest in Borrower or Operating Tenant, as applicable, owning, directly or indirectly, 49% or more of the partnership or membership, as applicable, interest in Borrower or Operating Tenant, as applicable, and excluding any legal or beneficial interest in any General Partner unless such interest would, or together with all other direct or indirect interest in the General Partner which were previously transferred, aggregate 49% or more of the partnership or membership, as

 

3


applicable, interest in the General Partner (or result in a change in control of the management of the General Partner from the individuals exercising such control immediately prior to the conveyance or other disposition of such legal or beneficial interest) and shall also include, without limitation to the foregoing, the following: an installment sales agreement wherein Borrower or Operating Tenant agrees to sell the Property or any part thereof or any interest therein for a price to be paid in installments; an agreement by Borrower or Operating Tenant leasing all or substantially all of the Property to one or more Persons pursuant to a single or related transactions, or a sale, assignment or other transfer of, or the grant of a security interest in, Borrower’s or Operating Tenant’s right, title and interest in and to any Leases or any Rent; any instrument subjecting the Property to a condominium regime or transferring ownership to a cooperative corporation; and the dissolution or termination of Borrower or Operating Tenant or the merger or consolidation of Borrower or Operating Tenant with any other Person.

(ii) The term “ Permitted Transfer ” is deleted in its entirety and replaced with the following:

Permitted Transfer ” shall mean, (a) Permitted Liens; (b) all transfers of Equipment and other items of personal property as expressly permitted in the Loan Documents; (c) transfers of direct and indirect interests in Borrower (other than interests held by a General Partner) and/or in a General Partner to one or more Affiliates of Borrower; (d) transfers, issuances, conversions, pledges and redemptions of capital stock and partnership interests in any Joint Venture Parent Entity (or their respective successors), in the ordinary course of business and not in connection with a tender offer, merger or sale of such Persons; (e) the merger or consolidation of any Joint Venture Parent Entity (or their respective successors) whereby such Joint Venture Parent Entity is the surviving entity in such merger or consolidation, provided that, subsequent to a Securitization, each Rating Agency shall have delivered written confirmation that any ratings issued by the Rating Agency in connection with a Securitization will not, as a result of the proposed merger or consolidation, be downgraded from the then current ratings thereof, qualified or withdrawn; provided in each of the foregoing events, (i) ultimate Control of Borrower and Operating Tenant remains with the same Persons which ultimately Controlled Borrower and Operating Tenant as of the Equity Transfer Date, (ii) in the event that any Person which as of the Equity Transfer Date does not own 49% or more of the direct or indirect interests in Borrower, Borrower’s General Partner or Operating Tenant, as applicable, obtains a 49% or greater direct

 

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or indirect interest in Borrower, Borrower’s General Partner or Operating Tenant, Borrower shall deliver a substantive non-consolidation opinion to Lender in form and substance and from counsel reasonably acceptable to Lender; provided that the terms of this clause (ii) shall not apply if such Person is a Joint Venture Parent Entity and such Joint Venture Parent Entity owns all of its indirect interests in Borrower, Borrower’s General Partner or Operating Tenant, as applicable, pursuant to its owning direct or indirect interests in Ashford Prime LP, and (iii) no Transfer may be to a Prohibited Person; and (f) the foreclosure of any pledge (other than by a Prohibited Person) of any indirect equity interests in Borrower, Borrower’s General Partner or Operating Tenant held by Ashford Hospitality Trust, Inc., Ashford OP General Partner LLC, Ashford OP Limited Partner LLC or Ashford Hospitality Limited Partnership granted to secure a senior credit facility made to any such parties (but only to the extent that such pledge consists of a pledge by Ashford Hospitality Trust, Inc., Ashford OP General Partner LLC, Ashford OP Limited Partner LLC or Ashford Hospitality Limited Partnership, as applicable, of its direct or indirect limited partnership interests in Ashford Prime LP); provided that following each of the events contemplated by clauses (a) through (f), (i) Ashford Prime REIT shall at all times continue to Control Ashford Prime LP and (ii) Ashford Prime LP shall at all times continue to Control, and own (directly or indirectly) at least 51% of the equity interests of, Borrower, Borrower’s General Partner and Operating Tenant.

(iii) The term “ Single Purpose Entity ” is deleted in its entirety and replaced with the following:

Single Purpose Entity ” shall mean a corporation, partnership, joint venture, limited liability company, trust or unincorporated association, which is formed or organized solely, with respect to Borrower, for the purpose of holding, directly, an ownership interest in the Property, with respect to Operating Tenant, holding an interest in the Property, or, with respect to any General Partner, holding an ownership interest in and managing a Person which holds an ownership or other interest in the Property; does not engage in any business unrelated to, with respect to Borrower and Operating Tenant, the Property, and with respect to any General Partner, its interest in Borrower or Operating Tenant, as applicable; does not have any assets other than those related to either, with respect to Borrower and Operating Tenant, its interest in the Property and, with respect to any General Partner, its interest in Borrower or Operating Tenant, as applicable, or any indebtedness other than as permitted by this Security Instrument or the other Loan Documents; has its own separate books, records and accounts,

 

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in each case which are separate and apart from the books, records and accounts of any other Person; holds itself out as being a Person separate and apart from any other Person; and otherwise satisfies the criteria of the Rating Agencies, as in effect on the Closing Date and as provided in Section 2.02(g) of this Security Instrument, for a special-purpose bankruptcy-remote entity.

(b) Section 1.01 of the Security Instrument is amended by adding the following definitions in the appropriate location in such section according to alphabetical order:

Ashford Prime LP ” shall mean Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership.

Ashford Prime REIT ” shall mean Ashford Hospitality Prime Inc., a Maryland corporation.

Equity Transfer Date ” shall mean                      2013.

Guaranty ” shall mean that certain Guaranty dated as of April 11, 2007 by Ashford Hospitality Limited Partnership, a Delaware limited partnership, and Ashford Hospitality Trust Inc., a Maryland corporation, for the benefit of Lender, as the same may be amended, supplemented, replaced, joined or otherwise modified from time to time.

Joint Venture Parent Entity ” shall mean each of the following entities: Ashford Hospitality Trust, Inc., a Maryland corporation, Ashford OP General Partner LLC, a Delaware limited liability company, Ashford OP Limited Partner LLC, a Delaware limited liability company, Ashford Hospitality Limited Partnership, a Delaware limited partnership, Ashford Prime REIT, Ashford Prime OP Prime General Partner LLC, a Delaware limited liability company, Ashford Prime OP Limited Partner LLC, a Delaware limited liability company, Ashford Prime LP, and Ashford Prime TRS Corporation, a Delaware corporation.

(c) Section 2.02(g)(xi) of the Security Instrument is amended by deleting the phrase, “Operating Tenant has preserved and maintained and will preserve and maintain its existence as a Delaware limited partnership” and substituting the phrase, “Operating Tenant has preserved and maintained and will preserve and maintain its existence as a Delaware limited liability company”.

(d) Section 2.02(g)(xix) of the Security Instrument is amended by deleting the phrase, “that certain opinion letter relating to substantive non-consolidation dated as of the date hereof (the “ Insolvency Opinion ”)” and substituting the phrase, “that certain opinion letter relating to substantive non-consolidation dated as of the Equity Transfer Date (as may from time to time be amended, restated, supplemented, replaced or otherwise modified, the “ Insolvency Opinion ”)”.

 

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(e) Section 2.02(v) of the Security Instrument is amended by deleting the first sentence in its entirety and replacing it with the following:

Borrower’s exact legal name is Ashford Philadelphia Annex LP, a Delaware limited partnership. Borrower’s tax identification number is 52-2064094. Borrower’s place of business and chief executive office is located at 14185 Dallas Parkway, Suite 1100, Dallas, TX 75254.

(f) Section 2.09(b) of the Security Instrument is amended by inserting the phrase “and Ashford Hospitality Prime, Inc.” following the phrase, “Ashford Hospitality Trust Inc.”

(g) Section 9.01 of the Security Instrument is amended by deleting the last sentence and substituting the following:

In addition, except for a Permitted Encumbrance, Borrower shall not further encumber and shall not permit the further encumbrance in any manner (whether by grant of a pledge, security interest or otherwise) of Borrower or Operating Tenant of any direct or indirect interest in Borrower or Operating Tenant except as expressly permitted pursuant to this Security Instrument.

(h) Section 9.03 of the Security Instrument is amended by deleting the last sentence and substituting the following:

This provision shall apply to every Transfer or further encumbrance of the Property or any part thereof or interest in the Property or direct or indirect interest in Borrower or Operating Tenant regardless of whether voluntary or not, or whether or not Lender has consented to any previous Transfer or further encumbrance of the Property or direct or indirect interest in Borrower or Operating Tenant.

[ Remainder of page intentionally left blank ]

 

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(i) Section 11.01 of the Security Instrument is amended by deleting all addresses for Lender and Borrower and replacing them with the following:

 

If to Lender:   

U.S. Bank National Association, as Trustee,

successor-in-interest to Bank of America, N.A., as

Trustee, successor-in-interest to Wells Fargo Bank,

N.A., as Trustee for the Registered Holders of

Wachovia Bank Commercial Mortgage Trust,

Commercial Mortgage Pass-Through Certificates,

Series 2007-C32

c/o Wells Fargo Commercial Mortgage Servicing

Duke Energy Center

550 S. Tryon Street, 14th Floor

Charlotte, North Carolina 28202

Loan No.: 50-2860793

Attention: Asset Manager

With a copy to:   

Dechert LLP

One Maritime Plaza, Suite 2300

San Francisco, CA 94111

Attention: Joseph B. Heil, Esq.

If to Borrower:   

Ashford Philadelphia Annex LP

c/o Ashford Hospitality Prime, Inc.

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

Attn: General Counsel

Telecopy No.: (972) 490-9207

Confirmation No.: (972) 778-9207

with a copy to:   

Andrews Kurth, LLP

1717 Main Street, Suite 3700

Dallas, TX 75201

Attn: Brigitte Kimichik, Esq.

Telecopy No.: (214) 659-9605

Confirmation No.: (214) 659-4441

3. Omnibus Amendments to Security Instrument and to ALR .

(a) All references to the terms “Lender,” “Mortgagee” or “Assignee,” as used in the Security Instrument and the ALR, shall be deemed to refer to Lender, as defined in this Amendment.

(b) All references to the terms “Borrower,” “Mortgagor” or “Assignor,” as used in the Security Instrument and the ALR, shall be deemed to refer to Borrower, as defined in this Amendment.

 

8


(c) All references to the term “Guarantor,” as used in the Security Instrument and the ALR, shall be deemed to refer to Existing Guarantor and New Guarantor, collectively, and jointly and severally, as each are defined in this Amendment.

(d) All references to the term “Loan Documents,” as used in the Security Instrument and the ALR, shall be deemed to refer to the term “Loan Documents” as such term is defined in the Consent Agreement and including all other agreements, instruments, certificates or documents executed and delivered by Borrower or any Affiliate of Borrower in connection with the Loan, as the same may be amended, supplemented, replaced, extended or otherwise modified from time to time.

4. Representations and Warranties of Borrower . Without limiting in any way any representation or warranty in any Loan Document, Borrower represents and warrants that, as of the date hereof:

(a) Borrower has the requisite limited partnership power to execute and deliver, and perform its obligations under, this Amendment;

(b) this Amendment has been duly authorized, executed and delivered by Borrower; and

(c) this Amendment is a legal, valid and binding obligation of Borrower, enforceable against Borrower in accordance with its terms, subject to bankruptcy, insolvency and other limitations on creditors’ rights generally and to equitable principles.

5. Severability . In case any provision of this Amendment shall be invalid, illegal, or unenforceable, such provision shall be deemed to have been modified to the extent necessary to make it valid, legal, and enforceable. The validity, legality, and enforceability of the remaining provisions shall not in any way be affected or impaired thereby.

6. Modifications . None of the terms of this Amendment may be modified, waived, altered, amended, supplemented, extended, consolidated, replaced, exchanged or otherwise changed except by an instrument in writing duly executed by all of the parties hereto.

7. Successors and Assigns . This Amendment shall bind and inure to the benefit of and be enforceable by the parties hereto, their heirs, legatees, devisees, administrators, executors, and permitted successors and assigns; provided that Borrower may only assigns its rights and obligations hereunder to the extent expressly permitted by the Loan Documents.

8. Counterparts . This Amendment may be executed in separate counterparts each of which shall be an original and all of which taken together shall constitute one and the same agreement.

9. Governing Law . THIS AMENDMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE TERMS AND CONDITIONS OF SECTION 18.13 OF THE SECURITY INSTRUMENT.

 

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10. Descriptive Headings . The descriptive headings of this Amendment are inserted for convenience only and do not constitute a part of this Amendment.

11. References . Any references to the term “Security Instrument”, “Deed of Trust” or “Mortgage” in any of the Loan Documents shall hereafter mean the Security Instrument as defined herein and as amended by this Amendment, as the same may be subsequently assigned, amended, modified, altered, supplemented, extended, consolidated, or replaced from time to time. This Amendment shall constitute a “Loan Document” under, and for purposes of, the Security Instrument and each other Loan Document. Any capitalized term used herein, but not defined herein, shall have the meanings ascribed to such term in the Security Instrument.

[ Signature pages follow ]

 

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IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be duly executed as of the date first above written.

 

BORROWER:

ASHFORD PHILADELPHIA ANNEX LP ,

a Delaware limited partnership

By:  

Ashford Philadelphia Annex GP LLC,

a Delaware limited liability company,

its general partner

  By:  

 

    Name:   David Brooks
    Title:   Vice President

Borrower’s Organizational Number:

2809653

[ Signatures continued on next page ]


STATE OF TEXAS                )   
COUNTY OF DALLAS                )   

On                     , 2013 before me,                     , notary public, personally appeared                                         , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

WITNESS my hand and official seal.

 

Signature of Notary:  

 

   
    (seal)  


LENDER:
U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE, SUCCESSOR-IN-INTEREST TO BANK OF AMERICA, N.A., AS TRUSTEE, SUCCESSOR-IN-INTEREST TO WELLS FARGO BANK, N.A., AS TRUSTEE FOR THE REGISTERED HOLDERS OF WACHOVIA BANK COMMERCIAL MORTGAGE TRUST, COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES, SERIES 2007-C32
By:   Wells Fargo Bank, N.A., as successor by merger to Wachovia Bank, N.A., solely in its capacity as Master Servicer, as authorized under that certain Pooling and Servicing Agreement dated as of June 1, 2007
  By:  

 

    Name:
    Title:


STATE OF                         )   
COUNTY OF                         )   

On                     , 2013 before me,                     , notary public, personally appeared                                         , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

 

Signature of Notary:  

 

   
    (seal)  


The undersigned certifies that the residence of Lender is:

c/o Wells Fargo Commercial Mortgage Servicing

Duke Energy Center

550 South Tryon Street, 14th Floor

Charlotte, NC 28202

 

LENDER:
U.S. BANK NATIONAL ASSOCIATION, AS TRUSTEE, SUCCESSOR-IN-INTEREST TO BANK OF AMERICA, N.A., AS TRUSTEE, SUCCESSOR-IN-INTEREST TO WELLS FARGO BANK, N.A., AS TRUSTEE FOR THE REGISTERED HOLDERS OF WACHOVIA BANK COMMERCIAL MORTGAGE TRUST, COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES, SERIES 2007-C32
By:   Wells Fargo Bank, N.A., as successor by merger to Wachovia Bank, N.A., solely in its capacity as Master Servicer, as authorized under that certain Pooling and Servicing Agreement dated as of June 1, 2007
  By:  

 

    Name:
    Title:


Exhibit A

(Legal Description)

Exhibit 10.16

 

 

Prepared by, recording requested by,

and when recorded return to:

 

Kaye Scholer LLP

425 Park Avenue

New York, New York 10022

Attention: Warren J. Bernstein, Esq.

  

(For Recorder’s Use Only)

 

 

   Address of Property:    10950 North Torrey Pines Road
   La Jolla, California, 92037

AMENDED AND RESTATED LEASEHOLD DEED OF TRUST, SECURITY

AGREEMENT, FINANCING STATEMENT, FIXTURE FILING AND ASSIGNMENT

OF RENTS

Dated as of February 26, 2013

made by

CHH TORREY PINES HOTEL PARTNERS, LP,

as Grantor,

to

CHICAGO TITLE INSURANCE COMPANY,

solely as Trustee

for the benefit of

AAREAL CAPITAL CORPORATION,

as agent for various lenders, as Beneficiary

 

 

 

THIS INSTRUMENT SECURES OBLIGATIONS WHICH MAY CONTAIN PROVISIONS FOR ADJUSTMENTS IN THE INTEREST RATE AND PAYMENT AMOUNTS AND/OR A BALLOON PAYMENT.

THIS INSTRUMENT CONSTITUTES A SECURITY AGREEMENT AS THAT TERM IS DEFINED IN THE CALIFORNIA UNIFORM COMMERCIAL CODE. PORTIONS OF THE COLLATERAL ARE GOODS THAT ARE OR ARE TO BECOME FIXTURES ON THE LAND DESCRIBED IN EXHIBIT A HERETO. THIS INSTRUMENT IS INTENDED TO SERVE AS A FIXTURE FILING AND IS TO BE RECORDED IN THE REAL ESTATE RECORDS OF EACH COUNTY IN WHICH SAID LAND OR ANY PORTION THEREOF IS LOCATED AND INDEXED AS BOTH A DEED OF TRUST AND A FIXTURE FILING. GRANTOR IS THE OWNER OF A RECORD INTEREST IN THE LAND AND LEASEHOLD DESCRIBED IN EXHIBIT A HERETO. THE ADDRESS OF GRANTOR (DEBTOR) AND BENEFICIARY (SECURED PARTY) ARE SET FORTH ON THE FIRST PAGE OF THIS DEED OF TRUST.


TABLE OF CONTENTS

 

         Page  

ARTICLE I. DEFINITIONS

     8  

Section 1.1

 

Definitions

     8  

Section 1.2

 

Other Definitional Provisions

     10  

ARTICLE II. REPRESENTATIONS, WARRANTIES AND COVENANTS

     10  

Section 2.1

 

Incorporation by Reference

     10  

Section 2.2

 

Title; Covenant Against Transfers

     10  

Section 2.3

 

Limitation on Indebtedness

     11  

ARTICLE III. EVENTS OF DEFAULT AND REMEDIES

     11  

Section 3.1

 

Definition of Event of Default

     11  

Section 3.2

 

Remedies

     11  

Section 3.3

 

Actions for Possession

     13  

Section 3.4

 

Assembly of Mortgaged Property

     13  

Section 3.5

 

Surrender of Insurance Policies

     13  

Section 3.6

 

Retention of Mortgaged Property

     14  

Section 3.7

 

Purchase of the Mortgaged Property

     14  

Section 3.8

 

Sale of the Mortgaged Property

     14  

Section 3.9

 

Adjournment of Sale of Mortgaged Property

     14  

ARTICLE IV. LEASES AND RENTS

     15  

Section 4.1

 

Compliance

     15  

Section 4.2

 

Leases

     15  

Section 4.3

 

Assignment

     15  

Section 4.4

 

Debtor Relief Laws

     16  

ARTICLE V. MISCELLANEOUS

     16  

Section 5.1

 

Release of Deed of Trust

     16  

Section 5.2

 

Rights Cumulative

     16  

Section 5.3

 

Amendments, Waivers, Consents and Approvals

     16  

Section 5.4

 

Other Waivers

     17  

Section 5.5

 

Severability

     17  

Section 5.6

 

Binding Effect; Covenants Running with the Land

     17  

Section 5.7

 

Counterparts

     17  

Section 5.8

 

Financing Statement

     17  

Section 5.9

 

References

     18  

Section 5.10

 

Captions

     18  

Section 5.11

 

Notices

     18  

Section 5.12

 

Governing Law

     19  

Section 5.13

 

Relationship

     19  

Section 5.14

 

Limitation of Liability

     19  


Section 5.15

 

Attorneys’ Fees

     19  

Section 5.16

 

Choice of Forum; Consent to Service of Process and Jurisdiction; Waiver of Trial by Jury

     20  

Section 5.17

 

Variable Interest Rate

     20  

Section 5.18

 

After-Acquired Property

     20  

Section 5.19

 

Further Assurances

     20  

Section 5.20

 

No Other Party Beneficiary

     21  

Section 5.21

 

Entire Agreement

     21  

Section 5.22

 

No Credits on Account of Debt

     21  

Section 5.23

 

Trustee’s Performance

     21  

Section 5.24

 

Resignation by Trustee

     21  

Section 5.25

 

Substitution of Trustee

     21  

Section 5.26

 

Other Mortgages; No Election of Remedies

     22  

Section 5.27

 

Amended and Restated Deed of Trust

     23  

ARTICLE VI. 23

  

LEASEHOLD PROVISIONS

     23  

Section 6.1

 

The Ground Lease

     23  

Section 6.2

 

No Merger of Fee and Leasehold Estates

     23  

Section 6.3

 

Grantor’s Acquisition of Fee Estate

     24  

Section 6.4

 

Rejection or Termination of the Ground Lease

     24  

Section 6.5

 

Ground Lease Termination

     24  

ARTICLE VII. STATE SPECIFIC PROVISIONS

     25  

Section 7.1

 

Principles Of Construction

     25  

Section 7.2

 

No “Mortgagee-In-Possession” Status

     25  

Section 7.3

 

Power Of Sale And Other Rights

     25  

Section 7.4

 

Environmental Provisions

     26  

Section 7.5

 

Trustee’s Deed Recitals

     29  

Section 7.6

 

Right Of Entry

     29  

Section 7.7

 

Reconveyance

     29  

Section 7.8

 

Border Zone Property

     29  

Section 7.9

 

Insurance Notice

     30  

Section 7.10

 

Commercial Loan

     30  

Section 7.11

 

Construction Deed Of Trust

     30  

Section 7.12

 

Other Loan Documents

     30  

Section 7.13

 

Waiver of Grantor’s Rights

     30  


This AMENDED AND RESTATED LEASEHOLD DEED OF TRUST, SECURITY AGREEMENT, FINANCING STATEMENT, FIXTURE FILING AND ASSIGNMENT OF RENTS dated as of February 26, 2013, made by CHH TORREY PINES HOTEL PARTNERS, LP , a Delaware limited partnership, having an office at 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254 (“ Grantor ”), CHICAGO TITLE INSURANCE COMPANY , a California corporation, with a mailing address of 700 S. Flower, Los Angeles, CA 90017, solely as Trustee (“ Trustee ”) for the benefit of AAREAL CAPITAL CORPORATION, a Delaware corporation, having an office at 250 Park Avenue, Suite 820, New York, New York 10177, in its capacity as agent for various lenders from time to time under the Loan Agreement (such term and other capitalized terms used herein having the respective meanings set forth in Section 1 hereof) (together with its successors and assigns, “ Beneficiary ”).

RECITALS

WHEREAS , Grantor is the owner of a leasehold estate in the land lying and being situated in La Jolla, Los Angeles County, California and more particularly described on Exhibit A attached hereto, pursuant to the Ground Lease, as hereinafter defined;

WHEREAS , Grantor executed for the benefit of Aareal Bank AG (the “ Original Beneficiary ”) that certain Leasehold Deed of Trust, Security Agreement, Financing Statement, Fixture Filing and Assignment of Rents, dated as of August 8, 2008 and recorded on August 13, 2008 in the official records of San Diego County, California (the “ Official Records ”) as Instrument No. 2008-0432328, as amended by that certain First Amendment to Recorded Documents made by Grantor for the benefit of Original Beneficiary, dated as of April 1, 2010 and recorded on May 14, 2010 in the Official Records as Instrument No. 2010-0243296 and as assigned by Original Beneficiary to Beneficiary pursuant to that certain Assignment of Recorded Documents (Torrey Pines), dated as of February 21, 2013, an executed original of which is attached hereto as Exhibit B (as amended and assigned, the “ Existing Deed of Trust ”; the Existing Deed of Trust as hereby amended and restated in its entirety, the “ Deed of Trust ”), which was given to secure a loan in the principal sum of up to $160,000,000 (the “ Existing Loan ”) to Grantor and CHH Capital Hotel Partners LP (the “ Existing Borrowers ”) pursuant to that certain Loan Agreement, dated as of August 8, 2008, by and among Existing Borrowers, CHH Capital Tenant Corp., CHH Torrey Pines Tenant Corp., Aareal Bank AG (as predecessor to Beneficiary), as agent, and the Lenders party thereto, as amended by that certain First Amendment to Loan Agreement dated as of April 1, 2010, as further amended by that certain Second Amendment to Loan Agreement and Reaffirmation of Other Loan Documents dated as of March 31, 2011 and as further amended by that certain Third Amendment to Loan Agreement and Reaffirmation of Other Loan Documents dated as of December 29, 2011 (as so amended, the “ Existing Loan Agreement ”), which Existing Loan was evidenced by that certain Promissory Note dated as of August 8, 2008 in the original principal amount of One Hundred Sixty Million and No/100 Dollars ($160,000,000) made by Existing Borrowers to Assignee (together with any and all renewals, amendments, modifications, consolidations and extensions thereof, the “ Existing Note ”);

WHEREAS, Existing Borrowers have requested, and Agent and Lenders have agreed, to amend, restate and consolidate the terms and provisions of the Existing Loan Agreement and the

 

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other Loan Documents (as such term is defined in the Existing Loan Agreement) in their entirety pursuant to the terms and conditions set forth in that certain Amended and Restated Loan Agreement of even date herewith by and among Existing Borrowers, CHH Capital Tenant Corp., CHH Torrey Pines Tenant Corp., Agent and Lenders (as the same may be amended, restated, replaced, supplemented or otherwise modified from time to time, the “ Loan Agreement ”) and increase the Existing Loan to $199,875,000 (the Existing Loan, as so increased, the “ Amended Loan ”) . All capitalized terms used but not defined herein shall have the meaning set forth in the Loan Agreement.

WHEREAS , the Amended Loan is evidenced by that certain Amended and Restated Promissory Note (the “ Note ”) dated as of the date hereof in said principal amount made by Existing Borrowers to Assignee, which Note amends, restates and supersedes the Existing Note in its entirety; and

WHEREAS , this Deed of Trust is given to secure the Amended Loan; and

NOW, THEREFORE , as an inducement to Agent and Lenders to enter into the Loan Agreement, and for other good and valuable consideration, the receipt and legal sufficiency of which are hereby acknowledged, the parties do hereby agree as follows:

GRANTING CLAUSE

NOW, THEREFORE, for and in consideration of the mutual covenants herein contained and other good and valuable consideration, including Beneficiary’s and Lenders’ entering into the Loan Agreement, the receipt and legal sufficiency of which are hereby expressly acknowledged by all parties, to secure the full and complete payment of the principal, Interest, Additional Interest and other sums payable pursuant to the Note, Loan Agreement, this Deed of Trust and the other Loan Documents and the full and complete payment and performance of the Obligations, including Borrowers’ performance of Borrowers’ obligations pursuant to the Note, the Loan Agreement and the other Loan Documents, Grantor does hereby grant, pledge, mortgage, warrant, deed, sell, transfer, assign, and convey, to Trustee and its successors and assigns and grants to Beneficiary a security interest in, subject in each case only to the Permitted Encumbrances, the following (collectively, the “ Mortgaged Property ”):

All of Grantor’s right, title and interest, now owned or hereafter acquired, in and to the following described properties and interests and all replacements or substitutes therefor and all products and proceeds thereof, and accessions thereto, and whether held to be real or personal property, tangible or intangible whether now or hereafter acquired:

(a) Property . The leasehold interest in those certain tracts of land described in Exhibit A attached hereto, together with all streets, vaults or alleys (open or proposed), strips and gores adjoining or appurtenant to such land, and underlying roadways or public rights-of-way or otherwise (the “ Land ”) and all of the buildings, improvements, structures, Personal Property, FF&E (as hereinafter defined), amenities, fixtures and personal property and any additions or alterations thereto or replacements thereof which are now existing or are hereafter constructed and/or installed upon the Land (collectively, the “ Improvements ”), including all estates, easements, licenses, interests, rights, rights of way, water rights, mineral

 

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rights, titles, powers, appurtenances and privileges of every kind and character which Grantor now has or at any time hereafter acquires, in and to the Land and the Improvements (all of the foregoing, collectively, the “ Property ”);

(b) Leases . All present and future ground leases, space leases, occupancy agreements, subleases, licenses, permits, concessions or other agreements or arrangements, whether oral or written, including the Ground Lease, and all present and future agreements for the use or occupancy of all or any portion of the Property, together with any and all extensions or renewals thereof, including the Operating Lease (collectively, “ Leases ”);

(c) Rents . (i) All rents, rent equivalents, revenues, royalties, fees, moneys payable as damages (including payments by reason of the rejection of a Lease in a bankruptcy proceeding) or in lieu of rent or rent equivalents, royalties (including all oil and gas or other mineral royalties and bonuses), income, receivables, deposits (including security, utility and other deposits), accounts, cash, issues, profits, charges for services rendered, and other consideration of whatever form or nature received by or paid to or for the account of or benefit of Grantor or its agents or employees from any and all sources arising from or attributable to the Property, including all revenues and credit card receipts collected from guest rooms, restaurants, bars, mini-bars, meeting rooms, banquet rooms and recreational facilities, parking charges, all receivables, customer obligations, installment payment obligations and other obligations now existing or hereafter arising or created out of the sale, lease, sublease, license, concession or other grant of the right of the use and occupancy of the Property, or rendering of services by Grantor or any of its agents or employees or any operator or manager of the hotel or the commercial space located in the Property or acquired from others (including, without limitation, from the rental of any office space, retail space, guest rooms or other space, halls, stores, and offices, and deposits securing reservations of such space), license, lease, sublease and concession fees and rentals (but not including gross receipts of licensees, lessees and concessionaires), health club membership fees, food and beverage wholesale and retail sales, service charges, vending and game machine receipts, video and audio rental or other charges, health and private club membership receipts, fees and charges for the use of athletic facilities, wholesale and retail food and merchandise, service charges, laundry charges, and telephone, telecopy, telex and other communication charges and proceeds, if any, from business interruption or other loss of income insurance, together with all proceeds from the sale or other disposition of any part of the Mortgaged Property and (ii) all rents, royalties, revenues, issues, bonuses, income, receipts, accounts, accounts receivable, deposits, profits and other benefits now due, past due, or which may become due, or to which Grantor may now or hereafter become entitled, or may demand or claim, additional, percentage, participation and other rentals, fees and deposits, including common area, tax and other expense reimbursement payments, arising or issuing from or out of the Leases or the Property, including cash, securities or letters of credit deposited thereunder to secure performance by the Lessees of their obligations thereunder, including under any Lease Guaranties or Lease Security, and any interest accrued thereon or dividends payable to the holders thereof, any premium or other consideration payable by any Lessee for or upon the cancellation or modification of a Lease, or arising or issuing from or out of the Property or any part thereof or interest therein; together with any and all rights which Grantor may have with respect to rent insurance proceeds or business interruption insurance proceeds, and settlements, judgments and bankruptcy claims with respect to unpaid rents or the rejection or termination of any Lease, including any amounts received by Grantor, or on Grantor’s behalf, in connection

 

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with any termination, cancellation or surrender of any Lease, whether occurring as a result of a default by a Lessee under the applicable Lease, by agreement of Grantor and such Lessee, by the terms of the applicable Lease or in connection with any bankruptcy or other insolvency proceeding of such Lessee; and the rents and other sums payable to Grantor in connection with the underletting of space covered under any Lease and any consideration payable to Grantor in connection with the assignment of any Lease (collectively, the “ Rents ”);

(d) Lease Security and Lease Guaranties . All security deposits for the performance of a Lessee’s obligations under any Lease, including any letter of credit or other instrument given as a security deposit (or in lieu of a cash security deposit) under any Lease (“ Lease Security ”) and all guaranties given to secure the performance by a Lessee of any of its obligations under any Lease (“ Lease Guaranties ”);

(e) Property Documents . All reciprocal easement or operating agreements, declarations, development agreements, developer’s or utility agreements, and any similar such agreements or declarations now or hereafter affecting the Property or any part thereof (the “ Property Documents ”);

(f) FF&E . All fixtures, fittings, appliances, apparatus, equipment, machinery, furnishings and articles of tangible and intangible personal property now or hereafter attached or affixed to, placed upon or used in any way in connection with the use, enjoyment, operation or occupancy of the Property including all heating, air conditioning, incinerating, lighting, refrigerating, monitoring, water, cleaning and communications apparatus and equipment whatsoever, all fire prevention and extinguishing apparatus, fire sprinkler and alarm systems, all boilers, engines, motors, dynamos, generating equipment, piping and plumbing fixtures, ranges, chinaware, glassware, foodcarts, cookware, cooking utensils and other cooking apparatus, mechanical kitchen equipment, refrigerators, cooling, ventilating, sprinkling and vacuum cleaning systems, fire extinguishing and prevention apparatus, gas and electrical fixtures, elevators, escalators, partitions, built-in mirrors, planters, shelves, lockers, cabinets, drapes, draperies, curtains, shades, venetian blinds, screens, storm sash, awnings and other window covering and all hardware therefor, carpeting and other floor covering, lighting fixtures, lamps, office furniture, beds, bureaus, chiffoniers, chests, chairs, desks, lamps, mirrors, bookcases, tables, paintings, hangings, pictures, divans, couches, luggage carts, luggage racks, stools, sofas, linens, pillows, blankets, dry cleaning facilities, dining room wagons, keys or other entry systems, bars, bar fixtures, liquor and other drink dispensers, icemakers, radios, television sets, intercom and paging equipment, electric and electronic equipment, dictating equipment, private telephone systems, facsimile machines, medical equipment, potted plants, elevators, escalators, fittings, plants, apparatus, stoves, ranges, refrigerators, laundry machines, tools, machinery, engines, dynamos, motors, boilers, incinerators, switchboards, conduits, compressors, vacuum cleaning systems, floor cleaning, waxing and polishing equipment, call systems, brackets, electrical signs, bulbs, bells, ash and fuel, conveyors, cabinets, lockers, shelving, spotlighting equipment, dishwashers, garbage disposals, washers and dryers, furnishings of public spaces, halls and lobbies, and shrubbery and plants (and including all interest of Grantor in any of such items, at any time acquired under any security agreement, conditional sale contract, chattel mortgage or other security instrument), wherever located (collectively, “ FF&E ”); and all personal property of Grantor, including all FF&E to the extent it does not constitute real property (collectively, the “ Personal Property ”);

 

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(g) Insurance Proceeds . All proceeds or awards payable or to be payable under each policy of insurance relating to the Property, including the Insurance Policies, and any returned, refunded or rebated premiums in connection therewith;

(h) Condemnation Awards . All rights or awards due to Grantor arising out of any eminent domain or condemnation proceedings for the taking or for loss of value of any of the Property or any proceeds of any suit or action;

(i) Mineral and Development Rights, Etc . All estates, easements, rights, rights of way, licenses, timber to be cut, water rights, mineral rights, as-extracted collateral, privileges and appurtenances including additional development rights and air rights, now or hereafter belonging to or in any way appertaining to the Property;

(j) Utility Deposits . All monetary deposits which Grantor has been, or may be, required to give to any public or private utility with respect to utility services furnished, or to be furnished, to the Property;

(k) Permits. All certificates, including certificates of occupancy and certificates of compliance, authorizations, franchises, consents and approvals given by and licenses and permits issued by Governmental Authorities, and other rights and privileges issued by any and all Governmental Authorities and any other Persons in connection with the ownership, operation, construction, use, management, leasing or occupancy of the Property;

(l) Tests, Studies, Etc . All environmental tests, studies and reports, current and future environmental claims and rights of action including tort claims and rights of indemnity and contribution under any Environmental Law against the prior owners, neighboring owners, tenants, consultants, advisors and third parties;

(m) Contracts of Sale . All contracts of sale and options relating to the acquisition or disposition by Grantor of any portion of the Property, and all amendments, modifications, renewals, expansions and supplements thereto;

(n) Contracts and Agreements . All contracts, instruments, bonds, equipment leases, and agreements now or hereafter entered into by or on behalf of Grantor with any party with respect to (i) the management, leasing, promotion, marketing, development, construction, operation or sale of any portion of the Property, including the Management Agreement, (ii) the ownership, use or occupancy of the Property, and (iii) the construction (original, restorative or otherwise) of any of the Property, or the furnishing of any materials, supplies, furnishings, fixtures, equipment or labor in connection with any such construction (including all right, title, and interest of Grantor in, to, and under any subcontracts in connection with such construction); and all other contracts, instruments, bonds, equipment leases, and agreements now or hereafter affecting the Property, and all amendments, modifications, renewals, expansions and supplements thereto, and all rights to receive liquidated or other damages under the foregoing;

(o) Plans . All of the plans, specifications, and drawings (including plot plans, foundation plans, utility facilities plans, floor plans, elevations plans, framing plans, cross-sections of walls plans, mechanical plans, electrical plans, architectural and engineering plans

 

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and specifications, and architectural and engineering studies and analyses) heretofore or hereafter prepared by any architect or engineer with respect to any of the Property and all amendments, modifications, renewals, expansions and supplements thereto;

(p) Interest Rate Protection Agreements . Any interest rate protection arrangement to which Grantor is a party, including any Lender Interest Rate Protection Agreement, and all agreements, instruments, documents and contracts now or hereafter entered into by Grantor with respect to any such interest rate protection arrangement, including any Lender Interest Rate Protection Agreement;

(q) Trademarks, Etc . All trademarks, tradenames, logos, servicemarks, licenses, franchises, symbols and other intangibles, and all goodwill, books and records, correspondence, files and advertising materials and other documents, now or hereafter obtained, produced or entered into, as the case may be, and all rights therein, in all cases, with respect to the use, occupancy, possession, operation, management, construction, leasing, maintenance, marketing and ownership of the Property;

(r) Accounts . Except for the Excluded Accounts (which are expressly excluded from the security interest granted pursuant hereto), every other deposit account (including, without limitation, all other “Accounts” described in the Loan Agreement) including the entire balance therein (now or hereafter existing) of Grantor with Beneficiary (or any agent, affiliate, or subsidiary of Beneficiary) or any other banking or financial institution, and any other claim of Grantor against Beneficiary (now or hereafter existing) arising therefrom and all money, instruments, securities, documents, chattel paper, credits, demands issued or arising in connection therewith, and any other property, rights, or interests of Grantor in connection therewith;

(s) Books and Records . All books, records and computer software concerning the foregoing;

(t) UCC Rights . All rights of Grantor under promissory notes, letters of credit, electronic chattel paper, proceeds from accounts, payment intangibles, and general intangibles related to the Property, as the terms “accounts”, “general intangibles”, and “payment intangibles” are defined in the applicable Uniform Commercial Code Article 9, as the same may be modified or amended from time to time; and

(u) Products and Proceeds . All products and proceeds of all or any portion of the foregoing including the conversion, voluntary or involuntary, of any of the foregoing into cash or liquidated claims, including, without limitation, proceeds of insurance and condemnation awards, and all rights of Grantor to refunds of real estate taxes and assessments;

TO HAVE AND TO HOLD the Mortgaged Property, together with all and singular the rights, hereditaments and appurtenances in anywise appertaining or belonging thereto, unto Trustee and Trustee’s successors and assigns, for the uses and purposes hereinafter set forth, forever, IN TRUST, WITH POWER OF SALE , to secure payment to Beneficiary of the Obligations at the time and in the manner provided for its payment in the Loan Agreement, the Note, in this Deed of Trust, and in the other Loan Documents;

 

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FOR THE PURPOSE OF SECURING the payment of the maximum principal indebtedness of all principal, together with all accrued and unpaid interest and the payment and performance of all other Obligations, including any protective advances made by Beneficiary under the Loan Documents, and all modifications, amendments, additions and extensions thereof.

THIS DEED OF TRUST shall also constitute a security agreement with respect to, and Grantor hereby grants to Beneficiary, as secured party, a security interest in, all of those portions of the Mortgaged Property which are or may be subject to the provisions of the applicable Uniform Commercial Code. Portions of the Mortgaged Property are or may become fixtures or real property. This Deed of Trust also constitutes a financing statement for purposes of the applicable Uniform Commercial Code filed as a fixture filing in the land records of Los Angeles County, California, with respect to any and all fixtures comprising the Mortgaged Property. The “debtor” is CHH Torrey Pines Hotel Partners, LP and the “secured party” is Aareal Capital Corporation, as Agent. The collateral is as described in the granting clause of this Deed of Trust, and the addresses of the debtor and secured party are the addresses stated in Section 5.11 of this Deed of Trust for notices to such parties. The organization identification number of the debtor is 3734144 and the lessee of record of the Land is CHH Torrey Pines Hotel Partners, LP.

TO THE EXTENT that any of the Mortgaged Property is not subject to the Uniform Commercial Code and is not real property pursuant to applicable Legal Requirements, Grantor hereby assigns to Beneficiary all of Grantor’s right, title and interest in and to the Mortgaged Property to secure the Obligations, together with the right of set-off with regard to such Mortgaged Property or any part thereof.

ARTICLE I.

DEFINITIONS

Section 1.1 Definitions . All capitalized terms used but not defined herein shall have the respective meanings assigned to them in the Loan Agreement. For purposes of this Deed of Trust, the following terms shall have the respective meanings set forth in this Article I :

Bankruptcy Code ” means Title 11 of the United States Code, as in effect from time to time.

Beneficiary ” has the meaning set forth in the first paragraph of this Deed of Trust.

Borrowers ” has the meaning set forth in the recitals hereto.

Deed of Trust ” has the meaning set forth in the first paragraph of this Deed of Trust.

Event of Default ” has the meaning set forth in Section 3.1 hereof.

Environmental Laws ” has the meaning set forth in the Environmental Indemnity.

 

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Excluded Accounts ” has the meaning set forth in the Loan Agreement.

FF&E ” has the meaning set forth in the Granting Clause.

Governmental Authority ” means any federal, state, county, municipal, parish, provincial or other government, or any department, commission, board, court, agency, committee, whether of the United States of America or any other country, or any instrumentality of any of them, or any other political subdivision thereof.

Grantor ” has the meaning set forth in the first paragraph of this Deed of Trust.

Ground Lease ” means that certain Percentage Lease dated as of August 10, 1987 made by and between Torrey Pines Hotel Associates, as tenant, and City of San Diego, as landlord, as assigned by that certain Assignment and Assumption of Percentage Lease and Deed to Improvements dated as of December 29, 1998 by and between Torrey Pines Hotel Associates, as assignor, and Hilton Hotels Corporation, as assignee, as further assigned by that certain Assignment and Assumption of Percentage Lease and Deed to Improvements dated as of December 17, 2003 by and between Hilton Hotels Corporation, as assignor, and Grantor, as assignee.

Improvements ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Land ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Lease Guaranty ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Lease Security ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Leases ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Lessee ” means a lessee, sublessee, tenant, subtenant, licensee, concession holder or other Person having the right to use or occupy all or any portion of the Property pursuant to a Lease or otherwise.

Loan Agreement ” has the meaning set forth in the recitals hereto.

Mortgaged Property ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Note ” has the meaning set forth in the recitals hereto.

Person ” means any individual, corporation, limited liability company, general partnership, limited partnership, joint venture, association, joint stock company, trust, unincorporated organization, government or any agency or political subdivision thereof, or any other form of entity.

 

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Personal Property ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Property ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Property Documents ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Rents ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Trustee ” has the meaning set forth in the first paragraph of this Deed of Trust.

Section 1.2 Other Definitional Provisions . For purposes of this Deed of Trust:

(a) Defined terms used in the singular shall import the plural and vice versa.

(b) The words “hereof,” “herein,” “hereunder” and similar terms when used in this Deed of Trust shall refer to this Deed of Trust as a whole and not to any particular provision of this Deed of Trust.

(c) The words “include” and “including” wherever used in this Deed of Trust shall be deemed to be followed by the words “without limitation.”

(d) All agreements or instruments referred to in this Deed of Trust shall mean such agreements or instruments as the same may from time to time be supplemented or amended, or the terms thereof waived or modified, to the extent permitted by, and in accordance with, the terms and conditions thereof and of this Deed of Trust and the other Loan Documents. Each of the Loan Documents is incorporated by reference into this Deed of Trust.

ARTICLE II.

REPRESENTATIONS, WARRANTIES AND COVENANTS

Section 2.1 Incorporation by Reference . Without limiting the scope of Section 1.2(d) hereof, all of the representations, warranties and covenants contained in the Loan Agreement are hereby incorporated herein by reference. In the event of any conflict or inconsistency between the provisions of the Loan Agreement and the provisions of this Deed of Trust, the provisions of the Loan Agreement shall govern.

Section 2.2 Title; Covenant Against Transfers . Grantor is the sole legal and beneficial owner of a valid and subsisting interest as tenant under the Ground Lease, not subject to any Liens or encumbrances other than the Permitted Encumbrances. The Ground Lease is in full force and effect, and to Grantor’s knowledge, there are no defaults thereunder and no event has occurred or is occurring which after notice or the passage of time will result in such a default. The Ground Lease is prior to all Liens and encumbrances on the fee interest of the lessor thereunder, other than the Permitted Encumbrances. Grantor owns the Personal Property, the Leases, the Rents and all other personal property encumbered by this Deed of Trust free and

 

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clear of all Liens and encumbrances other than Permitted Encumbrances. Except as expressly permitted by the Loan Agreement, Grantor shall not, without the prior written consent of Beneficiary, transfer, sell, lease, convey, exchange, mortgage, encumber, pledge, assign or otherwise dispose of the Mortgaged Property or any portion of, or any direct or indirect interest in, the Mortgaged Property.

Section 2.3 Limitation on Indebtedness . Grantor shall not incur, create, contract for, waive, assume, have outstanding, guaranty or otherwise become liable with respect to indebtedness except as expressly permitted by the Loan Agreement.

ARTICLE III.

EVENTS OF DEFAULT AND REMEDIES

Section 3.1 Definition of Event of Default . The term “ Event of Default ” shall mean the occurrence of an “Event of Default” pursuant to the Loan Agreement.

Section 3.2 Remedies . In addition to any other rights and remedies which Beneficiary or Trustee may have under this Deed of Trust, the Loan Agreement and the other Loan Documents or pursuant to law or equity, and without limitation thereof, upon and at any time after the occurrence and during the continuance of any Event of Default, Beneficiary or Trustee, as applicable, at any time may take such lawful action as Beneficiary reasonably deems advisable to protect and enforce its rights against Grantor and in and to the Mortgaged Property, including the following actions, each of which may be pursued concurrently or otherwise, at such time and in such order as Beneficiary may determine in its sole discretion, without impairing or otherwise affecting the other rights and remedies of Beneficiary or Trustee (to the extent permitted by the Loan Documents and applicable law):

(a) declare the whole of the principal sum of the Amended Loan, Interest, Additional Interest, along with any other sum payable under the Note, the Loan Agreement, this Deed of Trust and any other Loan Document to be immediately due and payable without presentment, demand, protest, notice of protest and non-payment or other notice of default or notice of acceleration or notice of intention to accelerate or other notice of any kind, all of which are hereby waived by Grantor and all other parties obligated in any manner whatsoever on the Obligations;

(b) enter into or upon the Mortgaged Property, either personally or by its agents, nominees or attorneys, and dispossess Grantor and its agents and employees therefrom, and thereupon Beneficiary may (i), subject to the terms of the Manager SNDA, use, operate, manage, lease, control, insure, maintain, repair, restore and otherwise deal with all and every part of the Mortgaged Property and conduct the business thereat on such terms and for such period as Beneficiary shall determine, (ii) complete any construction on the Mortgaged Property in such manner and form as Beneficiary deems advisable as permitted pursuant to the Loan Agreement or the other Loan Documents, (iii) subject to the terms of the Manager SNDA, make alterations, additions, renewals, replacements and improvements to or on the Mortgaged Property, (iv) exercise all rights and powers of Grantor with respect to the Mortgaged Property, including the right to make, cancel, enforce or modify Leases, obtain and evict Lessees, and demand, sue

 

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for, collect and receive all earnings, revenues, rents, issues, profits and other income of the Mortgaged Property and every part thereof and as otherwise may be set forth in the Assignment of Leases and Rents, and (v), subject to the terms of the Manager SNDA and the Loan Agreement, apply the receipts from the Mortgaged Property to the payment of the indebtedness secured thereby, in the order and manner set forth in the Loan Agreement and the Note after deducting therefrom all expenses (including reasonable attorneys’ fees and disbursements) incurred in connection with the aforesaid operations and all amounts necessary to pay the taxes, assessments, insurance and other charges in connection with the Mortgaged Property, as well as just and reasonable compensation for the services of Beneficiary or Trustee and their counsel, agents and employees. If Grantor shall for any reason fail to surrender or deliver the Mortgaged Property or any part thereof after Beneficiary’s demand, Beneficiary may obtain a judgment or decree conferring on Beneficiary the right to immediate possession or requiring Grantor to deliver immediate possession of all or part of the Mortgaged Property to the Beneficiary, to the entry of which judgment of decree Grantor hereby specifically consents. Grantor shall pay to Beneficiary, upon demand, all costs and expenses of obtaining such judgment or decree and reasonable compensation to Beneficiary, its attorneys and agents, and all such costs, expenses and compensation shall, until paid, be secured by the lien of this Deed of Trust. Beneficiary, at its election, and without notice to Grantor, may, to preserve its interest in the Mortgaged Property, make any payments which the Grantor has failed to make under any Permitted Encumbrance, and any such sums so paid shall be secured hereby and be immediately due and payable from Grantor upon demand of Beneficiary shall not release Grantor from the Grantor’s obligations or constitute a waiver of the Grantor’s default hereunder. Beneficiary shall surrender possession of the Mortgaged Property to the Grantor only when all that is due upon such interest and principal, including, without limitation, the principal balance of the Note following acceleration thereof, tax and insurance deposits, and all amounts under any of the terms of this Deed of Trust, shall have been paid in full;

(c) institute proceedings, judicial or nonjudicial (to the extent applicable under applicable Legal Requirements), for the foreclosure of this Deed of Trust, in which case the Mortgaged Property may be sold for cash or credit in one or more parcels;

(d) with or without entry and, to the extent permitted, and pursuant to the procedures provided by applicable Legal Requirements, institute proceedings for the partial foreclosure of this Deed of Trust for the portion of the indebtedness secured hereby then due and payable, subject to the lien of this Deed of Trust continuing unimpaired and without loss of the priority so as to secure the balance of the indebtedness secured hereby not then due;

(e) sell the Mortgaged Property or any part thereof and all estate, claim, demand, right, title and interest of Grantor therein and rights of redemption thereof, to the extent permitted pursuant to applicable Legal Requirements, at one or more sales, in whole or in parcels, at such time and place, upon such terms and after such notice thereof as may be required or permitted by law, and in the event of a sale, by foreclosure or otherwise, of less than all of the Mortgaged Property, this Deed of Trust shall continue as a lien on the remaining portion of the Mortgaged Property;

 

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(f) institute an action, suit or proceeding in equity for the specific performance of any covenants, conditions or agreements contained herein or in the Note, the Loan Agreement or any other Loan Document;

(g) recover judgment on the Note or any guaranty in one or more actions which may be primary or for a deficiency either before, during, after or in lieu of any proceedings for the enforcement of this Deed of Trust;

(h) apply for the appointment of a custodian, trustee, receiver, liquidator or conservator of the Mortgaged Property, without notice and without regard for the adequacy of the security for the indebtedness secured hereby and without regard for the solvency of Grantor, any guarantor or of any Person liable for the payment of the indebtedness secured hereby and Grantor hereby consents to the appointment of such a receiver, and will not oppose any such appointment;

(i) exercise any other rights or remedies as Beneficiary or Trustee may have under any of the other Loan Documents; or

(j) pursue such other legal or equitable remedies as Beneficiary or Trustee may have under applicable Legal Requirements, including all rights and remedies under the applicable Uniform Commercial Code.

Section 3.3 Actions for Possession . Without limiting the rights of Beneficiary or Trustee pursuant to Section 3.2 hereof, Beneficiary or Trustee may further, during the continuance of an Event of Default, by summary proceedings, initiate an action for possession or otherwise, dispossess any Lessee then or thereafter in default in the payment of any Rent or other charge for the use thereof, and Lessee whose leasehold estates or rights to use the Mortgaged Property are subordinate to the lien of this Deed of Trust, whether or not any such Lessee is so in default. During the continuance of an Event of Default, if Grantor remains in possession after demand by Beneficiary for surrender of possession of the Mortgaged Property, such continued possession by Grantor shall be as tenant of Beneficiary, and Grantor agrees to pay monthly in advance to Beneficiary such rent for the Mortgaged Property so occupied as Beneficiary may demand, and in default of so doing, Grantor may also be dispossessed by summary proceedings or otherwise. In case of the appointment of a receiver of the Rents, the foregoing agreement of Grantor to pay rent shall inure to the benefit of such receiver.

Section 3.4 Assembly of Mortgaged Property . During the continuance of an Event of Default, Beneficiary may require Grantor to assemble the Mortgaged Property, or any part thereof, and make it available to Beneficiary at the Property or at such other place as Beneficiary may reasonably designate.

Section 3.5 Surrender of Insurance Policies . In the event of the transfer of the Mortgaged Property pursuant to a foreclosure, deed in lieu of foreclosure, or otherwise in accordance with the terms and conditions of this Deed of Trust, and subject to the terms and conditions of the Loan Agreement, Beneficiary may surrender the insurance policies maintained pursuant to the terms of the Loan Documents, or any part thereof, and receive and apply the

 

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unearned premiums as a credit on the Obligations, and in connection therewith, Grantor hereby authorizes Beneficiary to collect such premiums.

Section 3.6 Retention of Mortgaged Property . Beneficiary may retain any portion of the Mortgaged Property which does not constitute real property, or part thereof, in satisfaction of the Obligations, or part thereof, whenever the circumstances are such that Beneficiary is entitled to do so under the applicable Uniform Commercial Code.

Section 3.7 Purchase of the Mortgaged Property . During the continuance of an Event of Default, Beneficiary may buy the Mortgaged Property, or any part thereof, at any public sale or judicial sale in accordance with applicable Legal Requirements. Beneficiary may also buy the Mortgaged Property, or any part thereof, at any private sale if the Mortgaged Property, or part thereof, being sold is a type customarily sold in a recognized market or a type which is the subject of widely distributed standard price quotations. In lieu of paying cash for the purchase of the Mortgaged Property pursuant to this or any other clause herein, Beneficiary may make settlement for the purchase price by crediting upon the indebtedness secured by this Deed of Trust the net sales price after deducting therefrom the expenses of the sale and the costs of the action and any other sums which Beneficiary is authorized to deduct under this Deed of Trust.

Section 3.8 Sale of the Mortgaged Property . Upon the completion of any sale or sales made by Beneficiary or Trustee pursuant to the terms of this Deed of Trust, Beneficiary, or an officer of any court empowered to do so, shall execute and deliver to the accepted purchaser or purchasers a good and sufficient instrument, or good and sufficient instruments, granting, conveying, assigning and transferring all estate, right, title and interest in and to the property and rights sold without any covenants, warranties or representations. Grantor, if so requested by Beneficiary, shall ratify and confirm any such sale or sales by executing and delivering to Beneficiary or to such purchaser or purchasers all such instruments as may be necessary, in the judgment of the title insurance company insuring such instruments, for such purpose, and as may be designated in such request. Any such sale or sales made under or by virtue of this Deed of Trust, whether made under the power of sale herein granted or under or by virtue of judicial proceedings or of a judgment or decree of foreclosure and sale, shall operate to divest all the estate, right, title, interest, claim and demand whatsoever, whether at law or in equity, of Grantor in and to the properties and rights so sold, and shall be perpetual both at law and in equity against Grantor and against any and all persons claiming or who may claim the same, or any part thereof, either from, through or under Grantor.

Section 3.9 Adjournment of Sale of Mortgaged Property . Beneficiary or Trustee may adjourn from time to time any sale by it to be made under or by virtue of this Deed of Trust by announcement at the time and place appointed for such sale or for such adjourned sale or sales; and, except as otherwise provided by any applicable provision of law, Beneficiary or Trustee, without further notice or publication, may make such sale at the time and place to which the same shall be so adjourned.

 

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ARTICLE IV.

LEASES AND RENTS

Section 4.1 Compliance . Grantor shall comply with all of the terms, covenants and conditions in the Loan Agreement, this Deed of Trust and the other Loan Documents with respect to the Leases and Rents.

Section 4.2 Leases . Except as set forth in Section 4.4 of the Loan Agreement, Grantor shall not (a) enter into, amend, modify, extend, renew, restate or supplement any Lease, (b) terminate or accept a surrender or shorten the term of, reduce the payment of the rent under, materially modify any of the provisions of, or grant any material consent (except to the extent such consent is required under such Lease) or waiver under, any Lease, (c) terminate, modify, grant any waiver under or otherwise amend any guaranty provided with respect to a Lease, in each case without the prior written consent of Beneficiary or (d) accept the payment of Rent under any Lease more than one (1) month in advance (exclusive of any security deposit received in connection therewith).

Section 4.3 Assignment .

(a) Grantor does hereby absolutely, unconditionally and irrevocably grant, transfer, convey and assign to Beneficiary all of Grantor’s right, title and interest in and to all Leases, Rents, Lease Guaranties and Lease Security, subject, however, to the license granted by Beneficiary to Grantor in Section 4.3(b) hereof and subject to the terms of the Manager SNDA. This assignment of Leases, Rents, Lease Guaranties and Lease Security constitutes an absolute, irrevocable and present assignment, subject to the grant of a license by Beneficiary to Grantor to collect and use such Rents and, subject to the terms of the Loan Documents, take all actions of landlord under the Leases, Lease Guaranties and Lease Security in accordance with Section 4.3(b) hereof. Upon the occurrence and during the continuance of an Event of Default, Beneficiary may, at its option, revoke such license by notice to Grantor, and all Rents collected and held by Grantor after the occurrence and during the continuance of such Event of Default shall be paid over to Beneficiary and applied as provided in the Loan Agreement, subject to the terms of the Manager SNDA. The assignment contained in this Section 4.3 shall be fully operative without any further action on the part of either party and Beneficiary shall be entitled, at its option, upon the occurrence and during the continuance of an Event of Default, to all Rents, which Rents upon the occurrence and during the continuance of an Event of Default, shall be held by Grantor as trustee for the benefit of Beneficiary only, whether or not Beneficiary shall take possession of the Property. Notwithstanding the foregoing, Beneficiary may at any time upon the occurrence and during the continuance of an Event of Default, notify each and/or any Lessee of the assignment granted hereunder.

(b) So long as Beneficiary has not revoked the license to collect and use Rents described in Section 4.3(a) hereof by reason of the occurrence and continuance of an Event of Default, Grantor shall have the right, subject to the terms and conditions of the Loan Agreement, this Deed of Trust and the Assignment of Leases and Rents, and the Manager SNDA, to collect and receive all Rents for application in accordance with the Loan Agreement and the other Loan Documents and, subject to the terms of the Loan Documents, to take any

 

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other actions of landlord under the Leases, Lease Guaranties and Lease Security as Grantor shall elect.

Section 4.4 Debtor Relief Laws .

(a) Without limiting the generality of any provision of this Article IV , if a proceeding under the Bankruptcy Code is commenced by or against Grantor, then, pursuant to Section 552(b)(2) of the Bankruptcy Code, the security interest granted by this Deed of Trust shall automatically extend to all Rents acquired by Grantor after the commencement of the case and such Rents shall constitute cash collateral under Section 363(a) of the Bankruptcy Code.

(b) During the continuation of any Event of Default, Beneficiary shall have the right, but not the obligation, to file in its own name or on behalf of Grantor, any proof of claim in any bankruptcy or insolvency proceeding in which the debtor is a Lessee or guarantor under a Lease.

ARTICLE V.

MISCELLANEOUS

Section 5.1 Release of Deed of Trust . If the Obligations are paid and performed in full in accordance with the terms of this Deed of Trust, the Note and other Loan Documents, then this Deed of Trust shall, at Grantor’s request either be satisfied of record or assigned, without recourse, pursuant to an instrument acceptable to Beneficiary, to another lender designated by Grantor at Grantor’s request and expense, but shall remain in full force and effect until so satisfied, in each case at the expense of Grantor, including the payment of any reasonable attorney’s fees and disbursements in connection with such satisfaction or assignment.

Section 5.2 Rights Cumulative . All rights, remedies, powers, privileges and liens expressly conferred by the Loan Documents are cumulative of all other rights, remedies, powers, privileges and liens herein, or by law or in equity provided, or provided in any other Loan Documents, and shall not be deemed to deprive Beneficiary of any such other legal or equitable rights, remedies, powers, privileges and liens by judicial proceedings, or otherwise, appropriate to enforce the conditions, covenants and terms of this Deed of Trust, the Note and the other Loan Documents, and the employment of any rights, remedies, powers and privileges hereunder, or otherwise, shall not prevent the concurrent or subsequent employment of any other appropriate rights, remedies, powers and privileges.

Section 5.3 Amendments, Waivers, Consents and Approvals . No failure or delay of Trustee or Beneficiary in exercising any power, right or remedy hereunder or to demand payment for any sums due pursuant to this Deed of Trust or any other Loan Document, shall operate as a waiver thereof, nor shall any single or partial exercise of any such right, power or remedy, or any abandonment or discontinuance of steps to enforce such a right, power, or remedy preclude any other or further exercise thereof or the exercise of any other right, power or remedy. No waiver of any provision of this Deed of Trust or in any of the other Loan Documents or consent to any departure by Grantor or any other Person therefrom shall in any event be effective unless signed in writing by Beneficiary, and then such waiver or consent shall

 

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be effective only in the specific instance and for the purpose for which given. Consents, approvals and waivers granted by Beneficiary for any matters covered under this Deed of Trust or any Loan Document shall not be effective unless signed in writing by Beneficiary, and such consents, approvals and waivers shall be narrowly construed to cover only the parties and facts identified in any such consent, approval or waiver. No notice or demand on Grantor or any other Person in any case shall entitle Grantor or such Person to any other or further notice or demand in similar or other circumstances. Unless expressly provided to the contrary, any consents, approvals or waivers of Beneficiary or Lenders pursuant to this Deed of Trust or any other Loan Documents shall be granted or withheld in Beneficiary’s or Lenders’ sole discretion, as the case may be. No amendment, modification or termination of any provision of this Deed of Trust shall be effective unless in writing and signed by Grantor and Beneficiary.

Section 5.4 Other Waivers . Grantor hereby waives (a) all rights of marshaling in the event of any foreclosure of the liens hereby created and (b) the benefit of all appraisement, valuation, stay, extension and redemption laws now or hereafter in force.

Section 5.5 Severability . In the event any one or more of the provisions contained in this Deed of Trust or in any other Loan Document should be held invalid, illegal or unenforceable in any respect in a particular jurisdiction or as to particular Persons or circumstances, the validity, legality and enforceability of the remaining provisions contained herein or therein (or the effectiveness of the invalid, illegal or unenforceable provision in a different jurisdiction or as to different Persons or circumstances) shall not in any way be affected or impaired thereby. The parties shall endeavor in good-faith negotiations to replace the invalid, illegal or unenforceable provisions with valid provisions the economic effect of which comes as close as possible to that of the invalid, illegal or unenforceable provisions. If the rights, remedies, powers, privileges and liens created by this Deed of Trust shall be invalid or unenforceable as to any part of the Obligations, then the unsecured portion of the Obligations shall be completely paid prior to the payment of the remaining and secured portion of the Obligations, and all payments made on the Obligations shall be considered to have been paid on and applied first to the complete payment of the unsecured portion of the Obligations.

Section 5.6 Binding Effect; Covenants Running with the Land . The provisions of this Deed of Trust shall be binding upon Grantor, and its successors and assigns, and shall inure to the benefit of Trustee and Beneficiary, and their respective successors and assigns, and the provisions hereof shall likewise be covenants running with the land.

Section 5.7 Counterparts . This Deed of Trust may be executed in any number of counterparts each of which shall be deemed an original, and all of which when taken together shall be one and the same Deed of Trust. Signature and acknowledgment pages may be attached from the counterparts and attached to a single copy of the document to physically form one document, which may be recorded.

Section 5.8 Financing Statement . Beneficiary shall have the right at any time to file this Deed of Trust as a financing statement, but the failure to do so shall not impair the validity and enforceability of this Deed of Trust against Grantor in any respect whatsoever. A carbon, photographic, or other reproduction of this Deed of Trust, or any financing statement relating to this Deed of Trust, shall be sufficient as a financing statement. Furthermore, Grantor

 

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hereby authorizes Beneficiary at any time to file any financing statements, amendments thereto and continuation statements therefor, regarding all or any part of the Mortgaged Property, with or without the signature of Grantor as authorized by applicable Legal Requirements. For purposes of such filings, Grantor agrees to furnish any information, or take any further acts, within five (5) Business Days, upon reasonable request therefor by Beneficiary.

Section 5.9 References . All references to “Article,” “Articles,” “Section,” “Sections,” “Subsection,” or “Subsections” contained herein are, unless specifically indicated otherwise, references to articles, sections and subsections of this Deed of Trust.

Section 5.10 Captions . The captions, headings, and arrangements used in this Deed of Trust are for convenience only and do not in any way affect, limit, amplify, or modify the terms and provisions hereof.

Section 5.11 Notices . Any notice, demand, request, consent, approval or other communication, which any party hereto may be required or may desire to give hereunder, shall be made in accordance with Section 10.1 of the Loan Agreement to the party to whom notice is being given, in any of the foregoing cases at the address set forth below:

 

Beneficiary:    Aareal Capital Corporation      
   250 Park Avenue, Suite 820      
   New York, New York 10177      
   Attention: Credit Department, Julius Wolf   
   Telephone:    646-205-4513      
   Facsimile:     917-322-0285      
   with a copy similarly delivered to:
   Aareal Capital Corporation      
   250 Park Avenue, Suite 820      
   New York, New York 10177      
   Attention: Alan L. Griffin, Esq.
   Telephone:    646-465-8619      
   Facsimile:     917-322-0285      
   with a copy to:      
   Kaye Scholer LLP      
   425 Park Avenue      
   New York, New York 10022      
   Attention: Warren J. Bernstein, Esq.   
   Telephone:    212-836-8000      
   Facsimile:     212-836-8689      

 

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Grantor:    CHH Torrey Pines Hotel Partners, LP
   14185 Dallas Parkway, Suite 1100   
   Dallas, Texas 75254      
   Attention: David A. Brooks      
   Telephone:    972-778-9207      
   Facsimile:     972-490-9605      
   with a copy to:      
   Andrews Kurth LLP      
   1717 Main Street, Suite 3700      
   Dallas, Texas 75201-4605      
   Attention: Brigitte Gawenda Kimichik, Esq.   
   Telephone:    214-659-4441      
   Facsimile:     214-659-4777      

Any party may change its address for purposes of this Deed of Trust by giving notice of such change to the other parties pursuant to this Section 5.11 . All such notices, certificates, demands, requests, approvals, waivers and other communications given pursuant to this Section 5.11 shall be effective when received or refused at the address specified as aforesaid.

Notwithstanding any provision contained herein or in any of the other Loan Documents to the contrary, in the event that Beneficiary shall fail to give any notice to any Person under this Deed of Trust, the sole and exclusive remedy for such failure shall be to seek appropriate equitable relief to enforce this Deed of Trust to give such notice and to have any action of such Person postponed or revoked and any proceedings in connection therewith delayed or terminated pending the giving of such notice by Beneficiary, and no Person shall have any right to damages (whether actual or consequential) or any other type of relief against Beneficiary not specifically provided for herein, all of which damages or other relief are hereby expressly waived. The foregoing is not intended and shall not be deemed under any circumstances to require Beneficiary to give notice of any type or nature to any Person except as expressly required hereby or thereby, or by applicable Legal Requirements.

Section 5.12 Governing Law . This Deed of Trust shall be governed by, and construed in accordance with, the substantive and procedural laws of the state where the Property is located.

Section 5.13 Relationship . Nothing contained in this Deed of Trust, the Note, the Loan Agreement or the other Loan Documents, nor the acts of the parties hereto shall be construed to create a relationship of principal and agent, partnership or joint venture between Grantor and Beneficiary.

Section 5.14 Limitation of Liability . Recourse for the obligations under this Deed of Trust shall be limited as set forth in Section 10.14 of the Loan Agreement.

Section 5.15 Attorneys’ Fees . If this Deed of Trust shall be foreclosed, or if any of the Loan Documents is placed in the hands of an attorney for collection or is collected through

 

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any court, including any bankruptcy court, there shall be included in the computation of the sums secured hereby, to the extent permitted by law, a reasonable amount of the fee for the services of the attorney retained by Beneficiary in the foreclosure action or proceeding, and all disbursements, costs, allowances and additional allowances provided by law.

Section 5.16 Choice of Forum; Consent to Service of Process and Jurisdiction; Waiver of Trial by Jury . Grantor irrevocably (a) agrees that any suit, action or other legal proceeding arising out of or relating to this Deed of Trust, the Note or the other Loan Documents may be brought in the courts of the United States of America or in the courts of the state where the Property is located, in each case, located in the county where the Property is located, (b) consents to the jurisdiction of each such court in any such suit, action or proceeding and (c) waives any objection which it may have to the laying of venue of any such suit, action or proceeding in any of such courts and any claim that any such suit, action or proceeding has been brought in an inconvenient forum. Grantor irrevocably consents to the service of any and all process in any such suit, action or proceeding by service of copies of such process to Grantor at its address provided in Section 5.11 hereof, as the same may be changed pursuant to Section 5.11 hereof. Nothing in this Section 5.16 , however, shall affect the right of Beneficiary to serve legal process in any other manner permitted by law or affect the right of Beneficiary to bring any suit, action or proceeding against Grantor or its property in the courts of any other jurisdiction. GRANTOR HEREBY WAIVES AND BENEFICIARY, BY ITS ACCEPTANCE OF THIS DEED OF TRUST, HEREBY WAIVES TRIAL BY JURY IN ANY SUIT, ACTION OR PROCEEDING BROUGHT IN CONNECTION WITH THIS DEED OF TRUST, THE NOTE OR ANY OF THE OTHER LOAN DOCUMENTS, WHICH WAIVER IS INFORMED AND VOLUNTARY.

Section 5.17 Variable Interest Rate . The Amended Loan secured by this Deed of Trust is a variable interest rate loan, as more particularly set forth in the Loan Agreement.

Section 5.18 After-Acquired Property . All right, title and interest of Grantor in and to all extensions, improvements, betterments, renewals, substitutes and replacements of, and all additions and appurtenances to, the Mortgaged Property, hereafter acquired by, or released to, Grantor or constructed, assembled or placed by Grantor on the Property, and all conversions of the security constituted thereby, and all other property of every kind which is hereafter acquired by Grantor which, by the terms hereof, is required or intended to be subjected to the lien of this Deed of Trust shall, immediately upon such acquisition, release, construction, assembling, placement or conversion, as the case may be, and in each such case without any further mortgage, conveyance, assignment or transfer, become subject to the lien of this Deed of Trust.

Section 5.19 Further Assurances . (a) Grantor shall, within five (5) Business Days after written request, make, execute or endorse, and acknowledge and deliver or file or cause the same to be done, all such vouchers, invoices, notices, certifications, additional agreements, undertakings, conveyances, deeds of trust, mortgages, transfers, assignments, financing statements or other assurances, and take all such other action, as Beneficiary may, from time to time, deem reasonably necessary in order to give effect to the rights and benefits conferred on Beneficiary and Lenders pursuant to this Deed of Trust or any of the other Loan Documents, all or any part of the security intended to be provided pursuant to this Deed of Trust or any of the other Loan Documents, for any of the Obligations.

 

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(b) Grantor, at its sole cost and without cost and expense to Beneficiary, Trustee or Lenders, shall at all times cause this Deed of Trust and any amendments or supplements hereto, and if reasonably requested by Beneficiary, any instruments of assignment hereof (and any appropriate financing statements or other instruments and continuations thereof with respect to any the foregoing) to be recorded, registered and filed and to be kept recorded, registered and filed, in such manner and in such places, and shall pay all such recording, registering and filing fees and taxes and other charges, including any recording or documentary stamp taxes and intangible personal property tax or similar imposition of any Governmental Authority, now or hereafter in effect, and shall comply with all such statutes and regulations as may be required by law in order to establish, preserve, perfect and protect the lien of this Deed of Trust as a valid first deed of trust lien upon that portion of the Mortgaged Property which is real property and a first priority perfected security interest in that portion of the Mortgaged Property upon which a security interest can be perfected pursuant to the applicable Uniform Commercial Code, subject, in each of the foregoing cases, only to Permitted Encumbrances.

Section 5.20 No Other Party Beneficiary . This Deed of Trust is for the sole benefit of Beneficiary, Trustee, Lenders and their successors and assigns, and is not for the benefit of any other party. Nothing contained in this Deed of Trust shall be deemed to confer upon anyone other than Beneficiary, Trustee, Lenders and their successors and assigns any right to insist upon or to enforce the performance or observance of any of the obligations contained herein.

Section 5.21 Entire Agreement . This Deed of Trust and the other Loan Documents constitute the entire agreement between the parties hereto with respect to the subject matter hereof and supersede all other prior agreements and understandings, both written and oral, between the parties with respect to the subject matter contained in this Deed of Trust.

Section 5.22 No Credits on Account of Debt . Grantor shall not claim or demand or be entitled to any credit or credits on account of the indebtedness secured by this Deed of Trust for any part of the Impositions assessed against the Mortgaged Property or any part thereof, and no deduction shall otherwise be made or claimed from the taxable value of the Mortgaged Property, or any part thereof, by reason of this Deed of Trust or the indebtedness secured by this Deed of Trust.

Section 5.23 Trustee’s Performance . Trustee, by its acceptance hereof, covenants faithfully to perform and fulfill the trusts herein created, being liable, however, only for gross negligence or willful misconduct, and hereby waives any statutory fee and agrees to accept reasonable compensation, in lieu thereof, for any services rendered by it in accordance with the terms hereof. Grantor agrees to pay all reasonable costs, fees and expenses of Trustee, its agents and counsel in connection with the performance of its duties hereunder.

Section 5.24 Resignation by Trustee . Trustee may resign at any time upon giving thirty (30) days’ notice to Grantor and Beneficiary.

Section 5.25 Substitution of Trustee . Without limiting Trustee’s right to resign in accordance with Section 5.24 hereof, Beneficiary, shall have the irrevocable power, to be exercised at any time or times hereafter and with or without cause, to substitute a trustee or

 

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trustees in place of Trustee, by an instrument in writing duly executed, acknowledged and recorded in the land records where this Deed of Trust was recorded, and when such instrument is so recorded, all of the powers of Trustee thus superseded shall terminate and all of the right, title and interest of Trustee hereunder shall be vested in the trustee or trustees named as its successor, and such successor trustee or trustees shall have the same powers, rights, and duties which the trustee so superseded had under this Deed of Trust. The exercise of this right to appoint a successor trustee, no matter how often exercised, shall not be deemed an exhaustion of said right. Irrespective of whether Trustee consists of one or more entities, Beneficiary may name one or more entities as successor trustee or trustees as Agent may determine. Other Mortgages; No Election of Remedies . (a) This Deed of Trust is one of the “Mortgages” referred to in the Loan Agreement. The Obligations are now or may hereafter be secured by one or more other mortgages, deeds of trust and other security agreements (collectively, as the same may be amended and in effect from time to time, are herein collectively called the “ Other Mortgages ”), which cover or will hereafter cover other properties that are or may be located in various states (the “ Other Collateral ”). The Other Mortgages will secure the Obligations and the performance of the other covenants and agreements of Borrowers set forth in the Loan Documents. Upon the occurrence of an Event of Default, Beneficiary may proceed under this Deed of Trust and/or any or all the Other Mortgages against either the Mortgaged Property and/or any or all the Other Collateral in one or more parcels and in such manner and order as Beneficiary shall elect. Grantor hereby irrevocably waives and releases, to the extent permitted by law, and whether now or hereafter in force, any right to have the Mortgaged Property and/or the Other Collateral marshaled upon any foreclosure of this Deed of Trust or any Other Mortgage.

(b) Without limiting the generality of the foregoing, and without limitation as to any other right or remedy provided to Beneficiary in this Deed of Trust or the other Loan Documents, during the occurrence of an Event of Default (i) Beneficiary shall have the right to pursue all of its rights and remedies under this Deed of Trust and the Loan Documents, at law and/or in equity, in one proceeding, or separately and independently in separate proceedings from time to time, as Beneficiary, in its sole and absolute discretion, shall determine from time to time, (ii) Beneficiary shall not be required to either marshal assets, sell the Mortgaged Property and/or any Other Collateral in any particular order of alienation (and may sell the same simultaneously and together or separately), or be subject to any “one action” or “election of remedies” law or rule with respect to the Mortgaged Property and/or any Other Collateral, (iii) the exercise by Beneficiary of any remedies against any one item of Mortgaged Property and/or any Other Collateral will not impede Beneficiary from subsequently or simultaneously exercising remedies against any other item of Mortgaged Property and/or Other Collateral, (iv) all liens and other rights, remedies or privileges provided to Beneficiary herein shall remain in full force and effect until Beneficiary has exhausted all of its remedies against the Mortgaged Property and all Mortgaged Property has been foreclosed, sold and/or otherwise realized upon in satisfaction of the Obligations, and (v) Beneficiary may resort for the payment of the Obligations to any security held by Beneficiary in such order and manner as Beneficiary, in its discretion, may elect and Beneficiary may take action to recover the Obligations, or any portion thereof, or to enforce any covenant hereof without prejudice to the right of Beneficiary thereafter to foreclose this Deed of Trust.

(c) Without notice to or consent of Grantor and without impairment of the lien and rights created by this Deed of Trust, Beneficiary may, at any time (in its sole and

 

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absolute discretion, but Beneficiary shall have no obligation to), execute and deliver to Grantor a written instrument releasing all or a portion of the lien of this Deed of Trust as security for any or all of the obligations of Grantor now existing or hereafter arising under or in respect of the Note, the Loan Agreement and each of the other Loan Documents, whereupon following the execution and delivery by Beneficiary to Grantor of any such written instrument of release, this Deed of Trust shall no longer secure such obligations of Grantor so released.

Section 5.27 Amended and Restated Deed of Trust . This Deed of Trust amends and restates, the Existing Deed of Trust in its entirety. No part of the outstanding indebtedness evidenced by the Existing Note shall be disturbed, discharged, cancelled or impaired by the execution and delivery of this Deed of Trust.

ARTICLE VI.

LEASEHOLD PROVISIONS

Section 6.1 The Ground Lease . If Grantor fails to perform or observe any term of the Ground Lease to be performed or observed by it thereunder after the giving of any required notice thereunder and the expiration of any cure periods applicable to Grantor under the Ground Lease, then, without waiving or releasing Grantor from any of its obligations hereunder, Beneficiary shall have the right, but shall be under no obligation, to pay any sum and to take any action (including entry upon the Property) to cause such performance or observance on behalf of Grantor, so that the rights of Grantor under the Ground Lease are unimpaired and free from default, even if the existence or the nature of Grantor’s default is being questioned or denied by Grantor or another person. Grantor shall pay to Beneficiary within five (5) days after demand, all such sums so paid or expended by Beneficiary, together with interest thereon from the day of such payment at the Default Rate, and the same shall be secured by this Deed of Trust. If the lessor under the Ground Lease gives Beneficiary notice of a default, such notice shall constitute full protection to Beneficiary for any action taken or omitted by Beneficiary, in good faith, in reliance thereon. Grantor shall exercise each individual option, if any, to extend or renew the term of the Ground Lease upon demand by Beneficiary made at any time within one year before the last day upon which any such option may be exercised, and Grantor hereby expressly authorizes and appoints Beneficiary its attorney-in-fact to exercise any such option in the name of and on behalf of Grantor, which power of attorney shall be irrevocable and be coupled with an interest. Grantor will not subordinate or consent to the subordination of the Ground Lease to any deed of trust, security deed, lease or other interest on or in the Property without the prior written consent of Beneficiary, which consent shall be withheld or granted in Beneficiary’s sole discretion.

Section 6.2 No Merger of Fee and Leasehold Estates . So long as any of the Obligations shall remain unpaid, the fee title to the Property and the leasehold estate under the Ground Lease shall not merge, but shall always be kept separate and distinct, notwithstanding the union of such estates in Grantor, Beneficiary or any other person by purchase, operation of laws or otherwise.

 

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Section 6.3 Grantor’s Acquisition of Fee Estate . Without limiting any other term or provision hereof, if Grantor shall become the owner of fee title to the Property, then the lien of this Deed of Trust shall automatically be spread to cover Grantor’s interest in such fee title, which shall be deemed to be included in the Mortgaged Property. Grantor agrees, at its sole cost, including without limitation Beneficiary’s reasonable attorneys’ fees, to (i) execute and record all documents necessary to subject its fee title to the Property to the lien of this Deed of Trust; and (ii) provide to Beneficiary a title insurance policy insuring that the lien of this Deed of Trust is a first lien on such fee title subject to the Permitted Exceptions described in clauses (i) and (ii) of the definition of “Permitted Encumbrances” in the Loan Agreement.

Section 6.4 Rejection or Termination of the Ground Lease . (i) If the Ground Lease is terminated upon the rejection or disaffirmance thereof pursuant to the Bankruptcy Code or any other laws affecting creditor’s rights, then (x) Grantor, immediately after obtaining notice thereof, shall give notice thereof to Beneficiary, (y) Grantor, without the prior consent of Beneficiary, shall not elect to treat the Ground Lease as terminated pursuant to Section 365(h) of the Bankruptcy Code or any comparable federal or state statute or laws, and any election by Grantor made without such consent shall be void, and (z) this Deed of Trust and all the liens and provisions hereof shall extend to and cover Grantor’s possessory rights under Section 365(h) of the Bankruptcy Code and to any claim for damages due to the rejection or termination of the Ground Lease. Grantor hereby assigns irrevocably to Beneficiary Grantor’s rights to treat the Ground Lease as terminated pursuant to Section 365(h) of the Bankruptcy Code and to offset rents under the Ground Lease in the event any case, proceeding or other action is commenced by or against the Grantor under the Bankruptcy Code or any comparable federal or state statute or Legal Requirement. Grantor hereby assigns to Beneficiary Grantor’s rights under Section 365 of the Bankruptcy Code or any comparable federal or state statute or laws, in any case, proceeding or other action commenced by or against Grantor under the Bankruptcy Code or comparable federal or state statute or laws, (i) to reject the Ground Lease and (ii) to seek an extension of the period within which to accept or reject the Ground Lease. At Beneficiary’s request, Grantor shall assign its interest in the Ground Lease to Beneficiary in lieu of rejecting the Ground Lease. If the Ground Lease is terminated upon the rejection or disaffirmance thereof pursuant to the Bankruptcy Code or any other laws affecting creditor’s rights, then any property not removed by Grantor as permitted or required by the Ground Lease shall, at the option of Beneficiary, be deemed abandoned by Grantor; provided that Beneficiary may remove any such property required to be removed by Grantor pursuant to the Ground Lease, and all costs of such removal shall be paid by Grantor within five (5) days of receipt by Grantor of an invoice therefor.

Section 6.5 Ground Lease Termination . If the Ground Lease is terminated prior to the natural expiration of its term, and Beneficiary or its designee acquires another lease of the Property, Grantor shall have no right, title or interest in or to such other lease or the leasehold estate created thereby.

 

24


ARTICLE VII.

STATE SPECIFIC PROVISIONS

Section 7.1 Principles Of Construction . In the event of any inconsistencies between the terms and conditions of this Article VII and the other terms and conditions of this Deed of Trust, the terms and conditions of this Article VII shall control and be binding.

Section 7.2 No “Mortgagee-In-Possession” Status . Neither the assignment of Leases and Rents contained in this Deed of Trust, nor the exercise by Beneficiary of any of its rights or remedies under this Deed of Trust shall be deemed to make Beneficiary a “mortgagee-in-possession” or otherwise liable in any manner with respect to the Mortgaged Property, unless Beneficiary, in person or by agent, assumes actual possession thereof. Nor shall appointment of a receiver for the Mortgaged Property by any court at the request of Beneficiary or by agreement with Grantor, or the entering into possession of the Mortgaged Property by such receiver, be deemed to make Beneficiary a “mortgagee-in-possession” or otherwise liable in any manner with respect to the Mortgaged Property.

Section 7.3 Power Of Sale And Other Rights .

(a) This instrument may be foreclosed in any manner permitted by the laws of the state of California. The sale or sales of less than the whole of the Mortgaged Property shall not exhaust the power of sale herein granted, and Trustee is specifically empowered to make successive sales under such power until the whole of the Mortgaged Property shall be sold. Should Beneficiary elect to invoke the power of sale the Mortgaged Property, or any part thereof, which is real Mortgaged Property as provided above, Beneficiary or Trustee shall give such notice of default and election to sell as may then be required by law. Thereafter, upon the expiration of such time and the giving of such notice of sale as may then be required by law, and without the necessity of any demand on Grantor, Trustee, at the time and place specified in the notice of sale, shall sell the Mortgaged Property or any part thereof at public auction to the highest bidder for cash in lawful money of the United States, or cash equivalent acceptable to Trustee and Beneficiary, payable at time of sale. After deducting all costs, fees and expenses of Trustee and of this trust, including costs of evidence of title in connection with the sale, Trustee shall apply the proceeds of sale to payment of: all reasonable sums expended under this Deed of Trust, not then repaid, with interest thereon from the date of expenditure until paid at the Default Rate; all indebtedness and other obligations secured hereby in the order provided in the Loan Documents; and the remainder, if any, to the person or persons legally entitled thereto. Trustee may, and upon request of Beneficiary shall, from time to time, postpone any sale hereunder by public announcement thereof at the time and place noticed therefor or by giving notice of the time and place of the postponed sale in the manner required by law. If the Mortgaged Property consists of several lots, parcels or items of property, Beneficiary may designate the order in which such lots, parcels or items shall be offered for sale or sold. Should Beneficiary desire that more than one sale or other disposition of the Mortgaged Property be conducted, Beneficiary may, at its option, cause the same to be conducted simultaneously, or successively, on the same day, or at such different times and in such order as Beneficiary may deem to be in its best interests, and no such sale shall terminate or otherwise affect the lien of this Deed of Trust on any part of the Mortgaged Property not sold until all indebtedness secured

 

25


hereby has been fully paid. In the event of default of any purchaser, Trustee shall have the right to resell the Mortgaged Property as set forth above.

(b) In addition to any other right, with or without a foreclosure, Beneficiary may institute a judicial action for the foreclosure or enforcement of the assignments, liens, and security interests hereof subject to the terms of the Loan Documents and applicable California law. If a nonjudicial foreclosure hereunder is commenced by Beneficiary, Beneficiary, at any time before the sale, may abandon the sale and judicially foreclose and/or enforce the assignments, liens and security interests hereof subject to the terms of the Loan Documents and applicable California law. If Beneficiary should institute a suit for judicial foreclosure or enforcement of the assignments, liens, and security interests hereof, Beneficiary may, at any time before the entry of a final judgment in such suit, dismiss the same, and sell the Mortgaged Property, or any part thereof, in accordance with the power of sale provisions of this Deed of Trust. To the extent applicable, with respect to fixtures, Beneficiary or Trustee may elect to treat same as either real property or personal property and proceed to exercise such rights and remedies applicable to the categorization so chosen. Beneficiary may proceed against the real property and any personal property (and other Collateral) separately or together in any order whatsoever, without in any way affecting or waiving Beneficiary’s rights and remedies under the California Commercial Code, this Deed of Trust, the Note and the other Loan Documents.

(c) Every right, power and remedy granted to Trustee or Beneficiary in this Deed of Trust shall be cumulative and not exclusive, and in addition to all right, powers and remedies granted at law or in equity or by statute, and the exercise of any such right, power or remedy shall not be deemed a waiver of the right to exercise, at the same time or thereafter, any other right, power or remedy. Grantor hereby requests that a copy of any notice of default and of notice of sale under this Deed of Trust be mailed to Grantor at the address of Grantor set forth in Section 5.11 hereof as required by applicable law.

Section 7.4 Environmental Provisions .

(a) Beneficiary may waive its lien against the Mortgaged Property or any portion thereof, whether fixtures or personal property, to the extent such property is found to be “environmentally impaired” or an “affected parcel” in accordance with California Code of Civil Procedure Section 726.5 and may exercise any and all rights and remedies of an unsecured creditor against Grantor and all of Grantor’s assets and property for the recovery of any deficiency and Environmental Costs (as hereafter defined), including, but not limited to, seeking an attachment order under California Code of Civil Procedure Section 483.010. The term “ Environmental Costs ” shall mean any costs, damages, expenses, fees, penalties, fines, judgments, indemnification payments to third parties, and other out-of-pocket costs or expenses actually incurred or advanced by Beneficiary relating to the cleanup, remediation or other response action required by Environmental Laws or which Beneficiary reasonably believes necessary to protect the Mortgaged Property. As between Beneficiary and Grantor, for purposes of California Code of Civil Procedure Section 726.5, Grantor shall have the burden of proving that Grantor or any related party (or any Affiliate or agent of Grantor or any related party) was not in any way negligent in permitting the release or threatened release of the Hazardous Substances. Grantor acknowledges and agrees that, if this clause (a) applies, then notwithstanding any term or provision contained herein or in the Loan Documents, all judgments

 

26


and awards entered against Grantor shall be exceptions to any nonrecourse or exculpatory provision of the Loan Documents, and Grantor shall be fully and personally liable for all judgments and awards entered against Grantor relating to Environmental Costs and such liability shall not be limited to the original principal amount of the obligations secured by this Deed of Trust and Grantor’s obligations shall survive the foreclosure, deed in lieu of foreclosure, release, reconveyance, or any other transfer of the Mortgaged Property or this Deed of Trust. For the purposes of any action brought by or on behalf of Beneficiary under this Section 6.4, Grantor hereby waives the defense of laches and any applicable statute of limitations.

(b) In the event Beneficiary elects, in accordance with California Code of Civil Procedure Section 726.5, to waive all or part of the security of this Deed of Trust and proceed against Grantor on an unsecured basis, the valuation of the Mortgaged Property, the determination of the environmentally impaired status of such security and any cause of action for a money judgment shall, at the request of Beneficiary, be referred to a referee in accordance with California Code of Civil Procedure Sections 638 et seq. Such referee shall be an impartial M.A.I. appraiser selected by Beneficiary and approved by Grantor, which approval shall not be unreasonably withheld or delayed. If the parties cannot agree on an M.A.I. appraiser approved by Grantor, either party may apply to the presiding judge of the Superior Court in which the Mortgaged Property is located to make such appointment. The decision of such referee shall be binding upon both Grantor and Beneficiary, and judgment upon the award rendered by such referee shall be entered in the court in which such proceeding was commenced in accordance with California Code of Civil Procedure Sections 644 and 645. Grantor shall pay all reasonable costs and expenses incurred by Beneficiary in connection with any proceeding under California Code of Civil Procedure 726.5, as such Section may be amended from time to time.

(c) Beneficiary or its agents, acting by themselves or through a court appointed receiver, may upon reasonable advance notice to Grantor, enter upon the Mortgaged Property or any part thereof and may perform such acts and things as Beneficiary deems reasonably necessary or desirable to inspect, investigate, assess, and protect the security hereof, including without limitation of any of its other rights: (i) obtain a court order to enforce Beneficiary’s right to enter and inspect the Property under California Civil Code Section 2929.5, to which the decision of Beneficiary as to whether there exists a release or threatened release of any Hazardous Substance onto the Property shall be deemed reasonable and conclusive as between the parties hereto; and (ii) have a receiver appointed under California Code of Civil Procedure Section 564 to enforce Beneficiary’s right to enter and inspect the Property for Hazardous Substances. Subject to the Loan Documents, all reasonable costs and expenses incurred by Beneficiary with respect to the audits, tests, inspections, and examinations which Beneficiary or its agents or employees may conduct, including the reasonable fees of the engineers, laboratories, contractors, consultants and attorneys, shall become part of the indebtedness secured hereby and shall be paid by Grantor upon demand with interest at the Default Rate from the date when paid by Beneficiary.

(d) Beneficiary may seek a judgment that Grantor has breached its covenants, representations, warranties and/or other provisions with respect to this Deed of Trust or the other Loan Documents by commencing and maintaining an action or actions in any court of competent jurisdiction for breach of contract pursuant to California Code of Civil Procedure Section 736, whether commenced prior to or after foreclosure of the Mortgaged Property, and

 

27


may seek the recovery of Environmental Costs, it being conclusively presumed between Beneficiary and Grantor that all such Environmental Costs incurred or advanced by Beneficiary relating to the cleanup, remediation or other response action of or to the Property were made by Beneficiary in good faith. Grantor acknowledges that such an action shall not constitute an action within the meaning of Section 726(a) of the California Code of Civil Procedure or constitute a money judgment for a deficiency or a deficiency judgment within the meaning of Sections 580a, 580b, 580d or 726(b) of the California Code of Civil Procedure. All Environmental Costs incurred by Beneficiary (including court costs, consultant fees and reasonable attorneys’ fees and disbursements, whether incurred in litigation or not and whether before or after judgment) shall bear interest at the Default Rate from the date of expenditure until said sums have been paid. Beneficiary shall be entitled to bid, at the sale of the Mortgaged Property held under any provision of this Deed of Trust, the amount of said costs, expenses and interest in addition to the amount of the other obligations hereby secured as a credit bid, the equivalent of cash.

(e) Without limiting any of the remedies provided in the Loan Documents, Grantor acknowledges and agrees that the provisions of this Section 7.4 and the Environmental Indemnity executed in connection herewith are “environmental provisions” (as defined in Section 736(f)(2) of the California Code of Civil Procedure) made by Grantor relating to the Property (the “ Environmental Provisions ”). Grantor’s breach or a failure to comply with the Environmental Provisions shall constitute a breach of contract entitling Beneficiary to all remedies provided under Section 736 of the California Code of Civil Procedure for the recovery of damages and for the enforcement of the Environmental Provisions. Pursuant to Section 736, Beneficiary’s action for recovery of damages or enforcement of the Environmental Provisions shall not constitute an action within the meaning of Section 726(a) of the California Code of Civil Procedure or constitute a money judgment for a deficiency or a deficiency judgment within the meaning of Sections 580a, 580b, 580d and 726(b) of the California Code of Civil Procedure. The rights and remedies provided for under the Loan Documents are separate and distinct causes of action that shall not be abrogated, modified, limited or otherwise affected by the remedies provided under Section 736(a) of the California Code of Civil Procedure.

(f) Nothing herein shall be deemed to limit the right of Beneficiary to recover, in accordance with California Code of Civil Procedure Section 736 (as such Section may be amended from time to time), any reasonable costs, expenses, liabilities or damages, including reasonable attorneys’ fees and costs, incurred by Beneficiary and arising from any covenant, obligation, liability, representation or warranty contained in any Loan Document given to Beneficiary (including, without limitation, the Environmental Indemnity), or any order, consent decree or settlement relating to the cleanup of Hazardous Substances or any other “environmental provision” (as defined in such Section 736) relating to the Mortgaged Property or any portion thereof or the right of Beneficiary to waive, in accordance with the California Code of Civil Procedure Section 726.5 (as such Section may be amended from time to time), the security of this Deed of Trust as to any parcel of the Mortgaged Property that is “environmentally impaired” or is an “affected parcel” (as such terms are defined in such Section 726.5), and as to any personal property attached to such parcel, and thereafter to exercise against Grantor, to the extent permitted by such Section 726.5, the rights and remedies of any unsecured creditor, including reduction of Beneficiary’s claim against Grantor to judgment, and any other rights and remedies permitted by law.

 

28


Section 7.5 Trustee’s Deed Recitals . The recitals of facts in any instrument delivered upon completion of any sales, as described in Section 3.8, above, such as the existence of a default, the giving of written notice of default and notice of sale, and other facts affecting the regularity or validity of such sale or disposition, shall be conclusive proof of the trust of such facts and any such instruments shall be conclusive against all persons as to such fact recited therein.

Section 7.6 Right Of Entry . In addition to any other rights or remedies granted under this Deed of Trust but subject to the terms and conditions of the Loan Agreement and the rights of lessees, Beneficiary and its agents, acting by themselves or through a court appointed receiver, upon reasonable advance notice to Grantor and an opportunity to be present, shall have the right to enter upon the Mortgaged Property or any part thereof and perform such acts and things as Beneficiary deems necessary or desirable to inspect, investigate, assess, and protect the security thereof. Without limitation of any of its other rights and subject to the provisions of the Loan Agreement, Beneficiary shall have the right to: (i) obtain a court order to enforce Beneficiary’s right to enter and inspect the Mortgaged Property under California Civil Code Section 2929.5 to which the decision of Beneficiary as to whether there exists a release or threatened release of Hazardous Substances onto the Mortgaged Property shall be deemed reasonable and conclusive as between the parties hereto and (ii) have a receiver appointed under California Code of Civil Procedure Section 564 to enforce Beneficiary’s right to enter and inspect the Mortgaged Property for Hazardous Substances. Subject to the Loan Agreement, all reasonable costs and expenses incurred by Beneficiary with respect to the audits, tests, inspections, and examinations which Beneficiary or its agents or employees may conduct, including the reasonable fees of the engineers, laboratories, contractors, consultants, and attorneys, shall be paid by Grantor five (5) Business Days following demand with interest at the Default Rate from the date paid by Beneficiary. Such costs, if not paid for by Grantor following demand, may be added to the principal balance of the sums due under the Note and this Deed of Trust and shall bear interest thereafter until paid at the Default Rate.

Section 7.7 Reconveyance . If the Obligations are paid and all obligations secured by this Deed of Trust are fully performed in accordance with the terms of this Deed of Trust, the Note and the other Loan Documents, then Beneficiary agrees to request Trustee to reconvey the Mortgaged Property or any applicable portion thereof in accordance with the provisions of the Loan Agreement upon payment by Grantor of Trustee’s fees and all other sums owing to it under this Deed of Trust and the other Loan Documents, Trustee will reconvey the Mortgaged Property without warranty to the person or persons legally entitled thereto. The grantee in the reconveyance may be described as “the person or persons legally entitled thereto.” No reconveyance hereof shall impair Grantor’s warranties and indemnities contained herein.

Section 7.8 Border Zone Property . To Grantor’s actual knowledge and except as disclosed in the Environmental Report, Grantor represents and warrants that the Property has not been designated as Border Zone Property under the provisions of California Health and Safety Code, Sections 25220 et seq. or any regulation adopted in accordance therewith, and there has been no occurrence or condition on any real property adjoining the Property that is reasonably likely to cause the Property or any part thereof to be designated as Border Zone Property.

 

29


Section 7.9 Insurance Notice . Beneficiary hereby notifies Grantor of the provisions of Section 2955.5(a) of the California Civil Code, which reads as follows:

“No lender shall require a borrower, as a condition of receiving or maintaining a loan secured by real property, to provide hazard insurance coverage against risks to the improvements on that real property in an amount exceeding the replacement value of the improvements on the property.”

This disclosure is being made by Beneficiary to Grantor pursuant to Section 2955.5(b) of the California Civil Code. Grantor hereby acknowledges receipt of this disclosure and acknowledges that this disclosure has been made by Beneficiary before execution of any note or security document evidencing or securing the Amended Loan.

Section 7.10 Commercial Loan . Grantor represents and warrants that the Amended Loan is for commercial purposes, and not for personal, household or consumer purposes.

Section 7.11 Construction Deed Of Trust . This Deed of Trust secures a loan made to Grantor by Lenders, acting through Beneficiary as agent, some or all of the proceeds of which may be used for the purpose of constructing improvements on the Land. For purposes of Section 3097(j) of the California Civil Code (a) the name and address of the lender, acting through Beneficiary as agent, and the name and address of Grantor, the owner of the Mortgaged Property, are set forth in the introductory paragraph of this Deed of Trust, and (b) a legal description of the Land is set forth in Exhibit A attached hereto.

Section 7.12 Other Loan Documents . Notwithstanding anything to the contrary set forth herein or in the other Loan Documents, this Deed of Trust secures the Obligations of only the Grantor under the Environmental Indemnity and the Recourse Liability Agreement, and does not secure the obligation of any other Person party to such agreements.

Section 7.13 Waiver of Grantor’s Rights .

(a) Grantor waives all rights of subrogation, reimbursement, indemnification, and contribution and any other rights and defenses that are or may become available to Grantor by reason of California Civil Code Sections 2787 to 2855, inclusive, 2899, 2953 and 3433.

(b) Grantor waives all rights and any defenses arising out of an election of remedies by Beneficiary even though that the election of remedies, such as a non-judicial foreclosure with respect to security for a guaranteed obligation, has destroyed Grantor’s rights of subrogation and reimbursement against Borrowers by operation of Section 580d of the California Code of Civil Procedure or otherwise.

(c) Grantor waives all rights and defenses that Grantor may have because Borrowers’ obligation is secured by real property. This means among other things: (A) Beneficiary may collect from Grantor without first foreclosing on any real or personal property collateral pledged by Borrowers and (B) if Beneficiary forecloses on any real property collateral

 

30


pledged by Borrowers: (1) the amount of Borrowers’ obligation may be reduced only by the price for which the collateral is sold at the foreclosure sale, even if the collateral is worth more than the sale price and (2) Beneficiary may collect from Grantor even if Beneficiary, by foreclosing on the real property collateral, has destroyed any right Grantor may have to collect from Borrowers. This is an unconditional and irrevocable waiver of any rights and defenses Grantor may have because Borrowers’ obligation is secured by real property. These rights and defenses include, but are not limited to, any rights and defenses based upon Section 580a, 580b, 580d, or 726 of the Code of Civil Procedure.

[Remainder of Page Intentionally Left Blank; Signature Page Follows]

 

31


IN WITNESS WHEREOF , Grantor has executed this Deed of Trust as of the date first written above.

 

CHH TORREY PINES HOTEL PARTNERS, LP , a Delaware limited partnership
By:   CHH Torrey Pines Hotel GP, LLC, a Delaware limited liability company, its general partner
  By:  

/s/ David A. Brooks

    David A. Brooks, Vice President

 

STATE OF TEXAS    )
   ) ss:
COUNTY OF DALLAS    )

On February     , 2013 before me, Kathy Sledge, Notary Public, personally appeared David A. Brooks, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of Texas that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

 

/s/ Kathy Sledge

Notary Public

Kathy Sledge

Notary Public,

State of Texas

Comm. Exp. 12-27-13


Beneficiary is executing this Deed of Trust to confirm Beneficiaries agreement to the amendment and restatement of the Existing Deed of Trust as evidenced by this Deed of Trust.

 

AAREAL CAPITAL CORPORATION,
as Agent
By:  

/s/ Douglas Traynor

  Name:   Douglas Traynor
  Title:   Managing Director
By:  

/s/ Alan L. Griffin

  Name:   Alan L. Griffin
  Title:   General Counsel

 

STATE OF New York    )
   ) ss.:
COUNTY OF New York    )

On the 22nd day of February, 2013 before me, the undersigned, a Notary Public for said state, personally appeared Douglas Traynor and Alan L. Griffin, each personally known to me OR proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is (are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity(ies) upon behalf of which the person(s) acted, executed the instrument.

 

/s/ Lillian C. Ng

Notary Public

My commission expires:

LILLIAN C. NG

Notary Public, State of New York

No. 01NG6002093

Qualified in Queens County

Certificate Filed in New York County

Term Expires February 2, 2014


EXHIBIT A

Legal Description

ALL IMPROVEMENTS CONSTITUTING REAL PROPERTY, AS SET FORTH AND GRANTED IN THAT CERTAIN ASSIGNMENT AND ASSUMPTION OF PERCENTAGE LEASE AND DEED TO IMPROVEMENTS, RECORDED DECEMBER 29, 1998 AS INSTRUMENT NO. 1998-0853813, OFFICIAL RECORDS, LOCATED ON THE FOLLOWING DESCRIBED PROPERTY:

ALL THOSE PORTIONS OF PUEBLO LOTS 1325, 1326, 1330 AND 1331 OF THE PUEBLO LANDS OF SAN DIEGO IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF BY JAMES PASCOE, IN 1870, A COPY OF WHICH MAP WAS FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 14, 1921 AS MISCELLANEOUS MAP 36, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF PUEBLO LOT 1325, WHICH IS THE COMMON CORNER OF PUEBLO LOTS 1325, 1326, 1330 AND 1331; THENCE ALONG THE COMMON LINE OF PUEBLO LOTS 1325 AND 1331 NORTH 89°05’90” WEST, 255.74 FEET; THENCE LEAVING SAID COMMON LINE NORTH 2°48’32” WEST 285.07 FEET; THENCE NORTH 7°31’23” WEST, 399.47 FEET; THENCE NORTH 6°28’50” WEST, 134.23 FEET TO A POINT THAT BEARS SOUTH 82°32’25” WEST 42.90 FEET FROM THE SOUTHWEST CORNER OF THE PROPERTY DESCRIBED IN THAT CERTAIN LEASE AGREEMENT EXECUTED OCTOBER 2, 1961, FILED IN THE OFFICE OF THE CITY CLERK OF THE CITY OF SAN DIEGO AS DOCUMENT NO. 629873, OFFICIAL RECORDS, THE BOUNDARIES OF WHICH ARE SET OUT ON CITY ENGINEER’S DRAWING 13929-CL ON FILE IN THE OFFICE OF THE CITY ENGINEER OF THE CITY OF SAN DIEGO; THENCE NORTH 82°32’25” EAST 42.90 FEET TO SAID SOUTHWEST CORNER; THENCE CONTINUING ALONG THE SOUTH LINE OF SAID PROPERTY DESCRIBED IN SAID LEASE AGREEMENT NORTH 82°32’25” EAST TO THE SOUTHEAST CORNER OF LAST SAID PROPERTY; SAID POINT ALSO BEING A POINT IN THE WESTERLY RIGHT OF WAY LINE OF TORREY PINES ROAD, AS DEDICATED BY CITY OF SAN DIEGO ORDINANCE 7634 DATED MARCH 24, 1919; THENCE ALONG SAID WESTERLY RIGHT OF WAY LINE SOUTH 9°28’56” EAST 842.58 FEET TO A POINT “A”; THENCE SOUTH 80°31’04” WEST 368.36 FEET TO THE POINT OF BEGINNING.

THE ABOVE DESCRIBED LAND IS NOW COMMONLY KNOWN AS:

LOT 1 OF SHERATON HOTEL AT TORREY PINES UNIT NO. 2, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 12164, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 12, 1988.

 

Ex. A-1


ALL THOSE PORTIONS OF PUEBLO LOTS 1325, 1326, 1330 AND 1331 OF THE PUEBLO LANDS OF SAN DIEGO IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF BY JAMES PASCOE, IN 1870, A COPY OF WHICH MAP WAS FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 14, 1921 AS MISCELLANEOUS MAP 36, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF PUEBLO LOT 1325, WHICH IS THE COMMON CORNER OF PUEBLO LOTS 1325, 1326, 1330 AND 1331; THENCE ALONG THE COMMON LINE OF PUEBLO LOTS 1325 AND 1331 NORTH 89°05’90” WEST, 255.74 FEET; THENCE LEAVING SAID COMMON LINE NORTH 2°48’32” WEST 285.07 FEET; THENCE NORTH 7°31’23” WEST, 399.47 FEET; THENCE NORTH 6°28’50” WEST, 134.23 FEET TO A POINT THAT BEARS SOUTH 82°32’25” WEST 42.90 FEET FROM THE SOUTHWEST CORNER OF THE PROPERTY DESCRIBED IN THAT CERTAIN LEASE AGREEMENT EXECUTED OCTOBER 2, 1961, FILED IN THE OFFICE OF THE CITY CLERK OF THE CITY OF SAN DIEGO AS DOCUMENT NO. 629873, OFFICIAL RECORDS, THE BOUNDARIES OF WHICH ARE SET OUT ON CITY ENGINEER’S DRAWING 13929-CL ON FILE IN THE OFFICE OF THE CITY ENGINEER OF THE CITY OF SAN DIEGO; THENCE NORTH 82°32’25” EAST 42.90 FEET TO SAID SOUTHWEST CORNER; THENCE CONTINUING ALONG THE SOUTH LINE OF SAID PROPERTY DESCRIBED IN SAID LEASE AGREEMENT NORTH 82°32’25” EAST TO THE SOUTHEAST CORNER OF LAST SAID PROPERTY; SAID POINT ALSO BEING A POINT IN THE WESTERLY RIGHT OF WAY LINE OF TORREY PINES ROAD, AS DEDICATED BY CITY OF SAN DIEGO ORDINANCE 7634 DATED MARCH 24, 1919; THENCE ALONG SAID WESTERLY RIGHT OF WAY LINE SOUTH 9°28’56” EAST 842.58 FEET TO A POINT “A”; THENCE SOUTH 80°31’04” WEST 368.36 FEET TO THE POINT OF BEGINNING.

THE ABOVE DESCRIBED LAND IS NOW COMMONLY KNOWN AS:

LOT 1 OF SHERATON HOTEL AT TORREY PINES UNIT NO. 2, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 12164, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 12, 1988.

EXCEPTING THEREFROM, ALL IMPROVEMENTS CONSTITUTING REAL PROPERTY, AS SET FORTH AND GRANTED IN THAT CERTAIN ASSIGNMENT AND ASSUMPTION OF PERCENTAGE LEASE AND DEED TO IMPROVEMENTS, RECORDED DECEMBER 29, 1998 AS INSTRUMENT NO. 1998-0853813, OFFICIAL RECORDS.

APN: 760-103-60; 340-011-08

 

Ex. A-2


EXHIBIT B

Assignment Of Recordable Documents

(see attached)

 

Ex. B-1


ASSIGNMENT OF RECORDED DOCUMENTS

(                    )

As of this          day of             , 2013,                     , a                         , having an office at                         , as agent for the Lenders (“ Assignor ”), as the holder of the instrument hereinafter described and for valuable consideration hereby endorses, assigns, sells, transfers and delivers to                         , a                         , having an office at                          (“ Assignee ”), its successors, participants and assigns, without recourse or warranty, all right, title and interest of Assignor in and to (i) that certain Deed of Trust, Security Agreement, Financing Statement, Fixture Filing and Assignment of Rents made by                         , a                         , having an address at                          (collectively, the “ Borrower Parties ”) dated as of                          and recorded                          in the official records of                          County,                          (the “ Official Records ”) as Instrument No.                          and (ii) that certain Assignment of Leases and Rents made by Borrower Parties for the benefit of Assignor, dated as of                          and recorded                          in the Official Records as Instrument No.                         , each as amended by that certain First Amendment to Recorded Documents made by Borrower parties for the benefit of Assignor, dated as of                          and recorded on                          in the Official Records as Instrument No.                         , each securing payment of a Promissory Note dated as of                         , in the original principal amount of                          AND NO/100 DOLLARS ($            .00), made by                         , a                         , payable to the order of Assignor, and creating a first lien on the property described in Exhibit A attached hereto and by this reference made a part hereof.

Together with any and all notes and obligations therein described, the debt and claims secured thereby and all sums of money due and to become due thereon, with interest provided for therein, and hereby irrevocably appoints Assignee hereunder its attorney to collect and receive such debt, and to foreclose, enforce and satisfy the foregoing the same as it might or could have done were these presents not executed, but at the cost and expense of Assignee.

Together with any and all other liens, privileges, security interests, rights, entitlements, equities, claims and demands as to which Assignor hereunder possesses or to which Assignor is otherwise entitled as additional security for the payment of the notes and other obligations described herein.

This Assignment shall be binding upon and shall inure to the benefit of the parties hereto and their respective successors and assigns.

[SIGNATURE ADDENDUM ON THE FOLLOWING PAGE]

 

A SSIGNMENT OF R ECORDED D OCUMENTS - P AGE 1

Ex. B-2


IN WITNESS WHEREOF, Assignor has caused this Instrument to be executed by its duly authorized officer on the date and year first above written.

 

 

a  

 

By:  

 

Name:  

 

Title:  

 

 

STATE OF                                                         §
  §
COUNTY OF                                                     §

This instrument was acknowledged before me on             , 2013 by                         , of                         , a                         , on behalf of                         .

 

 

Notary Public, State of Texas

My Commission Expires:                        

 

A SSIGNMENT OF R ECORDED D OCUMENTS - S IGNATURE P AGE

Ex. B-3


Exhibit A

Property Description

 

E XHIBIT A TO A SSIGNMENT OF R ECORDED D OCUMENTS - P AGE 1

Ex. B-4

Exhibit 10.17

Address of Property:

1001 16 th Street, NW

Washington, D.C.

 

 

 

AMENDED AND RESTATED DEED OF TRUST, SECURITY AGREEMENT, FINANCING STATEMENT, FIXTURE FILING AND ASSIGNMENT OF RENTS

Dated as of February 26, 2013

made by

CHH CAPITAL HOTEL PARTNERS, LP,

as Grantor,

to

ALEXANDER TITLE AGENCY INCORPORATED,

solely as Trustee

for the benefit of

AAREAL CAPITAL CORPORATION ,

as agent for various lenders, as Beneficiary

 

 

 

Record and Return to:

Kaye Scholer LLP

425 Park Avenue

New York, New York 10022

Attention: Warren J. Bernstein, Esq.

(THIS DOCUMENT COVERS FIXTURES AND SERVES AS A FIXTURE FILING UNDER SECTION 9-502 OF THE DISTRICT OF COLUMBIA UNIFORM COMMERCIAL CODE)

THIS DEED OF TRUST CONSTITUTES A “MORTGAGE” AND SECURES FUTURE ADVANCES IN ACCORDANCE WITH THE TERMS OF THE LOAN AGREEMENT (AS HEREINAFTER DEFINED)

The Promissory Note secured hereby provides for a variable interest rate.

The maximum principal amount secured by this Deed of Trust which relates to property located in the District of Columbia is $130,650,000.00.


TABLE OF CONTENTS

 

          Page  

ARTICLE I. DEFINITIONS

     9   

Section 1.1

   Definitions      9   

Section 1.2

   Other Definitional Provisions      10   

ARTICLE II. REPRESENTATIONS, WARRANTIES AND COVENANTS

     11   

Section 2.1

   Incorporation by Reference      11   

Section 2.2

   Title; Covenant Against Transfers      11   

Section 2.3

   Limitation on Indebtedness      11   

ARTICLE III. EVENTS OF DEFAULT AND REMEDIES

     11   

Section 3.1

   Definition of Event of Default      11   

Section 3.2

   Remedies      12   

Section 3.3

   Actions for Possession      14   

Section 3.4

   Assembly of Mortgaged Property      14   

Section 3.5

   Surrender of Insurance Policies      14   

Section 3.6

   Retention of Mortgaged Property      14   

Section 3.7

   Purchase of the Mortgaged Property      14   

Section 3.8

   Sale of the Mortgaged Property      15   

Section 3.9

   Adjournment of Sale of Mortgaged Property      15   

ARTICLE IV. LEASES AND RENTS

     15   

Section 4.1

   Compliance      15   

Section 4.2

   Leases      15   

Section 4.3

   Assignment      15   

Section 4.4

   Debtor Relief Laws      16   

ARTICLE V. MISCELLANEOUS

     16   

Section 5.1

   Release of Deed of Trust      16   

Section 5.2

   Rights Cumulative      17   

Section 5.3

   Amendments, Waivers, Consents and Approvals      17   

Section 5.4

   Other Waivers      17   

Section 5.5

   Severability      17   

Section 5.6

   Binding Effect; Covenants Running with the Land      18   

Section 5.7

   Counterparts      18   

Section 5.8

   Financing Statement      18   

Section 5.9

   References      18   

Section 5.10

   Captions      18   

Section 5.11

   Notices      18   

Section 5.12

   Governing Law      20   

Section 5.13

   Relationship      20   

Section 5.14

   Limitation of Liability      20   


Section 5.15

   Attorneys’ Fees      20   

Section 5.16

   Choice of Forum; Consent to Service of Process and Jurisdiction; Waiver of Trial by Jury      20   

Section 5.17

   Variable Interest Rate      21   

Section 5.18

   After-Acquired Property      21   

Section 5.19

   Further Assurances      21   

Section 5.20

   No Other Party Beneficiary      21   

Section 5.21

   Entire Agreement      22   

Section 5.22

   No Credits on Account of Debt      22   

Section 5.23

   Trustee’s Performance      22   

Section 5.24

   Resignation by Trustee      22   

Section 5.25

   Substitution of Trustee      22   

Section 5.26

   Other Mortgages; No Election of Remedies.      22   

Section 5.27

   Amended and Restated Deed of Trust      23   
ARTICLE VI. STATE SPECIFIC PROVISIONS      24   

Section 6.1

   Usury      24   

Section 6.2

   Certain Matters Relating to Property Located in the District of Columbia      24   

Section 6.3

   Certain Matters Relating to the Power of Sale      24   

Section 6.4

   Homestead      24   

Section 6.5

   Fixture Filing      24   


This AMENDED AND RESTATED DEED OF TRUST, SECURITY AGREEMENT, FINANCING STATEMENT, FIXTURE FILING AND ASSIGNMENT OF RENTS dated as of February 26, 2013, made by CHH CAPITAL HOTEL PARTNERS, LP , a Delaware limited partnership, having an office at 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254 (“ Grantor” ), ALEXANDER TITLE AGENCY INCORPORATED , a Virginia corporation, with a principal place of business in Virginia, with a mailing address c/o Chicago Title Insurance Company, 5875 Trinity Pkwy, Centreville, Virginia 20120, solely as Trustee (“ Trustee” ) for the benefit of AAREAL CAPITAL CORPORATION, a Delaware corporation, having an office at 250 Park Avenue, Suite 820, New York, New York 10177, in its capacity as agent for various lenders from time to time under the Loan Agreement (such term and other capitalized terms used herein having the respective meanings set forth in Section 1 hereof) (together with its successors and assigns, “ Beneficiary” ).

RECITALS

WHEREAS , Grantor is the owner of those certain fee interests of land lying and being situated in the District of Columbia and having an address at 1001 16 th Street, NW, Washington, D.C. as more particularly described on Exhibit A attached hereto;

WHEREAS , Grantor executed for the benefit of Aareal Bank AG (the “ Original Beneficiary ”) that certain Deed of Trust, Security Agreement, Financing Statement, Fixture Filing and Assignment of Rents, dated as of August 8, 2008 and recorded on August 20, 2008 in the land records of the District of Columbia (the “ Official Records ”) as Document No. 2008089320, as amended by that certain First Amendment to Recorded Documents made by Grantor for the benefit of Original Beneficiary, dated as of April 1, 2010 and recorded on May 14, 2010 in the Official Records as Document Number 2010-0044496 and as assigned by Original Beneficiary to Beneficiary pursuant to that certain Assignment of Recorded Documents (Capital Hilton), dated as of February 21, 2013 (as amended and assigned, the “ Existing Deed of Trust ”; the Existing Deed of Trust as hereby amended and restated in its entirety, the “ Deed of Trust ”), which was given to secure a loan in the principal sum of up to $160,000,000 (the “ Existing Loan ”) to Grantor and CHH Torrey Pines Hotel Partners LP (the “ Existing Borrowers ”) pursuant to that certain Loan Agreement, dated as of August 8, 2008, by and among Existing Borrowers, CHH Capital Tenant Corp., CHH Torrey Pines Tenant Corp., Aareal Bank AG (as predecessor to Beneficiary), as agent, and the Lenders party thereto, as amended by that certain First Amendment to Loan Agreement dated as of April 1, 2010, as further amended by that certain Second Amendment to Loan Agreement and Reaffirmation of Other Loan Documents dated as of March 31, 2011 and as further amended by that certain Third Amendment to Loan Agreement and Reaffirmation of Other Loan Documents dated as of December 29, 2011 (as so amended, the “ Existing Loan Agreement ”), which Existing Loan was evidenced by that certain Promissory Note dated as of August 8, 2008 in the original principal amount of One Hundred Sixty Million and No/100 Dollars ($160,000,000) made by Existing Borrowers to Assignee (together with any and all renewals, amendments, modifications, consolidations and extensions thereof, the “ Existing Note ”);

WHEREAS , upon recordation of the Existing Deed of Trust, recordation tax imposed pursuant to Section 42-1103 of the District of Columbia Official Code was timely and properly paid on Ninety Million Dollars ($90,000,000), the amount of the original principal sum

 

2


of the Existing Loan allocated to the Existing Deed of Trust, which was 56.25% of the amount of the Existing Loan;

WHEREAS , the outstanding principal balance of the Existing Loan as of the date hereof is $141,000,000.02, of which $79,312,500.01 or 56.25% is allocated to the Existing Deed of Trust.

WHEREAS, Existing Borrowers have requested, and Agent and Lenders have agreed, to amend, restate and consolidate the terms and provisions of the Existing Loan Agreement and the other Loan Documents (as such term is defined in the Existing Loan Agreement) in their entirety pursuant to the terms and conditions set forth in that certain Amended and Restated Loan Agreement of even date herewith by and among Existing Borrowers, CHH Capital Tenant Corp., CHH Torrey Pines Tenant Corp., Agent and Lenders (as the same may be amended, restated, replaced, supplemented or otherwise modified from time to time, the “ Loan Agreement ”) and increase the Existing Loan to $199,875,000 (the Existing Loan, as so increased, the “ Amended Loan ”) . All capitalized terms used but not defined herein shall have the meaning set forth in the Loan Agreement.

WHEREAS , the Amended Loan is evidenced by that certain Amended and Restated Promissory Note (the “ Note ”) dated as of the date hereof in said principal amount made by Existing Borrowers to Assignee, which Note amends, restates and supersedes the Existing Note in its entirety; and

WHEREAS , this Deed of Trust is given to secure the Amended Loan;

WHEREAS , Co-Borrower is the grantor under that certain Amended and Restated Leasehold Deed of Trust, Security Agreement, Financing Statement, Fixture Filing and Assignment of Rents dated as of the date hereof to Chicago Title Insurance Company, as Trustee, securing the Amended Loan for the benefit of Lenders, and encumbering certain real property located in the State of California (the “ CA Deed of Trust ” and together with this Deed of Trust, the “ Deeds of Trust ”);

WHEREAS, the property encumbered hereby lies within the District of Columbia. The value of all of the property encumbered by the Deeds of Trust is equal to $240,693,040. The value of the property encumbered by this Deed of Trust and located in the District of Columbia is equal to $132,393,040. For purposes of calculating the recordation tax imposed pursuant to Section 42-1103 of the District of Columbia Official Code due in connection with the recording of this Deed of Trust, the proportion of the property encumbered by this Deed of Trust and located in the District of Columbia in relation to all of the property encumbered by the Deeds of Trust, based on the properties’ respective assessed values, is therefore, 55% and the portion of the debt allocated to this Deed of Trust based on the properties’ respective assessed values is $109,931,250 or 55% of $199,875,000 (total debt);

WHEREAS , the portion of the debt allocated to this Deed of Trust less the outstanding principal balance of the Existing Debt allocated to the Existing Deed of Trust equals $30,618,750;

 

3


WHEREAS , the maximum principal amount secured by this Deed of Trust is $130,650,000 and the maximum principal amount secured by this Deed of Trust less the outstanding principal balance of the Existing Debt allocated to the Existing Debt equals $51,337,499.99; and

WHEREAS , as a condition precedent to Lenders making and Beneficiary administering the Amended Loan, Grantor has agreed to execute and deliver this Deed of Trust to Trustee for the benefit of Beneficiary in order to create a first lien on the Mortgaged Property (as hereinafter defined) and to better secure Borrowers’ performance of Borrowers’ obligations under the Loan Documents, including the payment of all Obligations when due pursuant to the Note, the Loan Agreement and the other Loan Documents.

NOW, THEREFORE , as an inducement to Agent and Lenders to enter into the Loan Agreement, and for other good and valuable consideration, the receipt and legal sufficiency of which are hereby acknowledged, the parties do hereby agree that the above recitals are true and correct and are hereby incorporated by reference and do hereby further agree as follows:

GRANTING CLAUSE

NOW, THEREFORE, for and in consideration of the mutual covenants herein contained and other good and valuable consideration, including Beneficiary’s and Lenders’ entering into the Loan Agreement, the receipt and legal sufficiency of which are hereby expressly acknowledged by all parties, to secure the full and complete payment of the principal, Interest, Additional Interest and other sums payable pursuant to the Note, Loan Agreement, this Deed of Trust and the other Loan Documents and the full and complete payment and performance of the Obligations, including Borrowers’ performance of Borrowers’ obligations pursuant to the Note, the Loan Agreement and the other Loan Documents, Grantor does hereby grant, pledge, mortgage, warrant, deed, sell, transfer, assign, and convey, to Trustee and its successors and assigns and grants to Beneficiary a security interest in, subject in each case only to the Permitted Encumbrances, the following (collectively, the “ Mortgaged Property ”):

All of Grantor’s right, title and interest, now owned or hereafter acquired, in and to the following described properties and interests and all replacements or substitutes therefor and all products and proceeds thereof, and accessions thereto, and whether held to be real or personal property, tangible or intangible whether now or hereafter acquired:

(a) Property . Those certain tracts of land described in Exhibit A attached hereto, together with all streets, vaults or alleys (open or proposed), strips and gores adjoining or appurtenant to such land, and underlying roadways or public rights-of-way or otherwise (the “ Land ”) and all of the buildings, improvements, structures, Personal Property, FF&E (as hereinafter defined), amenities, fixtures and personal property and any additions or alterations thereto or replacements thereof which are now existing or are hereafter constructed and/or installed upon the Land (collectively, the “ Improvements ”), including all estates, easements, licenses, interests, rights, rights of way, water rights, mineral rights, titles, powers, appurtenances and privileges of every kind and character which Grantor now has or at any time hereafter acquires, in and to the Land and the Improvements (all of the foregoing, collectively, the “ Property ”);

 

4


(b) Leases . All present and future ground leases, space leases, occupancy agreements, subleases, licenses, permits, concessions or other agreements or arrangements, whether oral or written, and all present and future agreements for the use or occupancy of all or any portion of the Property, together with any and all extensions or renewals thereof, including the Operating Lease (collectively, “ Leases ”);

(c) Rents . (i) All rents, rent equivalents, revenues, royalties, fees, moneys payable as damages (including payments by reason of the rejection of a Lease in a bankruptcy proceeding) or in lieu of rent or rent equivalents, royalties (including all oil and gas or other mineral royalties and bonuses), income, receivables, deposits (including security, utility and other deposits), accounts, cash, issues, profits, charges for services rendered, and other consideration of whatever form or nature received by or paid to or for the account of or benefit of Grantor or its agents or employees from any and all sources arising from or attributable to the Property, including all revenues and credit card receipts collected from guest rooms, restaurants, bars, mini-bars, meeting rooms, banquet rooms and recreational facilities, parking charges, all receivables, customer obligations, installment payment obligations and other obligations now existing or hereafter arising or created out of the sale, lease, sublease, license, concession or other grant of the right of the use and occupancy of the Property, or rendering of services by Grantor or any of its agents or employees or any operator or manager of the hotel or the commercial space located in the Property or acquired from others (including, without limitation, from the rental of any office space, retail space, guest rooms or other space, halls, stores, and offices, and deposits securing reservations of such space), license, lease, sublease and concession fees and rentals (but not including gross receipts of licensees, lessees and concessionaires), health club membership fees, food and beverage wholesale and retail sales, service charges, vending and game machine receipts, video and audio rental or other charges, health and private club membership receipts, fees and charges for the use of athletic facilities, wholesale and retail food and merchandise, service charges, laundry charges, and telephone, telecopy, telex and other communication charges and proceeds, if any, from business interruption or other loss of income insurance, together with all proceeds from the sale or other disposition of any part of the Mortgaged Property and (ii) all rents, royalties, revenues, issues, bonuses, income, receipts, accounts, accounts receivable, deposits, profits and other benefits now due, past due, or which may become due, or to which Grantor may now or hereafter become entitled, or may demand or claim, additional, percentage, participation and other rentals, fees and deposits, including common area, tax and other expense reimbursement payments, arising or issuing from or out of the Leases or the Property, including cash, securities or letters of credit deposited thereunder to secure performance by the Lessees of their obligations thereunder, including under any Lease Guaranties or Lease Security, and any interest accrued thereon or dividends payable to the holders thereof, any premium or other consideration payable by any Lessee for or upon the cancellation or modification of a Lease, or arising or issuing from or out of the Property or any part thereof or interest therein; together with any and all rights which Grantor may have with respect to rent insurance proceeds or business interruption insurance proceeds, and settlements, judgments and bankruptcy claims with respect to unpaid rents or the rejection or termination of any Lease, including any amounts received by Grantor, or on Grantor’s behalf, in connection with any termination, cancellation or surrender of any Lease, whether occurring as a result of a default by a Lessee under the applicable Lease, by agreement of Grantor and such Lessee, by the terms of the applicable Lease or in connection with any bankruptcy or other insolvency proceeding of such Lessee; and the rents and other sums payable to Grantor in connection with

 

5


the underletting of space covered under any Lease and any consideration payable to Grantor in connection with the assignment of any Lease (collectively, the “ Rents ”);

(d) Lease Security and Lease Guaranties . All security deposits for the performance of a Lessee’s obligations under any Lease, including any letter of credit or other instrument given as a security deposit (or in lieu of a cash security deposit) under any Lease (“ Lease Security ”) and all guaranties given to secure the performance by a Lessee of any of its obligations under any Lease (“ Lease Guaranties ”);

(e) Property Documents . All reciprocal easement or operating agreements, declarations, development agreements, developer’s or utility agreements, and any similar such agreements or declarations now or hereafter affecting the Property or any part thereof (the “ Property Documents ”);

(f) FF&E . All fixtures, fittings, appliances, apparatus, equipment, machinery, furnishings and articles of tangible and intangible personal property now or hereafter attached or affixed to, placed upon or used in any way in connection with the use, enjoyment, operation or occupancy of the Property including all heating, air conditioning, incinerating, lighting, refrigerating, monitoring, water, cleaning and communications apparatus and equipment whatsoever, all fire prevention and extinguishing apparatus, fire sprinkler and alarm systems, all boilers, engines, motors, dynamos, generating equipment, piping and plumbing fixtures, ranges, chinaware, glassware, foodcarts, cookware, cooking utensils and other cooking apparatus, mechanical kitchen equipment, refrigerators, cooling, ventilating, sprinkling and vacuum cleaning systems, fire extinguishing and prevention apparatus, gas and electrical fixtures, elevators, escalators, partitions, built-in mirrors, planters, shelves, lockers, cabinets, drapes, draperies, curtains, shades, venetian blinds, screens, storm sash, awnings and other window covering and all hardware therefor, carpeting and other floor covering, lighting fixtures, lamps, office furniture, beds, bureaus, chiffoniers, chests, chairs, desks, lamps, mirrors, bookcases, tables, paintings, hangings, pictures, divans, couches, luggage carts, luggage racks, stools, sofas, linens, pillows, blankets, dry cleaning facilities, dining room wagons, keys or other entry systems, bars, bar fixtures, liquor and other drink dispensers, icemakers, radios, television sets, intercom and paging equipment, electric and electronic equipment, dictating equipment, private telephone systems, facsimile machines, medical equipment, potted plants, elevators, escalators, fittings, plants, apparatus, stoves, ranges, refrigerators, laundry machines, tools, machinery, engines, dynamos, motors, boilers, incinerators, switchboards, conduits, compressors, vacuum cleaning systems, floor cleaning, waxing and polishing equipment, call systems, brackets, electrical signs, bulbs, bells, ash and fuel, conveyors, cabinets, lockers, shelving, spotlighting equipment, dishwashers, garbage disposals, washers and dryers, furnishings of public spaces, halls and lobbies, and shrubbery and plants (and including all interest of Grantor in any of such items, at any time acquired under any security agreement, conditional sale contract, chattel mortgage or other security instrument), wherever located (collectively, “ FF&E ”); and all personal property of Grantor, including all FF&E to the extent it does not constitute real property (collectively, the “ Personal Property ”);

(g) Insurance Proceeds . All proceeds or awards payable or to be payable under each policy of insurance relating to the Property, including the Insurance Policies, and any returned, refunded or rebated premiums in connection therewith;

 

6


(h) Condemnation Awards . All rights or awards due to Grantor arising out of any eminent domain or condemnation proceedings for the taking or for loss of value of any of the Property or any proceeds of any suit or action;

(i) Mineral and Development Rights, Etc . All estates, easements, rights, rights of way, licenses, timber to be cut, water rights, mineral rights, as-extracted collateral, privileges and appurtenances including additional development rights and air rights, now or hereafter belonging to or in any way appertaining to the Property;

(j) Utility Deposits . All monetary deposits which Grantor has been, or may be, required to give to any public or private utility with respect to utility services furnished, or to be furnished, to the Property;

(k) Permits. All certificates, including certificates of occupancy and certificates of compliance, authorizations, franchises, consents and approvals given by and licenses and permits issued by Governmental Authorities, and other rights and privileges issued by any and all Governmental Authorities and any other Persons in connection with the ownership, operation, construction, use, management, leasing or occupancy of the Property;

(l) Tests, Studies, Etc . All environmental tests, studies and reports, current and future environmental claims and rights of action including tort claims and rights of indemnity and contribution under any Environmental Law against the prior owners, neighboring owners, tenants, consultants, advisors and third parties;

(m) Contracts of Sale . All contracts of sale and options relating to the acquisition or disposition by Grantor of any portion of the Property, and all amendments, modifications, renewals, expansions and supplements thereto;

(n) Contracts and Agreements . All contracts, instruments, bonds, equipment leases, and agreements now or hereafter entered into by or on behalf of Grantor with any party with respect to (i) the management, leasing, promotion, marketing, development, construction, operation or sale of any portion of the Property, including the Management Agreement, (ii) the ownership, use or occupancy of the Property, and (iii) the construction (original, restorative or otherwise) of any of the Property, or the furnishing of any materials, supplies, furnishings, fixtures, equipment or labor in connection with any such construction (including all right, title, and interest of Grantor in, to, and under any subcontracts in connection with such construction); and all other contracts, instruments, bonds, equipment leases, and agreements now or hereafter affecting the Property, and all amendments, modifications, renewals, expansions and supplements thereto, and all rights to receive liquidated or other damages under the foregoing;

(o) Plans . All of the plans, specifications, and drawings (including plot plans, foundation plans, utility facilities plans, floor plans, elevations plans, framing plans, cross-sections of walls plans, mechanical plans, electrical plans, architectural and engineering plans and specifications, and architectural and engineering studies and analyses) heretofore or hereafter prepared by any architect or engineer with respect to any of the Property and all amendments, modifications, renewals, expansions and supplements thereto;

 

7


(p) Interest Rate Protection Agreements . Any interest rate protection arrangement to which Grantor is a party, including any Lender Interest Rate Protection Agreement, and all agreements, instruments, documents and contracts now or hereafter entered into by Grantor with respect to any such interest rate protection arrangement, including any Lender Interest Rate Protection Agreement;

(q) Trademarks, Etc . All trademarks, tradenames, logos, servicemarks, licenses, franchises, symbols and other intangibles, and all goodwill, books and records, correspondence, files and advertising materials and other documents, now or hereafter obtained, produced or entered into, as the case may be, and all rights therein, in all cases, with respect to the use, occupancy, possession, operation, management, construction, leasing, maintenance, marketing and ownership of the Property;

(r) Accounts . Except for the Excluded Accounts (which are expressly excluded from the security interest granted pursuant hereto), every other deposit account (including, without limitation, all other “Accounts” described in the Loan Agreement) including the entire balance therein (now or hereafter existing) of Grantor with Beneficiary (or any agent, affiliate, or subsidiary of Beneficiary) or any other banking or financial institution, and any other claim of Grantor against Beneficiary (now or hereafter existing) arising therefrom and all money, instruments, securities, documents, chattel paper, credits, demands issued or arising in connection therewith, and any other property, rights, or interests of Grantor in connection therewith;

(s) Books and Records . All books, records and computer software concerning the foregoing;

(t) UCC Rights . All rights of Grantor under promissory notes, letters of credit, electronic chattel paper, proceeds from accounts, payment intangibles, and general intangibles related to the Property, as the terms “accounts”, “general intangibles”, and “payment intangibles” are defined in the applicable Uniform Commercial Code Article 9, as the same may be modified or amended from time to time; and

(u) Products and Proceeds . All products and proceeds of all or any portion of the foregoing including the conversion, voluntary or involuntary, of any of the foregoing into cash or liquidated claims, including, without limitation, proceeds of insurance and condemnation awards, and all rights of Grantor to refunds of real estate taxes and assessments;

TO HAVE AND TO HOLD the Mortgaged Property, together with all and singular the rights, hereditaments and appurtenances in anywise appertaining or belonging thereto, unto Trustee and Trustee’s successors and assigns, for the uses and purposes hereinafter set forth, forever, IN TRUST, WITH POWER OF SALE , to secure payment to Beneficiary of the Obligations at the time and in the manner provided for its payment in the Loan Agreement, the Note, in this Deed of Trust, and in the other Loan Documents;

FOR THE PURPOSE OF SECURING the payment of the maximum principal indebtedness of all principal, together with all accrued and unpaid interest and the payment and performance of all other Obligations, including any protective advances made by Beneficiary

 

8


under the Loan Documents, and all modifications, amendments, additions and extensions thereof.

THIS DEED OF TRUST shall also constitute a security agreement with respect to, and Grantor hereby grants to Beneficiary, as secured party, a security interest in, all of those portions of the Mortgaged Property which are or may be subject to the provisions of the applicable Uniform Commercial Code. Portions of the Mortgaged Property are or may become fixtures or real property. This Deed of Trust also constitutes a financing statement for purposes of the applicable Uniform Commercial Code filed as a fixture filing in the land records of the District of Columbia, with respect to any and all fixtures comprising the Mortgaged Property. The “debtor” is CHH Capital Hotel Partners, LP and the “secured party” is Aareal Capital Corporation, as Agent. The collateral is as described in the granting clause of this Deed of Trust, and the addresses of the debtor and secured party are the addresses stated in Section 5.11 of this Deed of Trust for notices to such parties. The organization identification number of the debtor is 3734206 and the owner of record of the Land is CHH Capital Hotel Partners, LP.

TO THE EXTENT that any of the Mortgaged Property is not subject to the Uniform Commercial Code and is not real property pursuant to applicable Legal Requirements, Grantor hereby assigns to Beneficiary all of Grantor’s right, title and interest in and to the Mortgaged Property to secure the Obligations, together with the right of set-off with regard to such Mortgaged Property or any part thereof.

ARTICLE I.

DEFINITIONS

Section 1.1 Definitions . All capitalized terms used but not defined herein shall have the respective meanings assigned to them in the Loan Agreement. For purposes of this Deed of Trust, the following terms shall have the respective meanings set forth in this Article I :

Bankruptcy Code ” means Title 11 of the United States Code, as in effect from time to time.

Beneficiary ” has the meaning set forth in the first paragraph of this Deed of Trust.

Borrowers ” has the meaning set forth in the recitals hereto.

Deed of Trust ” has the meaning set forth in the first paragraph of this Deed of Trust.

Event of Default ” has the meaning set forth in Section 3.1 hereof.

Environmental Laws ” has the meaning set forth in the Environmental Indemnity.

Excluded Accounts ” has the meaning set forth in the Loan Agreement.

FF&E ” has the meaning set forth in the Granting Clause.

 

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Governmental Authority ” means any federal, state, county, municipal, parish, provincial or other government, or any department, commission, board, court, agency, committee, whether of the United States of America or any other country, or any instrumentality of any of them, or any other political subdivision thereof.

Grantor ” has the meaning set forth in the first paragraph of this Deed of Trust.

Improvements ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Land ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Lease Guaranty ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Lease Security ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Leases ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Lessee ” means a lessee, sublessee, tenant, subtenant, licensee, concession holder or other Person having the right to use or occupy all or any portion of the Property pursuant to a Lease or otherwise.

Loan Agreement ” has the meaning set forth in the recitals hereto.

Mortgaged Property ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Note ” has the meaning set forth in the recitals hereto.

Person ” means any individual, corporation, limited liability company, general partnership, limited partnership, joint venture, association, joint stock company, trust, unincorporated organization, government or any agency or political subdivision thereof, or any other form of entity.

Personal Property ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Property ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Property Documents ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Rents ” has the meaning set forth in the Granting Clause of this Deed of Trust.

Trustee ” has the meaning set forth in the first paragraph of this Deed of Trust.

Section 1.2 Other Definitional Provisions . For purposes of this Deed of Trust:

 

10


(a) Defined terms used in the singular shall import the plural and vice versa.

(b) The words “hereof,” “herein,” “hereunder” and similar terms when used in this Deed of Trust shall refer to this Deed of Trust as a whole and not to any particular provision of this Deed of Trust.

(c) The words “include” and “including” wherever used in this Deed of Trust shall be deemed to be followed by the words “without limitation.”

(d) All agreements or instruments referred to in this Deed of Trust shall mean such agreements or instruments as the same may from time to time be supplemented or amended, or the terms thereof waived or modified, to the extent permitted by, and in accordance with, the terms and conditions thereof and of this Deed of Trust and the other Loan Documents. Each of the Loan Documents is incorporated by reference into this Deed of Trust.

ARTICLE II.

REPRESENTATIONS, WARRANTIES AND COVENANTS

Section 2.1 Incorporation by Reference . Without limiting the scope of Section 1.2(d) hereof, all of the representations, warranties and covenants contained in the Loan Agreement are hereby incorporated herein by reference. In the event of any conflict or inconsistency between the provisions of the Loan Agreement and the provisions of this Deed of Trust, the provisions of the Loan Agreement shall govern.

Section 2.2 Title; Covenant Against Transfers . Grantor is the sole legal and beneficial owner of a fee simple interest in the Property, subject to no Liens or encumbrances other than the Permitted Encumbrances. Grantor owns the Personal Property, the Leases, the Rents and all other personal property encumbered by this Deed of Trust free and clear of all Liens and encumbrances other than Permitted Encumbrances. Except as expressly permitted by the Loan Agreement, Grantor shall not, without the prior written consent of Beneficiary, transfer, sell, lease, convey, exchange, mortgage, encumber, pledge, assign or otherwise dispose of the Mortgaged Property or any portion of, or any direct or indirect interest in, the Mortgaged Property.

Section 2.3 Limitation on Indebtedness . Grantor shall not incur, create, contract for, waive, assume, have outstanding, guaranty or otherwise become liable with respect to indebtedness except as expressly permitted by the Loan Agreement.

ARTICLE III.

EVENTS OF DEFAULT AND REMEDIES

Section 3.1 Definition of Event of Default . The term “ Event of Default ” shall mean the occurrence of an “Event of Default” pursuant to the Loan Agreement.

 

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Section 3.2 Remedies . In addition to any other rights and remedies which Beneficiary or Trustee may have under this Deed of Trust, the Loan Agreement and the other Loan Documents or pursuant to law or equity, and without limitation thereof, upon and at any time after the occurrence and during the continuance of any Event of Default, Beneficiary or Trustee, as applicable, at any time may take such lawful action as Beneficiary reasonably deems advisable to protect and enforce its rights against Grantor and in and to the Mortgaged Property, including the following actions, each of which may be pursued concurrently or otherwise, at such time and in such order as Beneficiary may determine in its sole discretion, without impairing or otherwise affecting the other rights and remedies of Beneficiary or Trustee (to the extent permitted by the Loan Documents and applicable law):

(a) declare the whole of the principal sum of the Amended Loan, Interest, Additional Interest, along with any other sum payable under the Note, the Loan Agreement, this Deed of Trust and any other Loan Document to be immediately due and payable without presentment, demand, protest, notice of protest and non-payment or other notice of default or notice of acceleration or notice of intention to accelerate or other notice of any kind, all of which are hereby waived by Grantor and all other parties obligated in any manner whatsoever on the Obligations;

(b) enter into or upon the Mortgaged Property, either personally or by its agents, nominees or attorneys, and dispossess Grantor and its agents and employees therefrom, and thereupon Beneficiary may (i), subject to the terms of the Manager SNDA, use, operate, manage, lease, control, insure, maintain, repair, restore and otherwise deal with all and every part of the Mortgaged Property and conduct the business thereat on such terms and for such period as Beneficiary shall determine, (ii) complete any construction on the Mortgaged Property in such manner and form as Beneficiary deems advisable as permitted pursuant to the Loan Agreement or the other Loan Documents, (iii) subject to the terms of the Manager SNDA, make alterations, additions, renewals, replacements and improvements to or on the Mortgaged Property, (iv) exercise all rights and powers of Grantor with respect to the Mortgaged Property, including the right to make, cancel, enforce or modify Leases, obtain and evict Lessees, and demand, sue for, collect and receive all earnings, revenues, rents, issues, profits and other income of the Mortgaged Property and every part thereof and as otherwise may be set forth in the Assignment of Leases and Rents, and (v), subject to the terms of the Manager SNDA and the Loan Agreement, apply the receipts from the Mortgaged Property to the payment of the indebtedness secured thereby, in the order and manner set forth in the Loan Agreement and the Note after deducting therefrom all expenses (including reasonable attorneys’ fees and disbursements) incurred in connection with the aforesaid operations and all amounts necessary to pay the taxes, assessments, insurance and other charges in connection with the Mortgaged Property, as well as just and reasonable compensation for the services of Beneficiary or Trustee and their counsel, agents and employees. If Grantor shall for any reason fail to surrender or deliver the Mortgaged Property or any part thereof after Beneficiary’s demand, Beneficiary may obtain a judgment or decree conferring on Beneficiary the right to immediate possession or requiring Grantor to deliver immediate possession of all or part of the Mortgaged Property to the Beneficiary, to the entry of which judgment of decree Grantor hereby specifically consents. Grantor shall pay to Beneficiary, upon demand, all costs and expenses of obtaining such judgment or decree and reasonable compensation to Beneficiary, its attorneys and agents, and all such costs, expenses and compensation shall, until paid, be secured by the lien of this Deed of

 

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Trust. Beneficiary, at its election, and without notice to Grantor, may, to preserve its interest in the Mortgaged Property, make any payments which the Grantor has failed to make under any Permitted Encumbrance, and any such sums so paid shall be secured hereby and be immediately due and payable from Grantor upon demand of Beneficiary shall not release Grantor from the Grantor’s obligations or constitute a waiver of the Grantor’s default hereunder. Beneficiary shall surrender possession of the Mortgaged Property to the Grantor only when all that is due upon such interest and principal, including, without limitation, the principal balance of the Note following acceleration thereof, tax and insurance deposits, and all amounts under any of the terms of this Deed of Trust, shall have been paid in full;

(c) institute proceedings, judicial or nonjudicial (to the extent applicable under applicable Legal Requirements), for the foreclosure of this Deed of Trust, in which case the Mortgaged Property may be sold for cash or credit in one or more parcels;

(d) with or without entry and, to the extent permitted, and pursuant to the procedures provided by applicable Legal Requirements, institute proceedings for the partial foreclosure of this Deed of Trust for the portion of the indebtedness secured hereby then due and payable, subject to the lien of this Deed of Trust continuing unimpaired and without loss of the priority so as to secure the balance of the indebtedness secured hereby not then due;

(e) sell the Mortgaged Property or any part thereof and all estate, claim, demand, right, title and interest of Grantor therein and rights of redemption thereof, to the extent permitted pursuant to applicable Legal Requirements, at one or more sales, in whole or in parcels, at such time and place, upon such terms and after such notice thereof as may be required or permitted by law, and in the event of a sale, by foreclosure or otherwise, of less than all of the Mortgaged Property, this Deed of Trust shall continue as a lien on the remaining portion of the Mortgaged Property;

(f) institute an action, suit or proceeding in equity for the specific performance of any covenants, conditions or agreements contained herein or in the Note, the Loan Agreement or any other Loan Document;

(g) recover judgment on the Note or any guaranty in one or more actions which may be primary or for a deficiency either before, during, after or in lieu of any proceedings for the enforcement of this Deed of Trust;

(h) apply for the appointment of a custodian, trustee, receiver, liquidator or conservator of the Mortgaged Property, without notice and without regard for the adequacy of the security for the indebtedness secured hereby and without regard for the solvency of Grantor, any guarantor or of any Person liable for the payment of the indebtedness secured hereby and Grantor hereby consents to the appointment of such a receiver, and will not oppose any such appointment;

(i) exercise any other rights or remedies as Beneficiary or Trustee may have under any of the other Loan Documents; or

 

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(j) pursue such other legal or equitable remedies as Beneficiary or Trustee may have under applicable Legal Requirements, including all rights and remedies under the applicable Uniform Commercial Code.

Section 3.3 Actions for Possession . Without limiting the rights of Beneficiary or Trustee pursuant to Section 3.2 hereof, Beneficiary or Trustee may further, during the continuance of an Event of Default, by summary proceedings, initiate an action for possession or otherwise, dispossess any Lessee then or thereafter in default in the payment of any Rent or other charge for the use thereof, and Lessee whose leasehold estates or rights to use the Mortgaged Property are subordinate to the lien of this Deed of Trust, whether or not any such Lessee is so in default. During the continuance of an Event of Default, if Grantor remains in possession after demand by Beneficiary for surrender of possession of the Mortgaged Property, such continued possession by Grantor shall be as tenant of Beneficiary, and Grantor agrees to pay monthly in advance to Beneficiary such rent for the Mortgaged Property so occupied as Beneficiary may demand, and in default of so doing, Grantor may also be dispossessed by summary proceedings or otherwise. In case of the appointment of a receiver of the Rents, the foregoing agreement of Grantor to pay rent shall inure to the benefit of such receiver.

Section 3.4 Assembly of Mortgaged Property . During the continuance of an Event of Default, Beneficiary may require Grantor to assemble the Mortgaged Property, or any part thereof, and make it available to Beneficiary at the Property or at such other place as Beneficiary may reasonably designate.

Section 3.5 Surrender of Insurance Policies . In the event of the transfer of the Mortgaged Property pursuant to a foreclosure, deed in lieu of foreclosure, or otherwise in accordance with the terms and conditions of this Deed of Trust, and subject to the terms and conditions of the Loan Agreement, Beneficiary may surrender the insurance policies maintained pursuant to the terms of the Loan Documents, or any part thereof, and receive and apply the unearned premiums as a credit on the Obligations, and in connection therewith, Grantor hereby authorizes Beneficiary to collect such premiums.

Section 3.6 Retention of Mortgaged Property . Beneficiary may retain any portion of the Mortgaged Property which does not constitute real property, or part thereof, in satisfaction of the Obligations, or part thereof, whenever the circumstances are such that Beneficiary is entitled to do so under the applicable Uniform Commercial Code.

Section 3.7 Purchase of the Mortgaged Property . During the continuance of an Event of Default, Beneficiary may buy the Mortgaged Property, or any part thereof, at any public sale or judicial sale in accordance with applicable Legal Requirements. Beneficiary may also buy the Mortgaged Property, or any part thereof, at any private sale if the Mortgaged Property, or part thereof, being sold is a type customarily sold in a recognized market or a type which is the subject of widely distributed standard price quotations. In lieu of paying cash for the purchase of the Mortgaged Property pursuant to this or any other clause herein, Beneficiary may make settlement for the purchase price by crediting upon the indebtedness secured by this Deed of Trust the net sales price after deducting therefrom the expenses of the sale and the costs of the action and any other sums which Beneficiary is authorized to deduct under this Deed of Trust.

 

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Section 3.8 Sale of the Mortgaged Property . Upon the completion of any sale or sales made by Beneficiary or Trustee pursuant to the terms of this Deed of Trust, Beneficiary, or an officer of any court empowered to do so, shall execute and deliver to the accepted purchaser or purchasers a good and sufficient instrument, or good and sufficient instruments, granting, conveying, assigning and transferring all estate, right, title and interest in and to the property and rights sold without any covenants, warranties or representations. Grantor, if so requested by Beneficiary, shall ratify and confirm any such sale or sales by executing and delivering to Beneficiary or to such purchaser or purchasers all such instruments as may be necessary, in the judgment of the title insurance company insuring such instruments, for such purpose, and as may be designated in such request. Any such sale or sales made under or by virtue of this Deed of Trust, whether made under the power of sale herein granted or under or by virtue of judicial proceedings or of a judgment or decree of foreclosure and sale, shall operate to divest all the estate, right, title, interest, claim and demand whatsoever, whether at law or in equity, of Grantor in and to the properties and rights so sold, and shall be perpetual both at law and in equity against Grantor and against any and all persons claiming or who may claim the same, or any part thereof, either from, through or under Grantor.

Section 3.9 Adjournment of Sale of Mortgaged Property . Beneficiary or Trustee may adjourn from time to time any sale by it to be made under or by virtue of this Deed of Trust by announcement at the time and place appointed for such sale or for such adjourned sale or sales; and, except as otherwise provided by any applicable provision of law, Beneficiary or Trustee, without further notice or publication, may make such sale at the time and place to which the same shall be so adjourned.

ARTICLE IV.

LEASES AND RENTS

Section 4.1 Compliance . Grantor shall comply with all of the terms, covenants and conditions in the Loan Agreement, this Deed of Trust and the other Loan Documents with respect to the Leases and Rents.

Section 4.2 Leases . Except as set forth in Section 4.4 of the Loan Agreement, Grantor shall not (a) enter into, amend, modify, extend, renew, restate or supplement any Lease, (b) terminate or accept a surrender or shorten the term of, reduce the payment of the rent under, materially modify any of the provisions of, or grant any material consent (except to the extent such consent is required under such Lease) or waiver under, any Lease, (c) terminate, modify, grant any waiver under or otherwise amend any guaranty provided with respect to a Lease, in each case without the prior written consent of Beneficiary or (d) accept the payment of Rent under any Lease more than one (1) month in advance (exclusive of any security deposit received in connection therewith).

Section 4.3 Assignment .

(a) Grantor does hereby absolutely, unconditionally and irrevocably grant, transfer, convey and assign to Beneficiary all of Grantor’s right, title and interest in and to all Leases, Rents, Lease Guaranties and Lease Security, subject, however, to the license granted

 

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by Beneficiary to Grantor in Section 4.3(b) hereof and subject to the terms of the Manager SNDA. This assignment of Leases, Rents, Lease Guaranties and Lease Security constitutes an absolute, irrevocable and present assignment, subject to the grant of a license by Beneficiary to Grantor to collect and use such Rents and, subject to the terms of the Loan Documents, take all actions of landlord under the Leases, Lease Guaranties and Lease Security in accordance with Section 4.3(b) hereof. Upon the occurrence and during the continuance of an Event of Default, Beneficiary may, at its option, revoke such license by notice to Grantor, and all Rents collected and held by Grantor after the occurrence and during the continuance of such Event of Default shall be paid over to Beneficiary and applied as provided in the Loan Agreement, subject to the terms of the Manager SNDA. The assignment contained in this Section 4.3 shall be fully operative without any further action on the part of either party and Beneficiary shall be entitled, at its option, upon the occurrence and during the continuance of an Event of Default, to all Rents, which Rents upon the occurrence and during the continuance of an Event of Default, shall be held by Grantor as trustee for the benefit of Beneficiary only, whether or not Beneficiary shall take possession of the Property. Notwithstanding the foregoing, Beneficiary may at any time upon the occurrence and during the continuance of an Event of Default, notify each and/or any Lessee of the assignment granted hereunder.

(b) So long as Beneficiary has not revoked the license to collect and use Rents described in Section 4.3(a) hereof by reason of the occurrence and continuance of an Event of Default, Grantor shall have the right, subject to the terms and conditions of the Loan Agreement, this Deed of Trust and the Assignment of Leases and Rents, and the Manager SNDA, to collect and receive all Rents for application in accordance with the Loan Agreement and the other Loan Documents and, subject to the terms of the Loan Documents, to take any other actions of landlord under the Leases, Lease Guaranties and Lease Security as Grantor shall elect.

Section 4.4 Debtor Relief Laws .

(a) Without limiting the generality of any provision of this Article IV , if a proceeding under the Bankruptcy Code is commenced by or against Grantor, then, pursuant to Section 552(b)(2) of the Bankruptcy Code, the security interest granted by this Deed of Trust shall automatically extend to all Rents acquired by Grantor after the commencement of the case and such Rents shall constitute cash collateral under Section 363(a) of the Bankruptcy Code.

(b) During the continuation of any Event of Default, Beneficiary shall have the right, but not the obligation, to file in its own name or on behalf of Grantor, any proof of claim in any bankruptcy or insolvency proceeding in which the debtor is a Lessee or guarantor under a Lease.

ARTICLE V.

MISCELLANEOUS

Section 5.1 Release of Deed of Trust . If the Obligations are paid and performed in full in accordance with the terms of this Deed of Trust, the Note and other Loan Documents, then this Deed of Trust shall, at Grantor’s request either be satisfied of record or

 

16


assigned, without recourse, pursuant to an instrument acceptable to Beneficiary, to another lender designated by Grantor at Grantor’s request and expense, but shall remain in full force and effect until so satisfied, in each case at the expense of Grantor, including the payment of any reasonable attorney’s fees and disbursements in connection with such satisfaction or assignment.

Section 5.2 Rights Cumulative . All rights, remedies, powers, privileges and liens expressly conferred by the Loan Documents are cumulative of all other rights, remedies, powers, privileges and liens herein, or by law or in equity provided, or provided in any other Loan Documents, and shall not be deemed to deprive Beneficiary of any such other legal or equitable rights, remedies, powers, privileges and liens by judicial proceedings, or otherwise, appropriate to enforce the conditions, covenants and terms of this Deed of Trust, the Note and the other Loan Documents, and the employment of any rights, remedies, powers and privileges hereunder, or otherwise, shall not prevent the concurrent or subsequent employment of any other appropriate rights, remedies, powers and privileges.

Section 5.3 Amendments, Waivers, Consents and Approvals . No failure or delay of Trustee or Beneficiary in exercising any power, right or remedy hereunder or to demand payment for any sums due pursuant to this Deed of Trust or any other Loan Document, shall operate as a waiver thereof, nor shall any single or partial exercise of any such right, power or remedy, or any abandonment or discontinuance of steps to enforce such a right, power, or remedy preclude any other or further exercise thereof or the exercise of any other right, power or remedy. No waiver of any provision of this Deed of Trust or in any of the other Loan Documents or consent to any departure by Grantor or any other Person therefrom shall in any event be effective unless signed in writing by Beneficiary, and then such waiver or consent shall be effective only in the specific instance and for the purpose for which given. Consents, approvals and waivers granted by Beneficiary for any matters covered under this Deed of Trust or any Loan Document shall not be effective unless signed in writing by Beneficiary, and such consents, approvals and waivers shall be narrowly construed to cover only the parties and facts identified in any such consent, approval or waiver. No notice or demand on Grantor or any other Person in any case shall entitle Grantor or such Person to any other or further notice or demand in similar or other circumstances. Unless expressly provided to the contrary, any consents, approvals or waivers of Beneficiary or Lenders pursuant to this Deed of Trust or any other Loan Documents shall be granted or withheld in Beneficiary’s or Lenders’ sole discretion, as the case may be. No amendment, modification or termination of any provision of this Deed of Trust shall be effective unless in writing and signed by Grantor and Beneficiary.

Section 5.4 Other Waivers . Grantor hereby waives (a) all rights of marshaling in the event of any foreclosure of the liens hereby created and (b) the benefit of all appraisement, valuation, stay, extension and redemption laws now or hereafter in force.

Section 5.5 Severability . In the event any one or more of the provisions contained in this Deed of Trust or in any other Loan Document should be held invalid, illegal or unenforceable in any respect in a particular jurisdiction or as to particular Persons or circumstances, the validity, legality and enforceability of the remaining provisions contained herein or therein (or the effectiveness of the invalid, illegal or unenforceable provision in a different jurisdiction or as to different Persons or circumstances) shall not in any way be affected or impaired thereby. The parties shall endeavor in good-faith negotiations to replace the invalid,

 

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illegal or unenforceable provisions with valid provisions the economic effect of which comes as close as possible to that of the invalid, illegal or unenforceable provisions. If the rights, remedies, powers, privileges and liens created by this Deed of Trust shall be invalid or unenforceable as to any part of the Obligations, then the unsecured portion of the Obligations shall be completely paid prior to the payment of the remaining and secured portion of the Obligations, and all payments made on the Obligations shall be considered to have been paid on and applied first to the complete payment of the unsecured portion of the Obligations.

Section 5.6 Binding Effect; Covenants Running with the Land . The provisions of this Deed of Trust shall be binding upon Grantor, and its successors and assigns, and shall inure to the benefit of Trustee and Beneficiary, and their respective successors and assigns, and the provisions hereof shall likewise be covenants running with the land.

Section 5.7 Counterparts . This Deed of Trust may be executed in any number of counterparts each of which shall be deemed an original, and all of which when taken together shall be one and the same Deed of Trust. Signature and acknowledgment pages may be attached from the counterparts and attached to a single copy of the document to physically form one document, which may be recorded.

Section 5.8 Financing Statement . Beneficiary shall have the right at any time to file this Deed of Trust as a financing statement, but the failure to do so shall not impair the validity and enforceability of this Deed of Trust against Grantor in any respect whatsoever. A carbon, photographic, or other reproduction of this Deed of Trust, or any financing statement relating to this Deed of Trust, shall be sufficient as a financing statement. Furthermore, Grantor hereby authorizes Beneficiary at any time to file any financing statements, amendments thereto and continuation statements therefor, regarding all or any part of the Mortgaged Property, with or without the signature of Grantor as authorized by applicable Legal Requirements. For purposes of such filings, Grantor agrees to furnish any information, or take any further acts, within five (5) Business Days, upon reasonable request therefor by Beneficiary.

Section 5.9 References . All references to “Article,” “Articles,” “Section,” “Sections,” “Subsection,” or “Subsections” contained herein are, unless specifically indicated otherwise, references to articles, sections and subsections of this Deed of Trust.

Section 5.10 Captions . The captions, headings, and arrangements used in this Deed of Trust are for convenience only and do not in any way affect, limit, amplify, or modify the terms and provisions hereof.

Section 5.11 Notices . Any notice, demand, request, consent, approval or other communication, which any party hereto may be required or may desire to give hereunder, shall be made in accordance with Section 10.1 of the Loan Agreement to the party to whom notice is being given, in any of the foregoing cases at the address set forth below:

 

Beneficiary:    Aareal Capital Corporation

 

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250 Park Avenue, Suite 820

New York, New York 10177

    Attention:   Credit Department, Julius Wolf
   

Telephone:

Facsimile:

 

646-205-4513

917-322-0285

  with a copy similarly delivered to:
 

Aareal Capital Corporation

250 Park Avenue, Suite 820

New York, New York 10177

 

Attention:

Telephone:

Facsimile:

 

Alan L. Griffin, Esq.

646-465-8619

917-322-0285

  with a copy to:
 

Kaye Scholer LLP

425 Park Avenue

New York, New York 10022

 

Attention:

Telephone:

Facsimile:

 

Warren J. Bernstein, Esq.

212-836-8000

212-836-8689

Grantor:  

CHH Capital Hotel Partners, LP

14185 Dallas Parkway, Suite 1100

Dallas, Texas 75254

 

Attention:

Telephone:

Facsimile:

 

David A. Brooks

972-778-9207

972-490-9605

  with a copy to:
 

Andrews Kurth LLP

1717 Main Street, Suite 3700

Dallas, Texas 75201-4605

 

Attention:

Telephone:

Facsimile:

 

Brigitte Gawenda Kimichik, Esq.

214-659-4441

214-659-4777

Any party may change its address for purposes of this Deed of Trust by giving notice of such change to the other parties pursuant to this Section 5.11 . All such notices, certificates, demands, requests, approvals, waivers and other communications given pursuant to this Section 5.11 shall be effective when received or refused at the address specified as aforesaid.

 

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Notwithstanding any provision contained herein or in any of the other Loan Documents to the contrary, in the event that Beneficiary shall fail to give any notice to any Person under this Deed of Trust, the sole and exclusive remedy for such failure shall be to seek appropriate equitable relief to enforce this Deed of Trust to give such notice and to have any action of such Person postponed or revoked and any proceedings in connection therewith delayed or terminated pending the giving of such notice by Beneficiary, and no Person shall have any right to damages (whether actual or consequential) or any other type of relief against Beneficiary not specifically provided for herein, all of which damages or other relief are hereby expressly waived. The foregoing is not intended and shall not be deemed under any circumstances to require Beneficiary to give notice of any type or nature to any Person except as expressly required hereby or thereby, or by applicable Legal Requirements.

Section 5.12 Governing Law . This Deed of Trust shall be governed by, and construed in accordance with, the substantive and procedural laws of the state where the Property is located.

Section 5.13 Relationship . Nothing contained in this Deed of Trust, the Note, the Loan Agreement or the other Loan Documents, nor the acts of the parties hereto shall be construed to create a relationship of principal and agent, partnership or joint venture between Grantor and Beneficiary.

Section 5.14 Limitation of Liability . Recourse for the obligations under this Deed of Trust shall be limited as set forth in Section 10.14 of the Loan Agreement.

Section 5.15 Attorneys’ Fees . If this Deed of Trust shall be foreclosed, or if any of the Loan Documents is placed in the hands of an attorney for collection or is collected through any court, including any bankruptcy court, there shall be included in the computation of the sums secured hereby, to the extent permitted by law, a reasonable amount of the fee for the services of the attorney retained by Beneficiary in the foreclosure action or proceeding, and all disbursements, costs, allowances and additional allowances provided by law.

Section 5.16 Choice of Forum; Consent to Service of Process and Jurisdiction; Waiver of Trial by Jury . Grantor irrevocably (a) agrees that any suit, action or other legal proceeding arising out of or relating to this Deed of Trust, the Note or the other Loan Documents may be brought in the courts of the United States of America or in the courts of the state where the Property is located, in each case, located in the county where the Property is located, (b) consents to the jurisdiction of each such court in any such suit, action or proceeding and (c) waives any objection which it may have to the laying of venue of any such suit, action or proceeding in any of such courts and any claim that any such suit, action or proceeding has been brought in an inconvenient forum. Grantor irrevocably consents to the service of any and all process in any such suit, action or proceeding by service of copies of such process to Grantor at its address provided in Section 5.11 hereof, as the same may be changed pursuant to Section 5.11 hereof. Nothing in this Section 5.16 , however, shall affect the right of Beneficiary to serve legal process in any other manner permitted by law or affect the right of Beneficiary to bring any suit, action or proceeding against Grantor or its property in the courts of any other jurisdiction. GRANTOR HEREBY WAIVES AND BENEFICIARY, BY ITS ACCEPTANCE OF THIS DEED OF TRUST, HEREBY WAIVES TRIAL BY JURY IN ANY SUIT, ACTION OR

 

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PROCEEDING BROUGHT IN CONNECTION WITH THIS DEED OF TRUST, THE NOTE OR ANY OF THE OTHER LOAN DOCUMENTS, WHICH WAIVER IS INFORMED AND VOLUNTARY.

Section 5.17 Variable Interest Rate . The Amended Loan secured by this Deed of Trust is a variable interest rate loan, as more particularly set forth in the Loan Agreement.

Section 5.18 After-Acquired Property . All right, title and interest of Grantor in and to all extensions, improvements, betterments, renewals, substitutes and replacements of, and all additions and appurtenances to, the Mortgaged Property, hereafter acquired by, or released to, Grantor or constructed, assembled or placed by Grantor on the Property, and all conversions of the security constituted thereby, and all other property of every kind which is hereafter acquired by Grantor which, by the terms hereof, is required or intended to be subjected to the lien of this Deed of Trust shall, immediately upon such acquisition, release, construction, assembling, placement or conversion, as the case may be, and in each such case without any further mortgage, conveyance, assignment or transfer, become subject to the lien of this Deed of Trust.

Section 5.19 Further Assurances . (a) Grantor shall, within five (5) Business Days after written request, make, execute or endorse, and acknowledge and deliver or file or cause the same to be done, all such vouchers, invoices, notices, certifications, additional agreements, undertakings, conveyances, deeds of trust, mortgages, transfers, assignments, financing statements or other assurances, and take all such other action, as Beneficiary may, from time to time, deem reasonably necessary in order to give effect to the rights and benefits conferred on Beneficiary and Lenders pursuant to this Deed of Trust or any of the other Loan Documents, all or any part of the security intended to be provided pursuant to this Deed of Trust or any of the other Loan Documents, for any of the Obligations.

(b) Grantor, at its sole cost and without cost and expense to Beneficiary, Trustee or Lenders, shall at all times cause this Deed of Trust and any amendments or supplements hereto, and if reasonably requested by Beneficiary, any instruments of assignment hereof (and any appropriate financing statements or other instruments and continuations thereof with respect to any the foregoing) to be recorded, registered and filed and to be kept recorded, registered and filed, in such manner and in such places, and shall pay all such recording, registering and filing fees and taxes and other charges, including any recording or documentary stamp taxes and intangible personal property tax or similar imposition of any Governmental Authority, now or hereafter in effect, and shall comply with all such statutes and regulations as may be required by law in order to establish, preserve, perfect and protect the lien of this Deed of Trust as a valid first deed of trust lien upon that portion of the Mortgaged Property which is real property and a first priority perfected security interest in that portion of the Mortgaged Property upon which a security interest can be perfected pursuant to the applicable Uniform Commercial Code, subject, in each of the foregoing cases, only to Permitted Encumbrances.

Section 5.20 No Other Party Beneficiary . This Deed of Trust is for the sole benefit of Beneficiary, Trustee, Lenders and their successors and assigns, and is not for the benefit of any other party. Nothing contained in this Deed of Trust shall be deemed to confer upon anyone other than Beneficiary, Trustee, Lenders and their successors and assigns any right

 

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to insist upon or to enforce the performance or observance of any of the obligations contained herein.

Section 5.21 Entire Agreement . This Deed of Trust and the other Loan Documents constitute the entire agreement between the parties hereto with respect to the subject matter hereof and supersede all other prior agreements and understandings, both written and oral, between the parties with respect to the subject matter contained in this Deed of Trust.

Section 5.22 No Credits on Account of Debt . Grantor shall not claim or demand or be entitled to any credit or credits on account of the indebtedness secured by this Deed of Trust for any part of the Impositions assessed against the Mortgaged Property or any part thereof, and no deduction shall otherwise be made or claimed from the taxable value of the Mortgaged Property, or any part thereof, by reason of this Deed of Trust or the indebtedness secured by this Deed of Trust.

Section 5.23 Trustee’s Performance . Trustee, by its acceptance hereof, covenants faithfully to perform and fulfill the trusts herein created, being liable, however, only for gross negligence or willful misconduct, and hereby waives any statutory fee and agrees to accept reasonable compensation, in lieu thereof, for any services rendered by it in accordance with the terms hereof. Grantor agrees to pay all reasonable costs, fees and expenses of Trustee, its agents and counsel in connection with the performance of its duties hereunder.

Section 5.24 Resignation by Trustee . Trustee may resign at any time upon giving thirty (30) days’ notice to Grantor and Beneficiary.

Section 5.25 Substitution of Trustee . Without limiting Trustee’s right to resign in accordance with Section 5.24 hereof, Beneficiary, shall have the irrevocable power, to be exercised at any time or times hereafter and with or without cause, to substitute a trustee or trustees in place of Trustee, by an instrument in writing duly executed, acknowledged and recorded in the land records where this Deed of Trust was recorded, and when such instrument is so recorded, all of the powers of Trustee thus superseded shall terminate and all of the right, title and interest of Trustee hereunder shall be vested in the trustee or trustees named as its successor, and such successor trustee or trustees shall have the same powers, rights, and duties which the trustee so superseded had under this Deed of Trust. The exercise of this right to appoint a successor trustee, no matter how often exercised, shall not be deemed an exhaustion of said right. Irrespective of whether Trustee consists of one or more entities, Beneficiary may name one or more entities as successor trustee or trustees as Agent may determine.

Section 5.26 Other Mortgages; No Election of Remedies . (a) This Deed of Trust is one of the “Mortgages” referred to in the Loan Agreement. The Obligations are now or may hereafter be secured by one or more other mortgages, deeds of trust and other security agreements (collectively, as the same may be amended and in effect from time to time, are herein collectively called the “ Other Mortgages ”), which cover or will hereafter cover other properties that are or may be located in various states (the “ Other Collateral ”). The Other Mortgages will secure the Obligations and the performance of the other covenants and agreements of Borrowers set forth in the Loan Documents. Upon the occurrence of an Event of Default, Beneficiary may proceed under this Deed of Trust and/or any or all the Other Mortgages against either the

 

22


Mortgaged Property and/or any or all the Other Collateral in one or more parcels and in such manner and order as Beneficiary shall elect. Grantor hereby irrevocably waives and releases, to the extent permitted by law, and whether now or hereafter in force, any right to have the Mortgaged Property and/or the Other Collateral marshaled upon any foreclosure of this Deed of Trust or any Other Mortgage.

(b) Without limiting the generality of the foregoing, and without limitation as to any other right or remedy provided to Beneficiary in this Deed of Trust or the other Loan Documents, during the occurrence of an Event of Default (i) Beneficiary shall have the right to pursue all of its rights and remedies under this Deed of Trust and the Loan Documents, at law and/or in equity, in one proceeding, or separately and independently in separate proceedings from time to time, as Beneficiary, in its sole and absolute discretion, shall determine from time to time, (ii) Beneficiary shall not be required to either marshal assets, sell the Mortgaged Property and/or any Other Collateral in any particular order of alienation (and may sell the same simultaneously and together or separately), or be subject to any “one action” or “election of remedies” law or rule with respect to the Mortgaged Property and/or any Other Collateral, (iii) the exercise by Beneficiary of any remedies against any one item of Mortgaged Property and/or any Other Collateral will not impede Beneficiary from subsequently or simultaneously exercising remedies against any other item of Mortgaged Property and/or Other Collateral, (iv) all liens and other rights, remedies or privileges provided to Beneficiary herein shall remain in full force and effect until Beneficiary has exhausted all of its remedies against the Mortgaged Property and all Mortgaged Property has been foreclosed, sold and/or otherwise realized upon in satisfaction of the Obligations, and (v) Beneficiary may resort for the payment of the Obligations to any security held by Beneficiary in such order and manner as Beneficiary, in its discretion, may elect and Beneficiary may take action to recover the Obligations, or any portion thereof, or to enforce any covenant hereof without prejudice to the right of Beneficiary thereafter to foreclose this Deed of Trust.

(c) Without notice to or consent of Grantor and without impairment of the lien and rights created by this Deed of Trust, Beneficiary may, at any time (in its sole and absolute discretion, but Beneficiary shall have no obligation to), execute and deliver to Grantor a written instrument releasing all or a portion of the lien of this Deed of Trust as security for any or all of the obligations of Grantor now existing or hereafter arising under or in respect of the Note, the Loan Agreement and each of the other Loan Documents, whereupon following the execution and delivery by Beneficiary to Grantor of any such written instrument of release, this Deed of Trust shall no longer secure such obligations of Grantor so released.

Section 5.27 Amended and Restated Deed of Trust . This Deed of Trust amends and restates, the Existing Deed of Trust in its entirety. No part of the outstanding indebtedness evidenced by the Existing Note shall be disturbed, discharged, cancelled or impaired by the execution and delivery of this Deed of Trust.

 

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ARTICLE VI.

STATE SPECIFIC PROVISIONS

Section 6.1 Usury . Grantor covenants that the proceeds of the loan evidenced by the Note and secured hereby will be used for the purpose of acquiring or carrying on a business, professional or commercial activity or acquiring any real or personal property as an investment activity within the meaning of D.C. Code Section 28-3301(d) (1981 Ed.). The Note, the Loan Agreement, this Deed of Trust, and all other Loan Documents are subject to the express condition that at no time shall Grantor be obligated or required to pay interest on the obligations secured hereby at a rate which could subject any holder of the Note to either civil or criminal liability as a result of being in excess of the maximum interest rate which Beneficiary is permitted by law to contract or agree to pay. If by the terms of the Note, the Loan Agreement, this Deed of Trust or any other Loan Document, Grantor is at any time required or obligated to pay interest at a rate in excess of such maximum rate, the rate of interest shall be deemed to be immediately reduced to such maximum rate and the interest payments in excess of such maximum rate shall be applied and shall be deemed to have been payments in reduction of principal.

Section 6.2 Certain Matters Relating to Property Located in the District of Columbia . With respect to the Mortgaged Property which is located in the District of Columbia, notwithstanding anything contained herein to the contrary, Beneficiary shall be entitled to all rights and benefits afforded to Beneficiary pursuant to the Real Property Article of the laws of the District of Columbia.

Section 6.3 Certain Matters Relating to the Power of Sale . Grantor assents to the exercise by the Trustee of the power of sale granted hereunder. Any notice required to be delivered to Grantor prior to a foreclosure shall be given in writing not less than thirty (30) days in advance and shall comply with all requirements of applicable District of Columbia Legal Requirements, including, to the extent applicable Section 42-815 and the regulations thereunder. Notice shall be given to the Mayor of the District of Columbia if required under §42-815 (as modified or replaced) and if required by law, the notice period shall run from the time of receipt of such notice by the Mayor. The Trustee may, in his or her discretion, require a deposit from any successful bidder at a sale.

Section 6.4 Homestead . Grantor hereby waives and renounces all homestead and exemption rights provided by the Constitution and the laws of the United States and of any state, in and to the mortgaged property as against the collection of the debt, or any part hereof.

Section 6.5 Fixture Filing . Certain additional information required in connection with the status of this Deed of Trust as a Fixture Filing under Section 9-502 of the District of Columbia Code is as follows:

 

  1. Debtor’s Taxpayer identification number:

CHH Capital Hotel Partners, LP: 20-0442871

 

24


[Remainder of page intentionally left blank]

 

25


IN WITNESS WHEREOF , Grantor has executed this Deed of Trust as of the date first written above.

 

CHH CAPITAL HOTEL PARTNERS, LP, a
Delaware limited partnership
By:   CHH Capital Hotel GP, LLC, a Delaware limited liability company, its general partner
  By:  

/s/ David A. Brooks

    David A. Brooks, Vice President

 

STATE OF TEXAS    )
   ) ss:
COUNTY OF DALLAS    )

On February     , 2013 before me, Kathy Sledge, Notary Public, personally appeared David A. Brooks, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of Texas that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

 

/s/ Kathy Sledge

Notary Public

Kathy Sledge

Notary Public,

State of Texas

Comm. Exp. 12-27-13


Beneficiary is executing this Deed of Trust to confirm Beneficiaries agreement to the amendment and restatement of the Existing Deed of Trust as evidenced by this Deed of Trust.

 

AAREAL CAPITAL CORPORATION, as Agent
By:  

/s/ Douglas Traynor

  Name:   Douglas Traynor
  Title:   Managing Director
By:  

/s/ Alan L. Griffin

  Name:   Alan L. Griffin
  Title:   General Counsel

 

STATE OF New York    )
   ) ss.:
COUNTY OF New York    )

On the 22nd day of February, 2013 before me, the undersigned, a Notary Public for said state, personally appeared Douglas Traynor and Alan L. Griffin, each personally known to me OR proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is (are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity(ies) upon behalf of which the person(s) acted, executed the instrument.

 

/s/ Lillian C. Ng

Notary Public

My commission expires:

LILLIAN C. NG

Notary Public, State of New York

No. 01NG6002093

Qualified in Queens County

Certificate Filed in New York County

Term Expires February 2, 2014


Exhibit A

Legal Description

All that certain lot or parcel of land together with all improvements thereon located and being in the City of Washington in the District of Columbia and being more particularly described as follows:

Parcel 1

Lot numbered Thirty-nine (39) in Square numbered One Hundred Ninety-eight (198) in the subdivision made by Hilton Hotels Corporation, as per plat recorded in the Office of the Surveyor for the District of Columbia in Liber 152 at folio 24.

Parcel 2

All that part of Public Alley Closed designated as “Reverts to the owners of Lot 39” as shown on plat entitled “Public Alley Closed Easement Established Square 198”, and recorded in the Office of the Surveyor for the District of Columbia in Liber 192 at folio 164.

Exhibit 10.18

LICENSING AGREEMENT

This LICENSING AGREEMENT (this “ Agreement ”) dated as of [ ], 2013 (the “ Effective Date ”) between Ashford Hospitality Trust, Inc., a Maryland corporation (“ Licensor ” or “ Party ”), and Ashford Hospitality Prime, Inc., a Maryland corporation (“ Ashford Prime ”) and Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership (“ Ashford Prime OP ”) (Ashford Prime and Ashford Prime OP, collectively, referred to as “ Licensee ” or “ Party ”) (each Party, collectively, referred to as the “ Parties ”).

W I T N E S S E T H:

WHEREAS , Licensor owns, or has the right to use and sublicense, the Licensed Marks as defined in Section 1.01(a).

WHEREAS , pursuant to the Separation and Distribution Agreement by and between Ashford Hospitality Trust, Inc., Ashford Hospitality Limited Partnership, Ashford TRS Corporation, Ashford Hospitality Prime, Inc., Ashford Hospitality Prime Limited Partnership and Ashford Prime TRS Corporation, dated as of [    ], 2003, (the “Separation and Distribution Agreement”), Licensor, as the sole stockholder of Ashford Prime, will effect a spin-off of Ashford Prime (the “ Spin-Off ”) through a distribution to Licensor’s stockholders, on a pro rata basis, of all of the outstanding shares of Ashford Prime. Following the Spin-Off, Ashford Prime will be an independent and separately traded company that is engaged in the business of investing in hotel real estate assets primarily consisting of equity or ownership interests, as well as debt investments when such debt is acquired with the intent of obtaining an equity or ownership interest, in:

 

  (i) full service and urban select service hotels with trailing twelve (12) month average revenue per available room (“ RevPAR ”) or anticipated twelve (12) month average RevPAR of at least twice the then-current U.S. national average RevPAR for all hotels as determined with reference to the most current Smith Travel Research reports, generally in the 20 most populous metropolitan statistical areas, as estimated by the United States Census Bureau and delineated by the U.S. Office of Management and Budget;

 

  (ii) upscale, upper-upscale and luxury hotels meeting the RevPAR criteria set forth in clause (i) above and situated in markets that may be generally recognized as resort markets; and

 

  (iii) international hospitality assets predominantly focused in areas that are general destinations or in close proximity to major transportation hubs or business centers, such that the area serves as a significant entry or departure point to a foreign country or region of a foreign country for business or leisure travelers and meet the RevPAR criteria set forth in clause (i) above (after any applicable currency conversion to U.S. dollars) (the “ Licensed Business ”);

 

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WHEREAS , subject to the terms and conditions set forth herein, Licensee desires to obtain, and Licensor is willing to grant to Licensee, a license to use the Licensed Marks in connection with the Licensed Business.

NOW, THEREFORE, in consideration of the mutual covenants contained herein and in the Separation and Distribution Agreement, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows:

ARTICLE 1

DEFINITIONS

Section 1.01. Definitions . (a) The following terms, as used herein, have the following meanings:

Affiliate ” means, with respect to any specified Person, any other Person that directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with, the specified Person. For this purpose “control” of a Person means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of such Person, whether through ownership of voting securities, by contract or otherwise.

Applicable Law ” means any law, statute, ordinance, code, rule, regulation, order, writ, proclamation, judgment, injunction or decree of any Governmental Authority.

Business Day ” means a day other than a Saturday, a Sunday or a day on which banking institutions located in the States of Texas or New York are authorized or obligated by Applicable Law or executive order to close.

Governmental Authority ” means any U.S. federal, state, local or non-U.S. court, government, department, commission, board, bureau, agency, official or other regulatory, administrative or governmental authority.

Licensed Marks ” means the names, trademarks and service marks set forth (and only as set forth) in Exhibit A. For the avoidance of doubt, the Licensed Marks shall not include any name, trademark or service mark that is derivative of those set forth in Exhibit A.

Person ” means an individual, a partnership, a corporation, a limited liability company, an association, a joint stock company, a trust, a joint venture, a union, an unincorporated organization or a governmental department, agency or political subdivision thereof.

Subsidiary ” means, with respect to any specified Person, any corporation, partnership, limited liability company, whether incorporated or unincorporated, of which at least a majority of the securities or interests having by the terms thereof ordinary voting power to elect at least a majority of the board of directors or others performing similar functions with respect to such corporation or other organization, or that otherwise constitutes control of such corporation or other organization, is directly or indirectly owned or controlled by such specified Person or by any one or more of its subsidiaries, or by such specified Person and one or more of its subsidiaries.

 

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(b) Each of the following terms is defined in the Section set forth opposite such term:

 

Term

   Section

Agreement

   Preamble

Ashford Prime

   Preamble

Ashford Prime OP

   Preamble

Effective Date

   Preamble

License

   2.01

Licensed Business

   Recitals

Licensee

   Preamble

Licensor

   Preamble

Party and Parties

   Preamble

Separation and Distribution Agreement

   Recitals

Spin-Off

   Recitals

Term

   5.01

Trademark Claims

   4.03

Section 1.02. Other Definitional and Interpretative Provisions . The words “hereof”, “herein” and “hereunder” and words of like import used in this Agreement shall refer to this Agreement as a whole and not to any particular provision of this Agreement. The captions herein are included for convenience of reference only and shall be ignored in the construction or interpretation hereof. References to Articles, Sections and Exhibits are to Articles, Sections and Exhibits of this Agreement unless otherwise specified. All Exhibits annexed hereto or referred to herein are hereby incorporated in and made a part of this Agreement as if set forth in full herein. Any capitalized terms used in any Exhibit but not otherwise defined therein shall have the respective meanings given to them in this Agreement. Any singular term in this Agreement shall be deemed to include the plural, and any plural term the singular. Whenever the words “include”, “includes” or “including” are used in this Agreement, they shall be deemed to be followed by the words “without limitation”, whether or not they are in fact followed by those words or words of like import. “Writing”, “written” and comparable terms refer to printing, typing and other means of reproducing words (including electronic media) in a visible form.

ARTICLE 2

LICENSE

Section 2.01 . Grant of License . Subject to the terms and conditions set forth herein, Licensor hereby grants to Licensee a worldwide, non-exclusive, non-transferable (except as otherwise set forth in Section 6.01), non-sublicensable (except as otherwise set forth in Section 2.02), royalty-free, fully paid-up license to use the Licensed Marks solely in connection with the conduct of the Licensed Business during the Term (the “ License ”). For the avoidance of doubt, subject to the terms and conditions contained herein, the License shall include Ashford Prime’s right to use “Ashford Hospitality Prime, Inc.,” and Ashford Prime OP’s right to use “Ashford Hospitality Prime Limited Partnership,” as their corporate names during the Term.

 

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Section 2.02. Sublicense Rights . The License shall include the right of Licensee to grant sublicenses to its wholly-owned Subsidiaries; provided that any such sublicense shall terminate immediately upon the applicable sublicensee ceasing to be a wholly-owned Subsidiary of Licensee. Any such sublicense shall be subject to terms and conditions that are no less restrictive on the applicable sublicensee’s use of the Licensed Marks than the terms and conditions in this Agreement.

ARTICLE 3

OWNERSHIP AND USE OF LICENSED MARKS

Section 3.01 . Ownership of Licensed Marks; Reservation of Rights . (a) Licensee hereby acknowledges that (i) the License is the only license granted to Licensee with respect to the Licensed Marks and (ii) no other licenses whatsoever have been granted, expressly or by implication or estoppel, to Licensee by the provisions of this Agreement. Neither this Agreement nor its performance shall confer on Licensee any right with respect to the Licensed Marks other than those rights expressly granted herein, and any and all rights in and to the Licensed Marks not expressly granted to Licensee herein are reserved and retained by Licensor. Any use of the Licensed Marks by Licensee pursuant to the License shall inure to the benefit of Licensor.

(b) Licensee shall not (i) challenge the validity or ownership of the Licensed Marks or any other marks of Licensor or its Affiliates or claim adversely or assist in any claim adverse to Licensor concerning any right, title or interest in or to the Licensed Marks, (ii) do or permit any act which may directly or indirectly impair or prejudice Licensor’s title to the Licensed Marks or be detrimental to the reputation and goodwill of Licensor, or (iii) register or attempt to register any trademark, design, company name, trade name, domain name or other source identifier that is derivative of, confusingly similar to or contains any Licensed Mark.

Section 3.02. Appearance of the Licensed Marks; Quality Control . Licensee shall use the Licensed Marks only in the form stipulated by Licensor and shall conform to and observe such standards as Licensor from time to time prescribes, including standards relative to the quality, design, identity, size, position, appearance, marking and color of the Licensed Marks and the manner, disposition and use of the Licensed Marks. The Licensed Business shall be conducted at all times in material compliance with Applicable Law and in a manner consistent with the quality of goods and services provided by Licensor under the Licensed Marks as of immediately prior to the Effective Date. Licensor shall have the right to inspect any written or electronic materials bearing any Licensed Mark.

Section 3.03 . Prosecution and Maintenance . Licensor shall, reasonably promptly following Licensee’s request and at Licensor’s sole cost and expense, take all such actions as Licensee may reasonably request to prosecute and maintain any registration or application for registration of any Licensed Mark.

Section 3.04 . Third Party Notices . If requested in writing by Licensor, Licensee shall ensure that any written or electronic materials bearing a Licensed Mark includes a written statement to the effect that such Licensed Mark is used by Licensee under license from Licensor.

Section 3.06 . Fair Use . For the avoidance of doubt, nothing in this Agreement shall restrict or limit either Party’s right to make any use of any term, or trademark or service mark that constitutes fair use under Applicable Law or factual use for historical or reference purposes.

 

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ARTICLE 4

LIABILITY, CLAIMS AND INDEMNIFICATION

Section 4.01 . Disclaimers; Limitation of Liability . NOTWITHSTANDING ANYTHING IN THIS AGREEMENT TO THE CONTRARY, THE LICENSE IS GRANTED ON AN “AS IS” BASIS WITH NO REPRESENTATIONS OR WARRANTIES, AND EACH PARTY, ON BEHALF OF ITSELF AND ITS AFFILIATES, HEREBY EXCLUDES AND DISCLAIMS ANY EXPRESS OR IMPLIED REPRESENTATIONS OR WARRANTIES OF ANY KIND WITH RESPECT TO THE LICENSE, INCLUDING THOSE REGARDING MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE AND NON-INFRINGEMENT AND ANY WARRANTIES IMPLIED BY ANY COURSE OF DEALING OR TRADE USAGE. NEITHER PARTY NOR ANY OF ITS AFFILIATES SHALL BE LIABLE UNDER ANY LEGAL OR EQUITABLE THEORY FOR ANY DIRECT, INDIRECT, SPECIAL, INCIDENTAL, CONSEQUENTIAL, PUNITIVE OR EXEMPLARY DAMAGES OF ANY KIND IN CONNECTION WITH THIS AGREEMENT EVEN IF THE OTHER PARTY HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

Section 4.02 . Infringement of Licensed Marks by Third Party . Licensee shall promptly notify Licensor of any unauthorized or improper use by any Person of any Licensed Marks, including in such notice the particulars of such use and any other information that Licensee and its Affiliates may have relating to such use, and reasonably cooperate with Licensor, at Licensee’s sole cost and expense, in connection with any action Licensor may take to prevent or halt such use. In the event that Licensor does not take reasonable action to halt any such use related to the Licensed Business within a reasonable period of time following such notice, Licensee may take reasonable action to prevent or halt such use, and Licensor shall reasonably cooperate with Licensee, at Licensee’s sole cost and expense, in connection with any such action of Licensee.

Section 4.03 . Third Party Actions . Licensee shall promptly notify Licensor of any allegations, claims or demands (actual or threatened) against Licensee for infringement of any intellectual property rights of third parties by reason of Licensee’s use of the Licensed Marks (collectively, “ Trademark Claims ”) and provide all related particulars requested by Licensor. Licensor shall retain exclusive control over the resolution of any Trademark Claim, including the right to agree to an injunction against further use of any Licensed Mark at issue or to otherwise settle such Trademark Claim; provided that such settlement shall not require any payment by Licensee without Licensee’s prior written consent. In the event that Licensor does not take reasonable action to resolve a Trademark Claim within a reasonable period of time following such notice, Licensee may assume exclusive control over such Trademark Claim (but solely to the extent such Trademark Claim relates to allegations, claims or demands (actual or threatened) against Licensee), including the right to agree to an injunction against further use of any Licensed Mark at issue by Licensee or to otherwise settle such Trademark Claim with respect to Licensee; provided that such settlement shall not bind or apply to Licensor in any manner without Licensor’s prior written consent. Subject to the foregoing and at Licensee’s sole cost and expense, each Party shall provide to the other Party such assistance as such other Party may reasonably request in connection with the defense or settlement of any Trademark Claim.

 

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Section 4.04 . Indemnification . (a) Licensee shall indemnify, defend and hold harmless Licensor, its Affiliates and their respective directors, officers, employees and agents and their respective successors and assigns, from and against any claims, damages, losses, liabilities, fines, penalties and expenses (including reasonable costs of investigation and reasonable attorneys’ fees in connection with any action, suit or proceeding) related to or arising out of the use of the Licensed Marks by Licensee in violation of this Agreement, any violation of Applicable Law with respect to the Licensed Business, any claims related to the sale or provision of goods or services or use of intellectual property other than the Licensed Marks.

(b) Licensee shall indemnify, defend and hold harmless Licensor, its Affiliates and their respective directors, officers, employees and agents and their respective successors and assigns, from and against any claims, damages, losses, liabilities, fines, penalties and expenses (including reasonable costs of investigation and reasonable attorneys’ fees in connection with any action, suit or proceeding) by third parties alleging infringement claims against Licensee’s use of the Licensed Marks in accordance with the terms and conditions of this Agreement.

ARTICLE 5

TERM AND TERMINATION

Section 5.01 . Term . This Agreement is effective as of the Effective Date and shall continue in full force and effect in perpetuity unless terminated in accordance with Section 5.02 (the “ Term ”).

Section 5.02 . Termination by Licensor . Licensor may terminate this Agreement at any time immediately upon written notice to Licensor. Further, this Agreement will terminate immediately if at any time the Licensee ceases to retain Ashford Hospitality Advisors LLC (“Advisor”) or one of its affiliates to perform advisory services for the Licensee.

Section 5.03 . Effect of Termination; Survival . Upon expiration or termination of this Agreement, the License shall immediately terminate without any further action by Licensor, and Licensee and its Subsidiaries shall have sixty (60) days from expiration or termination to cease all use of, and cease conducting all business under, any names, service marks or trademarks consisting of or comprising the term “Ashford” or any derivation thereof that might, in the reasonable discretion of Licensor, be likely to cause confusion with Licensor, Licensor’s Affiliates or Licensor’s business, services or goods, including but not limited to a likelihood of confusion that there is an association, affiliation or some other relationship between Licensor or any its Affiliates, on the one hand, and Licensee or Licensee’s Subsidiaries, on the other hand. For the sake of clarity, this section requires that Licensee and its Subsidiaries change their business names, trade names and fictitious names to names that do not contain the term “Ashford” or any other word or words that might, in the reasonable discretion of Licensor, be likely to cause confusion with Licensor, Licensor’s Affiliates or Licensor’s business, services or goods, including but not limited to a likelihood of confusion that there is an association, affiliation or some other relationship between Licensor or any its Affiliates, on the one hand, and Licensee or Licensee’s Subsidiaries, on the other hand. Notwithstanding anything in this Agreement to the contrary, Sections 3.01(a), 4.01, 4.04 and 5.03 and Article 6 shall survive any expiration or termination of this Agreement.

 

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ARTICLE 6

GENERAL

Section 6.01 . Successors and Assigns . The provisions of this Agreement shall be binding upon and inure to the benefit of the Parties and their respective successors and permitted assigns; provided that, except as expressly set forth in Section 2.02, Licensee may not assign, delegate or otherwise transfer this Agreement or any of its rights or obligations hereunder without the express prior written consent of Licensor.

Section 6.02 . Notices . All notices, requests, permissions, waivers and other communications hereunder shall be in writing and shall be deemed to have been duly given (a) five (5) Business Days following sending by registered or certified mail, postage prepaid, (b) when sent, if sent by facsimile, (c) when delivered, if delivered personally to the intended recipient, and (d) one (1) Business Day following sending by overnight delivery via a national courier service and, in each case, addressed to a Party at the following address for such Party:

If to Licensor:

Ashford Hospitality Trust, Inc.

14185 Dallas Parkway, Suite 1100

Dallas, TX 75254

Attention: Chief Executive Officer

Phone: (972) 490-9600

With a copy to:

Andrews Kurth LLP

1717 Main Street, Suite 1700

Dallas, TX 75201

Attention: Muriel C. McFarling

If to Licensee:

Ashford Hospitality Prime, Inc.

c/o Ashford Hospitality Advisors LLC

14185 Dallas Parkway, Suite 1100

Attention: Chief Executive Officer

Dallas, TX 75254

Phone: (972) 490-9600

With a copy to:

Ashford Hospitality Advisors LLC

14185 Dallas Parkway, Suite 1100

Attention: General Counsel

Dallas, TX 75254

Phone: (972) 490-9600

 

7


Section 6.03. Specific Performance . The Parties acknowledge that money damages are not an adequate remedy for any violation of this Agreement and that either Party may, in its sole discretion, apply to the courts set forth in Section 6.05 for specific performance, or injunctive or such other relief as such courts may deem just and proper, in order to enforce this Agreement or prevent any violation hereof, and to the extent permitted by Applicable Law, each Party waives the posting of bond and any objection to the imposition of such relief.

Section 6.04 . Amendments and Waivers . (a) Any provision of this Agreement may be amended or waived if, and only if, such amendment or waiver is in writing and signed, in the case of an amendment, by each of the Parties or, in the case of a waiver, by the Party against whom the waiver is to be effective.

(b) No failure or delay by any Party in exercising any right, power or privilege hereunder shall operate as a waiver thereof nor shall any single or partial exercise thereof preclude any other or further exercise thereof or the exercise of any other right, power or privilege. The rights and remedies herein provided shall be cumulative and not exclusive of any rights or remedies provided by Applicable Law.

Section 6.05 . Governing Law; Venue . This Agreement shall be governed by, and construed and enforced in accordance with, the substantive laws of the State of Texas, without regard to any conflicts of law provisions thereof that would result in the application of the laws of any other jurisdiction. The parties hereto agree that venue for any action in connection herewith shall be proper in Dallas County, Texas. Each party hereto consents to the jurisdiction of any local, state or federal court situated in any of such locations and waives any objection which it may have pertaining to improper venue or forum non conveniens to the conduct of any proceeding in any such court.

Section 6.06 . Counterparts; Electronic Delivery . This Agreement may be executed in multiple counterparts, each of which when executed shall be deemed to be an original, but all of which together shall constitute one and the same agreement. Execution and delivery of this Agreement or any other documents pursuant to this Agreement by facsimile or other electronic means shall be deemed to be, and shall have the same legal effect as, execution by an original signature and delivery in person.

Section 6.07 . No Third Party Beneficiaries . No provision of this Agreement is intended to confer any rights, benefits, remedies, obligations or liabilities hereunder upon any Person other than the Parties and their respective successors and permitted assigns.

Section 6.08 . Entire Agreement . This Agreement and the Exhibit referenced herein, and attached hereto constitute the entire agreement between the Parties with respect to the subject matter hereof and supersede all prior agreements, understandings and negotiations, both oral and written, among the Parties with respect to the subject matter hereof. For the avoidance of doubt, the Parties acknowledge and agree that the transactions contemplated in connection with the Spin-Off, together with the transactions contemplated by this Agreement, collectively constitute a single and integrated transaction.

 

8


Section 6.09 . Severability . If any term or other provision of this Agreement or the Exhibit attached hereto is determined by a nonappealable decision by a court, administrative agency or arbitrator to be invalid, illegal or incapable of being enforced by any rule of law or public policy, all other conditions and provisions of this Agreement shall nevertheless remain in full force and effect so long as the economic or legal substance of the transactions contemplated in connection with the Spin-Off and contemplated by this Agreement is not affected in any manner materially adverse to either Party. Upon such determination that any term or other provision is invalid, illegal or incapable of being enforced, the court, administrative agency or arbitrator shall interpret this Agreement so as to affect the original intent of the Parties as closely as possible in an acceptable manner to the end that the transactions contemplated in connection with the Spin-Off and contemplated by this Agreement are fulfilled to the fullest extent possible. If any sentence in this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only as broad as is enforceable.

[Signature Page Follows]

 

9


IN WITNESS WHEREOF, the Parties have caused this Agreement to be duly executed as of the date first written above.

 

Licensor:
ASHFORD HOSPITALITY TRUST, INC.
By:                                                                                                 
Name:                                                                                            
Title:                                                                                              
Licensee:
ASHFORD HOSPITALITY PRIME, INC.
By:                                                                                                 
Name:                                                                                            
Title:                                                                                              

[Signature Page to Licensing Agreement]

 

10


Exhibit A

Licensed Marks

ASHFORD HOSPITALITY PRIME, INC.

ASHFORD HOSPITALITY PRIME LIMITED PARTNERSHIP

ASHFORD HOSPITALITY PRIME

ASHFORD PRIME

 

LOGO

 

11

Exhibit 21.1

List of Subsidiaries

(immediately following the separation and distribution)

All the subsidiaries listed below are incorporated, formed or organized, as applicable, in Delaware.

Ashford HHC III LLC

Ashford HHC Partners III LP

Ashford Hospitality Prime Limited Partnership

Ashford Philadelphia Annex GP LLC

Ashford Philadelphia Annex LP

Ashford Plano-M LP

Ashford Prime OP General Partner LLC

Ashford Prime OP Limited Partner LLC

Ashford Prime TRS Corporation

Ashford San Francisco II LP

Ashford Sapphire III GP LLC

Ashford Sapphire VII GP LLC

Ashford Seattle Downtown LP

Ashford Seattle Waterfront LP

Ashford Tampa International Hotel, LP

Ashford TRS Philadelphia Annex LLC

Ashford TRS Sapphire III LLC

Ashford TRS Sapphire VII LLC

CHH Capital Hotel GP, LLC

CHH Capital Hotel Partners, LP

CHH Capital Tenant Corp.

CHH III Tenant Parent Corp.

CHH Torrey Pines Hotel GP, LLC

CHH Torrey Pines Hotel Partners, LP

CHH Torrey Pines Tenant Corp.

Exhibit 21.2

List of Special Purpose Entities

(immediately following the separation and distribution)

Ashford Philadelphia Annex GP LLC

Ashford Philadelphia Annex LP

Ashford Plano-M LP

Ashford San Francisco II LP

Ashford Sapphire III GP LLC

Ashford Sapphire VII GP LLC

Ashford Seattle Downtown LP

Ashford Seattle Waterfront LP

Ashford Tampa International Hotel, LP

Ashford TRS Philadelphia Annex LLC

Ashford TRS Sapphire III LLC

Ashford TRS Sapphire VII LLC

CHH Capital Hotel GP, LLC

CHH Capital Tenant Corp.

CHH Torrey Pines Hotel GP, LLC

CHH Torrey Pines Tenant Corp.

Table of Contents

Exhibit 99.1

 

The information in this information statement is subject to completion or amendment. A registration statement on Form 10 relating to these securities has been filed with the Securities and Exchange Commission under the Securities Exchange Act of 1934, as amended.

 

Preliminary and Subject to Completion

dated September 24, 2013

INFORMATION STATEMENT

 

LOGO

Common Stock

 

 

This information statement is being furnished in connection with the distribution by Ashford Hospitality Trust, Inc. (“Ashford Trust”) to its stockholders of all of the outstanding shares of common stock of Ashford Hospitality Prime, Inc. (“Ashford Prime”), a subsidiary of Ashford Trust. Ashford Prime will hold, directly or indirectly, interests in eight of Ashford Trust’s hotels, located in five states and the District of Columbia with 3,146 total rooms. To implement the distribution, Ashford Trust will distribute the shares of Ashford Prime common stock on a pro rata basis.

For every five shares of common stock of Ashford Trust held of record by you as of the close of business on                     , 2013, the record date for the distribution, you will receive one share of Ashford Prime common stock by way of a taxable pro rata special distribution to Ashford Trust stockholders. You will receive cash in lieu of any fractional shares of Ashford Prime common stock which you would have received after application of the above ratio. As discussed under “Our Separation from Ashford Trust—Market for Common Stock—Trading Between the Record Date and Distribution Date,” if you sell your shares of common stock of Ashford Trust in the “regular-way” market after the record date and before the separation, you also will be selling your right to receive shares of our common stock in connection with the separation. We expect the shares of Ashford Prime common stock to be distributed by Ashford Trust to you on                     , 2013. We refer to the date of the distribution of Ashford Prime common stock as the “distribution date.”

No vote of Ashford Trust’s stockholders is required in connection with this distribution. Therefore, you are not being asked for a proxy, and you are requested not to send us a proxy, in connection with the separation. You do not need to pay any consideration, exchange or surrender your existing shares of common stock of Ashford Trust or take any other action to receive your shares of Ashford Prime common stock.

There is no current trading market for our common stock, although we expect that a limited market, commonly known as a “when-issued” trading market, will develop on or shortly before the record date for the distribution, and we expect “regular-way” trading of our common stock to begin on the first trading day following the completion of the separation. We intend to apply to have our common stock authorized for listing on the New York Stock Exchange under the symbol “AHP.”

We intend to elect to be taxed as, and to operate in a manner that will allow us to qualify as, a real estate investment trust (“REIT”) for federal income tax purposes commencing with our taxable year ending December 31, 2013. To assist us in complying with certain federal income tax requirements applicable to REITs, among other purposes, our charter contains certain restrictions relating to the ownership and transfer of our stock, including an ownership limit of 9.8% of our outstanding common stock. See “Description of Our Capital Stock—Restrictions on Ownership and Transfer” for a detailed description of the ownership and transfer restrictions applicable to our common stock.

Ashford Prime is an “emerging growth company” under the Jumpstart Our Business Startups Act of 2012.

 

 

In reviewing the information statement, you should carefully consider the matters described in the “ Risk Factors ” section beginning on page 28.

 

 

Neither the Securities and Exchange Commission nor any state securities commission has approved or disapproved of these securities or determined if this information statement is truthful or complete. Any representation to the contrary is a criminal offense.

This information statement does not constitute an offer to sell or the solicitation of an offer to buy any securities.

This information statement was first mailed to Ashford Trust stockholders on or about                     , 2013.

 

 

The date of this information statement is                     , 2013.


Table of Contents

TABLE OF CONTENTS

 

Summary

     1   

Risk Factors

     28   

Cautionary Statement Regarding Forward Looking Statements

     62   

Our Separation from Ashford Trust

     64   

Distribution Policy

     74   

Selected Historical Financial Information

     75   

Selected Unaudited Pro Forma Financial Information

     77   

Management’s Discussion and Analysis of Financial Condition and Results of Operations

     80   

Lodging Market Industry Overview

     109   

Our Business and Properties

     112   

Certain Agreements

     136   

Management

     164   

Certain Relationships and Related Person Transactions

     178   

Policies and Objectives with Respect to Certain Activities

     187   

Structure and Formation of Our Company

     192   

Principal Stockholders

     196   

Description of Our Capital Stock

     197   

Material Provisions of Maryland Law and of Our Charter and Bylaws

     202   

Shares Eligible for Future Sale

     208   

Partnership Agreement

     210   

Federal Income Tax Consequences of Our Status as a REIT

     215   

Where You Can Find Additional Information

     242   

Index to Financial Statements

     F-1   

 

 

Except as otherwise indicated or unless the context otherwise requires, the information included in this information statement including the consolidated financial statements of Ashford Prime, assumes the completion of all the transactions referred to in this information statement in connection with the separation and distribution.

 

 

This information statement contains registered trademarks that are the exclusive property of their respective owners, which are companies other than us, including Marriott International ® and Hilton Worldwide ® . None of the owners of these trademarks, their affiliates or any of their respective officers, directors, agents or employees is an issuer of the shares described herein.

 

 

When used in this information statement, the terms “our company,” “we,” “us,” or “our” refer to Ashford Hospitality Prime, Inc., a Maryland corporation, and, as the context may require, its consolidated subsidiaries, including Ashford Hospitality Prime Limited Partnership, a Delaware limited partnership, which we refer to as “our operating partnership” or “Ashford Prime OP.” Additionally, other terms that we use throughout this information statement are defined as follows:

 

   

“ADR” means average daily rate and is calculated by dividing total hotel room revenues by total number of rooms sold in a given period. ADR measures average room price attained by a hotel and ADR trends provide useful information concerning the pricing environment and the nature of the customer base of a hotel or group of hotels. We use ADR to assess the pricing levels that we are able to generate.

 

   

“Ashford Advisor” or “our advisor” means Ashford Hospitality Advisors LLC, a Delaware limited liability company and subsidiary of Ashford Trust.

 

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“Ashford Prime TRSs” refers to our taxable REIT subsidiaries, including Ashford Prime TRS Corporation, a Delaware corporation, which we refer to as “Ashford Prime TRS,” and its subsidiaries, together with the two taxable REIT subsidiaries that lease our two hotels held in a consolidated joint venture and are wholly owned by the joint venture.

 

   

“Ashford TRS” means Ashford TRS Corporation, a Delaware corporation and a wholly-owned subsidiary of Ashford Trust OP.

 

   

“Ashford Trust” means Ashford Hospitality Trust, Inc., a Maryland corporation, and, as the context may require, its consolidated subsidiaries other than us, including Ashford Hospitality Limited Partnership, a Delaware limited partnership and Ashford Trust’s operating partnership, which we refer to as “Ashford Trust OP.”

 

   

“EBITDA margin” means EBITDA as a percent of total revenue.

 

   

“GAAP” means accounting principles generally accepted in the United States of America.

 

   

“Gateway market” means, with respect to U.S. markets, any of the 20 most populous metropolitan statistical areas, as estimated by the United States Census Bureau and delineated by the U.S. Office of Management and Budget. With respect to foreign markets, a gateway market means an area that is a general destination or in close proximity to a major transportation hub or business center, such that it serves as a significant entry or departure point to a foreign country or region of a foreign country for business or leisure travelers.

 

   

“High RevPAR,” for purposes of our investment strategy, means RevPAR of at least twice the then current U.S. average RevPAR for all hotels as determined by Smith Travel Research ( i.e. anticipated RevPAR of at least $130 for the year ended December 31, 2012).

 

   

“Hotel EBITDA margin” means EBITDA for a specific hotel as a percent of total revenue, with no allocation of corporate general and administrative expenses or non-recurring expenses.

 

   

“Occupancy” means the total number of hotel rooms sold in a given period divided by the total number of rooms available. Occupancy measures the utilization of our hotels’ available capacity. We use occupancy to measure demand at a specific hotel or group of hotels in a given period.

 

   

“Portfolio flow-through” means incremental total revenues flowing through to Hotel EBITDA.

 

   

“Publicly-traded lodging REIT” means one of the 15 corporations or trusts (including Ashford Trust) that are qualified as REITs for federal income tax purposes, own substantially only hotel properties and no other types of real estate properties and have common stock traded on the New York Stock Exchange (“NYSE”), according to Securities and Exchange Commission (“SEC”) filings as of June 30, 2013.

 

   

“Remington” means Remington Lodging and Hospitality LLC, a property management company owned by Mr. Monty J. Bennett, our chief executive officer and chairman, and his father, Mr. Archie Bennett, Jr., chairman emeritus of Ashford Trust. Mr. Monty Bennett serves as the chief executive officer of Remington.

 

   

“RevPAR” means revenue per available room and is calculated by multiplying ADR by the average daily occupancy. RevPAR is one of the commonly used measures within the hotel industry to evaluate hotel operations. RevPAR does not include revenues from food and beverage sales, parking, telephone or other non-room revenues generated by the property. Although RevPAR does not include these ancillary revenues, it is generally considered the leading indicator of core revenues for many hotels. We also use RevPAR to compare the results of our hotels between periods and to analyze results of our comparable hotels (comparable hotels represent hotels we have owned for the entire period).

 

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Table of Contents
   

“RevPAR penetration index” measures a hotel’s RevPAR in relation to the average RevPAR of that hotel’s competitive set. We use the RevPAR penetration index as an indicator of a hotel’s market share in relation to its competitive set. However, the RevPAR penetration index for a particular hotel is not necessarily reflective of that hotel’s relative share of any particular lodging market and instead provides the relative revenue per room generated by each such property as compared to the competitive set. The RevPAR penetration 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 hotel’s competitive set, including the subject hotel, multiplied by 100. Each hotel’s competitive set consists of a small group of hotels in the relevant market that we and the hotel management company that manages the hotel believe are comparable for purposes of benchmarking the performance of such hotel. RevPAR data, other than the RevPAR of our eight initial hotels, used in calculating any RevPAR penetration index in this information statement was provided by Smith Travel Research.

 

   

“TSR” or “total return” means, with respect to a company, the increase in the market price of the common stock of such company, assuming all dividends on the common stock are reinvested into additional shares of common stock.

For more information about occupancy, ADR and RevPAR, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Key Indicators of Operating Performance.” We also present five non-GAAP financial measures throughout this information statement that we believe are useful to investors as key measures of our operating performance and liquidity: funds from operations (“FFO”); adjusted FFO (“AFFO”); earnings before interest expense, taxes, depreciation and amortization (“EBITDA”); adjusted EBITDA (“Adjusted EBITDA”); and hotel EBITDA (“Hotel EBITDA”). For an in-depth discussion of these financial measures, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures.”

References to websites included in this information statement are intended to be inactive textual references only, and the information on such websites is not incorporated by reference into this information statement.

MARKET DATA AND INDUSTRY FORECASTS

We use market data and industry forecasts and projections throughout this information statement, including data from publicly available information and industry publications. These sources generally state that the information they provide has been obtained from sources believed to be reliable but that the accuracy and completeness of the information are not guaranteed. The forecasts and projections are based on industry surveys and the preparers’ experience in the industry, and there can be no assurance that any of the forecasts or projections will be achieved. The quantitative information may be derived from estimates and subjective judgments and may be subject to limited audit and validation procedures. We believe that the surveys and market research others have performed are reliable, but we have not independently investigated or verified this information. In addition, the projections obtained from Smith Travel Research and PKF Hospitality Research, LLC that we have included in this information statement have not been “expertized” within the meaning of the federal securities laws and are, therefore, solely our responsibility. As a result, neither Smith Travel Research nor PKF Hospitality Research, LLC has or will have any liability or responsibility to Ashford Trust stockholders or Ashford Trust OP unit holders for any market data and industry forecasts and projections that are contained in this information statement or otherwise disseminated in connection with the distribution of our common stock.

 

iii


Table of Contents

SUMMARY

You should read the following summary together with the more detailed information regarding our company and the historical and pro forma financial statements and related notes appearing elsewhere in this information statement, including under the caption “Risk Factors.” Unless otherwise indicated, the information contained in this information statement is as of June 30, 2013 and assumes the completion of all transactions described in this information statement.

Our Company

Ashford Prime is a newly formed, externally-advised Maryland corporation that invests primarily in high RevPAR, luxury, upper-upscale and upscale hotels. Upon completion of the separation and distribution, we will own interests in eight hotels in five states and the District of Columbia with 3,146 total rooms. The hotels in our initial portfolio are located in U.S. gateway markets with favorable growth characteristics resulting from multiple demand generators and limited risk of additional supply. Our initial portfolio generated RevPAR of $140.20 for the year ended December 31, 2012, which is 215% of the average of the U.S. lodging industry, according to Smith Travel Research, Inc.

Ashford Trust, an NYSE-listed REIT focused on investing opportunistically across all segments and at all levels of the capital structure within the hospitality industry, will contribute our initial assets to us. Ashford Advisor, a subsidiary of Ashford Trust, will be our external advisor. All of the hotels in our initial portfolio are currently asset-managed by our advisor. Upon completion of the separation and distribution, Ashford Trust will beneficially own common units of our operating partnership, Ashford Prime OP, representing 20% of our company on a fully-diluted basis.

Our strategy will be to invest primarily in full-service and select-service hotels in the luxury, upper-upscale and upscale segments, which are anticipated to generate RevPAR of at least twice the then current U.S. average RevPAR for all hotels as determined by Smith Travel Research ( i.e. anticipated RevPAR of at least $130 for the year ended December 31, 2012) (which we refer to as “high RevPAR”). Our hotels will be located predominantly in domestic gateway markets. We may also seek to acquire hotels outside of the U.S. that satisfy the same anticipated RevPAR criteria as our domestic hotels (after any applicable currency conversion), with a primary focus on international gateway cities. In addition, we may invest in upper-upscale and luxury hotels situated in resort markets when those hotels meet our stated RevPAR criteria. We will seek to acquire both premium branded and independent hotels. We will distinguish ourselves from Ashford Trust based on our more conservative capital structure, our focus on higher RevPAR hotels and our interest in international assets predominantly in gateway markets.

We believe that the current market environment presents attractive opportunities for us to acquire additional hotels that are compatible with our investment strategy. We also believe that current lodging market fundamentals present favorable opportunities for RevPAR and EBITDA growth at our eight initial hotels.

We will not have any employees. All of the services that might be provided by employees will be provided to us by Ashford Advisor pursuant to an advisory agreement. Ashford Advisor will be staffed by the entire management team of Ashford Trust, and each of the chief executive officer, the president, the chief financial officer, the chief operating officer and the chief accounting officer, has more than 20 years of lodging or real estate experience, including experience in hotel property and loan acquisitions and divestitures, property repositioning and redevelopment, asset management, branding and financing. We believe Ashford Advisor’s management team is uniquely positioned to optimize the operating and financial performance of our hotels. We further believe Ashford Advisor’s management team experience, extensive industry relationships and asset management expertise should enable us to compete effectively for acquisitions and help generate attractive returns to our stockholders.

 

 

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Table of Contents

We intend to elect to be treated as a REIT for federal income tax purposes, and we intend to conduct our business and own substantially all of our assets through our operating partnership.

Reasons for the Separation

Ashford Trust’s board of directors periodically reviews strategic alternatives. The board determined upon careful review and consideration in accordance with the applicable standard of review under Maryland law that the separation of Ashford Prime is in the best interests of the stockholders. The board’s determination was based on a number of factors, including those set forth below.

 

   

Creation of two focused companies creates clarity. After the separation, Ashford Prime will focus primarily on luxury, upper-upscale and upscale hotels anticipated to generate RevPAR at least twice the national average. Ashford Trust will continue to focus on all segments of the hospitality industry, with RevPAR criteria outside of Ashford Prime’s initial investment focus. We believe investors may find it more appealing to be able to invest in two distinct businesses. Each business will have the opportunity to cultivate a distinct identity, which we expect will facilitate investor understanding by reducing the complexity associated with a company that has diverse business objectives.

 

   

Potential for a higher aggregate market value for stockholders. The separation will enable potential investors and the financial community to evaluate the performance of each company separately, which may result in a higher aggregate market value than the value of the combined company.

 

   

Tailored capital structure more efficient. Each company will have the flexibility to create a capital structure tailored to its strategic goals and consistent with its stockholders’ interests. In addition, tailored capital structures should facilitate each company’s ability to grow through acquisitions and strategic alliances, possibly using units of the operating partnerships as currency.

 

   

Conservative capital structure. Ashford Prime will emphasize a low leverage capital structure over time, with a target net debt plus preferred equity to EBITDA level of 5.0x or less. Upon completion of the separation and distribution, we expect to have an initial leverage ratio of approximately 6.7x, based on the current debt encumbering the properties being contributed to us and the historical earnings on such properties, as compared to Ashford Trust’s leverage ratio of 8.6x as of June 30, 2013. We cannot assure you that we will reach our targeted leverage ratio or when we may achieve that ratio as it will be largely dependent on future market activities such as purchasing and selling assets, financing and refinancing assets, and engaging in capital markets activity, as well as our future stock performance and EBITDA growth. Because of significant prepayment and defeasance penalties on the debt encumbering our initial properties and our anticipated uses of cash for other purposes, we cannot immediately reach our targeted leverage ratios. Accordingly, we will seek to attain the targeted leverage ratios over time. This structure should allow Ashford Prime to capitalize on favorable acquisition and investment opportunities.

The anticipated benefits of the separation are based on a number of assumptions, and there can be no assurance that such benefits will materialize to the extent anticipated or at all. In the event that the separation does not result in such benefits, the costs associated with the transaction could have a negative effect on our financial condition and ability to make distributions to our stockholders. For more information about the risks associated with the separation, see “Risk Factors—Risks Related to the Separation.”

 

 

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Table of Contents

Our Initial Hotels

All of the hotels in our initial portfolio operate under premium brands affiliated with either Marriott International, Inc. (“Marriott”) or Hilton Worldwide, Inc. (“Hilton”). The following tables set forth additional information for our hotels (dollars in thousands, except ADR and RevPAR).

 

                    Year Ended December 31, 2012        

Hotel Property

  Location   Total
Rooms
    %
Owned
    Occupancy     ADR     RevPAR     RevPAR
Penetration
Index
    Hotel
EBITDA (1)
    Capital
Invested  per
Room (2)
 

Hilton La Jolla Torrey Pines (3)

  La Jolla, CA     394        75     76   $ 166.41      $ 126.19        103.2      $ 8,898      $ 32.9   

The Capital Hilton

  Washington, D.C.     544        75     82     213.93        176.09        107.2        15,285        64.2   

Marriott Plano Legacy Town Center

  Plano, TX     404        100     66     162.59        107.91        128.6        8,392        16.4   

Seattle Marriott Waterfront

  Seattle, WA     358        100     78     200.34        155.64        110.0        10,521        14.1   

Courtyard San Francisco Downtown

  San Francisco, CA     405        100     85     206.93        176.66        103.6        10,135        7.8   

Courtyard Seattle Downtown

  Seattle, WA     250        100     72     148.58        107.02        108.9        4,860        13.9   

Courtyard Philadelphia Downtown

  Philadelphia, PA     498        100     78     161.20        125.56        113.0        9,805        8.7   

Renaissance Tampa International Plaza (4)

  Tampa, FL     293        100     78     154.68        120.57        127.6        5,144        6.9   
   

 

 

     

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total / Weighted Average (5)

      3,146          77   $ 181.13      $ 140.20        110.6      $ 73,040      $ 23.0   
                    Six Months Ended June 30, 2013        

Hotel Property

  Location               Occupancy     ADR     RevPAR     RevPAR
Penetration
Index
    Hotel
EBITDA (1)
       

Hilton La Jolla Torrey Pines (3)

  La Jolla, CA         71   $ 169.59      $ 119.60        97.2      $ 3,862     

The Capital Hilton

  Washington, D.C.         85     237.60        201.78        107.1        9,789     

Marriott Plano Legacy Town Center

  Plano, TX         70     170.79        120.25        127.2        4,856     

Seattle Marriott Waterfront

  Seattle, WA         76     196.34        149.30        110.9        4,955     

Courtyard San Francisco Downtown

  San Francisco, CA         89     214.66        190.59        105.3        5,789     

Courtyard Seattle Downtown

  Seattle, WA         72     146.02        104.97        111.3        2,472     

Courtyard Philadelphia Downtown

  Philadelphia, PA         79     169.77        134.78        116.5        5,667     

Renaissance Tampa International Plaza (4)

  Tampa, FL         80     165.23        131.99        119.5        3,109     
       

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

Total / Weighted Average (5)

          78   $ 189.79      $ 148.72        110.4      $ 40,499     

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of Hotel EBITDA by property. We own the Hilton La Jolla Torrey Pines and The Capital Hilton in a joint venture. The Hotel EBITDA represents the total amount for each hotel, not our pro rata amount based on our ownership percentage.

(2)  

Consists of all capital expenditures by Ashford Trust since January 1, 2008 and represents the total investment for each hotel, not its pro rata investment based on its ownership percentage. In aggregate, Ashford Trust has invested capital of $72.5 million in these hotels during that period. Based on Ashford Trust’s capital budget, we expect that we will invest an additional approximately $14.7 million in these hotels in the 12 months following the separation, or approximately $4,700 per room.

(3)  

Subject to a ground lease that expires in 2043.

(4)  

Subject to a ground lease that expires in 2080.

(5)  

RevPAR penetration represents a weighted average based on the sum of the product of RevPAR for the competitive set of each hotel and the total room count for the respective hotel for all eight hotels in our portfolio. All other values on this line are calculated on a portfolio basis for all eight hotels in our portfolio.

Our Competitive Strengths

We believe we distinguish ourselves from other hotel owners through the following competitive strengths:

 

   

High Quality Hotel Portfolio . Upon completion of the separation and distribution, we will own interests in eight hotels, representing 3,146 total rooms. Our hotels will be concentrated in U.S.

 

 

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gateway markets, including Washington, D.C., San Francisco, San Diego, Seattle, Dallas and Philadelphia. The RevPAR of our initial hotel portfolio was $140.20 for the year ended December 31, 2012, which is 215% of the average of the U.S. lodging industry, according to Smith Travel Research, Inc., and highlights the overall quality of our portfolio. Our portfolio strength is evidenced by its weighted average RevPAR penetration index of 110.6 for the year ended December 31, 2012. Furthermore, our portfolio exhibits strong cash flow characteristics, with Hotel EBITDA per room of approximately $23,200 for the year ended December 31, 2012, which places us in the top quartile of all publicly-traded hotel REITs for 2012. Our Hotel EBITDA per room is supported by our strong portfolio flow-through, which resulted in Hotel EBITDA margin expansion of 462 basis points since 2009. Finally, our portfolio is in excellent physical condition; Ashford Trust invested an average of nearly $23,000 per room in the portfolio from January 1, 2008 through December 31, 2012.

 

   

Distinct Investment Strategy . Our strategy will be to invest primarily in full-service and select-service hotels in the luxury, upper-upscale and upscale segments, which are anticipated to generate RevPAR of at least twice the then current U.S. average RevPAR for all hotels as determined by Smith Travel Research ( i.e.  anticipated RevPAR of at least $130 for the year ended December 31, 2012). Our hotels will be located predominantly in domestic gateway markets. We may also seek to acquire hotels outside of the U.S. that satisfy the same anticipated RevPAR criteria as our domestic hotels (after any applicable currency conversion), with a primary focus on international gateway cities. In addition, we may invest in upper-upscale and luxury hotels situated in resort markets when those hotels meet our stated RevPAR criteria. We will seek to acquire both premium branded and independent hotels.

 

   

Option Agreements for Pier House Resort and Crystal Gateway Marriott . We will enter into option agreements to acquire the following hotels from Ashford Trust:

 

     Location      Total
Rooms
     %
Owned
    Year Ended December 31, 2012  

Hotel Property

           Occupancy     ADR      RevPAR      RevPAR
Penetration
Index
     Hotel
EBITDA
 

Pier House Resort

     Key West, FL         142         100     82.8   $ 332.71       $ 275.50         97.2       $ 5,896   

Crystal Gateway Marriott

     Arlington, VA         697         100     75.1     182.39         136.97         112.5         15,972   
     Location                   Six Months Ended June 30, 2013  

Hotel Property

           Occupancy     ADR      RevPAR      RevPAR
Penetration
Index
     Hotel
EBITDA
 

Pier House Resort

     Key West, FL              84.3   $ 395.49       $ 333.46         96.3       $ 4,644   

Crystal Gateway Marriott

     Arlington, VA              79.7     184.54         147.04         114.5         8,577   

Pursuant to the Pier House Resort option agreement, we will have an 18-month option to acquire the Pier House Resort, and the purchase price initially will be $92.3 million (which is the price Ashford Trust paid when it acquired the property in May 2013 plus the out of pocket costs incurred by Ashford Trust in connection with the acquisition and subsequent financing), plus the cost of any owner funded capital improvements made by Ashford Trust prior to our acquisition of the hotel. The purchase price (excluding any amount attributable to owner funded capital expenditures) will increase by 1% six months following the separation and distribution and will increase an additional 1% 12 months following the separation and distribution. The Crystal Gateway option agreement will provide us with an option to acquire the Crystal Gateway Marriott beginning six months from the separation and distribution date and extending for 12 months from such date. The purchase price will be equal to the fair market value at the time the option is exercised, based on an appraisal process. The purchase price for the Pier House Resort is payable in cash or common units of our operating partnership, at the option of Ashford Trust, while the purchase price for the Crystal Gateway Marriott is payable in common units only. We believe both the Pier House Resort and the Crystal Gateway Marriott fit our desired RevPAR and geographic location profile.

 

 

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Right of First Offer on Additional High-Quality Assets from Ashford Trust . We will enter into a right of first offer agreement with Ashford Trust. The hotels currently held by Ashford Trust and subject to the right of first offer are as follows:

 

Hotel Property

  Location   Total
Rooms
    %
Owned
    RevPAR for
Year
Ended
December 31, 2012
    RevPAR for
Six Months
Ended
June 30, 2013
 

Crowne Plaza Beverly Hills

  Beverly Hills, CA     260        100   $ 133.00      $ 131.78   

Embassy Suites Crystal City

  Arlington, VA     267        100     156.81        166.96   

Crowne Plaza Key West

  Key West, FL     160        100     177.08        223.74   

Hyatt Coral Gables

  Coral Gables, FL     242        100     133.98        165.31   

One Ocean Jacksonville

  Jacksonville, FL     193        100     108.41        122.45   

Houston Embassy Suites

  Houston, TX     150        100     134.86        150.08   

Portland Embassy Suites

  Portland, OR     276        100     131.83        132.36   

Ritz-Carlton Atlanta

  Atlanta, GA     444        72 %*      123.60        132.61   

Hilton Boston Back Bay

  Boston, MA     390        72 %*      184.47        177.85   

Courtyard Boston Downtown

  Boston, MA     315        72 %*      133.64        121.46   

The Churchill

  Washington, D.C.     173        72 %*      122.99        135.18   

The Melrose

  Washington, D.C.     240        72 %*      122.00        130.94   

 

* These hotels are owned by a joint venture in which Ashford Trust holds an approximate 72% common equity interest and a $25.0 million preferred equity interest. To the extent Ashford Trust has the opportunity to acquire the entire interest in these hotels or controls the right to sell these hotels, the right of first offer agreement between us and Ashford Trust will extend to these properties.

The right of first offer agreement will provide us the first right to acquire each of the subject hotels, to the extent the board of directors of Ashford Trust determines to market and sell the hotel, subject to any prior rights of the managers of the hotel or other third parties and the limitation noted in the footnote to the table above with respect to hotels in a joint venture. In addition, so long as we do not materially change our initial investment guidelines without the express consent of our advisor, the right of first offer agreement will extend to hotels later acquired by Ashford Trust that satisfy our investment guidelines. We believe this right of first offer could provide us with significant external growth opportunities. We further believe the hotels listed in the table above fit our desired RevPAR and geographic location profile.

 

   

Experienced Team with Proven Track Record of Delivering Stockholder Value . We will be advised by Ashford Advisor, which will be staffed with the Ashford Trust management team, through an external advisory agreement with Ashford Advisor. Ashford Advisor’s management team has generated strong stockholder returns for Ashford Trust since its inception in 2003, with an approximate 106% total return measured from September 1, 2003 through June 30, 2013. Total return is measured as the increase in the market price of the Ashford Trust common stock over the specified time period, assuming all dividends are reinvested into additional shares of Ashford Trust common stock. During the financial crisis, Ashford Trust entered into consensual foreclosures on three hotel properties, realizing a net loss on investments in these properties of $54.1 million; however, since January 2009, Ashford Trust has generated the highest total return to stockholders of all publicly-traded lodging REITs that existed throughout that period, with an approximate 849% total return measured from January 1, 2009 through June 30, 2013. The Ashford Trust management team has successfully completed several multi-property acquisitions, including the $2.4 billion acquisition of the 51-property CNL Hotels & Resorts portfolio in 2007 and the $1.3 billion acquisition of the 28-property Highland Hospitality portfolio in 2011. Each of the chief executive officer, the president, the chief financial officer, the chief operating officer and the chief accounting officer of the Ashford Trust management team has more than 20 years of lodging or real estate experience. Furthermore, the members of the Ashford Trust management team have developed strong relationships with hotel owners, management companies, brand companies, brokers, lenders and institutional investors that will provide value-added benefits.

 

 

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Highly Aligned Management Structure . We have been structured to ensure strong management alignment with our stockholders. Ashford Trust, the parent of our advisor, will initially beneficially own 20% of the outstanding common units of our operating partnership (“common units”). Additionally, the executive management team and directors of Ashford Trust, together with Mr. Archie Bennett, Jr., chairman emeritus and co-founder of Ashford Trust, will own, directly or indirectly, approximately 19% of the equity interest in our company on a fully-diluted basis. By comparison, the average for publicly-traded lodging REITs was 2% as of the most recently available public information. This represents the highest insider ownership among all publicly-traded lodging REITs, according to SEC filings, excluding Ashford Trust, and creates a strong alignment between management and stockholders. Additionally, the terms of our external advisory agreement with our advisor take into consideration a best practices structure to provide better alignment with investors, with the fees payable pursuant to the advisory agreement based upon our total enterprise value rather than our gross book value, resulting in lower advisory fees if our stock price decreases. Furthermore, the incentive fees payable under the advisory agreement are based on our total stockholder return outperformance compared to a defined peer group.

 

   

Attractive Corporate Governance . We will have an attractive governance structure that will provide transparency to investors and promote the long-term interests of stockholders. Some of the significant features of our corporate governance structure include:

 

   

External advisor owned by publicly-traded company.

 

   

Non-classified board with five of seven members expected to be independent, with a lead independent director and with four of our initial independent directors having no prior affiliations with Ashford Trust.

 

   

Corporate governance policy requires that the board consist of at least two-thirds independent directors at all times that we do not have an independent chairman.

 

   

Charter provision and corporate governance policy that address conflicts.

 

   

Ashford Trust’s 20% retained beneficial interest in our company will be in the form of common units, which generally will not convey voting power with respect to matters voted on by our stockholders.

 

   

Opt out of certain Maryland law antitakeover provisions.

 

   

No stockholder rights plan unless our stockholders approve or ratify the adoption of a plan.

 

   

Prudent Capital Structure . Over time, we will target a low-leverage capital structure and intend to limit the sum of the outstanding principal amount of our consolidated indebtedness and the liquidation preference of any outstanding preferred equity, less cash, cash equivalents and marketable securities, to not more than 5.0x EBITDA, for the 12-month period preceding the incurrence of such debt or the issuance of such preferred equity. Although we will initially exceed these target levels, we expect, over time, to meet these leverage thresholds. Upon completion of the separation and distribution, we expect to have an initial leverage ratio of approximately 6.7x, based on property-level indebtedness related to our initial properties, which had an outstanding consolidated principal balance at June 30, 2013 of approximately $625.9 million and a weighted average interest rate of 5.32% per annum. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, we expect our leverage ratio to be approximately 7.3x, based on property-level indebtedness expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Of this indebtedness, none is expected to mature prior to 2017. In addition, concurrently with the completion of the separation and distribution, we expect to enter into a three-year, $150 million revolving credit facility. The pro forma amount of indebtedness upon the completion of the separation and distribution is estimated to be $625.9

 

 

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million (or $814.4 million if we assume both option properties are acquired). While we anticipate having a credit facility in place, we do not anticipate having any amounts initially drawn. We believe that our capital structure and our ability to access our credit facility will allow us to capitalize on favorable acquisition and investment opportunities.

Our Investment and Growth Strategies

Our principal business objectives will be to generate attractive returns on our invested capital and long-term growth in cash flow to maximize total returns to our stockholders. To achieve our objectives, we intend to pursue the following strategies:

Pursue Focused Investment Strategy . Our strategy will be to invest in premium branded and high quality independent hotels that are:

 

   

full-service and select-service hotels in the luxury, upper-upscale and upscale segments which are anticipated to generate RevPAR at least twice the average RevPAR for the U.S. lodging industry, as determined by Smith Travel Research ( i.e. RevPAR of at least $130 for the year ended December 31, 2012), located predominately in U.S. gateway markets;

 

   

hotels located outside of the U.S. that satisfy the same anticipated RevPAR criteria as our domestic hotels (after any applicable currency conversion), with a primary focus on international gateway markets; and

 

   

upper-upscale and luxury hotels in U.S. resort markets and meeting our stated RevPAR criteria.

We intend to concentrate our investments in markets where we believe there are significant growth opportunities and limited risk of additional supply. In determining anticipated RevPAR for a particular asset, we may take into account forecasts and other considerations, including without limitation, conversions or repositions of assets, capital plans, brand changes and other factors which may reasonably be forecasted to raise RevPAR after stabilization. Stabilization with respect to a hotel, after the completion of an initiative such as a capital plan, conversion or change of brand name or change of the business mix or other operating characteristics, is generally expected to occur within 12 to 24 months after the completion of the related renovation, reposition or brand change.

Continue Active Asset Management . Our advisor intends to aggressively asset-manage the hotels in our initial portfolio and any hotel properties we may acquire in the future to maximize the operating performance, cash flow and value of each hotel. Asset management functions include acquisition, renovation, financing and disposition of assets, operational accountability of managers, and property-level strategies, as compared to the day-to-day management of our hotels, which will be performed by our property managers. Our advisor will leverage its extensive industry expertise to employ value-added strategies, implement best practices acquired from its deep industry experience and prudently invest capital in our assets to optimize operating results and generate attractive returns on investment.

Employ Disciplined Capital Allocation Program . We intend to pursue a disciplined capital allocation strategy as it relates to the acquisition, operation, disposition and financing of assets in our initial portfolio and those that we may acquire in the future. Our advisor will utilize its extensive industry experience and capital markets expertise to influence the timing of capital deployment and recycling, and we may selectively sell hotels that are no longer consistent with our investment strategy or as to which returns appear to have been maximized. To the extent we sell hotels, we generally intend to redeploy the capital into investment opportunities that we believe will achieve higher returns.

 

 

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Our History and Relationship with Ashford Trust and Ashford Advisor

We are currently a subsidiary of Ashford Trust, an NYSE-listed REIT. Ashford Trust created us to concentrate its ownership of certain of its higher RevPAR hotels in gateway markets. The following chart summarizes the key similarities and distinctions between us and Ashford Trust:

 

    

Ashford Prime

   Ashford Trust
Investment Focus    Full-service and select-service hotels anticipated to generate RevPAR at least twice the national average.    All segments of the hospitality
industry, with RevPAR criteria
outside of Ashford Prime’s
initial investment focus.
Investment Type    Direct hotel investments and joint ventures.    Direct hotel investments, joint
ventures and debt.
Geography    Domestic and international gateway markets and select resort locations.    National focus, including
primary, secondary and tertiary
markets.
Chain Scale    Upscale, upper-upscale and luxury.    Various chain scale segments.
Mix of Service    Full-service and select-service in urban markets.    Full-service and select-service.
Capital Structure/Leverage Policy    Conservative. Target < 5.0x net debt and preferred equity to EBITDA.    Opportunistic. Strategic use of
debt designed to maximize
returns.
Brand Strategy    Premium brands and high quality independent hotels.    Premium brands and high
quality independent hotels.
Management    Ashford Advisor    Ashford Advisor

Because of our unique relationship with Ashford Trust, we may be able to pursue attractive portfolio acquisition opportunities jointly, giving us a distinct advantage when only portions of the portfolio satisfy our investment focus.

Upon completion of the separation and distribution, we will reimburse Ashford Trust approximately $13.4 million for organizational expenses in connection with our formation transactions.

Currently, Ashford Trust owns 80.9% of the outstanding common units of Ashford Trust OP, with the remaining 19.1% of the common units of Ashford Trust OP being owned by other limited partners, including officers and directors of Ashford Trust. Pursuant to the separation and distribution agreement, Ashford Prime OP will distribute common units such that Ashford Trust OP will own 20% of Ashford Prime OP’s common units. The remaining 80% of Ashford Prime OP’s common units will be owned by Ashford Prime and other limited partners, including certain of our officers and directors and certain officers and directors of Ashford Trust, in the same relative proportions that Ashford Trust and such other limited partners owned common units in Ashford Trust OP prior to the separation and distribution. Additionally, Ashford Trust will effect the distribution of 100% of the common stock of Ashford Prime to its current stockholders.

Beginning one year from the issuance date, the common units in our operating partnership will be redeemable by the holder for cash or, at our option, into shares of our common stock on a one-for-one basis. Accordingly, Ashford Trust OP’s initial ownership interest in our operating partnership will represent a 20% ownership interest in our outstanding common stock, on a fully-diluted basis, assuming all common units are redeemed and we elect to issue shares of our common stock in lieu of paying the redemption price. We will own approximately 64.7% of the common units in our operating partnership, meaning investors who receive shares of our common stock in the distribution will own approximately 64.7% of our outstanding common stock on a fully

 

 

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diluted basis. Ashford Trust’s 20% retained beneficial interest in our company will be in the form of common units, which generally will not convey voting power with respect to matters voted on by our stockholders.

We will not have any employees. All of the services which might be provided by employees will be provided to us pursuant to an advisory agreement with Ashford Advisor. The officers and employees of Ashford Advisor also are responsible for the internal management of Ashford Trust.

Prior to the distribution of our common stock to Ashford Trust stockholders, we will enter into an advisory agreement with Ashford Advisor. This agreement will require our advisor to manage the day-to-day operations of our company and all affiliates in conformity with our investment guidelines, which may be modified or supplemented by our board of directors from time to time except that our investment guidelines cannot be revised in a manner that is directly competitive with Ashford Trust. For more information about our investment guidelines, see “Certain Agreements—The Advisory Agreement—Relationship with the Advisor” in this information statement. Ashford Advisor may not act as an external advisor for an entity with investment guidelines substantially similar to ours, as initially set forth in our advisory agreement. However, Ashford Advisor will be permitted to have other advisory clients, which may include other REITs operating in the real estate industry. Our governing documents provide that, so long as Ashford Advisor is our external advisor, we are required to include two persons designated by Ashford Advisor as candidates for election as director at any stockholder meeting at which directors are elected.

Our advisory agreement has an initial five-year term and will be automatically renewed for one-year terms thereafter unless terminated either by us or our advisor. Our advisor is entitled to receive from us a base fee as payment for managing the day-to-day operations of Ashford Prime and its subsidiaries in conformity with Ashford Prime’s investment guidelines and an incentive fee that is based on our performance. Our board of directors also has the authority to make annual equity awards to our advisor or directly to employees, officers, consultants and non-employee directors of our advisor, based on the achievement by us of certain financial and other hurdles established by our board of directors. In addition, we are obligated to pay directly or reimburse our advisor, on a monthly basis, for all expenses our advisor or its affiliates pay or incur on our behalf or in connection with the services provided to us by our advisor pursuant to the advisory agreement, which shall include our pro rata share of the office overhead and administrative expenses of our advisor incurred in providing its duties under the advisory agreement. If we request that our advisor perform services outside the scope of the advisory agreement, we are obligated to separately pay for such additional services. Our advisor is also entitled to receive a termination fee from us under certain circumstances. The amounts payable to our advisor under our advisory agreement are summarized below and described in more detail under “Certain Agreements—The Advisory Agreement—Fees and Expenses” in this information statement.

 

Fee Type

  

Description

Base Fee

   The total quarterly base fee will be equal to 0.70% per annum of the total enterprise value of our company, subject to a minimum quarterly base fee.

Incentive Fee

   In each year that our TSR exceeds the “average TSR of our peer group” we have agreed to pay Ashford Advisor an incentive fee. The annual incentive fee will be calculated as (i) 10% of the amount (expressed as a percentage) by which our annual TSR exceeds the average TSR of our peer group, multiplied by (ii) the fully diluted equity value of our company at December 31 of the applicable year; provided, for the stub period ending December 31, 2013, the product from the preceding calculation shall be reduced proportionately based on the number of days in which this Agreement is in effect for the calendar year 2013 divided by 365 days. Up to 50% of the incentive fee may be paid in our common stock or in common units of our operating partnership, at our discretion and subject to certain limitations.

 

 

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Fee Type

  

Description

Annual Equity Awards

   Our board of directors will have the authority to make annual equity awards to our advisor or directly to employees, officers, consultants and non-employee directors of our advisor, based on the achievement by the company of certain financial and other hurdles established by our board of directors. These annual equity awards are intended to provide an incentive to our advisor and its employees to promote the success of our business. The compensation committee of our board of directors will have full discretion regarding the grant of any annual equity awards to be provided to our advisor and its employees, and other than the overall limitation on the total number of shares that are authorized to be granted under the 2013 Equity Incentive Plan and the Advisor Equity Incentive Plan, there are no limitations on the amount of these annual equity awards.

Reimbursement of Expenses

  

The advisor will be responsible for all wages, salaries, cash bonus payments and benefits related to its employees providing services to us (including any of our officers who are also officers of our advisor), with the exception of internal audit services, as discussed further below, and equity compensation that may be awarded by us to the employees of our advisor who provide services to us. We will be responsible to directly pay or reimburse our advisor monthly for all other costs incurred by our advisor or its affiliates on our behalf or in connection with the services provided to us under the advisory agreement. In addition, we will pay a pro rata share of the office overhead and administrative expenses of our advisor incurred in performance of its duties and functions under the advisory agreement. There is no specific limitation on the amount of these reimbursements.

 

In addition to the expenses described above, we are required to reimburse our advisor monthly for our pro-rata portion (as reasonably agreed to between our advisor and a majority of our independent directors or our audit committee, chairman of our audit committee or lead director) of all expenses related to (i) employment of our advisor’s internal audit managers and other employees of our advisor who are actively engaged in providing internal audit services to us, including but not limited to salary, wages, payroll taxes and the cost of employee benefit plans, (ii) the reasonable travel and other out-of-pocket expenses of the advisor relating to the activities of the advisor’s internal audit employees and the reasonable third-party expenses which the advisor incurs, in each case, in connection with its provision of internal audit services, (iii) any due diligence, structuring, review or related costs associated with a proposed transaction that is not consummated and (iv) all reasonable international office expenses, overhead, personnel costs (including wages, salaries and benefits), travel and other costs directly related to our advisor’s non-executive personnel who are located internationally. Such expenses shall include, but are not limited to, salary, wages, payroll taxes and the cost of employee benefit plans.

Additional Services

   If, and to the extent that, we request that our advisor render services on our behalf other than those required to be rendered by our advisor under the advisory agreement, such additional services shall be compensated separately at market rates.

 

 

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Fee Type

  

Description

Termination Fee

   In certain circumstances, we will be required to pay the advisor a termination fee equal to three times the sum of the average annual base and incentive fees for the 24-month period immediately preceding the termination. Additionally, if there is a change of control transaction conditioned upon the termination of the advisory agreement, we will have the right to terminate the advisory agreement upon the payment of a termination fee that is calculated based on the net earnings of the advisor attributable to the advisory agreement, plus a gross-up amount for assumed federal and state tax liability, based on an assumed tax rate of 40%. See “Certain Agreements—The Advisory Agreement—Term and Termination.”

Pursuant to our advisory agreement with Ashford Advisor, we will acknowledge that Ashford Advisor personnel will continue to advise Ashford Trust and may also advise other businesses in the future and will not be required to present us with investment opportunities that Ashford Advisor determines are outside of our initial investment guidelines and within the investment guidelines of another business advised by Ashford Advisor. To the extent Ashford Advisor deems an investment opportunity suitable for recommendation, Ashford Advisor must present us with any such investment opportunity that satisfies our initial investment guidelines but will have discretion to determine which investment opportunities satisfy our initial investment guidelines; provided, however, if we materially change our investment guidelines without the express consent of Ashford Advisor, Ashford Advisor will use its best judgment to allocate investment opportunities to us and other entities it advises, taking into account such factors as the advisor deems relevant, in its discretion, subject to any then-existing obligations of Ashford Advisor to such other entities. Any new individual investment opportunities that satisfy our investment guidelines will be presented to our board of directors, who will have up to 10 business days to accept any such opportunity prior to it being available to Ashford Trust or any other business advised by Ashford Advisor. Portfolio investment opportunities (the acquisition of two or more properties in the same transaction) are treated differently. Some portfolio investment opportunities may include hotels that satisfy our investment objectives as well as hotels that satisfy the investment objectives of Ashford Trust or other businesses advised by Ashford Advisor. If the portfolio cannot be equitably divided by asset type and acquired on the basis of such asset types in satisfaction of each such entity’s investment guidelines, our advisor will be required to allocate investment opportunities between us, Ashford Trust and any other businesses advised by Ashford Advisor in a fair and equitable manner, consistent with such entities’ investment objectives. In making this determination, our advisor, using substantial discretion, will consider the investment strategy and guidelines of each entity with respect to acquisition of properties, portfolio concentrations, tax consequences, regulatory restrictions, liquidity requirements, financing and other factors deemed appropriate by our advisor. In making the allocation determination, our advisor has no obligation to make any investment opportunity available to us.

We will enter into an option agreement to acquire the Pier House Resort from Ashford Trust and a separate option agreement to acquire the Crystal Gateway Marriott from Ashford Trust.

We will also enter into a right of first offer agreement with respect to specified hotels currently held by Ashford Trust, as well as any hotels later acquired by Ashford Trust that satisfy our investment guidelines, subject in each case to any prior rights granted to the managers of such hotels or other third parties. We will agree to a similar right of first offer for Ashford Trust with respect to properties that we acquire in a portfolio transaction that meet Ashford Trust’s initial investment guidelines.

From time to time, as may be determined by our independent directors and the independent directors of Ashford Advisor, Ashford Trust and any other company subsequently advised by Ashford Advisor, each such entity may provide financial accommodations, guaranties, back-stop guaranties, and other forms of financial assistance to the other entities on terms that the respective independent directors determine to be fair and reasonable.

 

 

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We believe our relationship with Ashford Trust and Ashford Advisor benefits us because we believe the quality and depth of management expertise and experience available to us from Ashford Advisor could not be duplicated without a significant increase in our overhead costs.

Industry Overview

The U.S. lodging industry is in the fourth year of what we anticipate will be a continuing recovery from the recent financial crisis and related economic recession. We believe this is an attractive point in the lodging investment cycle.

Room night demand in the U.S. lodging industry historically has been directly correlated with macroeconomic trends, including growth in gross domestic product (“GDP”), corporate profitability, capital investments, consumer confidence and employment. Following a period of economic contraction and widespread job loss in 2008 and 2009, the U.S. economy has been exhibiting signs of a recovery, and the International Monetary Fund forecasts U.S. GDP growth of 1.7% in 2013 and 2.7% in 2014. Given the strong correlation between room night demand and growth in GDP, we believe the current projections of a gradual but consistent growth in GDP provide an attractive backdrop for a sustained recovery phase of the lodging cycle.

According to PKF Hospitality Research, LLC, hotel demand is expected to increase at a 2.8% compound annual rate from 2013 to 2016, including growth of 2.6% and 3.3%, respectively, for 2013 and 2014. In contrast, hotel supply is forecasted to grow more slowly, at a 1.3% compound annual rate from 2013 to 2016, including growth of 0.8% and 1.0%, respectively, for 2013 and 2014. We believe the strong growth in room night demand combined with limited addition to supply should provide hotel owners with the opportunity to increase ADR, as industry occupancy exceeds the long-term average. We further believe that this forecast for favorable demand/supply imbalance should result in significant gains in both RevPAR and hotel-level EBITDA. PKF Hospitality Research, LLC predicts industry-wide RevPAR will grow 6.1% in 2013, 7.7% in 2014, 8.5% in 2015 and 5.3% in 2016, representing a compounded annual growth rate over the period of 6.9%. We believe the prevailing industry supply and demand dynamic presents compelling growth opportunities for our portfolio of well-capitalized and well-located upscale and upper-upscale hotels. PKF Hospitality Research, LLC further predicts strong RevPAR growth across our key targeted investment segments, as indicated in the chart below:

 

LOGO

Source: Colliers PKF Hospitality Research.

 

 

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Summary Risk Factors

You should carefully read and consider the risk factors set forth under “Risk Factors,” as well as all other information contained in this information statement. If any of the risks described in this information statement occur, our business, financial condition, liquidity and results of operations could be materially and adversely affected. In that case, the trading price of our common stock could decline. Some of the risks include:

 

   

We will be significantly influenced by the economies and other conditions in the markets in which we operate, particularly in the metropolitan areas where we have high concentrations of hotels.

 

   

Our investments are concentrated in the hotel industry, and the failure of the hotel industry to exhibit sustained improvement may adversely affect us.

 

   

We depend on our advisor’s key personnel and the loss of their continued service could threaten our ability to operate our business successfully.

 

   

The amount of fees and incentives paid to our advisor may exceed the average of internalized expenses of our industry peers.

 

   

The prior performance of Ashford Trust is not indicative of our future performance.

 

   

Our business strategy depends on acquiring additional hotels on attractive terms.

 

   

We will rely on third-party property managers to operate our hotels and for a substantial majority of our cash flow.

 

   

Conflicts of interest with Remington could result in our management acting other than in our stockholders’ best interest.

 

   

Under the terms of our mutual exclusivity agreement with Remington, Remington may be able to pursue lodging investment opportunities that compete with us.

 

   

Securities eligible for future sale, including the 20% of our company that Ashford Trust will own on a fully diluted basis, may adversely affect the market price of our common stock.

 

   

Our management agreements could adversely affect the sale or financing of hotel properties.

 

   

All of our initial hotels operate under either Marriott or Hilton brands; therefore, we are subject to risks associated with concentrating our portfolio in just two brand families.

 

   

Our charter and bylaws do not limit the amount or percentage of indebtedness that we may incur, and we would be adversely affected if we were unable to make required payments on our debt, comply with covenants in our indebtedness or refinance our indebtedness at maturity on favorable terms or at all.

 

   

We may not be able to make distributions at expected levels or at all.

 

   

Our separation and distribution agreement, our advisory agreement, the mutual exclusivity agreement and other agreements entered into in connection with the separation and distribution were not negotiated on an arms-length basis and their terms may not be as favorable to us as if they were negotiated with an unaffiliated third party.

 

   

Our advisor will be a subsidiary of Ashford Trust and may manage other entities in the future and direct attractive investment opportunities away from us. If we amend our investment guidelines, our advisor is not restricted from advising clients with similar investment guidelines.

 

   

Our advisor and its key employees, who are both our executive officers and Ashford Trust’s executive officers, face competing demands on their time.

 

   

If we cannot obtain additional capital, our growth will be limited.

 

   

We may be unable to achieve some or all of the benefits that we expect to achieve from our separation from Ashford Trust.

 

 

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We may not be able to acquire any of the properties that are subject to the right of first offer agreement, either because Ashford Trust does not elect to sell such properties or we are not in a position to acquire the properties when Ashford Trust elects to sell. Likewise, we may not be able to acquire the properties subject to the option agreements because, in certain limited circumstances, Ashford Trust has a right to terminate such agreements.

 

   

If we exercise the option to purchase the Pier House Resort, the purchase price we pay for such hotel may be greater than the amount payable for a comparable property in a fully-marketed sale process.

 

   

Failure to qualify as a REIT, or failure to remain qualified as a REIT, would cause us to be taxed as a regular corporation, which would substantially reduce funds available for distribution to our stockholders.

 

   

The distribution of our common stock will not qualify for tax-free treatment and may be taxable to you as a dividend; however the tax impact will not be able to be calculated until after the end of the 2013 calendar year.

 

   

There is no existing market for our common stock and a trading market that will provide you with adequate liquidity may not develop for our common stock. In addition, once our common stock begins trading, the market price of our shares may fluctuate widely.

 

   

Your percentage ownership in Ashford Prime may be diluted in the future.

Our Financing Strategy

As part of our separation from Ashford Trust, we will assume mortgage indebtedness secured by our eight initial hotels, which totaled $625.9 million (including the indebtedness secured by the two hotels we will own through a consolidated joint venture) as of June 30, 2013. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Initially, approximately 68.2% of our mortgage debt will bear interest at fixed rates and the remaining 31.8% will bear interest at the variable rate of LIBOR plus 3.5%. We will assume an interest rate cap with respect to our variable rate debt such that our interest rate will be effectively capped at 6.5%. We intend to continue to use a mix of fixed and variable rate debt, and we may, if appropriate, enter into interest rate hedges related to our variable rate debt. We also anticipate that concurrently with the completion of the separation and distribution, we will enter into a three-year, $150 million revolving credit facility. No assurances can be given that we will obtain any credit facility or if we do what the terms will be.

Our objective, over time, is to effectively deleverage our portfolio by acquiring additional hotels and applying less leverage than we will have initially upon completion of the separation and distribution. Alternatively, we may deleverage via retaining excess cash to reduce our net debt. We expect to achieve and maintain a net debt and preferred equity-to-EBITDA ratio of 5.0x or less. We define net debt and preferred equity as the outstanding principal amount of our consolidated indebtedness plus the liquidation preference of any outstanding preferred equity, less cash, cash equivalents and marketable securities. We intend to finance our long-term growth and liquidity needs with operating cash flow, equity issuances, both common and preferred stock, joint ventures and secured and unsecured debt financings having staggered maturities. We may also issue common units in our operating partnership to acquire properties from sellers who seek a tax-deferred transaction.

Structure and Formation of Our Company

Prior to or concurrently with the separation and distribution, we will engage in certain formation transactions, which are designed to consolidate the ownership of a portfolio of interests in eight properties

 

 

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currently owned by Ashford Trust into our operating partnership, provide for our external management, facilitate the separation and distribution, provide us with our initial capital and enable us to qualify as a REIT for U.S. federal income tax purposes commencing with our taxable year ending December 31, 2013.

In connection with our formation transactions, the following transactions have occurred or will occur concurrently with or prior to completion of the separation and distribution:

 

   

Ashford Hospitality Prime, Inc. was formed as a Maryland corporation on April 5, 2013 as a wholly-owned subsidiary of Ashford TRS.

 

   

Our operating partnership, Ashford Hospitality Prime Limited Partnership, was formed as a Delaware limited partnership on April 5, 2013.

 

   

Ashford Prime OP General Partner LLC, the general partner of our operating partnership and a wholly-owned subsidiary of ours, was formed as a Delaware limited liability company on April 5, 2013.

 

   

Ashford Prime OP Limited Partner LLC, a limited partner of our operating partnership and a wholly-owned subsidiary of ours, was formed as a Delaware limited liability company on April 5, 2013.

 

   

Pursuant to the terms of the separation and distribution agreement:

 

   

Our operating partnership will receive a contribution of direct and indirect interests in a portfolio of eight hotel properties, including the working capital associated with such properties, owned by Ashford Trust OP and certain of its subsidiaries plus $145.3 million in exchange for approximately 8.8 million common units of our operating partnership and approximately 16.1 million shares of our common stock. The common units of our operating partnership issued to Ashford Trust OP will be distributed to Ashford Trust OP’s limited partners, including Ashford Trust. Our common stock will be distributed to Ashford Trust’s stockholders. As a result of the contribution and distribution transactions, we will own approximately 64.7% of the outstanding common units of our operating partnership, Ashford Trust OP will own 20% of the outstanding common units of our operating partnership and other limited partners of Ashford Trust OP, including our directors and officers and directors and officers of Ashford Trust, will own the remaining approximately 15.3% of the outstanding common units of our operating partnership.

 

   

Ashford Prime TRS, a wholly-owned subsidiary of our operating partnership, will purchase, for a cash payment of $6.0 million, direct or indirect interests in the three taxable REIT subsidiaries that currently lease six of the eight initial properties. The two taxable REIT subsidiaries that currently lease the two initial properties held in a joint venture will remain subsidiaries of the joint venture, but Ashford Trust’s equity interest in the joint venture will be contributed to our operating partnership.

 

   

In connection with the contribution of Ashford Trust’s interests in the eight initial hotel properties, we will assume property-level mortgage debt which had an outstanding principal balance on June 30, 2013 of approximately $625.9 million. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Ashford Trust may maintain certain limited guarantees for the benefit of the applicable lenders on this indebtedness. We will agree to indemnify Ashford Trust to the extent it realizes any losses or is required to make any payments with respect to such guarantees.

 

   

Ashford Trust will distribute 100% of our common stock to its stockholders as a taxable pro rata special distribution.

 

   

We will enter into an advisory agreement with Ashford Advisor.

 

 

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Our operating partnership expects to enter into a revolving credit facility concurrently with the separation and distribution.

 

   

We will enter into a separation and distribution agreement, two separate option agreements to acquire specific properties, a right of first offer agreement and registration rights agreements with Ashford Trust OP and certain of its subsidiaries as well as a registration rights agreement with the other limited partners of Ashford Trust OP who will become limited partners of our operating partnership. We will also enter into a mutual exclusivity agreement with Remington that will be consented and agreed to by Mr. Monty J. Bennett, our chief executive officer and chairman, and a Master Management Agreement with Remington. See “Certain Relationships and Related Person Transactions.”

Upon completion of the separation and distribution:

 

   

We will be the sole managing member of Ashford Prime OP General Partner LLC, which is the sole general partner of our operating partnership. We will own approximately 64.7% of the outstanding common units of our operating partnership, meaning that our stockholders will own approximately 64.7% of our common stock on a fully-diluted basis.

 

   

Ashford Trust OP will own 20% of the outstanding common units of our operating partnership, which, if redeemed for shares of our common stock, would represent 20% of our outstanding common stock assuming all common units are redeemed for shares of our common stock.

 

   

We expect to have property-level consolidated indebtedness that as of June 30, 2013 had an outstanding principal balance of approximately $625.9 million. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Additionally, we expect to have the ability to incur an additional $150 million of indebtedness under our anticipated revolving credit facility.

 

   

We will be responsible for reimbursing the initial transaction cost of the separation and distribution, which is expected to be approximately $13.4 million.

 

   

In general, we intend to own our properties and conduct substantially all of our business through our operating partnership and its subsidiaries, including Ashford Prime TRS.

 

   

Each of our initial eight properties will be held in a separate partnership. Six of these partnerships will be wholly-owned subsidiaries of Ashford Prime OP and two will be held in a joint venture structure in which Ashford Prime OP will own a 75% interest and will control the general partner.

 

 

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Our Structure

The following diagram depicts our ownership structure upon completion of the separation and distribution.

 

LOGO

 

* The total number of shares of Ashford Trust’s common stock and Ashford Prime’s common stock outstanding used in calculating the ownership percentages assumes that all operating partnership units held by each of the officers and directors of Ashford Trust and Ashford Prime, respectively, including LTIP units, have been converted into common stock.
** Including Mr. Archie Bennett, Jr., chairman emeritus and co-founder of Ashford Trust.

As shown in the chart above, we will own two of our properties in a joint venture structure. We have a 75% ownership interest in this joint venture and serve as the general partner; however, all major decisions related to these properties, including decisions related to selling or refinancing the hotels, are subject to the written approval of our joint venture partner. We will also have the benefit of a preferred distribution in an amount equal to an 11% annual return on our unreturned ordinary capital.

 

 

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Accounting Treatment of our Formation Transactions

We will account for the contribution of direct and indirect interests in a portfolio of eight hotel properties, including the working capital associated with such properties, owned by Ashford Trust and certain of its subsidiaries and $145.3 million contributed by Ashford Trust and certain of its subsidiaries in exchange for common units of the Ashford Prime operating partnership and shares of Ashford Prime common stock as a spin-off in accordance with the Subtopic 505-60, Spinoffs and Reverse Spinoffs. See “Structure and Formation of our Company—Accounting Treatment of our Formation Transactions.”

Benefits to Related Parties

Upon completion of the separation and distribution, our directors and executive officers and their affiliates will receive material financial and other benefits, as shown below. For a more detailed discussion of these benefits see “Certain Agreements,” “Management,” “Certain Relationships and Related Person Transactions,” and “Structure and Formation of Our Company.”

Separation and Distribution . Prior to the completion of the separation and distribution, Ashford Trust OP indirectly owns 100% of the interests in the entities that own six of our initial properties and 75% of the interests in the entities that own the remaining two of our initial properties. In connection with the separation and distribution, in exchange for Ashford Trust OP’s equity interest in these entities and the transfer of working capital, our operating partnership will issue to Ashford Trust OP common units. In addition, we will also assume mortgage debt related to our initial properties which had an outstanding principal balance of approximately $625.9 million as of June 30, 2013. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). To the extent that Ashford Trust or Ashford Trust OP remains a guarantor with respect to the non-recourse carve-outs related to such debt, we will indemnify Ashford Trust and Ashford Trust OP, as applicable, for any payments either such party is obligated to make pursuant to such guarantees. See “—Our History and Relationship with Ashford Trust and Management,” “Certain Relationships and Related Person Transactions—Acquisition of the Initial Properties” and “Structure and Formation of Our Company—Formation Transactions.”

Registration Rights Agreement . We have agreed to file a shelf registration statement with the SEC covering the resale of the shares of common stock issued or issuable upon redemption of the common units, issued to Ashford Trust OP in connection with the separation and distribution and to Ashford Advisor in connection with the payment of any portion of the incentive fee payable in common stock or common units. See “Shares Eligible for Future Sale—Registration Rights.”

Advisory Agreement . Prior to completion of the distribution, we will enter into an advisory agreement with Ashford Advisor, which will be a subsidiary of Ashford Trust OP. See “—Our History and Relationship with Ashford Trust and Management” and “Certain Agreements—The Advisory Agreement.”

Option Agreements . We will enter into option agreements to acquire two additional properties from Ashford Trust. See “Our History and Relationship with Ashford Trust and Management” and “Certain Agreements—The Option Agreements.”

Right of First Offer Agreement . We will enter into a right of first offer agreement with Ashford Trust. See “—Our History and Relationship with Ashford Trust and Management” and “Certain Agreements—Right of First Offer Agreement.”

Remington Master Management Agreement . Remington currently performs all of the project management functions related to our initial hotels, and we intend to continue to utilize Remington for such services. Remington will provide these services to us pursuant to the terms set forth in the master management agreement

 

 

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that we will enter into in connection with the separation and distribution. Additionally, Remington may, in the future, provide us with certain property management, project management and development services pursuant to the terms outlined in the mutual exclusivity agreement (as described below). Mr. Monty J. Bennett, our chief executive officer and the chairman of our board of directors, and his father Mr. Archie Bennett, Jr. own 100% of Remington. Accordingly, they will benefit from the payment of property management, project management, development and other fees by us to Remington. Set forth below is a summary of each of the fees payable to Remington and affiliated entities, for our initial properties, for the year ended December 31, 2012.

 

Type of Fee

  

Calculation

   Actual Amount for the
Initial Properties for the
Year Ended

December 31, 2012
 

Project Management

   4% of the total project costs associated with the implementation of the capital improvement budget until the total project costs equal 5% of gross revenues; then 3% of project costs for expenditures in excess of 5% of the gross revenue threshold    $ 392,695   

Development

   3% of total project costs associated with the development      0   

Other (1)

   Then-current market rates      547,663   
     

 

 

 

Total

      $ 940,358   
     

 

 

 

 

(1)  

Includes fees for purchasing, design and construction management.

See “Certain Agreements—Remington Master Management Agreement.”

Remington Mutual Exclusivity Agreement . Upon completion of the separation and distribution, we will enter into a mutual exclusivity agreement with Remington, pursuant to which we will have a first right of refusal to purchase any lodging-related investments identified by Remington and any of its affiliates that meet our initial investment criteria. Ashford Trust has a similar mutual exclusivity agreement with Remington but has agreed to subordinate its right with respect to any properties that satisfy our initial investment guidelines such that any new investment opportunities that satisfy our initial investment guidelines will be presented to our board of directors, who will have up to 10 business days to accept any such opportunity prior to it being available to Ashford Trust. Our mutual exclusivity agreement with Remington also provides that Remington will provide property management, project management and development services for all future properties that we acquire to the extent we have the right or control the right to direct such matters, unless our independent directors either (i) unanimously vote not to hire Remington or (ii) based on special circumstances or past performance, by a majority vote elect not to engage Remington because they have determined, in their reasonable business judgment, that it would be in our best interest not to engage Remington or that another manager or developer could perform the duties materially better. Mr. Monty J. Bennett will benefit from the payment by us of property management fees, project management fees and development fees to Remington pursuant to the master management agreement. See “Certain Agreements—Mutual Exclusivity Agreement.”

Indemnification Agreements. We will enter into indemnification agreements with our directors and executive officers providing for the indemnification by us for certain liabilities and advancement of expenses incurred as a result of actions brought, or threatened to be brought, against such parties.

Conflicts of Interest

We are dependent on our advisor for our day-to-day management, and we do not have any independent officers or employees. Each of our executive officers and two of our directors also serve as key employees and as

 

 

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officers of our advisor and Ashford Trust, and will continue to do so. Furthermore, so long as Ashford Advisor is our external advisor, our governing documents require us to include two persons designated by Ashford Advisor as candidates for election as director at any stockholder meeting at which directors are to be elected. Such nominees may be executive officers of Ashford Trust. Mr. Monty J. Bennett, our chief executive officer and chairman of our board of directors, is also the chief executive officer and chairman of the board of directors of Ashford Trust. We did not conduct arm’s-length negotiations with respect to the terms and structuring of our agreements, resulting in the principals of Ashford Trust having the ability to influence the type and level of benefits that they and our other affiliates will receive. We have not obtained third-party appraisals of the properties to be contributed to us in the separation and distribution or fairness opinions in connection with the separation and distribution. Accordingly, our advisory agreement and other agreements with Ashford Trust, including fees and other amounts payable, may not be as favorable to us as if they had been negotiated on an arm’s-length basis with unaffiliated third parties. In addition, the ability of our advisor and its officers and personnel to engage in other business activities, including the management of Ashford Trust and other entities, may reduce the time our advisor and its officers and personnel spend managing us.

Pursuant to our advisory agreement with Ashford Advisor, we will acknowledge that Ashford Advisor personnel continue to advise Ashford Trust and may also advise other businesses in the future and will not be required to present us with investment opportunities that Ashford Advisor determines are outside of our investment guidelines and within the investment guidelines of another business advised by Ashford Advisor. Ashford Advisor must present us with investment opportunities it deems suitable for recommendation that satisfy our investment guidelines but will have discretion to determine which investment opportunities satisfy our investment guidelines; provided, however, if we materially change our investment guidelines without the express consent of Ashford Advisor, Ashford Advisor will use its best judgment to allocate investment opportunities to us and other entities it advises, taking into account such factors as the advisor deems relevant, in its discretion, subject to any then existing obligations of Ashford Advisor to such other entities. Any new individual investment opportunities that satisfy our initial investment guidelines will be presented to our board of directors, who will have up to 10 business days to accept any such opportunity prior to it being available to Ashford Trust or any other business advised by Ashford Advisor. Portfolio investment opportunities (the acquisition of two or more properties in the same transaction) are treated differently. Some portfolio investment opportunities may include hotels that satisfy our investment objectives as well as hotels that satisfy the investment objectives of Ashford Trust or other businesses advised by Ashford Advisor. If the portfolio cannot be equitably divided by asset type and acquired on the basis of such asset types in satisfaction of each such entity’s investment guidelines, our advisor will be required to allocate portfolio investment opportunities between us, Ashford Trust and any other businesses advised by Ashford Advisor in a fair and equitable manner, consistent with such other entities’ investment objectives. In making this determination, our advisor, using substantial discretion, will consider the investment strategy and guidelines of each entity with respect to acquisition of properties, portfolio concentrations, tax consequences, regulatory restrictions, liquidity requirements, financing and other factors deemed appropriate by our advisor. In making the allocation determination, our advisor has no obligation to make any investment opportunity available to us.

Upon completion of the separation and distribution, we will enter into a master management agreement and a mutual exclusivity agreement with Remington. Mr. Monty J. Bennett, our chief executive officer and the chairman of our board of directors, is also the chief executive officer of Remington and together with his father Mr. Archie Bennett, Jr., beneficially owns 100% of Remington. They will benefit from the fees paid to Remington under the master management agreement. The terms of the mutual exclusivity agreement limit our ability to engage other entities for property management, development, and other project management related services without the unanimous consent of our independent directors or, in certain circumstances, the majority vote of our independent directors. The initial term of the mutual exclusivity agreement is 10 years, with three seven-year renewal options, followed by one four-year renewal option.

 

 

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Pursuant to our mutual exclusivity agreement with Remington, Remington may, subject to Ashford Trust’s right of first refusal, pursue lodging investment opportunities that it refers to us and that we elect not to pursue. This may result in our chief executive officer and chairman, Mr. Monty J. Bennett, and Remington competing with us, while Remington is managing other hotels for us.

Mr. Monty J. Bennett’s duties to us as a director and officer may conflict with his duties to, and pecuniary interest in, Remington and Ashford Trust. Therefore, the negotiations and agreements between us, our wholly-owned subsidiaries or our operating partnership and these entities and their affiliates may not solely reflect the interests of our stockholders.

To mitigate any potential conflicts of interest, five of the seven initial members of our board of directors are expected to be independent directors (and not also directors of Ashford Trust). Furthermore, our charter requires that, at all times, a majority of our board of directors be independent directors and our corporate governance guidelines require that two-thirds of our board be independent directors at all times that we do not have an independent chairman. Also, our corporate governance policy provides that all decisions related to the right of first offer agreement with Ashford Trust; decisions related to the mutual exclusivity agreement or the master management agreement with Remington; decisions related to the advisory agreement with Ashford Advisor; decisions related to the option agreements with Ashford Trust; and all decisions related to the enforcement of the separation and distribution agreement be approved by a majority of the independent directors. Our directors also are subject to provisions of Maryland law that address transactions between Maryland corporations and our directors or other entities in which our directors have a material financial interest. In addition, our charter, consistent with Maryland law, contains a requirement that any transaction or agreement involving us, our wholly-owned subsidiaries or our operating partnership and a director or officer or an affiliate of any director or officer will require the approval of a majority of disinterested directors. However, there can be no assurance that these policies always will be successful in eliminating the influence of such conflicts, and if they are not successful, decisions could be made that might not fully reflect the interests of all of our stockholders.

Corporate Information

We were incorporated in Maryland on April 5, 2013. Our principal executive offices are located at 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254. Our telephone number is (972) 490-9600. Our website is www.ahpreit.com. The information that will be found on or accessible through our website is not incorporated into, and does not form a part of, this information statement or any other report or document that we file with or furnish to the SEC. We have included our website address in this information statement as an inactive textual reference and do not intend it to be an active link to our website.

Our Tax Status

We intend to elect and qualify as a REIT for U.S. federal income tax purposes commencing with our taxable year ending December 31, 2013. Our qualification as a REIT depends upon our ability to meet on a continuing basis, through actual investment and operating results, various complex requirements under the Internal Revenue Code of 1986, as amended (the “Code”), relating to, among other things, the sources of our gross income, the composition and values of our assets, our distribution levels and the diversity of ownership of our shares. Additionally, under applicable Treasury Regulations, if Ashford Trust failed to qualify as a REIT in its 2009 or subsequent taxable years, unless Ashford Trust’s failure to qualify as a REIT was subject to relief under U.S. federal income tax laws, we would be prevented from electing to qualify as a REIT prior to the fifth calendar year following the year in which Ashford Trust failed to qualify. We believe that we have been organized in conformity with the requirements for qualification and taxation as a REIT under the Code and that our intended manner of operation will enable us to meet the requirements for qualification and taxation as a REIT.

 

 

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So long as we qualify as a REIT, we generally will not be subject to U.S. federal income tax on our net taxable income that we distribute currently to our stockholders. If we fail to qualify as a REIT in any taxable year and do not qualify for certain statutory relief provisions, we would be subject to U.S. federal income tax at regular corporate rates and would be precluded from re-electing to be taxed as a REIT for the subsequent four taxable years following the year during which we lost our REIT qualification. Even if we qualify for taxation as a REIT, we may be subject to certain U.S. federal, state and local taxes on our income or property, and the income of our taxable REIT subsidiaries (each, a “TRS”) will be subject to taxation at regular corporate rates.

Restrictions on Ownership and Transfer of our Stock

Due to limitations on the concentration of ownership of REIT stock imposed by the Code, among other purposes, our charter provides for restrictions on ownership and transfer of our shares of stock, including, in general, prohibitions on any person actually or constructively owning more than 9.8% in value or number (whichever is more restrictive) of the outstanding shares of our common stock or 9.8% in value or number (whichever is more restrictive) of the outstanding shares of any class or series of our preferred stock or any other stock of our company. Our charter, however, permits exceptions to be made for stockholders provided that our board of directors determines such exceptions will not jeopardize our tax status as a REIT.

Distribution Policy

We are a newly-formed company that has not commenced operations, and as a result, we have not paid any distributions as of the date of this information statement. We intend to make regular quarterly distributions to our stockholders. To qualify as a REIT, we must distribute to our stockholders an amount at least equal to:

 

  (i) 90% of our REIT taxable income, determined before the deduction for dividends paid and excluding any net capital gain, (which does not necessarily equal net income as calculated in accordance with GAAP); plus

 

  (ii) 90% of the excess of our net income from foreclosure property over the tax imposed on such income by the Code; less

 

  (iii) any excess non-cash income (as determined under the Code). See “Federal Income Tax Consequences of Our Status as a REIT.”

Distributions made by us will be authorized and determined by our board of directors in its sole discretion out of funds legally available therefor and will be dependent upon a number of factors, including restrictions under applicable law and other factors described under “Distribution Policy.” We expect that, at least initially, our distributions may exceed our net income under GAAP because of non-cash expenses included in net income. To the extent that our cash available for distribution is less than 90% of our REIT taxable income, we may consider various means to cover any such shortfall, including borrowing under our anticipated revolving credit facility or other loans, selling certain of our assets or using a portion of the net proceeds we receive from future offerings of equity, equity-related or debt securities or declaring taxable stock dividends. We cannot assure you that our distribution policy will not change in the future.

 

 

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The Separation and Distribution

The following is a summary of the material terms of the separation and distribution and other related transactions.

 

Distributing company

Ashford Hospitality Trust, Inc., or “Ashford Trust”

 

  After the distribution, Ashford Trust will not own any shares of our common stock, but Ashford Trust OP will own 20% of the outstanding common units in our operating partnership.

 

Distributed company

Ashford Hospitality Prime, Inc.

 

  We are a Maryland corporation. Immediately prior to the separation and distribution, we will be a direct, wholly-owned subsidiary of Ashford Trust. Following the distribution, we will be an independent publicly traded company and intend to conduct our business as a REIT for U.S. federal income tax purposes.

 

Distribution ratio

Each holder of Ashford Trust common stock will receive one share of our common stock for every five shares of Ashford Trust common stock held on                     , 2013. Cash will be distributed in lieu of fractional shares, as described below.

 

Distributed securities

Ashford Trust will distribute all of Ashford Prime’s shares of common stock owned by Ashford Trust, which will be 100% of Ashford Prime’s common stock outstanding immediately prior to the distribution. Ashford Prime will own approximately 64.7% of the outstanding common units of Ashford Prime OP.

 

  Based on the approximately 80.6 million shares of Ashford Trust common stock outstanding on                     , 2013, and the distribution ratio of one share of Ashford Prime common stock for every five shares of Ashford Trust common stock, approximately 16.1 million shares of our common stock will be distributed to Ashford Trust stockholders. The number of shares that Ashford Trust will distribute to its stockholders will be reduced to the extent that cash payments are to be made in lieu of the issuance of fractional shares of our common stock.

 

Fractional Shares

Ashford Trust will not distribute any fractional shares of our common stock to its stockholders. Instead, the distribution agent will aggregate fractional shares into whole shares, sell the whole shares in the open market at prevailing market prices and distribute the aggregate net cash proceeds of the sales pro rata to each holder who otherwise would have been entitled to receive a fractional share in the distribution. Recipients of cash in lieu of fractional shares will not be entitled to any interest on the amounts of payment made in lieu of fractional shares. The receipt of cash in lieu of fractional shares

 

 

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generally will be taxable to the recipient stockholders as described in “Our Separation from Ashford Trust—Certain U.S. Federal Income Tax Consequences of the Separation,” included in this information statement.

 

Record date

The record date for the distribution is the close of business on                     , 2013.

 

Distribution date

The distribution date is                     , 2013.

 

Distribution

On the distribution date, Ashford Trust, with the assistance of Computershare Trust Company, N.A., the distribution agent, will electronically issue shares of our common stock to you or to your bank or brokerage firm on your behalf by way of direct registration in book-entry form. You will not be required to make any payment, surrender or exchange your shares of Ashford Trust common stock or take any other action to receive your shares of our common stock. If you sell shares of Ashford Trust common stock in the “regular-way” market through the distribution date, you will be selling your right to receive shares of Ashford Prime common stock in the distribution. Registered stockholders will receive additional information from the distribution agent shortly after the distribution date. Following the distribution, stockholders whose shares are held in book-entry form may request that their shares of Ashford Prime common stock be transferred to a brokerage or other account at any time, without charge. Beneficial stockholders that hold shares through brokerage firms will receive additional information from their brokerage firms shortly after the distribution date.

 

Conditions to the distribution

The distribution of our common stock is subject to the satisfaction of the following conditions:

 

   

our registration statement on Form 10, of which this information statement is a part, shall have become effective, and no stop order relating to the registration statement is in effect;

 

   

the listing of our common stock on the NYSE shall have been approved, subject to official notice of issuance;

 

   

the receipt of all necessary consents and approval from lenders, lessors and managers; and

 

   

no order, injunction or decree issued by any court of competent jurisdiction or other legal restraint or prohibition preventing consummation of the distribution or any of the transactions related thereto, including the transfers of assets and liabilities contemplated by the Separation and Distribution Agreement, shall be in effect.

 

 

Ashford Trust has the right not to complete the distribution if, at any time, its board of directors determines, in its sole discretion, that the distribution is not in the best interests of Ashford Trust or that market

 

 

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conditions are such that it is not advisable to separate Ashford Prime from Ashford Trust.

 

Tax considerations

The distribution of our common stock will not qualify for tax-free treatment, and an amount equal to the fair market value of the common stock received by you on the distribution date will be treated as a taxable dividend to the extent of your share of any current and accumulated earnings and profits of Ashford Trust for the year of the distribution. Any fair market value in excess of Ashford Trust’s current or accumulated earnings and profits will be treated as a non-taxable return of capital to the extent of your adjusted tax basis in Ashford Trust common stock and any remaining excess will be treated as capital gain. Your adjusted tax basis in your common stock of Ashford Trust held at the time of the distribution will be reduced (but not below zero) to the extent the fair market value of our common stock distributed by Ashford Trust to you in the distribution exceeds your share of Ashford Trust’s current and accumulated earnings and profits. Your holding period for such Ashford Trust common stock will not be affected by the distribution. Ashford Trust may designate a portion of the distribution as a capital gain dividend. See “Our Separation from Ashford Trust—Certain U.S. Federal Income Tax Consequences of the Separation.” Ashford Trust will not be able to advise stockholders of the amount of earnings and profits and the amount of capital gain, if any, of Ashford Trust until after the end of the 2013 calendar year.

 

Stock exchange listing

We intend to file an application to list our shares of common stock on the NYSE under the ticker symbol “AHP.” We anticipate that on or prior to the record date for the distribution, trading of shares of our common stock will begin on a “when-issued” basis and will continue up to and including through the distribution date. See “Our Separation from Ashford Trust—Market for Common Stock—Trading Between the Record Date and Distribution Date,” included in this information statement. It is expected that after the distribution of Ashford Prime common stock, Ashford Trust common stock will continue to be traded on the NYSE under the symbol “Ashford Trust.”

 

Distribution agent

 

Separation and Distribution Agreement

We will enter into a separation and distribution agreement to effect the separation and distribution of Ashford Prime from Ashford Trust and provide a framework for our relationships with Ashford Trust after the separation. This agreement will govern the relationship between us and Ashford Trust subsequent to the completion of the separation plan and provide for the allocation between us and Ashford Trust of Ashford Trust’s assets, liabilities and obligations (including tax-related assets and liabilities) attributable to periods prior to our separation from Ashford Trust. For a discussion of these arrangements, see “Certain Relationships and Related Party Transactions—Separation and Distribution from Ashford Trust” included in this information statement.

 

 

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Summary Historical and Pro Forma Financial Information

You should read the following summary historical and pro forma financial information in conjunction with “Selected Historical Financial Information,” “Selected Unaudited Pro Forma Financial Information,” “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and the historical and pro forma combined consolidated financial statements and related notes included elsewhere in this information statement.

The summary combined consolidated historical financial information is a combination of the historical financial information for the eight properties being contributed to us as part of the separation and distribution. These properties and certain related assets and liabilities are reflected in the combined consolidated financial statements as if they were owned in an entity separate from Ashford Trust, however they were not owned in a separate legal entity during the periods presented in such statements.

We have not presented our historical financial information because we have not had any activity since our formation other than the issuance to Ashford TRS of 100 shares of common stock in connection with the initial capitalization of our company and activity in connection with the separation and distribution. Therefore, we do not believe a discussion of our historical results would be meaningful.

The summary historical combined consolidated financial information as of December 31, 2012 and 2011 and for each of the three years in the period ended December 31, 2012 has been derived from the audited financial statements appearing elsewhere in this information statement. The summary historical combined consolidated financial information as of December 31, 2010 was derived from unaudited financial statements not included in this information statement. The summary historical combined consolidated financial information as of June 30, 2013 and 2012 and the summary pro forma combined consolidated financial information for the year ended December 31, 2012 and the six months ended June 30, 2013 has been derived from the unaudited financial statements and unaudited pro forma financial statements, respectively, appearing elsewhere in this information statement. The summary historical and pro forma financial information in this section is not intended to replace these audited and unaudited financial statements. In addition, the pro forma balance sheet and income statement data below have been adjusted to reflect the completion of the separation and distribution and the exercise of the options to acquire the Pier House Resort and the Crystal Gateway Marriott.

The summary historical and pro forma financial information below and the financial statements included in this information statement do not necessarily reflect what our results of operations, financial position and cash flows would have been if we had operated our initial eight properties as a stand-alone company during all periods presented, and, accordingly, this historical and pro forma information should not be relied upon as an indicator of our future performance.

 

 

 

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    Six Months Ended June 30,     Year Ended December 31,  
    Pro Forma
Combined
Consolidated
    Historical Combined
Consolidated
    Pro Forma
Combined
Consolidated
    Historical Combined
Consolidated
 
    2013     2013     2012     2012     2012     2011     2010  
    (Unaudited)     (Unaudited)     (Unaudited)     (Unaudited)                    
    (In thousands, except share, per share and property data)  

Statement of Operations Data

             

Revenue

             

Rooms

  $ 113,125      $ 85,668      $ 75,671      $ 209,879      $ 160,811      $ 130,477      $ 114,940   

Food and beverage

    36,717        26,785        25,906        68,709        50,784        46,628        42,410   

Rental income from operating leases

    —          —          —          —          —          5,341        5,435   

Other

    6,910        4,975        4,410        12,933        9,593        9,545        10,045   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

    156,752        117,428        105,987        291,521        221,188        191,991        172,830   

Expenses:

             

Hotel operating expenses:

             

Rooms

    25,378        19,853        17,556        46,995        37,001        31,429        28,625   

Food and beverage

    23,858        17,278        16,395        45,601        33,377        30,341        28,382   

Other expense

    38,259        29,602        27,981        73,833        59,013        49,949        46,205   

Management fees

    6,150        4,972        4,398        11,470        9,360        7,246        6,514   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

    93,645        71,705        66,330        177,899        138,751        118,965        109,726   

Property taxes, insurance and other

    9,986        5,705        5,108        19,891        10,236        9,218        10,243   

Depreciation and amortization

    21,113        15,097        14,866        41,581        29,549        29,816        31,255   

Transaction cost

    747        —          —          —          —          —          —     

Corporate general and administrative

    6,845        6,445        5,375        13,316        10,846        9,613        7,986   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

    132,336        98,952        91,679        252,687        189,382        167,612        159,210   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

    24,416        18,476        14,308        38,834        31,806        24,379        13,620   

Interest income

    17        14        12        87        29        24        88   

Other income

    —          —          —          —          —          9,673        —     

Interest expense and amortization of loan costs

    (21,209     (16,191     (15,588     (41,442     (31,244     (31,803     (31,988

Write-off of loan costs and exit fees

    (1,971     (1,971     —          —          —          —          —     

Unrealized loss on derivatives

    (22     (22     —          —          —          —          (28
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

    1,231        306        (1,268     (2,521     591        2,273        (18,308

Income tax expense

    (1,797     (1,303     (2,192     (5,268     (4,384     (2,636     (628
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    (566     (997     (3,460     (7,789     (3,793     (363     (18,936

(Income) loss from consolidated entities attributable to noncontrolling interest

    204        204        157        (752     (752     989        2,065   

(Income) loss attributable to redeemable noncontrolling interests in operating partnership

    128        —          —          3,015        —          —          —     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

  $ (234   $ (793   $ (3,303   $ (5,526   $ (4,545   $ 626      $ (16,871
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
Balance Sheet Data (at period end):                                       (Unaudited)  

Cash

    $ 16,746      $ 14,318        $ 20,313      $ 16,451      $ 14,411   

Investment in hotel properties, net

      770,448        779,659          771,936        789,170        808,322   

Total assets

      842,346        850,192          847,280        863,418        862,908   

Total indebtedness

      625,871        575,211          570,809        577,996        582,713   

Total liabilities

      650,409        598,679          594,902        600,376        601,369   

Total equity

      191,937        251,513          252,378        263,042        261,539   

Total liabilities and equity

      842,346        850,192          847,280        863,418        862,908   

Per Share Data (unaudited):

             

Pro forma basic earnings per share

  $ (0.01       $ (0.34      

Pro forma diluted earnings per share

  $ (0.01       $ (0.34      

Pro forma weighted average shares outstanding—basic

    16,044            16,044         

Pro forma weighted average shares outstanding—diluted

    16,044            16,044         

Other Data:

             

Number of properties at period end (unaudited)

    10        8        8        10        8        8        8   

Adjusted EBITDA (unaudited)

  $ 43,744      $ 31,427      $ 27,139      $ 77,539      $ 56,195      $ 50,187        41,517   

Hotel EBITDA (1) (unaudited)

    54,154        40,499        34,868        97,725        73,040        66,292        53,065   

AFFO (unaudited)

    22,214        14,892        10,107        33,131        22,080        17,612        10,884   

Cash flows (used in) provided by:

             

Operating activities

    $ 20,074      $ 13,799        $ 27,852      $ 15,395      $ 21,624   

Investing activities

      (14,168     (5,568       (11,944     (10,281     (22,695

Financing activities

      (9,473     (10,364       (12,046     (3,074     (4,605

 

(1)  

We will own the Hilton La Jolla Torrey Pines and The Capital Hilton in a joint venture. The Hotel EBITDA amounts for these hotels represent the total amounts for each hotel, not our pro rata amount based on our ownership percentage. Also, Hotel EBITDA is calculated as if the Courtyard Philadelphia Downtown was operated as all other hotels for all periods presented, rather than as a triple-net lease through December 1, 2011.

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of Adjusted EBITDA, Hotel EBITDA and AFFO.

 

 

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RISK FACTORS

You should carefully consider the following risk factors in conjunction with the other information contained in this information statement in evaluating us and our common stock. Any of the following risks, as well as additional risks and uncertainties not currently known to us or that we currently deem immaterial, could materially and adversely affect our results of operations or financial condition.

Whenever the risk factors below state that we, our business or our properties may be “adversely affected” or “harmed” or make similar expressions, it means that our liquidity (including our ability to make distributions to our stockholders) or other financial condition, operating results or prospects could be harmed.

Risks Related to Our Business and Properties

We will be significantly influenced by the economies and other conditions in the specific markets in which we operate, particularly in the metropolitan areas where we have high concentrations of hotels.

Our initial hotels are located in the Washington DC, San Francisco, San Diego, Seattle, Dallas, Philadelphia and Tampa metropolitan areas. As a result, we are particularly susceptible to adverse market conditions in these areas, including industry downturns, relocation of businesses and any oversupply of hotel rooms or a reduction in lodging demand. Adverse economic developments in the markets in which we have a concentration of hotels, or in any of the other markets in which we operate, or any increase in hotel supply or decrease in lodging demand resulting from the local, regional or national business climate, could adversely affect us.

Our investments will be concentrated in the hotel industry, and our business would be adversely affected by an economic downturn in that sector.

All of our investments are concentrated in the hotel industry. This concentration may expose us to the risk of economic downturns in the hotel real estate sector to a greater extent than if our properties were more diversified across other sectors of the real estate industry.

The financial crisis and general economic slowdown, which began in late 2007, harmed the operating performance of the hotel industry generally. If these or similar events recur, we may be harmed by declines in occupancy, average daily room rates and/or other operating revenues.

The performance of the lodging industry has been closely linked with the performance of the general economy and, specifically, growth in the U.S. GDP. We intend to invest in hotels that are classified as luxury, upper-upscale and upscale. In an economic downturn, these types of hotels may be more susceptible to a decrease in revenue, as compared to hotels in other categories that have lower room rates. This characteristic may result from the fact that luxury, upper-upscale and upscale hotels generally target business and high-end leisure travelers. In periods of economic difficulties, business and leisure travelers may seek to reduce travel costs by limiting travel or seeking to reduce costs on their trips. Any economic recession will likely have an adverse effect on us.

We face risks related to changes in the global economic and political environment, including capital and credit markets.

Our business may be harmed by global economic conditions, which recently have been volatile. Political crises in individual countries or regions, including sovereign risk related to a deterioration in the credit worthiness or a default by local governments, has contributed to this volatility. If the global economy experiences continued volatility or significant disruptions, such disruptions or volatility could hurt the U.S. economy and our business. More specifically, in addition to experiencing reduced demand for business and leisure travel because a slow-down in the general economy, we could be harmed by disruptions resulting from tighter credit markets or by illiquidity resulting from an inability to access credit markets to obtain cash to support operations as a result of global or international developments.

 

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Failure of the hotel industry to exhibit sustained improvement or to improve as expected may adversely affect us.

A substantial part of our business plan is based on our belief that the lodging markets in which we invest will experience improving economic fundamentals in the future, despite that fundamentals have already substantially improved over the last several years. In particular, our business strategy is dependent on our expectation that key industry performance indicators, especially RevPAR, will continue to improve. There can be no assurance as to whether or to what extent, hotel industry fundamentals will continue to improve. In the event conditions in the industry do not sustain improvement or improve as we expect, or deteriorate, we may be adversely affected.

We intend to invest in the luxury, upper-upscale and upscale segments of the lodging market, which are highly competitive and generally subject to greater volatility than most other market segments and could negatively affect our profitability.

The luxury, upper-upscale and upscale segments of the hotel business are highly competitive. Our hotel properties will compete on the basis of location, room rates, quality, amenities, service levels, reputation and reservations systems, among many factors. There are many competitors in the luxury, upper-upscale and upscale segments, and many of these competitors may have substantially greater marketing and financial resources than we have. This competition could reduce occupancy levels and room revenue at our hotels. Over-building in the lodging industry may increase the number of rooms available and may decrease occupancy and room rates. In addition, in periods of weak demand, as may occur during a general economic recession, profitability is negatively affected by the relatively high fixed costs of operating luxury, upper-upscale and upscale hotels.

Because we will depend upon our advisor and its affiliates to conduct our operations, any adverse changes in the financial condition of our advisor or its affiliates or our relationship with them could hinder our operating performance.

We depend on our advisor to manage our assets and operations. Any adverse changes in the financial condition of our advisor or its affiliates or our relationship with our advisor could hinder its ability to manage us successfully.

We depend on our advisor’s key personnel with long-standing business relationships. The loss of our advisor’s key personnel could threaten our ability to operate our business successfully.

Our future success depends, to a significant extent, upon the continued services of our advisor’s management team. In particular, the hotel industry experience of Messrs. Monty J. Bennett, Douglas A. Kessler, David A. Brooks, David J. Kimichik, Jeremy Welter, Mark L. Nunneley, Deric Eubanks and J. Robison Hays III, and the extent and nature of the relationships they have developed with hotel franchisors, operators, and owners and hotel lending and other financial institutions are critically important to the success of our business. The loss of services of one or more members of our advisor’s management team could harm our business and our prospects.

The amount of fees and incentives paid to our advisor may exceed the average of internalized expenses of our industry peers.

Pursuant to the advisory agreement between us and our advisor, we will pay our advisor a quarterly base fee as well as an annual incentive fee that will be based on our achievement of certain minimum performance thresholds. Since a portion of such fees are contingent on our performance, the fees we pay to our advisor may fluctuate over time. There may be times when the total amount of fees and incentives paid to our advisor exceeds the average of internalized expenses of our industry peers.

 

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The prior performance of Ashford Trust is not indicative of our future performance.

We have presented information in this information statement regarding the total returns of Ashford Trust as measured by the historical price of its common stock and its dividend history and the historical financial condition and results of operations of the portfolio of hotels to be contributed to us by Ashford Trust. When considering this information you should consider that the historical results of Ashford Trust are not indicative of the future results that you should expect from us or our common stock. There are significant differences between Ashford Trust and us, and our financial condition and results of operations could vary significantly for the following reasons, among others:

 

   

Not all of the hotels and other assets that are owned by Ashford Trust will be contributed to us.

 

   

Our investment, financing and other strategies differ from those of Ashford Trust.

The operating performance of the hotels may decline and could adversely affect us. As described elsewhere in this information statement, our future results are subject to many uncertainties and other factors that could cause our financial condition and results of operations to be materially different than that of Ashford Trust.

Our business strategy depends on acquiring additional hotels on attractive terms and the failure to do so or to integrate acquisitions into our operations or otherwise manage our planned growth may adversely affect us.

We can provide no assurances that we will be successful in identifying attractive hotels that meet our investment criteria or that, once identified, we will be successful in consummating an acquisition. We face significant competition for attractive investment opportunities from other well-capitalized investors, some of which have greater financial resources and a greater access to debt and equity capital to acquire hotels than we do. This competition increases as investments in real estate become increasingly attractive relative to other forms of investment. As a result of such competition, we may be unable to acquire certain hotels that we deem attractive or the purchase price may be significantly elevated or other terms may be substantially more onerous. In addition, we expect to finance future acquisitions through a combination of borrowings under a revolving credit facility that we anticipate will be in place concurrently with, or shortly after, the completion of the separation and distribution, the use of retained cash flows, property-level debt, and offerings of equity and debt securities, which may not be available on advantageous terms, or at all. Any delay or failure on our part to identify, negotiate, finance on favorable terms, consummate and integrate such acquisitions could materially impede our growth.

In addition, we cannot assure you that we will be able to adapt our management, administrative, accounting, and operational systems, or hire and retain sufficient operational staff to integrate and manage successfully any future acquisitions of additional assets without operating disruptions or unanticipated costs. Acquisitions of any additional portfolios of properties would generate additional operating expenses for us. As we acquire additional assets, we will be subject to the operational risks associated with owning those assets. Our failure to integrate successfully any acquisitions into our portfolio could have a material adverse effect on us.

Because our board of directors and our advisor will have broad discretion to make future investments, we may make investments that result in returns that are substantially below expectations or in net operating losses.

Our board of directors and our advisor will have broad discretion, within the investment criteria established by our board of directors, to make additional investments and to determine the timing of such investments. In addition, our investment policies may be revised from time to time at the discretion of our board of directors, without a vote of our stockholders. Such discretion could result in investments with yield returns inconsistent with expectations.

 

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Our joint venture investments could be adversely affected by our lack of sole decision-making authority, our reliance on a co-venturer’s financial condition and disputes between us and our co-venturers.

We will own interests in two hotels through joint ventures. In addition, we may continue to co-invest with third parties through partnerships, joint ventures or other entities, acquiring controlling or non-controlling interests in, or sharing responsibility for, managing the affairs of a property, partnership, joint venture or other entity. We do not have sole decision-making authority regarding the two properties that we currently hold through a joint venture. Additionally, we may not be in a position to exercise sole decision-making authority regarding any future properties that we may hold in a partnership or joint venture. Investments in partnerships, joint ventures or other entities may, under certain circumstances, involve risks not present were a third party not involved, including the possibility that partners or co-venturers might become bankrupt, suffer a deterioration in their financial condition or fail to fund their share of required capital contributions. Partners or co-venturers may have economic or other business interests or goals which are inconsistent with our business interests or goals, and may be in a position to take actions contrary to our policies or objectives. Such investments may also have the potential risk of impasses on decisions, such as a sale, budgets, or financing, because neither we nor the partner or co-venturer would have full control over the partnership or joint venture. Disputes between us and partners or co-venturers may result in litigation or arbitration that would increase our expenses and prevent our officers and/or directors from focusing their time and effort on our business. Consequently, actions by, or disputes with, partners or co-venturers might result in subjecting properties owned by the partnership or joint venture to additional risk. In addition, we may in certain circumstances be liable for the actions of our third-party partners or co-venturers.

Hotel franchise or license requirements or the loss of a franchise could adversely affect us.

We must comply with operating standards, terms, and conditions imposed by the franchisors of the hotel brands under which our hotels operate. Franchisors periodically inspect their licensed hotels to confirm adherence to their operating standards. The failure of a hotel to maintain standards could result in the loss or cancellation of a franchise license. With respect to operational standards, we rely on our property managers to conform to such standards. Franchisors may also require us to make certain capital improvements to maintain the hotel in accordance with system standards, the cost of which can be substantial. It is possible that a franchisor could condition the continuation of a franchise based on the completion of capital improvements that our advisor or board of directors determines is not economically feasible in light of general economic conditions, the operating results or prospects of the affected hotel or other circumstances. In that event, our advisor or board of directors may elect to allow the franchise to lapse or be terminated, which could result in a termination charge as well as a change in brand franchising or operation of the hotel as an independent hotel. In addition, when the term of a franchise expires, the franchisor has no obligation to issue a new franchise.

The loss of a franchise could have a material adverse effect on the operations and/or the underlying value of the affected hotel because of the loss of associated name recognition, marketing support and centralized reservation systems provided by the franchisor.

Our reliance on third-party property managers, including in the future, Remington, to operate our hotels and for a substantial majority of our cash flow may adversely affect us.

Because federal income tax laws restrict REITs and their subsidiaries from operating or managing hotels, third parties must operate our hotels. A REIT may lease its hotels to taxable REIT subsidiaries in which the REIT can own up to a 100% interest. A taxable REIT subsidiary (“TRS”) pays corporate-level income tax and may retain any after-tax income. A REIT must satisfy certain conditions to use the TRS structure. One of those conditions is that the TRS must hire, to manage the hotels, an “eligible independent contractor” (“EIC”) that is actively engaged in the trade or business of managing hotels for parties other than the REIT. An EIC cannot (i) own more than 35% of the REIT, (ii) be owned more than 35% by persons owning more than 35% of the REIT, or (iii) provide any income to the REIT (i.e., the EIC cannot pay fees to the REIT, and the REIT cannot

 

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own any debt or equity securities of the EIC). Accordingly, while we may lease hotels to a TRS that we own, the TRS must engage a third-party operator to manage the hotels. Thus, our ability to direct and control how our hotels are operated is less than if we were able to manage our hotels directly.

Upon completion of the separation and distribution, we will be parties to hotel management agreements with unaffiliated third-party property managers for our initial hotels. We will have also entered into a mutual exclusivity agreement with Remington contemplating Remington’s management of additional hotels we acquire in the future, including the Pier House Resort, if we exercise our option to acquire such hotel. We will not supervise any of the property managers or their respective personnel on a day-to-day basis, and we cannot assure you that the property managers will manage our properties in a manner that is consistent with their respective obligations under the applicable management agreement or our obligations under our hotel franchise agreements. We also cannot assure you that our property managers will not be negligent in their performance, will not engage in criminal or fraudulent activity, or will not otherwise default on their respective management obligations to us. If any of the foregoing occurs, our relationships with any franchisors may be damaged, we may be in breach of our franchise agreement, and we could incur liabilities resulting from loss or injury to our property or to persons at our properties. In addition, from time to time, disputes may arise between us and our third-party managers regarding their performance or compliance with the terms of the hotel management agreements, which in turn could adversely affect us. We generally will attempt to resolve any such disputes through discussions and negotiations; however, if we are unable to reach satisfactory results through discussions and negotiations, we may choose to terminate our management agreement, litigate the dispute or submit the matter to third-party dispute resolution, the expense of which may be material and the outcome of which may harm us. Any of these circumstances could adversely affect us.

Our management agreements could adversely affect our sale or financing of hotel properties.

Our management agreements do not allow us to replace hotel managers on relatively short notice or with limited cost or contain other restrictive covenants, and we may enter into additional such agreements or acquire properties subject to such agreements in the future. For example, the terms of a management agreement may restrict our ability to sell a property unless the purchaser is not a competitor of the manager, assumes the management agreement and meets other conditions. Also, the terms of a long-term management agreement encumbering our property may reduce the value of the property. When we enter into or acquire properties subject to any such management agreements, we may be precluded from taking actions in our best interest and could incur substantial expense as a result of the agreements.

All of our initial hotels operate under Marriott or Hilton brands; therefore, we are subject to risks associated with concentrating our portfolio in just two brand families.

Upon completion of the separation and distribution, all eight of our initial hotels will utilize brands owned by Marriott or Hilton. As a result, our success is dependent in part on the continued success of Marriott and Hilton and their respective brands. We believe that building brand value is critical to increase demand and build customer loyalty. Consequently, if market recognition or the positive perception of Marriott and/or Hilton is reduced or compromised, the goodwill associated with the Marriott- and Hilton-branded hotels in our portfolio may be adversely affected. Furthermore, if our relationship with Marriott or Hilton were to deteriorate as a result of disputes regarding the management of our hotels or for other reasons, Marriott and/or Hilton might terminate its current management agreements or franchise licenses with us or decline to manage or provide franchise licenses for hotels we may acquire in the future.

If we cannot obtain additional capital, our growth will be limited.

We are required to distribute to our stockholders at least 90% of our REIT taxable income, excluding net capital gains, each year to qualify and maintain our qualification as a REIT. As a result, our retained earnings available to fund acquisitions, development, or other capital expenditures are nominal. As such, we rely upon the availability of additional debt or equity capital to fund these activities. Our long-term ability to grow through

 

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acquisitions or development, which is an important strategy for us, will be limited if we cannot obtain additional financing or equity capital. Market conditions may make it difficult to obtain financing or equity capital, and we cannot assure you that we will be able to obtain additional debt or equity financing or that we will be able to obtain it on favorable terms.

We compete with other hotels for guests and face competition for acquisitions and sales of hotel properties.

The hotel business is competitive. Our hotels compete on the basis of location, room rates, quality, amenities, service levels, amenities, reputation and reservation systems, among many other factors. New hotels may be constructed and these additions to supply create new competitors, in some cases without corresponding increases in demand for hotel rooms. The result in some cases may be lower revenue, which would result in lower cash available to meet debt service obligations, operating expenses, and requisite distributions to stockholders.

We expect to compete for hotel acquisitions with entities that have similar investment objectives as we do. This competition could limit the number of suitable investment opportunities offered to us. It may also increase the bargaining power of property owners seeking to sell to us, making it more difficult for us to acquire new properties on attractive terms or on the terms contemplated in our business plan. In addition, we expect to compete to sell hotel properties. Availability of capital, the number of hotels available for sale and market conditions, all affect prices. We may not be able to sell hotel assets at our targeted price.

Some of our competitors are larger than us, may have access to greater capital, marketing, and other financial resources, may have personnel with more experience than our officers, may be able to accept higher levels of debt or otherwise may tolerate more risk than us, may have better relations with hotel franchisors, sellers, or lenders, and may have other advantages over us in conducting certain business and providing certain services.

Our cash available for distribution to stockholders may be insufficient to pay distributions at any particular levels or in amounts sufficient to maintain our REIT qualification, and we may borrow funds to make distributions.

As a REIT, we are required to distribute at least 90% of our REIT taxable income each year, excluding net capital gains, to our stockholders. However, all distributions will be authorized and determined by our board of directors in its sole discretion out of funds legally available therefor and will be dependent upon a number of factors, including restrictions under applicable law, actual and projected financial condition, liquidity, EBITDA, FFO and results of operations, the revenue we actually receive from our properties, our operating expenses, our debt service requirements, our capital expenditures, prohibitions and other limitations under our financing arrangements, our REIT taxable income, the annual REIT distribution requirements and such other factors as our board deems relevant. Our ability to make distributions may be adversely affected by the risk factors described in this information statement.

In the event of downturns in our financial condition or operating results, economic conditions or otherwise, we may be unable to declare or pay distributions to our stockholders to the extent required to maintain our REIT qualification. We may be required either to fund distributions from borrowings under our anticipated revolving credit facility or to reduce our distributions. If we borrow to fund distributions, our interest costs would increase, thereby reducing our earnings and cash available for distribution from what they otherwise would have been.

We may elect to pay dividends on our common stock in cash or a combination of cash and shares of securities as permitted under federal income tax laws governing REIT distribution requirements. In addition, some of our distributions may include a return of capital. To the extent that we make distributions in excess of our current and accumulated earnings and profits (as determined for federal income tax purposes), such distributions would generally be considered a return of capital for U.S. federal income tax purposes to the extent

 

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of the holder’s adjusted tax basis in its shares. A return of capital is not taxable, but it has the effect of reducing the holder’s adjusted tax basis in its investment. To the extent that distributions exceed the adjusted tax basis of a holder’s shares, they will be treated as gain from the sale or exchange of such stock.

Two of our initial hotels will be subject to ground leases; if we are found to be in breach of a ground lease or are unable to renew a ground lease, we could be materially and adversely affected.

Two of our initial hotels are on land subject to ground leases. Accordingly, we only own a long-term leasehold or similar interest in those two hotels. If we are found to be in breach of a ground lease, we could lose the right to use the hotel. In addition, unless we can purchase a fee interest in the underlying land and improvements or extend the terms of these leases before their expiration, as to which no assurance can be given, we will lose our right to operate these properties and our interest in the improvements upon expiration of the leases. Our ability to exercise any extension options relating to our ground leases is subject to the condition that we are not in default under the terms of the ground lease at the time that we exercise such options, and we can provide no assurances that we will be able to exercise any available options at such time. Furthermore, we can provide no assurances that we will be able to renew any ground lease upon its expiration. If we were to lose the right to use a hotel due to a breach or non-renewal of the ground lease, we would be unable to derive income from such hotel and would be required to purchase an interest in another hotel to attempt to replace that income, which could materially and adversely affect us.

We will not recognize any increase in the value of the land or improvements subject to our ground leases and may only receive a portion of compensation paid in any eminent domain proceeding with respect to the hotel.

Unless we purchase a fee interest in the land and improvements subject to our ground leases, we will not have any economic interest in the land or improvements at the expiration of our ground leases and therefore we will not share in any increase in value of the land or improvements beyond the term of a ground lease, notwithstanding our capital outlay to purchase our interest in the hotel or fund improvements thereon, and will lose our right to use the hotel. Furthermore, if the state or federal government seizes a hotel subject to a ground lease under its eminent domain power, we may only be entitled to a portion of any compensation awarded for the seizure.

Tax indemnification obligations that apply in the event that we exercise our option to acquire the Crystal Gateway Marriott hotel and then dispose of such hotel or reduce the debt encumbering such hotel below a specified threshold could limit our operating flexibility.

If we exercise our option to acquire the Crystal Gateway Marriott hotel and then dispose of it in a taxable transaction or reduce the debt secured by that hotel below $43.3 million prior to July 13, 2016, Ashford Trust OP will be obligated to pay certain tax liabilities of the partners of the entity that originally contributed the hotel to Ashford Trust OP, under an existing tax reporting and protection agreement. Pursuant to the terms of the Crystal Gateway option agreement, if we acquire the Crystal Gateway Marriott we will be required to indemnify Ashford Trust OP for any such tax liabilities that it is required to pay because of us.

The potential tax liability generally consists of the aggregate federal, state and local income tax liability incurred by the partners of the original contributor to Ashford Trust (using an assumed combined federal, state and local income tax rate at the then-highest applicable marginal rate for such contributor) with respect to the gain allocated to the contributor under Section 704(c) of the Code. The terms of the original agreement, and accordingly the terms of our indemnification agreement with Ashford Trust OP, require the payment of a gross up of the tax indemnity payment for the amount of income taxes due as a result of the tax indemnity payment. While the tax indemnity obligations will not contractually limit our ability to conduct our business in the way we desire, if we elect to acquire the Crystal Gateway Marriott, we are less likely to dispose of it in a taxable transaction during the indemnity period. Instead, we would either hold the property for the remainder of the indemnity period or seek to transfer the property in a tax-deferred like-kind exchange. In addition, a condemnation of the property could trigger our tax indemnification obligations.

 

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If we were to acquire the Crystal Gateway Marriott and then immediately dispose of it in a taxable transaction following the separation and distribution, our estimated total tax indemnification obligation to Ashford Trust OP, including the gross-up payment, would be approximately $36 million. See “Certain Relationships and Related Person Transactions—Acquisition of the Initial Properties—Tax Indemnity.”

The expansion of our business into new markets outside of the United States will expose us to risks relating to owning hotels in those international markets.

As part of our business strategy, we may acquire hotels that meet our investment criteria and are located in international gateway markets. We may have difficulty managing our expansion into new geographic markets where we have limited knowledge and understanding of the local economy, an absence of business relationships in the area, or unfamiliarity with local governmental and permitting procedures and regulations. There are risks inherent in conducting business outside of the United States, which include:

 

   

employment laws and practices and reimbursable increased costs under our advisory agreement associated with international employees;

 

   

tax laws, which may provide for income or other taxes or tax rates that exceed those of the U.S. and which may provide that foreign earnings that are repatriated, directly or indirectly, are subject to dividend withholding tax requirements or other restrictions;

 

   

compliance with and unexpected changes in regulatory requirements or monetary policy;

 

   

the willingness of domestic or international lenders to provide financing and changes in the availability, cost and terms of such financing;

 

   

adverse changes in local, political, economic and market conditions;

 

   

insurance coverage related to terrorist events;

 

   

changes in interest rates and/or currency exchange rates;

 

   

regulations regarding the incurrence of debt; and

 

   

difficulties in complying with U.S. rules governing REITs while operating outside of the United States.

Any of these factors could affect adversely our ability to obtain all of the intended benefits of our international country expansion. If we do not effectively manage this expansion and successfully integrate the international hotels into our organization, our operating results and financial condition may be adversely affected.

Exchange rate fluctuations could affect adversely our financial results.

If we acquire hotels or conduct operations in an international jurisdiction, currency exchange rate fluctuations could adversely affect our results of operations and financial position. As a result of international operations, if any, a portion of our revenue and expenses could be generated in foreign currencies such as the Euro, the Canadian dollar and the British pound sterling. Although we may enter into foreign exchange agreements with financial institutions, obtain local currency mortgage debt and/or enter into currency exchange hedging arrangements in order to reduce our exposure to fluctuations in the value of these and other foreign currencies, these transactions, if entered into, will not eliminate that risk entirely. To the extent that we are unable to match revenue received in foreign currencies with expenses paid in the same currency, exchange rate fluctuations could have a negative impact on our results of operations and financial condition. Additionally, because our consolidated financial results are reported in U.S. dollars, if we generate revenues or earnings in other currencies, the conversion of such amounts into U.S. dollars can result in an increase or decrease in the amount of our revenues or earnings.

 

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For as long as we are an emerging growth company, we will not be required to comply with certain reporting requirements, including those relating to accounting standards and disclosure about our executive compensation, that apply to other public companies.

Upon the completion of the distribution, we will become subject to reporting and other obligations under the Securities Exchange Act of 1934, as amended (the “Exchange Act”). In April 2012, the Jump Start Our Business Startups Act (the “JOBS Act”) was enacted into law. The JOBS Act contains provisions that, among other things, relax certain reporting requirements for “emerging growth companies,” including certain requirements relating to accounting standards and compensation disclosure. We are an “emerging growth company” as defined in the JOBS Act. For as long as we are an emerging growth company, which may be up to five full fiscal years, unlike other public companies, we will not be required to:

 

   

provide an auditor’s attestation report on management’s assessment of the effectiveness of our system of internal control over financial reporting pursuant to Section 404 of the Sarbanes-Oxley Act,

 

   

comply with any new or revised financial accounting standards applicable to public companies until such standards are also applicable to private companies under Section 102(b)(1) of the JOBS Act,

 

   

comply with any new requirements adopted by the Public Company Accounting Oversight Board (the “PCAOB”) requiring mandatory audit firm rotation or a supplement to the auditor’s report in which the auditor would be required to provide additional information about the audit and the financial statements of the issuer,

 

   

comply with any new audit rules adopted by the PCAOB after April 5, 2012 unless the SEC determines otherwise,

 

   

provide certain disclosure regarding executive compensation, or

 

   

hold stockholder advisory votes on executive compensation.

Our status as an “emerging growth company” under the JOBS Act may make it more difficult to raise capital as and when we need it.

Because of the exemptions from various reporting requirements provided to us as an “emerging growth company” and because we will have an extended transition period for complying with accounting standards newly issued or revised after April 5, 2012, we may be less attractive to investors and it may be difficult for us to raise additional capital as and when we need it. Investors may be unable to compare our business with other companies in our industry if they believe that our financial accounting is not as transparent as other companies in our industry. If we are unable to raise additional capital as and when we need it, our financial condition and results of operations may be materially and adversely affected.

We will become subject to financial reporting and other requirements for which our accounting, internal audit and other management systems and resources may not be adequately prepared and we may not be able to accurately report our financial results.

Following the separation and distribution, we will become subject to reporting and other obligations under the Exchange Act, including the requirements of Section 404 of the Sarbanes-Oxley Act. Section 404(a) requires annual management assessments of the effectiveness of our internal controls over financial reporting. These reporting and other obligations will place significant demands on our management, administrative, operational, internal audit and accounting resources and will cause us to incur significant expenses. We may need to upgrade our systems or create new systems; implement additional financial and management controls, reporting systems and procedures; expand our internal audit function; and hire additional accounting, internal audit and finance staff. If we are unable to accomplish these objectives in a timely and effective fashion, our ability to comply with the financial reporting requirements and other rules that apply to reporting companies could be impaired. Any failure to achieve and maintain effective internal controls could have a material adverse effect on our business, operating results and stock price.

 

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For as long as we are an “emerging growth company” under the recently enacted JOBS Act, our independent registered public accounting firm will not be required to attest to the effectiveness of our internal control over financial reporting pursuant to Section 404(b). We could be an emerging growth company for up to five years. An independent assessment of the effectiveness of our internal controls could detect problems that our management’s assessment might not. Undetected material weaknesses in our internal controls could lead to financial statement restatements and require us to incur the expense of remediation.

We are increasingly dependent on information technology, and potential cyber attacks, security problems or other disruption and expanding social media vehicles present new risks.

Our advisor and our hotel managers will rely on information technology networks and systems, including the Internet, to process, transmit and store electronic information, and to manage or support a variety of business processes, including financial transactions and records, personal identifying information, reservations, billing and operating data. Our advisor and our hotel managers may purchase some of our information technology from vendors, on whom our systems will depend, and our advisor will rely on commercially available systems, software, tools and monitoring to provide security for processing, transmission and storage of confidential operator and other customer information. We will depend upon the secure transmission of this information over public networks. Our advisor’s and hotel managers’ networks and storage applications will be subject to unauthorized access by hackers or others through cyber attacks, which are rapidly evolving and becoming increasingly sophisticated, or by other means, or may be breached due to operator error, malfeasance or other system disruptions. In some cases, it will be difficult to anticipate or immediately detect such incidents and the damage caused thereby. Any significant breakdown, invasion, destruction, interruption or leakage of our advisor’s or hotel managers’ systems could harm us.

In addition, the use of social media could cause us to suffer brand damage or information leakage. Negative posts or comments about us, our hotel managers or our hotels on any social networking website could damage our or our hotels’ reputations. In addition, employees or others might disclose non-public sensitive information relating to our business through external media channels. The continuing evolution of social media will present us with new challenges and risks.

Changes in laws, regulations, or policies may adversely affect our business.

The laws and regulations governing our business or the regulatory or enforcement environment at the federal level or in any of the states in which we operate may change at any time and may have an adverse effect on our business. For example, the Patient Protection and Affordable Care Act of 2010, as it is phased in over time, will significantly affect the administration of health care services and could significantly impact our cost of providing employees with health care insurance. We are unable to predict how this or any other future legislative or regulatory proposals or programs will be administered or implemented or in what form, or whether any additional or similar changes to statutes or regulations, including the interpretation or implementation thereof, will occur in the future. Any such action could affect us in substantial and unpredictable ways and could have an adverse effect on our results of operations and financial condition. Our inability to remain in compliance with regulatory requirements in a particular jurisdiction could have a material adverse effect on our operations in that market and on our reputation generally. No assurance can be given that applicable laws or regulations will not be amended or construed differently or that new laws and regulations will not be adopted, either of which could materially adversely affect our business, financial condition, or results of operations.

Risks Related to our Debt Financing

Increases in interest rates could increase our debt payments.

Upon completion of the separation and distribution, we expect to have approximately $625.9 million of outstanding indebtedness, including approximately $199.3 million of variable interest rate debt, and we expect to

 

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incur additional indebtedness, including additional variable-rate debt. If we acquire both of the properties subject to option agreements, we expect to have approximately $814.4 million of debt, including approximately $268.3 million of variable-rate debt. Increases in interest rates increase our interest costs on our variable-rate debt as well as any future fixed rate debt we may incur, and interest we pay reduces our cash available for distributions. Moreover, periods of rising interest rates heighten the risks described immediately below under “—We may be unable to make required payments on our debt, and our charter and bylaws do not limit the amount of debt we may incur.”

We may be unable to make required payments on our debt, and our charter and bylaws do not limit the amount of debt we may incur.

Our charter and bylaws do not limit the amount or percentage of indebtedness that we may incur, and we are subject to risks normally associated with debt financing, including the risk that we may not be able to meet our debt service obligations or refinance our debt as it becomes due. There can be no assurance that we will be able to refinance any maturing indebtedness, that any refinancing would be on terms as favorable as the terms of the maturing indebtedness or that we will be able to otherwise obtain funds by selling assets or raising equity to repay maturing indebtedness. Although we intend to target a low-leverage capital structure and intend to limit the sum of the outstanding principal amount of our consolidated indebtedness and the liquidation preference of any outstanding preferred equity, less cash, cash equivalents and marketable securities, to not more than 5.0x EBITDA, for the 12-month period preceding the incurrence of such debt or the issuance of such preferred equity, we cannot assure you that we will be successful in achieving that target, and we may operate above our target ratio for substantial periods of time.

If we do not meet our debt service obligations, we risk the loss of some or all of our assets to foreclosure. For tax purposes, a foreclosure of any of our properties would be treated as a sale of the property for a purchase price equal to the outstanding balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the property, we would recognize taxable income on the foreclosure but would not receive any cash proceeds. As a result, we may be required to identify and utilize other sources of cash for distributions to our stockholders of that income.

Our future indebtedness may be cross-collateralized and, consequently, a default on this indebtedness could cause us to lose part or all of our investment in multiple properties.

In addition, changes in economic conditions, our financial condition or operating results or prospects could:

 

   

result in higher interest rates on our variable-rate debt,

 

   

reduce the availability of debt financing generally or debt financing at favorable rates,

 

   

reduce cash available for distribution to stockholders,

 

   

increase the risk that we could be forced to liquidate assets or repay debt, or

 

   

create other hazardous situations for us.

Covenants, “cash trap” provisions or other terms in our mortgage loans and any future credit facility could limit our flexibility and adversely affect our financial condition or our qualification as a REIT.

Some of our loan agreements contain financial and other covenants. If we violate covenants in any debt agreements, we could be required to repay all or a portion of our indebtedness before maturity at a time when we might be unable to arrange financing for such repayment on attractive terms, if at all. Violations of certain debt covenants may also prohibit us from borrowing unused amounts under our lines of credit, even if repayment of some or all the borrowings is not required. In any event, financial covenants under our current or future debt obligations could impair our planned business strategies by limiting our ability to borrow beyond certain amounts or for certain purposes.

 

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Some of our loan agreements also contain cash trap provisions triggered if the performance of our hotels decline. When these provisions are triggered, substantially all of the profit generated by our hotels is deposited directly into lockbox accounts and then swept into cash management accounts for the benefit of our various lenders. Cash is not distributed to us at any time after the cash trap provisions have been triggered until we have cured performance issues. This could affect our liquidity and our ability to make distributions to our stockholders.

Our hedging strategies may not be successful in mitigating our risks associated with interest rates and could reduce the overall returns on your investment.

We expect to use various derivative financial instruments to provide a level of protection against interest rate risks, but no hedging strategy can protect us completely. These instruments involve risks, such as the risk that the counterparties may fail to honor their obligations under these arrangements, that these arrangements may not be effective in reducing our exposure to interest rate changes and that a court could rule that such agreements are not legally enforceable. These instruments may also generate income that may not be treated as qualifying REIT income. In addition, the nature and timing of hedging transactions may influence the effectiveness of our hedging strategies. Poorly designed strategies or improperly executed transactions could actually increase our risk and losses. Moreover, hedging strategies involve transaction and other costs. We cannot assure you that our hedging strategy and the derivatives that we use will adequately offset the risk of interest rate volatility or that our hedging transactions will not result in losses that may reduce the overall return on your investment.

Risks Related to Conflicts of Interest

Our separation and distribution agreement, our advisory agreement, the mutual exclusivity agreement and other agreements entered into in connection with the separation and distribution were not negotiated on an arms-length basis, and we may pursue less vigorous enforcement of their terms because of conflicts of interest with certain of our executive officers and directors and key employees of our advisor.

Because our officers and two of our directors are also key employees of our advisor or its affiliates and have ownership interests in Ashford Trust, our separation and distribution agreement, our advisory agreement, mutual exclusivity agreement and other agreements entered into in connection with the separation and distribution were not negotiated on an arms-length basis, and we did not have the benefit of arms-length negotiations of the type normally conducted with an unaffiliated third party. As a result, the terms, including fees and other amounts payable, may not be as favorable to us as an arms-length agreement. Furthermore, we may choose not to enforce, or to enforce less vigorously, our rights under these agreements because of our desire to maintain our ongoing relationship with our advisor and Remington. For example, following the completion of the separation and distribution, we will be entitled to indemnification from Ashford Trust OP and Ashford Trust TRS in the event of breaches of certain provisions of, or misrepresentations made in, the separation and distribution agreement. (The indemnification is limited and we are not entitled to any other indemnification in connection with the separation and distribution.) We may choose not to enforce, or to enforce less vigorously, our rights under these agreements due to our ongoing relationship with our executive officers and directors.

Termination by us of our advisory agreement with our advisor without cause is difficult and costly.

The initial term of our advisory agreement with our advisor is five years from the effective date of the advisory agreement, with automatic one-year renewal terms on each anniversary date thereafter unless previously terminated. Our board will review our advisor’s performance and fees annually and, following the five-year initial term the advisory agreement may be terminated by us with 180 days’ prior notice upon the affirmative vote of at least two-thirds of our independent directors based upon a good faith finding that either: (1) there has been unsatisfactory performance by our advisor that is materially detrimental to us and our subsidiaries taken as a whole, or (2) the base fee and/or incentive fee is not fair (and our advisor does not offer to negotiate a lower fee that two-thirds of our independent directors determine is fair).

 

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Our advisor will be paid a termination fee equal to three times the average base and incentive fees for the 24-month period immediately preceding the termination. Additionally, if there is a change of control transaction conditioned upon the termination of the advisory agreement, we will have the right to terminate the advisory agreement upon the payment of a termination fee that is calculated based on the net earnings of the advisor attributable to the advisory agreement for the preceding 12 months and the average of the weighted average EBITDA multiple for Ashford Trust’s common stock (or advisor’s common stock if at the time of termination advisor’s stock is publicly traded separate from the common stock of Ashford Trust) for each of the three fiscal years preceding the termination, plus a gross-up amount for assumed federal and state tax liability, based on an assumed tax rate of 40%. The termination fee may make it more difficult for us to terminate our advisory agreement. These provisions increase the cost to us of terminating our advisory agreement, thereby adversely affecting our ability to terminate our advisor without cause.

Our advisor is owned by Ashford Trust and may be able to direct attractive investment opportunities to Ashford Trust and away from us.

Our advisor is a subsidiary of Ashford Trust, a publicly-traded hotel REIT, with investment objectives that are similar to ours. Each of our executive officers and two of our directors also serve as key employees and as officers of our advisor and Ashford Trust, and will continue to do so. Furthermore, Mr. Monty J. Bennett, our chief executive officer and chairman, is also the chief executive officer and chairman of Ashford Trust. Our advisory agreement requires our advisor to present investments that satisfy our investment guidelines to us before presenting them to Ashford Trust or any future client of our advisor. However, some portfolio investment opportunities may include hotels that satisfy our investment objectives as well as hotels that satisfy the investment objectives of Ashford Trust or other entities advised by Ashford Advisor. If the portfolio cannot be equitably divided, our advisor will necessarily have to make a determination as to which entity will be presented with the opportunity. In such a circumstance, our advisory agreement requires our advisor to allocate portfolio investment opportunities between us and Ashford Trust or other entities advised by Ashford Advisor in a fair and equitable manner, consistent with our, Ashford Trust’s and such other entities’ investment objectives. In making this determination, our advisor, using substantial discretion, will consider the investment strategy and guidelines of each entity with respect to acquisition of properties, portfolio concentrations, tax consequences, regulatory restrictions, liquidity requirements and other factors deemed appropriate. In making the allocation determination, our advisor has no obligation to make any such investment opportunity available to us. Further, Ashford Advisor and Ashford Trust have agreed that any new investment opportunities that satisfy our investment guidelines will be presented to our board of directors; however, our board will have only ten business days to make a determination with respect to such opportunity prior to it being available to Ashford Trust. The above mentioned dual responsibilities may create conflicts of interest for our officers which could result in decisions or allocations of investments that may benefit one entity more than the other.

Our advisor and its key employees, who are our executive officers, face competing demands relating to their time and this may adversely affect our operations.

We rely on our advisor and its employees for the day-to-day operation of our business. Our advisor is owned by Ashford Trust, and each of the key employees of our advisor are executive officers of Ashford Trust. Because our advisor’s key employees have duties to Ashford Trust as well as to our company, we do not have their undivided attention and they face conflicts in allocating their time and resources between our company and Ashford Trust. Our advisor may also manage other entities in the future. During turbulent market conditions or other times when we need focused support and assistance from our advisor, other entities for which our advisor also acts as an external advisor or Ashford Trust will likewise require greater focus and attention, placing competing high levels of demand on the limited time and resources of our advisor’s key employees. We may not receive the necessary support and assistance we require or would otherwise receive if we were internally managed by persons working exclusively for us.

 

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We must pay a minimum advisory fee to our advisor regardless of our performance.

Our advisor is entitled to receive a quarterly base fee from us that is based on our total enterprise value (as defined in our advisory agreement), regardless of the performance of our portfolio. Our advisor’s entitlement to nonperformance-based compensation might reduce its incentive to devote its time and effort to seeking investments that provide attractive risk-adjusted returns for our portfolio.

Conflicts of interest with Remington could result in our hotel-level management acting other than in our stockholders’ best interest.

We expect Remington will manage hotels we own following the separation and distribution, including the Pier House Resort if we exercise our option to acquire that hotel. Conflicts of interest in general and specifically relating to Remington may lead to management decisions that are not in the stockholders’ best interest. Our chief executive officer and chairman, Mr. Monty J. Bennett, serves as the chief executive officer of Remington. Mr. Monty J. Bennett and his father, Mr. Archie Bennett, Jr., beneficially own 100% of Remington.

Upon completion of the separation and distribution, we will enter into a mutual exclusivity agreement with Remington. To the extent we have the right or control the right to direct such matters, the exclusivity agreement requires us to engage Remington to provide certain project management and development services for our initial properties and to engage Remington to provide property management, project management and development services for all future properties that we acquire, unless our independent directors either (i) unanimously vote not to hire Remington, or (ii) based on special circumstances or past performance, by a majority vote, elect not to engage Remington because they have determined, in their reasonable business judgment, that it would be in our best interest not to engage Remington or that another manager or developer could perform the duties materially better. As one of the two beneficial owners of Remington, which would receive any property management, project management, development and termination fees payable by us under the master management agreement, Mr. Monty J. Bennett may influence our decisions to sell, acquire, or develop hotels when it is not in the best interest of our stockholders to do so. In addition, to the extent Remington manages future properties that we acquire, we have agreed to a master management agreement with Remington. See “Certain Agreements—Remington Master Management Agreement.”

Mr. Monty J. Bennett’s ownership interests in and management obligations to Remington present him with conflicts of interest in making management decisions related to the commercial arrangements between us and Remington, and his management obligations to Remington reduce the time and effort he spends managing our company. Our board of directors has adopted a policy that requires all material approvals, actions or decisions which we have the right to make under the master management agreement with Remington be approved by a majority or, in certain circumstances, all of our independent directors. However, given the authority and/or operational latitude to Remington under the master management agreement to which we will become a party, Mr. Monty J. Bennett, as the chief executive officer of Remington, could take actions or make decisions that are not in the stockholders’ best interest or that are otherwise inconsistent with his obligations under the master management agreement or our obligations under the applicable franchise agreements.

Remington’s ability to exercise significant influence over the determination of the competitive set for any hotels managed by Remington could artificially enhance the perception of the performance of a hotel, making it more difficult to use managers other than Remington for future properties.

Our mutual exclusivity agreement with Remington requires us to engage Remington to manage all future properties that we acquire, to the extent we have the right or control the right to direct such matters, unless our independent directors either (i) unanimously vote not to hire Remington or (ii) based on special circumstances or past performance, by a majority vote, elect not to engage Remington because they have determined, in their reasonable business judgment, that it would be in our best interest not to engage Remington or that another manager or developer could perform the duties materially better. Under our master management agreement with Remington, we have the right to terminate Remington based on the performance of the applicable hotel, subject

 

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to the payment of a termination fee. The determination of performance is based on the applicable hotel’s gross operating profit margin and its RevPAR penetration index, which provides the relative revenue per room generated by a specified property as compared to its competitive set. For each hotel managed by Remington, its competitive set will consist of a small group of hotels in the relevant market that we and Remington believe are comparable for purposes of benchmarking the performance of such hotel. Remington will have significant influence over the determination of the competitive set for any of our hotels managed by Remington, and as such could artificially enhance the perception of the performance of a hotel by selecting a competitive set that is not performing well or is not comparable to the Remington-managed hotel, thereby making it more difficult for us to elect not to use Remington for future hotel management.

Under the terms of our mutual exclusivity agreement with Remington, Remington may be able to pursue lodging investment opportunities that compete with us.

Pursuant to the terms of our mutual exclusivity agreement with Remington, if investment opportunities that satisfy our investment criteria are identified by Remington or its affiliates, Remington will give us a written notice and description of the investment opportunity. We will have 10 business days to either accept or reject the investment opportunity. If we reject the opportunity, Remington may then pursue such investment opportunity, subject to a right of first refusal in favor of Ashford Trust pursuant to an existing agreement between Ashford Trust and Remington, on materially the same terms and conditions as offered to us. If we were to reject such an investment opportunity, either Ashford Trust or Remington could pursue the opportunity and compete with us. In such a case, Mr. Monty J. Bennett, our chief executive officer and chairman, in his capacity as chairman and chief executive officer of Ashford Trust or as chief executive officer of Remington could be in a position of directly competing with us.

Our fiduciary duties as the general partner of our operating partnership could create conflicts of interest, which may impede business decisions that could benefit our stockholders.

After the separation and distribution, we, as the general partner of our operating partnership, will have fiduciary duties to the other limited partners in our operating partnership, the discharge of which may conflict with the interests of our stockholders. The limited partners of our operating partnership have agreed that, in the event of a conflict in the fiduciary duties owed by us to our stockholders and, in our capacity as general partner of our operating partnership, to such limited partners, we are under no obligation to give priority to the interests of such limited partners. In addition, those persons holding common units will have the right to vote on certain amendments to the operating partnership agreement (which require approval by a majority in interest of the limited partners, including us) and individually to approve certain amendments that would adversely affect their rights. These voting rights may be exercised in a manner that conflicts with the interests of our stockholders. For example, we are unable to modify the rights of limited partners to receive distributions as set forth in the operating partnership agreement in a manner that adversely affects their rights without their consent, even though such modification might be in the best interest of our stockholders.

In addition, conflicts may arise when the interests of our stockholders and the limited partners of our operating partnership diverge, particularly in circumstances in which there may be an adverse tax consequence to the limited partners. Tax consequences to holders of common units upon a sale or refinancing of our properties may cause the interests of Ashford Trust or the key employees of our advisor (who are executive officers of Ashford Trust and have ownership interests in Ashford Trust) to differ from our stockholders. As a result of unrealized built-in gain attributable to contributed property at the time of contribution, some holders of common units, including Ashford Trust, may suffer different and more adverse tax consequences than holders of our common stock upon the sale or refinancing of the properties owned by our operating partnership, including disproportionately greater allocations of items of taxable income and gain upon a realization event. As those holders will not receive a correspondingly greater distribution of cash proceeds, they may have different objectives regarding the appropriate pricing, timing and other material terms of any sale or refinancing of certain properties, or whether to sell or refinance such properties at all. As a result, our advisor, which is owned by

 

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Ashford Trust, may cause us to sell, not sell or refinance certain properties, even if such actions or inactions might be financially advantageous to our stockholders, or to enter into tax deferred exchanges with the proceeds of such sales when such a reinvestment might not otherwise be in our best interest.

The conflicts of interest policy we will adopt may not adequately address all of the conflicts of interest that may arise with respect to our activities.

In order to avoid any actual or perceived conflicts of interest with our directors or officers or our advisor’s employees, we intend to adopt a conflicts of interest policy to address specifically some of the conflicts relating to our activities. Although under this policy the approval of a majority of our disinterested directors will be required to approve any transaction, agreement or relationship in which any of our directors or officers, our advisor or its employees or Ashford Trust has an interest, there is no assurance that this policy will be adequate to address all of the conflicts that may arise or will address such conflicts in a manner that is favorable to us. In addition, our current board of directors consists only of Messrs. Bennett and Kessler, and as a result, the transactions and agreements entered into in connection with our formation prior to the separation and distribution have not been approved by any independent or disinterested directors.

Risks Related to Hotel Investments

We are subject to general risks associated with operating hotels.

We plan to own hotel properties, which have different economic characteristics than many other real estate assets and a hotel REIT is structured differently than many other types of REITs. A typical office property, for example, has long-term leases with third-party tenants, which provides a relatively stable long-term stream of revenue. Hotels, on the other hand, generate revenue from guests that typically stay at the hotel for only a few nights, which causes the room rate and occupancy levels at each of our hotels to change every day, and results in earnings that can be highly volatile.

In addition, our hotels are subject to various operating risks common to the hotel industry, many of which are beyond our control, including, among others, the following:

 

   

competition from other hotel properties in our markets;

 

   

over-building of hotels in our markets, which results in increased supply and adversely affects occupancy and revenues at our hotels;

 

   

dependence on business and commercial travelers and tourism;

 

   

increases in operating costs due to inflation, increased energy costs and other factors that may not be offset by increased room rates;

 

   

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

 

   

increases in assessed property taxes from changes in valuation or real estate tax rates;

 

   

increases in the cost of property insurance;

 

   

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

 

   

unforeseen events beyond our control, such as terrorist attacks, travel related health concerns which could reduce travel, including pandemics and epidemics such as H1N1 influenza (swine flu), avian bird flu and SARS, imposition of taxes or surcharges by regulatory authorities, travel-related accidents, travel infrastructure interruptions and unusual weather patterns, including natural disasters such as hurricanes, tsunamis or earthquakes;

 

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adverse effects of international, national, regional and local economic and market conditions and increases in energy costs or labor costs and other expenses affecting travel, which may affect travel patterns and reduce the number of business and commercial travelers and tourists;

 

   

adverse effects of a downturn in the lodging industry; and

 

   

risks generally associated with the ownership of hotel properties and real estate, as we discuss in more detail below.

These factors could adversely affect our hotel revenues and expenses, which in turn could adversely affect our financial condition, results of operations, the market price of our common stock and our ability to make distributions to our stockholders.

We may have to make significant capital expenditures to maintain our hotel properties, and any development activities we undertake may be more costly than we anticipate.

Our hotels will have an ongoing need for renovations and other capital improvements, including replacements, from time to time, of furniture, fixtures, and equipment. Managers or franchisors of our hotels also will require periodic capital improvements pursuant to the management agreements or as a condition of maintaining franchise licenses. Generally, we are responsible for the cost of these capital improvements. As part of our long-term growth strategy, we may also develop hotels. Hotel renovation and development involves substantial risks, including:

 

   

construction cost overruns and delays;

 

   

the disruption of operations and displacement of revenue at operating hotels, including revenue lost while rooms, restaurants or meeting space under renovation are out of service;

 

   

the cost of funding renovations or developments and inability to obtain financing on attractive terms;

 

   

the return on our investment in these capital improvements or developments failing to meet expectations;

 

   

inability to obtain all necessary zoning, land use, building, occupancy, and construction permits;

 

   

loss of substantial investment in a development project if a project is abandoned before completion;

 

   

environmental problems; and

 

   

disputes with franchisors or property managers regarding compliance with relevant franchise agreements or management agreements.

If we have insufficient cash flow from operations to fund needed capital expenditures, then we will need to borrow or access equity to fund future capital improvements.

The hotel business is seasonal, which will affect our results of operations from quarter to quarter.

The hotel industry is seasonal in nature. This seasonality can cause quarterly fluctuations in our financial condition and operating results, including in any distributions on common stock. Our quarterly operating results may be adversely affected by factors outside our control, including weather conditions and poor economic factors in certain markets in which we operate. We can provide no assurances that our cash flows will be sufficient to offset any shortfalls that occur as a result of these fluctuations. As a result, we may have to reduce distributions or enter into short-term borrowings in certain quarters in order to make distributions to our stockholders, and we can provide no assurances that such borrowings will be available on favorable terms, if at all.

 

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The cyclical nature of the lodging industry may cause fluctuations in our operating performance, which could have a material adverse effect on us.

The lodging industry historically has been highly cyclical in nature. Fluctuations in lodging demand and, therefore, hotel operating performance, are caused largely by general economic and local market conditions, which subsequently affect levels of business and leisure travel. In addition to general economic conditions, new hotel room supply is an important factor that can affect the lodging industry’s performance, and overbuilding has the potential to further exacerbate the negative impact of an economic recession. Room rates and occupancy, and thus RevPAR, tend to increase when demand growth exceeds supply growth. We can provide no assurances regarding whether, or the extent to which, lodging demand will rebound or whether any such rebound will be sustained. An adverse change in lodging fundamentals could result in returns that are substantially below our expectations or result in losses, which could have a material adverse effect on us.

Many real estate costs are fixed, even if revenue from our hotels decreases.

Many costs, such as real estate taxes, insurance premiums and maintenance costs, generally are not reduced even when a hotel is not fully occupied, room rates decrease or other circumstances cause a reduction in revenues. In addition, newly acquired or renovated hotels may not produce the revenues we anticipate immediately, or at all, and the hotel’s operating cash flow may be insufficient to pay the operating expenses and debt service associated with these new hotels. If we are unable to offset real estate costs with sufficient revenues across our portfolio, we may be adversely affected.

The increasing use of Internet travel intermediaries by consumers may adversely affect our profitability.

Some of our hotel rooms will be booked through Internet travel intermediaries, including, but not limited to, Travelocity.com, Expedia.com and Priceline.com. As Internet bookings increase, these intermediaries may be able to obtain higher commissions, reduced room rates or other significant contract concessions from our management companies. Moreover, some of these Internet travel intermediaries are attempting to offer hotel rooms as a commodity, by increasing the importance of price and general indicators of quality (such as “three-star downtown hotel”) at the expense of brand identification. These intermediaries hope that consumers will eventually develop brand loyalties to their reservations system rather than to the brands under which our properties are franchised. Although most of the business for our hotels is expected to be derived from traditional channels, if the amount of sales made through Internet intermediaries increases significantly, room revenues may be lower than expected, and we may be adversely affected.

We may be adversely affected by increased use of business-related technology, which may reduce the need for business-related travel.

The increased use of teleconference and video-conference technology by businesses could result in decreased business travel as companies increase the use of technologies that allow multiple parties from different locations to participate at meetings without traveling to a centralized meeting location. To the extent that such technologies play an increased role in day-to-day business and the necessity for business-related travel decreases, hotel room demand may decrease and we may be adversely affected.

Future terrorist attacks or changes in terror alert levels could materially and adversely affect us.

Previous terrorist attacks and subsequent terrorist alerts have adversely affected the U.S. travel and hospitality industries since 2001, often disproportionately to the effect on the overall economy. The extent of the impact that actual or threatened terrorist attacks in the U.S. or elsewhere could have on domestic and international travel and our business in particular cannot be determined, but any such attacks or the threat of such attacks could have a material adverse effect on travel and hotel demand, our ability to finance our business and our ability to insure our hotels, which could materially and adversely affect us.

 

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We are subject to risks associated with the employment of hotel personnel, particularly with hotels that employ unionized labor.

Our third-party managers will be responsible for hiring and maintaining the labor force at each of our hotels. Although we will not directly employ or manage employees at our hotels, we still are subject to many of the costs and risks generally associated with the hotel labor force, particularly those hotels with unionized labor. From time to time, hotel operations may be disrupted as a result of strikes, lockouts, public demonstrations or other negative actions and publicity. We also may incur increased legal costs and indirect labor costs as a result of contract disputes or other events. The resolution of labor disputes or re-negotiated labor contracts could lead to increased labor costs, either by increases in wages or benefits or by changes in work rules that raise hotel operating costs. We do not have the ability to affect the outcome of these negotiations.

Risks Related to the Real Estate Industry

Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our hotel properties and harm our financial condition.

Because real estate investments are relatively illiquid, our ability to sell promptly one or more hotel properties for reasonable prices in response to changing economic, financial, and investment conditions is limited.

The real estate market is affected by many factors that are beyond our control, including:

 

   

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

 

   

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

 

   

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

 

   

the ongoing need for capital improvements, particularly in older structures;

 

   

changes in operating expenses; and

 

   

civil unrest, acts of war or terrorism, and acts of God, including earthquakes, floods and other natural disasters, which may result in uninsured and underinsured losses.

We may decide to sell hotel properties in the future. We cannot predict whether we will be able to sell any hotel property for the price or on the terms set by us, or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a willing purchaser and to close the sale of a hotel property.

We may be required to expend funds to correct defects or to make improvements before a property can be sold. We cannot assure you that we will have funds available to correct those defects or to make those improvements. In acquiring a hotel property, we may agree to lock-out provisions that materially restrict us from selling that property for a period of time or impose other restrictions, such as a limitation on the amount of debt that can be placed or repaid on that property. These and other factors could impede our ability to respond to adverse changes in the performance of our hotel properties or a need for liquidity.

Increases in property taxes would increase our operating costs, reduce our income and adversely affect our ability to make distributions to our stockholders.

Each of our hotel properties will be subject to real and personal property taxes. These taxes may increase as tax rates change and as the properties are assessed or reassessed by taxing authorities. If property taxes increase, our financial condition, results of operations and our ability to make distributions to our stockholders could be materially and adversely affected and the market price of our common stock could decline.

 

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The costs of compliance with or liabilities under environmental laws may harm our operating results.

Operating expenses at our hotels could be higher than anticipated due to the cost of complying with existing or future environmental laws and regulations. In addition, our hotel properties may be subject to environmental liabilities. An owner of real property can face liability for environmental contamination created by the presence or discharge of hazardous substances on the property. We may face liability regardless of:

 

   

our knowledge of the contamination;

 

   

the timing of the contamination;

 

   

the cause of the contamination; or

 

   

the party responsible for the contamination.

There may be environmental problems associated with our hotel properties of which we are unaware. Some of our hotel properties use, or may have used in the past, underground tanks for the storage of petroleum-based or waste products that could create a potential for release of hazardous substances. If environmental contamination exists on a hotel property, we could become subject to strict, joint and several liabilities for the contamination if we own the property.

The presence of hazardous substances on a property may adversely affect our ability to sell the property on favorable terms or at all, and we may incur substantial remediation costs. The discovery of material environmental liabilities at our properties could subject us to unanticipated significant costs.

We generally will have environmental insurance policies on each of our properties, and we intend to obtain environmental insurance for any other properties that we may acquire. However, if environmental liabilities are discovered during the underwriting of the insurance policies for any property that we may acquire in the future, we may be unable to obtain insurance coverage for the liabilities at commercially reasonable rates or at all, and we may experience losses.

Numerous treaties, laws and regulations have been enacted to regulate or limit carbon emissions. Changes in the regulations and legislation relating to climate change, and complying with such laws and regulations, may require us to make significant investments in our hotels and could result in increased energy costs at our properties.

Our properties may contain or develop harmful mold, which could lead to liability for adverse health effects and costs of remediating the problem.

When excessive moisture accumulates in buildings or on building materials, mold growth may occur, particularly if the moisture problem remains undiscovered or is not addressed over a period of time. Some molds may produce airborne toxins or irritants. Concern about indoor exposure to mold has been increasing as exposure to mold may cause a variety of adverse health effects and symptoms, including allergic or other reactions. Some of the properties in our portfolio may contain microbial matter such as mold and mildew. As a result, the presence of significant mold at any of our properties could require us to undertake a costly remediation program to contain or remove the mold from the affected property. In addition, the presence of significant mold could expose us to liability from hotel guests, hotel employees, and others if property damage or health concerns arise.

Compliance with the Americans with Disabilities Act and fire, safety, and other regulations may require us to incur substantial costs.

All of our properties are required to comply with the Americans with Disabilities Act of 1990, as amended (the “ADA”). The ADA requires that “public accommodations,” such as hotels, be made accessible to people with disabilities. Compliance with the ADA’s requirements could require removal of access barriers and non-

 

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compliance could result in imposition of fines by the U.S. government or an award of damages to private litigants, or both. In addition, we are required to operate our properties in compliance with fire and safety regulations, building codes, and other land use regulations as they may be adopted by governmental agencies and bodies and become applicable to our properties. Any requirement to make substantial modifications to our hotel properties, whether to comply with the ADA or other changes in governmental rules and regulations, could be costly.

Compliance with international laws and regulations may requires us to incur substantial costs.

In addition, the operations of our international properties, if any, will be subject to a variety of U.S. and international laws and regulations, including the United States Foreign Corrupt Practices Act (“FCPA”). Before we invest in international markets, we will adopt policies and procedures designed to promote compliance with the FCPA and other anti-corruption laws, but we cannot assure you that we will continue to be found to be operating in compliance with, or be able to detect violations of, any such laws or regulations. In addition, we cannot predict the nature, scope or effect of future regulatory requirements to which our international properties might be subject and the manner in which existing laws might be administered or interpreted.

We may experience uninsured or underinsured losses.

We intend to maintain property and casualty insurance with respect to our hotel properties and other insurance, in each case, with loss limits and coverage thresholds deemed reasonable by our management team (and with the intent to satisfy the requirements of lenders and franchisors). In doing so, we expect to make decisions with respect to what deductibles, policy limits, and terms are reasonable based on management’s experience, our risk profile, the loss history of our property managers and our properties, the nature of our properties and our businesses, our loss prevention efforts, and the cost of insurance.

Various types of catastrophic losses may not be insurable or may not be economically insurable. In the event of a substantial loss, our insurance coverage may not cover the full current market value or replacement cost of our lost investment. Inflation, changes in building codes and ordinances, environmental considerations, and other factors might cause insurance proceeds to be insufficient to fully replace or renovate a hotel after it has been damaged or destroyed. Accordingly, there can be no assurance that:

 

   

the insurance coverage thresholds that we have obtained will fully protect us against insurable losses (i.e., losses may exceed coverage limits);

 

   

we will not incur large deductibles that will adversely affect our earnings;

 

   

we will not incur losses from risks that are not insurable or that are not economically insurable; or

 

   

current coverage thresholds will continue to be available at reasonable rates.

In the future, we may choose not to maintain terrorism insurance on any of our properties. As a result, one or more large uninsured or underinsured losses could have a material adverse effect on us.

Each of our current lenders requires us to maintain certain insurance coverage thresholds, and we anticipate that future lenders will have similar requirements. We believe that we have complied with the insurance maintenance requirements under the current governing loan documents and we intend to comply with any such requirements in any future loan documents. However, a lender may disagree, in which case the lender could obtain additional coverage thresholds and seek payment from us, or declare us in default under the loan documents. In the former case, we could spend more for insurance than we otherwise deem reasonable or necessary or, in the latter case, subject us to a foreclosure on hotels collateralizing one or more loans. In addition, a material casualty to one or more hotels collateralizing loans may result in the insurance company applying to the outstanding loan balance insurance proceeds that otherwise would be available to repair the damage caused by the casualty, which would require us to fund the repairs through other sources, or the lender foreclosing on the hotels if there is a material loss that is not insured.

 

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Risks Related to Our Organization and Structure

Our charter, the partnership agreement of our operating partnership and Maryland law contain provisions that may delay or prevent a change of control transaction.

Our charter contains 9.8% ownership limits. For the purpose of preserving our REIT qualification, our charter prohibits direct or constructive ownership by any person of more than:

 

   

9.8% of the lesser of the total number or value of the outstanding shares of our common stock, or

 

   

9.8% of the lesser of the total number or value of the outstanding shares of any class or series of our preferred stock or any other stock of our company,

unless our board of directors grants a waiver.

Our charter’s constructive ownership rules are complex and may cause stock owned actually or constructively by a group of related individuals and/or entities to be deemed to be constructively owned by one individual or entity. As a result, the acquisition of less than 9.8% of our common stock by an individual or entity could nevertheless cause that individual or entity to own constructively in excess of 9.8% of the outstanding common stock, and thus be subject to our charter’s ownership limit. Any attempt to own or transfer shares of our common stock in excess of the ownership limit without the consent of our board of directors will be void, and could result in the shares being automatically transferred to a charitable trust.

Our board of directors may create and issue a class or series of preferred stock without stockholder approval.

Our charter authorizes our board of directors to issue preferred stock in one or more classes and to establish the preferences and rights of any class of preferred stock issued. These actions can be taken without soliciting stockholder approval. Our preferred stock issuances could have the effect of delaying or preventing someone from taking control of us, even if a change in control were in our stockholders’ best interests.

Certain provisions in the partnership agreement for our operating partnership may delay or prevent unsolicited acquisitions of us.

Provisions in the partnership agreement for our operating partnership may delay or make more difficult unsolicited acquisitions of us or changes in our control. These provisions could discourage third parties from making proposals involving an unsolicited acquisition of us or change of our control, although some stockholders might consider such proposals, if made, desirable. These provisions include, among others:

 

   

redemption rights of qualifying parties;

 

   

transfer restrictions on our common units;

 

   

the ability of the general partner in some cases to amend the partnership agreement without the consent of the limited partners; and

 

   

the right of the limited partners to consent to transfers of the general partnership interest and mergers under specified circumstances.

Certain provisions of Maryland law could inhibit changes in control.

Certain provisions of the Maryland General Corporation Law (“MGCL”) may have the effect of inhibiting a third party from making a proposal to acquire us or impeding a change of control under circumstances that otherwise could provide our stockholders with the opportunity to realize a premium over the then-prevailing market price of our common stock, including:

 

   

“business combination” provisions that, subject to limitations, prohibit certain business combinations between us and an “interested stockholder” (defined generally as any person who beneficially owns

 

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10% or more of the voting power of our shares or an affiliate thereof) for five years after the most recent date on which the stockholder becomes an interested stockholder, and thereafter impose special appraisal rights and special stockholder voting requirements on these combinations; and

 

   

“control share” provisions that provide that “control shares” of our company (defined as shares which, when aggregated with other shares controlled by the stockholder, entitle the stockholder to exercise one of three increasing ranges of voting power in electing directors) acquired in a “control share acquisition” (defined as the direct or indirect acquisition of ownership or control of “control shares”) have no voting rights except to the extent approved by our stockholders by the affirmative vote of at least two-thirds of all the votes entitled to be cast on the matter, excluding all interested shares.

We have elected to opt out of these provisions of the MGCL pursuant to provisions in our charter. We may, only upon the recommendation by our board of directors and approval of 80% of all votes of our stockholders, plus two-thirds of all votes of persons (if any) who are not interested stockholders or affiliates or associates of interested stockholders, by amendment to our charter, amend or repeal the foregoing opt-out from the business combination and control share provision of the MGCL. Any amendment related to our opt-out from the business combination provision of the MGCL may not be effective until 18 months after the stockholder vote and may not apply to any business combination involving us and an interested stockholder (or an affiliate) who became an interested stockholder on or before the date of the vote.

Additionally, Title 3, Subtitle 8 of the MGCL permits our board of directors, without stockholder approval, to implement certain takeover defenses, some of which (for example, a classified board) we do not currently have. These provisions may have the effect of inhibiting a third party from making an acquisition proposal for our company or of delaying, deterring or preventing a charge in control of our company under circumstances that otherwise could provide the holders of our common stock with the opportunity to realize a premium over the then-current market price.

Our charter, bylaws, the partnership agreement for our operating partnership and Maryland law contain other provisions that may delay, defer or prevent a transaction or a change of control that might involve a premium price for our common stock or otherwise be in the best interest of our stockholders. See “Material Provisions of Maryland Law and of Our Charter and Bylaws—The Board of Directors,” “—Business Combinations,” “—Control Share Acquisitions,” “—Maryland Unsolicited Takeovers Act,” “—Advance Notice of Director Nominations and New Business” and “Partnership Agreement.”

Future offerings of debt securities, which would be senior to our common stock upon liquidation, and future offerings of equity securities, which would dilute our existing stockholders and may be senior to our common stock for the purposes of dividend and liquidating distributions, may adversely affect the market price of our common stock.

In the future, we may attempt to increase our capital resources by making offerings of debt or equity securities, including commercial paper, medium-term notes, senior or subordinated notes, convertible securities, and classes of preferred stock or common stock or classes of preferred units. Upon liquidation, holders of our debt securities and preferred stock or preferred units and lenders with respect to other borrowings will receive a distribution of our available assets prior to the holders of our common stock. Additional equity offerings may dilute the holdings of our existing stockholders or reduce the market price of our common stock, or both. Preferred stock and preferred units, if issued, could have a preference on liquidating distributions or a preference on dividend payments that could limit our ability to make a distribution to the holders of our common stock. Because our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing, or nature of our future offerings. Thus, our stockholders bear the risk of our future offerings reducing the market price of our securities and diluting their securities holdings in us.

 

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An increase in market interest rates may have an adverse effect on the market price of our securities.

A factor investors may consider in deciding whether to buy or sell our securities is our dividend rate as a percentage of our share or unit price relative to market interest rates. If market interest rates increase, prospective investors may desire a higher dividend or interest rate on our securities or seek securities paying higher dividends or interest. The market price of our securities is likely based on the earnings and return that we derive from our investments, income with respect to our properties, and our related distributions to stockholders and not from the market value or underlying appraised value of the properties or investments themselves. As a result, interest rate fluctuations and capital market conditions can affect the market price of our securities. For instance, if interest rates rise without an increase in our dividend rate, the market price of our common or preferred stock could decrease because potential investors may require a higher dividend yield on our common or preferred stock as market rates on interest-bearing securities, such as bonds, rise.

Our board of directors can take many actions without stockholder approval.

Our board of directors has overall authority to oversee our operations and determine our major corporate policies. This authority includes significant flexibility. For example, our board of directors can do the following:

 

   

terminate our advisor under certain conditions pursuant to advisory agreement;

 

   

amend or revise at any time and from time to time our investment, financing, borrowing and dividend policies and our policies with respect to all other activities, including growth, debt, capitalization and operations;

 

   

amend our policies with respect to conflicts of interest provided that such changes are consistent with applicable legal requirements;

 

   

subject to the terms of our charter, prevent the ownership, transfer and/or accumulation of shares in order to protect our status as a REIT or for any other reason deemed to be in the best interests of us and our stockholders;

 

   

issue additional shares without obtaining stockholder approval, which could dilute the ownership of our then-current stockholders;

 

   

amend our charter to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or series, without obtaining stockholder approval;

 

   

classify or reclassify any unissued shares of our common stock or preferred stock and set the preferences, rights and other terms of such classified or reclassified shares, without obtaining stockholder approval;

 

   

employ and compensate affiliates;

 

   

direct our resources toward investments that do not ultimately appreciate over time; and

 

   

determine that it is no longer in our best interests to attempt to qualify, or to continue to qualify, as a REIT.

Any of these actions could increase our operating expenses, impact our ability to make distributions or reduce the value of our assets without giving you, as a stockholder, the right to vote.

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

Maryland law provides that a director or officer has no liability in that capacity if he or she performs his or her duties in good faith, in a manner he or she reasonably believes to be in our best interests and with the care that an ordinarily prudent person in a like position would use under similar circumstances. In addition, our charter eliminates our directors’ and officers’ liability to us and our stockholders for money damages except for

 

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liability resulting from actual receipt of an improper benefit or profit in money, property or services or active and deliberate dishonesty established by a final judgment and which is material to the cause of action. Our charter requires us to indemnify our directors and officers to the maximum extent permitted by Maryland law for liability actually incurred in connection with any proceeding to which they may be made, or threatened to be made, a party, except to the extent that the act or omission of the director or officer was material to the matter giving rise to the proceeding and was either committed in bad faith or was the result of active and deliberate dishonesty, the director or officer actually received an improper personal benefit in money, property or services, or, in the case of any criminal proceeding, the director or officer had reasonable cause to believe that the act or omission was unlawful. As a result, we and our stockholders may have more limited rights against our directors and officers than might otherwise exist under common law. In addition, we may be obligated to fund the defense costs incurred by our directors and officers.

Risks Related to the Separation

We may be unable to achieve some or all of the benefits that we expect to achieve from our separation from Ashford Trust.

We may not be able to achieve the full strategic and financial benefits that we expect will result from our separation from Ashford Trust or such benefits may be delayed or may not occur at all. For example, there can be no assurance that analysts and investors will place a greater value on our company as a stand-alone REIT than on our businesses being a part of Ashford Trust.

The distribution of our common stock will not qualify for tax-free treatment and may be taxable to you as a dividend, however the tax impact will not be able to be calculated until after the end of the 2013 calendar year.

The distribution of our common stock will not qualify for tax-free treatment. An amount equal to the fair market value of our common stock received by you, including any fractional shares deemed to be received, on the distribution date will be treated as a taxable dividend to the extent of your share of any current or accumulated earnings and profits of Ashford Trust for the year of the distribution, with the excess treated first as a non-taxable return of capital to the extent of your adjusted tax basis in your Ashford Trust common stock and then as capital gain. The distribution will not include a distribution of cash, except for cash in lieu of fractional shares, and thus you will have to obtain cash from other sources to pay the income tax on this income. In addition, Ashford Trust or other applicable withholding agents may be required or permitted to withhold at the applicable rate on all or a portion of the distribution payable to non-U.S. stockholders, and any such withholding would be satisfied by Ashford Trust or such agent withholding by selling a portion of our stock otherwise distributable to non-U.S. stockholders. Such non-U.S. stockholders may bear brokerage fees or other costs from this withholding procedure. Your adjusted tax basis in shares of Ashford Trust held at the time of the distribution will be reduced (but not below zero) to the extent the fair market value of our shares distributed by Ashford Trust to you in the distribution exceeds your share of Ashford Trust’s current and accumulated earnings and profits. Your holding period for such Ashford Trust shares will not be affected by the distribution. Ashford Trust will not be able to advise stockholders of the amount of earnings and profits of Ashford Trust until after the end of the 2013 calendar year.

Although Ashford Trust will be ascribing a value to our shares in the distribution for tax purposes, this valuation is not binding on the Internal Revenue Service (the “IRS”) or any other taxing authority. These taxing authorities could ascribe a higher valuation to our shares, particularly if our stock trades at prices significantly above the value ascribed to our shares by Ashford Trust in the period following the distribution. Such a higher valuation may cause a larger reduction in the tax basis of your Ashford Trust shares or may cause you to recognize additional dividend or capital gain income. You are urged to consult your tax advisor as to the particular tax consequences of the distribution to you.

 

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Securities eligible for future sale, including the 20% of our company that Ashford Trust OP will own on a fully diluted basis, may adversely affect the market price of our securities.

We cannot predict the effect, if any, of future sales of securities, or the availability of securities for future sales, on the market price of our outstanding securities. The shares of our common stock that Ashford Trust intends to distribute to its stockholders generally may be sold immediately in the public market. Although we have no actual knowledge of any plan or intention on the part of any 5% or greater stockholder to sell our common stock following the distribution, it is possible that some Ashford Trust stockholders, including possibly some of our large stockholders, will sell our common stock received in the distribution. In addition, Ashford Trust stockholders may sell our stock because our business profile or market capitalization as an independent company does not fit their investment objectives or because our common stock is not included in certain indices after the distribution. Sales of substantial amounts of shares of our common stock in the public market, or upon exchange of the common units to be owned by Ashford Trust OP or others, or speculation that such sales might occur, could adversely affect the market price of our common stock. The exchange of common units for common stock, the exercise of any stock options or the vesting of any restricted stock granted under the 2013 Equity Incentive Plan and the Advisor Equity Incentive Plan, the issuance of our common stock or common units in connection with property, portfolio or business acquisitions and other issuances of our common stock or common units could adversely affect the market price of our common stock. Upon completion of the separation and distributions, Ashford Trust OP will own common units constituting 20% of our company on a fully diluted basis, and will be party to an agreement that provides for registration rights with respect to shares that may be issued upon redemption of the units. So long as Ashford Trust OP or Ashford Trust retains significant ownership in us, the market price of our common stock may be adversely affected. Moreover, the existence of shares of our common stock reserved for issuance as restricted shares or upon exchange of options or common units may adversely affect the terms upon which we may be able to obtain additional capital through the sale of equity securities. Any future sales by us of our common stock or securities convertible into common stock may be dilutive to existing stockholders.

There are no established trading markets for our common stock and broad market fluctuations could negatively impact the market price of our stock.

Currently, there is no established trading market for our common stock. We intend to apply to list our shares of common stock on the NYSE under the symbol “AHP,” to be effective upon completion of the separation and distribution. We cannot assure you that our listing application will be accepted or that, if accepted, an active trading market for our common stock will develop after the separation and distribution or if one does develop, that it will be sustained.

Even if an active trading market develops, the market price of our common stock may be volatile. In addition, the trading volume in our common stock may fluctuate and cause significant price variations to occur. We cannot assure you that the market price of our common stock will not fluctuate or decline significantly in the future. Some of the factors that could affect our stock price or result in fluctuations in the price or trading volume of our common stock include:

 

   

actual or anticipated variations in our quarterly operating results;

 

   

changes in our operations or earnings estimates or publication of research reports about us or the industry;

 

   

changes in market valuations of similar companies;

 

   

adverse market reaction to any increased indebtedness we incur in the future;

 

   

additions or departures of key management personnel;

 

   

actions by institutional stockholders;

 

   

speculation in the press or investment community; and

 

   

general market and economic conditions.

 

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In addition, the stock market has experienced price and volume fluctuations that have affected the market prices of many companies in industries similar or related to ours and may have been unrelated to operating performances of these companies. These broad market fluctuations could reduce the market price of our common stock.

The market price of our common stock could be adversely affected by our level of cash distributions.

The market value of the equity securities of a REIT is based primarily upon the market’s perception of the REIT’s growth potential and its current and potential future cash distributions, whether from operations, sales or refinancings, and is secondarily based upon the real estate market value of the underlying assets. For that reason, our common stock may trade at prices that are higher or lower than our net asset value per share. To the extent we retain operating cash flow for investment purposes, working capital reserves or other purposes, these retained funds, while increasing the value of our underlying assets, may not correspondingly increase the market price of our common stock. Our failure to meet the market’s expectations with regard to future earnings and cash distributions likely would adversely affect the market price of our common stock.

There is no guarantee that Ashford Trust will sell us any of the properties that are subject to the right of first offer agreement or the option agreements.

We may not be able to acquire any of the properties that are subject to the right of first offer agreement, either because Ashford Trust does not elect to sell such properties or we are not in a position to acquire the properties when Ashford Trust elects to sell. Further, if we materially change our investment guidelines without the express consent of Ashford Advisor, no hotels acquired by Ashford Trust after the date of such change will be subject to the right of first offer. Also, if we exercise our right to purchase the properties subject to option agreements, Ashford Trust can terminate the option agreements if the value of the common units in our operating partnership payable in connection with such exercise (measured by the value of our common stock) decreases by more than 20% between the option exercise date and the closing date, and, in the case of exercise of the Pier House Resort option, Ashford Trust has elected to receive the purchase price in the form of common units in our operating partnership.

The option purchase price for the Pier House Resort may not be market price at the time the option is exercised.

If we exercise the option to purchase the Pier House Resort, the purchase price we pay for such hotel may be greater than the amount payable for a comparable property in a fully-marketed sale process. Pursuant to the option agreement related to the Pier House Resort, our purchase price for the hotel is determined, based on the price that Ashford Trust paid for such hotel. Accordingly, the purchase price we pay for such hotel may be greater than the amount payable for a comparable property in a fully-marketed sale process.

Risks Related to Our Status as a REIT

Failure to qualify as a REIT, or failure to remain qualified as a REIT, would cause us to be taxed as a regular corporation, which would substantially reduce funds available for distributions to our stockholders.

Following the separation and distribution, we intend to operate in a manner intended to allow us to qualify as a REIT for U.S. federal income tax purposes. We believe that our organization and proposed method of operation will enable us to meet the requirements for qualification and taxation as a REIT commencing with our taxable year ending December 31, 2013. However, we cannot assure you that we will qualify and remain qualified as a REIT. In connection with the separation and distribution, we will receive an opinion from Andrews Kurth LLP that, commencing with our taxable year ending December 31, 2013 we will be organized in conformity with the requirements for qualification and taxation as a REIT under the U.S. federal income tax laws and our proposed method of operation will enable us to satisfy the requirements for qualification and taxation as a REIT under the U.S. federal income tax laws for our short taxable year ending December 31, 2013 and

 

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subsequent taxable years. Stockholders should be aware that Andrews Kurth LLP’s opinion is based upon customary assumptions, will be conditioned upon certain representations made by us and Ashford Trust as to factual matters, including representations regarding the nature of our assets and the conduct of our business, is not binding upon the Internal Revenue Service (“IRS”), or any court and speaks as of the date issued. We have not received any rulings from the IRS concerning our qualification as a REIT. In addition, Andrews Kurth LLP’s opinion will be based on existing U.S. federal income tax law governing qualification as a REIT, which is subject to change either prospectively or retroactively. Moreover, our qualification and taxation as a REIT depend upon our ability to meet on a continuing basis, through actual annual operating results, certain qualification tests set forth in the federal tax laws. Andrews Kurth LLP will not review our compliance with those tests on a continuing basis. Accordingly, no assurance can be given that our actual results of operations for any particular taxable year will satisfy such requirements. Andrews Kurth LLP’s opinion does not foreclose the possibility that we may have to use one or more REIT savings provisions discussed below, which could require us to pay an excise or penalty tax (which could be material) in order for us to maintain our REIT qualification.

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

 

   

we would not be allowed a deduction for dividends paid to stockholders in computing our taxable income and would be subject to U.S. federal income tax at regular corporate rates;

 

   

we could be subject to the federal alternative minimum tax and possibly increased state and local income taxes; and

 

   

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

In addition, if we fail to qualify as a REIT, we will no longer be required to make distributions. As a result of all these factors, our failure to qualify as a REIT could impair our ability to expand our business and raise capital, and it would adversely affect the value of our common stock. See “Federal Income Tax Consequences of Our Status as a REIT” for a discussion of material U.S. federal income tax consequences relating to us and our common stock.

If Ashford Trust failed to qualify as a REIT in its 2009 or subsequent taxable years, we would be prevented from electing to qualify as a REIT under applicable Treasury Regulations.

Under applicable Treasury Regulations, if Ashford Trust failed to qualify as a REIT in its 2009 or subsequent taxable years, unless Ashford Trust’s failure to qualify as a REIT was subject to relief under U.S. federal income tax laws, we would be prevented from electing to qualify as a REIT prior to the fifth calendar year following the year in which Ashford Trust failed to qualify.

Even if we qualify and remain qualified as a REIT, we may face other tax liabilities that reduce our cash flow.

Even if we qualify and remain qualified for taxation as a REIT, we may be subject to certain federal, state, and local taxes on our income and assets, as well as foreign taxes to the extent that we own assets or conduct operations in international jurisdictions. For example:

 

   

We will be required to pay tax on undistributed REIT taxable income.

 

   

We may be required to pay the “alternative minimum tax” on our items of tax preference.

 

   

If we have net income from the disposition of foreclosure property held primarily for sale to customers in the ordinary course of business or other non-qualifying income from foreclosure property, we must pay tax on that income at the highest corporate rate.

 

   

If we sell a property in a “prohibited transaction,” our gain from the sale would be subject to a 100% penalty tax.

 

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Each of our taxable REIT subsidiaries is a fully taxable corporation and will be subject to federal and state taxes on its income.

 

   

We may experience increases in our state and local income tax burden. Over the past several years, certain states have significantly changed their income tax regimes in order to raise revenues. The changes enacted include the taxation of modified gross receipts (as opposed to net taxable income), the suspension of and/or limitation on the use of net operating loss deduction, increases in tax rates and fees, the addition of surcharges, and the taxation of our partnership income at the entity level. Facing mounting budget deficits, more state and local taxing authorities have indicated that they are going to revise their income tax regimes in this fashion and/or eliminate certain federally allowed tax deductions such as the REIT dividends paid deduction.

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

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

Our TRS lessee structure increases our overall tax liability.

Our TRS lessees are subject to federal, state and local income tax on their taxable income, which consists of the revenues from the hotel properties leased by our TRS lessees, net of the operating expenses for such hotel properties and rent payments to us. Accordingly, although our ownership of our TRS lessees allows us to participate in the operating income from our hotel properties in addition to receiving rent, that operating income is fully subject to income tax. The after-tax net income of our TRS lessees is available for distribution to us.

If our leases with our TRS lessees are not respected as true leases for federal income tax purposes, we would fail to qualify as a REIT.

To qualify as a REIT, we will be required to satisfy two gross income tests, pursuant to which specified percentages of our gross income must be passive income, such as rent. For the rent paid pursuant to the hotel leases with our TRS lessees, which we anticipate will constitute substantially all of our gross income, to qualify for purposes of the gross income tests, the leases must be respected as true leases for federal income tax purposes and must not be treated as service contracts, joint ventures or some other type of arrangement. We have structured our leases, and intend to structure any future leases, so that the leases will be respected as true leases for federal income tax purposes, but there can be no assurance that the IRS will agree with this characterization. If the leases were not respected as true leases for federal income tax purposes, we would not be able to satisfy either of the two gross income tests applicable to REITs and likely would fail to qualify as a REIT.

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

A REIT may own up to 100% of the stock of one or more TRSs. A TRS may hold assets and earn income that would not be qualifying assets or income if held or earned directly by a REIT, including gross operating income from hotels that are operated by eligible independent contractors pursuant to hotel management agreements. Both the subsidiary and the REIT must jointly elect to treat the subsidiary as a TRS. A corporation of which a TRS directly or indirectly owns more than 35% of the voting power or value of the stock will automatically be treated as a TRS. Overall, no more than 25% of the value of a REIT’s assets may consist of

 

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stock or securities of one or more TRSs. In addition, the TRS rules limit the deductibility of interest paid or accrued by a TRS to its parent REIT to assure that the TRS is subject to an appropriate level of corporate taxation. The rules also impose a 100% excise tax on certain transactions between a TRS and its parent REIT that are not conducted on an arm’s-length basis.

Our TRSs are subject to federal, foreign, state and local income tax on their taxable income, and their after-tax net income is available for distribution to us but is not required to be distributed to us. We believe that the aggregate value of the stock and securities of our TRSs will be less than 25% of the value of our total assets (including our TRS stock and securities).

We will monitor the value of our respective investments in our TRSs for the purpose of ensuring compliance with TRS ownership limitations. In addition, we will scrutinize all of our transactions with our TRSs to ensure that they are entered into on arm’s-length terms to avoid incurring the 100% excise tax described above. For example, in determining the amounts payable by our TRSs under our leases, we will engage a third party to prepare transfer pricing studies to ascertain whether the lease terms we establish are on an arm’s-length basis as required by applicable Treasury Regulations. However, as illustrated by the discussion below under “—One of our TRSs may be subject to significant taxes and penalties based on transactions that occurred prior to the separation and distribution,” the receipt of a transfer pricing study does not prevent the IRS from challenging the arm’s length nature of the lease terms between a REIT and its TRS lessees. Consequently, there can be no assurance that we will be able to avoid application of the 100% excise tax discussed above.

One of our TRSs may be subject to significant taxes and penalties based on transactions that occurred prior to the separation and distribution.

As part of the separation and distribution, Ashford Trust will contribute its indirect ownership in CHH III Tenant Parent Corp. (“CHH”), the parent of the TRS lessees for two of our initial properties, which we will elect to treat as a TRS. In September 2010, the IRS completed an audit of CHH for the tax year ended December 31, 2007. The IRS issued a notice of proposed adjustment that reduced the amount of rent Ashford Trust charged CHH. In connection with the TRS audit, the IRS also selected Ashford Trust for audit for the same tax year. In October 2011, the IRS issued an income tax adjustment to Ashford Trust as an alternative to the TRS proposed adjustment, based on the REIT 100% federal excise tax on Ashford Trust’s share of the amount by which the rent was held to be greater than the arm’s length rate. Ashford Trust and CHH appealed their cases to the IRS Appeals office. The IRS Appeals Office reviewed the cases in 2012 and in July 2013, issued “no-change letters” for Ashford Trust and CHH indicating that the 2007 tax returns were accepted as filed and the examinations resulted in no deficiencies. U.S. federal income tax assessment statutes of limitations generally limit the time the IRS has to make assessments to within three years after a return is due or filed, whichever is later. The IRS requested and we agreed to extend the assessment statute of limitations for both Ashford Trust and CHH for the 2007 tax year to March 31, 2014. Accordingly, the IRS has the right to reopen the cases until March 31, 2014.

In June 2012, the IRS completed audits of CHH and Ashford Trust for the tax years ended December 31, 2008 and 2009. With respect to the 2009 tax year, the IRS has not proposed any adjustments to CHH or Ashford Trust. For the 2008 tax year, the IRS has issued notices of proposed adjustments for both Ashford Trust and CHH. The Ashford Trust adjustment is for $3.3 million of U.S. federal excise taxes and represents the amount by which the IRS asserts that the rent charged to the TRS was greater than the arms’ length rate pursuant to IRC Section 482. The CHH adjustment is for $1.6 million of additional income which would equate to approximately $467,000 of additional U.S. federal income taxes and potential state income taxes of $83,000, net of federal benefit. The TRS adjustment represents the IRS’ imputation of compensation to the TRS for agreeing to be a party to the lessor entity’s bank loan agreement. A written protest was filed requesting an IRS Appeals Office review. The IRS has granted the Appeals Office review and has assigned the same Appeals team that oversaw the 2007 cases to oversee the 2008 cases. The initial Appeals Office conference for the 2008 cases is scheduled to occur in August 2013.

 

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To the extent the ultimate resolution of the 2008 case results in additional tax owed by CHH and such ultimate resolution occurs after the occurrence of the separation and distribution, we, through our ownership of CHH, will bear the burden of those additional taxes. Consequently, as part of the separation and distribution, Ashford Trust will agree to indemnify us and CHH for (i) any expenses incurred in connection in the audits and (ii) any additional taxes, interest or penalty incurred upon resolution of the audit and any tax liability incurred as a result of such indemnity payment. However, if Ashford Trust were to be unable to pay the amounts required under the indemnity for any reason, we, through our ownership of CHH, would bear the burden of the additional taxes, interest and penalties owed by CHH.

If our hotel managers do not qualify as “eligible independent contractors,” we would fail to qualify as a REIT.

Rent paid by a lessee that is a “related party tenant” of ours will not be qualifying income for purposes of the two gross income tests applicable to REITs. We will lease all of our hotels to our TRS lessees. A TRS lessee will not be treated as a “related party tenant,” and will not be treated as directly operating a lodging facility, which is prohibited, to the extent the TRS lessee leases properties from us that are managed by an “eligible independent contractor.”

We believe that the rent paid by our TRS lessee is qualifying income for purposes of the REIT gross income tests and that our TRSs qualify to be treated as taxable REIT subsidiaries for federal income tax purposes, but there can be no assurance that the IRS will not challenge this treatment or that a court would not sustain such a challenge. If the IRS were successful in challenging this treatment, it is possible that we would fail to meet the asset tests applicable to REITs and substantially all of our income would fail to qualify for the gross income tests. If we failed to meet either the asset or gross income tests, we would likely lose our REIT qualification for federal income tax purposes, unless certain relief provisions applied.

If our hotel managers do not qualify as “eligible independent contractors,” we would fail to qualify as a REIT. Each of the hotel management companies that enters into a management contract with our TRS lessees must qualify as an “eligible independent contractor” under the REIT rules in order for the rent paid to us by our TRS lessees to be qualifying income for our REIT income test requirements. Among other requirements, in order to qualify as an eligible independent contractor a manager must not own more than 35% of our outstanding shares (by value) and no person or group of persons can own more than 35% of our outstanding shares and the ownership interests of the manager, taking into account only owners of more than 5% of our shares and, with respect to ownership interests in such managers that are publicly-traded, only holders of more than 5% of such ownership interests. Complex ownership attribution rules apply for purposes of these 35% thresholds. Although we intend to monitor ownership of our shares by our property managers and their owners, there can be no assurance that these ownership levels will not be exceeded.

Complying with REIT requirements may cause us to forego otherwise attractive opportunities.

To qualify as a REIT for federal income tax purposes, we must continually satisfy tests concerning, among other things, the sources of our income, the nature and diversification of our assets, the amounts we distribute to our stockholders and the ownership of our shares of beneficial interest. In order to meet these tests, we may be required to forego investments we might otherwise make. Thus, compliance with the REIT requirements may hinder our performance.

Complying with REIT requirements may force us to liquidate otherwise attractive investments.

To qualify as a REIT, we must also ensure that at the end of each calendar quarter at least 75% of the value of our assets consists of cash, cash items, government securities, and qualified REIT real estate assets. The remainder of our investment in securities (other than government securities and qualified real estate assets) generally cannot include more than 10% of the outstanding voting securities of any one issuer or more than 10% of the total value of the outstanding securities of any one issuer. In addition, in general, no more than 5% of the value of our assets

 

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(other than government securities and qualified real estate assets) can consist of the securities of any one issuer, and no more than 25% of the value of our total assets can be represented by securities of one or more taxable REIT subsidiaries. If we fail to comply with these requirements at the end of any calendar quarter, we must correct such failure within 30 days after the end of the calendar quarter to avoid losing our REIT status and suffer adverse tax consequences. As a result, we may be required to liquidate otherwise attractive investments.

Complying with REIT requirements may force us to borrow to make distributions to stockholders.

As a REIT, we must distribute at least 90% of our annual REIT taxable income, excluding net capital gains, (subject to certain adjustments) to our stockholders. To the extent that we satisfy the distribution requirement, but distribute less than 100% of our taxable income, we will be subject to federal corporate income tax on our undistributed taxable income. In addition, we will be subject to a 4% nondeductible excise tax if the actual amount that we pay out to our stockholders in a calendar year is less than a minimum amount specified under federal tax laws.

From time to time, we may generate taxable income greater than our net income for financial reporting purposes or our taxable income may be greater than our cash flow available for distribution to stockholders. If we do not have other funds available in these situations, we could be required to borrow funds, sell investments at disadvantageous prices, or find another alternative source of funds to make distributions sufficient to enable us to pay out enough of our taxable income to satisfy the distribution requirement and to avoid corporate income tax and the 4% excise tax in a particular year. These alternatives could increase our costs or reduce our equity. We may elect to pay dividends on our common stock in cash or a combination of cash and shares as permitted under federal income tax laws governing REIT distribution requirements.

We may pay taxable dividends in our common stock and cash, in which case stockholders may sell our common stock to pay tax on such dividends, placing downward pressure on the market price of our common stock.

We may distribute taxable dividends that are payable in cash and common stock at the election of each stockholder. The IRS has issued private letter rulings to other REITs treating certain distributions that are paid partly in cash and partly in stock as taxable dividends that would satisfy the REIT annual distribution requirement and qualify for the dividends paid deduction for U.S. federal income tax purposes. Those rulings may be relied upon only by taxpayers to whom they were issued, but we could request a similar ruling from the IRS. Accordingly, it is unclear whether and to what extent we will be able to make taxable dividends payable in cash and common stock.

If we made a taxable dividend payable in cash and common stock, taxable stockholders receiving such dividends will be required to include the full amount of the dividend as ordinary income to the extent of our current and accumulated earnings and profits, as determined for U.S. federal income tax purposes. As a result, stockholders may be required to pay income tax with respect to such dividends in excess of the cash dividends received. If a U.S. stockholder sells the common stock that it receives as a dividend in order to pay this tax, the sales proceeds may be less than the amount included in income with respect to the dividend, depending on the market price of our common stock at the time of the sale. Furthermore, with respect to certain non-U.S. stockholders, we may be required to withhold U.S. federal income tax with respect to such dividends, including in respect of all or a portion of such dividend that is payable in common stock. If we made a taxable dividend payable in cash and our common stock and a significant number of our stockholders determine to sell shares of our common stock in order to pay taxes owed on dividends, it may put downward pressure on the trading price of our common stock. We do not currently intend to pay taxable dividends of our common stock and cash, although we may choose to do so in the future.

The prohibited transactions tax may limit our ability to dispose of our properties.

A REIT’s net income from prohibited transactions is subject to a 100% tax. In general, prohibited transactions are sales or other dispositions of property, other than foreclosure property, held primarily for sale to

 

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customers in the ordinary course of business. We may be subject to the prohibited transaction tax equal to 100% of net gain upon a disposition of real property. Although a safe harbor to the characterization of the sale of real property by a REIT as a prohibited transaction is available, we cannot assure you that we can comply with the safe harbor or that we will avoid owning property that may be characterized as held primarily for sale to customers in the ordinary course of business. Consequently, we may choose not to engage in certain sales of our properties or may conduct such sales through our TRS, which would be subject to federal and state income taxation.

The ability of our board of directors to revoke our REIT qualification without stockholder approval may cause adverse consequences to our stockholders

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

Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.

The maximum federal income tax rate applicable to “qualified dividend income” payable to U.S. stockholders that are taxed at individual rates is 20%. Dividends payable by REITs, however, generally are not eligible for the reduced rates on qualified dividend income. Individuals, trusts and estates whose income exceeds certain thresholds are also subject to a 3.8% Medicare tax on dividends received from us. The more favorable rates applicable to regular corporate qualified dividends could cause investors who are taxed at individual rates to perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could adversely affect the value of the shares of REITs, including our common stock.

We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our common stock.

At any time, the U.S. federal income tax laws governing REITs or the administrative interpretations of those laws may be amended. We cannot predict when or if any new U.S. federal income tax law, regulation or administrative interpretation, or any amendment to any existing U.S. federal income tax law, regulation or administrative interpretation, will be adopted, promulgated or become effective and any such law, regulation, or interpretation may take effect retroactively. We and our stockholders could be adversely affected by any such change in the U.S. federal income tax laws, regulations or administrative interpretations.

If our operating partnership failed to qualify as a partnership for federal income tax purposes, we would cease to qualify as a REIT and suffer other adverse consequences.

We believe that our operating partnership will be treated as a partnership for federal income tax purposes. As a partnership, our operating partnership will not be subject to federal income tax on its income. Instead, each of its partners, including us, will be allocated, and may be required to pay tax with respect to, its share of our operating partnership’s income. We cannot assure you, however, that the IRS will not challenge the status of our operating partnership or any other subsidiary partnership in which we own an interest as a partnership for federal income tax purposes, or that a court would not sustain such a challenge. If the IRS were successful in treating our operating partnership or any such other subsidiary partnership as an entity taxable as a corporation for federal income tax purposes, we would fail to meet the gross income tests and certain of the asset tests applicable to REITs and, accordingly, we would likely cease to qualify as a REIT. Also, the failure of our operating partnership or any subsidiary partnerships to qualify as a partnership could cause it to become subject to federal and state corporate income tax, which would reduce significantly the amount of cash available for debt service and for distribution to its partners, including us.

 

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Your investment in our common stock has various federal, state, and local income tax risks that could affect the value of your investment.

Although the provisions of the Code relevant to your investment in our common stock are generally described in “Federal Income Tax Consequences of Our Status as a REIT,” we strongly urge you to consult your tax advisor concerning the effects of federal, state, and local income tax law on an investment in our common stock because of the complex nature of the tax rules applicable to REITs and their stockholders.

ERISA Risks

If you fail to meet the fiduciary and other standards under ERISA or the Code as a result of an investment in our common stock, you could be subject to criminal and civil penalties.

Fiduciaries of employee benefit plans subject to the Employee Retirement Income Security Act of 1974, as amended (“ERISA”) should take into account their fiduciary responsibilities in connection with a decision to invest in our common stock. If such fiduciaries breach their responsibilities, including (among other things) the responsibility to act prudently, to diversify the plan’s assets, and to follow plan documents and investment policies, they may be held liable for plan losses and may be subject to civil or criminal penalties and excise taxes. Similar consequences may result if a plan’s investment in shares of our stock constitutes a so-called “prohibited transaction” under ERISA. Section 4975 of the Code contains similar prohibited transaction rules and Section 4975 of the Code can apply to plans or arrangements, such as individual retirement accounts, even if they are not subject to ERISA.

Although it is intended that our underlying assets and our operating partnership’s underlying assets will not constitute “plan assets” of ERISA plans within the meaning of Department of Labor regulations and Section 3(42) of ERISA, there can be no assurance in this regard. If our assets or our operating partnership’s assets constitute plan assets under ERISA, certain transactions in which we might normally engage could constitute prohibited transactions under ERISA or the Code. If our assets or our operating partnership’s assets are plan assets, our managers may be fiduciaries under ERISA.

Governmental employee benefit plans and certain church plans are exempt from ERISA, but these plans may be subject to federal, state or local laws that are similar to the ERISA laws and regulations discussed above.

 

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CAUTIONARY STATEMENT REGARDING FORWARD LOOKING STATEMENTS

This information statement contains certain forward looking statements that are subject to various risks and uncertainties. Forward looking statements are generally identifiable by use of forward looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “outlook,” “seek,” “anticipate,” “estimate,” “approximately,” “believe,” “could,” “project,” “predict,” or other similar words or expressions. Additionally, statements regarding the following subjects are forward-looking by their nature:

 

   

our business and investment strategy;

 

   

our projected operating results, including cash available for distribution, and distribution rates;

 

   

our ability to obtain future financing arrangements;

 

   

our understanding of our competition;

 

   

market trends;

 

   

projected capital expenditures; and

 

   

the impact of technology on our operations and business.

Forward looking statements are based on certain assumptions, discuss future expectations, describe future plans and strategies, contain financial and operating projections or state other forward looking information. Our ability to predict results or the actual effect of future events, actions, plans or strategies is inherently uncertain. Although we believe that the expectations reflected in our forward looking statements are based on reasonable assumptions, taking into account all information currently available to us, our actual results and performance could differ materially from those set forth in our forward looking statements. Factors that could have a material adverse effect on our forward looking statements include, but are not limited to:

 

   

the factors referenced in this information statement, including those set forth under the section captioned “Risk Factors,” “Management’s Discussion and Analysis of Financial Conditions and Results of Operations” and “Our Business and Properties;”

 

   

general volatility of the capital markets, the general economy or the hospitality industry, whether the result of market events or otherwise;

 

   

our ability to deploy our initial capital contributions and raise additional capital at reasonable costs to repay debts, invest in our properties and fund future acquisitions;

 

   

unanticipated increases in financing and other costs, including a rise in interest rates;

 

   

the degree and nature of our competition;

 

   

actual and potential conflicts of interest with Ashford Trust, Remington, our executive officers and our non-independent directors;

 

   

changes in personnel of our advisor or the lack of availability of qualified personnel;

 

   

changes in governmental regulations, accounting rules, tax rates and similar matters;

 

   

legislative and regulatory changes, including changes to the Code and related rules, regulations and interpretations governing the taxation of REITs; and

 

   

limitations imposed on our business and our ability to satisfy complex rules in order for us to qualify as a REIT for U.S. federal income tax purposes.

When considering forward looking statements, you should keep in mind the risk factors and other cautionary statements in this information statement. The matters summarized under “Risk Factors” and elsewhere in this information statement could cause our actual results and performance to differ significantly from those contained in our forward looking statements. Accordingly, we cannot guarantee future results or performance.

 

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Readers are cautioned not to place undue reliance on any of these forward looking statements, which reflect our views as of the date of this information statement. Furthermore, we do not intend to update any of our forward looking statements after the date of this information statement to conform these statements to actual results and performance, except as may be required by applicable law.

Smith Travel Research, PKF Hospitality Research, LLC or other independent industry sources provided the market data and industry forecasts and projections used in this information statement. These forecasts and projections are forward looking statements and subject to the qualifications and uncertainties that apply to other forward looking statements in this information statement.

 

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OUR SEPARATION FROM ASHFORD TRUST

General

The board of directors of Ashford Trust has determined upon careful review and consideration in accordance with the applicable standard of review under Maryland law that the separation of the initial properties to be owned by Ashford Prime from the rest of Ashford Trust and the establishment of Ashford Prime as a separate, publicly traded company is in Ashford Trust’s best interests.

In furtherance of this plan, Ashford Trust will distribute all of the shares of our common stock held by Ashford Trust to holders of Ashford Trust common stock, subject to certain conditions. The distribution of the shares of our common stock will take place on                     , 2013. On the distribution date, each holder of Ashford Trust common stock will receive five shares of our common stock for each share of Ashford Trust common stock held at the close of business on the record date, as described below. Immediately following the distribution, Ashford Trust’s stockholders will own 100% of our common stock. You will not be required to make any payment, surrender or exchange your shares of Ashford Trust common stock or take any other action to receive your shares of our common stock.

We will be responsible for reimbursing the initial transaction cost of the separation and distribution, which is expected to be approximately $13.4 million.

The distribution of our common stock as described in this information statement is subject to the satisfaction or waiver of certain conditions. We cannot provide any assurances that the distribution will be completed. For a more detailed description of these conditions, see the section entitled “—Conditions to the Distribution” below.

The Number of Shares You Will Receive . For each share of Ashford Trust common stock that you owned at the close of business on                     , 2013, the record date, you will receive five shares of our common stock on the distribution date. Ashford Trust will not distribute any fractional shares of our common stock to its stockholders. Instead, the distribution agent will aggregate fractional shares into whole shares, sell the whole shares in the open market at prevailing market prices and distribute the aggregate net cash proceeds of the sales pro rata (based on the fractional share such holder would otherwise be entitled to receive) to each holder who otherwise would have been entitled to receive a fractional share in the distribution. Recipients of cash in lieu of fractional shares will not be entitled to any interest on the amounts of payment made in lieu of fractional shares.

Transferability of Shares You Receive . The shares of Ashford Prime common stock distributed to Ashford Trust stockholders will be freely transferable, except for shares received by persons who may be deemed to be Ashford Prime “affiliates” under the Securities Act of 1933, as amended (the “Securities Act”). Persons who may be deemed to be affiliates of Ashford Prime after the separation generally include individuals or entities that control, are controlled by or are under common control with Ashford Prime and may include directors and certain officers or principal stockholders of Ashford Prime. Ashford Prime affiliates will be permitted to sell their shares of Ashford Prime common stock only pursuant to an effective registration statement under the Securities Act or an exemption from the registration requirements of the Securities Act, such as the exemptions afforded by Rule 144.

When and How You Will Receive the Distributed Shares . Ashford Trust will distribute the shares of our common stock on                     , 2013, the distribution date. Computershare Trust Company, N.A. will serve as distribution agent and registrar for our common stock and as distribution agent in connection with the distribution.

If you own Ashford Trust common stock as of the close of business on the record date, the shares of Ashford Prime common stock that you are entitled to receive in the distribution will be issued electronically, as of the distribution date, to you or to your bank or brokerage firm on your behalf by way of direct registration in

 

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book-entry form. Registration in book-entry form refers to a method of recording stock ownership when no physical share certificates are issued to stockholders, as is the case in the distribution. Unless specifically requested by a stockholder, no physical stock certificates of Ashford Prime will be issued.

If you sell shares of Ashford Trust common stock in the “regular-way” market prior to the distribution date, you will be selling your right to receive shares of our common stock in the distribution.

For more information see the section entitled “—Market for Common Stock—Trading Between the Record Date and Distribution Date” included elsewhere in this information statement.

Commencing on or shortly after the distribution date, if you hold physical stock certificates that represent your shares of Ashford Trust common stock, or if you hold your shares in book-entry form, and you are the registered holder of such shares, the distribution agent will mail to you an account statement that indicates the number of shares of our common stock that have been registered in book-entry form in your name.

Most Ashford Trust stockholders hold their shares of Ashford Trust common stock through a bank or brokerage firm. In such cases, the bank or brokerage firm would be said to hold the stock in “street name” and ownership would be recorded on the bank’s or brokerage firm’s books. If you hold your Ashford Trust common stock through a bank or brokerage firm, your bank or brokerage firm will credit your account for the shares of our common stock that you are entitled to receive in the distribution. If you have any questions concerning the mechanics of having shares of our common stock held in “street name,” we encourage you to contact your bank or brokerage firm.

Computershare Trust Company, N.A., as distribution agent, will not issue any fractional shares of our common stock in connection with the distribution. Instead, the distribution agent will aggregate all fractional shares and sell them on behalf of the holders who otherwise would be entitled to receive fractional shares. The aggregate net cash proceeds of these sales, which generally will be taxable for U.S. federal income tax purposes, will be distributed pro rata (based on the fractional shares such holder would otherwise be entitled to receive) to each holder who otherwise would have been entitled to receive a fractional share in the distribution. For more information on the tax consequences, see “—Certain U.S. Federal Income Tax Consequences of the Separation” below. If you physically hold Ashford Trust common stock certificates and are the registered holder, you will receive a check from the distribution agent in an amount equal to your pro rata share of the aggregate net cash proceeds of the sales. We estimate that it will take approximately two weeks from the distribution date for the distribution agent to complete the distributions of the aggregate net cash proceeds. If you hold your Ashford Trust stock through a bank or brokerage firm, your bank or brokerage firm will receive, on your behalf, your pro rata share of the aggregate net cash proceeds of the sales and will electronically credit your account for your share of such proceeds.

Results of the Separation . After our separation from Ashford Trust, we will be a separate, publicly-traded company. Immediately following the distribution, we expect to have approximately              stockholders of record, based on the number of registered stockholders of Ashford Trust common stock on                     , 2013, and approximately 16.1 million shares of our common stock outstanding. The actual number of shares to be distributed will be determined on the record date and will reflect any changes in the number of shares of Ashford Trust common stock between                     , 2013 and the record date for the distribution.

Before the separation, we will enter into a Separation and Distribution Agreement to effect the separation and provide a framework for our relationship with Ashford Trust after the separation. This agreement will govern the relationship between us and Ashford Trust subsequent to the completion of the separation plan and provide for the allocation of the Ashford Prime assets, as well as certain liabilities related thereto, attributable to periods prior to, at and after our separation from Ashford Trust.

For a more detailed description of these agreements, see the section entitled “Certain Relationships and Related Party Transactions.”

 

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The distribution will not affect the number of outstanding shares of Ashford Trust common stock or any rights of Ashford Trust stockholders.

Certain U.S. Federal Income Tax Consequences of the Separation

The following is a summary of the material U.S. federal income tax consequences of our separation from Ashford Trust, and in particular the distribution by Ashford Trust of our common stock to stockholders of Ashford Trust. For purposes of this section under the heading “Certain U.S. Federal Income Tax Consequences of the Separation”: (i) any references to the “separation” shall mean only the distribution of shares of our common stock by Ashford Trust to stockholders of Ashford Trust; (ii) references to “Ashford Prime,” “we,” “our” and “us” mean only Ashford Hospitality Prime, Inc. and not its subsidiaries or other lower-tier entities, except as otherwise indicated; and (iii) references to Ashford Trust refer to Ashford Hospitality Trust, Inc. This summary is based upon the Code, the regulations promulgated by the U.S. Treasury Department, rulings and other administrative pronouncements issued by the IRS, and judicial decisions, all as currently in effect, and all of which are subject to differing interpretations or to change, possibly with retroactive effect. No assurance can be given that the IRS would not assert, or that a court would not sustain, a position contrary to any of the tax consequences described below. We have not sought and do not intend to seek an advance ruling from the IRS regarding any matter discussed herein. The summary is also based upon the assumption that Ashford Trust, Ashford Prime and their respective subsidiaries and affiliated entities will operate in accordance with their applicable organizational documents or partnership agreements and the agreements and other documents applicable to our separation from Ashford Trust. This summary is for general information only and is not tax advice. The Code provisions governing the federal income tax treatment of REITs (such as Ashford Trust and Ashford Prime) and their stockholders are highly technical and complex, and this summary is qualified in its entirety by the express language of applicable Code provisions, Treasury regulations promulgated thereunder, and administrative and judicial interpretations thereof. This summary does not address all possible tax considerations that may be material to an investor and does not constitute legal or tax advice. Moreover, this summary does not purport to discuss all aspects of federal income taxation that may be important to a particular investor in light of its investment or tax circumstances, or to investors subject to special tax rules, such as:

 

   

financial institutions;

 

   

insurance companies;

 

   

broker-dealers;

 

   

regulated investment companies and REITs;

 

   

partnerships and trusts;

 

   

persons who hold our stock on behalf of another person as a nominee;

 

   

persons who receive our stock through the exercise of employee stock options or otherwise as compensation;

 

   

persons holding our stock as part of a “straddle,” “hedge,” “conversion transaction,” “synthetic security” or other integrated investment;

and, except to the extent discussed below:

 

   

tax-exempt organizations; and

 

   

foreign investors.

This summary assumes that investors will hold their common stock as a capital asset, which generally means as property held for investment.

For purposes of this discussion under the heading “Certain U.S. Federal Income Tax Consequences of the Separation,” a domestic holder is a stockholder of Ashford Trust that is for federal income tax purposes:

 

   

a citizen or resident of the United States,

 

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a corporation (including an entity treated as a corporation for U.S. federal income tax purposes) created or organized in or under the laws of the United States, any of its states, or the District of Columbia,

 

   

an estate, whose income is subject to U.S. federal income taxation regardless of its source, or

 

   

a trust if (1) a U.S. court is able to exercise primary supervision over the administration of such trust and one or more U.S. persons have the authority to control all substantial decisions of the trust or (2) it has a valid election to be treated as a U.S. person.

A “non-U.S. holder” is a stockholder of Ashford Trust that is not a domestic holder and is not an entity treated as a partnership for U.S. federal income tax purposes. If a partnership, entity or arrangement treated as a partnership for U.S. federal income tax purposes holds Ashford Trust stock, the U.S. federal income tax treatment of a partner in the partnership will generally depend upon the status of the partner and the activities of the partnership. An investor that is a partnership and the partners in such partnership should consult their tax advisors about the U.S. federal income tax consequences of the separation.

THE FEDERAL INCOME TAX TREATMENT OF THE SEPARATION TO STOCKHOLDERS OF ASHFORD TRUST DEPENDS IN SOME INSTANCES ON DETERMINATIONS OF FACT AND INTERPRETATIONS OF COMPLEX PROVISIONS OF FEDERAL INCOME TAX LAW FOR WHICH NO CLEAR PRECEDENT OR AUTHORITY MAY BE AVAILABLE. IN ADDITION, THE TAX CONSEQUENCES OF THE SEPARATION TO ANY PARTICULAR STOCKHOLDER OF ASHFORD TRUST WILL DEPEND ON THE STOCKHOLDER’S PARTICULAR TAX CIRCUMSTANCES. YOU ARE URGED TO CONSULT YOUR TAX ADVISOR REGARDING THE FEDERAL, STATE, LOCAL, AND FOREIGN INCOME AND OTHER TAX CONSEQUENCES TO YOU OF THE SEPARATION IN LIGHT OF YOUR PARTICULAR INVESTMENT OR TAX CIRCUMSTANCES.

Tax Classification of the Separation in General . For U.S. federal income tax purposes, the separation will not be eligible for treatment as a tax-free distribution by Ashford Trust with respect to its stock. Accordingly, the separation will be treated as if Ashford Trust had distributed to each Ashford Trust stockholder an amount equal to the fair market value of the Ashford Prime common stock received by such stockholder (including any fractional shares deemed to be received, as described below), determined as of the date of the separation (such amount, the “separation distribution amount”). The U.S. federal income tax consequences of the separation on Ashford Trust’s stockholders are thus generally the same as the U.S. federal income tax consequences of Ashford Trust’s cash distributions. The discussion below describes the U.S. federal income tax consequences to a domestic holder, a non-U.S. holder, and a tax-exempt domestic holder of Ashford Trust stock upon the receipt of Ashford Prime common stock in the separation.

Although Ashford Trust will ascribe a value to the Ashford Prime shares distributed in the separation, this valuation is not binding on the IRS or any other taxing authority. These taxing authorities could ascribe a higher valuation to the distributed Ashford Prime shares, particularly if, following the separation, those shares trade at prices significantly above the value ascribed to those shares by Ashford Trust. Such a higher valuation may affect the distribution amount and thus the U.S. federal income tax consequences of the separation to Ashford Trust’s stockholders.

Any cash received by a stockholder of Ashford Trust in lieu of a fractional share of Ashford Prime common stock should be treated as if such fractional share had been (i) received by the stockholder as part of the separation and then (ii) sold by such stockholder for the amount of cash received. Because (as described below) the basis of the fractional share deemed received by the Ashford Trust stockholder will equal the fair market value of such share on date of the separation, a stockholder of Ashford Trust generally should not recognize additional gain or loss on the transaction described in (ii) of the preceding sentence.

Ashford Trust will be required to recognize any gain, but will not be permitted to recognize any loss, with respect to the Ashford Prime shares that it distributes in the separation.

 

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Tax Basis and Holding Period of Ashford Prime Shares Received by Holders of Ashford Trust Stock . An Ashford Trust stockholder’s tax basis in shares of Ashford Prime common stock received in the separation (including any fractional shares deemed to be received, as described below) generally will equal the fair market value of such shares on the date of the separation, and the holding period for such shares will begin the day after the date of the separation.

Tax Treatment of the Separation to Domestic Holders . The following discussion describes the U.S. federal income tax consequences to a domestic holder of Ashford Trust stock upon the receipt of Ashford Prime common stock in the separation.

Ordinary Dividends . The portion of the separation distribution amount received by a domestic holder that is payable out of Ashford Trust’s current or accumulated earnings and profits for the year of the distribution and that is not designated by Ashford Trust as a capital gain dividend will generally be taken into account by such domestic holder as ordinary income and will not be eligible for the dividends received deduction for corporations. With limited exceptions, dividends paid by Ashford Trust are not eligible for taxation at the preferential income tax rates for qualified dividends received by domestic holders that are individuals, trusts and estates from taxable C corporations. Such domestic holders, however, are taxed at the preferential rates on dividends designated by and received from a REIT such as Ashford Trust to the extent that the dividends are attributable to

 

   

income retained by the REIT in the prior taxable year on which the REIT was subject to corporate level income tax (less the amount of tax), or

 

   

dividends received by the REIT from TRSs or other taxable C corporations.

Non-Dividend Distributions . A distribution to Ashford Trust’s domestic holders in excess of Ashford Trust’s current and accumulated earnings and profits will generally represent a return of capital and will not be taxable to a stockholder to the extent that the amount of such distribution does not exceed the adjusted tax basis of the holder’s Ashford Trust shares in respect of which the distribution was made. Rather, the distribution will reduce the adjusted tax basis of the holder’s shares in Ashford Trust. To the extent that such distribution exceeds the adjusted tax basis of a domestic holder’s Ashford Trust shares, the holder generally must include such distribution in income as long-term capital gain, or short-term capital gain if the holder’s Ashford Trust shares have been held for one year or less.

Capital Gain Dividends . A distribution that Ashford Trust designates as a capital gain dividend will generally be taxed to domestic holders as long-term capital gain, to the extent that such distribution does not exceed Ashford Trust’s actual net capital gain for the taxable year, without regard to the period for which the holder that receives such distribution has held its Ashford Trust stock. Corporate domestic holders may be required to treat up to 20% of some capital gain dividends as ordinary income. Long-term capital gains are generally taxable at reduced maximum federal rates in the case of domestic holders that are individuals, trusts and estates, and ordinary income rates in the case of stockholders that are corporations. See “Federal Income Tax Consequences of Our Status as a REIT—Taxation of Taxable U.S. Holders of Stock—Distributions” and “—Capital Gains and Losses.”

Tax Treatment of the Separation to Non-U.S. Holders . The following discussion describes the U.S. federal income tax consequences to a non-U.S. holder of Ashford Trust stock upon the receipt of Ashford Prime common stock in the separation.

Ordinary Dividends . The portion of the separation distribution amount received by a non-U.S. holder that is (1) payable out of Ashford Trust’s current and accumulated earnings and profits for the year of the distribution, (2) not attributable to Ashford Trust’s capital gains, and (3) not effectively connected with a U.S. trade or business of the non-U.S. holder, will be treated as a dividend that is subject to U.S. withholding tax at the rate of 30%, unless reduced or eliminated by treaty.

 

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In general, non-U.S. holders will not be considered to be engaged in a U.S. trade or business solely as a result of their ownership of Ashford Trust stock. In cases where the dividend income from a non-U.S. holder’s investment in Ashford Trust stock is, or is treated as, effectively connected with the non-U.S. holder’s conduct of a U.S. trade or business, the non-U.S. holder generally will be subject to U.S. federal income tax at graduated rates, in the same manner as domestic holders are taxed with respect to such dividends. Such income must generally be reported on a U.S. federal income tax return filed by or on behalf of the non-U.S. holder. The income may also be subject to the 30% branch profits tax in the case of a non-U.S. holder that is a corporation unless reduced or eliminated by a tax treaty.

Non-Dividend Distributions . Unless Ashford Trust’s stock constitutes a U.S. real property interest (“USRPI”), the separation distribution amount, to the extent not made out of Ashford Trust’s earnings and profits, will not be subject to U.S. income tax. If Ashford Trust cannot determine at the time of the separation whether or not the separation distribution amount will exceed current and accumulated earnings and profits, the separation distribution will be subject to withholding at the rate applicable to ordinary dividends, as described above.

If Ashford Trust’s stock constitutes a USRPI, as described below, distributions that it makes in excess of the sum of (a) the stockholder’s proportionate share of Ashford Trust’s earnings and profits, plus (b) the stockholder’s basis in its Ashford Trust stock, will be taxed under the Foreign Investment in Real Property Tax Act of 1980 (“FIRPTA”) in the same manner as if the Ashford Trust stock had been sold. In such situations, the non-U.S. holder would be required to file a U.S. federal income tax return and would be subject to the same treatment and same tax rates as a domestic holder with respect to such excess, subject to applicable alternative minimum tax and a special alternative minimum tax in the case of non-resident alien individuals.

Ashford Trust’s stock will be treated as a USRPI if 50% or more of Ashford Trust’s assets throughout a prescribed testing period consist of interests in real property located within the U.S., excluding, for this purpose, interests in real property solely in a capacity as a creditor. It is currently anticipated that Ashford Trust’s stock will constitute a USRPI.

Ashford Trust’s stock nonetheless will not constitute a USRPI if Ashford Trust is a “domestically-controlled qualified investment entity.” A domestically-controlled qualified investment entity includes a REIT, less than 50% of value of which is held directly or indirectly by non-U.S. holders at all times during a specified testing period. It is anticipated that Ashford Trust will be a domestically-controlled qualified investment entity, and that a distribution with respect to Ashford Trust’s stock in excess of Ashford Trust’s earnings and profits will not be subject to taxation under FIRPTA. No assurance can be given that Ashford Trust will remain a domestically-controlled qualified investment entity.

In the event that Ashford Trust is not a domestically-controlled qualified investment entity, but its stock is “regularly traded,” as defined by applicable Treasury regulations, on an established securities market, a distribution to a non-U.S. holder nonetheless would not be subject to tax under FIRPTA, provided that the non-U.S. holder held 5% or less of Ashford Trust’s common stock at all times during a specified testing period. It is anticipated that Ashford Trust’s common stock will be regularly traded.

In addition, if a non-U.S. holder owning more than 5% of Ashford Trust’s common stock disposes of such stock during the 30-day period preceding the ex-dividend date of any dividend payment by Ashford Trust, and such non-U.S. holder acquires or enters into a contract or option to acquire Ashford Trust’s common stock within 61 days of the first day of such 30-day period described above, and any portion of such dividend payment would, but for the disposition, be treated as USRPI capital gain (as defined below) to such non-U.S. holder under FIRPTA, then such non-U.S holder will be treated as having USRPI capital gain in an amount that, but for the disposition, would have been treated as USRPI capital gain.

Gain in respect of a non-dividend distribution that would not otherwise be subject to FIRPTA will nonetheless be taxable in the U.S. to a non-U.S. holder in two cases: (1) if the non-U.S. holder’s investment in

 

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Ashford Trust stock is effectively connected with a U.S. trade or business conducted by such non-U.S. holder, the non-U.S. holder will be subject to the same treatment as a domestic holder with respect to such gain, or (2) if the non-U.S. holder is a nonresident alien individual who was present in the U.S. for 183 days or more during the taxable year and has a “tax home” in the U.S., the nonresident alien individual will be subject to a 30% tax on the individual’s capital gain.

Capital Gain Dividends . Under FIRPTA, a dividend that Ashford Trust makes to a non-U.S. holder, to the extent attributable to gains from dispositions of USRPIs that Ashford Trust held directly or through pass-through subsidiaries (such gains, “USRPI capital gains”), will, except as described below, be considered effectively connected with a U.S. trade or business of the non-U.S. holder and will be subject to U.S. income tax at the rates applicable to U.S. individuals or corporations. Ashford Trust will be required to withhold tax equal to 35% of the maximum amount that could have been designated as a USRPI capital gain dividend. Distributions subject to FIRPTA may also be subject to a 30% branch profits tax in the hands of a non-U.S. holder that is a corporation. It is anticipated that a portion of the separation distribution amount will be attributable to USRPI capital gains.

Capital gain dividends received by a non-U.S. holder that are attributable to dispositions of Ashford Trust’s assets other than USRPIs are not subject to U.S. federal income tax, unless (1) the gain is effectively connected with the non-U.S. holder’s U.S. trade or business, in which case the non-U.S. holder would be subject to the same treatment as U.S. holders with respect to such gain, or (2) the non-U.S. holder is a nonresident alien individual who was present in the U.S. for 183 days or more during the taxable year and has a “tax home” in the U.S., in which case the non-U.S. holder will incur a 30% tax on his capital gains.

A dividend that would otherwise have been treated as a USRPI capital gain dividend will not be so treated or be subject to FIRPTA, and generally will not be treated as income that is effectively connected with a U.S. trade or business, but instead will be treated in the same manner as ordinary income dividends (discussed above), provided that (1) the dividend is received with respect to a class of stock that is regularly traded on an established securities market located in the U.S., and (2) the recipient non-U.S. holder does not own more than 5% of that class of stock at any time during the one-year period ending on the date on which the dividend is received. Ashford Trust anticipates that its stock will be “regularly traded” on an established securities exchange.

Withholding of Amounts Distributable to Non-U.S. Holders in the Separation . If Ashford Trust is required to withhold any amounts otherwise distributable to a non-U.S. holder in the separation, Ashford Trust or other applicable withholding agents will collect the amount required to be withheld by reducing to cash for remittance to the IRS a sufficient portion of Ashford Prime common stock that such non-U.S. holder would otherwise receive, and such holder may bear brokerage or other costs for this withholding procedure. A non-U.S. holder may seek a refund from the IRS of any amounts withheld if it is subsequently determined that the amounts withheld exceeded the holder’s U.S. tax liability for the year in which the separation occurred.

Tax Treatment of the Separation to Tax-Exempt Entities . Tax-exempt entities, including qualified employee pension and profit sharing trusts and individual retirement accounts, generally are exempt from federal income taxation. Such entities, however, may be subject to taxation on their unrelated business taxable income (“UBTI”). While some investments in real estate may generate UBTI, the IRS has ruled that dividend distributions from a REIT to a tax-exempt entity do not constitute UBTI. Based on that ruling, and provided that (1) a tax-exempt stockholder has not held Ashford Trust stock as “debt financed property” within the meaning of the Code (i.e., where the acquisition or holding of the property is financed through a borrowing by the tax-exempt stockholder), and (2) such Ashford Trust stock is not otherwise used in an unrelated trade or business, the separation generally should not give rise to UBTI to a tax-exempt stockholder.

Tax-exempt stockholders that are social clubs, voluntary employee benefit associations, supplemental unemployment benefit trusts, and qualified group legal services plans exempt from federal income taxation under sections 501(c)(7), (c)(9), (c)(17) and (c)(20) of the Code are subject to different UBTI rules, which generally require such stockholders to characterize distributions that Ashford Trust makes as UBTI.

 

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In certain circumstances, a pension trust that owns more than 10% of Ashford Trust’s stock could be required to treat a percentage of the dividends as UBTI, if Ashford Trust is a “pension-held REIT.” Ashford Trust will not be a pension-held REIT unless (1) it is required to “look through” one or more of its pension stockholders in order to satisfy certain REIT requirements and (2) either (i) one pension trust owns more than 25% of the value of Ashford Trust’s stock, or (ii) a group of pension trusts, each individually holding more than 10% of the value of Ashford Trust’s stock, collectively owns more than 50% of Ashford Trust’s stock. Certain restrictions on ownership and transfer of Ashford Trust’s stock should generally prevent a tax-exempt entity from owning more than 10% of the value of Ashford Trust’s stock, and should generally prevent Ashford Trust from becoming a pension-held REIT.

Time for Determination of the Tax Impact of the Separation . The actual tax impact of the separation will be affected by a number of factors that are unknown at this time, including Ashford Trust’s final earnings and profits for 2013 (including as a result of the gain, if any, Ashford Trust recognizes in the separation), the fair market value of Ashford Prime’s common stock on the date of the separation and sales of FIRPTA or other capital assets. Thus, a definitive calculation of the U.S. federal income tax impact of the separation will not be possible until after the end of the 2013 calendar year. Ashford Trust will notify its stockholders of the tax attributes of the separation (including the separation distribution amount) on an IRS Form 1099-DIV.

Market For Common Stock

There is currently no public market for our common stock. A condition to the distribution is the listing on the NYSE of our common stock. We intend to apply to have our common stock authorized for listing on the NYSE under the symbol “AHP.”

Trading Between the Record Date and Distribution Date . Beginning shortly before the record date and continuing up to and through the distribution date, we expect that there will be two markets in Ashford Trust common stock: a “regular-way” market and an “ex-distribution” market. Shares of Ashford Trust common stock that trade on the regular way market will trade with an entitlement to shares of our common stock distributed pursuant to the distribution. Shares that trade on the ex-distribution market will trade without an entitlement to shares of our common stock distributed pursuant to the distribution. Therefore, if you sell shares of Ashford Trust common stock in the “regular-way” market through the distribution date, you will be selling your right to receive shares of Ashford Prime common stock in the distribution. If you own shares of Ashford Trust common stock at the close of business on the record date and sell those shares on the “ex-distribution” market through the distribution date, you will still receive the shares of our common stock that you would be entitled to receive pursuant to your ownership of the shares of Ashford Trust common stock on the record date.

Furthermore, beginning on or shortly before the record date and continuing up to and through the distribution date, we expect that there will be a “when-issued” market in our common stock. “When-issued” trading refers to a sale or purchase made conditionally because the security has been authorized but not yet issued. The “when-issued” trading market will be a market for shares of our common stock that will be distributed to Ashford Trust stockholders on the distribution date. If you owned shares of Ashford Trust common stock at the close of business on the record date, you would be entitled to shares of our common stock distributed pursuant to the distribution. You may trade this entitlement to shares of our common stock, without trading the shares of Ashford Trust common stock you own, on the “when-issued” market. On the first trading day following the distribution date, “when-issued” trading with respect to our common stock will end and “regular-way” trading will begin.

Conditions to the Distribution

We expect that the distribution will occur on                     , 2013, the distribution date, provided that, among other conditions described in this information statement, the following conditions shall have been satisfied:

 

   

our registration statement on Form 10, of which this information statement is a part, shall have become effective, and no stop order relating to the registration statement is in effect;

 

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the listing of our common stock on the NYSE shall have been approved, subject to official notice of issuance;

 

   

the receipt of all necessary consents and approval from lenders, lessors and managers; and

 

   

no order, injunction or decree issued by any court of competent jurisdiction or other legal restraint or prohibition preventing consummation of the distribution or any of the transactions related thereto, including the transfers of assets and liabilities contemplated by the Separation and Distribution Agreement, shall be in effect.

Ashford Trust has the right not to complete the distribution if, at any time, the board of directors of Ashford Trust determines, in its sole discretion, that the distribution is not in the best interests of Ashford Trust or that market conditions are such that it is not advisable to separate Ashford Prime from Ashford Trust.

Reasons for the Separation

Ashford Trust’s board of directors periodically reviews strategic alternatives. The board determined upon careful review and consideration in accordance with the applicable standard of review under Maryland law that the separation of Ashford Prime is in the best interests of the stockholders. The board’s determination was based on a number of factors, including those set forth below.

 

   

Creation of two focused companies creates clarity . After the separation, Ashford Prime will focus primarily on luxury, upper-upscale and upscale hotels anticipated to generate RevPAR at least twice the national average. Ashford Trust will continue to focus on all segments of the hospitality industry, with RevPAR criteria outside of Ashford Prime’s initial investment focus. We believe investors may find it more appealing to be able to invest in two distinct businesses. Each business will have the opportunity to cultivate a distinct identity, which we expect will facilitate investor understanding by reducing the complexity associated with a company that has diverse business objectives.

 

   

Potential for a higher aggregate market value for stockholders . The separation will enable potential investors and the financial community to evaluate the performance of each company separately, which may result in a higher aggregate market value than the value of the combined company.

 

   

Tailored capital structure more efficient . Each company will have the flexibility to create a capital structure tailored to its strategic goals and consistent with its stockholders’ interests. In addition, tailored capital structures should facilitate each company’s ability to grow through acquisitions and other strategic alliances, possibly using units of the operating partnerships as currency.

 

   

Conservative capital structure . Ashford Prime will emphasize a low leverage capital structure over time, with a target net debt plus preferred equity to EBITDA level of 5.0x or less. Upon completion of the separation and distribution, we expect to have an initial leverage ratio of approximately 6.7x, based on the current debt encumbering the properties being contributed to us and the historical earnings on such properties, as compared to Ashford Trust’s leverage ratio of 8.6x as of June 30, 2013. For purposes of calculating our leverage ratio, we use the ratio of consolidated funded indebtedness less unrestricted cash (including our pro rata share of such amounts of any of our joint venture entities) to EBITDA for the most recent four fiscal quarters. For comparison purposes, we have shown Ashford Trust’s leverage ratio calculated in the same manner. We cannot assure you that we will reach our targeted leverage ratio or when we may achieve that ratio as it will be largely dependent on future market activities such as purchasing and selling assets, financing and refinancing assets, and engaging in capital markets activity, as well as our future stock performance and EBITDA growth. Because of significant prepayment and defeasance penalties on the debt encumbering our initial properties and our anticipated uses of cash for other purposes, we cannot immediately reach our targeted leverage ratios. Accordingly, we will seek to attain the targeted leverage ratios over time. This structure should allow Ashford Prime to capitalize on favorable acquisition and investment opportunities.

 

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The anticipated benefits of the separation are based on a number of assumptions, and there can be no assurance that such benefits will materialize to the extent anticipated or at all. In the event that the separation does not result in such benefits, the costs associated with the transaction could have a negative effect on our financial condition and ability to make distributions to our stockholders. For more information about the risks associated with the separation, see “Risk Factors.”

Reasons For Furnishing This Information Statement

This information statement is being furnished solely to provide information to Ashford Trust stockholders who are entitled to receive shares of Ashford Prime common stock in the distribution. The information statement is not, and is not to be construed as, an inducement or encouragement to buy, hold or sell any of our securities or securities of Ashford Trust. We believe that the information in this information statement is accurate as of the date set forth on the cover. Changes may occur after that date and neither Ashford Trust nor we undertake any obligation to update such information.

 

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DISTRIBUTION POLICY

We are a newly-formed company that has not commenced operations, and as a result, we have not paid any distributions as of the date of this information statement. We intend to make regular quarterly distributions to our stockholders. To qualify as a REIT, we must distribute to our stockholders an amount at least equal to:

 

  (i) 90% of our REIT taxable income, determined before the deduction for dividends paid and excluding any net capital gain (which does not necessarily equal net income as calculated in accordance with GAAP); plus

 

  (ii) 90% of the excess of our net income from foreclosure property over the tax imposed on such income by the Code; less

 

  (iii) any excess non-cash income (as determined under the Code). See “Federal Income Tax Consequences of Our Status as a REIT.”

Distributions made by us will be authorized and determined by our board of directors in its sole discretion out of funds legally available therefor and will be dependent upon a number of factors, including restrictions under applicable law, actual and projected financial condition, liquidity, EBITDA, FFO and results of operations, the revenue we actually receive from our properties, our operating expenses, our debt service requirements, our capital expenditures, prohibitions and other limitations under our financing arrangements, our REIT table income, the annual REIT distribution requirements and such other factors as our board of directs deems relevant. For more information regarding risk factors that could materially and adversely affect our ability to make distributions, please see “Risk Factors.” We expect that, at least initially, our distributions may exceed our net income under GAAP because of non-cash expenses included in net income. To the extent that our cash available for distribution is less than 90% of our REIT taxable income, we may consider various means to cover any such shortfall, including borrowing under our anticipated revolving credit facility or other loans, selling certain of our assets or using a portion of the net proceeds we receive from future offerings of equity, equity-related or debt securities or declaring taxable stock dividends. In addition, our charter allows us to issue preferred stocks that could have a preference on distributions, and if we do, the distribution preference on the preferred stock could limit our ability to make distributions to the holders of our common stock. We cannot assure you that our distribution policy will not change in the future.

Distributions in excess of our current and accumulated earnings and profits will not be taxable to a taxable U.S. stockholder under current U.S. federal income tax law to the extent those distributions do not exceed the stockholder’s adjusted tax basis in his or her common stock, but rather will reduce the adjusted basis of the shares. In that case, the gain (or loss) recognized on the sale of those shares or upon our liquidation will be increased (or decreased) accordingly. To the extent those distributions exceed a taxable U.S. stockholder’s adjusted tax basis in his or her shares, they generally will be treated as a gain realized from the taxable disposition of those shares. The percentage of distributions to our stockholders that exceeds our current and accumulated earnings and profits may vary substantially from year to year. For a more complete discussion of the tax treatment of distributions to holders of our common stock, see “Federal Income Tax Consequences of Our Status as a REIT.”

 

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SELECTED HISTORICAL FINANCIAL INFORMATION

You should read the following selected financial information in conjunction with “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and the historical combined consolidated financial statements and related notes included elsewhere in this information statement.

The selected combined consolidated historical financial information is a combination of the historical financial information for the eight properties being contributed to us as part of the separation and distribution. These properties and certain related assets and liabilities are reflected in the combined consolidated financial statements as if they were owned in an entity separate from Ashford Trust, however they were not owned in a separate legal entity during the periods presented in such statements.

We have not presented our historical financial information because we have not had any activity since our formation other than the issuance to Ashford TRS of 100 shares of our common stock in connection with the initial capitalization of our company and activity in connection with the separation and distribution. Therefore, we do not believe a discussion of our historical results would be meaningful.

The selected historical combined consolidated financial information as of December 31, 2012 and 2011 and for each of the three years in the period ended December 31, 2012 has been derived from the audited financial statements appearing elsewhere in this information statement. The selected historical combined consolidated financial information as of December 31, 2010, 2009 and 2008 and for each of the two years in the period ended December 31, 2009 has been derived from the unaudited financial statements not included in this information statement. The summary historical combined consolidated financial information as of June 30, 2013 and June 30, 2012 has been derived from the unaudited financial statements appearing elsewhere in this information statement. The selected historical information in this section is not intended to replace these audited and unaudited financial statements.

The selected historical financial information below and the financial statements included in this information statement do not necessarily reflect what our results of operations, financial position and cash flows would have been if we had operated our initial eight properties as a stand-alone company during all periods presented, and, accordingly, this historical information should not be relied upon as an indicator of our future performance.

 

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    Six Months Ended
June 30,
    Year Ended December 31,  
    2013     2012     2012     2011     2010     2009     2008  
    (Unaudited)     (Unaudited)                       (Unaudited)     (Unaudited)  
    (In thousands, except share, per share and property data)  

Statement of Operations Data

             

Revenue

             

Rooms

  $ 85,668      $ 75,671      $ 160,811      $ 130,477      $ 114,940      $ 116,061      $ 140,995   

Food and beverage

    26,785        25,906        50,784        46,628        42,410        42,391        55,720   

Rental income from operating leases

    —          —          —          5,341        5,435        5,649        6,218   

Other

    4,975        4,410        9,593        9,545        10,045        10,836        13,080   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

    117,428        105,987        221,188        191,991        172,830        174,937        216,013   

Expenses

             

Hotel operating expenses:

             

Rooms

    19,853        17,556        37,001        31,429        28,625        28,079        30,397   

Food and beverage

    17,278        16,395        33,377        30,341        28,382        29,236        37,491   

Other expense

    29,602        27,981        59,013        49,949        46,205        47,350        56,177   

Management fees

    4,972        4,398        9,360        7,246        6,514        6,454        8,075   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

    71,705        66,330        138,751        118,965        109,726        111,119        132,140   

Property taxes, insurance and other

    5,705        5,108        10,236        9,218        10,243        11,288        11,303   

Depreciation and amortization

    15,097        14,866        29,549        29,816        31,255        34,215        35,213   

Corporate, general and administrative

    6,445        5,375        10,846        9,613        7,986        6,837        6,683   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

    98,952        91,679        189,382        167,612        159,210        163,459        185,339   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

    18,476        14,308        31,806        24,379        13,620        11,478        30,674   

Interest income

    14        12        29        24        88        78        545   

Other income

    —          —          —          9,673        —          —          —     

Interest expense and amortization of loan costs

    (16,191     (15,588     (31,244     (31,803     (31,988     (32,130     (34,753

Write-off of loan costs and exit fees

    (1,971     —          —          —          —          —          (513

Unrealized loss on derivatives

    (22     —          —          —          (28     (2     (30
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

    306        (1,268     591        2,273        (18,308     (20,576     (4,077

Income tax expense

    (1,303     (2,192     (4,384     (2,636     (628     (611     (353
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

    (997     (3,460     (3,793     (363     (18,936     (21,187     (4,430

(Income) loss from consolidated entity attributable to noncontrolling interest

    204        157        (752     989        2,065        594        (1,097

(Income) loss attributable to redeemable noncontrolling interests in operating partnership

    —          —          —          —          —          —          —     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

  $ (793   $ (3,303   $ (4,545   $ 626      $ (16,871   $ (20,593   $ (5,527
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
Balance Sheet Data (at period end):                           (Unaudited)              

Cash

  $ 16,746      $ 14,318      $ 20,313      $ 16,451      $ 14,411      $ 20,087      $ 21,379   

Investment in hotel properties, net

    770,448        779,659        771,936        789,170        808,322        819,629        834,459   

Total assets

    842,346        850,192        847,280        863,418        862,908        885,534        915,118   

Total indebtedness

    625,871        575,211        570,809        577,996        582,713        588,929        591,171   

Total liabilities

    650,409        598,679        594,902        600,376        601,369        609,302        614,720   

Total equity

    191,937        251,513        252,378        263,042        261,539        276,232        300,398   

Total liabilities and equity

    842,346        850,192        847,280        863,418        862,908        885,534        915,118   

Other Data:

             

Number of properties at period end (unaudited)

    8        8        8        8        8       

Adjusted EBITDA (unaudited)

  $ 31,427      $ 27,139      $ 56,195      $ 50,187        41,517       

Hotel EBITDA (1) (unaudited)

    40,499        34,868        73,040        66,292        53,065       

AFFO (unaudited)

    14,892        10,107        22,080        17,612        10,884       

Cash flows (used in) provided by:

             

Operating activities

  $ 20,074      $ 14,501      $ 27,852      $ 15,395      $ 21,624       

Investing activities

    (14,168     (5,568     (11,944     (10,281     (22,695    

Financing activities

    (9,473     (11,066     (12,046     (3,074     (4,605    

 

(1)

We will own the Hilton La Jolla Torrey Pines and The Capital Hilton in a joint venture. The Hotel EBITDA amount for these hotels represent the total amounts for each hotel, not our pro rata amount based on our ownership percentage. Also, Hotel EBITDA is calculated as if the Courtyard Philadelphia Downtown was operated as all other hotels for all periods presented, rather than as a triple-net lease through December 1, 2011.

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of Adjusted EBITDA, Hotel EBITDA and AFFO.

 

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SELECTED UNAUDITED PRO FORMA FINANCIAL INFORMATION

The following selected unaudited pro forma combined consolidated financial information as of June 30, 2013 and for the six months then ended and for the year ended December 31, 2012 has been derived from the unaudited pro forma financial statements appearing elsewhere in this information statement.

The following selected unaudited pro forma combined consolidated financial information has been adjusted to give effect to the following separation transactions:

 

   

a contribution to Ashford Prime of the initial properties and capital of $145.3 million, together with liabilities secured by the initial properties of $625.9 million;

 

   

the distribution of our common stock to Ashford Trust stockholders by Ashford Trust (assuming a one to five distribution ratio) and the related transfer to us from Ashford Trust of the Ashford Prime TRS entities;

 

   

the issuance of 16,000 shares of common stock of Ashford Prime to the company’s non-employee directors upon completion of the separation and distribution; and

 

   

the exercise of the options to acquire the Pier House Resort and the Crystal Gateway Marriott, with liabilities secured by the option properties of $188.6 million.

 

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    For the Six Months Ended June 30, 2013  
    Hotel Group
Historical
Combined
Consolidated
    Separation
Adjustments
    Pro Forma
No Options
Exercised
    Pier  House
Resort
    Crystal  Gateway
Marriott
    Pro Forma
Options
Exercised
 

Revenue

           

Rooms

  $ 85,668      $ —        $ 85,668      $ 8,599      $ 18,858      $ 113,125   

Food and beverage

    26,785        —          26,785        1,734        8,198        36,717   

Rental income from operating leases

    —          —          —          —          —          —     

Other

    4,975        —          4,975        768        1,167        6,910   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

    117,428        —          117,428        11,101        28,223        156,752   

Expenses:

           

Hotel operating expenses:

           

Rooms

    19,853        —          19,853        1,067        4,458        25,378   

Food and beverage

    17,278        —          17,278        1,292        5,288        23,858   

Other expense

    29,602        —          29,602        980        7,677        38,259   

Management fees

    4,972        —          4,972        509        845        6,150   
          (176 )      
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

    71,705        —          71,705        3,672        18,268        93,645   

Property taxes, insurance and other

    5,705        —          5,705        2,862        1,419        9,986   

Depreciation and amortization

    15,097        —          15,097        930        2,223        21,113   
          525        2,338     

Transaction costs

    —          —          —          747        —          747   

Corporate general and administrative

    6,445        3,522        5,546        199        987        6,845   
      (4,538 )         242        826     
      117          (156     (828  
          11        18     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

    98,952        (899     98,053        9,032        25,251        132,336   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

    18,476        899        19,375        2,069        2,972        24,416   

Interest income

    14        —          14        —          3        17   

Other income

    —          —          —          —          —          —     

Interest expense and amortization of loan costs

    (16,191     —          (16,191     (625     (3,249     (21,209
          (1,144    

Write-off of loan costs and exit fees

    (1,971     —          (1,971     —          —          (1,971

Unrealized loss on derivatives

    (22     —          (22     —          —          (22
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

    306        899        1,205        300        (274     1,231   

Income tax expense

    (1,303     —          (1,303     (21     (656     (1,797
          (75 )       258     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    (997     899        (98     204        (672     (566

(Income) loss from consolidated entities attributable to noncontrolling interest

    204        —          204        —          —          204   

(Income) loss attributable to redeemable noncontrolling interests in operating partnership

    —          (37     (37     (72     237        128   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

  $ (793   $ 862      $ 69      $ 132      $ (435   $ (234
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance Sheet Data (at period end):

           

Investment in hotel properties, net

  $ 770,448          $ 92,287      $ 232,500     

Total assets

    842,346            72,664        245,064     

Total indebtedness

    625,871            69,000        119,577     

Total liabilities

    650,409            72,664        128,708     

Total equity

    191,937            —          —       

Total liabilities and equity

    842,346            72,664        245,064     

Per Share Data:

           

Pro forma basic earnings per share

      $ —            $ (0.01

Pro forma diluted earnings per share

      $ —            $ (0.01

Pro forma weighted average shares outstanding—basic

        16,044            16,044   

Pro forma weighted average shares outstanding—diluted

        24,905            16,044   

Other Data:

           

Number of properties at period end

    8                10   

Adjusted EBITDA

  $ 31,427              $ 43,744   

Hotel EBITDA (1)

    40,499                54,154   

AFFO

    14,892                22,214   

Cash flows (used in) provided by:

           

Operating activities

  $ 20,074             

Investing activities

    (14,168          

Financing activities

    (9,473          

 

(1)  

We will own the Hilton La Jolla Torrey Pines and The Capital Hilton in a joint venture. The Hotel EBITDA amounts for these hotels represent the total amounts for each hotel, not our pro rata amount based on our ownership percentage. Also, Hotel EBITDA is calculated as if the Courtyard Philadelphia Downtown was operated as all other hotels for all periods presented, rather than as a triple-net lease through December 1, 2011.

 

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See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of Adjusted EBITDA, Hotel EBITDA and AFFO.

 

    For the Year Ended December 31, 2012  
    Hotel Group
Combined
Consolidated
    Separation
Adjustments
    Pro Forma
No Options
Exercised
    Pier House
Resort
    Crystal
Gateway
Marriott
    Pro Forma
Options
Exercised
 

Revenue

           

Rooms

  $ 160,811      $ —        $ 160,811      $ 14,318      $ 34,750      $ 209,879   

Food and beverage

    50,784        —          50,784        2,997        14,928        68,709   

Rental income from operating leases

    —          —          —          —          —          —     

Other

    9,593        —          9,593        1,376        1,964        12,933   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

    221,188        —          221,188        18,691        51,642        291,521   

Expenses:

           

Hotel operating expenses:

           

Rooms

    37,001        —          37,001        2,102        7,892        46,995   

Food and beverage

    33,377        —          33,377        2,493        9,731        45,601   

Other expense

    59,013        —          59,013        864        13,956        73,833   

Management fees

    9,360        —          9,360        935        1,549        11,470   
          (374    
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

    138,751        —          138,751        6,020        33,128        177,899   

Property taxes, insurance and other

    10,236          10,236        7,059        2,596        19,891   

Depreciation and amortization

    29,549        —          29,549        1,489        5,836        41,581   
          1,422        3,285     

Transaction costs

    —          —          —          —          —          —     

Corporate general and administrative

    10,846        —          10,806        —          1,668        13,316   
      6,745          483        1,652     
      275          17        (1,340  
      (7,255         30     
      195           
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

    189,382        (40 )       189,342        16,490        46,855        252,687   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

    31,806        40        31,846        2,201        4,787        38,834   

Interest income

    29        —          29        47        11        87   

Other income

    —          —          —          —          —          —     

Interest expense and amortization of loan costs

    (31,244     —          (31,244     (1,626     (6,630     (41,442
          (1,942    
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

    591        40        631        (1,320     (1,832     (2,521

Income tax expense

    (4,384     —          (4,384     (165     (1,303     (5,268
            584     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    (3,793     40        (3,753     (1,485     (2,551     (7,789

(Income) loss from consolidated entities attributable to noncontrolling interest

    (752     —          (752     —          —          (752

(Income) loss attributable to redeemable noncontrolling interests in operating partnership

    —          1,590        1,590        524        901        3,015   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

  $ (4,545   $ 1,630      $ (2,915   $ (961   $ (1,650   $ (5,526
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Per Share Data:

           

Pro forma basic earnings per share

      $ (0.18       $ (0.34

Pro forma diluted earnings per share

      $ (0.18       $ (0.34

Pro forma weighted average shares outstanding—basic

        16,044            16,044   

Pro forma weighted average shares outstanding—diluted

        16,044            16,044   

Other Data:

           

Number of properties at period end

    8                10   

Adjusted EBITDA

  $ 56,195              $ 77,539   

Hotel EBITDA (1)

    73,040                97,725   

AFFO

    22,080                33,131   

Cash flows (used in) provided by:

           

Operating activities

  $ 27,852             

Investing activities

    (11,944          

Financing activities

    (12,046          

 

(1)  

We will own the Hilton La Jolla Torrey Pines and The Capital Hilton in a joint venture. The Hotel EBITDA amounts for these hotels represent the total amounts for each hotel, not our pro rata amount based on our ownership percentage. Also, Hotel EBITDA is calculated as if the Courtyard Philadelphia Downtown was operated as all other hotels for all periods presented, rather than as a triple-net lease through December 1, 2011.

 

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MANAGEMENT’S DISCUSSION AND ANALYSIS OF

FINANCIAL CONDITION AND RESULTS OF OPERATIONS

You should read the following discussion of our financial condition and results of operations together with the financial statements and related notes that are included elsewhere in this information statement. This discussion contains forward looking statements based upon current expectations that involve numerous risks and uncertainties. Our actual results may differ materially from those anticipated in these forward looking statements as a result of various factors, including those set forth under “Risk Factors” or elsewhere in this information statement. See “Risk Factors” and “Cautionary Statement Regarding Forward Looking Statements.”

In this section, unless the context otherwise requires, references to “we,” “us” and “our” refer to the eight selected properties for which we have provided financial information in this information statement.

Overview

Ashford Prime is a newly formed, externally-advised Maryland corporation that invests primarily in high RevPAR, luxury, upper-upscale and upscale hotels. Our hotels will be located predominantly in domestic and international gateway markets. Upon completion of the separation and distribution, we will own interests in eight hotels in five states and the District of Columbia with 3,146 total rooms. The hotels in our initial portfolio are located in U.S. gateway markets with favorable growth characteristics resulting from multiple demand generators and limited risk of additional supply. Our initial portfolio generated RevPAR of $140.20 for the year ended December 31, 2012, which is 215% of the average of the U.S. lodging industry, according to Smith Travel Research, Inc.

Ashford Trust, an NYSE-listed REIT focused on investing opportunistically across all segments and at all levels of the capital structure within the hospitality industry, will contribute our initial assets to us. Ashford Advisor, a subsidiary of Ashford Trust, will be our external advisor. All of the hotels in our initial portfolio are currently asset-managed by our advisor. Upon completion of the separation and distribution, Ashford Trust will beneficially own common units of our operating partnership, Ashford Prime OP, representing 20% of our company on a fully-diluted basis.

We believe that the current market environment presents attractive opportunities for us to acquire additional hotels that are compatible with our investment strategy. We also believe that current lodging market fundamentals present favorable opportunities for RevPAR and EBITDA growth at our eight initial hotels.

We intend to elect to be treated as a REIT for federal income tax purposes, and we intend to conduct our business and own substantially all of our assets through our operating partnership.

We will own six of our initial hotel properties directly, and the remaining two hotel properties through a majority-owned investment in an entity, which represents 3,146 total rooms, or 2,912 net rooms excluding those attributable to our partner. Currently, all of our hotel properties are located in the United States.

Discussion of Presentation

The discussion below relates to the financial condition and results of operation of the eight initial properties contributed to us by Ashford Trust as if they were owned by an entity separate from Ashford Trust during the periods presented. These combined consolidated historical financial statements have been prepared on a “carve-out” basis from Ashford Trust’s consolidated financial statements using the historical results of operations, cash flows, assets and liabilities attributable to our eight initial properties and include allocations of income, expenses, assets and liabilities from Ashford Trust. These allocations reflect significant assumptions, and the financial statements do not fully reflect what our financial positions, results of operations and cash flows would have been had we been a stand-alone company owning the eight initial properties during the periods presented. As a result, historical financial information is not necessarily indicative of our future results of operations, financial positions and cash flows.

 

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As an example of allocations relating to the “carve out” presentation, we note that corporate general and administrative expense and certain indirect costs have been allocated. Corporate general and administrative expense represents an allocation of certain Ashford Trust corporate general and administrative costs including salaries and benefits, stock based compensation, legal and professional fees, rent expense and office expenses. Any expenses that were determined to be directly related to any hotel property or specific transaction were allocated directly to the related hotel. However, any indirect costs were allocated pro rata across all hotels owned by Ashford Trust, including the eight initial properties contributed to us, based on the gross investment value for all such hotels. Indirect costs are primarily attributable to certain ownership costs related to specific hotel properties but paid by Ashford Trust. Indirect costs are included in “Other expenses” in the combined consolidated financial statements. Additionally, interest income reflects earnings on amounts held as reserves by lenders and property managers.

Key Indicators of Operating Performance

We use a variety of operating and other information to evaluate the operating performance of our business. These key indicators include financial information that is prepared in accordance with GAAP as well as other financial measures that are non-GAAP measures. In addition, we use other information that may not be financial in nature, including statistical information and comparative data. We use this information to measure the operating performance of our individual hotels, groups of hotels and/or business as a whole. We also use these metrics to evaluate the hotels in our portfolio and potential acquisitions to determine each hotel’s contribution to cash flow and its potential to provide attractive long-term total returns. These key indicators include:

 

   

Occupancy—Occupancy means the total number of hotel rooms sold in a given period divided by the total number of rooms available. Occupancy measures the utilization of our hotels’ available capacity. We use occupancy to measure demand at a specific hotel or group of hotels in a given period.

 

   

ADR—ADR means average daily rate and is calculated by dividing total hotel room revenues by total number of rooms sold in a given period. ADR measures average room price attained by a hotel and ADR trends provide useful information concerning the pricing environment and the nature of the customer base of a hotel or group of hotels. We use ADR to assess the pricing levels that we are able to generate.

 

   

RevPAR—RevPAR means revenue per available room and is calculated by multiplying ADR by the average daily occupancy. RevPAR is one of the commonly used measures within the hotel industry to evaluate hotel operations. RevPAR does not include revenues from food and beverage sales or parking, telephone or other non-room revenues generated by the property. Although RevPAR does not include these ancillary revenues, it is generally considered the leading indicator of core revenues for many hotels. We also use RevPAR to compare the results of our hotels between periods and to analyze results of our comparable hotels (comparable hotels represent hotels we have owned for the entire period).

RevPAR changes that are primarily driven by changes in occupancy have different implications for overall revenues and profitability than changes that are driven primarily by changes in ADR. For example, an increase in occupancy at a hotel would lead to additional variable operating costs (including housekeeping services, utilities and room supplies) and could also result in increased other operating department revenue and expense. Changes in ADR typically have a greater impact on operating margins and profitability as they do not have a substantial effect on variable operating costs.

Occupancy, ADR and RevPAR are commonly used measures within the lodging industry to evaluate operating performance. RevPAR is an important statistic for monitoring operating performance at the individual hotel level and across our entire business. We evaluate individual hotel RevPAR performance on an absolute basis with comparisons to budget and prior periods, as well as on a regional and company-wide basis. ADR and RevPAR include only room revenue. Room revenue comprised approximately 73% of our total revenue for the year ended December 31, 2012 and is dictated by demand (as measured by occupancy), pricing (as measured by ADR) and our available supply of hotel rooms.

 

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Another commonly used measure in the lodging industry is the RevPAR penetration index, which measures a hotel’s RevPAR in relation to the average RevPAR of that hotel’s competitive set. We use the RevPAR penetration index as an indicator of a hotel’s market share in relation to its competitive set selected by our advisor. However, the RevPAR penetration index for a particular hotel is not necessarily reflective of that hotel’s relative share of any particular lodging market, and instead provides the relative revenue per room generated by each such property as compared to the competitive set chosen by our advisor. The RevPAR penetration 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 hotel’s competitive set including the subject hotel, multiplied by 100. For example, if a hotel’s RevPAR is $150 and the average RevPAR of the hotels in its competitive set is $150 including our hotel, the RevPAR penetration index would be 100, which would indicate that the subject hotel is capturing its fair market share in relation to its competitive set (i.e., the hotel’s RevPAR is, on average, the same as its competitors). If, however, a hotel’s RevPAR is $175 and the average RevPAR of the hotels in its competitive set is $150, the RevPAR penetration index of the subject hotel would be 116.7, which would indicate that the subject hotel maintains a RevPAR premium of approximately 16.7% (and, therefore, a market share premium) in relation to its competitive set. RevPAR data, other than the RevPAR of our eight initial hotels, used in calculating RevPAR penetration indices in this information statement was provided by Smith Travel Research.

One critical component in this calculation is the determination of a hotel’s competitive set, which consists of a small group of hotels in the relevant market that we and the hotel management company that manages the hotel believe are comparable for purposes of benchmarking the performance of such hotel. A hotel’s competitive set is mutually agreed upon by us and the hotel’s management company. Factors that we consider when establishing a competitive set include geographic proximity, brand affiliations and rate structure, as well as the level of service provided at the hotel. Competitive set determinations are highly subjective, however, and our methodology for determining a hotel’s competitive set may differ materially from those used by other hotel owners and/or management companies.

For the year ended December 31, 2012, the portfolio wide RevPAR penetration index of our initial hotels was 110.6, which indicates that, on average, our initial hotels maintained a market share premium of approximately 110.6% in relation to its competitive set.

We also use FFO, AFFO, EBITDA, Adjusted EBITDA and Hotel EBITDA as measures of the operating performance of our business. See “—Non-GAAP Financial Measures.”

Principal Factors Affecting Our Results of Operations and Hotel EBITDA

The principal factors affecting our operating results include overall demand for hotel rooms compared to the supply of available hotel rooms, and the ability of our third-party management companies to increase or maintain revenues while controlling expenses.

Demand . The demand for lodging, including business travel, is directly correlated to the overall economy; as GDP increases, lodging demand increases. Historically, periods of declining demand are followed by extended periods of relatively strong demand, which typically occurs during the growth phase of the lodging cycle.

Following the recession that commenced in 2008, the lodging industry has experienced improvement in fundamentals, including demand, which has continued into 2013. We believe improvements in the economy will continue to positively impact the lodging industry and hotel operating results for several years to come.

Supply . The development of new hotels is driven largely by construction costs, the availability of financing and expected performance of existing hotels.

 

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In its June 2013—August 2013 edition of Hotel Horizons, PKF Hospitality Research, LLC projected the following growth in room demand, RevPAR and supply through 2016:

 

Year

   Room
Demand
Growth
    RevPAR
Growth
    Supply
Growth
 

2013

     2.6     6.1     0.8

2014

     3.3     7.7     1.0

2015

     3.4     8.5     1.4

2016

     1.8     5.3     2.0
  

 

 

   

 

 

   

 

 

 

Compound Annual Growth Rate

     2.8     6.9     1.3

We expect that our ADR, occupancy and RevPAR performance will be impacted by macroeconomic factors such as national and local employment growth, personal income and corporate earnings, GDP, consumer confidence, office vacancy rates and business relocation decisions, airport and other business and leisure travel, new hotel construction, the pricing strategies of competitors and currency fluctuations. In addition, our ADR, occupancy and RevPAR performance are dependent on the continued success of the Marriott and Hilton brands.

Revenue . Substantially all of our revenue is derived from the operation of hotels. Specifically, our revenue is comprised of:

 

   

Room revenue—Occupancy and ADR are the major drivers of room revenue. Room revenue accounts for the substantial majority of our total revenue.

 

   

Food and beverage revenue—Occupancy and the type of customer staying at the hotel are the major drivers of food and beverage revenue (i.e., group business typically generates more food and beverage business through catering functions when compared to transient business, which may or may not utilize the hotel’s food and beverage outlets or meeting and banquet facilities).

 

   

Other hotel revenue—Occupancy and the nature of the property are the main drivers of other ancillary revenue, such as telecommunications, parking and leasing services.

Hotel Operating Expenses . The following presents the components of our hotel operating expenses:

 

   

Room expense—These costs include housekeeping wages and payroll taxes, reservation systems, room supplies, laundry services and front desk costs. Like room revenue, occupancy is the major driver of room expense and, therefore, room expense has a significant correlation to room revenue. These costs can increase based on increases in salaries and wages, as well as the level of service and amenities that are provided.

 

   

Food and beverage expense—These expenses primarily include food, beverage and labor costs. Occupancy and the type of customer staying at the hotel (i.e., catered functions generally are more profitable than restaurant, bar or other on-property food and beverage outlets) are the major drivers of food and beverage expense, which correlates closely with food and beverage revenue.

 

   

Management fees—Base management fees are computed as a percentage of gross revenue. Incentive management fees generally are paid when operating profits exceed certain threshold levels. See “Certain Agreements—Hotel Management Agreements.”

 

   

Other hotel expenses—These expenses include labor and other costs associated with the other operating department revenues, as well as labor and other costs associated with administrative departments, franchise fees, sales and marketing, repairs and maintenance and utility costs.

Most categories of variable operating expenses, including labor costs such as housekeeping, fluctuate with changes in occupancy. Increases in occupancy are accompanied by increases in most categories of variable operating expenses, while increases in ADR typically only result in increases in limited categories of operating

 

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costs and expenses, such as franchise fees, management fees and credit card processing fee expenses which are based on hotel revenues. Thus, changes in ADR have a more significant impact on operating margins than changes in occupancy.

Critical Accounting Policies

Our accounting policies are fully described in Note 2 of Notes to The Ashford Hospitality Prime Hotels Combined Consolidated Financial Statements included in this information statement. Except where specifically stated to the contrary, we expect the critical accounting policies of Ashford Hospitality Prime, Inc. to be substantially similar to those of The Ashford Hospitality Prime Hotels. We believe that the following discussion addresses our most critical accounting policies, representing those policies considered most vital to the portrayal of our financial condition and results of operations and require management’s most difficult, subjective, and complex judgments.

Management Agreements . In connection with the acquisitions by Ashford Trust of our initial hotel properties, Ashford Trust assumed certain management agreements existing at the time of the acquisition, and in connection with the contribution of these hotels to us, we have assumed these management agreements. Based on a review of these management agreements, Ashford Trust concluded that certain terms of these management agreements were more favorable to the respective managers than typical current market management agreements at the time of the acquisition. As a result, Ashford Trust recorded unfavorable contract liabilities related to these management agreements of $1.5 million as of the respective acquisition dates based on the present value of expected cash outflows over the initial terms of the related agreements. At June 30, 2013, $553,000 of unfavorable contract liabilities remained related to our hotel management agreements other than our Hilton agreements. Such unfavorable contract liabilities are being amortized as non-cash reductions to incentive management fees on a straight-line basis over the initial terms of the related agreements.

Income Taxes . At June 30, 2013, we had a valuation allowance of approximately $2.1 million, which substantially offsets our deferred tax asset. As a result of consolidated losses in the first six months of 2013 and in 2012, 2011 and 2010, and the limitations imposed by the Code on the utilization of net operating losses of acquired subsidiaries, we believe that it is more likely than not our deferred tax asset will not be realized, and therefore, we have provided a valuation allowance to substantially reserve the balance. At June 30, 2013, we have net operating loss carryforwards for federal income tax purposes of approximately $3.9 million, which are attributable to the subsidiaries being conveyed to us in connection with the separation and distribution and begin to expire in 2023. These loss carry-forwards may be available to offset future taxable income, if any, through 2023, but there are substantial limitations on their use.

In July 2006, the Financial Accounting Standards Board (“FASB”) issued accounting guidance that clarified the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. The guidance prescribes a financial statement recognition and measurement attribute for the recognition and measurement of a tax position taken or expected to be taken in a tax return. The guidance also provides direction on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. We classify interest and penalties related to underpayment of income taxes as income tax expense. We and our subsidiaries will file income tax returns in the U.S. federal jurisdiction and various states and cities. Tax years 2009 through 2012 remain subject to potential examination by certain federal and state taxing authorities. Income tax examinations of certain of our taxable corporate subsidiaries are currently in process; see Note 11 of Notes to Combined Consolidated Financial Statements included in this information statement. Accordingly, we believe that the results of the completion of these examinations will not have a material adverse effect on our financial condition or results of operations.

Investment in Hotel Properties . Hotel properties are generally stated at cost. For hotel properties owned through our majority-owned entities, the carrying basis attributable to the partners’ minority ownership is recorded at historical cost, net of any impairment charges, while the carrying basis attributable to our majority ownership is recorded based on the allocated purchase price of our ownership interests in the entities. All improvements and additions which extend the useful life of the hotel properties are capitalized.

 

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Impairment of Investment in Hotel Properties . Hotel properties are reviewed for impairment whenever events or changes in circumstances indicate that their carrying amounts may not be recoverable. Recoverability of the hotel is measured by comparison of the carrying amount of the hotel to the estimated future undiscounted cash flows, which take into account current market conditions and our intent with respect to holding or disposing of the hotel. If our analysis indicates that the carrying value of the hotel is not recoverable on an undiscounted cash flow basis, we recognize an impairment charge for the amount by which the property’s net book value exceeds its estimated fair value, less cost to sell. In evaluating the impairment of hotel properties, we make many assumptions and estimates, including projected cash flows, expected holding period and expected useful life. Fair value is determined through various valuation techniques, including internally developed undiscounted cash flow models, comparable market transactions and third-party appraisals, where considered necessary. If an asset is deemed to be impaired, we record an impairment charge for the amount that the property’s net book value exceeds its estimated fair value, or fair value less cost to sell. During 2012, 2011 and 2010, we have not recorded any impairment charges.

Depreciation and Amortization Expense . Depreciation expense is based on the estimated useful life of the assets, while amortization expense for leasehold improvements is based on the shorter of the lease term or the estimated useful life of the related assets. Presently, hotel properties are depreciated using the straight-line method over lives which range from 7.5 to 39 years for buildings and improvements and three to five years for furniture, fixtures, and equipment. While we believe our estimates are reasonable, a change in estimated lives could affect depreciation expense and net income (loss) as well as resulting gains or losses on potential hotel sales.

Revenue Recognition . Hotel revenues, including room, food, beverage, and ancillary revenues such as long-distance telephone service, laundry, parking and space rentals, are recognized when services have been rendered. Rental income represents income from leasing hotel properties to third-party tenants on triple-net operating leases. Base rent on the triple-net lease is recognized on a straight-line basis over the lease terms and variable rent is recognized when earned. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Share-Based Compensation . Prior to the completion of the separation and distribution, we intend to adopt two equity incentive plans that provide for the grant of restricted or unrestricted shares of our common stock, options to purchase our common stock and share awards (including restricted shares and restricted share units), share appreciation rights, performance shares, performance units and other equity-based awards, including LTIP units, or any combination of the foregoing. Equity-based compensation will be recognized as an expense in the financial statements over the vesting period and measured at the fair value of the award on the date of grant. The amount of the expense may be subject to adjustment in future periods depending on the specific characteristics of the equity-based award and the application of the accounting guidance.

Recently Adopted Accounting Standards

In December 2011 and further amended in November 2012, the FASB issued accounting guidance to require disclosures about offsetting assets and liabilities. Entities are required to disclose both gross information and net information about both instruments and transactions eligible for offset in the statement of financial position and instruments and transactions subject to an agreement similar to a master netting arrangement. This scope would include derivatives, sale and repurchase agreements and reverse sale and repurchase agreements, and securities borrowing and securities lending arrangements that are either netted on the balance sheet or subject to an enforceable master netting agreement or similar arrangement. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning after January 1, 2013 and the disclosures should be reported retrospectively for all comparative periods presented. We adopted this accounting guidance on January 1, 2013. The adoption of this accounting guidance did not have any impact on our financial position or results of operations.

 

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Results of Operations

Marriott currently manages six of our properties. For these Marriott-managed hotels, through fiscal 2012, the fiscal year reflects 12 weeks of operations for each of the first three quarters of the year and 16 weeks for the fourth quarter of the year. Beginning in 2013, the fiscal quarters end on March 31, June 30, September 30 and December 31. Therefore, in any given period, period-over-period results will have different ending dates. For Marriott-managed hotels, the 2013 and 2012 fiscal years began on December 29, 2012 and December 31, 2011, respectively. The 2013 and 2012 fiscal periods ended June 30, 2013 and June 15, 2012, respectively, and contained 184 days and 168 days, respectively. Prior results have not been adjusted.

Six Months Ended June 30, 2013 Compared to Six Months Ended June 30, 2012

The following table summarizes the changes in key line items from our combined consolidated statements of operations for the six months ended June 30, 2013 and 2012 (in thousands):

 

     Six Months Ended June 30,     $ Change     % Change  
          2013               2012           

Revenue

        

Rooms

   $ 85,668      $ 75,671      $ 9,997        13.2

Food and beverage

     26,785        25,906        879        3.4

Other

     4,975        4,410        565        12.8
  

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

     117,428        105,987        11,441        10.8

Expenses

        

Hotel operating expenses:

        

Rooms

     19,853        17,556        2,297        13.1

Food and beverage

     17,278        16,395        883        5.4

Other expenses

     29,602        27,981        1,621        5.8

Management fees

     4,972        4,398        574        13.1
  

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

     71,705        66,330        5,375        8.1

Property taxes, insurance and other

     5,705        5,108        597        11.7

Depreciation and amortization

     15,097        14,866        231        1.6

Corporate, general and administrative

     6,445        5,375        1,070        19.9
  

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     98,952        91,679        7,273        7.9
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     18,476        14,308        4,168        29.1

Interest income

     14        12        2        16.7

Interest expense and amortization of loan costs

     (16,191     (15,588     (603     3.9

Write-off of loan costs and exit fees

     (1,971     —          (1,971  

Unrealized loss on derivatives

     (22     —          (22  
  

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

     306        (1,268     1,574        (124.1 )% 

Income tax expense

     (1,303     (2,192     889        (40.6 )% 
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

     (997     (3,460     2,463        (71.2 )% 

Loss from consolidated entity attributable to noncontrolling interests

     204        157        47        29.9
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss attributable to the Company

   $ (793   $ (3,303   $ 2,510        (76.0 )% 
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss represents the operating results of eight hotel properties for the six months ended June 30, 2013 and 2012.

 

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The following table illustrates the key performance indicators of these hotels:

 

     Six Months Ended June 30,  
             2013                     2012          

Occupancy

     78.36     77.35

ADR (average daily rate)

   $ 189.79      $ 180.61   

RevPAR (revenue per available room)

   $ 148.72      $ 139.70   

Room revenue (in thousands)

   $ 85,668      $ 75,671   

Total hotel revenue (in thousands)

   $ 117,428      $ 105,987   

Rooms Revenue . Rooms revenue from our hotels increased $10.0 million, or 13.2%, during the six months ended June 30, 2013 (the “2013 period”) compared to the six months ended June 30, 2012 (the “2012 period”). During the 2013 period, we experienced a 101 basis point increase in occupancy and a 5.1% increase in room rates as the economy continued to improve. Rooms revenue at The Capital Hilton increased $1.2 million which was primarily attributable to the presidential inauguration in the 2013 period. Rooms revenue decreased $509,000 at the Hilton La Jolla Torrey Pines as a result of a major renovation. Additionally, our six Marriott-managed hotels had 16 extra days in the 2013 period when compared to the 2012 period.

Food and Beverage Revenue . Food and beverage revenues from our hotels increased $879,000, or 3.4%, to $26.8 million during the 2013 period. This increase is primarily attributable to our six Marriott-managed hotels that had 16 additional days in the 2013 period when compared to the 2012 period and higher food and beverage revenue at The Capital Hilton offset by lower food and beverage revenue at the La Jolla Hilton as a result of a major renovation.

Other Revenue . Other hotel revenue, which consists mainly of telecommunications, parking and rentals, experienced an increase of $565,000 primarily attributable to our six Marriott-managed hotels that had 16 extra days in the 2013 period when compared to the 2012 period.

Rooms Expense . Rooms expense increased $2.3 million, or 13.1%, to $19.9 million in the 2013 period. Rooms margin was 76.8% in both periods. The increase is attributable to increased room revenue as well as the 16 extra days during the 2013 period for our Marriott-managed hotels.

Food and Beverage Expense . Food and beverage expense increased $883,000, or 5.4%, to $17.3 million during the 2013 period. The increase is attributable to increased food and beverage revenue resulting from the 16 extra days during the 2013 period for our Marriott-managed hotels.

Other Operating Expenses . Other expense increased $1.6 million, or 5.8%, to $29.6 million in the 2013 period. Hotel operating expenses consist of direct expenses from departments associated with revenue streams and indirect expenses associated with support departments and incentive management fees. We experienced an increase of $79,000 in direct expenses and an increase of $1.5 million in indirect expenses and incentive management fees in the 2013 period. The direct expenses were 1.7% of total hotel revenue for the 2013 period and 1.8% for the 2012 period.

Management Fees . Base management fees increased $574,000, or 13.1%, to $5.0 million in the 2013 period as a result of higher hotel revenue in the 2013 period.

Property Taxes, Insurance and Other . Property taxes, insurance and other increased $597,000 for the 2013 period to $5.7 million. The increase is primarily due to higher property taxes at one hotel property as a result of a higher assessed value in the 2013 period.

Depreciation and Amortization . Depreciation and amortization increased $231,000 for the 2013 period compared to the 2012 period due to a major renovation at the Hilton La Jolla Torrey Pines during 2012.

 

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Corporate General and Administrative . Corporate general and administrative expenses increased to $6.4 million in the 2013 period compared to $5.4 million in the 2012 period primarily due to additional expense associated with accelerated vestings of LTIP units of Ashford Trust’s chairman emeritus as a result of his retirement and new role.

Interest Income . Interest income was $14,000 and $12,000 for the 2013 period and the 2012 period, respectively.

Interest Expense and Amortization of Loan Costs . Interest expense and amortization of loan costs increased $603,000 to $16.2 million for the 2013 period from $15.6 million for the 2012 period as a result of a higher loan balance and a higher weighted average interest rate as a result of the refinance of our $141.7 million loan. The average LIBOR rates for the 2013 period and the 2012 period were 0.20% and 0.25%, respectively.

Write-off of Loan Costs and Exit Fees . In the 2013 period, we refinanced our $141.7 million mortgage loan due August 2013, with an outstanding balance of $141.0 million, with a $199.9 million mortgage loan due February 2018. As a result we wrote-off unamortized loan costs of $472,000 and incurred additional loan costs of $1.5 million. In the 2012 period, we did not incur any write-offs of loan costs.

Unrealized Loss on Derivatives . We recorded an unrealized loss on derivatives of $22,000 for the 2013 period. The unrealized loss for the 2013 period is an unrealized loss on an interest rate cap entered into in conjunction with our $199.9 million mortgage loan. No unrealized gain or loss was recorded in the 2012 period. The fair value of the interest rate cap is primarily based on movements in the LIBOR forward curve and the passage of time.

Income Tax Expense . We recorded an income tax expense of $1.3 million and $2.2 million for the 2013 period and the 2012 period, respectively. The decrease in tax expense in the 2013 period is primarily due to lower profitability in our taxable corporate subsidiaries resulting from an increase in certain indirect expenses.

Loss from Consolidated Entity Attributable to Noncontrolling Interests . The noncontrolling interest partner in a consolidated entity was allocated losses of $204,000 and $157,000 for the 2013 period and the 2012 period, respectively. At June 30, 2013, noncontrolling interests in consolidated entities represented an ownership interest of 25% in two hotel properties held by one entity.

 

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Year Ended December 31, 2012 Compared to Year Ended December 31, 2011

 

     Year Ended December 31,              
           2012                 2011           $ Change     % Change  

Revenue

        

Rooms

   $ 160,811      $ 130,477      $ 30,334        23.2

Food and beverage

     50,784        46,628        4,156        8.9

Rental income from operating leases

     —          5,341        (5,341     (100.0 %) 

Other

     9,593        9,545        48        0.5
  

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

     221,188        191,991        29,197        15.2

Expenses

        

Hotel operating expenses:

        

Rooms

     37,001        31,429        5,572        17.7

Food and beverage

     33,377        30,341        3,036        10.0

Other expenses

     59,013        49,949        9,064        18.1

Management fees

     9,360        7,246        2,114        29.2
  

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

     138,751        118,965        19,786        16.6

Property taxes, insurance and other

     10,236        9,218        1,018        11.0

Depreciation and amortization

     29,549        29,816        (267     (0.9 %) 

Corporate, general and administrative

     10,846        9,613        1,233        12.8
  

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     189,382        167,612        21,770        13.0
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     31,806        24,379        7,427        30.5

Interest income

     29        24        5        20.8

Other income

     —          9,673        (9,673     (100.0 %) 

Interest expense and amortization of loan costs

     (31,244     (31,803     559        (1.8 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Income before income taxes

     591        2,273        (1,682     (74.0 %) 

Income tax expense

     (4,384     (2,636     (1,748     66.3
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

     (3,793     (363     (3,430     944.9

(Income) loss from consolidated entities attributable to noncontrolling interests

     (752     989        (1,741     (176.0 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

   $ (4,545   $ 626      $ (5,171     (826.0 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss represents the operating results of eight hotel properties for the years ended December 31, 2012 and 2011. We began consolidating the operations of the Courtyard Philadelphia Downtown in Philadelphia, PA (“Courtyard Philadelphia Downtown”) on December 2, 2011. This hotel previously was under a triple-net operating lease for which we only recorded rental income through December 1, 2011. The following table illustrates the key performance indicators of our hotels for the periods indicated:

 

     Year Ended December 31,  
          2012               2011       

Occupancy

     77.40     75.90

ADR (average daily rate)

   $ 181.13      $ 175.64   

RevPAR (revenue per available room)

   $ 140.20      $ 133.31   

Room revenue (in thousands)

   $ 160,811      $ 130,477   

Total hotel revenue (in thousands)

   $ 221,188      $ 191,991   

Rooms Revenue . Rooms revenue for the year ended December 31, 2012 (“2012”) increased $30.3 million, or 23.2%, to $160.8 million from $130.5 million for the year ended December 31, 2011 (“2011”). During 2012, we experienced a 150 basis point increase in occupancy and a 3.1% increase in room rates as the economy

 

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continued to improve. Rooms revenue increased $21.7 million as a result of the related assignment to us of the remaining 11% ownership interest in an entity which previously held the Courtyard Philadelphia Downtown under a triple-net lease until December 2011. Rooms revenue increased $1.8 million at the Seattle Marriott Waterfront as a result of the hotel being under renovation in 2011. These increases were offset by lower rooms revenue at The Capital Hilton during the fourth quarter of 2012 due to the U.S. federal government cutbacks and Hurricane Sandy.

Food and Beverage Revenue . Food and beverage revenue experienced an increase of $4.2 million, or 8.9%, to $50.8 million in 2012. Food and beverage revenue increased $3.8 million as a result of consolidating the Courtyard Philadelphia Downtown.

Rental Income from Operating Leases . Rental income from the triple-net operating lease decreased $5.3 million in 2012 as a result of consolidating the Courtyard Philadelphia Downtown.

Other Revenue . Other hotel revenue, which consists mainly of telecommunications, parking and rent, experienced a slight increase of $48,000 during 2012.

Rooms Expense . Rooms expense increased $5.6 million or 17.7%, to $37.0 million in 2012. Rooms expense increased $4.6 million as a result of consolidating the Courtyard Philadelphia Downtown. Rooms margin increased 110 basis points from 75.9% to 77.0%.

Food and Beverage Expense . Food and beverage expense increased $3.0 million, or 10.0%, to $33.4 million during 2012. Food and beverage expense increased $2.3 million as a result of consolidating the Courtyard Philadelphia Downtown.

Other Operating Expense . Other expense increased $9.1 million, or 18.1%, to $59.0 million in 2012. Hotel operating expenses consist of direct expenses from departments associated with revenue streams and indirect expenses associated with support departments and incentive management fees. We experienced increases of $171,000 in direct expenses and $8.9 million in indirect expenses. Of those amounts, increases in direct expenses of $98,000 and increases in indirect expenses of $7.3 million were attributable to consolidating the Courtyard Philadelphia Downtown. Direct expenses were 1.8% and 2.0% of total hotel revenue for 2012 and 2011, respectively.

Management Fees . Base management fees increased $2.1 million, or 29.2%, to $9.4 million in 2012. Base management fees increased $1.7 million as a result of consolidating the Courtyard Philadelphia Downtown. The remaining increase is attributable to higher hotel revenue.

Property Taxes, Insurance, and Other . Property taxes, insurance, and other increased $1.0 million during 2012 to $10.2 million. The increase is primarily due to a $1.3 million increase in property taxes resulting from refunds and reductions in 2011 related to successful appeals and increased property value assessments related to certain hotels in 2012, offset by decreased insurance expense of $241,000 resulting from lower premiums for insurance policies and a reduction in deductibles for losses of $33,000.

Depreciation and Amortization . Depreciation and amortization decreased $267,000 for 2012, compared to 2011, primarily due to a decrease in depreciation for certain assets that became fully depreciated during 2012.

Corporate General and Administrative . Corporate general and administrative expenses increased $1.2 million to $10.8 million for 2012 compared to $9.6 million for 2011. This increase was primarily attributable to stock based compensation related to LTIP grants.

Interest Income . Interest income was $29,000 and $24,000 for 2012 and 2011, respectively.

 

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Other Income . Through December 1, 2011, the Courtyard Philadelphia Downtown was held by an entity in which we had an ownership interest of 89% and was leased on a triple-net lease basis to a third-party tenant. Effective December 2, 2011, we obtained the remaining 11% ownership interest from our partner as a result of a dispute resolution. The triple-net lease agreement was canceled and the operating results of the Courtyard Philadelphia Downtown have been included in our combined consolidated statements of operations since December 2, 2011. We recognized a gain of $9.7 million for this transaction, consisting of the assignment of an $8.1 million note receivable and an agreement to retain $1.6 million of security deposits that were originally refundable.

Interest Expense and Amortization of Loan Costs . Interest expense and amortization of loan costs decreased $559,000 to $31.2 million for 2012 from $31.8 million for 2011. The decrease is primarily due to lower loan balances in 2012 compared to 2011. The average LIBOR rates for 2012 and 2011 were 0.24% and 0.23%, respectively.

Income Tax Expense . We recorded income tax expense of $4.4 million and $2.6 million for 2012 and 2011, respectively. The increase in income tax expense in 2012 is primarily due to increased profitability in our taxable corporate subsidiaries.

(Income) Loss from Consolidated Entities Attributable to Noncontrolling Interests . Noncontrolling interest partners in consolidated entities were allocated income of $752,000 in 2012 and a loss of $989,000 during 2011. At December 31, 2012, noncontrolling interests in a consolidated entity represented an ownership interest of 25% in two hotel properties held by one entity.

 

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Year Ended December 31, 2011 Compared to Year Ended December 31, 2010

The following table summarizes the changes in key line items from our combined consolidated statements of operations for the years ended December 31, 2011 and 2010 (in thousands):

 

     Year Ended December 31,              
           2011                 2010           $ Change     % Change  

Revenue

        

Rooms

   $ 130,477      $ 114,940      $ 15,537        13.5

Food and beverage

     46,628        42,410        4,218        9.9

Rental income from operating leases

     5,341        5,435        (94     (1.7 %) 

Other

     9,545        10,045        (500     (5.0 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

     191,991        172,830        19,161        11.1

Expenses

        

Hotel operating expenses:

        

Rooms

     31,429        28,625        2,804        9.8

Food and beverage

     30,341        28,382        1,959        6.9

Other expenses

     49,949        46,205        3,744        8.1

Management fees

     7,246        6,514        732        11.2
  

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

     118,965        109,726        9,239        8.4

Property taxes, insurance and other

     9,218        10,243        (1,025     (10.0 %) 

Depreciation and amortization

     29,816        31,255        (1,439     (4.6 %) 

Corporate, general and administrative

     9,613        7,986        1,627        20.4
  

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     167,612        159,210        8,402        5.3
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     24,379        13,620        10,759        79.0

Interest income

     24        88        (64     (72.7 %) 

Other income

     9,673        —          9,673        —     

Interest expense and amortization of loan costs

     (31,803     (31,988     185        (0.6 %) 

Unrealized loss on derivatives

     —          (28     28        (100.0 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Income before income taxes

     2,273        (18,308     20,581        (112.4 %) 

Income tax expense

     (2,636     (628     (2,008     319.7
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

     (363     (18,936     18,573        (98.1 %) 

Loss from consolidated joint ventures attributable to noncontrolling interests

     989        2,065        (1,076     (52.1 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

   $ 626      $ (16,871   $ 17,497        (103.7 %) 
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) represents the operating results of eight hotel properties for the years ended December 31, 2011 and 2010. We began consolidating the operations of the Courtyard Philadelphia Downtown as of December 2, 2011. This hotel previously was under a triple-net operating lease for which we only recorded rental income through December 1, 2011.

The following table illustrates the key performance indicators of these hotels:

 

     Year Ended December 31,  
           2011                 2010        

Occupancy

     75.90     71.85

ADR (average daily rate)

   $ 175.64      $ 165.80   

RevPAR (revenue per available room)

   $ 133.33      $ 119.13   

Room revenue (in thousands)

   $ 130,477      $ 114,940   

Total hotel revenue (in thousands)

   $ 191,991      $ 172,830   

 

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Rooms Revenue . Rooms revenue from our hotels increased $15.6 million, or 13.5%, during the year ended December 31, 2011 (“2011”) compared to the year ended December 31, 2010 (“2010”). During 2011, we experienced a 405 basis point increase in occupancy and a 5.9% increase in room rates as the economy continued to improve. Rooms revenue increased $1.1 million as a result of the related assignment to us of the remaining 11% ownership interest in an entity which previously held the Courtyard Philadelphia Downtown under a triple-net lease until December 2011. The Capital Hilton had increased rooms revenue of $5.0 million resulting from a renovation during 2010 while the Courtyard San Francisco Downtown recognized higher rooms revenue of $3.6 million as a result of a strong convention market during 2011.

Food and Beverage Revenue . Food and beverage revenues from our hotels increased $4.2 million, or 9.9%, to $46.6 million during 2011. Food and beverage revenue increased $252,000 as a result of consolidating the Courtyard Philadelphia Downtown. The remaining increase was attributable to increased banquet and catering business.

Rental Income from Operating Leases . Rental income of $5.3 million was recognized through December 1, 2011 for the Courtyard Philadelphia Downtown that was leased to a third party under a triple-net basis. Effective December 2, 2011, Ashford Trust was assigned the remaining 11% ownership interest in the entity which previously held the hotel property under a triple-net lease. The lease agreement was canceled and the operating results of this hotel property have been included in our combined consolidated statements of operations since December 2, 2012.

Other Revenue . Other hotel revenue, which consists mainly of telecommunications, parking and rentals, experienced a decrease of $500,000.

Rooms Expense . Rooms expense increased $2.8 million, or 9.8%, to $31.4 million in 2011. Rooms expense increased $278,000 as a result of consolidating the Courtyard Philadelphia Downtown. Rooms margin increased 82 basis points from 75.1% to 75.9%.

Food and Beverage Expense . Food and beverage expense increased $2.0 million, or 6.9%, to $30.3 million during 2011. Food and beverage expense increased $147,000 as a result of consolidating the Courtyard Philadelphia Downtown. The remaining increase is primarily attributable to increased banquet and catering business.

Other Operating Expenses . Other expense increased $3.7 million, or 8.1%, to $49.9 million in 2011. Hotel operating expenses consist of direct expenses from departments associated with revenue streams and indirect expenses associated with support departments and incentive management fees. We experienced decreases of $546,000 in direct expenses and increases of $4.3 million in indirect expenses and incentive management fees in 2011. Of those amounts, increases in direct expenses of $5,000 and increases in indirect expenses of $466,000 were attributable to consolidating the Courtyard Philadelphia Downtown. The direct expenses were 2.0% of total hotel revenue for 2011 and 2.6% for 2010.

Management Fees . Base management fees increased $732,000, or 11.2%, to $7.2 million in 2011. Base management fees increased $88,000 as a result of consolidating the Courtyard Philadelphia Downtown. The remaining increase is attributable to higher hotel revenue.

Property Taxes, Insurance and Other . Property taxes, insurance and other decreased $1.0 million for 2011 to $9.2 million. The decrease is primarily due to an $862,000 reduction in property taxes resulting from our continued successful appeals as we secured significant reductions in the assessed value related to certain of our hotel properties and a reduction in deductibles for losses of $167,000.

Depreciation and Amortization . Depreciation and amortization decreased $1.4 million for 2011 compared to 2010 primarily due to a decrease in depreciation for certain assets that had been fully depreciated during 2011.

 

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Corporate General and Administrative . Corporate general and administrative expenses increased to $9.6 million in 2011 period compared to $8.0 million in 2010 as a result of higher allocated expenses.

Interest Income . Interest income was $24,000 and $88,000 for 2011 and 2010, respectively.

Other Income . Through December 1, 2011, the Courtyard Philadelphia Downtown was held by an entity in we had an 89% equity interest. Certain affiliates of Marriott International, Inc. held the other 11% equity interest and leased the hotel on a triple-net basis. Effective December 2, 2011, we obtained Marriott’s 11% ownership interest and the triple-net lease was replaced with a management agreement with Courtyard Management Corporation dated effective December 3, 2011. In addition, on December 2, 2011, Marriot International Capital Corporation assigned to us an $8.1 million note receivable representing a loan made by Marriott to the Philadelphia Authority for Industrial Development to fund a tax-incremental financing loan benefiting the Courtyard Philadelphia Downtown. Pursuant to the tax increment financing, a portion of the real estate tax payments for the Courtyard Philadelphia Downtown are used to repay the tax increment financing loan, which amounts are in turn used to repay the loan originally made by Marriott. The assignment of the 11% interest, the replacement of the triple net lease with a management agreement, and the assignment of the $8.1 million note receivable were given to us in exchange for our waiving all claims in a dispute with Marriott regarding an unrelated hotel. The cancellation of the triple-net lease and the operating results of the Courtyard Philadelphia Downtown have been included in our combined consolidated statements of operations since December 2, 2011. We recognized a gain of $9.7 million for this transaction, consisting of the assignment of an $8.1 million note receivable and an agreement to retain $1.6 million of security deposits that were originally refundable.

Interest Expense and Amortization of Loan Costs . Interest expense and amortization of loan costs decreased $185,000 to $31.8 million for 2011 from $32.0 million for 2010. The decrease is primarily attributable to lower loan balances and slightly lower average LIBOR rates. The average LIBOR rates for 2011 and 2010 were 0.23% and 0.27%, respectively.

Unrealized Loss on Derivatives . We recorded an unrealized loss of $28,000 for 2010 on derivatives. The unrealized loss for 2010 is an unrealized loss on an interest rate cap. The fair value of the interest rate cap decreased during 2010 primarily due to the movements in the LIBOR forward curve used in determining the fair value and the passage of time. The interest rate cap expired in 2011. No unrealized gain or loss was recorded in 2011.

Income Tax Expense . We recorded an income tax expense of $2.6 million and $628,000 for 2011 and 2010, respectively. The increase in tax expense in 2011 is primarily due to increased profitability in our taxable corporate subsidiaries.

Loss from Consolidated Entities Attributable to Noncontrolling Interests . The noncontrolling interest partners in consolidated entities were allocated losses of $989,000 and $2.1 million during 2011 and 2010, respectively. At December 31, 2011, noncontrolling interests in consolidated entities represented an ownership interest of 25% in two hotel properties held by one entity.

Non-GAAP Financial Measures

The following non-GAAP presentations of EBITDA, Adjusted EBITDA, Hotel EBITDA, FFO and AFFO are made to help our investors in evaluating our operating performance.

EBITDA is defined as net income (loss) attributable to our company (or the eight-hotel group, as applicable) before interest expense and amortization of loan costs, interest income, income taxes, and depreciation and amortization. We adjust EBITDA to exclude certain additional items such as write-off of loan costs and exit fees, non-cash items, and various other items which are detailed in the following table. We also present Hotel EBITDA, which is Adjusted EBITDA for the hotel properties before corporate general and administrative

 

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expense, before corporate-level property taxes, insurance and other items and after other adjustments shown in the following table. EBITDA, Adjusted EBITDA and Hotel EBITDA exclude amounts attributable to the portion of our joint venture owned by the third party. We present EBITDA, Adjusted EBITDA and Hotel EBITDA because we believe they reflect more accurately the ongoing performance of our hotel assets and other investments and provide more useful information to investors as they are indicators of our ability to meet our future debt payment requirements, working capital requirements and they provide an overall evaluation of our financial condition. We also believe, with respect to Hotel EBITDA, that property-level results provide investors with supplemental information on the ongoing operational performance of our hotels and effectiveness of the management companies operating our business on a property-level basis. EBITDA, Adjusted EBITDA and Hotel EBITDA as calculated by us may not be comparable to EBITDA, Adjusted EBITDA and Hotel EBITDA reported by other companies that do not define EBITDA, Adjusted EBITDA and Hotel EBITDA exactly as we define the terms. EBITDA, Adjusted EBITDA and Hotel EBITDA do not represent cash generated from operating activities determined in accordance with GAAP, and should not be considered as an alternative to operating income or net income determined in accordance with GAAP as an indicator of performance or as an alternative to cash flows from operating activities as determined by GAAP as an indicator of liquidity.

The following table reconciles net loss to EBITDA and Adjusted EBITDA (in thousands) (unaudited):

 

    Six Months Ended June 30,     Year Ended December 31,  
    Pro Forma
2013
          2013                 2012           Pro Forma
2012
    2012     2011     2010  

Net loss

  $ (566   $ (997   $ (3,460   $ (7,789   $ (3,793   $ (363   $ (18,936

(Income) loss from consolidated entities attributable to noncontrolling interests

    204        204        157        (752     (752     989        2,065   

Loss attributable to redeemable noncontrolling interests in operating partnership

    128        —          —          3,015        —          —          —     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

    (234     (793     (3,303     (5,526     (4,545     626        (16,871

Interest expense and amortization of loan costs (1)

    20,342        15,324        14,923        40,115        29,917        30,119        30,240   

Depreciation and amortization (1)

    19,535        13,519        13,410        38,657        26,625        26,659        27,727   

Management fee adjustment (3)

    176        —          —          374         

Income tax expense

    1,797        1,303        2,193        5,268        4,384        2,636        628   

Interest income (1)

    (16     (13     (11     (86     (28     (22     (77
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

EBITDA

    41,600        29,340        27,212        78,802        56,353        60,018        41,647   

Amortization of unfavorable management contract liability

    (769     (79     (73     (1,538     (158     (158     (158

Transaction costs

    920        173        —          —          —          —          —     

Write-off of loan costs and exit fees, net

    1,971        1,971        —          —          —          —          —     

Unrealized loss on derivatives

    22        22        —          —          —          —          28   

Other income (2)

    —          —          —          —          —          (9,673     —     

Stock based compensation

    —          —          —          275        —          —          —     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA

  $ 43,744      $ 31,427      $ 27,139      $ 77,539      $ 56,195      $ 50,187      $ 41,517   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

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(1)  

Net of adjustment for noncontrolling interests in consolidated entities. The following table presents the amounts of the adjustments for non-controlling interests for each line item:

 

      Six Months Ended June 30,      Year Ended December 31,  
     Pro Forma     Historical     Pro Forma     Historical  
       2013         2013         2012       2012     2012     2011     2010  

Interest expense and amortization of loan costs

   $ (867   $ (867   $ (665   $ (1,327   $ (1,327   $ (1,684   $ (1,748

Depreciation and amortization

     (1,578     (1,578     (1,456     (2,924     (2,924     (3,157     (3,528

Interest income

     1        1        1        1        1        1        11   

 

(2)  

Other income recognized for the acquisition of 11% ownership interest in an entity obtained as a result of a dispute resolution.

(3)

Represents a contractual adjustment to management fees for differences between the management fee the seller was obligated to pay and the management fee the company contracted to pay.

The following table further reconciles Adjusted EBITDA to Hotel EBITDA in the aggregate for all of our initial hotels (in thousands) (unaudited):

 

    Six Months Ended
June  30,
    Year Ended December 31,  
    Pro Forma
2013
    2013     2012     Pro Forma
2012
    2012     2011     2010  

Adjusted EBITDA

  $ 43,744      $ 31,427      $ 27,139      $ 77,539      $ 56,195      $ 50,187      $ 41,517   

EBITDA adjustments attributable to JV partner

    2,444        2,445        2,121        4,250        4,250        4,840        5,265   

Income (loss) from consolidated entities attributable to non-controlling interest

    (274     (203     (158     752        752        (989     (2,065
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA (including amounts attributable to noncontrolling interest)

    45,914        33,669        29,102        82,541        61,197        54,038        44,717   

Allocated corporate general and administrative

    7,123        6,445        5,375        12,758        10,847        9,613        7,986   

Allocated corporate property taxes, insurance, and other

    348        306        318        888        838        1,279        400   

Courtyard Philadelphia Downtown adjustment from triple net lease (1)

    —          —          —          —          —          1,204        (196

Unfavorable contract liability

    769        79        73        1,538        158        158        158   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA (including amounts attributable to noncontrolling interest

    54,154        40,499        34,868        97,725        73,040        66,292        53,065   

Less: Hotel EBITDA attributable to noncontrolling interest

    (3,413     (3,413     (3,314     (6,071     (6,046     (6,753     (5,320
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA

  $ 50,741      $ 37,086      $ 31,554      $ 91,654      $ 66,994      $ 59,539      $ 47,745   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Includes operations for Courtyard Philadelphia Downtown as opposed to triple net lease through December 1, 2011.

 

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The following table reconciles net income to Hotel EBITDA on a property-by-property and corporate basis for the six months ended June 30, 2013 (in thousands) (unaudited):

 

    Six Months Ended June 30, 2013  
    The
Capital
Hilton
    Hilton
La Jolla
Torrey
Pines
    Courtyard
San
Francisco
Downtown
    Courtyard
Seattle
Downtown
    Marriott
Plano
Legacy
Town
Center
    Seattle
Marriott
Waterfront
    Renaissance
Tampa
International
Plaza
    Courtyard
Philadelphia
Downtown
    Corporate  /
Allocated (1)
    Ashford
Hospitality
Prime,
Inc.
 

Net income (loss) attributable to the Company

  $ 4,400      $ 645      $ 4,669      $ 1,520      $ 3,047      $ 3,111      $ 2,005      $ 2,942      $ (23,132   $ (793

Income from consolidated entities attributable to non-controlling interest

    1,528        262        —          —          —          —          —          —          (1,994     (204
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    5,928        907        4,669        1,520        3,047        3,111        2,005        2,942        (25,126     (997

Non Property Adjustments (2)

    —          —          —          —          —          —          —          —          11,325        11,325   

Interest income

    —          (1     (1     —          (1     (1     —          (1     (8     (13

Interest expense

    —          —          —          —          —          —          —          1,028        13,956        14,984   

Amortization of loan costs

    —          —          —          —          —          —          —          16        324        340   

Depreciation and amortization

    3,789        2,850        1,117        928        1,805        1,834        1,099        1,675        (1,578     13,519   

Income tax expense

    98        98        —          —          —          —          —          —          1,107        1,303   

Non-Hotel EBITDA ownership expense

    (26     8        4        24        5        11        5        7        —          38   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA (including amounts attributable to non-controlling interest)

  $ 9,789      $ 3,862      $ 5,789      $ 2,472      $ 4,856      $ 4,955      $ 3,109      $ 5,667      $ —        $ 40,499   

Less Hotel EBITDA attributable to noncontrolling interest

    (2,447     (966     —          —          —          —          —          —          —          (3,413
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA attributable to the Company

  $ 7,342      $ 2,896      $ 5,789      $ 2,472      $ 4,856      $ 4,955      $ 3,109      $ 5,667      $ —        $ 37,086   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Represents expenses not recorded at the individual hotel property level.

(2)  

Includes allocated amounts which were not specific to hotel properties, such as corporate taxes, insurance and legal expenses.

The following table reconciles net income to Hotel EBITDA on a property-by-property and corporate basis for the six months ended June 30, 2012 (in thousands) (unaudited):

 

    Six Months Ended June 30, 2012  
    The
Capital
Hilton
    Hilton
La Jolla
Torrey
Pines
    Courtyard
San
Francisco
Downtown
    Courtyard
Seattle
Downtown
    Marriott
Plano
Legacy
Town
Center
    Seattle
Marriott
Waterfront
    Renaissance
Tampa
International
Plaza
    Courtyard
Philadelphia
Downtown
    Corporate  /
Allocated (1)
    Ashford
Hospitality Prime,
Inc.
 

Net income (loss) attributable to the Company

  $ 3,136      $ 894      $ 2,733      $ 934      $ 2,401      $ 1,848      $ 1,893      $ 1,983      $ (19,125   $ (3,303

Income from consolidated entities attributable to non-controlling interest

    1,098        357        —          —          —          —          —          —          (1,613     (158
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    4,234        1,251        2,733        934        2,401        1,848        1,893        1,983        (20,738     (3,461

Non Property Adjustments (2)

    —          —          —          —          —          —          —          —          7,695        7,695   

Interest income

    —          (1     (1     (1     —          (1     —          —          (7     (11

Interest expense

    —          —          —          —          —          —          —          1,045        13,366        14,411   

Amortization of loan costs

    —          —          —          —          —          —          —          16        496        512   

Depreciation and amortization

    3,731        2,430        1,418        874        1,656        1,888        1,102        1,767        (1,456     13,410   

Income tax expense

    734        815        —          —          —          —          —          —          644        2,193   

Non-Hotel EBITDA ownership expense

    57        4        3        41        11        1        1        1        —          119   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA (including amounts attributable to non-controlling interest)

  $ 8,756      $ 4,499      $ 4,153      $ 1,848      $ 4,068      $ 3,736      $ 2,996      $ 4,812      $ —        $ 34,868   

Less Hotel EBITDA attributable to noncontrolling interest

    (2,189     (1,125     —          —          —          —          —          —          —          (3,314
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA attributable to the Company

  $ 6,567      $ 3,374      $ 4,153      $ 1,848      $ 4,068      $ 3,736      $ 2,996      $ 4,812      $ —        $ 31,554   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Represents expenses not recorded at the individual hotel property level.

(2)  

Includes allocated amounts which were not specific to hotel properties, such as corporate taxes, insurance and legal expenses.

 

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The following table reconciles net income to Hotel EBITDA on a property-by-property and corporate basis for the year ended December 31, 2012 (in thousands) (unaudited):

 

    Year Ended December 31, 2012  
    The
Capital
Hilton
    Hilton
La Jolla
Torrey
Pines
    Courtyard
San
Francisco
Downtown
    Courtyard
Seattle
Downtown
    Marriott
Plano
Legacy
Town
Center
    Seattle
Marriott
Waterfront
    Renaissance
Tampa
International
Plaza
    Courtyard
Philadelphia
Downtown
    Corporate  /
Allocated (1)
    Ashford
Hospitality
Prime,
Inc.
 

Net income (loss) attributable to the Company

  $ 5,144      $ 2,592      $ 7,363      $ 3,037      $ 5,045      $ 6,724      $ 2,950      $ 4,337      $ (41,737   $ (4,545

Income from consolidated entities attributable to non-controlling interest

    1,824        966        —          —          —          —          —          —          (2,038     752   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    6,968        3,558        7,363        3,037        5,045        6,724        2,950        4,337        (43,775     (3,793

Non Property Adjustments (2)

    —          —          —          —          —          —          —          —          15,583        15,583   

Interest income

    (1     (2     (3     (1     (1     (2     —          (2     (16     (28

Interest expense

    —          —          —          —          —          —          —          2,096        27,788        29,884   

Amortization of loan costs

    —          —          —          —          —          —          —          33        —          33   

Depreciation and amortization

    7,474        4,855        2,773        1,778        3,338        3,783        2,193        3,356        (2,925     26,625   

Income tax expense

    572        484        —          —          —          —          —          (17     3,345        4,384   

Non-Hotel EBITDA ownership expense

    272        3        2        46        10        16        1        2        —          352   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA (including amounts attributable to non-controlling interest)

  $ 15,285      $ 8,898      $ 10,135      $ 4,860      $ 8,392      $ 10,521      $ 5,144      $ 9,805      $ —        $ 73,040   

Less Hotel EBITDA attributable to noncontrolling interest

    (3,821     (2,225     —          —          —          —          —          —          —          (6,046
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA attributable to the Company

  $ 11,464      $ 6,673      $ 10,135      $ 4,860      $ 8,392      $ 10,521      $ 5,144      $ 9,805      $ —        $ 66,994   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Represents expenses not recorded at the individual hotel property level.

(2)  

Includes allocated amounts which were not specific to hotel properties, such as corporate taxes, insurance and legal expenses.

 

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The following table reconciles net income to Hotel EBITDA on a property-by-property and corporate basis for the year ended December 31, 2011 (in thousands) (unaudited):

 

    Year Ended December 31, 2011  
    The
Capital
Hilton
    Hilton
La
Jolla
Torrey
Pines
    Courtyard
San
Francisco
Downtown
    Courtyard
Seattle
Downtown
    Marriott
Plano
Legacy
Town
Center
    Seattle
Marriott
Waterfront
    Renaissance
Tampa
International
Plaza
    Courtyard
Philadelphia
Downtown
    Corporate/
Allocated (2)
    Ashford
Hospitality

Prime,
Inc.
 

Net income (loss) attributable to the Company

  $ 5,731      $ 1,743      $ 5,764      $ 2,847      $ 4,745      $ 5,640      $ 2,221      $ 480      $ (28,545   $ 626   

Income from consolidated entities attributable to non-controlling interest

    1,876        760        —          —          —          —          —          184        (3,809     (989
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    7,607        2,503        5,764        2,847        4,745        5,640        2,221        664        (32,354     (363

Non Property Adjustments (3)

    —          —          —          —          —          —          —          —          5,912        5,912   

Interest income

    (1     (2     (1     (1     (1     (2     —          (1     (13     (22

Interest Expense

    —          —          —          —          —          —          —          2,096        27,990        30,086   

Amortization of loan costs

    —          —          —          —          —          —          —          33        —          33   

Depreciation and amortization

    7,253        5,246        2,765        1,707        3,179        3,729        2,156        3,782        (3,158     26,659   

Income tax expense

    18        885        —          —          —          —          —          110        1,623        2,636   

Adjustment for Philadelphia CY triple net lease to operations (1)

    —          —          —          —          —          —          —          1,204        —          1,204   

Non-Hotel EBITDA ownership expense

    1        —          —          —          —          10        —          136        —          147   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA

  $ 14,878      $ 8,632      $ 8,528      $ 4,553      $ 7,923      $ 9,377      $ 4,377      $ 8,024      $ —        $ 66,292   

Less Hotel EBITDA attributable to noncontrolling interest

    (3,720     (2,158     —          —          —          —          —          (875     —          (6,753
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA attributable to the Company

  $ 11,158      $ 6,474      $ 8,528      $ 4,553      $ 7,923      $ 9,377      $ 4,377      $ 7,149      $ —        $ 59,539   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Includes operations for Courtyard Philadelphia Downtown, as opposed to triple net lease through December 1, 2011.

(2)  

Represents expenses not recorded at the individual hotel property level.

(3)  

Includes allocated amounts which were not specific to hotel properties, such as corporate taxes, insurance and legal expenses.

 

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The following table reconciles net income to Hotel EBITDA on a property-by-property basis and corporate for the year ended December 31, 2010 (in thousands) (unaudited):

 

    Year Ended December 31, 2010  
    The
Capital
Hilton
    Hilton
La
Jolla
Torrey
Pines
    Courtyard
San
Francisco
Downtown
    Courtyard
Seattle
Downtown
    Marriott
Plano
Legacy
Town
Center
    Seattle
Marriott
Waterfront
    Renaissance
Tampa
International
Plaza
    Courtyard
Philadelphia
Downtown
    Corporate/
Allocated (2)
    Ashford
Hospitality

Prime,
Inc.
 

Net income (loss) attributable to the Company

  $ 4,444      $ 741      $ 2,888      $ 1,454      $ 3,780      $ 4,393      $ 1,054      $ 38      $ (35,663   $ (16,871

Income from consolidated entities attributable to non-controlling interest

    1,071        354        —          —          —          —          —          148        (3,638     (2,065
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

    5,515        1,095        2,888        1,454        3,780        4,393        1,054        186        (39,301     (18,936

Non Property Adjustments (3)

    —          —          —          —          —          —          —          —          13,679        13,679   

Interest income

    (37     (1     (3     (3     (1     (6     —          (2     (24     (77

Interest expense

    —          —          —          —          —          —          —          2,096        28,111        30,207   

Amortization of loan costs

    —          —          —          —          —          —          —          33        —          33   

Depreciation and amortization

    6,445        6,103        2,723        2,464        3,009        4,032        2,578        3,902        (3,529     27,727   

Income tax expense

    (553     18        —          —          —          —          —          99        1,064        628   

Adjustment for Philadelphia CY triple net lease to operations (1)

    —          —          —          —          —          —          —          (196     —          (196
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA

  $ 11,370      $ 7,215      $ 5,608      $ 3,915      $ 6,788      $ 8,419      $ 3,632      $ 6,118      $ —        $ 53,065   

Less Hotel EBITDA attributable to noncontrolling interest

    (2,843     (1,804     —          —          —          —          —          (673     —          (5,320
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Hotel EBITDA attributable to the Company

  $ 8,527      $ 5,411      $ 5,608      $ 3,915      $ 6,788      $ 8,419      $ 3,632      $ 5,445      $ —        $ 47,745   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Includes operations for Courtyard Philadelphia Downtown, as opposed to triple net lease through December 1, 2011.

(2)  

Represents expenses not recorded at the individual property level.

(3)  

Includes allocated amounts which were not specific to hotel properties, such as corporate taxes, insurance and legal expenses.

We calculate FFO and AFFO in the following table. FFO is calculated on the basis defined by the National Association of Real Estate Investment Trusts (“NAREIT”), which is net income (loss) attributable to our company (or the eight-hotel group, as applicable), computed in accordance with GAAP, excluding gains or losses on sales of properties and extraordinary items as defined by GAAP, plus depreciation and amortization of real estate assets. NAREIT developed FFO as a relative measure of performance of an equity REIT to recognize that income-producing real estate historically has not depreciated on the basis determined by GAAP. Our calculation of AFFO excludes write-off of loan costs and exit fees, non-cash items, and various other items as detailed in the following table. FFO and AFFO exclude amounts attributable to the portion of a partnership owned by the third party. We consider FFO and AFFO to be appropriate measures of our ongoing normalized operating performance as a REIT. We compute FFO in accordance with our interpretation of standards established by NAREIT, which may not be comparable to FFO reported by other REITs that either do not define the term in accordance with the current NAREIT definition or interpret the NAREIT definition differently than us. FFO and AFFO do not represent cash generated from operating activities as determined by GAAP and should not be considered as an alternative to GAAP net income or loss as an indication of our financial performance or GAAP cash flows from operating activities as a measure of our liquidity. FFO and AFFO are also not indicative of funds available to satisfy our cash needs, including our ability to make cash distributions. However, to facilitate a clear

 

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understanding of our historical operating results, we believe that FFO and AFFO should be considered along with our net income or loss and cash flows reported in the combined consolidated financial statements.

The following table reconciles net loss to FFO and Adjusted FFO (in thousands) (unaudited):

 

    Six Months Ended June 30,     Year Ended December 31,  
    Pro Forma     Historical     Pro Forma     Historical  
    2013     2013     2012     2012     2012     2011     2010  

Net loss

  $ (566   $ (997   $ (3,461   $ (7,789   $ (3,793   $ (363   $ (18,936

(Income) loss from consolidated entities attributable to noncontrolling interests

    204        204        158        (752     (752     989        2,065   

Loss attributable to redeemable noncontrolling interests in operating partnership

    128        —          —          3,015        —          —          —     
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to common stockholders

    (234     (793     (3,303     (5,526     (4,545     626        (16,871

Depreciation and amortization on real estate (1)

    19,535        13,519        13,410        38,657        26,625        26,659        27,727   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

FFO available to common stockholders

    19,301        12,726        10,107        33,131        22,080        27,285        10,856   

Write-off of loan costs and exit fees, net

    1,971        1,971        —          —          —          —          —     

Transaction costs

    920        173        —          —          —          —          —     

Other income (2)

    —          —          —          —          —          (9,673     —     

Unrealized loss on derivatives

    22        22        —          —          —          —          28   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

AFFO available to common stockholders

  $ 22,214      $ 14,892      $ 10,107      $ 33,131      $ 22,080      $ 17,612      $ 10,884   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1)  

Net of adjustment for noncontrolling interests in consolidated entities. The following table presents the amounts of the adjustments for non-controlling interests for each line item:

 

     Six Months Ended June 30,     Year Ended December 31,  
       Pro Forma       Historical     Pro Forma     Historical  
     2013     2013     2012     2012     2012     2011     2010  

Depreciation and amortization on real estate

   $ (1,578   $ (1,578   $ (1,456   $ (2,924   $ (2,924   $ (3,157   $ (3,528

 

(2)  

Other income recognized for the acquisition of 11% ownership interest in an entity as a result of a dispute resolution.

Liquidity and Capital Resources

Our short-term liquidity requirements consist primarily of funds necessary to pay for operating expenses and other expenditures directly associated with our initial hotels, including:

 

   

advisory fees payable to Ashford Advisor;

 

   

recurring maintenance and capital expenditures necessary to maintain our initial hotels in accordance with brand standards;

 

   

interest expense and scheduled principal payments on outstanding indebtedness, including our anticipated revolving credit facility (see “—Contractual Obligations and Commitments”);

 

   

distributions necessary to qualify for taxation as a REIT; and

 

   

capital expenditures to improve our hotels.

We expect to meet our short-term liquidity requirements generally through net cash provided by operations, existing cash balances and, if necessary, short-term borrowings under our anticipated revolving credit facility.

 

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Our long-term liquidity requirements consist primarily of funds necessary to pay for the costs of acquiring additional hotels and redevelopments, renovations, expansions and other capital expenditures that need to be made periodically with respect to our hotels and scheduled debt payments. We expect to meet our long-term liquidity requirements through various sources of capital, including our anticipated revolving credit facility and future equity issuances, existing working capital, net cash provided by operations, long-term hotel mortgage indebtedness and other secured and unsecured borrowings. However, there are a number of factors that may have a material adverse effect on our ability to access these capital sources, including the state of overall equity and credit markets, our degree of leverage, our unencumbered asset base and borrowing restrictions imposed by lenders (including as a result of any failure to comply with financial covenants in our existing and future indebtedness), general market conditions for REITs, our operating performance and liquidity and market perceptions about us. The success of our business strategy will depend, in part, on our ability to access these various capital sources.

Our hotels will require periodic capital expenditures and renovation to remain competitive. In addition, acquisitions, redevelopments or expansions of hotels will require significant capital outlays. We may not be able to fund such capital improvements solely from net cash provided by operations because we must distribute annually at least 90% of our REIT taxable income, determined without regard to the deductions for dividends paid and excluding net capital gains, to qualify and maintain our qualification as a REIT, and we are subject to tax on any retained income and gains. As a result, our ability to fund capital expenditures, acquisitions or hotel redevelopment through retained earnings is very limited. Consequently, we expect to rely heavily upon the availability of debt or equity capital for these purposes. If we are unable to obtain the necessary capital on favorable terms, or at all, our financial condition, liquidity, results of operations and prospects could be materially and adversely affected.

Certain of our loan agreements contain cash trap provisions that may be triggered if the performance of our hotels decline. When these provisions are triggered, substantially all of the profit generated by our hotels is deposited directly into lockbox accounts and then swept into cash management accounts for the benefit of our various lenders. Cash is not distributed to us at any time after the cash trap provisions have been triggered until we have cured the performance issues. Currently, none of the cash trap provisions of our loans are triggered.

Revolving Credit Facility

Concurrently with completion of the separation and distribution, we expect to enter into a three-year, $150 million revolving credit facility, which we believe will provide us with significant financial flexibility to fund future acquisitions and hotel redevelopments.

We anticipate that our credit facility will be provided by a syndicate of financial institutions with Bank of America, N.A. serving as the administrative agent to Ashford Prime OP as the borrower. We expect the credit facility to be guaranteed by Ashford Prime and certain of its subsidiaries that are neither joint ventures nor special purpose entities that are restricted under their loan documents or organizational documents from providing guarantees. We expect the facility to be secured by a pledge of 100% of the equity interests issued by Ashford Prime OP to Ashford Prime and 100% of the equity interest issued by any guarantor (other than Ashford Prime) or any other subsidiary of Ashford Prime that is not restricted under its loan documents or organizational documents from having its equity pledged (subject to certain exclusions), all mortgage receivables and other investments held by borrower or any guarantor, and certain deposit accounts and securities accounts held by borrower and guarantor. The proceeds of the credit facility may be used for working capital, capital expenditures, property acquisitions, and any other lawful purposes.

The credit facility will also contain customary terms, covenants, negative covenants, events of default, limitations and other conditions for credit facilities of this type. Subject to certain exceptions, we expect to be subject to restrictions on incurring additional indebtedness, mergers and fundamental changes, sales or other dispositions of property, changes in the nature of our business, investments, and capital expenditures.

 

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We will also be subject to certain financial covenants, generally anticipated to be as set forth below. We expect that the financial covenants will be tested on a consolidated basis and may include, but not be limited to, the following:

 

   

Consolidated indebtedness (less unrestricted cash) to EBITDA not to exceed 7.00x initially, with such ratio being reduced to 5.75x over time; provided however, that we expect an allowance to be made if we are out of compliance with such covenant by an amount of 0.50x for the first three fiscal quarters following a significant acquisition occurring after September 30, 2014.

 

   

Consolidated recourse indebtedness other than the credit facility not to exceed $50,000,000.

 

   

Consolidated fixed charge coverage ratios not less than 1.15x initially, with such ratio being increased to 1.35x over time.

 

   

Indebtedness of the consolidated parties that accrues interest at a variable rate (other than the credit facility) that is not subject to a “cap,” “collar,” or other similar arrangement not to exceed 25% of consolidated indebtedness.

 

   

Consolidated tangible net worth not less than 75% of the consolidated tangible net worth on the closing date of the credit facility plus 75% of the net proceeds of any future equity issuances.

 

   

Restrictions on dividend payments during a continuing event of default.

 

   

Secured debt that is secured by real property not to exceed 70% of the value of such real property.

We expect that all financial covenants will be tested and certified by the borrower on a quarterly basis. If the borrower acquires the Pier House Resort, we anticipate that the amounts and effects of such acquisition will be excluded in the calculation of the financial covenants for the first four quarters following such acquisition.

We expect that borrowings under the credit facility will bear interest, at our option, at either LIBOR for a designated interest period plus an applicable margin, or the base rate (as defined as the higher of the Bank of America prime rate or the federal funds rate plus 0.50%) plus an applicable margin. We anticipate that the applicable margin for borrowings under the credit facility for base rate loans will range from 1.25% to 2.75% per annum and the applicable margin for LIBOR loans will range from 2.25% to 3.75% per annum, depending on the ratio of consolidated indebtedness to EBITA ratio described above, with the lowest rate applying if such ratio is less than 4x, and the highest ratio applying if such ratio is greater than 6.5x.

We expect the credit facility to be a three-year interest-only facility with all outstanding principal being due at maturity, subject to two one-year extension options. We also expect the credit facility to have an accordion feature whereby the aggregate commitments may be expanded up to $300 million dollars, subject to certain limitations.

We intend to repay indebtedness incurred under our anticipated revolving credit facility from time to time out of net cash provided by operations and from the net proceeds of issuances of additional equity and debt securities, as market conditions permit. No assurances can be given that we will obtain any credit facility or if we do what the terms will be. See “Our Business and Properties—Our Indebtedness.”

 

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Indebtedness to be Outstanding after the Separation and Distribution

Upon completion of the separation and distribution, we anticipate having approximately $625.9 million in outstanding indebtedness. The following table sets forth our initial expected indebtedness (in thousands):

 

Originator/(Securitization Vehicle)

Property(ies)

   Number of
Assets
Encumbered
     Outstanding
Balance at
June 30,
2013
    Effective
Annual
Interest Rate
at June 30,
2013
    Amortization
Period (Years)
  Maturity
Date
 

Aareal Capital Corporation (not securitized)

     2       $ 199,275 (1)       3.69 % (1)     30     Feb-2018   

The Capital Hilton, Washington,

           

DC Hilton La Jolla Torrey Pines, La Jolla, CA

           

Wells Fargo (WBCMT 2007-C32,

           

Loan No. 502860793)

     1         34,523        5.91   30 (2)     Apr-2017   

Courtyard Philadelphia Downtown, Philadelphia, PA

           

Wells Fargo (WBCMT 2007-C31,

           

Loan No. 502860051)

     2         126,520        5.95   30 (2)     Apr-2017   

Courtyard Seattle Downtown, Seattle, WA

           

Courtyard San Francisco Downtown, San Francisco, CA

           

Wells Fargo (WBCMT 2007-C33,

           

Loan No. 502859541)

     3         257,455        5.95   30 (2)     Apr-2017   

Marriott Plano Legacy Town Center, Plano, TX

           

Seattle Marriott Waterfront, Seattle, WA

           

Renaissance Tampa International Plaza, Tampa, FL

           

TIF Loan (not securitized) (3)

     —           8,098        12.85   Interest  Only (4)     Jun-2018   

Courtyard Philadelphia Downtown, Philadelphia, PA

           
  

 

 

    

 

 

   

 

 

     

Total/Weighted Average

     8       $ 625,871        5.32    
  

 

 

    

 

 

   

 

 

     

 

(1)  

Interest rate is variable at LIBOR plus 3.50%. In connection with the origination of this loan, Ashford Trust entered into an interest rate cap agreement with a counterparty, and the terms of that agreement provide for a LIBOR cap of 3.00%.

(2)  

Loan was interest only at origination in 2007 but began amortizing in May 2012.

(3)  

This loan relates to a tax increment financing district in the City of Philadelphia with respect to which we also a hold a note receivable in the same principal amount and on the same terms.

(4)  

Principal amortization to the extent of excess tax revenues.

We intend to invest our initial capital contribution into additional hotel properties rather than repaying the assumed mortgage debt secured by our initial hotels because we believe that the costs associated with repaying the assumed mortgage debt at this time would be excessive and outweigh the benefits of investing the capital in additional hotel properties. The Aareal Capital Corporation loan may not be prepaid prior to February 26, 2014, and for two years thereafter, the loan can only be prepaid with a prepayment fee of 0.5% in the first year (February 27, 2014 – February 26, 2015) and 0.25% for the second year (February 27, 2015—February 26, 2016), except that the loan may be prepaid in certain limited circumstances without a prepayment fee and may be prepaid upon a permitted transfer with a prepayment fee. The Wells Fargo loans cannot be prepaid prior to February 11, 2017, but may be defeased if certain conditions are satisfied.

 

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The loans that we will be assuming in connection with the separation and distribution, identified in the table above, include various financial covenants, including the following:

 

   

The Wells Fargo loans each have a 1.10x debt service coverage ratio requirement, and if we are unable to maintain that level of debt service coverage, substantially all of the net cash flow from those hotels will be deposited directly into lockbox accounts and then swept into cash management accounts for the benefit of the lender.

 

   

The Aareal Capital Corporation loan has a mandatory partial prepayment obligation if the debt service coverage ratio is less than 1.05x; additionally, if the assumed debt service, as defined in the loan agreements, falls below 1.25x, substantially all of the profit from that hotel will be deposited directly into a cash management account for the benefit of the lender, and if the assumed debt service remains below 1.25x, the lender can apply the deposited cash to loan paydown.

As of the date hereof, Ashford Trust is in compliance with the aforementioned financial covenants.

Sources and Uses of Cash

As of June 30, 2013, we had $16.7 million of cash and cash equivalents compared to $20.3 million at December 31, 2012, and $16.5 million at December 31, 2011.

We anticipate that our principal sources of funds to meet our cash requirements will include cash on hand (including approximately $139.3 million that we will receive from Ashford Trust in connection with the separation and distribution), positive cash flow from operations and capital market activities. We anticipate using funds to pay for (i) capital expenditures for our initial hotels estimated to be approximately $17.4 million through 2014, which includes approximately $10.4 million in expenditures for the Courtyard Philadelphia Downtown over the next 12 months (primarily for a guest room renovation), (ii) new investments, including $90.7 million for the anticipated acquisition of the Pier House Resort, and (iii) debt interest and principal payments estimated to be approximately $53.9 million through 2014.

Net Cash Flows Provided by Operating Activities . Net cash flows provided by operating activities were $20.1 million and $14.5 million for the six months ended June 30, 2013 and 2012, respectively. The increase in cash flows from operating activities was primarily due to increased Hotel EBITDA. Cash flows from operations are also impacted by changes in restricted cash due to the release of cash deposits for certain loans and capital expenditures as well as the timing of collecting receivables from hotel guests, paying vendors, and settling with hotel managers.

Net cash flows provided by operating activities were $27.9 million and $15.4 million for the years ended December 31, 2012 and 2011, respectively. The increase in cash flows from operating activities was primarily due to increased Hotel EBITDA and the timing of collecting receivables from hotel guests, paying vendors, and settling with hotel manager, offset by an increase in restricted cash due to the timing of cash deposits for certain loans and capital expenditures.

Net Cash Flows Used in Investing Activities . For the six months ended June 30, 2013 and 2012, investing activities used net cash flows of $14.2 million and $5.6 million, respectively. These cash outlays were attributable to capital improvements made to various hotel properties.

For the years ended December 31, 2012 and 2011, investing activities used net cash flows of $11.9 million and $10.3 million, respectively. These cash outlays were attributable to capital improvements made to various hotel properties.

Net Cash Flows Used in Financing Activities. For the six months ended June 30, 2013, net cash flows used in financing activities were $9.5 million. Cash outlays primarily consisted of $144.8 million for repayments of

 

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indebtedness, $15.7 million for distributions to noncontrolling interests in our consolidated entity, $64.5 million of distributions to Ashford Trust and payments of loan costs and prepayment penalties of $2.8 million. These outflows were partially offset by borrowings on indebtedness of $199.9 million and contributions from Ashford Trust of $18.5 million. For the six months ended June 30, 2012, net cash flows used in financing activities were $11.1 million. Cash outlays consisted of $2.8 million for repayments of indebtedness, $18.4 million related to distributions to Ashford Trust and $212,000 for distributions to noncontrolling interests in our consolidated entity. These cash outlays were partially offset by cash inflows of $10.4 million related to contributions from Ashford Trust.

For the year ended December 31, 2012, net cash flows used in financing activities were $12.1 million. Cash outlays consisted of $7.2 million for repayments of indebtedness, $212,000 for distributions to noncontrolling interests in our consolidated entities and $24.1 million of distributions to Ashford Trust partially offset by contributions from Ashford Trust of $19.4 million. For the year ended December 31, 2011, net cash flows used in financing activities were $3.1 million. Cash outlays consisted of $4.7 million for repayments of indebtedness, $491,000 for distributions to noncontrolling interests in our consolidated entities and $22.0 million related to distributions to Ashford Trust. These cash outlays were partially offset by cash inflows of $24.1 million related to contributions from Ashford Trust.

Inflation

We rely entirely on the performance of our properties and the ability of the properties’ managers to increase revenues to keep pace with inflation. Hotel operators can generally increase room rates rather quickly, but competitive pressures may limit their ability to raise rates faster than inflation. Our general and administrative costs, real estate and personal property taxes, property and casualty insurance, and utilities are subject to inflation as well.

Seasonality

Our properties’ operations historically have been seasonal as certain properties maintain higher occupancy rates during the summer months and some during the winter months. This seasonality pattern can cause fluctuations in our quarterly lease revenue under our percentage leases. We anticipate that our cash flows from the operations of our properties will be sufficient to enable us to make quarterly distributions to maintain our future REIT status. To the extent that cash flows from operations are insufficient during any quarter due to temporary or seasonal fluctuations in lease revenue, we expect to utilize other cash on hand or borrowings to fund required distributions. However, we cannot make any assurances that we will make distributions in the future.

Off-Balance Sheet Arrangements

During 2012 and the six months ended June 30, 2013, we did not maintain any off-balance sheet arrangements and do not currently anticipate entering into any such arrangements.

 

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Contractual Obligations and Commitments

The table below summarizes future obligations for principal and estimated interest payments on our debt and future minimum lease payments on our operating and capital leases, each as of December 31, 2012 (in thousands):

 

     Payments Due by Period  
     < 1 Year      1-3 Years      3-5 Years      >5 Years      Total  

Contractual obligations excluding extension options:

              

Long-term debt obligations (1)

   $ 147,141       $ 11,973       $ 403,597       $ 8,098       $ 570,809   

Operating lease obligations

     2,248         4,358         4,242         70,244         81,092   

Estimated interest obligations (2)

     27,456         48,735         31,662         —           107,853   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total contractual obligations

   $ 176,845       $ 65,066       $ 439,501       $ 78,342       $ 759,754   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

 

(1)

On February 26, 2013, Ashford Trust refinanced the $141.7 million loan due August 2013, which had an outstanding balance of $141.0 million, with a $199.9 million loan due February 2018.

(2)

For variable-rate indebtedness, interest obligations are estimated based on the LIBOR interest rate as of December 31, 2012.

In addition to the amounts discussed above, we also have management agreements which require us to pay monthly management fees, incentive fees, group service fees and other general fees, if required. These management agreements expire from 2016 through 2041. See Note 10 of Notes to the unaudited interim Combined Consolidated Financial Statements as of June 30, 2013 included in this information statement.

Some of our loan agreements contain financial and other covenants, as described above under “—Indebtedness to be Outstanding after the Separation and Distribution.” If we violate these covenants, we could be required to repay a portion of our indebtedness before maturity at a time when we might be unable to arrange financing for such repayment on attractive terms, if at all.

Quantitative and Qualitative Disclosures About Market Risk

Our primary market risk exposure consists of changes in interest rates on borrowings under our debt instruments that bear interest at variable rates that fluctuate with market interest rates. We seek to limit the impact of interest rate changes on earnings and cash flows and to lower the overall borrowing costs by closely monitoring our variable-rate debt and converting such debt to fixed rates when we deem such conversion advantageous. From time to time, we may enter into interest rate swap agreements or other interest rate hedging contracts. While these agreements are intended to lessen the impact of rising interest rates, they also expose us to the risks that the other parties to the agreements will not perform, we could incur significant costs associated with the settlement of the agreements, the agreements will be unenforceable and the underlying transactions will fail to qualify as highly-effective cash flow hedges under GAAP guidance.

To the extent that we acquire assets or conduct operations in an international jurisdiction, we will also have currency exchange risk. We may enter into certain hedging arrangements in order to manage interest rate and currency fluctuations. The analysis below presents the sensitivity of the market value of our financial instruments to selected changes in market interest rates.

At June 30, 2013, the total indebtedness of $625.9 million included $199.3 million of variable-rate debt. The impact on the results of operations of a 25-basis point change in interest rate on the outstanding balance of variable-rate debt at June 30, 2013 would be approximately $500,000 per year. Interest rate changes will have no impact on the remaining $426.6 million of fixed rate debt.

The above amounts were determined based on the impact of hypothetical interest rates on our borrowings and assume no changes in our capital structure. The information presented above includes those exposures that existed at June 30, 2013, but it does not consider exposures or positions that could arise after that date.

 

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Accordingly, the information presented herein has limited predictive value. As a result, the ultimate realized gain or loss with respect to interest rate fluctuations will depend on exposures that arise during the period, the hedging strategies at the time, and the related interest rates.

 

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LODGING MARKET INDUSTRY OVERVIEW

Lodging Fundamentals

The U.S. lodging industry is in the fourth year of what we anticipate will be a continuing recovery from the recent financial crisis and related economic recession. We believe this is an attractive point in the lodging investment cycle.

The deteriorating economic environment from the recession, combined with above average U.S. hotel supply growth in 2008 and 2009, contributed to a combined 18.7% decline in RevPAR from the end of 2007 to the end of 2009, according to data published by Smith Travel Research. RevPAR growth turned positive in 2010 and grew at rates of 5.4%, 8.2% and 6.8% respectively in 2010, 2011 and 2012. Given the strong correlation between room night demand and growth in GDP, we believe the current projections of a gradual but consistent growth in GDP provides an attractive backdrop for a sustained recovery phase of the lodging cycle.

We believe we are currently entering the most profitable years of the current cycle resulting from favorable supply and demand dynamics. According to data provided by PKF Hospitality Research, LLC, hotel demand is expected to increase at a 2.8% compound annual rate from 2013 to 2016. This growth in demand represents a nearly 50% increase relative to the 25-year average per Smith Travel Research. At the same time, hotel supply is forecasted to grow more slowly, at a 1.3% compound annual rate from 2013 to 2016 including growth of 0.8% and 1.0%, respectively, for 2013 and 2014. The combination of strong growth in room night demand with limited addition to supply should provide hotel owners with the opportunity to drive increases in ADR as industry occupancy exceeds long-term averages.

Given the high degree of operating leverage in the lodging industry, we believe that increases in ADR should result in significant gains in RevPAR and Hotel EBITDA. PKF Hospitality Research, LLC projects industry-wide RevPAR to grow 6.1% in 2013, 7.7% in 2014, 8.5% in 2015 and 5.3% in 2016, representing a compounded annual growth rate of 6.9%. This is nearly two and half times the historical long-term annual average RevPAR growth rate of 2.9%.

We believe the prevailing industry supply and demand dynamic presents compelling growth opportunities for our portfolio of well-capitalized and well-located upscale and upper-upscale hotels. PKF Hospitality Research, LLC further predicts strong RevPAR growth across our key targeted segments, as indicated in the chart below:

LOGO

Source: Colliers PKF Hospitality Research.

 

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Macroeconomic Fundamentals

Following a period of economic contraction and widespread job loss that occurred in 2008 and 2009, the U.S. economy has been exhibiting signs of a gradual yet persistent recovery. According to data published by the Bureau of Economic Analysis, GDP resumed a positive growth trend in the third quarter of 2009 and has registered positive growth every quarter since that time. In a similar manner, data published by the Bureau of Labor Statistics show that unemployment peaked at 10% in October 2009 and has since declined to 7.3% as of August 2013. Hotel operating fundamentals have reacted strongly to recent economic growth as demonstrated by the 6.8% RevPAR growth in 2012 which was far in excess of the 25-year average of 2.9% according to data from Smith Travel Research. We believe improvements in the economy will continue to positively impact the lodging industry and hotel operating results for several years to come. Data from PKF Hospitality Research, LLC predicts RevPAR will surpass prior peak levels in 2013 with continued improvement expected for each successive year through 2016. We believe this to be an attractive point in the lodging investment cycle and will seek to identify ways to benefit from the cyclical nature of the hotel industry.

Demand Overview

Room night demand in the U.S. lodging industry historically has been directly correlated with macroeconomic trends. Key drivers of this demand include growth in GDP, corporate profitability, capital investments, consumer confidence and employment. Since the industry downturn in 2009, lodging demand, as measured by total rooms sold, has demonstrated steady growth over the past three years and has exceeded prior peak levels. The International Monetary Fund is forecasting U.S. GDP growth of 1.7% in 2013 and 2.7% in 2014, and PKF Hospitality Research, LLC expects that hotel room night demand will grow by 2.6% and 3.3%, respectively, over the same period. Given the strong correlation between room night demand and growth in GDP, we believe the current projections of a gradual but consistent growth in GDP provides an attractive backdrop for a sustained recovery phase of the lodging cycle.

The following chart illustrates the historical correlation between U.S. GDP and hotel room night demand.

 

LOGO

Source: Smith Travel Research and U.S. Department of Commerce (1988-2012); PKF Hospitality Research, LLC and International Monetary Fund (2013E-2014E)

 

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With expected growth in room night demand and limited new supply, occupancy is projected to increase from industry lows experienced in 2009, as demonstrated in the chart below.

 

LOGO

Source: Smith Travel Research (1988-2012); PKF Hospitality Research, LLC (2013E-2016E)

Supply Overview

Key drivers of lodging supply growth include the availability and cost of capital, construction costs, local real estate market conditions, room night availability and valuation of existing hotels. New hotel room supply is cyclical and typically lags the growth in hotel room night demand because developers often seek to ascertain the certainty of the recovery before investing in new construction. Although lodging industry fundamentals are improving, we expect lenders will remain hesitant to fund new construction. New hotel supply growth is not expected to return to historical levels until 2015, according to PKF Hospitality Research, LLC. We believe that this continued limitation on new supply will contribute to a sustained recovery with the potential to endure longer than prior lodging cycles would generally indicate. Accordingly, we expect the industry to have a sustained period of higher-than-average RevPAR growth.

The following table portrays historical and projected changes in hotel supply, demand and RevPAR.

 

LOGO

Source: Smith Travel Research (1988-2012); PKF Hospitality Research, LLC (2013E-2016E)

 

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OUR BUSINESS AND PROPERTIES

Our Company

Ashford Prime is a newly formed, externally-advised Maryland corporation that invests primarily in high RevPAR, luxury, upper-upscale and upscale hotels. Upon completion of the separation and distribution, we will own interests in eight hotels in five states and the District of Columbia with 3,146 total rooms. The hotels in our initial portfolio are located in U.S. gateway markets with favorable growth characteristics resulting from multiple demand generators and limited risk of additional supply. Our initial portfolio generated RevPAR of $140.20 for the year ended December 31, 2012, which is 215% of the average of the U.S. lodging industry, according to Smith Travel Research, Inc.

Ashford Trust, an NYSE-listed REIT focused on investing opportunistically across all segments and at all levels of the capital structure within the hospitality industry, will contribute our initial assets to us. Ashford Advisor, a subsidiary of Ashford Trust, will be our external advisor. All of the hotels in our initial portfolio are currently asset-managed by our advisor. Upon completion of the separation and distribution, Ashford Trust will beneficially own common units of our operating partnership, Ashford Prime OP, representing 20% of our company on a fully-diluted basis.

Our strategy will be to invest primarily in full-service and select-service hotels in the luxury, upper-upscale and upscale segments, which are anticipated to generate RevPAR of at least twice the then current U.S. average RevPAR for all hotels as determined by Smith Travel Research. Luxury, upper-upscale and upscale hotels refer to segments of the branded hotel market, as delineated by Smith Travel Research, based primarily on the system-wide average room rates of the major hotel chains in the United States. Our hotels will be located predominantly in domestic gateway markets. We may also seek to acquire hotels outside of the U.S. that satisfy the same anticipated RevPAR criteria as our domestic hotels (after any applicable currency conversion), with a primary focus on international gateway cities. In addition, we may invest in upper-upscale and luxury hotels situated in resort markets when those hotels meet our stated RevPAR criteria. We will seek to acquire both premium branded and independent hotels. We will distinguish ourselves from Ashford Trust based on our more conservative capital structure, our focus on higher RevPAR hotels and our interest in international assets predominantly in gateway markets.

We believe that the current market environment presents attractive opportunities for us to acquire additional hotels that are compatible with our investment strategy. We also believe that current lodging market fundamentals present favorable opportunities for RevPAR and EBITDA growth at our eight initial hotels.

We will not have any employees. All of the services that might be provided by employees will be provided to us by Ashford Advisor pursuant to an advisory agreement. Ashford Advisor will be staffed by the entire management team of Ashford Trust, and each of the chief executive officer, the president, the chief financial officer, the chief operating officer and the chief accounting officer, has more than 20 years of lodging or real estate experience, including experience in hotel property and loan acquisitions and divestitures, property repositioning and redevelopment, asset management, branding and financing. We believe Ashford Advisor’s management team is uniquely positioned to optimize the operating and financial performance of our hotels. We further believe Ashford Advisor’s management team experience, extensive industry relationships and asset management expertise should enable us to compete effectively for acquisitions and help generate attractive returns to our stockholders.

We intend to elect to be treated as a REIT for federal income tax purposes, and we intend to conduct our business and own substantially all of our assets through our operating partnership.

 

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Our Competitive Strengths

We believe we distinguish ourselves from other hotel owners through the following competitive strengths:

 

   

High Quality Hotel Portfolio . Upon completion of the separation and distribution, we will own interests in eight hotels, representing 3,146 total rooms. Our hotels will be concentrated in U.S. gateway markets, including Washington D.C., San Francisco, San Diego, Seattle, Dallas and Philadelphia. The RevPAR of our initial hotel portfolio was $140.20 for the year ended December 31, 2012, which is 215% of the average of the U.S. lodging industry, according to Smith Travel Research, Inc., and highlights the overall quality of our portfolio. Our portfolio strength is evidenced by its weighted average RevPAR penetration index of 110.6 for the year ended December 31, 2012. Furthermore, our portfolio exhibits strong cash flow characteristics, with Hotel EBITDA per room of approximately $23,200 for the year ended December 31, 2012, which places us in the top quartile of all publicly-traded hotel REITs for 2012. Our Hotel EBITDA per room is supported by our strong portfolio flow-through, which resulted in Hotel EBITDA margin expansion of 462 basis points since 2009. Finally, our portfolio is in excellent physical condition; Ashford Trust invested an average of nearly $23,000 per room in the portfolio from January 1, 2008 through December 31, 2012.

 

   

Distinct Investment Strategy . Our strategy will be to invest primarily in full-service and select-service hotels in the luxury, upper-upscale and upscale segments, which are anticipated to generate RevPAR of at least twice the then current U.S. average RevPAR for all hotels as determined by Smith Travel Research. Our hotels will be located predominantly in domestic gateway markets. We may also seek to acquire hotels outside of the U.S. that satisfy the same anticipated RevPAR criteria as our domestic hotels (after any applicable currency conversion), with a primary focus on international gateway cities. In addition, we may invest in upper-upscale and luxury hotels situated in resort markets when those hotels meet our stated RevPAR criteria. We will seek to acquire both premium branded and independent hotels.

 

   

Option Agreements for Pier House Resort and Crystal Gateway Marriott . We will enter into option agreements to acquire the following hotels from Ashford Trust:

 

     Location      Total
Rooms
     %
Owned
    Year Ended December 31, 2012  

Hotel Property

           Occupancy     ADR      RevPAR      RevPAR
Penetration
Index
     Hotel
EBITDA
 

Pier House Resort

     Key West, FL         142         100     82.8   $ 332.71       $ 275.50         96.2       $ 5,896   

Crystal Gateway Marriott

     Arlington, VA         697         100     75.1     182.39         136.97         112.5         15,972   
     Location                   Six Months Ended June 30, 2013  

Hotel Property

           Occupancy     ADR      RevPAR      RevPAR
Penetration
Index
     Hotel
EBITDA
 

Pier House Resort

     Key West, FL              84.3   $ 395.49       $ 333.46         96.3       $ 4,644   

Crystal Gateway Marriott

     Arlington, VA              79.7     184.54         147.04         114.5         8,577   

Pursuant to the Pier House Resort option agreement, we will have an 18-month option to acquire the Pier House Resort and the purchase price initially will be $92.3 million (which is the price Ashford Trust paid when it acquired the property in May 2013 plus the out of pocket costs incurred by Ashford Trust in connection with the acquisition and subsequent financing), plus the cost of any owner funded capital improvements made by Ashford Trust prior to our acquisition of the hotel. The purchase price (excluding any amount attributable to owner funded capital expenditures) will increase by 1% six months following the separation and distribution and will increase an additional 1% 12 months following the separation and distribution. The Crystal Gateway option agreement will provide us with an option to acquire the Crystal Gateway Marriott beginning six months from the separation and distribution date and extending for 12 months from such date. The purchase price will be equal to the fair market value at the time the option is

 

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exercised, based on an appraisal process. The purchase price for the Pier House Resort is payable in cash or common units of our operating partnership, at the option of Ashford Trust, while the purchase price for the Crystal Gateway Marriott is payable in common units only.

Ashford Trust’s board of directors determined, after careful review and consideration, that the inclusion of the two option properties as option properties rather than as part of the initial separation and distribution is in the best interest of the stockholders, based significantly on the following considerations:

 

   

Inclusion of the Crystal Gateway Marriott in the initial spin-off could have triggered a significant adverse income tax consequence to the stockholders, whereas, including the Crystal Gateway Marriott as an option property will not trigger this tax consequence.

 

   

Ashford Trust was able to recently acquire the Pier House Resort, in part, because of its ability to close the transaction quickly, without the use of financing. However, consistent with the strategy of Ashford Trust, the board of Ashford Trust made a determination to encumber the property with property-level debt. The timing of the acquisition of the Pier House Resort by Ashford Trust as well as the timing of the anticipated closing of the related financing would make inclusion of this property in the initial separation and distribution difficult.

However, each of these properties are being included as option properties in an effort to give Ashford Prime the flexibility to determine when, and if, to purchase the hotels based upon the operating performance of the hotels, the value of Ashford Prime’s stock price, market conditions and other relevant factors. Having the option to acquire these properties creates a potential pipeline for acquisition growth that could benefit the future performance of Ashford Prime. We believe that having these unique sources of hotel investment opportunities provides a competitive advantage for Ashford Prime compared to its peer group. We believe this benefit potentially comes from increased size of the asset base of Ashford Prime along with greater EBITDA. The options on the Pier House Resort and the Crystal Gateway Marriott provide Ashford Prime with a defined period of time in which it may acquire the hotels. We believe that this transaction flexibility allows Ashford Prime to be opportunistic in its approach to potentially acquiring these hotels. We believe both the Pier House Resort and the Crystal Gateway Marriott fit our desired RevPAR and geographic location profile.

 

   

Right of First Offer on Additional High-Quality Assets from Ashford Trust . We will enter into a right of first offer agreement with Ashford Trust. The hotels currently held by Ashford Trust and subject to the right of first offer are as follows:

 

Hotel Property

  Location   Total
Rooms
    %
Owned
    RevPAR for
Year Ended
December 31, 2012
    RevPAR for
Six Months
Ended
June 30, 2013
 

Crowne Plaza Beverly Hills

  Beverly Hills, CA     260        100   $ 133.00      $ 131.78   

Embassy Suites Crystal City

  Arlington, VA     267        100     156.81        166.96   

Crowne Plaza Key West

  Key West, FL     160        100     177.08        223.74   

Hyatt Coral Gables

  Coral Gables, FL     242        100     133.98        165.31   

One Ocean Jacksonville

  Jacksonville, FL     193        100     108.41        122.45   

Houston Embassy Suites

  Houston, TX     150        100     134.86        150.08   

Portland Embassy Suites

  Portland, OR     276        100     131.83        132.36   

Ritz-Carlton Atlanta

  Atlanta, GA     444        72 %*      123.60        132.61   

Hilton Boston Back Bay

  Boston, MA     390        72 %*      184.47        177.85   

Courtyard Boston Downtown

  Boston, MA     315        72 %*      133.64        121.46   

The Churchill

  Washington D.C.     173        72 %*      122.99        135.18   

The Melrose

  Washington D.C.     240        72 %*      122.00        130.94   

 

*

These hotels are owned by a joint venture in which Ashford Trust holds an approximate 72% common equity interest and a $25.0 million preferred equity interest. To the extent Ashford Trust has the opportunity to

 

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  acquire the entire interest in these hotels or controls the right to sell these hotels, the right of first offer agreement between us and Ashford Trust will extend to these properties.

The right of first offer agreement will provide us the first right to acquire each of the subject hotels, to the extent the board of directors of Ashford Trust determines to market and sell the hotel, subject to any prior rights of the managers of the hotel or other third parties and the limitation noted in the footnote to the table above with respect to hotels in a joint venture. In addition, so long as we do not materially change our initial investment guidelines without the express consent of our advisor, the right of first offer agreement will extend to hotels later acquired by Ashford Trust that satisfy our investment guidelines.

Ashford Trust’s board of directors determined, after careful review and consideration, that providing a right of first offer with respect to these properties rather than including them as part of the initial separation and distribution is in the best interest of the stockholders, based on a number of financing, organizational and market considerations. These properties are generally subject to either existing debt pools crossed with other hotel assets not included in the right of first offer agreement or are in joint ventures with third parties that limited Ashford Trust’s ability to contribute these properties to Ashford Prime immediately upon the separation and distribution. These properties are being included as right of first offer properties because they, similar to the option properties, satisfy the initial investment criteria of Ashford Prime and create a potential pipeline for acquisition growth that could benefit the future performance of Ashford Prime. We believe that having these unique sources of hotel investment opportunities provides a competitive advantage for Ashford Prime compared to its peer group. We believe this benefit potentially comes from increased size of the asset base of the company along with greater EBITDA. We believe the hotels listed in the table above fit our desired RevPAR and geographic location profile.

 

   

Experienced Team with Proven Track Record of Delivering Stockholder Value . We will be advised by Ashford Advisor, which will be staffed with the Ashford Trust management team, through an external advisory agreement with Ashford Advisor. Ashford Advisor’s management team has generated strong stockholder returns for Ashford Trust since its inception in 2003, with an approximate 106% total return measured from September 1, 2003 through June 30, 2013. Total return is measured as the increase in the market price of the Ashford Trust common stock over the specified time period, assuming all dividends are reinvested into additional shares of Ashford Trust common stock. During the financial crisis, Ashford Trust entered into consensual foreclosures on three hotel properties, realizing a net loss on investments in these properties of $54.1 million; however, since January 2009, Ashford Trust has generated the highest total return to stockholders of all publicly-traded lodging REITs that existed throughout that period, with an approximate 849% total return measured from January 1, 2009 through June 30, 2013. The Ashford Trust management team has successfully completed several multi-property acquisitions, including the $2.4 billion acquisition of the 51-property CNL Hotels & Resorts portfolio in 2007 and the $1.3 billion acquisition of the 28-property Highland Hospitality portfolio in 2011. Each of the chief executive officer, the president, the chief financial officer, the chief operating officer and the chief accounting officer of the Ashford Trust management team has more than 20 years of lodging or real estate experience. Furthermore, the members of the Ashford Trust management team have developed strong relationships with hotel owners, management companies, brand companies, brokers, lenders and institutional investors that will provide value-added benefits.

 

   

Highly Aligned Management Structure . We have been structured to ensure strong management alignment with our stockholders. Ashford Trust, the parent of our advisor, will initially beneficially own 20% of the common units of our operating partnership (“common units”). Additionally, the executive management team and directors of Ashford Trust, together with Mr. Archie Bennett, Jr., chairman emeritus and co-founder of Ashford Trust, will own, directly or indirectly, approximately 19% of the equity interest in our company on a fully-diluted basis. By comparison, the average for publicly-traded lodging REITs was 2% as of the most recently available public information. This

 

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represents the highest insider ownership among all publicly-traded lodging REITs, according to SEC filings, excluding Ashford Trust, and creates a strong alignment between management and stockholders. Additionally, the terms of our external advisory agreement with our advisor take into consideration a best practices structure to provide better alignment with investors, with the fees payable pursuant to the advisory agreement based upon our total enterprise value rather than our gross book value, resulting in lower advisory fees if our stock price decreases. Furthermore, the incentive fees payable under the advisory agreement are based on our total stockholder return outperformance compared to a defined peer group.

 

   

Attractive Corporate Governance . We will have an attractive governance structure that will provide transparency to investors and promotes the long-term interests of stockholders. Some of the significant features of our corporate governance structure include:

 

   

External advisor owned by publicly-traded company . Unlike many externally-managed REITs, our advisor is a subsidiary of a publicly-traded company. Investors will therefore be able to obtain certain information about our advisor through publicly available filings of its parent.

 

   

Non-classified board . Our board of directors will consist of seven members, five of whom are expected to be independent, and all board members will be subject to re-election on an annual basis. We will also have a lead independent director with well-defined duties that support the board’s oversight responsibilities. Four of our initial independent directors will have no prior affiliations with Ashford Trust.

 

   

Corporate governance policy requires that the board consist of at least two-thirds independent directors. Our corporate governance policy provides that at least two-thirds of our board of directors shall be independent directors at all times that we do not have an independent chairman. This super-majority requirement mandates a greater number of independent directors than we are otherwise required to have on our board of directors.

 

   

Charter provision and corporate governance policy that address conflicts . Our charter contains a requirement that any transaction or agreement involving us, our wholly-owned subsidiaries or our operating partnership and a director, officer or an affiliate of a director or officer will require the approval of a majority of the disinterested directors. Our corporate governance policy provides that all decisions related to the right of first offer agreement with Ashford Trust; decisions related to the mutual exclusivity agreement or the master management agreement with Remington; decisions related to the advisory agreement with Ashford Advisor; decisions related to the option agreements with Ashford Trust; and all decisions related to the enforcement of the separation and distribution agreement be approved by a majority of the independent directors.

 

   

Opt out of certain Maryland law antitakeover provisions . We have opted out of certain Maryland law antitakeover provisions and, in the future, we may not opt back in to these provisions without stockholder approval.

 

   

No stockholder rights plan. We do not have, and will not adopt, a stockholder rights plan unless our stockholders approve in advance the adoption of a plan or, if our board of directors adopts a plan for our company, we submit the stockholder rights plan to our stockholders for a ratification vote within 12 months of adoption, without which the plan will terminate.

 

   

Ashford Trust’s 20% retained beneficial interest in our company will be in the form of common units, which generally will not convey voting power with respect to matters voted on by our stockholders . The management team of Ashford Trust, together with Mr. Archie Bennett, Jr., chairman emeritus and co-founder of Ashford Trust, will own approximately 11% of the common units of our operating partnership. Unless and until such common units are converted into shares of our common stock, the holders of such common units will not have any voting power on matters voted on by our stockholders as a result of such ownership.

 

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Prudent Capital Structure . Over time, we will target a low-leverage capital structure and intend to limit the sum of the outstanding principal amount of our consolidated indebtedness and the liquidation preference of any outstanding preferred equity, less cash, cash equivalents and marketable securities, to not more than 5.0x EBITDA, for the 12-month period preceding the incurrence of such debt or the issuance of such preferred equity. Although we will initially exceed these target levels, we expect, over time, to meet these leverage thresholds. Upon completion of the separation and distribution, we expect to have an initial leverage ratio of approximately 6.7x, based on property-level indebtedness related to our initial properties, which had an outstanding consolidated principal balance at June 30, 2013 of approximately $625.9 million and a weighted average interest rate of 5.32% per annum. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, we expect our leverage ratio to be approximately 7.3x, based on property-level indebtedness expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Of this indebtedness, none is expected to mature prior to 2017. In addition, concurrently with the completion of the separation and distribution, we expect to enter into a three-year, $150 million revolving credit facility. The pro forma amount of indebtedness upon the completion of the separation and distribution is estimated to be $625.9 million (or $814.4 million if we assume both option properties are acquired). While we anticipate having a credit facility in place, we do not anticipate having any amounts initially drawn. We believe that our capital structure and our ability to access our credit facility will allow us to capitalize on favorable acquisition and investment opportunities.

Our Investment and Growth Strategies

Our principal business objectives will be to generate attractive returns on our invested capital and long-term growth in cash flow to maximize total returns to our stockholders. To achieve our objectives, we intend to pursue the following strategies:

Pursue Focused Investment Strategy . Our strategy will be to invest in premium branded and high quality independent hotels that are:

 

   

full-service and select-service hotels in the luxury, upper-upscale and upscale segments which are anticipated to generate RevPAR at least twice the average RevPAR for the U.S. lodging industry, as determined by Smith Travel Research, located predominately in U.S. gateway markets;

 

   

hotels located outside of the U.S. that satisfy the same anticipated RevPAR criteria as our domestic hotels (after any applicable currency conversion), with a primary focus on international gateway markets; and

 

   

upper-upscale and luxury hotels in U.S. resort markets and meeting our stated RevPAR criteria.

We intend to concentrate our investments in markets where we believe there are significant growth opportunities and limited risk of additional supply. In determining anticipated RevPAR for a particular asset, we may take into account forecasts and other considerations, including without limitation, conversions or repositions of assets, capital plans, brand changes and other factors which may reasonably be forecasted to raise RevPAR after stabilization. Stabilization with respect to a hotel, after the completion of an initiative such as a capital plan, conversion or change of brand name or change of the business mix or other operating characteristics, is generally expected to occur within 12 to 24 months after the completion of the related renovation, reposition or brand change.

Continue Active Asset Management . Our advisor intends to aggressively asset-manage the hotels in our initial portfolio and any hotel properties we may acquire in the future to maximize the operating performance, cash flow and value of each hotel. Aggressive asset management is intended to include actively “managing” the third-party property manager and holding them accountable to drive industry leading top line and bottom line operating performance. Our advisor will aim to achieve this goal by benchmarking each asset’s performance compared to similar hotels within our portfolio. Our advisor will also closely monitor expenses, including

 

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general staffing levels, food and beverage margins, and overtime, as well as third-party vendor and service contracts. If expense levels are not commensurate with the property revenues, our advisor will work with the property manager to implement cost cutting initiatives. Our advisor will also be very active in critiquing and proposing improved strategies for the sales, marketing and revenue management initiatives of the property manager as well as its ability to drive ancillary hotel revenues (for example, spa, food and beverage, parking, and internet). In addition to “managing” the property manager, our advisor will work with the brands and management companies to negotiate favorable franchise agreement and property management agreement terms. We anticipate that our advisor will also actively participate in brand advisory committee meetings to provide feedback and input on new hotel brand initiatives.

Asset management functions include acquisition, renovation, financing and disposition of assets, operational accountability of managers, and property-level strategies as compared to the day-to-day management of our hotels, which will be performed by our property managers. Our advisor will leverage its extensive industry expertise to employ value-added strategies, implement best practices acquired from its deep industry experience and prudently invest capital in our assets to optimize operating results and generate attractive returns on investment.

Employ Disciplined Capital Allocation Program . We intend to pursue a disciplined capital allocation strategy as it relates to the acquisition, operation, disposition and financing of assets in our initial portfolio and those that we may acquire in the future. Our advisor will utilize its extensive industry experience and capital markets expertise to influence the timing of capital deployment and recycling, and we may selectively sell hotels that are no longer consistent with our investment strategy or as to which returns appear to have been maximized. To the extent we sell hotels, we generally intend to redeploy the capital into investment opportunities that we believe will achieve higher returns.

 

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Our Initial Hotels

Upon completion of the separation and distribution, we will own interests in a high-quality, geographically diverse portfolio of eight hotels located in five states and the District of Columbia comprising 3,146 total rooms. All of the hotels in our initial portfolio are located in top U.S. markets that exhibit strong growth characteristics resulting from multiple demand generators and limited addition to supply. All of the hotels in our initial portfolio operate under premium brands affiliated with either Marriott or Hilton. Each of our properties is encumbered by loans as described in “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Indebtedness to be Outstanding after the Separation and Distribution.” For 2012, approximately 44% of the room revenue for our initial hotel portfolio was generated by transient corporate business, approximately 22% by transient leisure business, approximately 31% was group sales and 3% was contract sales. The following table sets forth additional information for our hotels (dollars in thousands, except ADR and RevPAR):

 

                    Year Ended December 31, 2012        

Hotel Property

  Location   Total
Rooms
    %
Owned
    Occupancy     ADR     RevPAR     RevPAR
Penetration
Index
    Hotel
EBITDA (1)
    Capital
Invested  per
Room (2)
 

Hilton La Jolla Torrey Pines (3)

  La Jolla, CA     394        75     76   $ 166.41      $ 126.19        103.2      $ 8,898      $ 32.9   

The Capital Hilton

  Washington, D.C.     544        75     82     213.93        176.09        107.2        15,285        64.2   

Marriott Plano Legacy Town Center

  Plano, TX     404        100     66     162.59        107.91        128.6        8,392        16.4   

Seattle Marriott Waterfront

  Seattle, WA     358        100     78     200.34        155.64        110.0        10,521        14.1   

Courtyard San Francisco Downtown

  San Francisco, CA     405        100     85     206.93        176.66        103.6        10,135        7.8   

Courtyard Seattle Downtown

  Seattle, WA     250        100     72     148.58        107.02        108.9        4,860        13.9   

Courtyard Philadelphia Downtown

  Philadelphia, PA     498        100     78     161.20        125.56        113.0        9,805        8.7   

Renaissance Tampa International Plaza (4)

  Tampa, FL     293        100     78     154.68        120.57        127.6        5,144        6.9   
   

 

 

     

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total / Weighted Average (5)

      3,146          77   $ 181.13      $ 140.20        110.6      $ 73,040      $ 23.0   
                    Six Months Ended June 30, 2013        

Hotel Property

  Location               Occupancy     ADR     RevPAR     RevPAR
Penetration
Index
    Hotel
EBITDA (1)
       

Hilton La Jolla Torrey Pines (3)

  La Jolla, CA         71   $ 169.59      $ 119.60        97.2      $ 3,862     

The Capital Hilton

  Washington, D.C.         85     237.60        201.78        107.1        9,789     

Marriott Plano Legacy Town Center

  Plano, TX         70     170.79        120.25        127.2        4,856     

Seattle Marriott Waterfront

  Seattle, WA         76     196.34        149.30        110.9        4,955     

Courtyard San Francisco Downtown

  San Francisco, CA         89     214.66        190.59        105.3        5,789     

Courtyard Seattle Downtown

  Seattle, WA         72     146.02        104.97        111.3        2,472     

Courtyard Philadelphia Downtown

  Philadelphia, PA         79     169.77        134.78        116.5        5,667     

Renaissance Tampa International Plaza (4)

  Tampa, FL         80     165.23        131.99        119.5        3,109     
       

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

Total / Weighted Average (5)

          78   $ 189.79      $ 148.72        110.4      $ 40,499     

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of Hotel EBITDA by property. We own the Hilton La Jolla Torrey Pines and The Capital Hilton in a joint venture. The Hotel EBITDA represents the total amount for each hotel, not our pro rata amount based on our ownership percentage.

(2)  

Consists of all capital expenditures by Ashford Trust since January 1, 2008 and represents the total investment for each hotel, not its pro rated investment based on its ownership percentage. In aggregate, Ashford Trust has invested capital of $72.5 million in these hotels during that period. Based on Ashford Trust’s capital budget, we expect that we will invest an additional approximately $14.7 million in these hotels in the 12 months following the separation, or approximately $4,700 per room.

(3)  

Subject to a ground lease that expires in 2043.

(4)  

Subject to a ground lease that expires in 2080.

(5)  

RevPAR penetration represents a weighted average based on the sum of the product of RevPAR for the competitive set of each hotel and the total room count for the respective hotel for all eight hotels in our portfolio. All other values on this line are calculated on a portfolio basis for all eight hotels in our portfolio.

 

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Each of our hotels is operated under a management with either Hilton or Marriott, and the material terms of these agreements are described in “Certain Agreements—Hotel Management Agreements.”

Hilton La Jolla Torrey Pines, La Jolla, CA

We will own a 75% partnership interest in Ashford HHC Partners III LP, which has a ground lease in the Hilton La Jolla Torrey Pines expiring in 2043. The remaining 25% partnership interest in Ashford HHC Partners III LP is owned by Hilton. The hotel opened in 1989 and is comprised of 394 guest rooms, including 229 king rooms, 153 queen/queen rooms, 10 one-bedroom suites and two parlor suites. Approximately $17.4 million was spent on capital expenditures since the acquisition of the property by Ashford HHC Partners III LP in 2007, which included lobby, restaurant and room renovations. Capital expenditures over the next 12 months are expected to be approximately $700,000 for various small projects.

The hotel is located on the famous Torrey Pines Golf Course, with newly renovated guest rooms. Each room has a private balcony or patio with ocean, garden or golf course views. In addition to the attraction of the golf course, the hotel is located near the Torrey Pines State Nature Reserve with access to a number of outdoor activities, and numerous hospitals and research facilities are located near the hotel.

Additional property highlights include:

 

   

Meeting Space : Approximately 60,000 square feet of meeting space, including:

 

  26,000 square feet of function space in 21 rooms to accommodate up to 1,500 people;

 

  over 17,000 square feet of outdoor function space; and

 

  the 6,203 square foot Fairway Pavilion Ballroom overlooking the 18th fairway of Torrey Pines Golf Course South Course.

 

   

Food and Beverage : The Hilton La Jolla Torrey Pines hosts the Torreyanae Grill, an all-purpose three-meal restaurant with 295 seats and the Horizons Lounge with 60 seats.

 

   

Other Amenities : The hotel has a fitness center, outdoor pool, outdoor whirlpool, tennis courts, basketball court, business center and a gift shop.

Location and Access . The hotel is located near the Pacific Ocean in a secluded area of the famous Torrey Pines golf course. The hotel is approximately 15 miles from the San Diego International Airport—Lindbergh Field.

Competition . Competitor hotels include the Marriott La Jolla, Loews Coronado Bay, Embassy Suites La Jolla, Hyatt Regency Aventine and Estancia La Jolla. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our six hotel competitive set.

Operating History . The following table shows certain historical information regarding the Hilton La Jolla Torrey Pines since 2008:

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     394        394        394        394        394        394   

Average Occupancy

     70.5     75.8     75.9     73.0     69.6     71.9

ADR

   $ 169.59      $ 166.41      $ 157.27      $ 153.44      $ 159.63      $ 193.47   

RevPAR

   $ 119.60      $ 126.19      $ 119.39      $ 111.96      $ 111.10      $ 139.18   

 

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Selected Financial Information . The following tables show certain selected financial information regarding the Hilton La Jolla Torrey Pines since 2010 (dollars in thousands):

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 14,763      $ 30,934      $ 30,116      $ 28,640   

Rooms Revenue

     8,529        18,197        17,169        16,101   

Hotel EBITDA (1)

     3,862        8,898        8,632        7,214   

EBITDA Margin

     26.2     28.8     28.7     25.2

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property. We own the Hilton La Jolla Torrey Pines in a joint venture. The Hotel EBITDA amount for this hotel represents the total amount for this hotel, not our pro rata amount based on our 75% ownership percentage.

During 2012, the realty tax rate and annual realty taxes on the Hilton La Jolla Torrey Pines were 1.12% and $1.3 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $87.2 million, which is depreciated on a straight line basis over an estimated life of 39 years.

The Capital Hilton, Washington, D.C.

We will own a 75% partnership interest in Ashford HHC Partners III LP, which has a fee simple interest in The Capital Hilton. The remaining 25% partnership interest in Ashford HHC Partners III LP is owned by Hilton. The hotel opened in 1943 and is comprised of 544 guest rooms, including 253 king rooms, 94 queen/queen rooms, 83 double/double rooms, 80 single queen rooms and 34 suites. Approximately $35.2 million was spent on capital expenditures since the acquisition of the property by Ashford HHC Partners III LP in 2007, which included renovations to the guest rooms, public space, meeting rooms, lobby and restaurant. Capital expenditures over the next 12 months are expected to be approximately $1.6 million to re-locate the concierge lounge, convert the existing lounge into three additional guest rooms and convert an existing suite into two guest rooms.

The hotel is strategically located at 16th and K Street, in close proximity to the White House. The hotel has significant historical connotations and is located near numerous Washington, D.C. attractions including the National Mall.

Additional property highlights include:

 

   

Meeting Space : Approximately 30,000 square feet of contiguous meeting space located on the same floor.

 

   

Food and Beverage : The Capital Hilton hosts (i) the Northgate Grill, a full service restaurant with 130 seats and (ii) the Statler Lounge, a lobby bar with 58 seats.

 

   

Other Amenities : The hotel has the MINT Health Club and Day Spa, gift shop, business center, valet parking and an executive lounge.

Location and Access . The hotel is conveniently located in the center of Washington, D.C., north of the White House and near the National Mall and numerous tourist attractions. By virtue of its size and clear signage, it is visible from both directions on 16th street. The hotel is approximately five miles from Ronald Reagan Washington National Airport.

Competition . Competitor hotels include Hyatt Regency, JW Marriott, Renaissance Mayflower, The Madison, Westin City Center and Hamilton Crowne Plaza. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our seven hotel competitive set.

 

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Operating History . The following table shows certain historical information regarding The Capital Hilton hotel since 2008:

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     544        544        544        544        544        544   

Average Occupancy

     84.9     82.3     82.2     70.8     79.1     83.2

ADR

   $ 237.60      $ 213.93      $ 212.17      $ 210.71      $ 206.62      $ 217.55   

RevPAR

   $ 201.78      $ 176.09      $ 174.16      $ 149.24      $ 163.34      $ 181.07   

Selected Financial Information . The following tables show certain selected financial information regarding The Capital Hilton hotel since 2010 (dollars in thousands):

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 27,945      $ 49,162      $ 48,516      $ 42,847   

Rooms Revenue

     19,868        35,060        34,640        29,632   

Hotel EBITDA (1)

     9,789        15,285        14,879        11,371   

EBITDA Margin

     35.0     31.1     30.7     26.5

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property. We own The Capital Hilton in a joint venture. The Hotel EBITDA amount for this hotel represents the total amount for this hotel, not our pro rata amount based on our 75% ownership percentage.

During 2012, the realty tax rate and annual realty taxes on The Capital Hilton hotel were 1.85% for real property and 3.40% for personal property, and $2.3 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $123.1 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Marriott Plano Legacy Town Center, Plano, TX

We will own a fee simple interest in the Marriott Plano Legacy Town Center. The hotel opened in 2001 and is comprised of 404 guestrooms, including 220 king rooms, 136 double/double room, and 48 suites. Approximately $7.9 million was spent on capital expenditures since acquisition by Ashford Trust in 2007, which included major suite room and corridor renovations. Capital expenditures over the next 12 months are expected to be approximately $2.4 million to renovate the ballroom and for other discretionary projects.

The hotel is located in West Plano in a prime location near high occupancy office buildings and Legacy Town Center, a master planned community featuring urban style housing, retail, dining and office space. The Shops at Legacy Town Center provide a “main street” style shopping experience with numerous patio dining options.

Additional property highlights include:

 

   

Meeting Space : Approximately 32,000 square feet of meeting space, including foyer space.

 

   

Food and Beverage : The Marriott Plano Legacy Town Center hosts (i) the Copper Bottom Grill, a full-service restaurant open for breakfast and lunch with 120 seats and (ii) Chaddick’s, a lounge offering food options after 2:00 p.m., with 103 seats, including outdoor seating.

 

   

Other Amenities : The hotel has a fitness center, outdoor pool, whirlpool and sauna, a business center and gift shop.

 

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Location and Access . The hotel is conveniently located in west Plano near Legacy Town Center, just off of the North Dallas Tollway. The hotel is approximately 23 miles from the Dallas/Fort Worth International Airport.

Competition . Competitor hotels include the Marriott Dallas Quorum, Hilton Dallas Lincoln Centre, InterContinental Hotel Dallas, Westin Galleria, Courtyard Dallas Legacy Park and Westin Stonebriar. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our seven hotel competitive set.

Operating History . The following table shows certain historical information regarding the Marriott Plano Legacy Town Center hotel since 2008:

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     404        404        404        404        404        404   

Average Occupancy

     70.4     66.4     63.2     61.8     63.7     71.3

ADR

   $ 170.79      $ 162.59      $ 160.48      $ 148.06      $ 143.32      $ 154.36   

RevPAR

   $ 120.25      $ 107.91      $ 101.42      $ 91.45      $ 91.35      $ 109.99   

Selected Financial Information . The following tables show certain selected financial information regarding the Marriott Plano Legacy Town Center hotel since 2010 (dollars in thousands):

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 13,994      $ 25,330      $ 24,298      $ 22,002   

Rooms Revenue

     8,938        15,869        14,915        13,448   

Hotel EBITDA (1)

     4,856        8,392        7,923        6,788   

EBITDA Margin

     34.7     33.1     32.6     30.9

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Marriott Plano Legacy Town Center hotel were 2.2% and $1.0 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $83.4 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Seattle Marriott Waterfront, Seattle, WA

We will own a fee simple interest in the Seattle Marriott Waterfront hotel. The hotel opened in 2003 and is comprised of 358 guestrooms, including 188 king rooms, 155 double/double rooms and 15 suites. Approximately $5.2 million was spent on capital expenditures since acquisition by Ashford Trust in 2007, which included a soft goods guestroom renovation. Capital expenditures over the next 12 months are expected to be approximately $1.1 million to renovate the lobby and meeting space as well as to undertake other discretionary projects.

The hotel is located on the Seattle Waterfront near Pike Place Market, a public market for locally produced food featuring unique shops. The hotel is also located near the Pier 66 cruise terminal, positioning it to take advantage of any rise in cruise departures.

 

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Additional property highlights include:

 

   

Meeting Space : Approximately 11,300 square feet of meeting space.

 

   

Food and Beverage : The Seattle Marriott Waterfront hosts (i) Hook and Plow, a full-service restaurant with 128 seats and (ii) Trolly Café and gift shop.

 

   

Other Amenities : The hotel has a fitness center, indoor/outdoor connected pool, whirlpool, business center, guest laundry facilities and gift shop.

Location and Access . The hotel is conveniently located on the Seattle waterfront, just off of Highway 99/ Alaskan Way Viaduct. The hotel is approximately 15 miles from the Seattle/Tacoma International Airport.

Competition . Competitor hotels include the Hilton Seattle, Renaissance Seattle, the Edgewater, W Hotel Seattle and Grand Hyatt Seattle. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our six hotel competitive set.

Operating History . The following table shows certain historical information regarding the Seattle Marriott Waterfront hotel since 2008:

 

     Six Months
Ended June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     358        358        358        358        358        358   

Average Occupancy

     76.0     77.7     74.8     73.4     71.8     74.0

ADR

   $ 196.34      $ 200.34      $ 189.63      $ 178.96      $ 181.18      $ 209.76   

RevPAR

   $ 149.30      $ 155.64      $ 141.92      $ 131.27      $ 130.06      $ 155.30   

Selected Financial Information . The following tables show certain selected financial information regarding the Seattle Marriott Waterfront hotel since 2010 (dollars in thousands):

 

     Six Months
Ended June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 13,455      $ 27,195      $ 25,239      $ 23,329   

Rooms Revenue

     9,834        20,282        18,494        17,106   

Hotel EBITDA (1)

     4,955        10,521        9,377        8,419   

EBITDA Margin

     37.1     38.7     37.2     36.1

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Seattle Marriott Waterfront hotel were 1.1% and $900,000, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $140.7 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Courtyard San Francisco Downtown, San Francisco, CA

We will own a fee simple interest in the Courtyard San Francisco Downtown. The hotel opened in 2001 and is comprised of 405 guestrooms, including 206 king rooms, 168 queen/queen room and 31 suites. Approximately $5.5 million was spent on capital expenditures since acquisition by Ashford Trust in 2007, which included a restaurant renovation and a guestroom soft goods renovation. Capital expenditures over the next 12 months are expected to be approximately $600,000 to upgrade the business center and to undertake other discretionary projects.

The hotel is located conveniently downtown in the heart of the SOMA district of San Francisco. The hotel is located near numerous businesses and attractions, including the Moscone Convention Center, AT&T Park, Union Square and the Metreon Complex.

 

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Additional property highlights include:

 

   

Meeting Space : Approximately 9,900 square feet of meeting space.

 

   

Food and Beverage : The Courtyard San Francisco Downtown hosts (i) Whispers Bar and Grill, a dinner only restaurant with 50 seats, (ii) Jasmine’s, a breakfast only restaurant with 100 seats and (iii) a Starbucks coffee shop.

 

   

Other Amenities : The hotel has a fitness center, indoor pool and whirlpool and an outdoor courtyard.

Location and Access . The hotel is located in downtown San Francisco and is easily accessible from Interstate 80. The hotel is approximately 14 miles from the San Francisco International Airport.

Competition . Competitor hotels include the Marriott Union Square, Hilton Financial District, Sir Francis Drake, Hotel Nikko San Francisco and Harbor Court Hotel. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked third out of our six hotel competitive set.

Operating History . The following table shows certain historical information regarding the Courtyard San Francisco Downtown since 2008:

 

     Six Months
Ended June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     405        405        405        405        405        405   

Average Occupancy

     88.8     85.4     86.0     82.9     76.5     81.5

ADR

   $ 214.66      $ 206.93      $ 183.21      $ 160.68      $ 162.98      $ 188.80   

RevPAR

   $ 190.59      $ 176.66      $ 157.52      $ 133.24      $ 124.70      $ 153.83   

Selected Financial Information . The following tables show certain selected financial information regarding the Courtyard San Francisco Downtown since 2010 (dollars in thousands):

 

     Six Months
Ended June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 16,384      $ 30,233      $ 27,199      $ 23,033   

Rooms Revenue

     14,202        26,043        23,221        19,643   

Hotel EBITDA (1)

     5,789        10,135        8,528        5,608   

EBITDA Margin

     35.3     33.5     31.4     24.3

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Courtyard San Francisco Downtown were 1.2% and $1.1 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $82.0 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Courtyard Seattle Downtown, Seattle, WA

We will own a fee simple interest in the Courtyard Seattle Downtown. The hotel opened in 1999 and is comprised of 250 guestrooms, including 175 king rooms, 73 double/double rooms and two suites. Approximately $3.8 million was spent on capital expenditures since acquisition by Ashford Trust in 2007, which included guestroom and restaurant renovations. Capital expenditures over the next 12 months are expected to be approximately $700,000 for various small projects.

The hotel is located on Lake Union, with beautiful water views and access to numerous outdoor activities. The hotel is also located near the Space Needle, Seattle Center, Key Arena and Pacific Science Center, as well as numerous corporate offices including Amazon’s corporate headquarters and campus.

 

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Additional property highlights include:

 

   

Meeting Space : Approximately 2,300 square feet of meeting space.

 

   

Food and Beverage : The Courtyard Seattle Downtown hosts (i) Regatta View Restaurant, an all-purpose restaurant open for breakfast and dinner with 146 seats and (ii) the Lobby Bar and Grill, with 96 seats.

 

   

Other Amenities : The hotel has a fitness center, indoor pool and whirlpool, a sundries shop, guest laundry facilities, business center and a covered parking garage.

Location and Access . The hotel is located in downtown Seattle on the Western Shore of Lake Union on Westlake Avenue. The hotel is accessible from Interstate 5 and has easy access to the Seattle streetcar system and monorail. The hotel is approximately 17 miles from the Seattle-Tacoma International Airport.

Competition . Competitor hotels include the Holiday Inn Express Seattle, Hampton Inn Seattle, Four Points Seattle, Silver Cloud Lake Union, Holiday Inn Seattle Center and Hyatt Place Seattle. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our seven hotel competitive set.

Operating History . The following table shows certain historical information regarding the Courtyard Seattle Downtown since 2008:

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     250        250        250        250        250        250   

Average Occupancy

     71.9     72.0     69.9     66.8     58.8     72.7

ADR

   $ 146.02      $ 148.58      $ 139.81      $ 133.01      $ 141.75      $ 161.57   

RevPAR

   $ 104.97      $ 107.02      $ 97.68      $ 88.89      $ 83.33      $ 117.41   

Selected Financial Information . The following tables show certain selected financial information regarding the Courtyard Seattle Downtown since 2010 (dollars in thousands):

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 5,688      $ 11,423      $ 10,458      $ 9,464   

Rooms Revenue

     4,829        9,739        8,889        8,089   

Hotel EBITDA (1)

     2,472        4,860        4,552        3,915   

EBITDA Margin

     43.5     42.5     43.5     41.4

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Courtyard Seattle Downtown were 1.1% and $0.5 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $63.5 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Courtyard Philadelphia Downtown, Philadelphia, PA

We will own a fee simple interest in the Courtyard Philadelphia Downtown. The hotel opened in 1999 and is comprised of 498 guestrooms, including 236 king rooms, 124 queen/queen rooms, 77 double/double rooms and 61 suites. Approximately $5.1 million was spent on capital expenditures since acquisition in 2007, which

 

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included a lobby bistro renovation and the purchase of new televisions and select case goods for the guestrooms. Capital expenditures over the next 12 months are expected to be approximately $10.4 million, primarily for a guest room renovation.

The hotel is located in the center of Philadelphia’s downtown business district, across the street from city hall and a block away from the Philadelphia Convention Center. The hotel is a historic landmark itself, on the national register of historic places, and is convenient to the historical district, the University of Pennsylvania and Independence Hall.

Additional property highlights include:

 

   

Meeting Space : Approximately 11,000 square feet of meeting space.

 

   

Food and Beverage : The Courtyard Philadelphia Downtown hosts (i) Nineteen 26, an all-purpose restaurant and (ii) a Starbucks coffee shop.

 

   

Other Amenities : The hotel has a fitness center, sundries shop/market, indoor pool and whirlpool, business center, guest laundry facilities and gift shop.

Location and Access . The hotel is located in downtown Philadelphia and is accessible from Interstate 636. The hotel’s corner location and clear signage make it easily visible from both directions on Juniper Street. The hotel is approximately 10 miles from the Philadelphia International Airport.

Competition . Competitor hotels include the Sonesta Hotel Philadelphia, Doubletree Philadelphia, Sheraton Hotel Philadelphia, Loews Philadelphia and Hilton Garden Inn Philadelphia. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our six hotel competitive set.

Operating History . The following table shows certain historical information regarding the Courtyard Philadelphia Downtown since 2008:

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     498        498        498        498        498        498   

Average Occupancy

     79.4     77.9     78.1     75.7     75.0     78.7

ADR

   $ 169.77      $ 161.20      $ 147.17      $ 133.53      $ 143.25      $ 157.29   

RevPAR

   $ 134.78      $ 125.56      $ 114.92      $ 101.09      $ 107.48      $ 123.76   

Selected Financial Information . The following tables show certain selected financial information regarding the Courtyard Philadelphia Downtown since 2010 (dollars in thousands):

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 14,806      $ 27,476      $ 24,820      $ 22,091   

Rooms Revenue

     12,351        22,761        20,832        18,325   

Hotel EBITDA (1)

     5,667        9,805        8,023        6,118   

EBITDA Margin

     38.3     35.7     32.3     27.7

 

(1)  

Includes operations for Courtyard Philadelphia Downtown as opposed to triple net lease for all periods presented.

(2)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

 

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During 2012, the realty tax rate and annual realty taxes on the Courtyard Philadelphia Downtown were 3.35% and $1.3 million. The adjusted tax basis for the building for the year ended December 31, 2012 was $80.5 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Renaissance Tampa International Plaza, Tampa, FL

We will own a ground lease in the Renaissance Tampa International Plaza expiring in 2080. The hotel opened in 2004 and is comprised of 293 guestrooms, including 173 king rooms, 114 double/double rooms and six suites. Approximately $2.5 million was spent on capital expenditures since acquisition by Ashford Trust in 2007, which included a meeting space renovation and a fitness center expansion. Capital expenditures over the next 12 months are expected to be approximately $800,000 for renovation of the concierge lounge, lobby, bar and restaurant.

The hotel is located within Tampa International Plaza, which provides many fine dining and retail options immediately adjacent to the hotel. The hotel is also located near the shopping of the Westshore business market and is close to the Tampa International Airport.

Additional property highlights include:

 

   

Meeting Space : Approximately 12,500 square feet of meeting space.

 

   

Food and Beverage : The Renaissance Tampa International Plaza hosts (i) the Pelagia Trattoria, an all-purpose restaurant and (ii) Gabriella’s, a lobby bar and restaurant.

 

   

Other Amenities : The hotel has a fitness center, outdoor pool and whirlpool, a gift shop and a business center.

Location and Access . The hotel is in Tampa International Plaza near the Tampa International Airport. The hotel is approximately two miles from the Tampa International Airport.

Competition . Competitor hotels include the Sheraton Tampa Airport, Hilton Tampa Airport, Grand Hyatt Tampa Bay and InterContinental Tampa Bay. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked first out of our five hotel competitive set.

Operating History . The following table shows certain historical information regarding the Renaissance Tampa International Plaza since 2008:

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010     2009     2008  

Rooms

     293        293        293        293        293        293   

Average Occupancy

     79.9     78.0     75.9     73.3     71.8     70.8

ADR

   $ 165.23      $ 154.68      $ 149.43      $ 139.68      $ 147.65      $ 178.82   

RevPAR

   $ 131.99      $ 120.57      $ 113.40      $ 102.39      $ 105.98      $ 126.54   

 

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Selected Financial Information . The following tables show certain selected financial information regarding the Renaissance Tampa International Plaza since 2010 (dollars in thousands):

 

     Six Months
Ended
June 30,

2013
    Year Ended December 31  
      
       2012     2011     2010  

Total Revenue

   $ 10,493      $ 19,435      $ 18,300      $ 16,975   

Rooms Revenue

     7,116        12,860        12,095        10,920   

Hotel EBITDA (1)

     3,109        5,144        4,377        3,632   

EBITDA Margin

     29.6     26.5     23.0     21.4

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Renaissance Tampa International Plaza were 2.1% and $0.6 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $56.8 million, which is depreciated on a straight line basis over an estimated life of 39 years.

Our Option Hotels

Upon completion of the separation and distribution, we will have options to acquire two additional hotels from Ashford Trust. The hotels are located in Florida and the District of Columbia and have 839 total rooms. The following table sets forth additional information for the two option hotels (dollars in thousands, except ADR and RevPAR):

 

     Location      Total
Rooms
     %
Owned
    Year Ended December 31, 2012  

Hotel Property

           Occupancy     ADR      RevPAR      RevPAR
Penetration
Index
     Hotel
EBITDA
 

Pier House Resort

     Key West, FL         142         100     82.8   $ 332.71       $ 275.50         97.2       $ 5,896   

Crystal Gateway Marriott

     Arlington, VA         697         100     75.1     182.39         136.97         112.5         15,972   
     Location                   Six Months Ended June 30, 2013  

Hotel Property

           Occupancy     ADR      RevPAR      RevPAR
Penetration
Index
     Hotel
EBITDA
 

Pier House Resort

     Key West, FL              84.3   $ 395.49       $ 333.46         96.3       $ 4,644   

Crystal Gateway Marriott

     Arlington, VA              79.7     184.54         147.04         114.5         8,577   

Pier House Resort, Key West, FL

We have an option to acquire a fee simple interest in the Pier House Resort. The hotel opened in 1968 and is comprised of 142 guestrooms, including 79 king rooms, 42 queen/queen rooms and 21 suites. Ashford Trust acquired this hotel in May 2013, and has not yet spent any money on capital improvements. Capital expenditures over the next 12 months are expected to be approximately $800,000 for fitness center renovations and other small projects.

The hotel is located on a six acre compound at the corner of the Gulf of Mexico and Duval Street in Key West, Florida. In addition to its secluded private beach, the hotel is ideally situated at the north end of Duvall Street providing easy access to the heart of Key West and its many demand generators.

Additional property highlights include:

 

   

Meeting Space : Approximately 2,600 square feet of conference space.

 

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Food and Beverage : The Pier House Resort provides an al fresco beach bar, the 150 Harbour View Café and a 41 seat piano bar as well as the 20 seat Chart Room.

 

   

Other Amenities : The hotel has a full service spa, a private beach, a heated outdoor pool and a private dock for charter pick-ups.

Location and Access . The hotel is located on a six acre compound in the historic district of Key West, Florida, on Duval Street, at the Gulf of Mexico. Key West, which is the southernmost point of the Florida peninsula, is 160 miles south of Miami. Key West, Marathon and Miami airports are all within driving distance.

Competition . Competitor hotels include the Hyatt Key West Resort and Marina, Waldorf Astoria Casa Marina Resort, Ocean Key Resort and Spa and Westin Key West Resort and Marina. When compared with our competitors, our RevPAR index for the year ended December 31, 2012 was 97.2 (STR report did not have rankings).

Operating History . The following table shows certain historical information regarding the Pier House Resort since 2008:

 

     Six  Months
Ended

June 30,
2013
    Year Ended December 31  
       2012     2011     2010     2009  

Rooms

     142        142        142        142        142   

Average Occupancy

     84.3     82.8     81.1     77.3     69.8

ADR

   $ 395.49      $ 332.71      $ 319.06      $ 308.90      $ 302.24   

RevPAR

   $ 333.46      $ 275.50      $ 258.62      $ 238.71      $ 211.07   

Selected Financial Information. The following tables show certain selected financial information regarding the Pier House Resort since 2010 (dollars in thousands):

 

     Six  Months
Ended

June 30,
2013
    Year Ended December 31  
       2012     2011     2010  

Total Revenue

   $ 11,059      $ 16,656      $ 17,537      $ 16,133   

Rooms Revenue

     8,571        14,318        13,404        12,372   

Hotel EBITDA (1)

     4,644        5,906        5,181        4,027   

EBITDA Margin

     42.0     35.5     29.5     25.0

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Pier House Resort were 1.06474% for real property and 1.06474% for personal property, and $261,400 million, respectively.

Crystal Gateway Marriott, Arlington, VA

Commencing six months following the separation and distribution, we have an option to acquire a fee simple interest in the Crystal Gateway Marriott. The hotel opened in 1982 and is comprised of 697 guestrooms, including 340 king rooms, 353 double/double rooms and four suites. Approximately $25.5 million was spent on capital improvements since acquisition by Ashford Trust in 2006, which included major guest room renovations. Capital expenditures over the next 12 months are expected to be approximately $900,000 to enhance the front entrance, modernize the elevators and to undertake other discretionary projects.

The hotel is centrally located in Crystal City, above a Washington, D.C. Metro Station, with access to Ronald Reagan Washington National Airport. The hotel is situated near the Crystal City Shops, a network of

 

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outdoor storefront shopping including numerous restaurants and a theatre, as well as Arlington National Cemetery and other Washington, D.C. attractions.

Additional property highlights include:

 

   

Meeting Space : Approximately 34,300 square feet of meeting space, including a multi-faceted and functional single floor meeting room that is accessible from all guest rooms.

 

   

Food and Beverage : The Crystal Gateway Marriott hosts (i) Restaurant Mez, a full service restaurant with 120 seats, (ii) the Atrium, a dinner only restaurant/bar with 96 seats and (iii) a grab and go Einstein’s Bagels.

 

   

Other Amenities : The hotel has an indoor/outdoor connected pool, whirlpool, fitness center, sundries shop and business center.

Location and Access . The hotel benefits from convenient access. By virtue of the building’s height and clear signage, the Crystal Gateway Marriott hotel is highly visible from either direction on Jefferson Davis Highway. The Crystal Gateway Marriott is located near the Pentagon building and approximately three miles from Ronald Reagan Washington National Airport.

Competition . Competitor hotels include the Sheraton Crystal City, Doubletree Crystal City, Hyatt Regency Crystal City, Embassy Suites Crystal City and Hilton Crystal City. When compared with our competitors, our RevPAR for the year ended December 31, 2012 ranked second out of our six hotel competitive set.

Operating History . The following table shows certain historical information regarding the Crystal Gateway Marriott since 2008:

 

     Six  Months
Ended

June 30,
2013
    Year Ended December 31  
       2012     2011     2010     2009     2008  

Rooms

     697        697        697        697        697        697   

Average Occupancy

     79.7     75.1     73.7     75.9     76.9     74.9

ADR

   $ 184.54      $ 182.39      $ 186.69      $ 188.30      $ 188.63      $ 178.28   

RevPAR

   $ 147.04      $ 136.97      $ 137.60      $ 142.97      $ 145.05      $ 139.61   

Selected Financial Information. The following tables show certain selected financial information regarding the Crystal Gateway Marriott since 2010 (dollars in thousands):

 

     Six  Months
Ended

June 30,
2013
    Year Ended December 31  
       2012     2011     2010  

Total Revenue

   $ 28,223      $ 51,641      $ 52,494      $ 53,598   

Rooms Revenue

     18,858        34,750        34,911        36,273   

Hotel EBITDA (1)

     8,577        15,972        16,415        16,984   

EBITDA Margin

     30.4     30.9     31.3     31.7

 

(1)  

See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for a reconciliation of net income to Hotel EBITDA by property.

During 2012, the realty tax rate and annual realty taxes on the Crystal Gateway Marriott hotel were 1.139% for real property and 5.0% for personal property, and $2.1 million, respectively. The adjusted tax basis for the building for the year ended December 31, 2012 was $25.9 million, which is depreciated on a straight line basis over an estimated life of 39 years.

 

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Asset Management

Our senior management team, provided to us by our advisor, provided all asset management services for our properties prior to the separation and distribution and will continue to do so. The team of professionals provided by our advisor proactively work with our third-party hotel management companies to maximize profitability at each of our hotels. Our asset management team monitors the performance of our hotels on a daily basis and holds frequent ownership meetings with personnel at the hotels and key executives with the brands and management companies. Our asset management team works closely with our third-party hotel management companies on key aspects of each hotel’s operation, including, among others, revenue management, market positioning, cost structure, capital and operational budgeting as well as the identification of return on investment initiatives and overall business strategy. In addition, we retain approval rights on key staffing positions at many of our hotels, such as the hotel’s general manager and director of sales. We believe that our strong asset management process helps to ensure that each hotel is being operated to our and our franchisors’ standards, that our hotels are being adequately maintained in order to preserve the value of the asset and the safety of the hotel to customers, and that our hotel management companies are maximizing revenue and enhancing operating margins.

Acquisition Pipeline

Our option agreements with respect to the Pier House Resort and the Crystal Gateway Marriott and right of first offer agreement with respect to other specified hotels currently held by Ashford Trust as well as future hotels acquired by Ashford Trust that satisfy our initial investment criteria could provide us with access to an ongoing pipeline of attractive acquisition opportunities which will not be available to our competitors. Additionally, our management team has extensive network of relationships within the lodging industry that we expect will continue to provide us with access to an ongoing pipeline of attractive acquisition opportunities.

Our Financing Strategy

As part of our separation from Ashford Trust, we will assume mortgage indebtedness secured by our eight initial hotels, which totaled $625.9 million (including the indebtedness secured by the two hotels we will own through a consolidated joint venture) as of June 30, 2013. Initially, approximately 68.2% of our mortgage debt will bear interest at fixed rates and the remaining 31.8% will bear interest at the variable rate of LIBOR plus 3.5%. We will assume an interest rate cap with respect to our variable-rate debt such that our interest rate will be effectively capped at 6.5%. We intend to continue to use a mix of fixed and variable-rate debt, and we may, if appropriate, enter into interest rate hedges related to our variable-rate debt. We also anticipate that concurrently with the completion of the separation and distribution, we will enter into a three-year, $150 million revolving credit facility. No assurances can be given that we will obtain any credit facility or if we do what the terms will be.

Our objective, over time, is to effectively deleverage our portfolio by acquiring additional hotels and applying less leverage than we will have initially upon completion of the separation and distribution. Alternatively, we may deleverage via retaining excess cash to reduce our net debt. We expect to achieve and maintain a net debt and preferred equity-to-EBITDA ratio of 5.0x or less. We define net debt and preferred equity as the outstanding principal amount of our consolidated indebtedness plus the liquidation preference of any outstanding preferred equity, less cash, cash equivalents and marketable securities. We intend to finance our long-term growth and liquidity needs with operating cash flow, equity issuances, both common and preferred stock, joint ventures and secured and unsecured debt financings having staggered maturities. We may also issue common units in our operating partnership to acquire properties from sellers who seek a tax-deferred transaction.

Regulation

General

Our initial hotels are subject to various U.S. federal, state and local laws, ordinances and regulations, including regulations relating to common areas and fire and safety requirements. We believe that each of our initial hotels has the necessary permits and approvals to operate its business.

 

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Americans with Disabilities Act

Our initial hotels must comply with applicable provisions of the ADA, to the extent that such hotels are “public accommodations” as defined by the ADA. The ADA may require removal of structural barriers to access by persons with disabilities in certain public areas of our initial hotels where such removal is readily achievable. We believe that our initial hotels are in substantial compliance with the ADA and that we will not be required to make substantial capital expenditures to address the requirements of the ADA. However, non-compliance with the ADA could result in imposition of fines or an award of damages to private litigants. The obligation to make readily achievable accommodations is an ongoing one, and we will continue to assess our hotels and to make alterations as appropriate in this respect.

Environmental Matters

Under various laws relating to the protection of the environment, a current or previous owner or operator (including tenants) of real estate may be liable for contamination resulting from the presence or discharge of hazardous or toxic substances at that property and may be required to investigate and clean up such contamination at that property or emanating from that property. These costs could be substantial and liability under these laws may attach without regard to whether the owner or operator knew of, or was responsible for, the presence of the contaminants, and the liability may be joint and several. The presence of contamination or the failure to remediate contamination at our hotels may expose us to third-party liability or materially and adversely affect our ability to sell, lease or develop the real estate or to incur debt using the real estate as collateral.

Our hotels are subject to various federal, state, and local environmental, health and safety laws and regulations that address a wide variety of issues, including, but not limited to, storage tanks, air emissions from emergency generators, storm water and wastewater discharges, lead-based paint, mold and mildew and waste management. Our hotels incur costs to comply with these laws and regulations and could be subject to fines and penalties for non-compliance.

Some of our hotels may contain or develop harmful mold or suffer from other adverse conditions, which could lead to liability for adverse health effects and costs of remediation. The presence of significant mold or other airborne contaminants at any of our hotels could require us to undertake a costly remediation program to contain or remove the mold or other airborne contaminants from the affected hotel or increase indoor ventilation. In addition, the presence of significant mold or other airborne contaminants could expose us to liability from guests or employees at our hotels and others if property damage or health concerns arise.

Insurance

Upon completion of the separation and distribution, we will carry comprehensive general liability, fire, extended coverage, business interruption, rental loss coverage and umbrella liability coverage on all of our initial hotels and earthquake, wind, flood and hurricane coverage on hotels in areas where we believe such coverage is warranted, in each case with limits of liability that we deem adequate. Similarly, we will be insured against the risk of direct physical damage in amounts we believe to be adequate to reimburse us, on a replacement basis, for costs incurred to repair or rebuild each hotel, including loss of rental income during the reconstruction period. We will select 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. We will not carry insurance for generally uninsured losses, including, but not limited to losses caused by riots, war or acts of God. In the opinion of our management, our initial hotels will be adequately insured upon completion of the separation and distribution.

Competition

The hotel industry is highly competitive and the hotels in which we invest are subject to competition from other hotels for guests. Competition is based on a number of factors, most notably convenience of location, brand

 

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affiliation, price, range of services, guest amenities or accommodations offered and quality of customer service. Competition is often specific to the individual markets in which our properties are located and includes competition from existing and new hotels. We believe that hotels, such as our initial hotels, that are affiliated with leading national brands, such as the Marriott or Hilton brands, will enjoy the competitive advantages associated with operating under such brands. Increased competition could have a material adverse effect on the occupancy rate, average daily room rate and room revenue per available room of our hotels or may require us to make capital improvements that we otherwise would not have to make, which may result in decreases in our profitability.

Our principal competitors include other hotel operating companies, ownership companies (including hotel REITs) and national and international hotel brands. We face increased competition from providers of less expensive accommodations, such as select service hotels or independent owner-managed hotels, during periods of economic downturn when leisure and business travelers become more sensitive to room rates.

We face competition for the acquisition of hotels from institutional pension funds, private equity funds, REITs, hotel companies and others who are engaged in the acquisition of hotels. Some of these competitors have substantially greater financial and operational resources and access to capital than we have and may have greater knowledge of the markets in which we seek to invest. This competition may reduce the number of suitable investment opportunities offered to us and decrease the attractiveness of the terms on which we may acquire our targeted hotel investments, including the cost thereof.

Third-Party Agreements

Hotel Management Agreements . Each of our initial hotels is operated pursuant to a hotel management agreement with one of two brand hotel management companies. Each hotel management company receives a base management fee and is also eligible to receive an incentive management fee if hotel operating income, as defined in the respective management agreement, exceeds certain thresholds. The incentive management fee is generally calculated as a percentage of hotel operating income after we have received a priority return on our investment in the hotel. See “Certain Agreements—Hotel Management Agreements,” for more information related to our hotel management agreements.

Franchise Agreements . None of our initial hotels operate under franchise agreements. The hotel management agreements with Marriott and Hilton allow each of our hotels to operate under the Marriott or Hilton brand names, as applicable, and provide benefits typically associated with franchise agreements and licenses, including, among others, the use of the Marriott or Hilton, as applicable, reservation system and guest loyalty and reward program. Any intellectual property and trademarks of Marriott or Hilton (as applicable) are exclusively owned and controlled by the applicable manager or an affiliate of such manager who grants the manager rights to use such intellectual property or trademarks with respect to the applicable hotel.

In addition, we will be a party to a Mutual Exclusivity Agreement and a Master Management Agreement with Remington. See “Certain Agreements—Remington Master Management Agreement” and “—Mutual Exclusivity Agreement.”

Ground Leases

Two of our initial hotels are subject to ground leases that cover all of the land underlying the respective hotel. See “Certain Agreements—Ground Leases” for more information related to our ground leases.

Our Indebtedness

Upon completion of the separation and distribution, we anticipate having approximately $625.9 million in outstanding indebtedness. If the two properties subject to option agreements are acquired, assuming both are

 

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encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Indebtedness to be Outstanding after the Separation and Distribution.”

Concurrently with the separation and distribution, we expect to enter into a three year, $150 million revolving credit facility. We anticipate that the proposed credit facility will contain customary terms, covenants and other conditions for credit facilities of this type. We intend to use this facility to fund future acquisitions, as well as for hotel redevelopments, capital expenditures and general corporate purposes. No assurances can be given that we will obtain any credit facility or if we do what the terms will be.

Amounts outstanding under this facility will bear interest at a floating rate equal to either LIBOR plus an applicable margin or the base rate (the higher of the prime rate or the federal funds rate plus 0.50%) plus an applicable margin. We anticipate that the applicable margin for borrowings under the credit facility for base rate loans will range from 1.25% to 2.75% per annum and the applicable margin for LIBOR loans will range from 2.25% to 3.75% per annum. We expect that we will also be required to pay a commitment fee to the lenders assessed on the unused portion of this facility.

Our ability to borrow under this facility will be subject to our ongoing compliance with a number of customary affirmative and negative covenants, including limitations on liens, mergers, consolidations, investments, restricted payments, and affiliate transactions, as well as financial covenants.

The facility will include customary events of default, and the occurrence of an event of default will permit the lenders to terminate commitments to lend under the facility and accelerate payment of all amounts outstanding thereunder. If a default occurs and is continuing, we will be precluded from making distributions on our shares of common stock (other than those required to allow us to qualify and maintain our status as a REIT, so long as such default does not arise from a payment default or event of insolvency).

Employees

We have no employees other than our appointed officers provided by Ashford Advisor. Services which would otherwise be provided by employees will be provided by Ashford Advisor and by our executive officers. We expect Ashford Advisor will have approximately 78 full time employees. These employees will directly or indirectly perform various acquisition, development, asset management, capital markets, accounting, tax, risk management, legal, redevelopment, and corporate management functions pursuant to the terms of our external advisory agreement.

Legal Proceedings

From time to time, we are party to various lawsuits, claims and other legal proceedings that arise in the ordinary course of our business. We are not currently a party, as plaintiff or defendant, to any legal proceedings which, individually or in the aggregate, would be expected to have a material effect on our business, financial condition or results of operations if determined adversely to us.

Corporate Information

Our principal executive offices are located at 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254. Our telephone number is (972) 490-9600. We have reserved the website located at www.ahpreit.com. The information that will be found on or accessible through our website is not incorporated into, and does not form a part of, this information statement or any other report or document that we file with or furnish to the SEC. We have included our website address in this information statement as an inactive textual reference and do not intend it to be an active link to our website.

 

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CERTAIN AGREEMENTS

The Advisory Agreement

The following summary of the terms of our advisory agreement does not purport to be complete and is subject to and qualified in its entirety by reference to the actual agreement, a copy of which is filed as an exhibit to the registration statement of which this information statement is a part.

As part of the separation and distribution, we will enter into an advisory agreement with our advisor, Ashford Hospitality Advisors LLC, a subsidiary of Ashford Trust. Pursuant to our advisory agreement, Ashford Advisor will act as our external advisor, responsible for implementing our investment strategies and decisions and the management of our day-to-day operations, subject to the supervision and oversight of our board. We rely on our advisor and Ashford Trust to provide, or obtain on our behalf, the personnel and services necessary for us to conduct our business, and we have no employees of our own. All of our officers are also employees of our advisor and Ashford Trust. The executive offices of our advisor are located at 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254, and the telephone number of our advisor’s executive offices is (972) 490-9600.

Pursuant to the terms of our advisory agreement, our advisor and its affiliates provide us with our management team, including without limitation, the initial positions of the chief executive officer, president, chief financial officer, chief operating officer, chief accounting officer and executive vice president-asset management, senior vice president-corporate strategy and senior vice president-finance, along with appropriate support personnel as advisor deems reasonably necessary. Our advisor and its affiliates are not obligated to dedicate any of their respective employees exclusively to us, nor are our advisor, its affiliates or any of their employees obligated to dedicate any specific portion of its or their time to our business except as necessary to perform the service required of the advisor. Our advisor is at all times subject to the supervision and oversight of our board. So long as Ashford Advisor is our external advisor, our governing documents require us to include two persons designated by Ashford Advisor as candidates for election as director at any stockholder meeting at which directors are to be elected. Such nominees may be executive officers of Ashford Trust. The advisory agreement requires our advisor to manage our business affairs in conformity with the policies and the guidelines that are approved and monitored by our board. Additionally, our advisor must refrain from taking any action that would (a) adversely affect our status as a REIT, (b) subject us to regulation under the Investment Company Act of 1940, as amended (the “Investment Company Act”), (c) violate any law, rule or regulation of any governmental body or agency having jurisdiction over us, (d) violate any of the rules or regulations of any exchange on which our securities are listed or (e) violate our charter, bylaws or resolutions of our board of directors, all as in effect from time to time.

Duties of our Advisor. Subject to the supervision of our board of directors, our advisor will be responsible for our day-to-day operations, including all of our subsidiaries and joint ventures, and shall perform (or cause to be performed) all services relating to the acquisition and disposition of hotels, asset management and operations of our company as may be reasonably required, which shall include, without limitation, the following related to our hotel investments:

 

   

source, investigate and evaluate acquisitions and dispositions consistent with our investment guidelines and make recommendations to our board;

 

   

engage and supervise, on our behalf and at our expense, third parties to provide development management, property management, project management, design and construction services, investment banking services, financial services, property disposition brokerage services, independent accounting and auditing services and tax reviews and advice, transfer agent and registrar services, feasibility studies, appraisals, engineering studies, environmental property inspections and due diligence services, underwriting review services and consulting services;

 

   

negotiate, on our behalf, any acquisitions, dispositions, financings, restructurings or other transactions with sellers, purchasers, lenders, brokers, agents and other applicable representatives;

 

   

coordinate and manage our joint ventures, including monitoring and enforcing compliance with applicable joint venture or partnership governing documents;

 

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negotiate, on our behalf, terms of hotel management agreements, franchise agreements and other contracts or agreements of the company, and modifications, extensions or terminations thereof including, without limitation, the negotiation and approval of annual operating and capital budgets under the management agreements;

 

   

on our behalf, enforce, monitor and manage compliance with hotel management agreements, franchise agreements and other contracts or agreements of the company, and modifications, extensions, waivers or terminations thereof;

 

   

negotiate, on our behalf, terms of loan documents for our financings;

 

   

enforce, monitor and manage compliance, on our behalf, loan documents to which we are a party;

 

   

administer bookkeeping and accounting functions as are required for our management and operation, contract for audits and prepare or cause to be prepared such periodic reports and filings as may be required by any governmental authority in connection with the ordinary conduct of our business, and otherwise advise and assist us with our compliance with applicable legal and regulatory requirements, including without limitation, periodic reports, returns or statements required under the Exchange Act, the Code and any regulations or rulings thereunder, the securities and tax statutes of any jurisdiction in which we are obligated to file such reports, or the rules and regulations promulgated under any of the foregoing;

 

   

advise and assist in the preparation and filing of all offering documents, registration statements, prospectuses, proxies, and other forms or documents filed with the SEC pursuant to the Securities Act or any state securities regulators; provided, however, that we will be responsible for the content of any and all of our offering documents, SEC filings or state regulatory filings;

 

   

retain counsel, consultants and other third-party professionals on our behalf, coordinate, supervise and manage all consultants, third-party professionals and counsel, and investigate, evaluate, negotiate and oversee the processing of claims by or against us;

 

   

advise and assist with our risk management and oversight function;

 

   

provide office space, office equipment and personnel necessary for the performance of services;

 

   

perform or supervise the performance of such administrative functions reasonably necessary for the establishment of bank accounts, related controls, collection of revenues and the payment of our debts and obligations;

 

   

communicate with our investors and analysts as required to satisfy reporting or other requirements of any governing body or exchange on which our securities are traded and to maintain effective relations with such investors;

 

   

advise and assist us with respect to our public relations, preparation of marketing materials, website and investor relation services;

 

   

counsel us regarding qualifying, and maintaining our qualification, as a REIT;

 

   

assist us in complying with all regulatory requirements applicable to us;

 

   

counsel us in connection with policy decisions to be made by our board of directors;

 

   

furnish reports and statistical and economic research to us regarding our investments, financing and capital market activities and services performed for us by our advisor;

 

   

asset manage and monitor the operating performance of our real estate investments, including the management and implementation of capital improvement programs, pursue property tax appeals (as appropriate), and provide periodic reports with respect to our investments to our board of directors, including comparative information with respect to such operating performance and budgeted or projected operating results;

 

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maintain cash in U.S. Treasuries or bank accounts (with the understanding that advisor’s duties shall not include providing or assisting in proactive investment management strategies or investment in securities other than U.S. Treasuries), and make payment of fees, costs and expenses, or the payment of distributions to our stockholders;

 

   

advise us as to our capital structure and capital raising;

 

   

take all actions reasonably necessary to enable us to comply with and abide by all applicable laws and regulations in all material respects, subject to Ashford Prime providing appropriate funding or capital;

 

   

provide us with an internal audit staff with the ability to satisfy any applicable regulatory requirements, including requirements of the NYSE and the SEC, and any additional duties that are determined reasonably necessary or appropriate by our audit committee; and

 

   

take such other actions and render such other services as may reasonably be requested by us consistent with the purpose of the advisory agreement.

Any increase in the scope of duties or services to be provided by the advisor must be jointly approved by us and the advisor and will be subject to additional compensation.

Our advisor also has the power to delegate all or any part of its rights and powers to manage and control the our business and affairs to such officers, employees, affiliates, agents and representatives of the advisor or our company as it may deem appropriate. Any authority delegated by our advisor to any other person is subject to the limitations on the rights and powers of our advisor specifically set forth in the advisory agreement or our charter.

Our advisor is required to make available sufficient experienced and appropriate personnel to perform the services and functions specified and such personnel are to devote such of their time and attention as is reasonably necessary to perform such services.

Our advisor also acknowledges receipt of our code of business conduct and ethics and policy on insider trading and agrees to require its employees who provide services to us to comply with the code and the policy.

Limitations on Liability and Indemnification. The advisory agreement provides that the advisor has no responsibility other than to render the services and take the actions described in the advisory agreement in good faith and with the exercise of due care and will not be responsible for any action our board of directors takes in following or declining to follow any advice or recommendation of our advisor. The advisory agreement provides that the advisor (including its officers, directors, managers, employees and members) will not be liable for any act or omission by our advisor (or them) performed in accordance with and pursuant to the advisory agreement, except by reason of acts constituting gross negligence, bad faith, willful misconduct or reckless disregard of its duties under the advisory agreement.

We have agreed to indemnify and hold harmless our advisor (including its partners, directors, officers, stockholders, managers, members, agents, employees and each other person or entity, if any, controlling our advisor) to the full extent lawful, from and against any and all losses, claims, damages or liabilities of any nature whatsoever with respect to or arising from any acts or omission of our advisor (including ordinary negligence) in its capacity as such, except with respect to losses, claims, damages or liabilities with respect to or arising out of our advisor’s gross negligence, bad faith or willful misconduct, or reckless disregard of its duties under the advisory agreement (for which the advisor will indemnify us).

Term and Termination. The initial term of our advisory agreement with our advisor is five years from the effective date of the advisory agreement, with automatic one-year renewal terms on each anniversary date thereafter unless previously terminated as described below. Following the five-year initial term, the advisory agreement may be terminated by us with 180 days’ prior written notice on the affirmative vote of at least two-thirds of our independent directors based upon a good faith finding that either (a) there has been unsatisfactory

 

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performance by the advisor that is materially detrimental to us and our subsidiaries taken as a whole , or (b) the base fee and/or incentive fee is not fair (and the advisor does not offer to negotiate a lower fee that at least two-thirds of the independent directors determine is fair). If the reason for non-renewal specified by us in our termination notice is (b) in the preceding sentence, then the advisor may, at its option, provide a notice of proposal to renegotiate the base fee and incentive fee not less than 150 days prior to the pending termination date. Thereupon, each party has agreed to use its commercially reasonable efforts to negotiate in good faith to a resolution on fees within 120 days following our receipt of the renegotiation proposal. If a resolution is achieved between the advisor and at least two-thirds of the independent directors within the 120-day period, then the advisory agreement will continue in full force and effect with modification only to the agreed upon base fee and/or incentive fee, as applicable. If no resolution on fees is reached within the 120-day period, or if we terminate the advisory agreement by reason of clause (a) above, the advisory agreement will terminate, and we will be required to pay our advisor a termination fee equal to three times the sum of the average annual base and incentive fees for the 24-month period immediately preceding the termination.

We may also terminate the advisory agreement with 60 days’ notice upon a change of control of us, if the change of control transaction is conditioned upon the termination of the advisory agreement. In such a circumstance, we would be required to pay a termination fee equal to either:

 

   

if our advisor’s common stock is not publicly traded, 14 times the earnings of the advisor attributable to our advisory agreement less costs and expenses (the “net earnings”) for the 12 months preceding termination of the advisory agreement; or

 

   

if at the time of the termination notice, our advisor’s common stock is publicly traded separate from the common stock of Ashford Trust, 1.1 multiplied by the greater of (i) 12 times the net earnings of the advisor for the 12 months preceding the termination of the advisory agreement or (ii) the earnings multiple (based on net earnings after taxes) for the advisor’s common stock for the 12 months preceding the termination of the advisory agreement multiplied by the net earnings of the advisor for the same 12 month period; or (iii) the simple average of the earnings multiples (based on net earnings after taxes) for the advisor’s common stock for each of the three fiscal years preceding the termination of the advisory agreement, multiplied by the net earnings of the advisor for the 12 months preceding the termination of the advisory agreement; plus a gross-up amount for assumed federal and state tax liability, based on an assumed tax rate of 40%. Any such termination fee will be payable on or before the termination date.

We may also terminate the advisory agreement at any time, including during the five-year initial term, without the payment of a termination fee under the following circumstances:

 

   

upon a default by our advisor in the performance or observance of any material term, condition or covenant under the advisory agreement; provided, however, that we must, before terminating the advisory agreement, give written notice of the default to our advisor and provide our advisor with an opportunity to cure the default within 45 days, or if such default is not reasonably susceptible to cure within 45 days, such additional cure period as is reasonably necessary to cure the default (not to exceed 90 days) so long as our advisor is diligently and in good faith pursuing such cure;

 

   

immediately upon providing written notice to the advisor, following a voluntary or collusive bankruptcy event of the advisor or an involuntary bankruptcy event that remains undismissed and unstayed for a period exceeding 60 days;

 

   

immediately, upon the commencement of an action for dissolution of the advisor by the advisor;

 

   

immediately upon providing written notice to our advisor, following our advisor’s conviction (including a plea or nolo contendere) of a felony;

 

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immediately upon providing written notice to our advisor, if our advisor commits an act of fraud against us, misappropriates our funds or acts in a manner constituting willful misconduct, gross negligence or reckless disregard in the performance of its material duties under the advisory agreement (including a failure to act); provided, however, that if any such actions or omissions are caused by an employee and/or an officer of our advisor (or an affiliate of our advisor) and our advisor takes all reasonable necessary and appropriate action against such person and cures the damage caused by such actions or omissions within 45 days of the advisor’s actual knowledge of its commission or omission, we will not have the right to terminate the advisory agreement; and

 

   

immediately upon providing written notice to our advisor following certain changes of control of our advisor, exclusive of any change of control that is an assignment permitted as described in “—Assignment” below or a change of control of Ashford Trust at any time that our advisor remains under the control of Ashford Trust.

Upon any termination of the advisory agreement, the advisor is expected to cooperate with and assist us, in executing an orderly transition of the management of our assets to a new advisor, providing a full accounting of all accounts held in the name of or on behalf of us, returning any funds held on behalf of us and returning any and all of our books and records. We are responsible for paying all accrued fees and expenses. We will be subject to certain non-solicitation obligations with respect to the advisor’s employees upon any termination of the advisory agreement.

Our advisor may terminate the advisory agreement prior to the renewal of each term with 180 days’ prior written notice. Additionally, the advisor may terminate the advisory agreement if we default in the performance or observance of any material term, condition or covenant under the advisory agreement; provided, however, before terminating the advisory agreement, the advisor must give us written notice of the default and provide us with an opportunity to cure the default within 45 days, or if such default is not reasonably susceptible to cure within 45 days, such additional cure period as is reasonably necessary to cure the default (not to exceed 90 days) so long as we are diligently and in good faith pursuing such cure. In the event of such a termination, the advisor will be entitled to all accrued fees and expenses.

Fees and Expenses.

 

   

Base Fee. The total quarterly base fee will be equal to 0.70% per annum of the total enterprise value of our company, subject to a minimum quarterly base fee. The “total enterprise value” for purposes of determining the base fee will be calculated on a quarterly basis as (i) the average of the volume-weighted average price per share of our common stock for each trading day of the preceding quarter multiplied by the average number of shares of our common stock and common units outstanding during such quarter, on a fully-diluted basis (assuming all common units and long term incentive partnership units in the operating partnership which have achieved economic parity with common units in the operating partnership have been converted to common stock in the company), plus (ii) the daily average of the aggregate principal amount of our consolidated indebtedness (including our proportionate share of debt of any entity that is not consolidated but excluding our joint venture partners’ proportionate share of consolidated debt), plus (iii) the daily average of the liquidation value of our outstanding preferred equity. The minimum base fee each quarter will be equal to the greater of (i) 90% of the base fee paid for the same quarter in the prior year and (ii) the “G&A ratio” multiplied by our total enterprise value. The “G&A ratio” will be calculated as the simple average of the ratios of total general and administrative expenses, including any dead deal costs, less any non-cash expenses, paid in the applicable quarter by each member of a select peer group, divided by the total enterprise value of such peer group member. Our peer group for purposes of our advisory fees will include: Strategic Hotels and Resorts, Inc., Chesapeake Lodging Trust, DiamondRock Hospitality Co., Lasalle Hotel Properties, Pebblebrook Hotel Trust and Sunstone Hotel Investors, Inc. This peer group may be adjusted from time-to-time by mutual agreement of Ashford Advisor and a majority of our independent directors, negotiating in good faith. The base fee will be payable in cash on a quarterly basis.

 

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Incentive Fee. In each year that our TSR exceeds the “average TSR of our peer group” we have agreed to pay our advisor an incentive fee. For purposes of this calculation, our TSR will be calculated using a year-end stock price equal to the closing price of our common stock on the last trading day of the year as compared to the closing stock price of our common stock on the last trading day of the prior year, assuming all dividends on the common stock are reinvested into additional shares of common stock. The average TSR for each member of our peer group will be calculated in the same manner, and the simple average for our entire peer group will be the “average TSR for our peer group.” If our TSR exceeds the average TSR for our peer group, our advisor will be paid an incentive fee.

The annual incentive fee will be calculated as (i) 10% of the amount (expressed as a percentage) by which our annual TSR exceeds the average TSR for our peer group, multiplied by (ii) the fully diluted equity value of our company at December 31 of the applicable year; provided, for the stub period ending December 31, 2013, the product from the preceding calculation shall be reduced proportionately based on the number of days in which this Agreement is in effect for the calendar year 2013 divided by 365 days. To determine the fully diluted equity value, we will assume that all units in our operating partnership, including LTIP units that have achieved economic parity with the common units, if any, are converted into common stock and that the per share value of each share of our common stock is equal to the closing price of our stock on the last trading day of the year. For the purpose of calculating TSR during the first year, the starting price of our common stock will be based on the closing price per share of our common stock on the first trading day on which our common stock is listed and available for trading on the NYSE following the completion of the separation and distribution, and for our peers, the closing price on the same trading day.

The incentive fee, if any, shall be payable in arrears on an annual basis, on or before January 15 following each year or on the date of termination of the advisory agreement, if applicable. Except in the case when the incentive fee is payable on the date of termination of the advisory agreement, up to 50% of the incentive fee may be paid in our common stock or in common units of our operating partnership, at our discretion, with the balance payable in cash unless at the time for payment of the incentive fee, the advisor owns common stock or common units in an amount greater than or equal to three times the base fee for the preceding four quarters. If the advisor owns common stock or common units in an amount more than the base fee limitation then the entire incentive fee shall be payable in cash.

 

   

Equity Compensation. To incentivize employees, officers, consultants, non-employee directors, affiliates and representatives of our advisor to achieve our goals and business objectives, as established by our board of directors, in addition to the base fee and the incentive fee described above, our board of directors will have the authority to make annual equity awards to the advisor or directly to employees, officers, consultants and non-employee directors of the advisor, based on our achievement of certain financial and other hurdles established by our board of directors. These annual equity awards are intended to provide an incentive to our advisor and its employees to promote the success of our business. The compensation committee of our board of directors will have full discretion regarding the grant of any annual equity awards to be provided to our advisor and its employees, and other than the overall limitation on the total number of shares that are authorized to be granted under the 2013 Equity Incentive Plan and the Advisor Equity Incentive Plan, there are no limitations on the amount of these annual equity awards.

 

   

Expense Reimbursement. The advisor will be responsible for all wages, salaries, cash bonus payments and benefits related to its employees providing services to us (including any of our officers who are also officers of our advisor), with the exception of any equity compensation that may be awarded by us to the employees of our advisor who provide services to us, and the provision of certain internal audit services. We will be responsible to pay or reimburse the advisor monthly for all other costs incurred by the advisor on our behalf or in connection with the performance of the advisor’s services and duties to us, including, without limitation, tax, legal, accounting advisory, investment banking and other third- party professional fees, director fees and insurance (including errors and omissions insurance and any other insurance required pursuant to the terms of the advisory agreement), debt service, taxes,

 

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insurance, underwriting, brokerage, reporting, registration, listing fees and charges, travel and entertainment expenses, conference sponsorships, transaction diligence and closing costs, dead deal costs, dividends, office space, the cost of all equity awards or compensation plans established by us, including the value of awards made by us to the employees of the advisor, and any other costs which are reasonably necessary for the performance by the advisor of its duties and functions. In addition, we will pay a pro rata share of the office overhead and administrative expenses of the advisor incurred in the performance of its duties and functions under the advisory agreement. There is no specific limitation on the amount of such reimbursements.

In addition to the expenses described above, we are required to reimburse the advisor monthly for our pro-rata share (as reasonably agreed to between the advisor and a majority of our independent directors or our audit committee, chairman of our audit committee or lead director) of (i) employment expenses of the advisor’s internal audit managers and other employees of the advisor who are actively engaged in providing internal audit services, including but not limited to salary, wages, payroll taxes and the cost of employee benefit plans, (ii) the reasonable travel and other out-of-pocket expenses of the advisor relating to the activities of the advisor’s internal audit employees and the reasonable third-party expenses which the advisor incurs in connection with its provision of internal audit services to us, (iii) any due diligence, structuring, review or related costs associated with a proposed transaction that is not consummated, and (iv) all reasonable international office expenses, overhead, personnel costs, travel and other costs directly related to advisor’s non-executive personnel who are located internationally. Such expenses shall include but are not limited to, salary, wage payroll taxes and the cost of employee benefit plans.

 

   

Additional Services . If, and to the extent that, we request the advisor to render services on our behalf other than those required to be rendered by the advisor under the advisory agreement, such additional services shall be compensated separately at market rates, as defined in the advisory agreement.

Assignment. The advisor may assign its rights under the agreement without our approval to any affiliate that remains under the control of Ashford Trust. The advisor may also assign its rights under the agreement without our approval to a publicly-traded company newly formed through a spin-off, carve-out, split-off or similar distribution of advisor, its property and affairs to Ashford Trust’s stockholders. Notwithstanding the foregoing, the advisor may not assign its rights under the advisory agreement without our prior written approval to a party that has a person or group (as defined under the federal securities laws) with a 35% or greater ownership interest unless the party is controlled by one or more of the persons who controlled the advisor immediately before the assignment.

The Ashford Trademark. Ashford Trust and its affiliates have a proprietary interest in the “Ashford” trademark, and our advisor agreed to license its use to us. Within 60 days following the termination of the advisory agreement, we must, upon the written request of Ashford Advisor, cease to conduct business under or use the “Ashford” name or logo, as well as change our name and the names of any of our subsidiaries to a name that does not contain the name “Ashford.”

Relationship with the Advisor. Ashford Advisor is a subsidiary of Ashford Trust. As of the separation and distribution, Ashford Advisor will advise us and its parent Ashford Trust; however, our advisor, its equityholders and employees are permitted to have other advisory clients, which may include other REITs operating in the real estate industry, provided the advisor may not act as external advisor for an entity with investment guidelines substantially similar to ours, as initially set forth in our advisory agreement. If we materially revise our initial investment guidelines without the express written consent of Ashford Advisor, Ashford Advisor will use its best judgment to allocate investment opportunities to us and other entities it advises, taking into account such factors as the advisor deems relevant, in its discretion, subject to any then existing obligations of Ashford Advisor to such other entities. We have agreed that we will not revise our initial investment guidelines to be directly competitive with Ashford Trust. The advisory agreement gives us the right to equitable treatment with respect to other clients of our advisor, but does not give us the right to preferential treatment, except that the advisor and

 

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Ashford Trust have agreed that, so long as we have not materially changed our initial investment guidelines without the express consent of Ashford Advisor, any individual hotel investment opportunities that satisfy our investment focus will be presented to our board of directors, who will have up to 10 business days to accept such opportunity prior to it being available to Ashford Trust or any other entity advised by our advisor.

To minimize conflict between us and Ashford Trust, the advisory agreement requires us to designate an investment focus by targeted RevPAR, segments, markets and other factors or financial metrics. After consultation with our advisor, we may modify or supplement our investment guidelines from time to time by giving written notice to our advisor; however, if we materially change our investment guidelines without the express consent of Ashford Advisor, Ashford Advisor will use its best judgment to allocate investment opportunities to us and Ashford Trust, taking into account such factors as the advisor deems relevant, in its discretion, subject to any then existing obligations of Ashford Advisor to other entities. In the advisory agreement, we declared our initial investment guidelines to be hotel real estate assets primarily consisting of equity or ownership interests, as well as debt investments when such debt is acquired with the intent of obtaining an equity or ownership interest, in:

 

   

full service and urban select service hotels with trailing twelve (12) month average RevPAR or anticipated 12 month average RevPAR of at least twice the then-current U.S. national average RevPAR for all hotels as determined with reference to the most current Smith Travel Research reports, generally in the 20 most populous metropolitan statistical areas, as estimated by the United States Census Bureau and delineated by the U.S. Office of Management and Budget;

 

   

upscale, upper-upscale and luxury hotels meeting the RevPAR criteria set forth above and situated in markets that may be generally recognized as resort markets; and

 

   

international hospitality assets predominantly focused in areas that are general destinations or in close proximity to major transportation hubs or business centers, such that the area serves as a significant entry or departure point to a foreign country or region of a foreign country for business or leisure travelers and meet the RevPAR criteria set forth above (after any applicable currency conversion to U.S. dollars).

When determining whether an asset satisfies our investment guidelines, the advisor must make a good faith determination of projected RevPAR, taking into account historical RevPAR as well as such additional considerations as conversions or reposition of assets, capital plans, brand changes and other factors that may reasonably be forecasted to raise RevPAR after stabilization of such initiative.

If we elect to spin-off, carve-out, split-off or otherwise consummate a transfer of a division or subset of assets for the purpose of forming a joint venture, a newly created private platform or a new publicly traded company to hold such division or subset of assets constituting a distinct asset type and/or investment guidelines, we have agreed that any such new entity will be externally advised by Ashford Advisor pursuant to an advisory agreement containing substantially the same material terms set forth in our advisory agreement.

If we desire to engage a third party for services or products (other than services exclusively required to be provided by our property managers), Ashford Advisor will have the exclusive right to provide such services or products at typical market rates provided that we are able to control the award of the applicable contract. Ashford Advisor will have at least 20 days after we give notice of the terms and specifications of the products or services that we intend to solicit to provide such services or products at market rates, as determined by reference to fees charged by third-party providers who are not discounting their fees as a result of fees generated from other sources. If a majority of our independent directors determine that Ashford Advisor’s pricing proposal is not at market rates, we are required to engage a consultant to determine the market rate for the services or products in question. We will be required to pay for the services of the consultant and to engage Ashford Advisor at the market rates determined by the consultant if the consultant finds that the proposed pricing of Ashford Advisor was at or below market rates. Alternatively, Ashford Advisor will pay the consultant’s fees and will have the

 

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option to provide the services or product at the market rates determined by the consultant should the consultant find that the proposed pricing was above market rates.

Hotel Management Agreements

For us to qualify as a REIT, we cannot directly or indirectly operate any of our hotels. Third parties must operate our hotels. Our hotels are leased to TRS lessees, which in turn have engaged property managers to manage our hotels. Each of our initial hotels are operated pursuant to a hotel management agreement with one of two independent hotel management companies, Hilton Management LLC and Marriott Hotel Services, Inc. or its affiliates, Courtyard Management Corporation and Renaissance Hotel Management Company, LLC. Courtyard by Marriott and Renaissance are both registered trademarks of Marriott International, Inc.

The initial terms of each of the hotel management agreements, as well as any remaining extension, are set forth in the table below:

 

Hotel

 

Effective Date

  Expiration Date  

Extension Options By Manager

Hilton La Jolla Torrey Pines

  12/17/2003   12/31/2023   three 10-year options remaining

The Capital Hilton

  12/17/2003   12/31/2023   three 10-year options remaining

Marriott Plano Legacy Town Center

  8/15/2003   12/29/2023   two 10-year options

Seattle Marriott Waterfront

  5/23/2003   12/29/2028   five 10-year options

Courtyard San Francisco Downtown

  6/14/2002   12/31/2027   five 5-year options

Courtyard Philadelphia Downtown

  12/3/2011   12/27/2041   two 10-year options

Courtyard Seattle Downtown

  1/4/2003   12/31/2016   two 10-year options

Renaissance Tampa International Plaza

  4/9/2003, with
8/9/2004 opening
date
  12/28/2029   five 10-year options

 

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Each hotel management company receives a base management fee (expressed as a percentage of gross revenues) ranging from 3.0% – 7.0%, as well as an incentive management fee calculated as a percentage of hotel operating income, in certain cases after funding of certain requirements, including the capital renewal reserve, and in all cases after we have received a priority return on our investment in the hotel (referred to as the owner’s priority), as summarized in the chart below:

 

Hotel

  Management
Fee (1)
  Incentive Fee   Marketing Fee  

Owner’s Priority (2)

  Owner’s
Investment (2)

Hilton La Jolla Torrey Pines

  3%   20% of operating cash
flow (after deduction for
capital renewals reserve
and owner’s priority)
  Reimbursement of
owner’s pro rata
share of group
services
 

11.5% of owner’s total

investment

  $106,500,000

The Capital Hilton

  3%   20% of operating cash
flow (after deduction for
capital renewals reserve
and owner’s priority)
  Reimbursement of
owner’s pro rata
share of group
services
  11.5% of owner’s total investment   $132,100,000

Marriott Plano Legacy Town Center

  3%   35% of the excess of
operating profit (after
deduction for
contributions to the
FF&E reserve) over
owner’s priority
  Reimbursement of
the hotel’s pro rata
share of chain
services, capped at
2.1% of gross
revenues per fiscal
year
  11% of owner’s investment   $56,734,968

Seattle Marriott Waterfront

  3%   After payment of

owner’s 1st priority,

remaining operating

profit is split between

owner and manager,

such that manager

receives 30% of

remaining operating

profit that is less than

the sum of

$15,133,000 plus

10.75% of owner-

funded capital

expenses, and 50% of

the operating profit in

excess of such sum.

  Reimbursement of
the hotel’s pro rata
share of chain
services, capped at
2.2% of gross
revenues per fiscal
year
 

Owner’s 1st Priority:

$9,556,750 plus

10.75% of owner funded capital

expenses

 

Owner’s 2nd Priority:

After payment of the

owner’s 1st priority,

remaining operating

profit is split between

owner and manager,

such that owner

receives 70% of

remaining operating

profit that is less than

the sum of

$15,133,000 plus

10.75% of owner

-funded capital

expenses, and 50% of

the operating profit in excess of such sum.

  Not applicable

Courtyard San Francisco Downtown

  7%   50% of the excess of

operating profit (after

deduction for

contributions to the

FF&E reserve) over

owner’s priority

  System wide
contribution to the
marketing fund (2%
of gross revenue on
the effective date).
 

$9,500,000 plus 11.5%

of owner funded

capital expenses

  Not applicable

 

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Hotel

  Management
Fee (1)
    Incentive Fee   Marketing Fee  

Owner’s Priority (2)

  Owner’s
Investment (2)

Courtyard Philadelphia Downtown

    6.5   20% of the excess of

operating profit (after

deduction for

contributions to the

FF&E reserve) over

owner’s priority

  System wide
contribution to the
marketing fund (2%
of gross revenue on
the effective date).
 

2011—$5 million

2012—$5.5 million

2013—$6 million

2014—$6.5 million

Thereafter—$7 million

Plus 10.25% of owner

funded capital

expenses after the

beginning of 2016.

  Not applicable

Courtyard Seattle Downtown

    7   50% of the excess of

operating profit (after

deduction for

contributions to the

FF&E reserve) over

Owner’s Priority

  System wide
contribution to the
marketing fund (2%
of gross revenue on
the effective date).
 

$3,670,983 plus

10.25% of owner

funded capital

expenses

  Not applicable

Renaissance Tampa International Plaza

    3.5   First Incentive Fee:

100% of operating

profit (after deduction

for contributions to the

FF&E reserve) after

Owner’s First Priority

until an aggregate amount

of $2 million is paid to
manager.

 

Second Incentive Fee:
After payment of owner’s
1st priority and
manager’s first incentive
fee, remaining operating
profit is split between
owner and manager, such
that manager receives
30% of remaining
operating profit that is
less than the sum of
6,675,000 plus 15% of
owner-funded capital
expenses, and 40% of the
operating profit in excess
of such sum.

  Reimbursement of
the hotel’s pro rata
share of chain
services, capped at
2.8% of gross
revenues per fiscal
year
 

Owner’s 1st Priority:

$5,006,250 plus

11.25% of owner

funded capital expenses

 

Owner’s 2nd Priority:

After payment of the

owner’s 1st priority

and manager’s fee,

remaining operating

profit is split between

owner and manager,

such that owner

receives 70% of

remaining operating

profit that is less than

the sum of $6,675,000 plus 15% of owner-funded capital expenses, and 60% of the operating profit in excess of such sum.

  Not applicable

 

(1)

Management fee is expressed as a percentage of gross hotel revenue

(2)

Owner’s priority and owner’s investment amounts disclosed in the table are based on the most recent certification provided to us by the applicable manager. These amounts will continue to increase over time by the amount of additional owner-funded capital expenses.

The hotel management agreements allow each hotel to operate under the Marriott or Hilton brand names, as applicable, and provide benefits typically associated with franchise agreements, including, among others, the use of the Marriott or Hilton, as applicable, reservation system and guest loyalty and reward program. Any intellectual property and trademarks of Marriott or Hilton, as applicable are exclusively owned and controlled by the applicable manager or an affiliate of such manager who grants the manager rights to use such intellectual property or trademarks with respect to the applicable hotel.

 

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Our TRS lessees, as lessees of the respective hotels, have entered into hotel management agreements with Hilton Management LLC for two of the hotels and Marriott Hotel Services, Inc. or its affiliates (Courtyard Management Corporation and Renaissance Hotel Management Company, LLC) for six of the hotels. Below is a summary of the principal terms of the hotel management agreements with Hilton and Marriott.

Marriott Management Agreements

Term. The base term of each of our six Marriott management agreements ranges from 14 to 30 years, expiring between December 31, 2016 and December 31, 2041. Each of these agreements has automatic extension options at the discretion of the manager, ranging from two 10-year extensions to five 10-year extensions.

Events of Default. An “Event of Default” under the Marriott hotel management agreements is generally defined to include the bankruptcy or insolvency of either party, the failure to make a payment under the hotel management agreement and failure to cure such non-payment after due notice, and a breach by either party of any other covenants or obligations in the hotel management agreement which continues beyond the applicable notice and grace period.

Termination Upon Event of Default. A non-defaulting party may terminate the hotel management agreement upon an Event of Default (as defined in the applicable hotel management agreement) after the expiration of any notice and cure periods; provided, however, the hotel management agreement may not be terminated by the non-defaulting party unless and until such Event of Default has a material adverse effect on the non-defaulting party. In the case of the Courtyard Philadelphia Downtown, if the defaulting party contests such Event of Default or such material adverse effect, we may not terminate unless a court of competent jurisdiction has issued a final, binding and non-appealable order finding that the Event of Default has occurred and that the default resulted in a material adverse effect.

Early Termination for Casualty. The termination provisions for our initial hotels in the event of casualty are summarized as follows:

 

   

Courtyard Philadelphia Downtown: If damage or destruction to the hotel from any cause materially and adversely affects the operation of the hotel and we fail to promptly commence and complete the repair, rebuilding or replacement of the same to bring it back to substantially its prior condition, manager may, at its option, terminate the management agreement by written notice.

 

   

Marriott Plano Legacy Town Center; Courtyard San Francisco Downtown; Seattle Marriott Waterfront; Courtyard Seattle; Renaissance Tampa International Plaza: If the hotel suffers a total casualty (meaning the cost of the damage to be repaired or replaced would be equal to 30% or more of the then total replacement cost of the hotel), then either party may terminate the hotel management agreement.

Early Termination for Condemnation. If all or substantially all of the hotel is taken in any condemnation or similar proceeding, or a portion of the hotel is so taken, and the result is that it is unreasonable to continue to operate the hotel in accordance with the hotel management agreement, the hotel management agreement shall terminate.

Performance Termination. All of the Marriott hotel management agreements are structured to provide us with a right to terminate the hotel management agreement without the payment of a termination fee if manager fails to achieve certain criteria relating to the performance of the hotel managed by Marriott. The performance period is measured with respect to any two consecutive fiscal years, except that for the Courtyard Philadelphia Downtown, the performance period will not include any fiscal year prior to 2015, and for the Courtyard Seattle Downtown, the performance period will not include any period prior to 2013. The performance criteria includes each of the following: (i) operating profit for each such fiscal year is less than the applicable performance termination threshold (as defined in the hotel management agreement) which ranges from 9.5% to 10.25% of the approximate total investment in the hotel, and in the case of the Courtyard Philadelphia Downtown is 85% of the owner’s priority return (as defined in the hotel management agreement), (ii) the RevPAR penetration index of the hotel during each such fiscal year is less than the revenue index threshold (as such terms are defined in the hotel management agreements) which range from 0.85 to 1.00, and (iii) the fact that the criteria set forth in (i) or (ii) is not the result of an extraordinary events or force majeure,

 

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any major renovation of the hotel adversely affecting a material portion of the income generating areas (or any major renovation with respect to the Courtyard Philadelphia Downtown), or any default by us under the hotel management agreement. The manager has a right to avoid a performance termination by paying to us the total amount by which the operating profit for each of the fiscal years in question was less than the performance termination threshold for such fiscal years, or in the case of Courtyard Philadelphia Downtown, by waiving base management fees until such time as the total amount of waived base management fees equals the shortfall of operating profit for each of the fiscal years in question to the performance termination threshold for such fiscal years.

Limitation on Termination Rights. Our ability to exercise termination rights is subject to certain limitations if the manager or any of its affiliates are providing certain credit enhancements, loans or fundings as described in the hotel management agreement, or in certain cases, if manager’s incentive management fee is outstanding.

Assignment and Sale. Each Marriott management agreement provides that we cannot sell the applicable hotel to any unrelated third party or engage in certain change of control actions if (i) we are in default under the hotel management agreement, (ii) such party is known to be of bad moral character or has been convicted of a felony or is in control of or controlled by persons who have been convicted of felonies, (iii) such party does not (in the reasonable judgment of manager) have sufficient financial resources and liquidity to fulfill our obligations under the hotel management agreement, (iv) such party has an ownership interest, either directly or indirectly, in a brand or group of hotels totaling at least 10 hotels and such brand or group competes with manager or Marriott or any affiliate thereof, or (v) with respect to the Courtyard Philadelphia Downtown, such party is a “specially designated national or blocked person” as designated by the applicable governmental entity. Any sale of the property (which includes any equity transfer, whether directly or indirectly) is subject to certain conditions, including the provision of notice of such sale to the manager.

Right of First Offer. All of the Marriott management agreements provide Marriott with a right of first negotiation with respect to a sale of the hotel (which includes the equity transfer of a controlling interest in the owner of the hotel, whether directly or indirectly). A sale or transfer to an affiliate is specifically excluded from this right. After notice of a proposed sale to the manager, we have a specified time period, ranging from 20 to 45 days, to negotiate an acceptable purchase and sale agreement. If after such time period no agreement is signed, we are free to sell or lease the hotel to a third party, subject to certain conditions, such as providing notice of sale to manager (with certain details regarding the terms of sale). Manager then has a specified time period, ranging from 20 to 45 days, depending on our compliance with the assignment and sale provisions above, to either consent to such sale or not consent to such sale. If manager does not timely respond or does not consent to such sale, certain of the management agreements provide that the sale must occur 180 days after provision of the notice of sale or the notice of sale is deemed void and we must provide a new notice to manager.

Hilton Management Agreements

Term. The base term of each of our two Hilton management agreements was 10 years, expiring December 31, 2013. Each of these agreements has been extended through December 31, 2023 and has three 10-year automatic extension options remaining, at the discretion of the manager.

Events of Default. An “Event of Default” under the Hilton hotel management agreements is generally defined to include the bankruptcy or insolvency of either party, the failure to make a payment under the hotel management agreement and failure to cure such non-payment after due notice, a breach by either party of any other covenants or obligations in the hotel management agreement which continues beyond the applicable notice and grace period, failure to maintain certain alcohol licenses and permits under certain circumstances due to our default under the operating lease or mortgage, failure by us to provide manager with sufficient working capital to operate the hotel after due notice and a termination of our operating lease due to our default under the operating lease.

 

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Termination Upon Event of Default. If an event of default occurs and continues beyond any applicable notice and cure periods set forth in the hotel management agreement, the non-defaulting party generally has, among other remedies, the option of terminating the applicable hotel management agreement upon written notice to the defaulting party.

Performance Termination. Each of the Hilton management agreements provide us with a right to terminate the hotel management agreement without the payment of a termination fee if the manager fails to achieve certain criteria relating to the performance of the hotel managed by Hilton. The performance period is measured with respect to any two consecutive fiscal years. The performance criteria are: (i) the hotel’s operating cash flow (before deducting our priority return) does not equal or exceed 85% of the our priority return (as defined in the hotel management agreement); and (ii) the hotel’s yield index is below the base yield index (as such terms are defined in the hotel management agreement), which is 90%. The manager has a right to avoid a performance termination by paying to us an amount equal to the deficiency set forth in subparagraph (i) above to cure such performance default, but in no event may manager exercise such cure with respect to more than four full operating years during the initial term or with respect to more than four full operating years during any single extension term. The amount of any shortfall payable by manager to us shall be reduced to the extent of any portion attributable to a force majeure event, performance of certain capital renewals and major capital improvements adversely affecting a material portion of the income generating areas of the hotel, or certain uncontrollable expenses that could not have been reasonably anticipated by manager.

Assignment and Sale. Each Hilton management agreement provides that we cannot sell the applicable hotel to any unrelated third party, which includes the transfer of an equity interest, or engage in certain change of control actions (i) if such party has an ownership interest, either directly or indirectly, in a brand of hotels totaling at least 10 hotels and such brand competes with the manager or Hilton or any affiliate thereof; (ii) if such party is known to be of ill repute or an unsuitable business associate (per gaming industry regulations where the manager holds a gaming license); (iii) if such party does not have the ability to fulfill our financial obligations under the hotel management agreement; or (iv) if certain conditions are not satisfied, including cure of any existing or potential defaults, receipt of evidence of proper insurance coverage, payment of fees and expenses which will accrue to the manager through the date of closing, and provision of sufficient notice of the contemplated sale to the manager.

Right of First Offer. Each of the Hilton management agreements provides the manager with a right of first negotiation with respect to a sale of the hotel (which includes any equity transfer, whether directly or indirectly) or lease of the hotel (if applicable). After notice of a proposed sale or lease to the manager, the manager has 30 days to elect or decline to exercise its right to purchase or lease. If manager makes an election to purchase or lease, the parties have 30 days to execute an agreement for purchase (or lease, if applicable) and an additional 30 days to consummate the purchase or lease (if applicable). If the manager declines to exercise its right to purchase or lease, the sale or lease must occur within 180 days at greater than 90% of the price or the notice of sale must be renewed to manager.

Remington Master Management Agreement

The following summary of the terms of the master management agreement with Remington does not purport to be complete and is subject to and qualified in its entirety by reference to the actual agreement, a copy of which is filed as an exhibit to the registration statement of which this information statement is a part.

As described below under “—Mutual Exclusivity Agreement,” we will enter into a mutual exclusivity agreement with Remington upon completion of the separation and distribution. Remington is owed 100% by Mr. Monty J. Bennett, our chief executive officer and chairman of our board of directors and the chief executive officer and chairman of the board of directors of Ashford Trust, and his father, Mr. Archie Bennett, Jr. Pursuant to this agreement, we have agreed to engage Remington for the property management, project management, development and certain other work for all hotels we acquire, unless our independent directors either

 

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(i) unanimously vote not to engage Remington, or (ii) based on special circumstances or past performance, by a majority vote elect not to engage Remington because, in their reasonable business judgment, they have determined that it would be in our best interest not to engage Remington or that another manager or developer could perform the duties materially better. We believe Remington to be one of the premier third-party hotel managers in the country, and our mutual exclusivity agreement with Remington offers us a unique competitive advantage over other lodging REITs.

The following summarizes the terms of the master management agreement that we have agreed will control to the extent that Remington manages future properties that we acquire and that will control with respect to the project management of each of our properties, including our initial properties. This summary is qualified in its entirety by reference to the form of Remington master management agreement filed as an exhibit to the registration statement of which this information statement is a part.

Term. The form of Remington master management agreement provides for an initial term of 10 years as to each hotel governed by the agreement. The term may be renewed by Remington, at its option, subject to certain performance tests, for three successive periods of seven years each and, thereafter, a final term of four years, provided that at the time the option to renew is exercised, Remington is not then in default under the master management agreement. If at the time of the exercise of any renewal period, Remington is in default, then the exercise of the renewal option will be conditional on timely cure of such default, and if such default is not timely cured, then our TRS lessee may terminate the management agreement regardless of the exercise of such option and without the payment of any fee or liquidated damages. If Remington desires to exercise any option to renew, it must give our TRS lessee written notice of its election to renew the master management agreement no less than 90 days before the expiration of the then current term of the master management agreement.

Amounts Payable under the Remington Master Management Agreement. Remington will receive a base management fee, and if the hotels meet and exceed certain thresholds, an additional incentive fee. The base management fee for each hotel will be due monthly and will be equal to the greater of:

 

   

$12,673.48 (increased annually based on consumer price index adjustments); and

 

   

3% of the gross revenues associated with that hotel for the related month.

The incentive management fee, if any, for each hotel will be due annually in arrears within 90 days of the end of the fiscal year and will be equal to the lesser of (i) 1% of gross revenues and (ii) the amount by which the actual house profit (gross operating profit of the applicable hotel before deducting management fees or franchise fees) exceeds the target house profit as set forth in the annual operating budget approved for the applicable fiscal year. If, however, based on actual operations and revised forecasts from time to time, it is reasonably anticipated that the incentive fee is reasonably expected to be earned, the applicable TRS lessee will consider payment of the incentive fee pro-rata on a quarterly basis.

The incentive fee is designed to encourage Remington to generate higher house profit at each hotel by increasing the fee due to Remington when the hotels generate house profit above certain threshold levels. Any increased revenues will generate increased lease payments under the percentage leases and should thereby benefit our stockholders.

Termination . The master management agreement with Remington may be terminated as to one or more of the hotels earlier than the stated term if certain events occur, including:

 

   

a sale of a hotel;

 

   

the failure of Remington to satisfy certain performance standards;

 

   

for the convenience of our TRS lessee;

 

   

in the event of a casualty to, condemnation of, or force majeure involving a hotel; or

 

   

upon a default by Remington or us that is not cured prior to the expiration of any applicable cure periods.

 

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In certain cases of early termination of the master management agreement with respect to one or more of the hotels, we must pay Remington termination fees, plus any amounts otherwise due to Remington pursuant to the terms of the master management agreement. We will be obligated to pay termination fees in the circumstances described below, provided that Remington is not then in default, subject to certain cure and grace periods:

 

   

Sale. If any hotel subject to the Remington master management agreement is sold during the first 12 months of the date such hotel becomes subject to the master management agreement, our TRS lessee may terminate the master management agreement with respect to such sold hotel, provided that it pays to Remington an amount equal to the management fee (both base fees and incentive fees) estimated to be payable to Remington with respect to the applicable hotel pursuant to the then current annual operating budget for the balance of the first year of the term. If any hotel subject to the Remington master management agreement is sold at any time after the first year of the term and the TRS lessee terminates the master management agreement with respect to such hotel, our TRS lessee will have no obligation to pay any termination fees.

 

   

Casualty. If any hotel subject to the Remington master management agreement is the subject of a casualty during the first year of the initial 10-year term and the TRS lessee elects not to rebuild, then we must pay to Remington the termination fee, if any, that would be owed if the hotel had been sold. However, after the first year of the initial 10-year term, if a hotel is the subject of a casualty and the TRS lessee elects not to rebuild the hotel even though sufficient casualty insurance proceeds are available to do so, then the TRS lessee must pay to Remington a termination fee equal to the product obtained by multiplying (i) 65% of the aggregate management fees (both base fees and incentive fees) estimated to be paid to Remington with respect to the applicable hotel pursuant to the then current annual operating budget (but in no event less than the management fees for the preceding full fiscal year) by (ii) nine.

 

   

Condemnation or Force Majeure. In the event of a condemnation of, or the occurrence of any force majeure event with respect to, any of the hotels, the TRS lessee has no obligation to pay any termination fees if the master management agreement terminates as to those hotels.

 

   

Failure to Satisfy Performance Test. If any hotel subject to the Remington master management agreement fails to satisfy a certain performance test, the TRS lessee may terminate the master management agreement with respect to such hotel, and in such case, the TRS lessee must pay to Remington an amount equal to 60% of the product obtained by multiplying (i) 65% of the aggregate management fees (both base fees and incentive fees) estimated to be paid to Remington with respect to the applicable hotel pursuant to the then current annual operating budget (but in no event less than the management fees for the preceding full fiscal year) by (ii) nine. Remington will have failed the performance test with respect to a particular hotel if during any fiscal year during the term (i) such hotel’s gross operating profit margin for such fiscal year is less than 75% of the average gross operating profit margins of comparable hotels in similar markets and geographical locations, as reasonably determined by Remington and the TRS lessee, and (ii) such hotel’s RevPAR yield penetration is less than 80%. Upon a performance test failure, the TRS lessee must give Remington two years to cure. If, after the first year, the performance test failure has not been cured, then the TRS lessee may, in order not to waive any such failure, require Remington to engage a consultant with significant hotel lodging experience reasonably acceptable to both Remington and the TRS lessee, to make a determination as to whether or not another management company could manage the hotel in a materially more efficient manner. If the consultant’s determination is in the affirmative, then Remington must engage such consultant to assist with the cure of such performance failure for the second year of the cure period after that failure. If the consultant’s determination is in the negative, then Remington will be deemed not to be in default under the performance test. The cost of such consultant will be shared by the TRS lessee and Remington equally. If Remington fails the performance test for the second year of the cure period and, after that failure, the consultant again makes a finding that another management company could manage the hotel in a materially more efficient manner than Remington, then the TRS lessee has the right to terminate the management

 

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agreement with respect to such hotel upon 45 days’ written notice to Remington and to pay to Remington the termination fee described above. Further, if any hotel subject to the Remington management agreement is within a cure period due to a failure of the performance test, an exercise of a renewal option shall be conditioned upon timely cure of the performance test failure, and if the performance failure is not timely cured, the TRS lessee may elect to terminate the management agreement without paying any termination fee.

 

   

For Convenience. With respect to any hotel managed by Remington pursuant to the Remington master management agreement, if the TRS lessee elects for convenience to terminate the management of such hotel, at any time, including during any renewal term, the TRS lessee must pay a termination fee to Remington, equal to the product of (i) 65% of the aggregate management fees for such hotel (both base fees and incentive fees) estimated to be payable to Remington with respect to the applicable hotel pursuant to the then current annual operating budget (but in no event less than the management fees for the preceding full fiscal year) and (ii) nine. With respect to any non-managed hotel for which services are provided pursuant to the Remington master management agreement, if the TRS lessee elects for convenience to terminate the master management agreement with respect to such non-managed hotel, at any time, including during any renewal term, the TRS lessee must pay a termination fee to Remington, equal to the product of (i) 65% of the aggregate project management fees and market service fees estimated for the non-managed hotel for the then current fiscal year in which such termination is to occur (but in no event less than the project management fees and market service fees for the preceding full fiscal year) by (ii) nine.

If the master management agreement terminates as to all of the hotels covered in connection with a default under the master management agreement, the mutual exclusivity agreement can also be terminated at the non-defaulting party’s election. See “—Mutual Exclusivity Agreement.”

Maintenance and Modifications. Remington must maintain each hotel in good repair and condition and make such routine maintenance, repairs and minor alterations as it deems reasonably necessary. The cost of all such maintenance, repairs and alterations will be paid by the TRS lessee.

Insurance. Remington is required to coordinate with the TRS lessee the procurement and maintenance of all workers’ compensation, employer’s liability, and other appropriate and customary insurance related to its operations as a property manager, the cost of which is the responsibility of the TRS lessee.

Assignment and Subleasing. Neither Remington nor the TRS lessee may assign or transfer the master management agreement without the other party’s prior written consent. However, Remington may assign its rights and obligations to an affiliate that satisfies the eligible independent contractor requirements and is “controlled” by Mr. Monty J. Bennett, his father Mr. Archie Bennett, Jr., or their respective family partnerships or trusts, the sole members or beneficiaries of which are at all times lineal descendants of Messrs. Monty or Archie Bennett, Jr. (including step children) and spouses. “Controlled” means (i) the possession of a majority of the capital stock (or ownership interest) and voting power of such affiliate, directly or indirectly, or (ii) the power to direct or cause the direction of the management and policies of such affiliate in the capacity of chief executive officer, president, chairman, or other similar capacity where they are actively engaged or involved in providing such direction or control and spend a substantial amount of time managing such affiliate. No assignment will release Remington from any of its obligations under the master management agreement.

Damage to Hotels. If any of our insured properties is destroyed or damaged, the TRS lessee is obligated, subject to the requirements of the underlying lease, to repair or replace the damaged or destroyed portion of the hotel to the same condition as existed prior to such damage or destruction. If the lease relating to such damaged hotel is terminated pursuant to the terms of the lease, the TRS lessee has the right to terminate the master management agreement with respect to such damaged hotel upon 60 days’ written notice. In the event of a termination, neither the TRS lessee nor Remington will have any further liabilities or obligations under the master management agreement with respect to such damaged hotel, except that we may be obligated to pay to

 

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Remington a termination fee, as described above. If the management agreement remains in effect with respect to such damaged hotel, and the damage does not result in a reduction of gross revenues at the hotel, the TRS lessee’s to pay management fees will be unabated. If, however, the master management agreement remains in effect with respect to such damaged hotel, but the damage does result in a reduction of gross revenues at the hotel, the TRS lessee will be entitled to partial, pro rata abatement of the management fees while the hotel is being repaired.

Condemnation of a Property or Force Majeure. If all or substantially all of a hotel is subject to a total condemnation or a partial taking that prevents use of the property as a hotel, the Remington master management agreement, with respect to such hotel, will terminate, subject to the requirements of the applicable lease. In the event of termination, neither the TRS lessee nor Remington will have any further rights, remedies, liabilities or obligations under the Remington master management agreement with respect to such hotel. If any partial taking of a property does not make it unreasonable to continue to operate the hotel, there is no right to terminate the master management agreement. If there is an event of force majeure or any other cause beyond the control of Remington that directly involves a hotel and has a significant adverse effect upon the continued operations of that hotel, then the Remington management agreement may be terminated by the TRS lessee. In the event of such a termination, neither the TRS lessee nor Remington will have any further rights, remedies, liabilities or obligations under the Remington master management agreement with respect to such hotel.

Annual Operating Budget. The Remington master management agreement will provide that not less than 45 days prior to the beginning of each fiscal year during the term of the master management agreement, Remington will submit to the TRS lessee for each of the hotels, an annual operating budget setting forth in detail an estimated profit and loss statement for each of the next 12 months (or for the balance of the fiscal year in the event of a partial first fiscal year), including a schedule of hotel room rentals and other rentals and a marketing and business plan for each of the hotels. The budget is subject to the TRS lessee approval, which may not be unreasonably withheld. The budget may be revised from time to time, taking into account such circumstances as the TRS lessee deems appropriate or as business and operating conditions shall demand, subject to the reasonable approval of Remington.

Capital Improvement Budget. Remington must prepare a capital improvement budget of the expenditures necessary for replacement of furniture, fixtures and equipment and building repairs for the hotels during the following fiscal year and provide such budget to the relevant TRS lessee and landlord for approval at the same time Remington submits the proposed annual operating budget for approval by TRS lessee. Remington will, in accordance with the capital improvement budget, make such substitutions and replacements of or renewals to furniture, fixtures and equipment and non-routine repairs and maintenance as it deems necessary to maintain our hotels. Remington may not make any other expenditures for these items without the relevant TRS lessee and landlord approval, except expenditures which are provided in the capital improvements budget or are required by reason of any (i) emergency, (ii) applicable legal requirements, (iii) the terms of any franchise agreement or (iv) are otherwise required for the continued safe and orderly operation of our hotels. The cost of all such changes, repairs, alterations, improvements, renewals, or replacements will be paid from the capital improvement reserve or other monies advanced by the TRS lessee.

Service and Project Management Fees. The form of Remington management agreement provides that each TRS lessee will agree to pay Remington a project management fee equal to 4% of the total project costs associated with the implementation of the approved capital improvement budget for a hotel until such time that the capital improvement budget and/or renovation project costs involve expenditures in excess of 5% of gross revenues of such hotel, whereupon the project management fee will be 3% of total project costs in excess of the 5% of gross revenue threshold. In addition, each TRS lessee will pay Remington additional fees at then-current market rates for other services beyond managing the hotels or implementing the capital improvement budget. These other services include: (i) construction management, (ii) interior design assistance involved in implementing the capital improvement budget, (iii) managing architects for the implementation of the capital improvement budget, overseeing all conceptual designs and reviewing plans, drawings, shop drawings and other

 

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matters necessary for the proper implementation of the capital improvement budget, (iv) purchasing of furniture, fixtures, and equipment, (v) managing freight selection and shipping processes of furniture, fixtures, and equipment, (vi) the warehousing of goods delivered at the job site, inspection of materials delivered, and the filing of claims associated with the delivery of defective or damaged goods and (vii) management and oversight of the installation of furniture, fixtures and equipment.

The fees for the additional services will be consistent with the approved capital improvement budget and will be deemed approved by the TRS lessee and landlord unless a majority of our independent directors determine that such fees for the additional services are not in line with market rates for similar services. In the event that the majority of our independent directors determine that the fees for the additional services are not market, the TRS lessee and Remington will engage a consultant reasonably satisfactory to both parties to provide then current market information with respect to the proposed fees and a written recommendation as to whether such fees are market rates or not. If the consultant determines that such fees as proposed by Remington are market, then the landlord will pay any consultant fees incurred by such consultant in making the determination. If the consultant’s recommendation does not support the fees as proposed by Remington, then Remington will pay the consultant’s fees incurred in connection with the determination and may, at its election, perform such service for fees consistent with the market research and recommendation of the consultant or elect not to provide such services and no termination fee will be payable. If Remington elects not to provide project related services for a non-managed hotel, no termination fee will be payable.

If the TRS lessee elects, for convenience, to terminate the project management and other market services being provided by Remington with respect to a hotel property (not taking into consideration any property management services), we must pay a termination fee to Remington equal to the product of (i) 65% of the project management fees and market service fees estimated to be payable to Remington with respect to the applicable hotel pursuant to the then current capital budget (but in no event less than the aggregate project management fees and market services fees for the preceding full fiscal year) and (ii) nine.

Indemnity Provisions. Remington will agree to indemnify each TRS lessee against all damages not covered by insurance that arise from: (i) the fraud, willful misconduct or gross negligence of Remington subject to certain limitations; (ii) infringement by Remington of any third party’s intellectual property rights; (iii) employee claims based on a substantial violation by Remington of employment laws or that are a direct result of the corporate policies of Remington; (iv) the knowing or reckless placing, discharge, leakage, use or storage of hazardous materials in violation of applicable environmental laws on or in any of our hotels by Remington; or (v) the breach by Remington of the master management agreement, including action taken by Remington beyond the scope of its authority under the master management agreement, which is not cured.

Except to the extent indemnified by Remington as described in the preceding paragraph, each TRS lessee will indemnify Remington against all damages not covered by insurance and that arise from: (i) the performance of Remington’s services under the master management agreement; (ii) the condition or use of our hotels; (iii) certain liabilities to which Remington is subjected, including pursuant to the WARN Act, in connection with the termination of the master management agreement; (iv) all employee cost and expenses; or (v) any claims made by an employee of Remington against Remington that are based on a violation or alleged violation of the employment laws.

Events of Default. Events of default under the Remington master management agreement will include:

 

   

The TRS lessee or Remington files a voluntary bankruptcy petition, or experiences a bankruptcy-related event not discharged within 90 days.

 

   

The TRS lessee or Remington fails to make any payment due under the master management agreement, subject to a 10-day notice and cure period.

 

   

The TRS lessee or Remington fails to observe or perform any other term of the management agreement, subject to a 30-day notice and cure period. There are certain instances in which the 30-day notice and cure period can be extended to up to 120 days.

 

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Remington does not qualify as an “eligible independent contractor” as such term is defined in Section 856(d)(9) of the Code.

If an event of default occurs and continues beyond any grace period, the non-defaulting party will have the option of terminating the Remington management agreement, on 30 days’ notice to the other party.

Option Agreements

The following summary of the terms of the option agreements does not purport to be complete and is subject to and qualified in its entirety by reference to the actual agreements, copies of which are filed as an exhibit to the registration statement of which this information statement is a part.

We will enter into an option agreement to acquire the Pier House Resort from Ashford Trust and a separate option agreement to acquire the Crystal Gateway Marriott from Ashford Trust. Pursuant to the Pier House Resort option agreement, we will have an 18-month option to acquire the Pier House Resort and the purchase price initially will be $92.3 million (which is the price Ashford Trust paid when it acquired the property in May 2013 plus the out of pocket costs incurred by Ashford Trust in connection with the acquisition and subsequent financing), plus the cost of any owner funded capital improvements made by Ashford Trust prior to our acquisition of the hotel. The purchase price (excluding any amount attributable to owner funded capital expenditures) will increase by 1% six months following the separation and distribution and will increase an additional 1% 12 months following the separation and distribution. The Crystal Gateway option agreement will provide us with an option to acquire the Crystal Gateway Marriott beginning six months from the separation and distribution date and extending for 12 months from such date. The purchase price will be equal to the fair market value at the time the option is exercised, based on an appraisal prepared by a nationally recognized appraiser jointly selected by us and Ashford Trust. The purchase price for the Pier House Resort is payable in cash or common units of our operating partnership, at the option of Ashford Trust, while the purchase price for the Crystal Gateway Marriott is payable in common units only. If we exercise our right to purchase either of these properties, Ashford Trust can terminate the option agreements if the value of the common units in our operating partnership payable in connection with such exercise (measured by the value of our common stock) decreases by more than 20% between the option exercise date and the closing date. In connection with the Pier House option, this termination right will only apply if the purchase price is payable in common units of our operating partnership.

Under the terms of a tax reporting and protection agreement entered into when Ashford Trust OP acquired the Crystal Gateway Marriott in Arlington, Virginia, Ashford Trust OP will be required to pay certain tax liabilities of partners of the original contributor if the indebtedness related to the Crystal Gateway Marriott is reduced, or the hotel is disposed of, in a taxable transaction before July 13, 2016. We have agreed that if we exercise our option to acquire the Crystal Gateway Marriott, we will indemnify Ashford Trust OP for any tax liability that Ashford Trust OP is required to pay under the existing tax reporting and protective agreement. The potential tax liability generally consists of the aggregate federal, state and local income tax liability incurred by the partners of the original contributor to Ashford Trust (using an assumed combined federal, state and local income tax rate at the then-highest applicable marginal rate for such contributor) with respect to the gain allocated to the contributor under Section 704(c) of the Code.

The terms of the existing tax reporting and protection agreement require us to gross up the tax indemnity payment for the amount of income taxes due as a result of the tax indemnity payment. No tax indemnity payment will be due if we acquire the hotel and then dispose of it in a tax-deferred transaction, such as a like-kind exchange under Section 1031 of the Code. The existing tax reporting and protection agreement also requires Ashford Trust OP to use commercially reasonable efforts to maintain non-recourse indebtedness in the amount of at least $43.3 million through July 13, 2016, which will allow the partners of the original contributor to continue to defer recognition of gain in connection with the contribution of the Crystal Gateway Marriott to Ashford Trust. We have agreed to use such commercially reasonable efforts to maintain the minimum non-recourse indebtedness if we exercise our option to acquire this hotel.

 

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Right of First Offer Agreement

The following summary of the terms of the right of first offer agreement does not purport to be complete and is subject to and qualified in its entirety by reference to the actual agreement, a copy of which is filed as an exhibit to the registration statement of which this information statement is a part.

We will enter into a right of first offer agreement with Ashford Trust. The hotels currently held by Ashford Trust and subject to the right of first offer are as follows:

 

Hotel Property

 

Location

  Total
Rooms
    %
Owned
    RevPAR for
Year Ended
December 31, 2012
    RevPAR for
Six Months
Ended
June 30, 2013
 

Crowne Plaza Beverly Hills

  Beverly Hills, CA     260        100   $ 133.00      $ 131.78   

Embassy Suites Crystal City

  Arlington, VA     267        100     156.81        166.96   

Crowne Plaza Key West

  Key West, FL     160        100     177.08        223.74   

Hyatt Coral Gables

  Coral Gables, FL     242        100     133.98        165.31   

One Ocean Jacksonville

  Jacksonville, FL     193        100     108.41        122.45   

Houston Embassy Suites

  Houston, TX     150        100     134.86        150.08   

Portland Embassy Suites

  Portland, OR     276        100     131.83        132.36   

Ritz-Carlton Atlanta

  Atlanta, GA     637        72 %*      123.60        132.61   

Hilton Boston Back Bay

  Boston, MA     390        72 %*      184.47        177.85   

Courtyard Boston Downtown

  Boston, MA     315        72 %*      133.64        121.46   

The Churchill

  Washington, D.C.     173        72 %*      122.99        135.18   

The Melrose

  Washington, D.C.     240        72 %*      122.00        130.94   

 

* These hotels are owned by a joint venture in which Ashford Trust holds an approximate 72% common equity interest and a $25.0 million preferred equity interest. To the extent Ashford Trust has the opportunity to acquire the entire interest in these hotels or controls the right to sell these hotels, the right of first offer agreement between us and Ashford Trust will extend to these properties.

The right of first offer agreement will provide us the first right to acquire each of the subject hotels, to the extent the board of directors of Ashford Trust determines to market and sell the hotel, subject to any prior rights of the managers of the hotel or other third parties and the limitation noted in the footnote to the table above with respect to hotels in a joint venture. In addition, so long as we do not materially change our initial investment guidelines without the express consent of our advisor, the right of first offer agreement will extend to hotels later acquired by Ashford Trust that satisfy our initial investment guidelines. We believe this right of first offer could provide us with significant external growth opportunities. We further believe the hotels listed in the table above fit our desired RevPAR and geographic location profile.

If Ashford Trust decides to offer for sale an asset that fits our investment guidelines, it must give us a written notice describing the sale terms and granting us the right to purchase the asset at a purchase price equal to the price set forth in the offer. We will have 30 days to agree to the terms of the sale, failing which Ashford Trust will be free to sell the asset to any person upon substantially the same terms as those contained in the written notice for 180 days, but not for a price less than 95% of the offered purchase price. If during such 180-day period, Ashford Trust desires to accept an offer that is not on substantially same terms as those contained in the written notice or that is less than 95% of the offered purchase price, Ashford Trust must give us written notice of the new terms and we will have 10 days in which to agree to the terms of the sale. If Ashford Trust does not close on the sale or refinancing of the asset within 180 days following the expiration of the initial 30-day period, the right to purchase the asset will be reinstated on the same terms.

Likewise, we have agreed to give Ashford Trust a right of first offer with respect to any properties that we acquire in a portfolio transaction, to the extent our board of directors determines it is appropriate to market and

 

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sell such assets and we control the disposition, provided such assets satisfy Ashford Trust’s investment guidelines. Any such right of first offer granted to Ashford Trust will be subject to certain prior rights, if any, granted to the managers of the related properties or other third parties.

The right of first offer agreement has an initial term of 10 years and is subject to automatic one year renewal periods unless one party notifies the other that it does not intend to renew the agreement. The agreement may be terminated by either party (i) upon a default of the other party upon giving notice of such default and the defaulting party fails to cure within 45 days subject to certain exclusions, and (ii) if the other party experiences specified bankruptcy events. Also, if we materially modify our initial investment guidelines without consent of Ashford Trust (which consent may be withheld in its sole discretion), our right of first refusal for any assets owned or later acquired by Ashford Trust and its affiliates, other than the initial assets subject to the right of first offer agreement, will terminate unless otherwise agreed by the parties. Further, the agreement will automatically terminate upon a termination of our advisory agreement or upon a change of control of either us or Ashford Trust, excluding any change of control that may occur as a result of a spin-off, carve-out, split-off or other similar event.

TRS Leases

Six of our initial hotels will be owned by our operating partnership and leased to subsidiaries of Ashford Prime TRS. Two of our initial hotels will be held in a joint venture in which we have a 75% equity interest. The two hotels owned by the joint venture will be leased to subsidiaries of the joint venture, which two subsidiaries we will elect to treat as TRSs. In connection with the separation and distribution, Ashford Prime TRS will acquire one TRS lessee, which has three subsidiaries one of which is a TRS (that collectively lease six of our initial properties), which is wholly owned by Ashford TRS. Ashford Prime TRS will elect to be treated as a TRS. Each of the existing leases will remain in place. We intend to lease all hotels we acquire in the future, other than pursuant to sale-leaseback transactions with unrelated third parties, to a TRS lessee, pursuant to the terms of leases that are generally similar to the terms of the existing leases. Our external advisor will negotiate the terms and provisions of each future lease, considering such things as the purchase price paid for the hotel, then current economic conditions and any other factors deemed relevant at the time.

Term. The leases for each of the initial hotels includes a term of five years, which began on January 1, 2013, except in the case of the Courtyard Philadelphia Downtown, the term began on December 2, 2011 and expires on December 31, 2016. The leases may be terminated earlier than the stated term if certain events occur, including specified damages to the related hotel, a condemnation of the related hotel or the sale of the related hotel, or an event of default that is not cured within any applicable cure or grace periods. The lessor must pay a termination fee to the TRS lessee if and to the extent the TRS lessee is obligated to pay a termination fee to the managers as a result of the termination of the lease.

Amounts Payable Under Leases. The leases generally provide for each TRS lessee to pay in each calendar month the base rent plus, in each calendar quarter, percentage rent, if any. The percentage rent for each hotel equals: (i) an agreed percentage of gross revenue that exceeds a threshold amount, less (ii) all prior percentage rent payments.

Maintenance and Modifications. Each TRS lessee will be required to establish and fund, in respect of each fiscal year during the terms of the leases, a reserve account, in the amount of at least 4% of gross revenues per year to cover the cost of capital expenditures, which costs will be paid by our operating partnership. Each TRS lessee shall be required to make (at our sole cost and expense) all capital expenditures required in connection with emergency situations, legal requirements, maintenance of the applicable franchise agreement, the performance by lessee of its obligations under the lease and other permitted additions to the leased property. We also have the right to make additions, modifications or improvements so long as our actions do not significantly alter the character or purposes of the property, significantly detract from the value or operating efficiency of the property or affect the ability of the lessor to comply with the terms of their lease. All capital expenditures relating

 

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to material structural components involving expenditures of $1 million or more are subject to the approval of our operating partnership. Any capital improvements to the hotels will be made pursuant to the capital improvement budget as approved by our board of directors. Each TRS lessee is responsible for all routine repair and maintenance of the hotels, and our operating partnership will be responsible for non-routine capital expenditures.

We will own substantially all personal property (other than inventory, linens and other nondepreciable personal property) not affixed to, or deemed a part of, the real estate or improvements on the initial hotels, unless ownership of such personal property would cause the rent under a lease not to qualify as “rents from real property” for REIT income test purposes. See “Federal Income Tax Consequences of Our Status as a REIT—Income Tests.”

Insurance and Property Taxes. We will pay for real estate and personal property taxes on the hotels (except to the extent that personal property associated with the hotels is owned by the applicable TRS lessee). We will pay for property and casualty insurance relating to the hotel properties and any personal property owned by us. Each TRS lessee will pay for all insurance on its personal property, business interruption, comprehensive general public liability, workers’ compensation, vehicle, and other appropriate and customary insurance. Each TRS lessee must name us as an additional insured on any policies it carries.

Assignment and Subleasing. The TRS lessees will not be permitted to sublet any part of the hotels or assign their respective interests under any of the leases without our prior written consent. No assignment or subletting will release any TRS lessee from any of its obligations under the leases.

Damage to Hotels. If any of our insured hotels is destroyed or damaged, whether or not such destruction or damage prevents use of the property as a hotel, the applicable TRS lessee will have the obligation, but only to the extent of insurance proceeds that are made available, to restore the hotel. All insurance proceeds will be paid to our operating partnership (except such proceeds payable for loss or damage to the TRS lessee’s personal property) and be paid to the applicable TRS lessee for the reasonable costs of restoration or repair. Any excess insurance proceeds remaining after the cost of repair or restoration will be retained by us. If the insurance proceeds are not sufficient to restore the hotel, the TRS lessee or we have the right to terminate the lease upon written notice. In that event, neither we nor the TRS lessee will have any further liabilities or obligations under the lease, except that, if we terminate the lease, we have to pay the TRS lessee termination fees, if any, that become due under the management agreement. If the lease is so terminated, we will keep all insurance proceeds received as a result of such destruction or damage. If the lease is terminated by a TRS lessee, we have the right to reject the termination of the lease and to require the TRS lessee to restore the hotel, provided we agree to pay for all restoration costs in excess of available insurance proceeds. In that event, the related lease will not terminate and we will pay all insurance proceeds to the TRS lessee.

If the cost of restoration exceeds the amount of insurance proceeds, we will contribute any excess amounts necessary to complete the restoration to the TRS lessee before requiring the work to begin. In the event of damage or destruction not covered by insurance, our obligations, as well as those of the applicable TRS lessee, will be the same as in the case of inadequate insurance proceeds. However, regardless of insurance coverage, if damage or destruction rendering the property unsuitable for its primary intended purpose occurs within 24 months of the end of the lease term, we may terminate the lease with 30 days’ notice. If the lease remains in effect and the damage does not result in a reduction of gross revenues at the hotel, the TRS lessee’s obligation to pay rent will be unabated. If, however, the lease remains in effect but the damage does result in a reduction of gross revenues at the hotel, the TRS lessee will be entitled to a certain amount of rent abatement while the hotel is being repaired. We will keep all proceeds from loss of income insurance.

Condemnation. If any of our initial hotels is subject to a total condemnation or a partial taking that prevents use of the property as a hotel, we and the TRS lessee each have the option to terminate the related lease. We will share in the condemnation award with the TRS lessee in accordance with the provisions of the related lease. If any partial taking of a hotel does not prevent use of the property as a hotel, the TRS lessee is obligated to

 

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restore the untaken portion of the hotel to a complete architectural unit but only to the extent of any available condemnation award. If the condemnation award is not sufficient to restore the hotel, the TRS lessee or we have the right to terminate the lease upon written notice. If the lease is terminated by the TRS lessee, we have the right to reject the termination of the lease and to require the TRS lessee to restore the hotel, provided we agree to pay for all restoration costs in excess of the available condemnation award. We will contribute the cost of such restoration to the TRS lessee. If a partial taking occurs, the base rent will be abated to some extent, taking into consideration, among other factors, the number of usable rooms, the amount of square footage, or the revenues affected by the partial taking.

Events of Default. Events of Default under the leases include:

 

   

The TRS lessee fails to pay rent or other amounts due under the lease, provided that the TRS lessee has a 10-day cure period after receiving a written notice from us that such amounts are due and payable before an event of default would occur.

 

   

The TRS lessee does not observe or perform any other term of a lease, provided that the TRS lessee has a 30-day cure period after receiving a written notice from us that a term of the lease has been violated before an event of default of default would occur. There are certain instances in which the 30-day grace period can be extended to a maximum of 120 days.

 

   

The TRS lessee is the subject of a bankruptcy, reorganization, insolvency, liquidation or dissolution event.

 

   

The TRS lessee voluntarily ceases operations of the hotels for a period of more than 30 days, except as a result of damage, destruction, condemnation, or certain specified unavoidable delays.

 

   

The default of the TRS lessee under the management agreement for the related hotel because of any action or failure to act by the TRS lessee and the TRS lessee has failed to cure the default within 30 days.

If an event of default occurs and continues beyond any grace period, we will have the option of terminating the related lease. If we decide to terminate a lease, we must give the TRS lessee 10 days’ written notice. Unless the event of default is cured before the termination date we specify in the termination notice, the lease will terminate on the specified termination notice. In that event, the TRS lessee will be required to surrender possession of the related hotel and pay liquidated damages at our option, as provided by the applicable lease.

Termination of Leases. Our operating partnership has the right to terminate any lease prior to the expiration date so long as we pay a termination fee. The termination fee is equal to any termination fee due to a manager under the management agreement.

Indemnification. Each TRS lessee is required to indemnify us for claims arising out of (i) accidents occurring on or about the leased property, (ii) any past, present or future use or condition of the hotel by TRS lessee or any of its agents, employees or invitees, (iii) any impositions that are the obligation of the TRS hotel by lessee, (iv) any failure of the TRS lessee to perform under the lease, and (v) the non-performance of obligations under any sub-lease by the landlord thereunder. We are required to indemnify each TRS lessee for any claim arising out of our gross negligence or willful misconduct arising in connection with the lease and for any failure to perform our obligations under the lease. All indemnification amounts must be paid within 10 days of a determination of liability.

Breach by Us. If we breach any of the leases, we will have 30 days from the time we receive written notice of the breach from the TRS lessee to cure the breach. This cure period may be extended in the event of certain specified, unavoidable delays.

 

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Ground Leases

Two of our hotels are subject to ground leases that cover the land underlying the respective hotels.

Renaissance Tampa International Plaza. The Renaissance Tampa International Plaza is subject to a land sublease with an initial term that expires December 30, 2080. We pay minimum rent of $300,000 per year through July 31, 2014, and effective as of the August 1, 2014, our annual rent will increase to $350,000.00 per year. In addition, we pay percentage rent in the amount of 2% of gross revenues (less the minimum rent paid) through July 31, 2014 and 3% beginning August 1, 2014. The lease may be assigned at any time to an affiliate, a successor corporation by merger, or a third party which has a net worth of at least $10 million, provided that we give landlord notice of any such assignment, which notice shall include the name of the assignee.

Hilton La Jolla Torrey Pines. The Hilton La Jolla Torrey Pines is subject to a ground lease with the City of San Diego and expires June 30, 2043. Rent is payable monthly and is the greater of minimum rent or percentage rent, determined monthly, with annual true-up. Commencing January 1, 1993 and every five years thereafter, minimum rent is adjusted to be 80% of the annual average of actual rents paid or accrued during the preceding five-year period, but in no event may such rent be adjusted downwards. Percentage rent is determined from a percentage of room and banquet rental revenue, food and beverage sales, alcohol sales, lobby, gift shop and coin operated machine and telephone sales and other authorized uses. Percentage rent is adjusted at least six months prior to the end of the 30th lease year (December 31, 2017) and thereafter at least six months prior to each 10th year by mutual agreement to provide fair rental to landlord. The lease may be assigned with landlord’s prior written consent (not to be unreasonably withheld), provided that the hotel is operated by a competent manager. The landlord will not withhold its consent if the assignee is a qualified assignee (defined to be a party, including a successor, who has a net worth not less than us and who is in good standing and has a good reputation within the community) and we satisfy certain other conditions, including that we provide 30 days’ notice of such assignment, certain financial and other information regarding assignee and an acceptable form of assumption agreement, and that there are no uncured defaults under the lease.

Mutual Exclusivity Agreement

The following summary of the terms of the mutual exclusivity agreement does not purport to be complete and is subject to and qualified in its entirety by reference to the actual agreement, a copy of which is filed as an exhibit to the registration statement of which this information statement is a part.

We and Ashford Hospitality Prime Limited Partnership, our operating partnership, will enter into a mutual exclusivity agreement with Remington, that will be consented and agreed to by Mr. Monty J. Bennett, regarding lodging investment opportunities any of us identifies in the future. Mr. Monty Bennett and his father Mr. Archie Bennett, Jr. are the sole owners of Remington, and Mr. Monty Bennett is the chief executive officer of Remington. The following summary assumes that we have already entered into the mutual exclusivity agreement. We will sign the agreement on the effective date of the distribution described in this information statement.

Term. The initial term of the mutual exclusivity agreement will be 10 years. This term will automatically extend for three additional renewal periods of seven years each and a final renewal period of four years, for a total of up to 35 years. The agreement may be sooner terminated because of:

 

   

an event of default (see “—Events of Default”),

 

   

a party’s early termination rights (see “—Early Termination”), or

 

   

a termination of all Remington management agreements between the TRS lessee and Remington because of an event of default under the management agreements that affects all properties (see “—Relationship with Management Agreement”).

 

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Modification of Investment Guidelines. In the event that we materially modify our initial investment guidelines without the written consent of our advisor, the Remington parties will have no obligation to present or offer us investment opportunities at any time thereafter. Instead, the Remington parties, subject to the superior rights of the Ashford Trust parties or any other party with which the Remington parties may have an existing agreement, shall use their reasonable discretion to determine how to allocate investment opportunities it identifies. In the event we materially modify our investment guidelines without the consent of our advisor, the Ashford Trust parties will have superior rights to investment opportunities identified by the Remington parties, and we will no longer retain preferential treatment to investment opportunities identified by the Remington parties. A material modification for this purpose means any modification of our initial investment guidelines to be competitive with Ashford Trust’s investment guidelines.

Our Exclusivity Rights. Remington and Mr. Monty Bennett have granted us a first right of refusal to pursue certain lodging investment opportunities identified by Remington or its affiliates (including Mr. Bennett), including opportunities to buy hotel properties, to buy land and build hotels, or to otherwise invest in hotel properties that satisfy our initial investment guidelines and are not considered excluded transactions pursuant to the mutual exclusivity agreement. If investment opportunities are identified and are subject to the mutual exclusivity agreement, and we have not materially modified our initial investment guidelines without the written consent of Remington, then Remington, Mr. Bennett and their affiliates, as the case may be, will not pursue those opportunities (except as described below) and will give us a written notice and description of the investment opportunity, and we will have 10 business days to either accept or reject the investment opportunity. If we reject the opportunity, Remington may then pursue such investment opportunity, subject to a right of first refusal in favor of Ashford Trust pursuant to an existing agreement between Ashford Trust and Remington, on materially the same terms and conditions as offered to us. If the terms of such investment opportunity materially change, then Remington must offer the revised investment opportunity to us, whereupon we will have 10 business days to either accept or reject the opportunity on the revised terms.

Reimbursement of Costs. If we accept an investment opportunity from Remington, we will be obligated to reimburse Remington or its affiliates for the actual out-of-pocket and third-party costs and expenses paid by Remington or its affiliates in connection with such investment opportunity, including any earnest money deposits, but excluding any finder’s fee, brokerage fee, development fee or other compensation paid by Remington or its affiliates. Remington must submit to us an accounting of the costs in reasonable detail.

Exclusivity Rights of Remington. If we elect to pursue an investment opportunity that consists of the management and operation of a hotel property, and/or the construction, development, project management or the performance of project related services, we will hire Remington to provide such services unless our independent directors either (i) unanimously elect not to engage Remington, or (ii) by a majority vote, elect not to engage Remington because they have determined, in their reasonable business judgment, (A) special circumstances exist such that it would be in our best interest not to engage Remington for the particular hotel, or (B) based on the prior performance of Remington, another manager or developer could perform the duties materially better than Remington for the particular hotel. In return, Remington has agreed that it will provide those services.

Excluded Investment Opportunities. The following are excluded from the mutual exclusivity agreement and are not subject to any exclusivity rights or right of first refusal:

 

   

With respect to Remington, an investment opportunity where our independent directors have unanimously voted not to engage Remington as the manager or developer.

 

   

With respect to Remington, an investment opportunity where our independent directors, by a majority vote, have elected not to engage Remington as the manager or developer based on their determination, in their reasonable business judgment, that special circumstances exist such that it would be in our best interest not to engage Remington with respect to the particular hotel.

 

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With respect to Remington, an investment opportunity where our independent directors, by a majority vote, have elected not to engage Remington as the manager or developer because they have determined, in their reasonable business judgment, that another manager or developer could perform the management, development or other duties materially better than Remington for the particular hotel, based on Remington’s prior performance.

 

   

Existing hotel investments of Remington or its affiliates with any of their existing joint venture partners, investors or property owners.

 

   

Existing bona fide arm’s length third-party management arrangements (or arrangements for other services such as project management) of Remington or any of its affiliates with third parties other than us and our affiliates.

 

   

Like-kind exchanges made pursuant to existing contractual obligations by any of the existing joint venture partners, investors or property owners in which Remington or its affiliates have an ownership interest, provided that Remington provides us with notice 10 days’ prior to such transaction.

 

   

Any hotel investment that does not satisfy our initial investment guidelines.

Management or Development. If we hire Remington to manage or operate a hotel or construct hotel improvements, it will be pursuant to the terms of the form of management agreement agreed to between us and Remington. If we hire Remington to develop and construct a hotel, the terms of the development and construction will be pursuant to a form of development agreement that has been agreed to by us and Remington.

Events of Default. Each of the following is a default under the mutual exclusivity agreement:

 

   

we or Remington experience a bankruptcy-related event;

 

   

we fail to reimburse Remington as described under “—Reimbursement of Costs,” subject to a 30-day cure period; and

 

   

we or Remington does not observe or perform any other term of the agreement, subject to a 30-day cure period (which may be increased to a maximum of 120 days in certain instances).

If a default occurs, the non-defaulting party will have the option of terminating the mutual exclusivity agreement and pursuing its rights and remedies under applicable law.

Early Termination. Remington has the right to terminate the exclusivity rights granted to us if:

 

   

Mr. Monty J. Bennett is removed as our chief executive officer or as chairman of our board of directors or is not re-appointed to either position, or he resigns as chief executive officer or chairman of our board of directors;

 

   

we terminate the Remington exclusivity rights pursuant to the terms of the mutual exclusivity agreement; or

 

   

our advisory agreement with Ashford Advisor is terminated for any reason pursuant to its terms and Mr. Monty J. Bennett is no longer serving as our chief executive officer and chairman of our board of directors.

We may terminate the exclusivity rights granted to Remington if:

 

   

Remington fails to qualify as an “eligible independent contractor” as defined in Section 856(d)(9) of the Code and for that reason, we terminate the master management agreement with Remington;

 

   

Remington is no longer “controlled” by Mr. Monty Bennett or his father Mr. Archie Bennett, Jr. or their respective family partnership or trusts, the sole members of which are at all times lineal descendants of Mr. Archie Bennett, Jr. or Mr. Monty Bennett (including step children) and spouses;

 

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we experience a change in control and terminate the master management agreement between us and Remington and have paid a termination fee equal to the greater of (a) the product of (i) 65% of the aggregate management fees for such hotel (both base fees and incentive fees) estimated to be payable to Remington with respect to the applicable hotel pursuant to the then current annual operating budget (but in no event less than the management fees for the preceding full fiscal year) and (ii) nine, or (b) the product of (i) 65% of the project management fees and market services fees estimated to be payable to Remington with respect to the applicable hotel pursuant to the then current capital improvement budget (but in no event less than the aggregate project management fees and market service fees, for the preceding full fiscal year) and (ii) nine;

 

   

the Remington parties terminate our exclusivity rights pursuant to the terms of the mutual exclusivity agreement; or

 

   

our advisory agreement with Ashford Advisor is terminated for any reason pursuant to its terms and Mr. Monty J. Bennett is no longer serving as our chief executive officer and chairman of our board of directors.

Assignment. The mutual exclusivity agreement may not be assigned by any of the parties to the agreement without the prior written consent of the other parties, provided that Remington can assign its interest in the mutual exclusivity agreement, without the written consent of the other parties, to one of its affiliates so long as such affiliate qualifies as an “eligible independent contractor” at the time of such transfer.

Relationship with Management Agreement. The rights provided to us and to Remington in the mutual exclusivity agreement may be terminated if the master management agreement between us and Remington terminates in its entirety because of an event of default as to all of the then-managed properties. A termination of Remington’s management rights with respect to one or more hotels (but not all hotels) does not terminate the mutual exclusivity agreement. A termination of the mutual exclusivity agreement does not terminate any management agreement either in part or in whole, and the management agreements would continue in accordance with their terms as to the hotels covered, despite a termination of the mutual exclusivity agreement.

 

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MANAGEMENT

Board of Directors

We will operate under the direction of our board of directors. The board is responsible for the management and control of our affairs. The board has retained the advisor to manage our operations and our portfolio of hotel assets, subject to the board’s supervision. Because of the conflicts of interest created by the relationships among us, Ashford Trust, our advisor, Remington, as an expected future property manager and each of their affiliates, many of the responsibilities of the board have been delegated to our independent directors, as discussed below and under “Conflicts of Interest.”

Our board currently consists of two members. Upon completion of the separation and distribution, our board will be comprised of seven members, five of whom are expected to be determined to be independent directors under the director independence standards of the NYSE. Two of our directors, Mr. Monty J. Bennett and Mr. Douglas A. Kessler serve as the chief executive officer and president, respectively, of our company, our advisor and Ashford Trust, and each serves on the board of directors for Ashford Trust, with Mr. Bennett serving as the chairman of the board of Ashford Trust.

All directors will serve one-year terms, expiring at the first annual meeting of stockholders. The following table sets forth certain information regarding our directors and director nominees who have agreed to become directors immediately after consummation of the separation and distribution:

 

Monty J. Bennett

     47       Chief Executive Officer and Chairman of the Board

Douglas A. Kessler

     52       President and Director

Stefani D. Carter

     35       Director Nominee

Curtis B. McWilliams

     57       Director Nominee

W. Michael Murphy

     67       Director Nominee

Mathew D. Rinaldi

     38       Director Nominee

Andrew L. Strong

     47       Director Nominee

Biographical Information of Directors and Director Nominees

Monty J. Bennett has served as our Chief Executive Officer and Chairman of the Board since April 2013. Mr. Bennett also will continue to serve as Chairman of the Board and Chief Executive Officer of Ashford Trust. Mr. Bennett has served as the Chief Executive Officer and as a member of the board of directors of Ashford Trust since May 2003 and as Chairman of the Board since January 2013. Prior to that, Mr. Bennett is a member of the American Hotel & Lodging Association’s Industry Real Estate Finance Advisory Council (IREFAC), the Urban Land Institute’s Hotel Council, and is on the Advisory Editorial Board for GlobalHotelNetwork.com. He is also a member of the CEO Fiscal Leadership Council for Fix the Debt, a non-partisan group dedicated to reducing the nation’s federal debt level and on the advisory board of Texans for Education Reform. Formerly, Mr. Bennett was a member of Marriott’s Owner Advisory Council and Hilton’s Embassy Suites Franchise Advisory Council. Mr. Bennett is a frequent speaker and panelist for various hotel development and investment conferences including the NYU conference and the ALIS conference. Mr. Bennett received the Top-Performing CEO Award from HVS for 2011. This award is presented each year to the CEO in the hospitality industry who offers the best value to shareholders based on HVS’s pay-for-performance model. The model compares financial results relative to CEO compensation, as well as a stock appreciation, company growth and increases in EBITDA. Mr. Bennett holds a Masters in Business Administration from Cornell’s S.C. Johnson Graduate School of Management and received a Bachelor of Science degree with distinction from the School of Hotel Administration also at Cornell. He is a life member of the Cornell Hotel Society.

Mr. Bennett’s extensive industry experience as well as the strong and consistent leadership qualities he has displayed in his role as the chief executive officer and a director of Ashford Trust since its inception are vital skills that make him uniquely qualified to serve as the chairman of our board of directors.

 

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Douglas A. Kessler has served as our President and as a member of our board of directors since April 2013. Mr. Kessler is also the President of our advisor and has served on the board of directors of Ashford Trust since January 2013 and as President of Ashford Trust since January 2009. Prior to being appointed President, Mr. Kessler served as Ashford Trust’s Chief Operating Officer and Head of Acquisitions beginning in May 2003. Mr. Kessler has spearheaded numerous key initiatives while at Ashford Trust and has been responsible for several billion dollars of capital transactions along with the growth of the company’s asset base to in excess of $4 billion. From July 2002 until August 2003, Mr. Kessler also served as the managing director/chief investment officer of Remington Hotel Corporation.

Prior to joining Remington Hotel Corporation in 2002, from 1993 to 2002, Mr. Kessler was employed at Goldman Sachs’ Whitehall Real Estate Funds, where he assisted in the management of more than $11 billion of real estate (including $6 billion of hospitality investments) involving over 20 operating partner platforms worldwide. During his nine years at Whitehall, Mr. Kessler served on the boards or executive committees of several lodging companies, including Westin Hotels and Resorts and Strategic Hotel Capital. Mr. Kessler has diverse real estate experience totaling nearly 30 years and is a member of Urban Land Institute’s Hotel Council and is a frequent speaker and panelist at lodging industry conferences including International Hotel Investment Forum, Americas Lodging Investment Summit and the NYU Lodging Conference. Mr. Kessler has a master’s degree in Business Administration and a Bachelor of Arts degree from Stanford University.

Mr. Kessler has 30 years’ experience in real estate acquisition, development, sales, finance, asset management, operating companies and fund raising, and he has been involved with the sale or acquisition of over $5 billion in real estate assets with public and private companies and has negotiated over $5 billion in real estate financings. Mr. Kessler’s service with Ashford Trust since its initial public offering, first as chief operating officer and currently as president, together with his prior experience in the real estate industry, allows him to bring a valuable perspective to our board that he is uniquely positioned to provide.

Stefani D. Carter has agreed to serve on our board of directors immediately after consummation of the separation and distribution. Ms. Carter has been a practicing attorney since 2005, specializing in civil litigation, contractual disputes and providing general counsel and advice to small businesses and individuals. Ms. Carter has served as a partner at the law firm of Stefani Carter & Associates, LLC since 2011. In addition, Ms. Carter has served as an elected representative of Texas House District 102 in the Texas House of Representatives since 2011 and has served as a member on several House committees, including the Committee on Appropriations, the Energy Resources Committee and the Select Committee on Criminal Procedure Reform. Ms. Carter has also served as a member and then Vice-Chair of the House Committee on Criminal Jurisprudence. From 2008 to 2011, Ms. Carter was employed as an associate attorney at the law firm of Sayles Werbner and from 2007 to 2008 was a prosecutor in the Collin County District Attorney’s Office. Prior to joining the Collin County District Attorney’s Office, Ms. Carter was an associate at Vinson & Elkins from 2005 to 2007. Ms. Carter has a Juris Doctorate from Harvard Law School, a Master’s in Public Policy from Harvard University’s John F. Kennedy School of Government and a Bachelor of Arts in Government and a Bachelor of Journalism in News/Public Affairs from The University of Texas at Austin.

Ms. Carter will bring her extensive legal experience in advising and counseling clients in civil litigation and contractual disputes, as well as her many experiences as an elected official, to our board of directors.

Curtis B. McWilliams has agreed to serve on our board of directors immediately after consummation of the separation and distribution. Mr. McWilliams retired from his position as President and Chief Executive Officer of CNL Real Estate Advisors, Inc. in 2010 after serving in such role since 2007. CNL Real Estate Advisors, Inc. provides advisory services relating to commercial real estate acquisitions and asset management and structures strategic relationships with U.S. and international real estate owners and operators for investments in commercial properties across a wide variety of sectors. From 1997 to 2007, Mr. McWilliams also served as the President and Chief Executive Officer, as well as serving as a director from 2005 to 2007, of Trustreet Properties, Inc., which under his leadership became the then-largest publicly-traded restaurant REIT with over $3.0 billion in assets.

 

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Mr. McWilliams has approximately 13 years of experience with REITs and, during his career at CNL Real Estate Advisors, Inc., helped launch and then served as the President of two REIT joint ventures between CNL and Macquarie Capital and the external advisor for both such REITs. Mr. McWilliams previously served on the board of directors and as the audit committee chairman of CNL Bank, a state bank in the State of Florida, from 1999 to 2004. Mr. McWilliams also has approximately 13 years of investment banking experience at Merrill Lynch & Co., where he started as an associate and later served for several years as a Managing Director. Mr. McWilliams has a Master’s in Business with a Concentration in Finance from the University of Chicago Graduate School of Business and a Bachelor of Science in Engineering in Chemical Engineering from Princeton University.

Mr. McWilliams will bring his business and management experience gained while serving as president and chief executive officer of two different companies, including one NYSE-listed REIT, as well as his investment banking experience and his experience as a public company director and audit committee chairman, to our board of directors.

W. Michael Murphy has agreed to serve on our board of directors immediately after consummation of the separation and distribution. Mr. Murphy has served on the board of directors of Ashford Trust since August 2003 and will cease to serve on the board of directors of Ashford Trust prior to being elected to our board of directors. Mr. Murphy also serves as Head of Lodging and Leisure Capital Markets of the First Fidelity Mortgage Corporation and as a director of American Hotel Investment Properties REIT LP, listed on the Toronto Stock Exchange under the symbol HOT.UN. From 1998 to 2002 Mr. Murphy served as the Senior Vice President and Chief Development Officer of ResortQuest International, Inc., a public, NYSE-listed company. Prior to joining ResortQuest, from 1995 to 1997, he was President of Footprints International, a company involved in the planning and development of environmentally friendly hotel properties. From 1994 to 1996, Mr. Murphy was a Senior Managing Director of Geller & Co., a Chicago-based hotel advisory and asset management firm. Prior to that, Mr. Murphy was a partner in the investment firm of Metric Partners where he was responsible for all hospitality related real estate matters including acquisitions, sales and the company’s investment banking platform. Mr. Murphy served in various development roles at Holiday Inns, Inc. from 1973 to 1980. Mr. Murphy has been Co-Chairman of the Industry Real Estate Finance Advisory Council (IREFAC) three times and currently serves on the board of the Atlanta Hospitality Alliance. Mr. Murphy is a member of the Hotel Development Council of the Urban Land Institute.

Mr. Murphy will bring over 35 years of hospitality experience to our board of directors. During his career at Holiday Inns, Inc. and Metric Partners, Mr. Murphy negotiated the acquisition of over fifty hotels, joint ventures and hotel management contracts. At Geller & Co. he served as asset manager for institutional owners of hotels, and at ResortQuest he led the acquisition of the company’s portfolio of rental management operations. Mr. Murphy has extensive contacts in the hospitality industry and in the commercial real estate lending community that will be beneficial in his service on our board of directors.

Matthew D. Rinaldi has agreed to serve on our board of directors immediately after consummation of the separation and distribution. Mr. Rinaldi is a licensed attorney whose practice has focused on representing businesses in a broad range of complex commercial litigation and appellate matters, including securities class action lawsuits, director and officer liability, real estate, antitrust, insurance and intellectual property litigation. Mr. Rinaldi has served as counsel with the law firm of Miller, Egan, Molter & Nelson, LLP since 2009. Prior to joining Miller, Egan, Molter & Nelson, LLP, Mr. Rinaldi was an associate attorney at the law firm of K&L Gates LLP from 2006 to 2009 and an associate attorney at the law firm of Gibson, Dunn and Crutcher, LLP from 2001 to 2006, where he defended corporate officers and accounting firms in securities class action lawsuits and assisted with SEC compliance issues. Mr. Rinaldi has extensive experience in federal, state and appellate courts and has represented and counseled a broad spectrum of clients, including Fortune 500 companies, “Big Four” accounting firms and insurance companies, as well as small businesses and individuals. Mr. Rinaldi has a Juris Doctorate, cum laude, from Boston University and a Bachelor of Business Administration in Economics, cum laude, from James Madison University.

 

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Mr. Rinaldi will bring his extensive legal experience advising and counseling corporate officers of public companies and independent auditors in matters involving SEC compliance, director and officer liability and suits brought by shareholders and bondholders, as well as his experience in real estate, employment, insurance and intellectual property related legal matters, to our board of directors.

Andrew L. Strong has agreed to serve on our board of directors immediately after consummation of the separation and distribution. Since 2011, Mr. Strong has served as the founding President and Chief Executive Officer of Kalon Biotherapeutics, LLC, a biotechnology company owned by the State of Texas through the Texas A&M University System and the Texas Emerging Technology Fund, which primarily manufactures vaccines and biologics for cancer therapies and infectious diseases. From 2009 to 2011, Mr. Strong served as the General Counsel and System Compliance Officer for the Texas A&M University System where he served as the chief legal counsel to the Texas A&M University System and the Board of Regents and was responsible for all legal matters including business and real estate transactions, treasury and bond issuances, litigation and governance. From 2005 to 2009, Mr. Strong served as a partner and section head for the Environmental, Land Use and Natural Resources section for the Houston office at the law firm of Pillsbury Winthrop Shaw Pittman, LLP, where he was involved in shareholder litigation, real estate transactions, business mergers and acquisitions, and regulatory compliance. From 1994 to 2005, Mr. Strong served as a founding partner, including serving as managing partner from 1999 to 2005, at the law firm of Campbell George & Strong, LLP, which specialized in real estate, natural resource and environmental law. Mr. Strong has a Juris Doctorate from South Texas College of Law and a Bachelor of Science in Civil Engineering from Texas A&M University.

Mr. Strong will bring his extensive business and management experience as the founding President and Chief Executive Officer of Kalon Biotherapeutics, LLC, including his experience raising seed funding and follow-on capital for the company, in addition to his extensive legal experience as General Counsel and System Compliance Officer for the Texas A&M University System and as a partner at two law firms, to our board of directors.

Corporate Governance—Board of Directors and Committees

Our business is managed by Ashford Advisor, subject to the oversight and direction of our board of directors, which has established investment guidelines for Ashford Advisor to follow in its day to day management of our business. Upon completion of the separation and distribution, a majority of our board of directors will be “independent,” with independence being defined in the manner established by our board of directors and in a manner consistent with listing standards established by the NYSE.

Upon completion of the separation and distribution, our board will establish an audit committee, a compensation committee and nominating/corporate governance committee and adopt charters for each of these committees. Each of these committees will be composed exclusively of independent directors, as defined by the listing standards of the NYSE. Moreover, the compensation committee will be composed exclusively of individuals intended to be, to the extent provided by Rule 16b-3 of the Exchange Act, non-employee directors and will, at such times as we are subject to Section 162(m) of the Code, qualify as outside directors for purposes of Section 162(m) of the Code.

Lead Independent Director

Pursuant to, our corporate governance guidelines, if the chairman of the board and chief executive officer are the same person, our board of directors will annually appoint an independent lead director. The lead director will preside at all meetings of the non-employee directors and will be responsible for advising the chief executive officer of decisions reached and suggestions made at these meetings. The lead director will have the following duties and responsibilities:

 

   

preside at all meetings of the board at which the chairman is not present and all executive sessions of the independent or non-employee directors;

 

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advise the chairman and chief executive officer of decisions reached and suggestions made at meetings of independent directors/non-employee directors;

 

   

serve as liaison between the chairman and the independent directors;

 

   

approve information sent to the board;

 

   

approve meeting agendas for the board;

 

   

approve meeting schedules to assure that there is sufficient time for discussion of all agenda items;

 

   

authorize the retention of outside advisors and consultants who report directly to the board of directors;

 

   

authority to call meetings of the independent directors; and

 

   

if requested by major stockholders, ensure that he or she is available for consultation and direct communication.

Audit Committee

Our audit committee is expected to be composed of three independent directors, Ms. Stefani D. Carter and Messrs. Curtis B. McWilliams and W. Michael Murphy. Mr. Murphy is expected to serve as the chairperson of the audit committee and, along with Mr. McWilliams, is expected to satisfy the financial expert requirements set forth by the SEC. Each of the audit committee members is expected to be “financially literate” under the rules of the NYSE. The audit committee will assist the board in overseeing (i) our accounting and financial reporting processes; (ii) the integrity and audits of our financial statements; (iii) our compliance with legal and regulatory requirements; (iv) the qualifications and independence of our independent auditors; and (v) the performance of our internal and independent auditors. The audit committee also:

 

   

will have sole authority to appoint or replace our independent auditors;

 

   

will have sole authority to approve in advance all audit and non-audit engagement fees, scope and terms with our independent auditors;

 

   

will monitor compliance of our employees with our standards of business conduct and conflict of interest policies; and

 

   

will meet at least quarterly with our senior executive officers, internal audit staff and our independent auditors in separate executive sessions.

The specific functions and responsibilities of the audit committee will be set forth in the audit committee charter.

Compensation Committee

Our compensation committee is expected to be composed of three independent directors, Messrs. W. Michael Murphy, Matthew D. Rinaldi and Andrew L. Strong. Mr. Rinaldi is expected to serve as the chairperson of the compensation committee. The principal functions of the compensation committee will be to:

 

   

evaluate the performance of our officers;

 

   

review and approve the officer compensation plans, policies and programs;

 

   

evaluate the performance of our advisor;

 

   

review the compensation and fees payable to our advisor under the advisory agreement;

 

   

prepare compensation committee reports; and

 

   

administer the 2013 Equity Incentive Plan and the Advisor Equity Incentive Plan.

The committee will have the authority to retain and terminate any compensation consultant to be used to assist in the evaluation of officer compensation.

 

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Nominating/Corporate Governance Committee

Our nominating/corporate governance committee is expected to be composed of two independent directors, Ms. Stefani D. Carter and Mr. Andrew L. Strong. Ms. Carter is expected to serve as the chairperson of the nominating/corporate governance committee. The nominating/corporate governance committee will be responsible for seeking, considering and recommending to the board qualified candidates for election as directors and recommending a slate of nominees for election as directors at our annual meetings of stockholders. The nominating/corporate governance committee will also periodically prepare and submit to the board for adoption the committee’s selection criteria for director nominees. It will review and make recommendations on matters involving general operation of the board and our corporate governance and will annually recommend to the board nominees for each committee of the board. In addition, the committee will annually facilitate the assessment of the board of directors’ performance as a whole and of the individual directors and reports thereon to the board. The committee will have the sole authority to retain and terminate any search firm to be used to identify director candidates.

Stockholders wishing to recommend director candidates for consideration by the committee can do so by writing to our secretary at our corporate headquarters in Dallas, Texas, giving the candidate’s name, biographical data and qualifications. The secretary will, in turn, deliver any stockholder recommendations for director candidates prepared in accordance with our bylaws to the nominating/corporate governance committee. Any such recommendation must be accompanied by a written statement from the individual of his or her consent to be named as a candidate and, if nominated and elected, to serve as director.

Compensation Committee Interlocks and Insider Participation

The members of the compensation committee of the board of directors will be independent directors. Upon completion of the separation and distribution, none of these directors, or any of our executive officers will serve as a member of a board of directors or any compensation committee of any entity that has one or more executive officers serving as a member of our board.

Director Compensation

Each of our non-employee directors will be paid an annual base retainer of $55,000. The lead director will be paid an additional annual retainer of $25,000, the chairman of our audit committee will be paid an additional annual retainer of $25,000, each member of our audit committee other than the chairman will be paid an additional annual retainer of $5,000, the chairman of our compensation committee will be paid an additional annual retainer of $15,000 and the chairman of our nominating/corporate governance committee will be paid an additional annual retainer of $10,000. Each director will also be paid of fee of $2,000 for each board or committee meeting that he or she attends, except that the chairman of each committee will be paid a fee of $3,000 for each committee meeting that he or she attends. Each non-employee director will also be paid a fee of $500 for each board or committee meeting that he or she attends via teleconference. Officers receive no additional compensation for serving on the board. In addition, we will reimburse all directors for reasonable out-of-pocket expenses incurred in connection with their services on the board of directors.

Our 2013 Equity Incentive Plan provides for grants of stock to non-employee directors on and after the completion of the separation and distribution. As an inducement to the directors to agree to serve on our board, on the distribution date, we anticipate that each of our non-employee directors will receive restricted stock grants of 3,200 shares of our common stock, which shares will fully vest immediately. Similarly, we anticipate that each non-employee director who is initially elected to our board of directors after the completion of the separation and distribution will receive stock grants of 3,200 shares of our common stock on the date of such initial election. These restricted stock grants will be fully vested immediately.

On the date of the first meeting of the board of directors following each annual meeting of stockholders at which a non-employee director is re-elected to our board of directors, we anticipate that each non-employee director will receive additional stock grants of 3,200 shares of our common stock. These stock grants will be fully vested immediately.

 

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Executive Officers

The following table sets forth certain information regarding our executive officers:

 

Monty J. Bennett

     47       Chief Executive Officer

Douglas A. Kessler

     52       President

David A. Brooks

     53       Chief Operating Officer, General Counsel and Secretary

David J. Kimichik

     52       Chief Financial Officer and Treasurer

Jeremy Welter

     36       Executive Vice President, Asset Management

Mark L. Nunneley

     55       Chief Accounting Officer

Biographical Information of Executive Officers

The biographies for Mr. Monty J. Bennett, our Chief Executive Officer, and Mr. Douglas A. Kessler, our President, are located in the section “—Biographical Information of Directors and Director Nominees” above.

David A. Brooks has served as our Chief Operating Officer, General Counsel and Secretary since April 2013. He also serves in that capacity for our advisor and has served in that capacity for Ashford Trust since January 2009. Prior to assuming the role of Chief Operating Officer of Ashford Trust, he served as Chief Legal Officer, Head of Transactions and Secretary from August 2003 to January 2009. Prior to that, he served as Executive Vice President and General Counsel for Remington Hotel Corporation and Ashford Financial Corporation, an affiliate of Ashford Trust, from January 1992 until August 2003, where he co-led the formation of numerous investment partnerships, negotiated and closed approximately $1 billion in asset acquisitions and asset managed nearly $750 million dollars in non-performing hospitality loans. Prior to joining Remington Hotel Corporation, Mr. Brooks served as a partner with the law firm of Sheinfeld, Maley & Kay.

Mr. Brooks earned his Bachelor of Business Administration in Accounting from the University of North Texas in 1981, his Juris Doctorate from the University of Houston Law Center in 1984 and became licensed as a CPA in the State of Texas in 1984 (currently non-practicing status).

David J. Kimichik has served as our Chief Financial Officer since April 2013. Mr. Kimichik also serves as Chief Financial Officer for our advisor and has served as Chief Financial Officer of Ashford Trust since its inception in May 2003. In addition to his duties as Chief Financial Officer of Ashford Trust, he has held the position of Director of Asset Management at Ashford Trust where he was responsible for leading a team of asset managers in the daily supervision of Ashford Trust’s hotels and Ashford Trust’s annual capital improvement activities. Mr. Kimichik has been associated with the principals of Ashford Trust and its predecessor for the past 30 years and was President of Ashford Financial Corporation from 1992 until August 2003. Mr. Kimichik previously served as Executive Vice President of Mariner Hotel Corporation, in which capacity he administered all corporate activities, including business development, financial management and operations. Mariner Hotel Corporation was a hotel developer and owner and at one time was Marriott Corporation’s largest Franchisor.

Mr. Kimichik holds a Bachelor of Science degree from the School of Hotel Administration at Cornell University.

Jeremy J. Welter has served as our Executive Vice President, Asset Management since April 2013. Mr. Welter also serves in that capacity for our advisor and has been employed by Ashford Trust since January 2011 and has served as Executive Vice President, Asset Management for Ashford Trust since March 2011 where he oversees a $4 billion portfolio of 122 hotels. From August 2005 until December 2010, Mr. Welter was employed by Remington Hotels, LP in various capacities, most recently serving as chief financial officer. He is a current member of Marriott’s Owner Advisory Council. From July 2000 through July 2005, Mr. Welter was an investment banker at Stephens, where he worked on mergers and acquisitions, public and private equity and debt, capital raises, company valuations, fairness opinions and recapitalizations. Before working at Stephens, Mr. Welter was part of Bank of America’s Global Corporate Investment Banking group. Mr. Welter is a speaker and panelist for various lodging investment and development conferences, including the NYU Lodging Conference.

 

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Mr. Welter earned his Bachelor of Science in Business Administration in Economics from Oklahoma State University, where he served as student body president and graduated Summa Cum Laude.

Mark L. Nunneley has served as our Chief Accounting Officer since April 2013. Mr. Nunneley also serves as Chief Accounting Officer of our advisor and Ashford Trust. He has served as the Chief Accounting Officer of Ashford Trust since May 2003. From 1992 until 2003, Mr. Nunneley served as Chief Financial Officer of Remington Hotel Corporation. He previously served as a tax consultant at Arthur Andersen & Company and as a tax manager at Deloitte & Touche. Mr. Nunneley is a certified public accountant (CPA) in the State of Texas and is a member of the American Institute of Certified Public Accountants, Texas Society of CPAs and Dallas Chapter of CPAs.

Mr. Nunneley holds a Bachelor of Science degree in Business Administration from Pepperdine University and a Masters of Science in Accounting from the University of Houston.

Deric S. Eubanks has served as our Senior Vice President-Finance since April 2013. Mr. Eubanks also serves as Senior Vice President-Finance for our advisor and Ashford Trust. He has served as the Senior Vice President-Finance at Ashford Trust since September 2011. Mr. Eubanks will be responsible for assisting our Chief Executive Officer and Chief Financial Officer with all corporate finance and financial reporting initiatives and capital market activities including equity raises, debt financings, and loan modifications. He will also oversee Investor Relations and will be responsible for overseeing and executing our hedging strategies. Prior to his role as Senior Vice President-Finance at Ashford Trust, Mr. Eubanks was Vice President of Investments and was responsible for sourcing and underwriting hotel investments including direct equity investments, joint venture equity, preferred equity, mezzanine loans, first mortgages, B-notes, construction loans, and other debt securities for Ashford Trust. Mr. Eubanks has been with Ashford Trust since its initial public offering in August of 2003. Mr. Eubanks has written several articles for industry publications and is a frequent speaker at industry conferences and industry round tables. Before joining Ashford Trust, Mr. Eubanks was a Manager of Financial Analysis for ClubCorp, where he assisted in underwriting and analyzing investment opportunities in the golf and resort industries. Mr. Eubanks earned a BBA from Southern Methodist University and is a CFA charter holder. He is a member of the CFA Institute and the CFA Society of Dallas-Fort Worth.

J. Robison Hays III has served as our Senior Vice President-Corporate Finance and Strategy since April 2013. Mr. Hays also serves as the Senior Vice President-Corporate Finance and Strategy for our advisor and Ashford Trust. He has also served as Senior Vice President-Corporate Finance and Strategy for Ashford Trust since 2010 and has been with Ashford Trust since April 2005. Mr. Hays will be responsible for the formation and execution of our strategic initiatives, working closely with our Chief Executive Officer. He also oversees all financial analysis as it relates to the corporate model, including acquisitions, divestitures, refinancing’s, hedging, capital market transactions and major capital outlays. Prior to 2013, in addition to his other responsibilities, Mr. Hays was in charge of Ashford Trust’s investor relations group. Mr. Hays has been a frequent speaker at industry and Wall Street investor conferences.

Prior to joining Ashford Trust, Mr. Hays worked in the Corporate Development office of Dresser, Inc., a Dallas-based oil field service & manufacturing company, where he focused on mergers, acquisitions, and strategic direction. Before working at Dresser, Mr. Hays was a member of the Merrill Lynch Global Power & Energy Investment Banking Group based in Texas.

Executive Compensation

Because our advisory agreement provides that our advisor is responsible for managing our affairs, our executive officers, who are employees of our advisor, do not receive cash compensation from us for serving as our officers.

 

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Except for certain equity grants pursuant to our 2013 Equity Incentive Plan, our advisor or one of its affiliates compensates each of our executive officers. We pay our advisor an advisory fee and our advisor uses the proceeds from the advisory fee in part to pay compensation to its personnel. We have adopted our 2013 Equity Incentive Plan to provide incentive compensation to our officers, our non employee directors, our advisor’s personnel and other service providers to encourage their efforts toward our continued success, long-term growth and profitability and to attract, reward and retain key personnel. See “—Equity Incentive Plans” for detailed description of our 2013 Equity Incentive Plan.

Code of Business Conduct and Ethics

Our code of business conduct and ethics applies to our officers and directors and to our advisor’s personnel when such individuals are acting for or on our behalf. Among other matters, our code of business conduct and ethics is designed to deter wrongdoing and to promote:

 

   

honest and ethical conduct, including the ethical handling of actual or apparent conflicts of interest between personal and professional relationships;

 

   

full, fair, accurate, timely and understandable disclosure in our public communications;

 

   

compliance with applicable governmental laws, rules and regulations;

 

   

prompt internal reporting of violations of the code to appropriate persons identified in the code; and

 

   

accountability for adherence to the code.

Any waiver of the code of business conduct and ethics for our officers or directors may be made only by our Board or one of our Board committees and will be promptly disclosed if and to the extent required by law or stock exchange regulations.

Equity Incentive Plans

Prior to the completion of the separation and distribution, we will adopt two equity incentive plans: the 2013 Equity Incentive Plan and the Advisor Equity Incentive Plan. Our 2013 Equity Incentive Plan will provide for the grant of incentive awards to employees, consultants and non-employee directors of our company, our advisor or each of their respective affiliates, and our Advisor Equity Incentive Plan will provide for the grant of incentive awards to our advisor, including grants made as payment of the incentive fee to be paid to our advisor pursuant to the advisory agreement. The purpose of our equity incentive plans will be to encourage the persons subject to such plans and our advisor to (i) to acquire or increase their equity interests in our company to give an added incentive to work toward its growth and success, and (ii) to allow us to compete for services of the persons needed for the growth and success of our company and for the continued services of our advisor. The total number of shares that may be made subject to awards under our 2013 Equity Incentive Plan will be equal to              shares, which is the equivalent of approximately     % of the issued and outstanding shares of our common stock, on a fully diluted basis, immediately following the separation and distribution. The total number of shares that may be made subject to awards under our Advisor Equity Incentive Plan will be equal to              shares, which is the equivalent of approximately     % of the issued and outstanding shares of our common stock, on a fully diluted basis, immediately following the separation and distribution. Both of our equity incentive plans will be administered by the compensation committee of our board of directors.

Material Terms of Our Equity Incentive Plans. Our 2013 Equity Incentive Plan will authorize (i) the purchase of common stock for cash at a purchase price to be decided by the compensation committee, but not more than the fair market value per share of such common stock purchased on the date of such purchase, and (ii) the grant of:

 

   

nonqualified stock options to purchase common stock;

 

   

incentive options to purchase common stock;

 

   

unrestricted stock;

 

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restricted stock;

 

   

phantom stock;

 

   

stock appreciation rights;

 

   

performance awards; and

 

   

other stock-based awards, including LTIP units in our operating partnership.

Our Advisor Equity Incentive Plan will authorize (i) the purchase of common stock for cash at a purchase price to be decided by our compensation committee, but not more than the fair market value per share of such common stock purchased on the date of such purchase, and (ii) the grant of:

 

   

unrestricted stock;

 

   

restricted stock; and

 

   

other stock-based awards, including LTIP units in our operating partnership.

Shares Subject to Our Equity Incentive Plans . We will reserve              shares of common stock for issuance under our 2013 Equity Incentive Plan, which is the equivalent of approximately     % of the issued and outstanding shares of our common stock, on a fully diluted basis, immediately following the separation and distribution. We will reserve              shares of common stock for issuance under our Advisor Equity Incentive Plan, which is the equivalent of approximately     % of the issued and outstanding shares of our common stock, on a fully diluted basis, immediately following the separation and distribution. In the event the outstanding shares of common stock are changed into or exchanged for a different number or kind of shares or other securities of the company by reason of a merger, consolidation, recapitalization, reclassification, stock split, stock dividend, combination of shares or the like, the aggregate number and class of securities available under our equity incentive plans will be ratably adjusted. In the event the number of shares to be delivered upon the exercise or payment of any award granted under the equity incentive plans is reduced for any reason whatsoever, including any optional forfeitures for the payment of taxes, or in the event any award granted under our equity incentive plans can no longer under any circumstances be exercised or paid, the number of shares no longer subject to such award will be released from such award and be available under the equity incentive plans for the grant of additional awards.

Eligibility. Under the 2013 Equity Incentive Plan, we may grant awards to the employees, consultants and non-employee directors of our company, our advisor or their affiliates. While we may grant incentive stock options only to employees of the company or its affiliates, we may grant nonqualified stock options, bonus stock, stock appreciation rights, stock awards and performance awards to any eligible participant. We have no employees, six executive officers, two non-executive officers and five non-employee directors, and our advisor has a total of approximately 78 employees, all of whom are eligible to participate in the 2013 Equity Incentive Plan. Under the Advisor Equity Incentive Plan, we may grant bonus stock and stock awards to our advisor.

Administration. Our equity incentive plans will be administered by the compensation committee of our board of directors. With respect to any grant or award to any individual covered by Section 162(m) of the Code which is intended to be performance-based compensation, the compensation committee will consist solely of two or more members of our board of directors, each of whom qualifies as an “outside director” as described in such Section 162(m) of the Code and a “non-employee director” within the meaning of Section 16b-3 under the Exchange Act.

The compensation committee will select the participants who are granted any award, and employees, consultants and non-employee directors of our company, our advisor or each of their respective affiliates are eligible to receive awards under the 2013 Equity Incentive Plan, except that only employees of our company are eligible to receive an award of an incentive stock option and only employees, consultants and non-employee

 

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directors of our company are eligible to receive an award of a nonqualified stock option or stock appreciation right.

The compensation committee may condition any award upon the achievement of any one or more performance goals established solely on the basis of one or more of the following business criteria:

 

   

operating income;

 

   

return on net assets;

 

   

return on assets;

 

   

return on investment;

 

   

return on equity;

 

   

pretax earnings;

 

   

pretax earnings before interest, depreciation, and amortization;

 

   

pretax operating earnings after interest expense and before incentives, service fees, and extraordinary or special items;

 

   

total stockholder return;

 

   

earnings per share;

 

   

increase in revenues;

 

   

increase in cash flow;

 

   

increase in cash flow return;

 

   

economic value added;

 

   

gross margin;

 

   

net income; debt reduction; or

 

   

any of the above goals determined on an absolute or relative basis or as compared to the performance of a published or special peer index.

The performance goals may be measured before or after taking taxes, interest, depreciation, amortization, extraordinary expenses, and/or pension-related expense or income into consideration, will exclude unusual or infrequently occurring items, charges for restructurings, discontinued operations, extraordinary items and the cumulative effect of changes in accounting treatment and other items, and will be determined in accordance with GAAP (to the extent applicable).

The 2013 Equity Incentive Plan provides for the grant of (i) options intended to qualify as incentive stock options under Section 422 of the Code and (ii) options that are not intended to so qualify. The principal difference between incentive stock options and other options is that a participant generally will not recognize ordinary income at the time an incentive stock option is granted or exercised, but rather at the time the participant disposes of the shares acquired under the incentive stock option. In contrast, the exercise of an option that is not an incentive stock option generally is a taxable event that requires the participant to recognize ordinary income equal to the difference between the shares’ fair market value and the option price. The employer will not be entitled to a federal income tax deduction with respect to incentive stock options except in the case of certain dispositions of shares acquired under the options. The employer may claim a federal income tax deduction on account of the exercise of an option that is not an incentive stock option equal to the amount of ordinary income recognized by the participant. Options may be exercised in accordance with requirements set by the compensation committee. The maximum period in which an option may be exercised will be fixed by the compensation committee but cannot exceed 10 years. Options generally will be nontransferable except in the

 

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event of the participant’s death, but the compensation committee may allow the transfer of options to members of the participant’s immediate family, a family trust or a family partnership.

Consistent with the terms of the 2013 Equity Incentive Plan, the compensation committee will prescribe the terms of each award of any incentive stock option. No participant may be granted incentive stock options that are first exercisable in a calendar year for shares of common stock having a total fair market value (determined as of the option grant), exceeding $100,000. The exercise price for each incentive stock option cannot be less than each such option share’s fair market value on the date the incentive stock option is granted; provided that a grant of an incentive stock option to any employee who is a ten percent (10%) stockholder will have an exercise price of not less than 110% of such incentive stock option share’s fair market value on the date the incentive stock option is granted. No reload stock option (the right to receive a new option to purchase a share upon the exercise and payment of the exercise price for the original option) may be granted with respect to any incentive stock option. Incentive options must be exercised within three months after the optionee ceases to be an employee for any reason other than death or disability and within one year in the event of death or disability.

Consistent with the terms of the 2013 Equity Incentive Plan, the compensation committee will prescribe the terms of each award of a nonqualified option. The option price for each nonqualified option cannot be less than each such option share’s fair market value on the date the nonqualified option is granted. The option price may be paid in cash, by surrendering common stock or through a cashless brokerage exercise.

The Advisor Equity Incentive Plan provides that, unless otherwise agreed to by our advisor, any awards granted to our advisor as partial payment of the incentive fee pursuant to the terms of the advisory agreement will be in the form of bonus stock, which will be fully vested upon grant.

Unless the compensation committee provides otherwise, all grants of restricted stock will be subject to vesting, meaning that we will have the right to repurchase the stock for the amount paid, if any, by the participant. Unless the compensation committee provides otherwise, this repurchase right will lapse (i.e., the shares will vest) with respect to one-third of the restricted stock on the first anniversary of the date of grant and on each of the following two anniversaries of the date of grant, provided (i) the participant remains in our service, the service of our advisor or the service of an affiliate of the company, as applicable, or as an employee, consultant or non-employee director, or (ii) if the participant is our advisor, under the Advisor Equity Incentive Plan, the participant remains our advisor. Our compensation committee has the authority to shorten or lengthen the typical three-year vesting period. Any unvested shares will vest if we, our advisor, one of our affiliates or our advisor’s affiliates terminate the participant’s service without cause, or the participant terminates his or her service to us, our advisor, one of our affiliates or our advisor’s affiliates for good reason. In addition, any unvested shares will vest if the participant’s service is terminated for any reason within one year after a change in control or due to death or disability of the participant.

A stock appreciation right will be exercisable at such times and subject to such conditions as may be established by the compensation committee. The amount payable upon the exercise of a stock appreciation right may be settled in cash, by the issuance of common stock or a combination of cash and common stock. The initial or base value of a stock appreciation right cannot be less than the fair market value of the stock appreciation right on the grant date.

Consistent with the terms of our equity incentive plans, the compensation committee will establish the terms of awards to be granted under such plans. These awards may also be subject to vesting requirements as determined by the compensation committee, which may include completion of a period of service or attainment of performance objectives. Certain awards may also vest upon termination without cause or termination by the participant with good reason, termination in connection with a change in control, death, disability or such other events as the compensation committee shall determine.

 

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Prohibition on Repricing . The compensation committee does not have the right to reprice, replace, regrant through a cancellation or otherwise modify or make a cash payment with respect to any outstanding share option or share appreciation right without first obtaining stockholder approval.

Amendment; Duration, Termination . The board of directors may amend or terminate our equity incentive plans at any time, but such amendment will not become effective without the approval of our stockholders if it increases the number of shares of common stock that may be issued under the equity incentive plans (other than changes to reflect certain corporate transactions and changes in capitalization) or otherwise materially revises the terms of the equity incentive plans. No amendment or termination of the equity incentive plans will affect a participant’s rights under outstanding awards without the participant’s consent. If not sooner terminated as described above, the equity incentive plans will terminate on the tenth anniversary of the date of approval by our stockholders, and no new awards may be granted after the termination date. Awards made before the termination of our equity incentive plans will continue in accordance with their terms.

Limitation of Liability and Indemnification Agreements

We intend to enter into indemnification agreements with each of our executive officers and directors that will obligate us to indemnify them and advance expenses to the maximum extent permitted by Maryland law. The form of indemnification agreement will provide that:

 

   

if a director or executive officer is a party or is threatened to be made a party to any proceeding by reason of such director’s or executive officer’s status as a director, officer or employee of our company, we must indemnify such director or executive officer for all reasonable expenses and liabilities actually incurred by him or her, or on his or her behalf, unless it has been established that:

 

  the act or omission of the director or executive officer was material to the matter giving rise to the proceeding and either was committed in bad faith or was the result of active and deliberate dishonesty;

 

  the director or executive officer actually received an improper personal benefit in money, property or services; or

 

  with respect to any criminal action or proceeding, the director or executive officer had reasonable cause to believe that his or her conduct was unlawful;

provided, however, that we will (i) have no obligation to indemnify such director or executive officer for a proceeding by or in the right of our company if it has been adjudged that such director or executive officer is liable to us with respect to such proceeding and (ii) have no obligation to indemnify or advance expenses of such director or executive officer for a proceeding brought by such director or executive officer against the company, except for a proceeding brought to enforce indemnification under Section 2-418 of the MGCL or as otherwise provided by our bylaws, our charter, a resolution of the board of directors or an agreement approved by the board of directors. Under the MGCL, a Maryland corporation may not indemnify a director or officer in a suit by or in the right of the corporation in which the director or officer was adjudged liable on the basis that a personal benefit was improperly received.

Upon application of a director or executive officer of our company to a court of appropriate jurisdiction, the court may order indemnification of such director or executive officer if:

 

   

the court determines that such director or executive officer is entitled to indemnification under Section 2-418(d)(1) of the MGCL, in which case the director or executive officer shall be entitled to recover from us the expenses of securing such indemnification; or

 

   

the court determines that such director or executive officer is fairly and reasonably entitled to indemnification in view of all the relevant circumstances, whether or not the director or executive officer has met the standards of conduct set forth in Section 2-418(b) of the MGCL or has been

 

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adjudged liable for receipt of an “improper personal benefit” under Section 2-418(c) of the MGCL; provided, however, that our indemnification obligations to such director or executive officer will be limited to the expenses actually and reasonably incurred by him or her, or on his or her behalf, in connection with any proceeding by or in the right of our company or in which the officer or director shall have been adjudged liable for receipt of an improper personal benefit under Section 2-418(c) of the MGCL.

Notwithstanding, and without limiting any other provisions of the indemnification agreements, if a director or executive officer is a party or is threatened to be made a party to any proceeding by reason of such director’s or executive officer’s status as our director, officer or employee, and such director or executive officer is successful, on the merits or otherwise, as to one or more but less than all claims, issues or matters in such proceeding, we must indemnify such director or executive officer for all expenses actually and reasonably incurred by him or her, or on his or her behalf, in connection with each successfully resolved claim, issue or matter, including any claim, issue or matter in such a proceeding that is terminated by dismissal, with or without prejudice.

We must pay all indemnifiable expenses in advance of the final disposition of any proceeding if the director or executive officer furnishes us with a written affirmation of the director’s or executive officer’s good faith belief that the standard of conduct necessary for indemnification by us has been met and a written undertaking to reimburse us if a court of competent jurisdiction determines that the director or executive officer is not entitled to indemnification. In addition, with respect to any director, we will be the indemnitor of first resort to the extent that such director simultaneously is entitled to indemnification from Ashford Trust with respect to any of the same matters for which we are obligated to provide indemnification pursuant to the applicable indemnification agreement.

In addition to the indemnification agreements, our charter and bylaws obligate us, to the maximum extent permitted by Maryland law, to indemnify and to pay or reimburse reasonable expenses in advance of final disposition of a proceeding to (1) any of our present or former directors or officers who is made or threatened to be made a party to the proceeding by reason of his or her service in that capacity or (2) any individual who, while serving as our director or officer and at our request, serves or has served another corporation, REIT, partnership, joint venture, trust, employee benefit plan or any other enterprise as a director, officer, partner or trustee of such corporation, REIT, partnership, joint venture, trust, employee benefit plan or other enterprise, and who is made or threatened to be made a party to the proceeding by reason of his service in that capacity.

 

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CERTAIN RELATIONSHIPS AND RELATED PERSON TRANSACTIONS

Our Relationship with Ashford Trust and Ashford Advisor

We are currently a subsidiary of Ashford Trust, an NYSE-listed REIT. Ashford Trust created us to concentrate its ownership of certain of its higher RevPAR hotels in gateway markets. The following chart summarizes the key similarities and distinctions between us and Ashford Trust:

 

    

Ashford Prime

   Ashford Trust

Investment Focus

   Full-service and select-service hotels anticipated to generate RevPAR at least twice the national average.    All segments of the hospitality
industry, with RevPAR criteria
outside the Ashford Prime
investment focus.

Investment Type

   Direct hotel investments and joint ventures.    Direct hotel investments, joint
ventures and debt.

Geography

   Domestic and international gateway markets and select resort locations.    National focus, including
primary, secondary and tertiary
markets.

Chain Scale

   Upscale, upper-upscale and luxury.    Various chain scale segments.

Mix of Service

   Full-service and select-service in urban markets.    Full-service and select-service.

Capital Structure/Leverage Policy

   Conservative. Target < 5.0x net debt and preferred equity to EBITDA.    Opportunistic. Strategic use of
debt designed to maximize
returns.

Brand Strategy

   Premium brands and high quality independent hotels.    Premium brands and high
quality independent hotels.

Management

   Ashford Advisor    Ashford Advisor

Because of our unique relationship with Ashford Trust, we may be able to pursue attractive portfolio opportunities jointly, giving us a distinct advantage when only portions of the portfolio satisfy our investment focus.

Currently, Ashford Trust owns approximately 80.9% of the outstanding common units of Ashford Trust OP, with the remaining approximately 19.1% of the common units of Ashford Trust OP being owned by other limited partners, including officers and directors of Ashford Trust. Pursuant to the separation and distribution agreement, Ashford Prime OP will distribute common units such that Ashford Trust OP will own 20% of Ashford Prime OP’s common units. The remaining 80% of Ashford Prime OP’s common units will be owned by Ashford Prime and other limited partners, including certain of our officers and directors and certain officers and directors of Ashford Trust, in the same relative proportions that Ashford Trust and such other limited partners own common units in Ashford Trust OP prior to the separation and distribution. Additionally, Ashford Trust will effect the distribution of 100% of the common stock of Ashford Prime to its current stockholders.

Beginning one year from the issuance date, the common units in our operating partnership will be redeemable by the holder for cash or, at our option, into shares of our common stock on a one-for-one basis. Accordingly, Ashford Trust OP’s initial ownership interest in our operating partnership will represent a 20% ownership interest in our outstanding common stock, on a fully-diluted basis, assuming all common units are redeemed and we elect to issue shares of our common stock in lieu of paying the redemption price. We will own approximately 64.7% of the common units in our operating partnership, meaning investors who receive shares of our common stock in the distribution will own approximately 64.7% of our outstanding common stock on a fully diluted basis. Ashford Trust OP’s 20% retained beneficial interest in our company will be in the form of common units, which generally will not convey voting power with respect to matters voted on by our stockholders.

 

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We will not have any employees. All of the services which might be provided by employees will be provided to us pursuant to an advisory agreement with Ashford Advisor. The officers and employees of Ashford Advisor also are responsible for the internal management of Ashford Trust.

Separation and Distribution Agreement from Ashford Trust

Before our separation from Ashford Trust, we will enter into a separation and distribution agreement with Ashford Trust, Ashford Trust OP, Ashford TRS, on the one hand, and us, Ashford Prime OP and Ashford Prime TRS, on the other hand, to effect our separation from Ashford Trust and provide a framework for the relationship of the parties after the separation. The separation and distribution agreement will govern the relationship between the parties thereto subsequent to the completion of the separation plan and provide for the allocation between us and Ashford Trust of Ashford Trust’s assets, liabilities and obligations (including tax-related assets and liabilities) attributable to periods prior to the separation of Ashford Prime from Ashford Trust. The separation and distribution agreement will be filed as an exhibit to the registration statement on Form 10, of which this information statement is a part, and the summary below is qualified in its entirety by reference to the full text of the agreement, which will be incorporated by reference into this information statement.

The separation and distribution agreement will set forth our agreements with Ashford Trust regarding the principal transactions necessary to separate us from Ashford Trust. It also sets forth other agreements that govern certain aspects of our relationship with Ashford Trust after the completion of the separation plan. For purposes of the separation and distribution agreement: (i) the “Ashford Prime Group” means Ashford Prime and its subsidiaries and (ii) the “Ashford Trust Group” means Ashford Trust and its subsidiaries other than the Ashford Prime Group. The “Ashford Prime Group” and the “Ashford Trust Group,” together, are sometimes referred to herein as the “Groups,” and each a “Group.”

Transfer and Contribution of Assets and Assumption of Liabilities. The separation and distribution agreement will identify the assets and liabilities to be retained by, contributed by, transferred to, assumed by, accepted by, or assigned to, as the case may be, each of us, Ashford Prime OP and Ashford Prime TRS, Ashford Trust, Ashford Trust OP, and Ashford TRS as part of the proposed separation, and will describe when and how these transfers, contributions, assumptions and assignments will occur, although, many of the transfers, contributions, assumptions and assignments may have already occurred prior to the parties’ entering into the separation and distribution agreement.

In the separation and distribution agreement, Ashford Trust will agree to contribute to us all of the equity interests in the entities owning the initial hotel properties, and Ashford TRS will agree to transfer to Ashford Prime TRS all of the equity interests it holds in various taxable REIT subsidiaries that currently lease six of the eight initial hotel properties. Additionally, we, along with Ashford Prime OP, will agree to assume the obligations of Ashford Trust and Ashford Trust OP, respectively, arising under any and all guarantees in favor of lenders, managers or franchisors, relating to any debt or other contractual obligations of the entities owning the initial hotel properties or their respective subsidiaries. Except as otherwise to be provided in the separation and distribution agreement, the parties will each retain all of their respective other assets and liabilities.

Except as may expressly be set forth in the separation and distribution agreement or any ancillary agreement thereto, all assets will be transferred on an “as is,” “where is” basis without representation or warranty.

Information in this information statement with respect to the assets and liabilities of the parties following the separation is presented based on the allocation of such assets and liabilities as set forth in the separation and distribution agreement, unless the context otherwise requires. Certain of the liabilities and obligations to be assumed by one party or for which one party will have an indemnification obligation under the separation and distribution agreement are, and following the separation may continue to be, the legal or contractual liabilities or obligations of another party. Each such party that continues to be subject to such legal or contractual liability or obligation will rely on the applicable party that assumed the liability or obligation or the applicable party that

 

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undertook an indemnification obligation with respect to the liability or obligation, as applicable, under the separation and distribution agreement, to satisfy the performance and payment obligations or indemnification obligations with respect to such legal or contractual liability or obligation.

Further Assurances. Each party will, and will cause the other members of its Group to, use commercially reasonable efforts, to take promptly, or cause to be taken promptly, all actions, and to do promptly, or cause to be done promptly, and to assist and cooperate with the other party in doing, all things reasonably necessary, proper or advisable to consummate and make effective the transactions contemplated by the separation and distribution agreement and the ancillary agreements thereto and to carry out the intent and purposes of the separation and distribution agreement. In addition, neither party will, nor will either party allow its respective Group members to, without the prior consent of the other party, take any action which would reasonably be expected to prevent or materially impede, interfere with or delay any of the transactions contemplated by the separation and distribution agreement and the ancillary agreements thereto. Both parties will also use commercially reasonable efforts to cause third parties, such as lenders, joint venture partners, franchisors, insurers or trustees, to cooperate with the parties where such cooperation would be necessary in order for a party to fulfill its obligations under the separation and distribution agreement.

The Distribution. The separation and distribution agreement will also govern the rights and obligations of the parties regarding the proposed distribution. We will agree to distribute to Ashford Trust, as consideration for the contribution of assets, the number of shares of our common stock distributable in the distribution to effectuate the separation. In addition, Ashford Trust will agree to cause its agent to distribute to Ashford Trust stockholders that hold shares of Ashford Trust common stock as of the applicable record date all the shares of common stock of the company being separated from Ashford Trust.

Additionally, the separation and distribution agreement will provide that the distribution is subject to several conditions that must be satisfied or waived by Ashford Trust in its sole discretion. For further information regarding our separation from Ashford Trust, see “Our Separation from Ashford Trust—Conditions to the distribution.”

Releases and Indemnification. Except as expressly provided for in the transfer of liabilities, the separation and distribution agreement will provide that we, Ashford Prime OP and Ashford Prime TRS, on the one hand, and Ashford Trust, Ashford Trust OP and Ashford TRS, on the other hand, will generally agree to release the members of the other parties’ respective Group from all liabilities existing or arising from acts or events occurring or failing to occur or alleged to have occurred or to have failed to occur or any conditions existing or alleged to have existed prior to or on the effective date of the distribution.

In addition, the separation and distribution agreement will provide that, except as otherwise provided for in other documents related to the separation, we will indemnify each member of the Ashford Trust Group and its affiliates (other than members of Ashford Prime Group) and each of their respective current or former directors, officers, agents and employees and their respective heirs, executors, administrators, successors and assigns against losses arising from:

 

   

any of our liabilities, including the failure of any member of the Ashford Prime Group or any other person to pay, perform or otherwise promptly discharge any of our liabilities in accordance with their respective terms;

 

   

any breach by any member of the Ashford Prime Group of any provision of the separation and distribution agreement or any ancillary agreement thereto, subject to any limitations of liability provisions and other provisions applicable to any such breach set forth therein; and

 

   

(i) the guaranty by Ashford Trust OP or Ashford Trust of any debt secured by any of the initial hotel properties, or any portion thereof, that continues after the distribution is completed or (ii) any guaranty of any management agreement or franchise matters related to any of the initial hotel properties that

 

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continues after the distribution is completed, and such indemnification obligation shall extend until all debt or management or franchise obligations associated with the continuing guarantees has been paid in full or Ashford Trust OP or Ashford Trust, as applicable, has been released from all such guarantees;

Ashford Trust shall indemnify us and our affiliates and representatives against losses arising from:

 

   

any of Ashford Trust’s liabilities, including the failure of any member of the Ashford Trust Group or any other person to pay, perform or otherwise promptly discharge any of such liabilities in accordance with their respective terms;

 

   

any member of the Ashford Trust Group of any provision of the separation and distribution agreement or any ancillary agreement thereto, subject to any limitations of liability provisions and other provisions applicable to any such breach set forth therein; and

 

   

(I) all taxes of the entities that directly or indirectly, wholly or jointly, own the initial hotel properties and certain taxable REIT subsidiaries and their respective subsidiaries for all tax periods ending on or before the effective date of the distribution, (II) with respect to any tax period including but not ending on the effective date of the distribution, all taxes of such entities attributable to the portion of such tax period that ends on and includes the effective date of the distribution, and (III) all taxes of any person imposed on such entities as a transferee or successor, by contract or pursuant to any law (including, but not limited to, Treasury Regulations Section 1.1502-6 and V.T.C.A., Tax Code, Chapter 171) with respect to obligations or relationships existing on or prior to the effective date of the distribution or by agreements entered into or transactions entered into on or prior to the effective date of the distribution.

Indemnification obligations shall generally be net of any insurance proceeds actually received by the indemnified person. The separation and distribution agreement will provide that we and Ashford Prime will waive any right to exemplary, punitive, special, indirect, consequential, remote or speculative damages provided that any such liabilities with respect to third party claims shall be considered direct damages. The separation and distribution agreement will also contain customary procedures relating to the receipt of any indemnification payments that may constitute non-qualifying REIT income.

Competition. Each of the parties to the separation and distribution agreement agrees that the advisory agreement and the right of first offer agreement shall include certain restrictive arrangements with respect to the range of business activities that may be conducted, or investments that may be made, by Ashford Trust and Ashford Prime following the distribution. Each of the parties will agree that, subject to the terms of the advisory agreement and the right of first offer agreement, the business activities of the Ashford Prime Group and the Ashford Trust Group may overlap or compete with the business of such other entity. Subject to the terms of the advisory agreement and the right of first offer agreement, each Group shall have the right to, and shall have no duty to abstain from exercising such right to, (i) engage or invest, directly or indirectly, in the same, similar or related business activities or lines of business as the other Group, (ii) make investments in the same or similar types of investments as the other Group, (iii) do business with any client, customer, vendor or lessor of any of the other Group or (iv) employ or otherwise engage any officer, director or employee of the other Group.

Certain Tax-Related Covenants. If we are treated as a successor to Ashford Trust under applicable U.S. federal income tax rules, and if Ashford Trust fails to qualify as a REIT, we could be prohibited from electing to be a REIT. Accordingly, Ashford Trust has (i) represented that it has no knowledge of any fact or circumstance that would cause us to fail to qualify as a REIT, (ii) covenanted to use commercially reasonable efforts to cooperate with us as necessary to enable us to qualify for taxation as a REIT and receive customary legal opinions concerning our qualification and status as a REIT, including by providing information and representations to us and our tax counsel with respect to the composition of Ashford Trust’s income and assets, the composition of its stockholders and its organization, operation, and qualification as a REIT; and (iii) covenanted to use its reasonable best efforts to maintain its REIT status for each of its taxable years ending on or before December 31, 2014, unless Ashford Trust obtains an opinion from a nationally recognized tax counsel or a private letter ruling from the IRS, on which Ashford Prime can rely, substantially to the effect that

 

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Ashford Trust’s failure to maintain its REIT status will not prevent us from making a valid REIT election for any taxable year, or otherwise cause us to fail to qualify for taxation as a REIT for any taxable year, under the successor REIT rule referred to above. Additionally, in the separation and distribution agreement, we covenant to use our reasonable best efforts to qualify for taxation as a REIT for our taxable year ending December 31, 2013.

Insurance. After the effective date of the distribution, Ashford Trust shall maintain its currently existing insurance policies related to director and officer liability (the “Ashford Trust D&O Policies”). Prior to the effective date of the distribution, Ashford Trust and Ashford Prime shall use commercially reasonable efforts to obtain separate insurance policies for Ashford Prime on substantially similar terms as the Ashford Trust D&O Policies. Ashford Prime will be responsible for all premiums, costs and fees associated with any new insurance policies placed for the benefit of Ashford Prime, which, for the avoidance of doubt, shall exclude any premiums, costs and fees associated with any run-off insurance policy obtained by Ashford Trust in connection with the separation.

Dispute Resolution. In the event of any dispute arising out of the separation and distribution agreement, the parties, each having designated a representative for such purpose, will negotiate in good faith for 30 days to resolve the disputes between the parties. If the parties are unable to resolve any dispute in this manner within 30 days, the parties will be entitled to resolve any such disputes through binding arbitration.

Other Matters Governed by the Separation and Distribution Agreement. Other matters governed by the separation and distribution agreement include access to financial and other information, confidentiality, assignability and treatment of fractional shares.

Conditions Precedent. In order to consummate the separation and distribution, we will need to obtain the prior written approval of the transfer to Ashford Prime from the lenders on the following three loans: the loan encumbering the Marriott Plano, Marriott Seattle Waterfront and Renaissance Tampa, the loan encumbering Courtyard Seattle and Courtyard San Francisco Downtown, and the loan encumbering the Courtyard Philadelphia Downtown. Each of these loans has been securitized, and we have formally requested approval from the master servicer and/or special servicer for each loan. Approval by the servicers is pending but will remain subject to satisfaction of customary approval conditions, which will include approval of the transaction by the applicable rating agencies to the securitizations.

We also intend to obtain the written agreement of Marriott International and/or certain of its affiliates to permit Ashford Prime to become the substitute guarantor of each of the management agreements for the hotels managed by Marriott, as well as the written waiver of Marriott of its right of first negotiation to acquire the hotels in accordance with such management agreements. We have formally requested approval from Marriott and approval is pending, subject to customary closing conditions.

Finally, we intend to obtain the written agreement of Hilton Worldwide and/or certain of its affiliates to the assignment to Ashford Prime of the 75% direct and indirect partnership interests in Ashford HHC Partners III LP, the joint venture that owns two of the initial properties, and the waiver of Hilton’s right of first offer to acquire such partnership interests or the hotels managed by Hilton, in each case in accordance with the limited partnership agreement for Ashford HHC Partners III LP and the management agreements for the hotels managed by Hilton. We have formally requested approval from Hilton and approval is pending, subject to customary closing conditions.

Tax Indemnity. As part of the separation and distribution, Ashford Trust will contribute its indirect ownership in CHH, the parent of the TRS lessees for two of our initial properties, which we will elect to treat as a TRS. In September 2010, the IRS completed an audit of CHH for the tax year ended December 31, 2007. The IRS issued a notice of proposed adjustment that reduced the amount of rent Ashford Trust charged CHH. In connection with the TRS audit, the IRS also selected Ashford Trust for audit for the same tax year. In October

 

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2011, the IRS issued an income tax adjustment to Ashford Trust as an alternative to the TRS proposed adjustment, based on the REIT 100% federal excise tax on Ashford Trust’s share of the amount by which the rent was held to be greater than the arm’s length rate. Ashford Trust and CHH appealed their cases to the IRS Appeals Office. The IRS Appeals Office reviewed the cases in 2012 and in July 2013, issued “no-change letters” for Ashford Trust and CHH indicating that the 2007 tax returns were accepted as filed and the examinations resulted in no deficiencies. U.S. federal income tax assessment statutes of limitations generally limit the time the IRS has to make assessments to within three years after a return is due or filed, whichever is later. The IRS requested and we agreed to extend the assessment statute of limitations for both Ashford Trust and CHH for the 2007 tax year to March 31, 2014. Accordingly, the IRS has the right to reopen the cases until March 31, 2014.

In June 2012, the IRS completed audits of CHH and Ashford Trust for the tax years ended December 31, 2008 and 2009. With respect to the 2009 tax year, the IRS has not proposed any adjustments to CHH or Ashford Trust. For the 2008 tax year, the IRS has issued notices of proposed adjustments for both Ashford Trust and CHH. The Ashford Trust adjustment is for $3.3 million of U.S. federal excise taxes and represents the amount by which the IRS asserts that the rent charged to the TRS was greater than the arms’ length rate pursuant to Code Section 482. The CHH adjustment is for $1.6 million of additional income which would equate to approximately $467,000 of additional U.S. federal income taxes and potential state income taxes of $83,000, net of federal benefit. The TRS adjustment represents the IRS’ imputation of compensation to the TRS for agreeing to be a party to the lessor entity’s bank loan agreement. A written protest was filed requesting an IRS Appeals Office review. The IRS has granted the Appeals Office review and has assigned the same Appeals team that oversaw the 2007 cases to oversee the 2008 cases. The initial Appeals Office conference for the 2008 cases is scheduled to occur in August 2013.

To the extent the ultimate resolution of the 2008 case results in additional tax owed by CHH and such ultimate resolution occurs after the separation and distribution, we, through our ownership of CHH, will bear the burden of those additional taxes. Consequently, as part of separation and distribution, Ashford Trust will agree to indemnify us and CHH for (i) any expenses incurred in connection in the audit and (ii) any additional taxes, interest or penalty incurred upon resolution of the audits and any tax liability incurred as a result of such indemnity payment. However, if Ashford Trust were to be unable to pay the amounts required under the indemnity for any reason, we, through our ownership of CHH, would bear the burden of the additional taxes, interest and penalties owed by CHH.

Option Agreements

We will enter into two option agreements with Ashford Trust pursuant to which we will have the option to acquire the Pier House Resort in Key West, Florida and the Crystal Gateway Marriott in Arlington Virginia, subject to limited termination rights exercisable by Ashford Trust. See “Certain Agreements—Option Agreement.”

Right of First Offer Agreement

Pursuant to a right of first offer agreement, we and Ashford Trust have agreed to grant to each other rights of first offer to purchase each other’s property that satisfies such offeror’s investment focus in the event that either party desires to sell its property to a non-affiliate third party. See “Certain Agreements—Right of First Offer Agreement.”

Registration Rights Agreement

We expect to enter into a registration rights agreement with Ashford Trust OP in connection with our issuance to it of shares of common units in connection with the separation and distribution and Ashford Advisors in connection with an issuance to it of common stock or common units in connection with the future payment of the incentive fee pursuant to the terms of the advisory agreement. See “Shares Eligible for Future Sale—Registration Rights.”

 

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Our Relationship and Agreements with Remington

Remington currently performs all of the project management functions related to our initial hotels, and we intend to continue to utilize Remington for such services. Remington will provide these services to us pursuant to the terms set forth in the master management agreement that we will enter in connection with the separation and distribution. Additionally, Remington may, in the future, provide us with property management, project management and certain development services pursuant to the terms outlined in the mutual exclusivity agreement (as described below). Mr. Monty J. Bennett, our chief executive officer and the chairman of our board of directors, and his father Mr. Archie Bennett, Jr. own 100% of Remington. Accordingly, they will benefit from the payment of property management, project management, development and other fees by us to Remington. Set forth below is a summary of each of the fees paid to Remington and affiliated entities, for our initial properties, for the year ended December 31, 2012.

 

Type of Fee

  

Calculation

   Actual Amount for the
Initial Properties for the
Year Ended

December 31, 2012
 

Project Management

   4% of the total project costs associated with the implementation of the capital improvement budget until the total project costs equal 5% of gross revenues; then 3% of project costs for expenditures in excess of 5% of the gross revenue threshold    $ 392,695   

Development

   3% of total project costs associated with the development      0   

Other (1)

   Then-current market rates      547,663   
     

 

 

 

Total

      $ 940,358   
     

 

 

 

 

(1)

Includes fees for purchasing, design and construction management.

Upon completion of the separation and distribution, we will enter into a mutual exclusivity agreement with Remington, pursuant to which we will have a first right of refusal to purchase any lodging-related investments identified by Remington and any of its affiliates that meet our investment criteria. Ashford Trust has a similar mutual exclusivity agreement with Remington but has agreed to subordinate its right with respect to any properties that satisfy our investment criteria such that any new investment opportunities that satisfy our investment guidelines will be presented to our board of directors, who will have up to 10 business days to accept any such opportunity prior to it being available to Ashford Trust. Our mutual exclusivity agreement with Remington also provides that Remington will provide property management, project management and development services for all future properties that we acquire to the extent we have the right or control the right to direct such matters, unless our independent directors either (i) unanimously vote not to hire Remington or (ii) based on special circumstances or past performance, by a majority vote elect not to engage Remington because they have determined, in their reasonable business judgment, that it would be in our best interest not to engage Remington or that another manager or developer could perform the duties materially better. Mr. Monty Bennett will benefit from the payment by us of property management fees, project management fees and development fees to Remington pursuant to the master management agreement.

Conflicts of Interest

We are dependent on our advisor for our day-to-day management, and we do not have any independent officers or employees. Each of our executive officers and non-executive officers and two of our directors also serve as key employees and as officers of our advisor and Ashford Trust, and will continue to do so. Furthermore, so long as Ashford Advisor is our external advisor, our governing documents require us to include two persons designated by Ashford Advisor as candidates for election as director at any stockholder meeting at

 

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which directors are to be elected. Such nominees may be executive officers of Ashford Trust. Mr. Monty J. Bennett, our chief executive officer and chairman, is also the chief executive officer and a director of Ashford Trust. We did not conduct arm’s-length negotiations with respect to the terms and structuring of our agreements, resulting in the principals of Ashford Trust having the ability to influence the type and level of benefits that they and our other affiliates will receive. We have not obtained third-party appraisals of the properties to be contributed to us in the separation and distribution or fairness opinions in connection with the separation and distribution. Accordingly, our advisory agreement and other agreements with Ashford Trust, including fees and other amounts payable, may not be as favorable to us as if they had been negotiated on an arm’s-length basis with unaffiliated third parties. In addition, the ability of our advisor and its officers and personnel to engage in other business activities, including the management of Ashford Trust and other entities, may reduce the time our advisor and its officers and personnel spend managing us.

Our advisor is a subsidiary of Ashford Trust, a publicly-traded hotel REIT, with investment objectives that are similar to ours. Our advisory agreement requires our advisor to present investments it deems suitable for recommendation that satisfy our investment guidelines to us before presenting them to Ashford Trust or any future client of our advisor. However, some portfolio investment opportunities may include hotels that satisfy our investment objectives as well as hotels that satisfy the investment objectives of Ashford Trust. If the portfolio cannot be equitably divided, our advisor will necessarily have to make a determination as to which entity will be presented with the opportunity. In such a circumstance, our advisory agreement requires our advisor to allocate portfolio investment opportunities between us and Ashford Trust in a fair and equitable manner, consistent with our and Ashford Trust’s investment objectives. In making this determination, our advisor, using substantial discretion, will consider the investment strategy and guidelines of each entity with respect to acquisition of properties, portfolio concentrations, tax consequences, regulatory restrictions, liquidity requirements, financing and other factors deemed appropriate. In making the allocation determination, our advisor has no obligation to make any such investment opportunity available to us. Further, Ashford Advisor and Ashford Trust have agreed that any new investment opportunities that satisfy our investment guidelines will be presented to our board of directors; however, our board will have only ten business days to make a determination with respect to such opportunity prior to it being available to Ashford Trust. The above mentioned dual responsibilities may create conflicts of interest for our officers which could result in decisions or allocations of investments that may benefit one entity more than the other.

Upon completion of the separation and distribution, we will enter into a master management agreement and a mutual exclusivity agreement with Remington. Because Mr. Monty J. Bennett, our chief executive officer and the chairman of our board of directors, is also the chief executive officer of Remington and together with his father Mr. Archie Bennett, Jr., beneficially own 100% of Remington, they will benefit from the fees paid to Remington under the master management agreement. The terms of the mutual exclusivity agreement limit our ability to engage other entities for property management, development, and other project management related services without the unanimous consent of our independent directors or, in certain circumstances, the majority vote of our independent directors. The initial term of the mutual exclusivity agreement is 10 years, with three seven-year renewal options, followed by one four-year renewal option.

Pursuant to our mutual exclusivity agreement with Remington, Remington may, subject to Ashford Trust’s right of first refusal, pursue lodging investment opportunities that it refers to us and that we elect not to pursue. This may result in our chief executive officer and chairman, Mr. Monty J. Bennett, and Remington competing with us, while Remington is managing other hotels for us.

Mr. Monty J. Bennett is an owner and the chief executive officer of Remington and is an owner, the chief executive officer and a director of Ashford Trust. As a result, his duties to us as a director and officer may conflict with his duties to, and pecuniary interest in, Remington and Ashford Trust. Therefore, the negotiations and agreements between us, our wholly-owned subsidiaries or our operating partnership and these entities and their affiliates may not solely reflect the interests of our stockholders.

 

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To mitigate any potential conflicts of interest, our initial board of directors is expected to consist of five independent directors, out of a total of seven directors. Furthermore, our charter requires that, at all times, a majority of our board of directors be independent directors and our corporate governance guidelines require that two-thirds of our board be independent directors at all times that we do not have an independent chairman. Also, our corporate governance policy provides that all decisions related to the right of first offer agreement with Ashford Trust; decisions related to the mutual exclusivity agreement or the master management agreement with Remington; decisions related to the advisory agreement with Ashford Advisor; decisions related to the option agreements with Ashford Trust; and all decisions related to the enforcement of the separation and distribution agreement be approved by a majority of the independent directors. Our directors also are subject to provisions of Maryland law that address transactions between Maryland corporations and our directors or other entities in which our directors have a material financial interest. In addition, our charter, consistent with Maryland law, contains a requirement that any transaction or agreement involving us, our wholly-owned subsidiaries or our operating partnership and a director or officer or an affiliate of any director or officer will require the approval of a majority of disinterested directors. However, there can be no assurance that these policies always will be successful in eliminating the influence of such conflicts, and if they are not successful, decisions could be made that might not fully reflect the interests of all of our stockholders.

 

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POLICIES AND OBJECTIVES WITH RESPECT TO CERTAIN ACTIVITIES

The following is a discussion of our investment policies and our policies with respect to certain other activities, including financing matters and conflicts of interest. These policies may be amended or revised from time to time at the discretion of our board of directors without stockholder approval. Any change to any of these policies by our board of directors, however, would be made only after a thorough review and analysis of that change, in light of then-existing business and other circumstances, and then only if, in the exercise of its business judgment, our board of directors believes that it is advisable to do so in our and our stockholders’ best interests. We intend to disclose any changes in our investment policies in periodic reports that we file or furnish under the Exchange Act. We cannot assure you that our investment objectives will be attained.

Investments in Real Estate or Interests in Real Estate

We intend to conduct substantially all of our investment activities through our operating partnership and its subsidiaries. Our primary objective is to enhance stockholder value over time by generating strong risk-adjusted returns for our stockholders. We plan to invest principally in high RevPAR, full-service and urban select-service hotels located predominantly in domestic and international gateway markets. We target primarily premium-branded, select-service and full-service hotels that are consistent with our investment and growth strategies. For a discussion of our initial hotels and our acquisition and other strategic objectives, see “Our Business and Properties.”

We intend to engage in future investment activities in a manner that is consistent with the requirements applicable to REITs for federal income tax purposes. We primarily expect to pursue our investment objectives through the ownership by our operating partnership of hotels, but we may also make equity investments in other entities, including joint ventures that own hotels. Our advisor will identify and negotiate acquisition and other investment opportunities, subject to the approval by our board of directors. For information concerning the investing experience of these individuals, see “Management.”

We may enter into joint ventures from time to time, if we determine that doing so would be the most cost-effective and efficient means of raising capital. Equity investments may be subject to existing mortgage financing and other indebtedness or such financing or indebtedness may be incurred in connection with acquiring investments. Any such financing or indebtedness will have priority over our equity interest in such property. Investments are also subject to our policy not to be treated as an investment company under the Investment Company Act.

We do not have a specific policy to acquire assets primarily for capital gain or primarily for income. From time to time, we may make investments in pursuit of our business and growth strategies that do not provide current cash flow. We believe investments that do not generate current cash flow may be, in certain instances, consistent with enhancing stockholder value over time.

We do not have any specific policy as to the amount or percentage of our assets which will be invested in any specific asset, other than the tax rules applicable to REITs. Additionally, no limits have been set on the concentration of investments in any one geographic location, hotel type or franchise brand. We currently anticipate that our real estate investments will continue to be concentrated in premium-branded, select-service and full-service hotels. We anticipate that our real estate investments will continue to be located predominantly in domestic gateway markets.

Investments in Real Estate Mortgages

We have no current intention of investing in loans secured by properties or making loans to persons other than in connection with the acquisition of mortgage loans through which we expect to achieve equity ownership of the underlying property in the near-term.

 

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Investments in Securities or Interests in Entities Primarily Engaged in Real Estate Activities and Investments in Other Securities

Subject to the gross income and asset requirements required to qualify as a REIT, we may invest in securities of entities engaged in real estate activities or securities of other issuers, including for the purpose of exercising control over such entities. We do not currently have any policy limiting the types of entities in which we may invest or the proportion of assets to be so invested, whether through acquisition of an entity’s shares of common stock, limited liability or partnership interests, interests in another REIT or entry into a joint venture. However, we do not presently intend to invest in these types of securities.

We have no current intention to underwrite securities of other issuers.

Purchase and Sale of Investments

We expect to invest in hotels primarily for generation of current income and long-term capital appreciation. Although we do not currently intend to sell any hotels, subject to REIT qualification and prohibited transaction rules under the Code, we may deliberately and strategically dispose of assets in the future and redeploy funds into new acquisitions and redevelopment, renovation and expansion opportunities that align with our investment and growth strategies.

Lending and Borrowing Policies

Subject to the applicable law and the requirements for listed companies on the NYSE, we do not expect to engage in any significant lending in the future. However, we do not have a policy limiting our ability to make loans to other persons, although our ability to do so may be limited by applicable law, such as the Sarbanes-Oxley Act of 2002. Subject to tax rules applicable to REITs, we may make loans to unaffiliated third parties. For example, we may consider offering purchase money financing in connection with the disposition of assets in instances where the provision of that financing would increase the value to be received by us for the asset sold. We may choose to guarantee debt of certain joint ventures with third parties. Consideration for those guarantees may include, but is not limited to, fees, long-term management contracts, options to acquire additional ownership interests and promoted equity positions. Our board of directors may, in the future, adopt a formal lending policy without notice to or consent of our stockholders.

We do not have any current limitations on our borrowing, but we intend to target a net debt and preferred equity-to-EBITDA ratio of 5.0x or less. See “Our Business and Properties—Our Financing Strategy”.

Issuance of Additional Securities

Subject to applicable law and the requirements for listed companies on the NYSE, if our board of directors determines that obtaining additional capital would be advantageous to us, we may, without stockholder approval, issue debt or equity securities, including causing our operating partnership to issue additional operating partnership units, retain earnings (subject to the REIT distribution requirements for federal income tax purposes) or pursue a combination of these methods. As long as our operating partnership is in existence, the proceeds of all equity capital raised by us will be contributed to our operating partnership in exchange for additional common or preferred units, which will dilute the ownership interests of any other limited partners.

We may offer our shares of our common stock, common or preferred units in our operating partnership, or other debt or equity securities in exchange for cash, real estate assets or other investment targets, and to repurchase or otherwise re-acquire shares of our common stock, common or preferred units in our operating partnership or other debt or equity securities. We may issue preferred stock from time to time, in one or more classes or series, as authorized by our board of directors without the need for stockholder approval. We have not adopted a specific policy governing the issuance of senior securities at this time.

 

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We may, under certain circumstances, purchase shares of common or preferred stock in the open market or in private transactions with our stockholders, if those purchases are approved by our board of directors. After the completion of the separation and distribution, our board of directors has no present intention of causing us to repurchase any shares, and any action would only be taken in conformity with applicable federal and state laws and the applicable requirements for qualifying as a REIT.

In the future, we may institute a dividend reinvestment plan, which would allow our stockholders to acquire additional shares of common stock by automatically reinvesting their cash dividends. Shares would be acquired pursuant to the plan at a price equal to the then prevailing market price, without payment of brokerage commissions or service charges. Stockholders who do not participate in the plan will continue to receive cash dividends as declared.

Reporting Policies

We intend to make available to our stockholders audited annual financial statements and annual reports. Upon completion of the separation and distribution, we will become subject to the information reporting requirements of the Exchange Act, pursuant to which we will file periodic reports, proxy statements and other information, including audited financial statements, with the SEC.

Conflict of Interest Policies

Relationship with Our Operating Partnership

Conflicts of interest could arise in the future as a result of the relationships between us, on the one hand, and our operating partnership or any limited partner thereof (including Ashford Trust OP), on the other. Our directors and officers have duties to our company and our stockholders under applicable Maryland law in connection with their management of our company. At the same time, we, as general partner, have fiduciary duties and obligations to our operating partnership and to its limited partners under Delaware law and the partnership agreement of our operating partnership in connection with the management of our operating partnership. Our duties as general partner to our operating partnership and its partners may come into conflict with the duties of our directors and officers to our company and our stockholders.

Unless otherwise provided for in the relevant partnership agreement, Delaware law generally requires a general partner of a Delaware limited partnership to adhere to fiduciary duty standards under which it owes its limited partners the highest duties of good faith, fairness and loyalty and which generally prohibit such general partner from taking any action or engaging in any transaction as to which it has a conflict of interest.

The partnership agreement of our operating partnership provides that the provisions limiting our liability, as the general partner, to our operating partnership and the limited partners act as an express limitation of any fiduciary or other duties that we would otherwise owe our operating partnership and the limited partners. The provisions of Delaware law that allow the common law fiduciary duties of a general partner to be modified by a partnership agreement have not been resolved in a court of law, and we have not obtained an opinion of counsel covering the provisions set forth in the partnership agreement that purport to waive or restrict our fiduciary duties that would be in effect under common law were it not for the partnership agreement.

The partnership agreement of our operating partnership expressly limits our liability by providing that neither we, as the general partner of our operating partnership, nor any of our directors or officers, will be liable or accountable in damages to our operating partnership, the limited partners or assignees for errors in judgment, mistakes of fact or law or for any act or omission if we, or such director or officer, acted in good faith. In addition, our operating partnership is required to indemnify us, and our officers, directors, employees, agents and designees to the fullest extent permitted by applicable law from and against any and all claims arising from operations of our operating partnership, unless it is established that (1) the act or omission was material to the

 

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matter giving rise to the proceeding and was committed in bad faith or was the result of active and deliberate dishonesty, (2) the indemnified party actually received an improper personal benefit in money, property or services or (3) in the case of a criminal proceeding, the indemnified person had reasonable cause to believe that the act or omission was unlawful.

Policies Applicable to All Directors and Officers

We will be subject to certain conflicts of interest resulting from our relationship with Remington and Ashford Advisor. Remington is ultimately owned by Mr. Monty J. Bennett, our Chief Executive Officer and chairman of our board of directors, and his father Archie Bennett, Jr. In addition to their ownership interest in Remington, Mr. Monty Bennett is the Chief Executive Officer and a director of Remington, and his father Mr. Archie Bennett, Jr., is the chairman of Remington’s board of directors. Additionally, Mr. Monty Bennett is the Chief Executive Officer and Chairman of the Board of Ashford Advisor, our advisor. We intend to enter into numerous transactions with Remington and Ashford Advisor, including the following:

 

   

Ashford Advisor will handle all of our day-to-day operations pursuant to the terms of the advisory agreement.

 

   

Subject to certain conditions, we will enter into an agreement pursuant to which we will have a right of first offer with respect to properties belonging to Ashford Trust that satisfy our investment guidelines, to the extent that Ashford Trust controls the disposition of such assets, and Ashford Trust will have a similar right with respect to our assets.

 

   

Subject to the right of our independent directors to hire a third-party manager under certain circumstances, we will engage Remington as the property manager for any future hotel properties that we may acquire that are unencumbered by management agreements.

 

   

Subject to certain limited exceptions, we will have the right of first refusal to purchase any investments identified by Remington that satisfy our investment criteria.

 

   

Subject to the right of our independent directors to hire a third-party manager under certain circumstances, we will hire Remington, on a fee basis, for any future development of new properties and for providing project management and other services.

 

   

Remington may from time to time provide other services on the hotels it manages for a fee, subject to the determination by a majority of our independent directors that the fees charged by Remington are not comparable to then-current market rates for such services.

Please refer to the more detailed description of our agreements with Remington and Ashford Advisor contained in “Certain Agreements”.

Because we could be subject to various conflicts of interest arising from our relationship with Remington, Ashford Advisor and other parties, to mitigate any potential conflicts of interest, our initial board of directors is expected to consist of five independent directors, out of a total of seven. Furthermore, our charter requires that, at all times, a majority of our board of directors be independent directors and our corporate governance guidelines require that two-thirds of our board be independent directors at all times that we do not have an independent chairman. The charter requirement that a majority of our board be independent directors may not be amended, altered, changed or repealed without the affirmative vote of at least a majority of the independent directors on our board of directors and the affirmative vote of the holders of at least two-thirds of our then outstanding common stock. Also, our corporate governance policy provides that all decisions related to the right of first offer agreement with Ashford Trust; decisions related to the mutual exclusivity agreement or the master management agreement with Remington; decisions related to the advisory agreement with Ashford Advisor; decisions related to the option agreements with Ashford Trust; and all decisions related to the enforcement of the separation and distribution agreement be approved by a majority of the independent directors. In addition, our directors also are subject to provisions of Maryland law that address transactions between Maryland corporations and our directors or other entities in which our directors have a material financial interest.

 

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In addition, our charter, consistent with Maryland law, contains a requirement that any transaction or agreement involving us, our wholly-owned subsidiaries or our operating partnership and a director or officer or an affiliate of any director or officer will require the approval of a majority of disinterested directors. However, there can be no assurance that these policies always will be successful in eliminating the influence of such conflicts, and if they are not successful, decisions could be made that might not fully reflect the interests of all of our stockholders.

Our charter contains a requirement that any transaction or agreement involving us, our wholly-owned subsidiaries or our operating partnership and a director or officer or an affiliate of any director or officer will require the approval of a majority of the disinterested directors. Additionally, our board of directors has adopted a policy that requires all management decisions related to the master management agreement with Remington, all management decisions related to the advisory agreement with Ashford Advisor and all decisions with respect to enforcement of the contribution or sale agreements related to the initial properties to be approved by a majority of the independent directors, except as specifically provided otherwise in such agreements.

The MGCL provides that a contract or other transaction between a corporation and any of that corporation’s directors and any other entity in which that director is also a director or has a material financial interest is not void or voidable solely on the grounds of the common directorship or interest, the fact that the director was present at the meeting at which the contract or transaction is approved or the fact that the director’s vote was counted in favor of the contract or transaction, if:

 

   

the fact of the common directorship or interest is disclosed to the board or a committee of the board, and the board or that committee authorizes the contract or transaction by the affirmative vote of a majority of the disinterested directors, even if the disinterested directors constitute less than a quorum;

 

   

the fact of the common directorship or interest is disclosed to stockholders entitled to vote on the contract or transaction, and the contract or transaction is approved by a majority of the votes cast by the stockholders entitled to vote on the matter, other than votes of shares owned of record or beneficially by the interested director, corporation, firm or other entity; or

 

   

the contract or transaction is fair and reasonable to the corporation.

We cannot assure you that our rights under the mutual exclusivity agreement, the right of first offer agreement, our conflicts of interest policies or code of ethics or the MGCL will successfully eliminate conflicts of interest.

 

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STRUCTURE AND FORMATION OF OUR COMPANY

Structure

We are a newly-formed, externally-advised Maryland corporation that intends to qualify as a REIT. We are structured as an umbrella partnership REIT, commonly referred to as an UPREIT, in which our hotels are indirectly owned by our operating partnership through limited partnerships, limited liability companies or other subsidiaries. Ashford Prime OP General Partner LLC is our wholly-owned subsidiary that serves as the sole general partner of our operating partnership and, upon completion of the separation and distribution, we will own, indirectly through Ashford Prime OP Limited Partner LLC, another wholly-owned subsidiary, approximately 64.7% of the common units in our operating partnership. In the future, we may issue additional common units from time to time in connection with acquisitions of hotels or for financing, compensation or other reasons.

In order for the income from our hotel operations to constitute “rents from real property” for purposes of the gross income tests required for REIT qualification, we cannot directly or indirectly operate any of our hotels. Accordingly, we lease each of our initial hotels, and intend to lease any hotels we acquire in the future, to subsidiaries of our TRS lessees, and our TRS lessees have engaged, or will engage, third-party hotel management companies to manage our initial hotels, and any hotels we acquire in the future, on market terms. Our TRS lessees pay rent to us that we treat as “rents from real property,” provided that the third-party hotel management companies engaged by our TRS lessees to manage our hotels are deemed to be “eligible independent contractors” and certain other requirements are met. Our TRSs are subject to U.S. federal, state and local income taxes applicable to corporations.

Formation Transactions

Prior to or concurrently with the separation and distribution, we will engage in certain formation transactions, which are designed to consolidate the ownership of a portfolio of interests in eight properties currently owned by Ashford Trust into our operating partnership, provide for our external management, facilitate the separation and distribution, provide us with our initial capital and enable us to qualify as a REIT for U.S. federal income tax purposes commencing with our taxable year ending December 31, 2013.

In connection with our formation transactions, the following transactions have occurred or will occur concurrently with or prior to completion of the separation and distribution:

 

   

Ashford Hospitality Prime, Inc. was formed as a Maryland corporation on April 5, 2013 as a wholly-owned subsidiary of Ashford TRS.

 

   

Our operating partnership, Ashford Hospitality Prime Limited Partnership, was formed as a Delaware limited partnership on April 5, 2013.

 

   

Ashford Prime OP General Partner LLC, the general partner of our operating partnership and a wholly-owned subsidiary of ours, was formed as a Delaware limited liability company on April 5, 2013.

 

   

Ashford Prime OP Limited Partner LLC, a limited partner of our operating partnership and a wholly-owned subsidiary of ours, was formed as a Delaware limited liability company on April 5, 2013.

 

   

Pursuant to the terms of the separation and distribution agreement:

 

   

We will receive a contribution of direct and indirect interests in a portfolio of eight hotel properties, including the working capital associated with such properties, owned by Ashford Trust OP and certain of its subsidiaries plus $145.3 million in exchange for approximately 8.8 million common units of our operating partnership and approximately 16.1 million shares of our common stock. The common units of our operating partnership issued to Ashford Trust OP will be distributed to Ashford Trust OP’s limited partners, including Ashford Trust. Our common stock will be distributed to Ashford Trust’s stockholders. As a result of the contribution and distribution transactions, we will own approximately 64.7% of the common units of our operating partnership,

 

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Ashford Trust OP will own 20% of the common units of our operating partnership and other limited partners of Ashford Trust OP, including certain of our directors and officers and certain directors and officers of Ashford Trust, will own the remaining approximately 15.3% of the common units of our operating partnership.

 

   

Ashford Prime TRS, a wholly-owned subsidiary of our operating partnership, will purchase, for a cash payment of $3.0 million, direct or indirect interests in the three taxable REIT subsidiaries that currently lease six of the eight initial properties. The two taxable REIT subsidiaries that currently lease the two initial properties held in a joint venture will remain subsidiaries of the joint venture, but Ashford Trust’s equity interest in the joint venture will be contributed to our operating partnership.

 

   

In connection with the contribution of Ashford Trust’s interests in the eight initial hotel properties, we will assume property-level mortgage debt which had an outstanding principal balance on June 30, 2013 of approximately $625.9 million. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Ashford Trust may maintain certain limited guarantees for the benefit of the applicable lenders on this indebtedness. We will agree to indemnify Ashford Trust to the extent it realizes any losses or is required to make any payments with respect to such guarantees.

 

   

Ashford Trust will distribute 100% of our common stock to its stockholders as a taxable pro rata special distribution.

 

   

We will enter into an advisory agreement with Ashford Advisor.

 

   

Our operating partnership expects to enter into a revolving credit facility concurrently with the separation and distribution.

 

   

We will enter into a separation and distribution agreement, two separate option agreements to acquire specific properties, a right of first offer agreement and registration rights agreements with Ashford Trust OP and certain of its subsidiaries as well as a registration rights agreement with the other limited partners of Ashford Trust OP who will become limited partners of our operating partnership. We will also enter into a mutual exclusivity agreement with Remington that will be consented and agreed to by Mr. Monty J. Bennett, our chief executive officer and chairman, and a Master Management Agreement with Remington. See “Certain Relationships and Related Person Transactions.”

Upon completion of the separation and distribution:

 

   

We will be the sole managing member of Ashford Prime OP General Partner LLC, which is the sole general partner of our operating partnership. We will own approximately 64.7% of the outstanding common units of our operating partnership, meaning that our stockholders will own approximately 64.7% of our common stock on a fully-diluted basis.

 

   

Ashford Trust OP will own 20% of the outstanding common units of our operating partnership, which, if redeemed for shares of our common stock, would represent 20% of our outstanding common stock assuming all common units are redeemed for shares of our common stock.

 

   

We expect to have property-level consolidated indebtedness that as of June 30, 2013 had an outstanding principal balance of approximately $625.9 million. If the two properties subject to option agreements are acquired, assuming both are encumbered by debt at the time of the acquisition, our property-level indebtedness is expected to be approximately $814.4 million, with a weighted average interest rate of 5.42% per annum (assuming all such debt was outstanding at June 30, 2013). Additionally, we expect to have the ability to incur an additional $150 million of indebtedness under our anticipated revolving credit facility.

 

   

We will be responsible for reimbursing the initial transaction cost of the separation and distribution, which is expected to be approximately $13.4 million.

 

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In general, we intend to own our properties and conduct substantially all of our business through our operating partnership and its subsidiaries, including Ashford Prime TRS.

 

   

Each of our initial eight properties will be held in a separate partnership. Six of these partnerships will be wholly-owned subsidiaries of Ashford Prime OP and two will be held in a joint venture structure in which Ashford Prime OP will own a 75% interest and will control the general partner.

Our Structure

The following diagram depicts our ownership structure upon completion of the separation and distribution.

 

LOGO

 

* The total number of shares of Ashford Trust’s common stock and Ashford Prime’s common stock outstanding used in calculating the ownership percentages assumes that all operating partnership units including those held by each of the officers and directors of Ashford Trust and Ashford Prime, respectively, including LTIP units, have been converted into common stock.
** Includes Mr. Archie Bennett, Jr.,chairman emeritus and co-founder of Ashford Trust.

As shown in the chart above, we own two of our properties in a joint venture structure. We have a 75% ownership interest in this joint venture and serve as the general partner; however, all major decisions related to these properties, including decisions related to selling or refinancing the hotels, are subject to the written approval of our joint venture partner. We also have the benefit of a preferred distribution in an amount equal to an 11% annual return on our unreturned ordinary capital.

 

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Accounting Treatment of our Formation Transactions

We will account for the contribution of direct and indirect interests in a portfolio of eight hotel properties, including the working capital associated with such properties, owned by Ashford Trust and certain of its subsidiaries and $145.3 million contributed by Ashford Trust and certain of its subsidiaries in exchange for common units of the Ashford Prime operating partnership and shares of Ashford Prime common stock as a spin-off in accordance with the Subtopic 505-60, Spinoffs and Reverse Spinoffs.

Based on the guidance in paragraph 2 of 505-60-15, the guidance is applicable to all transactions involving the distribution of nonmonetary assets that constitute a business. A business is defined as “an integrated set of activities and assets that is capable of being conducted and managed for the purpose of providing a return in the form of dividends, lower costs, or other economic benefits directly to investors or other owners, members, or participants. The assets being contributed are eight hotel properties and related management agreements that constitute inputs and processes applied to those inputs that have the ability to create outputs and therefore meets the definition of a business.

Paragraph 2 of Subtopic 505-60-25 states that the accounting for the distribution of nonmonetary assets to owners of an entity in a spinoff is based on the recorded amount (after reduction, if appropriate, for an indicated impairment of value) if the nonmonetary assets being distributed constitutes a business. Therefore, since the hotel portfolio being distributed constitutes a business, Ashford Prime will record the distribution of the portfolio of eight hotel properties, including the working capital associated with such properties at the carrying value of the applicable assets based on Ashford Trust’s carrying value.

We will account for the purchase of the TRS subsidiaries as a reorganization of entities under common control which would not result in a stepped up basis. Both the spin-off transaction and the sale of the TRS subsidiaries will be accounted for as a single transaction. The TRS subsidiaries hold all of the operating assets and liabilities of the hotel operations, which are reflected in the Combined Hotel Group. The total combined consideration given includes shares of Ashford Prime common stock, common units in Ashford Prime Operating Partnership and $6 million in cash. Therefore, based on the guidance in ASC 805-50, the $6 million will be treated as a distribution.

In return for the contribution of direct and indirect interests in a portfolio of eight hotel properties, including the working capital associated with such properties, owned by Ashford Trust and certain of its subsidiaries and $145.3 million contributed by Ashford Trust and certain of its subsidiaries, Ashford Trust will receive approximately 8.8 million common units of our partnership and approximately 16.1 million shares of our common stock. The common units of our operating partnership issued to Ashford Trust OP will be distributed to Ashford Trust OP’s limited partners, including Ashford Trust. Our common stock will be distributed to Ashford Trust’s stockholders. Ashford Trust will retain approximately 5.0 million common units of our operating partnership, which will equal 20% of the outstanding units of Ashford Prime OP, which represents the interest Ashford Trust is retaining in the transaction.

 

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PRINCIPAL STOCKHOLDERS

As of the date hereof, all of the outstanding shares of our common stock are owned by Ashford Trust TRS, a wholly-owned subsidiary of Ashford Trust. After the distribution, neither Ashford Trust TRS nor Ashford Trust will own any of our common stock. The following table sets forth certain information regarding the ownership of our common stock, assuming completion of the separation and distribution, by (1) each person who beneficially owns, directly or indirectly, more than 5% of our common stock, (2) each of our directors, director nominees and executive officers and (3) all of our directors, director nominees and executive officers as a group. In accordance with SEC rules, each listed person’s beneficial ownership includes: (1) all shares the person actually owns beneficially or of record; (2) all shares over which the person has or shares voting or dispositive control (such as in the capacity of a general partner of an investment fund); and (3) all shares the person has the right to acquire within 60 days. Unless otherwise indicated, each person or entity named below has sole voting and investment power with respect to all shares of common stock shown to be beneficially owned by such person or entity. We based the share amounts on each person’s beneficial ownership of Ashford Trust common stock as of                     , 2013, unless we indicate some other basis for the share amounts, and assuming a distribution ratio of one share of our common stock for every five shares of Ashford Trust common stock.

To the extent our directors and officers own Ashford Trust common stock at the time of the separation, they will participate in the distribution on the same terms as other holders of Ashford Trust common stock. Except as otherwise noted in the footnotes below, each person or entity identified below has sole voting and investment power with respect to such securities.

Following the separation and distribution, we will have outstanding an aggregate of 16,113,577 shares of common stock based upon 80,567,887 shares of Ashford Trust common stock outstanding on                     , 2013, applying the distribution ratio of one share of our common stock for every five shares of Ashford Trust common stock held as of the record date.

Except as indicated in the footnotes to the table below, the business address of the stockholders listed below is the address of our principal executive office, 14185 Dallas Parkway, Suite 1100, Dallas, Texas 75254.

 

Name and Address of Beneficial Owner

   Amount and Nature of
Beneficial Ownership (1)
   Percent  of
Class (2)

Ashford Hospitality Limited Partnership

     

Monty J. Bennett

     

Douglas A. Kessler

     

David A. Brooks

     

David J. Kimichik

     

Jeremy J. Welter

     

Mark L. Nunneley

     

Stefani D. Carter

     

Curtis B. McWilliams

     

W. Michael Murphy

     

Mathew D. Rinaldi

     

Andrew L. Strong

     

All directors, director nominees and executive officers as a group (11 persons)

     

 

(1)

Ownership includes common units to be issued in connection with the separation and distribution. Beginning one year from the issuance date, such common units issued are redeemable by the holder for cash or, at our option, shares of our common stock on a one-for-one basis. Assumes that all common units of our operating partnership held by such person or group of persons are redeemed for common stock (regardless of when such units are redeemable).

(2)  

In computing the percentage ownership of a person or group, we have assumed that the common units held by that person or the persons in the group have been redeemed for shares of common stock and that those shares are outstanding but that no common units held by other persons are redeemed for shares of common stock.

 

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DESCRIPTION OF OUR CAPITAL STOCK

General

We were formed under the laws of the State of Maryland. Rights of our stockholders are governed by the MGCL, our charter and our bylaws. The following is a summary of the material provisions of our capital stock. Copies of our charter and bylaws are filed as exhibits to the registration statement of which this information statement is a part. See “Where You Can Find Additional Information.”

Authorized Stock

Our charter provides that we may issue up to 200 million shares of common stock, par value $0.01 per share, and 50 million shares of preferred stock, par value $0.01 per share. Our board of directors, without any action by our stockholders, may amend our charter to increase or decrease the aggregate number of shares of our common stock or the number of shares of our stock of any class or series. Upon completion of the separation and distribution, we expect to have 16,113,577 shares of our common stock outstanding. No shares of our preferred stock will be outstanding upon the completion of the separation and distribution.

Common Stock

All shares of our common stock covered by this information statement will be duly authorized, fully paid and nonassessable. Subject to the preferential rights of any other class or series of stock and to the provisions of the charter regarding the restrictions on transfer of stock, holders of shares of our common stock are entitled to receive dividends on such stock when, as and if authorized by our board of directors out of assets or funds legally available therefor and declared by us and to share ratably in the assets of our company legally available for distribution to our stockholders in the event of our liquidation, dissolution or winding up after payment of or adequate provision for all known debts and liabilities of our company, including the preferential rights on dissolution of any class or classes of preferred stock.

Subject to the provisions of our charter regarding the restrictions on transfer of stock, each outstanding share of our common stock entitles the holder to one vote on all matters submitted to a vote of stockholders, including the election of directors. Except as provided with respect to any other class or series of stock, the holders of our common stock will possess the exclusive voting power. There is no cumulative voting in the election of our board of directors, which means that the holders of a plurality of the outstanding shares of our common stock can elect all of the directors then standing for election and the holders of the remaining shares will not be able to elect any directors.

Holders of shares of our common stock have no preference, conversion, exchange, sinking fund, redemption or appraisal rights and have no preemptive rights to subscribe for any securities of our company. Subject to the provisions of our charter regarding the restrictions on transfer of stock, shares of our common stock will have equal dividend, liquidation and other rights.

Under the MGCL, a Maryland corporation generally cannot dissolve, amend its charter, merge, consolidate, transfer all or substantially all of its assets, engage in a statutory share exchange or engage in similar transactions outside the ordinary course of business unless declared advisable by the board of directors and approved by the affirmative vote of stockholders holding at least two-thirds of the shares entitled to vote on the matter unless a lesser percentage (but not less than a majority of all of the votes entitled to be cast on the matter) is set forth in the corporation’s charter. Our charter provides for the affirmative vote of stockholders holding at least a majority of the shares entitled to be cast to approve each of these matters, except that two-thirds of all votes are required to amend the provisions of our charter regarding restrictions on the transfer and ownership of our stock and 80% of all votes, plus two-thirds of all votes of persons (if any) who are not interested stockholders or affiliates or associates of interested stockholders, are required to amend the provisions of our charter regarding the

 

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inapplicability of the “business combinations” statute under Maryland law. Maryland law permits a corporation to transfer all or substantially all of its assets without the approval of the stockholders of the corporation to one or more persons if all of the equity interests of the person or persons are owned, directly or indirectly, by the corporation. Because operating assets may be held by a corporation’s subsidiaries, as in our situation, this may mean that a subsidiary of a corporation can transfer all of its assets without a vote of the corporation’s stockholders.

Our charter authorizes our board of directors to reclassify any unissued shares of our common stock into other classes or series of classes of stock and to establish the number of shares in each class or series and to set the preferences, conversion and other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications or terms or conditions of redemption for each such class or series.

Preferred Stock

Our charter authorizes our board of directors to classify any unissued shares of preferred stock and to reclassify any previously classified but unissued shares of any series. Prior to issuance of shares of each series, our board of directors is required by the MGCL and our charter to set the terms, preferences, conversion or other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications and terms or conditions of redemption for each such series. Thus, our board of directors could authorize the issuance of shares of preferred stock with terms and conditions that could have the effect of delaying, deferring or preventing a transaction or a change of control of our company that might involve a premium price for holders of our common stock or that stockholders believe may be in their best interests.

Power to Increase Authorized Stock and Issue Additional Shares of Our Common Stock and Preferred Stock

We believe that the power of our board of directors, without stockholder approval, to amend our charter to increase the aggregate number of shares of our authorized stock or the number of shares of stock of any class or series, issue additional authorized but unissued shares of our common stock or preferred stock and to classify or reclassify unissued shares of our common stock or preferred stock and thereafter to issue such classified or reclassified shares of stock provides us with flexibility in structuring possible future financings and acquisitions and in meeting other needs which might arise. The additional classes or series, as well as the common stock, will be available for issuance without further action by our stockholders, unless stockholder consent is required by applicable law or the rules of any stock exchange or automated quotation system on which our securities may be listed or traded. Although our board of directors does not currently intend to do so, it could authorize us to issue an additional class or series of stock that could, depending upon the terms of the particular class or series, delay, defer or prevent a transaction or a change of control of our company, even if such transaction or change of control involves a premium price for our stockholders or stockholders believe that such transaction or change of control may be in their best interests.

Restrictions on Ownership and Transfer

In order for us to qualify as a REIT under the Code, not more than 50% of the value of the outstanding shares of our stock may be owned, actually or constructively, by five or fewer individuals (as defined in the Code to include certain entities) during the last half of a taxable year (other than the first year for which an election to be a REIT has been made by us). In addition, if we, or one or more owners (actually or constructively) of 10% or more of us, actually or constructively own 10% or more of a tenant of ours (or a tenant of any partnership in which we are a partner), other than a TRS, the rent received by us (either directly or through any such partnership) from such tenant will not be qualifying income for purposes of the REIT gross income tests of the Code. Our stock must also be beneficially owned by 100 or more persons during at least 335 days of a taxable year of 12 months or during a proportionate part of a shorter taxable year (other than the first year for which an election to be a REIT has been made by us).

 

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Our charter contains restrictions on the ownership and transfer of our capital stock that are intended to assist us in complying with these requirements and continuing to qualify as a REIT. The relevant sections of our charter provide that, subject to the exceptions described below, no person or persons acting as a group may own, or be deemed to own by virtue of the attribution provisions of the Code, more than (i) 9.8% of the lesser of the total number or value of the outstanding shares of our common stock or (ii) 9.8% of the lesser of the total number or value of the outstanding shares of any class or series of our preferred stock or any other stock of our company. We refer to this restriction as the “ownership limit.”

The ownership attribution rules under the Code are complex and may cause stock owned actually or constructively by a group of related individuals and/or entities to be owned constructively by one individual or entity. As a result, the acquisition of less than 9.8% of our common stock (or the acquisition of an interest in an entity that owns, actually or constructively, our common stock) by an individual or entity, could, nevertheless cause that individual or entity, or another individual or entity, to own constructively in excess of 9.8% of our outstanding common stock and thereby subject the common stock to the ownership limit.

Our board of directors may, in its sole discretion, waive the ownership limit with respect to one or more stockholders who would not be treated as “individuals” for purposes of the Code if it determines that such ownership will not cause any “individual’s” beneficial ownership of shares of our capital stock to violate the ownership limit and that any exemption from the ownership limit will not jeopardize our status as a REIT (for example, by causing any tenant of ours to be considered a “related party tenant” for purposes of the REIT qualification rules).

As a condition of our waiver, our board of directors may require an opinion of counsel or IRS ruling satisfactory to our board of directors, and/or representations or undertakings from the applicant with respect to preserving our REIT status.

In connection with the waiver of the ownership limit or at any other time, our board of directors may decrease the ownership limit for all other persons and entities; provided, however, that the decreased ownership limit will not be effective for any person or entity whose percentage ownership in our capital stock is in excess of such decreased ownership limit until such time as such person or entity’s percentage of our capital stock equals or falls below the decreased ownership limit, but any further acquisition of our capital stock in excess of such percentage ownership of our capital stock will be in violation of the ownership limit. Additionally, the new ownership limit may not allow five or fewer “individuals” (as defined for purposes of the REIT ownership restrictions under the Code) to beneficially own more than 49.5% of the value of our outstanding capital stock.

Our charter provisions further prohibit:

 

   

any person from actually or constructively owning shares of our capital stock that would result in us being “closely held” under Section 856(h) of the Code (without regard to whether the ownership interest is held during the last half of the taxable year);

 

   

any person from transferring shares of our capital stock if such transfer would result in shares of our stock being beneficially owned by fewer than 100 persons (determined without reference to any rules of attribution);

 

   

beneficially or constructively owning our stock to the extent such beneficial or constructive ownership would cause us to constructively own ten percent or more of the ownership interests in a tenant (other than a TRS) of our real property within the meaning of Section 856(d)(2)(B) of the Code; or

 

   

beneficially or constructively owning or transferring our stock if such ownership or transfer would otherwise cause us to fail to qualify as a REIT under the Code, including, but not limited to, as a result of any hotel management companies failing to qualify as “eligible independent contractors” under the REIT rules.

 

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Any person who acquires or attempts or intends to acquire beneficial or constructive ownership of shares of our common stock that will or may violate any of the foregoing restrictions on transferability and ownership will be required to give notice immediately to us and provide us with such other information as we may request in order to determine the effect of such transfer on our status as a REIT. The foregoing provisions on transferability and ownership will not apply if our board of directors determines that it is no longer in our best interests to attempt to qualify, or to continue to qualify, as a REIT.

Pursuant to our charter, if any purported transfer of our capital stock or any other event would otherwise result in any person violating the ownership limits or the other restrictions in our charter, then any such purported transfer will be void and of no force or effect with respect to the purported transferee or owner (collectively referred to hereinafter as the “purported owner”) as to that number of shares in excess of the ownership limit (rounded up to the nearest whole share). The number of shares in excess of the ownership limit will be automatically transferred to, and held by, a trust for the exclusive benefit of one or more charitable organizations selected by us. The trustee of the trust will be designated by us and must be unaffiliated with us and with any purported owner. The automatic transfer will be effective as of the close of business on the business day prior to the date of the violative transfer or other event that results in a transfer to the trust. Any dividend or other distribution paid to the purported owner, prior to our discovery that the shares had been automatically transferred to a trust as described above, must be repaid to the trustee upon demand for distribution to the beneficiary of the trust and all dividends and other distributions paid by us with respect to such “excess” shares prior to the sale by the trustee of such shares shall be paid to the trustee for the beneficiary. If the transfer to the trust as described above is not automatically effective, for any reason, to prevent violation of the applicable ownership limit, then our charter provides that the transfer of the excess shares will be void. Subject to Maryland law, effective as of the date that such excess shares have been transferred to the trust, the trustee shall have the authority (at the trustee’s sole discretion and subject to applicable law) (i) to rescind as void any vote cast by a purported owner prior to our discovery that such shares have been transferred to the trust and (ii) to recast such vote in accordance with the desires of the trustee acting for the benefit of the beneficiary of the trust, provided that if we have already taken irreversible action, then the trustee shall not have the authority to rescind and recast such vote.

Shares of our capital stock transferred to the trustee are deemed offered for sale to us, or our designee, at a price per share equal to the lesser of (i) the price paid by the purported owner for the shares (or, if the event which resulted in the transfer to the trust did not involve a purchase of such shares of our capital stock at market price, the market price on the day of the event which resulted in the transfer of such shares of our capital stock to the trust) and (ii) the market price on the date we, or our designee, accepts such offer. We have the right to accept such offer until the trustee has sold the shares of our capital stock held in the trust pursuant to the clauses discussed below. Upon a sale to us, the interest of the charitable beneficiary in the shares sold terminates and the trustee must distribute the net proceeds of the sale to the purported owner and any dividends or other distributions held by the trustee with respect to such capital stock will be paid to the charitable beneficiary.

If we do not buy the shares, the trustee must, within 20 days of receiving notice from us of the transfer of shares to the trust, sell the shares to a person or entity designated by the trustee who could own the shares without violating the ownership limits. After that, the trustee must distribute to the purported owner an amount equal to the lesser of (i) the net price paid by the purported owner for the shares (or, if the event which resulted in the transfer to the trust did not involve a purchase of such shares at market price, the market price on the day of the event which resulted in the transfer of such shares of our capital stock to the trust) and (ii) the net sales proceeds received by the trust for the shares. Any proceeds in excess of the amount distributable to the purported owner will be distributed to the beneficiary.

Our charter also provides that “Benefit Plan Investors” (as defined in our charter) may not hold, individually or in the aggregate, 25% or more of the value of any class or series of shares of our capital stock to the extent such class or series does not constitute “Publicly Offered Securities” (as defined in our charter).

 

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All persons who own, directly or by virtue of the attribution provisions of the Code, more than 5% (or such other percentage as provided in the regulations promulgated under the Code) of the lesser of the number or value of the shares of our outstanding capital stock must give written notice to us within 30 days after the end of each calendar year. In addition, each stockholder will, upon demand, be required to disclose to us in writing such information with respect to the direct, indirect and constructive ownership of shares of our stock as our board of directors deems reasonably necessary to comply with the provisions of the Code applicable to a REIT, to comply with the requirements or any taxing authority or governmental agency or to determine any such compliance.

All certificates representing shares of our capital stock bear a legend referring to the restrictions described above.

These ownership limits could delay, defer or prevent a transaction or a change of control of our company that might involve a premium price over the then prevailing market price for the holders of some, or a majority, of our outstanding shares of common stock or which such holders might believe to be otherwise in their best interest.

Transfer Agent and Registrar

The transfer agent and registrar for our common stock and preferred stock is Computershare Trust Company, N.A.

 

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MATERIAL PROVISIONS OF MARYLAND LAW

AND OF OUR CHARTER AND BYLAWS

The following is a summary of material provisions of Maryland law and of our charter and bylaws. Copies of our charter and bylaws are filed as exhibits to the registration statement of which this information statement is a part. See “Where You Can Find Additional Information.”

The Board of Directors

Our bylaws provide that the number of directors of our company may be established by our board of directors but may not be fewer than the minimum number permitted under the MGCL and not more than 15. Pursuant to Subtitle 8 of Title 3 of the MGCL, our charter provides any and all vacancies on the board of directors will be filled only by the affirmative vote of a majority of the remaining directors even if the remaining directors constitute less than a quorum. Any director elected to fill a vacancy will serve for the remainder of the full term of the directorship in which the vacancy occurred and until a successor is elected and qualifies. Our charter provides that a director may be removed only for cause and only upon the affirmative vote of a majority of the votes entitled to be cast in the election of directors. For cause means, with respect to any particular director, conviction of a felony or a final judgment of court of competent jurisdiction holding that such director caused demonstrable, material harm to us through bad faith or active deliberate dishonesty. However, because of the board’s exclusive power to fill vacant directorships, stockholders will be precluded from filling the vacancies created by any removal with their own nominees.

Pursuant to our charter, each member of our board of directors will serve one year terms and until their successors are elected and qualified. Holders of shares of our common stock will have no right to cumulative voting in the election of directors. Consequently, at each annual meeting of stockholders at which our board of directors is elected, the holders of a plurality of the shares of our common stock will be able to elect all of the members of our board of directors. Pursuant to our charter, for so long as Ashford Advisor serves as our external advisor, we are required to include two persons designated by Ashford Advisor as candidates for election as director at any stockholder meeting at which directors are elected.

Business Combinations

Maryland law prohibits “business combinations” between a corporation and an interested stockholder or an affiliate of an interested stockholder for five years after the most recent date on which the interested stockholder becomes an interested stockholder. These business combinations include a merger, consolidation, statutory share exchange, or, in circumstances specified in the statute, certain transfers of assets, certain stock issuances and transfers, liquidation plans and reclassifications involving interested stockholders and their affiliates as asset transfer or issuance or reclassification of equity securities. Maryland law defines an interested stockholder as:

 

   

any person who beneficially owns 10% or more of the voting power of our voting stock; or

 

   

an affiliate or associate of the corporation who, at any time within the two-year period prior to the date in question, was the beneficial owner of 10% or more of the voting power of the then-outstanding voting stock of the corporation.

A person is not an interested stockholder if the board of directors approves in advance the transaction by which the person otherwise would have become an interested stockholder. However, in approving the transaction, the board of directors may provide that its approval is subject to compliance, at or after the time of approval, with any terms and conditions determined by the board of directors.

After the five year prohibition, any business combination between a corporation and an interested stockholder generally must be recommended by the board of directors and approved by the affirmative vote of at least:

 

   

80% of the votes entitled to be cast by holders of the then outstanding shares of common stock; and

 

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two-thirds of the votes entitled to be cast by holders of the common stock other than shares held by the interested stockholder with whom or with whose affiliate the business combination is to be effected or shares held by an affiliate or associate of the interested stockholder.

These super-majority vote requirements do not apply if certain fair price requirements set forth in the MGCL are satisfied.

The statute permits various exemptions from its provisions, including business combinations that are approved by the board of directors before the time that the interested stockholder becomes an interested stockholder.

Our charter includes a provision excluding the corporation from these provisions of the MGCL and, consequently, the five-year prohibition and the super-majority vote requirements will not apply to business combinations between us and any interested stockholder of ours unless we later amend our charter, with stockholder approval, to modify or eliminate this provision. Any such amendment may not be effective until 18 months after the stockholder vote, may not apply to any business combination involving us and an interested stockholder (or affiliate) who became an interested stockholder on or before the date of the vote and requires the vote of at least 80% of the votes entitled to be cast by the holders of outstanding voting stock and two-thirds of the votes entitled to be cast by persons (if any) who are not interested stockholders or affiliates or associates of interested stockholders. We believe that our ownership restrictions will substantially reduce the risk that a stockholder would become an “interested stockholder” within the meaning of the Maryland business combination statute.

Control Share Acquisitions

The MGCL provides that “control shares” of a Maryland corporation acquired in a “control share acquisition” have no voting rights except to the extent approved at a special meeting by the affirmative vote of two-thirds of the votes entitled to be cast on the matter, excluding shares of stock in a corporation in respect of which any of the following persons is entitled to exercise or direct the exercise of the voting power of shares of stock of the corporation in the election of directors: (i) a person who makes or proposes to make a control share acquisition, (ii) an officer of the corporation or (iii) an employee of the corporation who is also a director of the corporation. “Control shares” are voting shares of stock which, if aggregated with all other such shares of stock previously acquired by the acquiror or in respect of which the acquiror is able to exercise or direct the exercise of voting power (except solely by virtue of a revocable proxy), would entitle the acquiror to exercise voting power in electing directors within one of the following ranges of voting power: (i) one-tenth or more but less than one-third, (ii) one-third or more but less than a majority, or (iii) a majority or more of all voting power. Control shares do not include shares the acquiring person is then entitled to vote as a result of having previously obtained stockholder approval. A “control share acquisition” means the acquisition, directly or indirectly, by any person of ownership, or the power to direct the exercise of voting power with respect to, issued and outstanding control shares, subject to certain exceptions.

A person who has made or proposes to make a control share acquisition, upon satisfaction of certain conditions (including an undertaking to pay expenses), may compel our board of directors to call a special meeting of stockholders to be held within 50 days of demand to consider the voting rights of the shares. If no request for a meeting is made, the corporation may itself present the question at any stockholders meeting. If voting rights are not approved at the meeting or if the acquiring person does not deliver an acquiring person statement as required by the statute, then, subject to certain conditions and limitations, the corporation may redeem any or all of the control shares (except those for which voting rights have previously been approved) for fair value determined, without regard to the absence of voting rights for the control shares, as of the date of the last control share acquisition by the acquiror or of any meeting of stockholders at which the voting rights of such shares are considered and not approved. If voting rights for control shares are approved at a stockholders meeting and the acquiror becomes entitled to vote a majority of the shares entitled to vote, all other stockholders may

 

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exercise appraisal rights. The fair value of the shares as determined for purposes of such appraisal rights may not be less than the highest price per share paid by the acquiror in the control share acquisition.

The control share acquisition statute does not apply to (i) shares acquired in a merger, consolidation or share exchange if the corporation is a party to the transaction or (ii) acquisitions approved or exempted by the charter or bylaws of the corporation at any time prior to the acquisition of the shares.

Our charter contains a provision exempting from the control share acquisition statute any and all acquisitions by any person of our common stock and, consequently, the applicability of the control share acquisitions unless we later amend our charter, with stockholder approval, to modify or eliminate this provision.

Maryland Unsolicited Takeovers Act

Subtitle 8 of Title 3 of the MGCL permits a Maryland corporation with a class of equity securities registered under the Exchange Act, and at least three independent directors to elect to be subject, by provision in its charter or bylaws or a resolution of its board of directors, to any or all of five provisions:

 

   

a classified board;

 

   

a two-thirds vote requirement for removing a director;

 

   

a requirement that the number of directors be fixed only by vote of directors;

 

   

a requirement that a vacancy on the board be filled only by the remaining directors and for the remainder of the full term of the directorship in which the vacancy occurred; and

 

   

a majority requirement for the calling of a special meeting of stockholders.

In our charter, we have elected that vacancies on the board be filled only by the remaining directors, even if the remaining directors do not constitute a quorum, and for the remainder of the full term of the directorship in which the vacancy occurred. Through provisions in our charter and bylaws unrelated to Subtitle 8, we:

 

   

vest in the board the exclusive power to fix the number of directorships; and

 

   

provide that unless called by our board of directors, the chairman of our board of directors, our chief executive officer or our president, a special meeting of stockholders may only be called by our secretary upon the written request of the holders of common stock entitled to cast not less than a majority of all votes entitled to be cast at such meeting.

Amendment to Our Charter

Our charter may be amended only if declared advisable by the board of directors and approved by the affirmative vote of the holders of at least a majority of all of the votes entitled to be cast on the matter, except that two-thirds of all votes are required to amend the provisions of our charter regarding restrictions on the transfer and ownership of our stock and 80% of all votes, plus two-thirds of all votes of shareholders (if any) who are not interested shareholders (or their affiliates or associates), are required to amend the provisions of our charter regarding the inapplicability of the “business combinations” statute under Maryland law. As permitted by the MGCL, our charter contains a provision permitting our directors, without any action by our stockholders, to amend the charter to increase or decrease the aggregate number of shares of stock of any class or series that we have authority to issue. Our board of directors has the exclusive power to adopt, alter or repeal any provision of our bylaws and make new bylaws.

Dissolution of Our Company

The dissolution of our company must be declared advisable by the board of directors and approved by the affirmative vote of the holders of not less than a majority of all of the votes entitled to be cast on the matter.

 

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Meetings of Stockholders

Special meetings of stockholders may be called only by our board of directors, the chairman of our board of directors, our chief executive officer or, in the case of a stockholder requested special meeting, by our secretary upon the written request of the holders of common stock entitled to cast not less than a majority of all votes entitled to be cast at such meeting. Only matters set forth in the notice of the special meeting may be considered and acted upon at such a meeting.

Advance Notice of Director Nominations and New Business

Our bylaws provide that:

 

   

with respect to an annual meeting of stockholders, the only business to be considered and the only proposals to be acted upon, including nominations of persons for election to our board of directors, will be those properly brought before the annual meeting:

 

  pursuant to our notice of the meeting;

 

  by, or at the direction of, our board of directors; or

 

  by a stockholder who is entitled to vote at the meeting and has complied with the advance notice procedures set forth in our bylaws;

 

   

with respect to a special meeting of stockholders, only the business specified in our company’s notice of meeting may be brought before the meeting of stockholders; and

 

   

with respect to a special meeting of stockholders, nominations of persons for election to our board of directors may be made only:

 

  by, or at the direction of, our board of directors; or

 

  by a stockholder who is entitled to vote at the meeting and has complied with the advance notice provisions set forth in our bylaws.

Generally, in accordance with our bylaws, a stockholder seeking to nominate a director or bring other business before our annual meeting of stockholders must deliver a notice to our secretary not less than 90 days nor more than 120 days prior to the first anniversary of the date of mailing of the notice for the prior year’s annual meeting of stockholders (for purposes of our 2014 annual meeting, notice of the prior year’s annual meeting shall be deemed to have been mailed on April 12, 2013). For a stockholder seeking to nominate a candidate for our board of directors, the notice must include all information regarding the nominee that would be required in connection with the solicitation for the election of such nominee, including name, address, occupation and number of shares held. For a stockholder seeking to propose other business, the notice must include a description of the proposed business, the reasons for the proposal and other specified matters.

No Stockholder Rights Plan

We do not have, and we do not intend to adopt, a stockholder rights plan unless our stockholders approve in advance the adoption of a plan or, if our board of directors adopts a plan for our company, we submit the stockholder rights plan to our stockholders for a ratification vote within 12 months of adoption, without which the plan will terminate.

Anti-Takeover Effect of Certain Provisions of Maryland Law and of Our Charter and Bylaws

The advance notice provisions of our bylaws could delay, defer or prevent a transaction or a change of control of our company that might involve a premium price for holders of our common stock or that stockholders otherwise believe may be in their best interest. Likewise, if our company’s charter were to be amended to avail

 

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the corporation of the business combination provisions of the MGCL or to remove or modify the provision in the charter opting out of the control share acquisition provisions of the MGCL, these provisions of the MGCL could have similar anti-takeover effects.

Indemnification and Limitation of Directors’ and Officers’ Liability

Our charter and the partnership agreement provide for indemnification of our officers and directors against liabilities to the fullest extent permitted by Maryland law, as amended from time to time.

Maryland law requires a corporation (unless its charter provides otherwise, which our charter does not) to indemnify a director or officer who has been successful, on the merits or otherwise, in the defense of any proceeding to which he or she is made a party by reason of his or her service in that capacity. Maryland law permits a corporation to indemnify its present and former directors and officers, among others, against judgments, penalties, fines, settlements and reasonable expenses actually incurred by them in connection with any proceeding to which they may be made a party by reason of their service in those or other capacities unless it is established that:

 

   

an act or omission of the director or officer was material to the matter giving rise to the proceeding and:

 

  was committed in bad faith; or

 

  was the result of active and deliberate dishonesty;

 

   

the director or officer actually received an improper personal benefit in money, property or services; or

 

   

in the case of any criminal proceeding, the director or officer had reasonable cause to believe that the act or omission was unlawful.

However, under Maryland law, a Maryland corporation may not indemnify for an adverse judgment in a suit by or in the right of the corporation (other than for expenses incurred in a successful defense of such an action) or for a judgment of liability on the basis that personal benefit was improperly received. In addition, Maryland law permits a corporation to advance reasonable expenses to a director or officer upon the corporation’s receipt of:

 

   

a written affirmation by the director or officer of his good faith belief that he has met the standard of conduct necessary for indemnification by the corporation; and

 

   

a written undertaking by the director or on the director’s behalf to repay the amount paid or reimbursed by the corporation if it is ultimately determined that the director did not meet the standard of conduct.

Maryland law permits a Maryland corporation to include in its charter a provision limiting the liability of its directors and officers to the corporation and its stockholders for money damages except for liability resulting from actual receipt of an improper benefit or profit in money, property or services or active and deliberate dishonesty established by a final judgment as being material to the cause of action. Our charter contains such a provision which eliminates such liability to the maximum extent permitted by Maryland law. These limitations of liabilities do not apply to liabilities arising under the federal securities laws and do not generally affect the availability of equitable remedies such as injunctive relief or rescission.

Our bylaws obligate us, to the fullest extent permitted by Maryland law in effect from time to time, to indemnify and, without requiring a preliminary determination of the ultimate entitlement to indemnification, pay or reimburse reasonable expenses in advance of final disposition of a proceeding to:

 

   

any present or former director or officer who is made a party to the proceeding by reason of his or her service in that capacity; or

 

   

any individual who, while a director or officer of our company and at our request, serves or has served another corporation, real estate investment trust, partnership, joint venture, trust, employee benefit plan or any other enterprise as a director, officer, partner or trustee and who is made a party to the proceeding by reason of his or her service in that capacity.

 

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We intend to enter into indemnification agreements with our directors and executive officers that obligate us to indemnify our directors and executive officers, and advance expenses as described above.

Our bylaws also obligate us, to the fullest extent permitted by Maryland law in effect from time to time, to indemnify and advance expenses to any person who served a predecessor of ours in any of the capacities described above. Subject to the approval of our board of directors, we are also obligated, to the fullest extent permitted by Maryland law in effect from time to time, and to such further extent as we shall deem appropriate under the circumstances, to indemnify and advance expenses to any employee or agent of our company or a predecessor of our company.

The partnership agreement of our operating partnership provides that we, as general partner, and our officers and directors are indemnified to the fullest extent permitted by law. See “Partnership Agreement—Exculpation and Indemnification of the General Partner.”

Insofar as the foregoing provisions permit indemnification of directors, officers or persons controlling us for liability arising under the Securities Act, we have been informed that in the opinion of the SEC, this indemnification is against public policy as expressed in the Securities Act and is therefore unenforceable.

 

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SHARES ELIGIBLE FOR FUTURE SALE

General

Prior to the separation and distribution, there has been no market for our common stock. Therefore, future sales of substantial amounts of our common stock in the public market could adversely affect prevailing market prices.

Upon completion of the separation and distribution, we will have 16,113,577 shares of common stock outstanding and 3,798,300 shares of common stock reserved for issuance upon redemption of common units (“redemption shares”). In addition, we will have reserved for issuance to directors, executive officers and other Ashford Advisor employees who provide services to us under our 2013 Equity Incentive Plan an aggregate of              shares of our common stock and will have reserved for issuance to Ashford Advisor under our Advisor Equity Incentive Plan an aggregate of              shares of common stock, in each case that, if and when such shares are issued, may be subject in whole or in part to vesting requirements or the lapsing of restrictions.

The shares of Ashford Prime common stock distributed to Ashford Trust stockholders will be freely transferable, except for shares received by persons who may be deemed to be Ashford Prime “affiliates” under the Securities Act. Persons who may be deemed to be affiliates of Ashford Prime after the separation generally include individuals or entities that control, are controlled by or are under common control with Ashford Prime and may include directors and certain officers or principal stockholders of Ashford Prime. Ashford Prime affiliates will be permitted to sell their shares of Ashford Prime common stock only pursuant to an effective registration statement under the Securities Act or an exemption from the registration requirements of the Securities Act, such as the exemptions afforded by Rule 144.

Redemption/Exchange Rights

Pursuant to the partnership agreement of our operating partnership, persons that own the common units will have the right to redeem their units. When a limited partner exercises this right with respect to common units, the partnership must redeem the common units for cash or, at our option, common stock, on a one-for-one basis. These redemption rights generally may be exercised by the limited partners at any time after one year following the issuance of the common units. See “Partnership Agreement—Redemption Rights.” However, the common units issued to Ashford Trust OP and the other unit holders in connection with the separation and distribution cannot be redeemed until one year from their issuance date. Any amendment to the Partnership Agreement that would affect these redemption rights would require our consent as general partner and the consent of limited partners holding more than 50% of the units held by limited partners.

Rule 144

Any of the 3,798,300 redemption shares, if and when issued, will be “restricted” securities under the meaning of Rule 144 of the Securities Act. These shares may not be sold in the absence of registration under the Securities Act unless an exemption from registration is available, including exemptions contained in Rule 144.

In general, under Rule 144 as currently in effect, if six months have elapsed since the date of acquisition of restricted shares from us or any of our affiliates, the holder of such restricted shares can sell such shares; provided that the number of shares sold by such person within any three-month period cannot exceed the greater of:

 

   

1% of the total number of shares of our common stock then outstanding, or

 

   

the average weekly trading volume of our common stock on the NYSE during the four calendar weeks preceding the date on which notice of the sale is filed with the SEC.

Sales under Rule 144 by our affiliates or persons selling shares on behalf of our affiliates also are subject to certain manner of sale provisions, notice requirements and the availability of current public information about us.

 

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Registration Rights

We have agreed to file a shelf registration statement with the SEC on the first anniversary of the completion of the separation and distribution, and thereafter use our efforts to have the registration statement declared effective, covering the continuous resale of the shares of common stock issuable, at our option, to the limited partners of our operating partnership, including Ashford Trust OP, upon redemption of common units. We may, at our option, satisfy our obligation to prepare and file a resale registration statement by filing a registration statement registering the issuance by us of shares of our common stock under the Securities Act (other than shares issued to affiliates) to holders of common units upon redemption. We have also agreed that we will file a registration statement with respect to such common stock if Ashford Trust OP, or any successor to Ashford Trust OP, requests such a registration, provided Ashford Trust OP, or any successor to Ashford Trust OP, requests registration of at least 100,000 shares of common stock, and provided that only one such registration may occur each year and no more than two such registrations may occur in total. Upon such request, we will use commercially reasonable efforts to have the registration statement declared effective. In addition, unless the shelf registration is effective, Ashford Trust OP will have “piggyback” registration rights, subject to certain volume and marketing limitations imposed by the underwriter of the offering with respect to which the rights are exercised. Upon effectiveness of any such registration statement, whether a shelf registration, a demand registration or a registration with respect to which piggyback rights are successfully exercised, those persons may sell such shares covered by the registration statement in the secondary market without being subject to the volume limitations or other requirements of Rule 144. We will bear expenses incident to the registration requirements other than any selling commissions, SEC or state securities registration fees, and transfer taxes or certain other fees or taxes relating to such shares.

Registration rights may be granted to future sellers of properties to our operating partnership who may receive, in lieu of cash, common stock, units or other securities convertible into common stock.

There is no current public market for our common stock. Listing of our common stock on the NYSE is expected to be effective upon the completion of the separation and distribution. No prediction can be made as to the effect, if any, that future sales of shares, or the availability of shares for future sale, will have on the market price of our common stock prevailing from time to time. Sales of substantial amounts of common stock, or the perception that such sales could occur, may adversely affect prevailing market prices of our common stock.

There is no public market for our preferred stock, and listing of our preferred stock on the NYSE will be contingent on the size and distribution of a future public offering of our preferred stock, if any.

Grants Under Our Equity Incentive Plans

Prior to the completion of the separation and distribution, we will adopt two equity incentive plans: the 2013 Equity Incentive Plan and the Advisor Equity Incentive Plan. Our 2013 Equity Incentive Plan will provide for the grant of incentive awards to employees, consultants and non-employee directors of our company, our advisor or each of their respective affiliates, and our Advisor Equity Incentive Plan will provide for the grant of incentive awards to our advisor, including grants made as payment of the incentive fee to be paid to our advisor pursuant to the advisory agreement. The total number of shares that may be made subject to awards under our 2013 Equity Incentive Plan will be equal to              shares, which is the equivalent of approximately     % of the issued and outstanding shares of our common stock, on a fully diluted basis, immediately following the separation and distribution. The total number of shares that may be made subject to awards under our Advisor Equity Incentive Plan will be equal to              shares, which is the equivalent of approximately     % of the issued and outstanding shares of our common stock, on a fully diluted basis, immediately following the separation and distribution.

We intend to file with the SEC a registration statement on Form S-8 covering the shares of common stock issuable under our 2013 Equity Incentive Plan. Common stock covered by this registration statement, including any shares of common stock issuable upon the exercise of options or restricted stock, will be eligible for transfer or resale without restriction under the Securities Act unless held by affiliates. We intend to grant registration rights for shares of common stock issuable under our Advisor Equity Incentive Plan.

 

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PARTNERSHIP AGREEMENT

Management

Ashford Hospitality Prime Limited Partnership, our operating partnership, has been organized as a Delaware limited partnership. One of our wholly-owned subsidiaries is the sole general partner of this partnership, and one of our subsidiaries holds limited partnership units in this partnership. Upon completion of the separation and distribution, we will own, through wholly-owned subsidiaries, approximately 64.7% of the partnership interests in our operating partnership, Ashford Trust OP will own 20% and the remaining approximately 15.3% will be held by existing limited partners of Ashford Trust OP. In the future, we may issue additional interests in our operating partnership to third parties.

Pursuant to the partnership agreement of our operating partnership, we, as the sole managing member of the general partner, generally have full, exclusive and complete responsibility and discretion in the management, operation and control of the partnership, including the ability to cause the partnership to enter into certain major transactions, including acquisitions, developments and dispositions of properties, borrowings and refinancings of existing indebtedness. No limited partner may take part in the operation, management or control of the business of our operating partnership by virtue of being a holder of limited partnership units.

Our subsidiary may not be removed as general partner of the partnership. Upon the bankruptcy or dissolution of the general partner, the general partner shall be deemed to be removed automatically.

The limited partners of our operating partnership have agreed that in the event of a conflict in the fiduciary duties owed (i) by us to our stockholders and (ii) by us, as general partner of our operating partnership, to those limited partners, we may act in the best interests of our stockholders without violating our fiduciary duties to the limited partners of our operating partnership or being liable for any resulting breach of our duties to the limited partners.

Transferability of Interests

General Partner . The partnership agreement provides that we may not transfer our interest as a general partner (including by sale, disposition, merger or consolidation) except:

 

   

in connection with a merger of our operating partnership, a sale of substantially all of the assets of our operating partnership or other transaction in which the limited partners receive a certain amount of cash, securities or property; or

 

   

in connection with a merger of us or the general partner into another entity, if the surviving entity contributes substantially all its assets to our operating partnership and assumes the duties of the general partner under the operating partnership agreement.

Limited Partner . The partnership agreement prohibits the sale, assignment, transfer, pledge or disposition of all or any portion of the limited partnership units without our consent, which we may give or withhold in our sole discretion. However, an individual partner may donate his units to his immediate family or a trust wholly-owned by his immediate family, without our consent. The partnership agreement contains other restrictions on transfer if, among other things, that transfer:

 

   

would cause us to fail to comply with the REIT rules under the Code; or

 

   

would cause our operating partnership to become a publicly-traded partnership under the Code.

Capital Contributions

The partnership agreement provides that if the partnership requires additional funds at any time in excess of funds available to the partnership from borrowing or capital contributions, we may borrow such funds from a financial institution or other lender and lend such funds to the partnership. Under the partnership agreement, we

 

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will be obligated to contribute the proceeds of any offering of stock as additional capital to our operating partnership. Our operating partnership is authorized to cause the partnership to issue partnership interests for less than fair market value if we conclude in good faith that such issuance is in both the partnership’s and our best interests.

The partnership agreement provides that we may make additional capital contributions, including properties, to the partnership in exchange for additional partnership units. If we contribute additional capital to the partnership and receive additional partnership interests for such capital contribution, our percentage interests will be increased on a proportionate basis based on the amount of such additional capital contributions and the value of the partnership at the time of such contributions. Conversely, the percentage interests of the other limited partners will be decreased on a proportionate basis. In addition, if we contribute additional capital to the partnership and receive additional partnership interests for such capital contribution, the capital accounts of the partners will be adjusted upward or downward to reflect any unrealized gain or loss attributable to our properties as if there were an actual sale of such properties at the fair market value thereof. Limited partners have no preemptive right to make additional capital contributions.

The operating partnership could also issue preferred partnership interests in connection with the acquisitions of property or otherwise. Any such preferred partnership interests have priority over common partnership interests with respect to distributions from the partnership, including the partnership interests that our wholly-owned subsidiaries own.

Redemption Rights

Under the partnership agreement, we have granted to each limited partner holding common units (other than our subsidiary) the right to redeem its common units. This right may be exercised at the election of a limited partner by giving us written notice, subject to some limitations. The purchase price for the common units to be redeemed will equal the fair market value of our common stock. The purchase price for the common units may be paid in cash, or, in our discretion, by the issuance by us of a number of shares of our common stock equal to the number of common units with respect to which the rights are being exercised. However, no limited partner will be entitled to exercise its redemption rights to the extent that the issuance of common stock to the redeeming partner would be prohibited under our charter or, if after giving effect to such exercise, would cause any person to own, actually or constructively, more than 9.8% of our common stock, unless such ownership limit is waived by us in our sole discretion. The common units issued to Ashford Trust OP and the other limited partners in connection with the separation and distribution may not be redeemed prior to the first anniversary of their issuance.

In all cases, however, no limited partner may exercise the redemption right for fewer than 1,000 partnership units or, if a limited partner holds fewer than 1,000 partnership units, all of the partnership units held by such limited partner.

Certain of our executive officers may elect to receive a special class of partnership units in our operating partnership referred to as LTIP units pursuant to the 2013 Equity Incentive Plan. LTIP units vest over a number of years and whether vested or not, generally receive the same treatment as common units of our operating partnership, with the key difference being, at the time of the award, LTIP units do not have full economic parity with common units but can achieve such parity over time. The LTIP units will achieve parity with the common units upon the sale or deemed sale of all or substantially all of the assets of the partnership at a time when our stock is trading at some level in excess of the price it was trading at on the date of the LTIP issuance. More specifically, LTIP units will achieve full economic parity with common units in connection with (i) the actual sale of all or substantially all of the assets of our operating partnership or (ii) the hypothetical sale of such assets, which results from a capital account revaluation, as defined in the partnership agreement, for our operating partnership. A capital account revaluation generally occurs whenever there is an issuance of additional partnership interests or the redemption of partnership interests. If a sale, or deemed sale as a result of a capital

 

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account revaluation, occurs at a time when the operating partnership’s assets have sufficiently appreciated, the LTIP units will achieve full economic parity with the common units. However, in the absence of sufficient appreciation in the value of the assets of the operating partnership at the time a sale or deemed sale occurs, full economic parity would not be reached. If such parity is reached, vested LTIP units become convertible into an equal number of common units and at that time, the holder will have the redemption rights described above. Until and unless such parity is reached, the LTIP units are not redeemable.

Currently, the aggregate number of shares of common stock issuable upon exercise of the redemption rights by holders of common units is 3,798,300. The number of shares of common stock issuable upon exercise of the redemption rights will be adjusted to account for share splits, mergers, consolidations or similar pro rata share transactions.

Conversion Rights

The holders of the LTIP units will have the right to convert vested LTIP units into ordinary common units on a one-for-one basis at any time after such LTIP units have achieved economic parity with the common units. No other limited partners have any conversion rights.

Operations

The partnership agreement requires the partnership to be operated in a manner that enables us to satisfy the requirements for being classified as a REIT, to minimize any excise tax liability imposed by the Code and to ensure that the partnership will not be classified as a “publicly-traded partnership” taxable as a corporation under Section 7704 of the Code.

In addition to the administrative and operating costs and expenses incurred by the partnership, the partnership will pay all of our administrative costs and expenses. These expenses will be treated as expenses of the partnership and will generally include:

 

   

all expenses relating to our continuity of existence;

 

   

all expenses relating to offerings and registration of securities;

 

   

all expenses associated with the preparation and filing of any of our periodic reports under federal, state or local laws or regulations;

 

   

all expenses associated with our compliance with laws, rules and regulations promulgated by any regulatory body; and

 

   

all of our other operating or administrative costs incurred in the ordinary course of its business on behalf of the partnership.

Distributions

The partnership agreement provides that the partnership will make cash distributions in amounts and at such times as determined by us in our sole discretion, to us and other limited partners in accordance with the respective percentage interests of the partners in the partnership.

Upon liquidation of the partnership, after payment of, or adequate provisions for, debts and obligations of the partnership, including any partner loans, any remaining assets of the partnership will be distributed to us and the other limited partners with positive capital accounts in accordance with the respective positive capital account balances of the partners.

 

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Allocations

Profits and losses of the partnership (including depreciation and amortization deductions) for each fiscal year generally are allocated to us and the other limited partners in accordance with the respective percentage interests of the partners in the partnership. All of the foregoing allocations are subject to compliance with the provisions of Sections 704(b) and 704(c) of the Code and Treasury Regulations promulgated thereunder.

Amendments

Generally, we, as sole managing member of the sole general partner of our operating partnership, may amend the partnership agreement without the consent of any limited partner to clarify the partnership agreement, to make changes of an inconsequential nature, to reflect the admission, substitution or withdrawal of limited partners, to reflect the issuance of additional partnership interests or if, in the opinion of counsel, necessary or appropriate to satisfy the Code with respect to partnerships or REITs or federal or state securities laws. However, any amendment which alters or changes the distribution or redemption rights of a limited partner (other than a change to reflect the seniority of any distribution or liquidation rights of any preferred units issued in accordance with the partnership agreement), changes the method for allocating profits and losses, imposes any obligation on the limited partners to make additional capital contributions or adversely affects the limited liability of the limited partners requires the consent of holders of at least two-thirds of the limited partnership units. Other amendments require approval of the general partner and holders of 50% of the limited partnership units.

In addition, the partnership agreement may be amended, without the consent of any limited partner, in the event that we or any of our subsidiaries engages in a merger or consolidation with another entity and immediately after such transaction the surviving entity contributes to our operating partnership substantially all of the assets of such surviving entity and the surviving entity agrees to assume our subsidiary’s obligation as general partner of the partnership. In such case, the surviving entity will amend the partnership agreement to arrive at a new method for calculating the amount a limited partner is to receive upon redemption or conversion of a partnership unit (such method to approximate the existing method as much as possible).

Exculpation and Indemnification of the General Partner

The partnership agreement of our operating partnership provides that neither the general partner, nor any of its directors and officers will be liable to the partnership or to any of its partners as a result of errors in judgment or mistakes of fact or law or of any act or omission, if the general partner acted in good faith.

In addition, the partnership agreement requires our operating partnership to indemnify and hold the general partner and its directors, officers and any other person it designates, harmless from and against any and all claims arising from operations of our operating partnership in which any such indemnitee may be involved, or is threatened to be involved, as a party or otherwise, unless it is established that:

 

   

the act or omission of the indemnitee was material to the matter giving rise to the proceeding and was committed in bad faith or was the result of active and deliberate dishonesty;

 

   

the indemnitee actually received an improper personal benefit in money, property or services; or

 

   

in the case of any criminal proceeding, the indemnitee had reasonable cause to believe that the act or omission was unlawful.

No indemnitee may subject any partner of our operating partnership to personal liability with respect to this indemnification obligation as this indemnification obligation will be satisfied solely out of the assets of the partnership.

 

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Term

The partnership has a perpetual life, unless dissolved upon:

 

   

the general partner’s bankruptcy or dissolution or withdrawal (unless the limited partners elect to continue the partnership);

 

   

the passage of 90 days after the sale or other disposition of all or substantially all the assets of the partnership;

 

   

the redemption of all partnership units (other than those held by us, if any); or

 

   

an election by us in our capacity as the sole owner of the general partner.

Tax Matters

The general partner is the tax matters partner of the operating partnership. We have the authority to make tax elections under the Code on behalf of the partnership. The net income or net loss of the operating partnership will generally be allocated to us and the limited partners in accordance with our respective percentage interests in the partnership, subject to compliance with the provisions of the Code.

 

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FEDERAL INCOME TAX CONSEQUENCES OF OUR STATUS AS A REIT

The following discussion is a summary of the material federal income tax considerations that may be relevant to a prospective holder of our common stock. The discussion does not address all aspects of taxation that may be relevant to particular investors in light of their personal investment or tax circumstances, or to certain types of investors that are subject to special treatment under the federal income tax laws, such as:

 

   

insurance companies;

 

   

financial institutions or broker-dealers;

 

   

tax-exempt organizations (except to the limited extent discussed in “—Taxation of Tax-Exempt Stockholders”);

 

   

foreign corporations;

 

   

persons who are not citizens or residents of the United States (except to the limited extent discussed in “—Taxation of Non-U.S. Holders of Stock”);

 

   

investors who hold or will hold our common stock as part of hedging or conversion transactions;

 

   

investors subject to federal alternative minimum tax;

 

   

investors that have a principal place of business or “tax home” outside the United States;

 

   

investors whose functional currency is not the United States dollar;

 

   

U.S. expatriates;

 

   

persons who mark-to-market our common stock;

 

   

subchapter S corporations;

 

   

regulated investment companies and REITs; and

 

   

persons who receive our common stock through the exercise of employee stock options or otherwise as compensation.

This summary assumes that stockholders will hold our common stock as capital assets.

The statements of law in this discussion are based on current provisions of the Code, existing temporary and final Treasury regulations thereunder, and current administrative rulings and court decisions. No assurance can be given that future legislative, judicial, or administrative actions or decisions, which may be retroactive in effect, will not affect the accuracy of any statements in this information statement with respect to the transactions entered into or contemplated prior to the effective date of such changes. We have not received any rulings from the IRS concerning our qualification as a REIT. Accordingly, no assurance can be given that the IRS would not assert, or that a court would not sustain, a position contrary to any tax consequences described below.

We urge you to consult your own tax advisor regarding the specific tax consequences to you of ownership of our common stock and of our election to be taxed as a REIT. Specifically, we urge you to consult your own tax advisor regarding the federal, state, local, foreign, and other tax consequences of such ownership and election and regarding potential changes in applicable tax laws.

Taxation of Our Company

We intend to elect to be taxed as a REIT under the federal income tax laws commencing with our short taxable year ending December 31, 2013. We believe that, commencing with such taxable year, we will be organized and operate in such a manner as to qualify for taxation as a REIT under the Code, and we intend to continue to operate in such a manner, but no assurance can be given that we will operate in a manner so as to continue to qualify as a REIT. Additionally, under applicable Treasury Regulations, if Ashford Trust failed to qualify as a REIT in its 2009 or subsequent taxable years, unless Ashford Trust’s failure to qualify as a REIT was

 

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subject to relief under as described below under “—Failure to Qualify,” we would be prevented from electing to qualify as a REIT prior to the fifth calendar year following the year in which Ashford Trust failed to qualify. This section discusses the laws governing the federal income tax treatment of a REIT and its investors. These laws are highly technical and complex.

In connection with the distribution of our common stock, we will receive an opinion of Andrews Kurth LLP to the effect that, commencing with our short year ending December 31, 2013, we will be organized in conformity with the requirements for qualification as a REIT, and our proposed method of operation will enable us to meet the requirements for qualification and taxation as a REIT under the Code. Investors should be aware that Andrews Kurth LLP’s opinion will be based upon customary assumptions, will be conditioned upon the accuracy of certain representations made by us and Ashford Trust as to factual matters, including representations regarding the nature of our and Ashford Trust’s properties and the future conduct of our and Ashford Trust’s business, and is not binding upon the IRS or any court. In addition, Andrews Kurth LLP’s opinion will be based on existing federal income tax law governing qualification as a REIT as of the date of the opinion, which is subject to change either prospectively or retroactively. Moreover, our continued qualification and taxation as a REIT depend upon our ability to meet on a continuing basis, through actual annual operating results, certain qualification tests set forth in the federal tax laws and the continued qualification and taxation of Ashford Trust as a REIT for 2013. Those qualification tests include the percentage of income that we and Ashford Trust earn from specified sources, the percentage of our and Ashford Trust’s assets that falls within specified categories, the diversity of our and Ashford Trust’s share ownership, and the percentage of our and Ashford Trust’s earnings that we and Ashford Trust, respectively, distribute. While Andrews Kurth LLP will have reviewed those matters in connection with its opinion, Andrews Kurth LLP will not review our compliance with those tests on a continuing basis. Accordingly, no assurance can be given that the actual results of our or Ashford Trust’s operation for any particular taxable year will satisfy such requirements. Andrews Kurth LLP’s opinion will not foreclose the possibility that we may have to use one or more REIT savings provisions discussed below, which could require us to pay an excise or penalty tax (which could be material) in order for us to maintain our REIT qualification. For a discussion of the tax consequences of our failure to qualify as a REIT, see “—Failure to Qualify.”

If we qualify as a REIT, we generally will not be subject to federal income tax on the taxable income that we distribute to our stockholders. The benefit of that tax treatment is that it avoids the “double taxation,” or taxation at both the corporate and stockholder levels, that generally results from owning stock in a corporation. However, we will be subject to federal tax in the following circumstances:

 

   

We will pay federal income tax at regular corporate rates on taxable income, including net capital gain, that we do not distribute to our stockholders during, or within a specified time period after, the calendar year in which the income is earned.

 

   

Under certain circumstances, we may be subject to the alternative minimum tax on items of tax preference.

 

   

We will pay income tax at the highest corporate rate on (1) net income from the sale or other disposition of property acquired through foreclosure (“foreclosure property”) that we hold primarily for sale to customers in the ordinary course of business and (2) other non-qualifying income from foreclosure property.

 

   

We will pay a 100% tax on net income from sales or other dispositions of property, other than foreclosure property, that we hold primarily for sale to customers in the ordinary course of business.

 

   

If we fail to satisfy the 75% gross income test or the 95% gross income test, as described below under “—Income Tests,” and nonetheless continue to qualify as a REIT because we meet other requirements, we will pay a 100% tax on (1) the gross income attributable to the greater of the amount by which we fail the 75% and 95% gross income tests, multiplied by (2) a fraction intended to reflect our profitability.

 

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If we fail to distribute during a calendar year at least the sum of (1) 85% of our REIT ordinary income for such year, (2) 95% of our REIT capital gain net income for such year, and (3) any undistributed taxable income from prior periods, we will pay a 4% nondeductible excise tax on the excess of this required distribution over the sum of the amount we actually distributed, plus any retained amounts on which income tax has been paid at the corporate level.

 

   

We may elect to retain and pay income tax on our net long-term capital gain. In that case, a U.S. holder, as defined below under “—Taxation of Taxable U.S. Holders of Stock,” would be taxed on its proportionate share of our undistributed long-term capital gain (to the extent that a timely designation of such gain is made by us to the stockholder) and would receive a credit or refund for its proportionate share of the tax we paid.

 

   

If we acquire any asset from a C corporation, or a corporation that generally is subject to full corporate-level tax, in a merger or other transaction in which we acquire a basis in the asset that is determined by reference to the C corporation’s basis in the asset, we will pay tax at the highest regular corporate rate applicable if we recognize gain on the sale or disposition of such asset during a specified period after we acquire such asset. The amount of gain on which we will pay tax generally is the lesser of: (1) the amount of gain that we recognize at the time of the sale or disposition; or (2) the amount of gain that we would have recognized if we had sold the asset at the time we acquired the asset.

 

   

We will incur a 100% excise tax on transactions with a TRS that are not conducted on an arm’s-length basis.

 

   

If we fail to satisfy certain asset tests, described below under “—Asset Tests” and nonetheless continue to qualify as a REIT because we meet certain other requirements, we will be subject to a tax of the greater of $50,000 or at the highest corporate rate on the income generated by the non-qualifying assets.

 

   

We may be subject to a $50,000 tax for each failure if we fail to satisfy certain REIT qualification requirements, other than income tests or asset tests, and the failure is due to reasonable cause and not willful neglect.

In addition, notwithstanding our qualification as a REIT, we may also have to pay certain state and local income taxes, because not all states and localities treat REITs in the same manner that they are treated for federal income tax purposes. Moreover, as further described below, any TRS in which we own an interest will be subject to federal and state corporate income tax on its taxable income.

Requirements for Qualification

A REIT is a corporation, trust, or association that meets the following requirements:

 

  1. it is managed by one or more trustees or directors;

 

  2. its beneficial ownership is evidenced by transferable shares or by transferable certificates of beneficial interest;

 

  3. it would be taxable as a domestic corporation but for the REIT provisions of the federal income tax laws;

 

  4. it is neither a financial institution nor an insurance company subject to special provisions of the federal income tax laws;

 

  5. at least 100 persons are beneficial owners of its shares or ownership certificates;

 

  6. no more than 50% in value of its outstanding shares or ownership certificates is owned, directly or indirectly, by five or fewer individuals, as defined in the federal income tax laws to include certain entities, during the last half of each taxable year;

 

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  7. it elects to be a REIT, or has made such election for a previous taxable year, and satisfies all relevant filing and other administrative requirements established by the IRS that must be met to elect and maintain REIT status;

 

  8. it uses a calendar year for federal income tax purposes and complies with the recordkeeping requirements of the federal income tax laws;

 

  9. it meets certain other qualification tests, described below, regarding the nature of its income and assets and the amount of its distributions; and

 

  10. it has no earnings and profits from any non-REIT taxable year at the close of any taxable year.

We must meet requirements 1 through 4, 7, 8 and 9 during our entire taxable year, must meet requirement 10 at the close of each taxable year and must meet requirement 5 during at least 335 days of a taxable year of 12 months, or during a proportionate part of a taxable year of less than 12 months. If we comply with all the requirements for ascertaining the ownership of our outstanding shares in a taxable year and have no reason to know that we violated requirement 6, we will be deemed to have satisfied requirement 6 for such taxable year. For purposes of determining share ownership under requirement 6, an “individual” generally includes a supplemental unemployment compensation benefits plan, a private foundation, or a portion of a trust permanently set aside or used exclusively for charitable purposes. An “individual,” however, generally does not include a trust that is a qualified employee pension or profit sharing trust under the federal income tax laws, and beneficiaries of such a trust will be treated as holding shares of our stock in proportion to their actuarial interests in the trust for purposes of requirement 6. Requirements 5 and 6 will apply to us beginning with our taxable year ending December 31, 2014.

After the issuance of common stock pursuant to this information statement, we will have issued sufficient common stock with enough diversity of ownership to satisfy requirements 5 and 6 set forth above. In addition, our charter restricts the ownership and transfer of our stock so that we should continue to satisfy requirements 5 and 6. The provisions of our charter restricting the ownership and transfer of the stock are described in “Description of Our Capital Stock—Restrictions on Ownership and Transfer.” These restrictions, however, may not ensure that we will, in all cases, be able to satisfy such stock ownership requirements. If we fail to satisfy these stock ownership requirements, our qualification as a REIT may terminate.

If we comply with regulatory rules pursuant to which we are required to send annual letters to holders of our stock requesting information regarding the actual ownership of our stock, and we do not know, or exercising reasonable diligence would not have known, whether we failed to meet requirement 6 above, we will be treated as having met the requirement.

In addition, we must satisfy all relevant filing and other administrative requirements established by the IRS that must be met to elect and maintain REIT qualification.

Qualified REIT Subsidiaries

A corporation that is a “qualified REIT subsidiary” is not treated as a corporation separate from its parent REIT. All assets, liabilities, and items of income, deduction, and credit of a “qualified REIT subsidiary” are treated as assets, liabilities, and items of income, deduction, and credit of the REIT. A “qualified REIT subsidiary” is a corporation, other than a TRS, all of the capital stock of which is owned by the REIT. Thus, in applying the requirements described in this section, any “qualified REIT subsidiary” that we own will be ignored, and all assets, liabilities, and items of income, deduction, and credit of that subsidiary will be treated as our assets, liabilities, and items of income, deduction, and credit. Similarly, any wholly-owned limited liability company or certain wholly-owned partnerships that we own will be disregarded, and all assets, liabilities and items of income, deduction and credit of such limited liability company will be treated as ours.

 

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Other Disregarded Entities and Partners

An unincorporated domestic entity, such as a partnership or limited liability company that has a single owner, generally is not treated as an entity separate from its parent for federal income tax purposes. An unincorporated domestic entity with two or more owners is generally treated as a partnership for federal income tax purposes. In the case of a REIT that is a partner in a partnership that has other partners, the REIT is treated as owning its proportionate share of the assets of the partnership and as earning its allocable share of the gross income of the partnership for purposes of the applicable REIT qualification tests. For purposes of the 10% value test (as described below under “—Asset Tests”), our proportionate share is based on our proportionate interest in the equity interests and certain debt securities issued by the partnership. For all of the other asset and income tests, our proportionate share is based on our proportionate interest in the capital interests in the partnership. Our proportionate share of the assets, liabilities, and items of income of our operating partnership and of any other partnership, joint venture, or limited liability company that is treated as a partnership for federal income tax purposes in which we own or will acquire an interest, directly or indirectly (each, a “Partnership” and, together, the “Partnerships”), are treated as our assets and gross income for purposes of applying the various REIT qualification requirements.

We may in the future acquire interests in partnerships and limited liability companies that are joint ventures in which we do not own general partner or managing member interests. If a partnership or limited liability company in which we own an interest takes or expects to take actions that could jeopardize our qualification as a REIT or require us to pay tax, we may be forced to dispose of our interest in such entity. In addition, it is possible that a partnership or limited liability company could take an action which could cause us to fail a REIT gross income or asset test, and that we would not become aware of such action in time to dispose of our interest in the partnership or limited liability company or take other corrective action on a timely basis. In that case, we could fail to qualify as a REIT unless we are able to qualify for a statutory REIT “savings” provision, which may require us to pay a significant penalty tax to maintain our REIT qualification.

Taxable REIT Subsidiaries

Subject to restrictions on the value of TRS securities held by the REIT, a REIT is permitted to own up to 100% of the stock of one or more TRSs. A TRS is a fully taxable corporation. The TRS and the REIT must jointly elect to treat the subsidiary as a TRS. A corporation of which a TRS directly or indirectly owns more than 35% of the voting power or value of the stock will be automatically treated as a TRS. A TRS may not directly or indirectly operate or manage any hotels or health care facilities or provide rights to any brand name under which any hotel or health care facility is operated but is permitted to lease hotels from a related REIT as long as the hotels are operated on behalf of the TRS by an “eligible independent contractor.” Overall, no more than 25% of the value of a REIT’s assets may consist of TRS securities. A timely election has been, or will be made, with respect to each of the Ashford Prime TRSs. Each of our hotel properties is leased by one of the Ashford Prime TRSs. Additionally, we may form or acquire one or more additional TRSs in the future. See the separate section entitled “—Taxable REIT Subsidiaries.”

Income Tests

We must satisfy two gross income tests annually to maintain our qualification as a REIT. First, at least 75% of our gross income for each taxable year must consist of defined types of income that we derive, directly or indirectly, from investments relating to real property or mortgages on real property or qualified temporary investment income. Qualifying income for purposes of that 75% gross income test generally includes:

 

   

rents from real property;

 

   

interest on debt secured by mortgages on real property or on interests in real property;

 

   

dividends or other distributions on, and gain from the sale of, shares in other REITs;

 

   

gain from the sale of real estate assets;

 

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income derived from the temporary investment of new capital or “qualified temporary investment income,” that is attributable to the issuance of our stock or a public offering of our debt with a maturity date of at least five years and that we receive during the one-year period beginning on the date on which we received such new capital; and

 

   

income and gain derived from foreclosure property, as defined below under “Foreclosure Property.”

Second, in general, at least 95% of our gross income for each taxable year must consist of income that is qualifying income for purposes of the 75% gross income test, other types of dividends and interest, gain from the sale or disposition of stock or securities, or any combination of these. Gross income from our sale of any property that we hold primarily for sale to customers in the ordinary course of business and cancellation of indebtedness, or COD, income is excluded from both income tests. Certain foreign currency gains will be excluded from gross income for purposes of one or both of the gross income tests, as discussed below in “—Foreign Currency Gain.” In addition, income and gain from “hedging transactions,” as defined in the section below entitled “—Hedging Transactions,” that we enter into will be excluded from both the numerator and the denominator for purposes of the 95% gross income test and the 75% gross income test. Rules similar to those applicable to income from “hedging transactions” apply to income arising from transactions that we enter into primarily to manage risk of currency fluctuations with respect to any item of income or gain included in the computation of the 95% income test or the 75% income test (or any property which generates such income or gain). The following paragraphs discuss the specific application of the gross income tests to us.

Rents from Real Property. Rent that we receive from real property that we own and lease to tenants will qualify as “rents from real property,” which is qualifying income for purposes of the 75% and 95% gross income tests, only if the following conditions are met:

 

   

First, the rent must not be based, in whole or in part, on the income or profits of any person but may be based on a fixed percentage or percentages of gross receipts or gross sales.

 

   

Second, neither we nor a direct or indirect owner of 10% or more of our shares of stock may own, actually or constructively, 10% or more of a tenant, other than a TRS, from whom we receive rent. If the tenant is a TRS either (i) at least 90% of the property is leased to unrelated tenants and the rent paid by the TRS is substantially comparable to the rent paid by the unrelated tenants for comparable space or (ii) the TRS leases a qualified lodging facility or qualified health care property and engages an “eligible independent contractor” to operate such facility or property on its behalf.

 

   

Third, if the rent attributable to personal property leased in connection with a lease of real property exceeds 15% of the total rent received under the lease, then the portion of rent attributable to that personal property will not qualify as “rents from real property.” If rent attributable to personal property leased in connection with a lease of real property is 15% or less of the total rent received under the lease, then the rent attributable to personal property will qualify as rents from real property.

 

   

Fourth, we generally must not operate or manage our real property or furnish or render services to our tenants, other than through an “independent contractor” who is adequately compensated, from whom we do not derive revenue, and who does not, directly or through its stockholders, own more than 35% of our shares of stock, taking into consideration the applicable ownership attribution rules. However, we need not provide services through an “independent contractor,” but instead may provide services directly to our tenants, if the services are “usually or customarily rendered” in the geographic area in connection with the rental of space for occupancy only and are not considered to be provided for the tenants’ convenience. In addition, we may provide a minimal amount of “non-customary” services to the tenants of a property, other than through an independent contractor, as long as our income from the services (valued at not less than 150% of our direct cost of performing such services) does not exceed 1% of our income from the related property. Furthermore, we may own up to 100% of the stock of a TRS which may provide customary and noncustomary services to our tenants without tainting our rental income from the related properties. See “—Taxable REIT Subsidiaries.”

 

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Pursuant to percentage leases, the Ashford Prime TRSs will lease each of our properties. The percentage leases will provide that the Ashford Prime TRSs are obligated to pay to the Partnerships (1) a minimum base rent plus percentage rent based on gross revenue and (2) “additional charges” or other expenses, as defined in the leases. Percentage rent is calculated by multiplying fixed percentages by revenues for each of the hotels. Both base rent and the thresholds in the percentage rent formulas may be adjusted for inflation.

In order for the base rent, percentage rent, and additional charges to constitute “rents from real property,” the percentage leases must be respected as true leases for federal income tax purposes and not treated as service contracts, joint ventures, or some other type of arrangement. The determination of whether the percentage leases are true leases depends on an analysis of all the surrounding facts and circumstances. In making such a determination, courts have considered a variety of factors, including the following:

 

   

the property owner’s expectation of receiving a pre-tax profit from the lease;

 

   

the intent of the parties;

 

   

the form of the agreement;

 

   

the degree of control over the property that is retained by the property owner, or whether the lessee has substantial control over the operation of the property or is required simply to use its best efforts to perform its obligations under the agreement;

 

   

the extent to which the property owner retains the risk of loss with respect to the property, or whether the lessee bears the risk of increases in operating expenses or the risk of damage to the property or the potential for economic gain or appreciation with respect to the property;

 

   

the lessee will be obligated to pay, at a minimum, substantial base rent for the period of use of the properties under the lease; and

 

   

the lessee will stand to incur substantial losses or reap substantial gains depending on how successfully it, through the property managers, who work for the lessees during the terms of the leases, operates the properties.

In addition, federal income tax law provides that a contract that purports to be a service contract or a partnership agreement will be treated instead as a lease of property if the contract is properly treated as such, taking into account all relevant factors, including whether or not:

 

   

the service recipient is in physical possession of the property;

 

   

the service recipient controls the property;

 

   

the service recipient has a significant economic or possessory interest in the property, or whether the property’s use is likely to be dedicated to the service recipient for a substantial portion of the useful life of the property, the recipient shares the risk that the property will decline in value, the recipient shares in any appreciation in the value of the property, the recipient shares in savings in the property’s operating costs, or the recipient bears the risk of damage to or loss of the property;

 

   

the service provider bears the risk of substantially diminished receipts or substantially increased expenditures if there is nonperformance under the contract;

 

   

the service provider uses the property concurrently to provide significant services to entities unrelated to the service recipient; and

 

   

the total contract price substantially exceeds the rental value of the property for the contract period.

Since the determination of whether a service contract should be treated as a lease is inherently factual, the presence or absence of any single factor will not be dispositive in every case.

 

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We believe that our percentage leases will be treated as true leases for federal income tax purposes. Such belief is based, in part, on the following facts:

 

   

the Partnerships, on the one hand, and Ashford Prime TRSs, on the other hand, intend for their relationship to be that of a lessor and lessee, and such relationship is documented by lease agreements;

 

   

Ashford Prime TRSs will have the right to the exclusive possession, use, and quiet enjoyment of the hotels during the term of the percentage leases;

 

   

Ashford Prime TRSs will bear the cost of, and are responsible for, day-to-day maintenance and repair of the hotels and generally dictate how the hotels are operated, maintained, and improved;

 

   

Ashford Prime TRSs will bear all of the costs and expenses of operating the hotels, including the cost of any inventory used in their operation, during the term of the percentage leases, other than, in certain cases, real estate taxes;

 

   

Ashford Prime TRSs will benefit from any savings in the costs of operating the hotels during the term of the percentage leases;

 

   

Ashford Prime TRSs generally will indemnify the Partnerships against all liabilities imposed on the Partnerships during the term of the percentage leases by reason of (1) injury to persons or damage to property occurring at the hotels, (2) Ashford Prime TRSs’ use, management, maintenance, or repair of the hotels, (3) any environmental liability caused by acts or grossly negligent failures to act of Ashford Prime TRSs, (4) taxes and assessments in respect of the hotels that are the obligations of Ashford Prime TRSs, or (5) any breach of the percentage leases or of any sublease of a hotel by Ashford Prime TRSs;

 

   

Ashford Prime TRSs will be obligated to pay, at a minimum, substantial base rent for the period of use of the hotels;

 

   

Ashford Prime TRSs stand to incur substantial losses or reap substantial gains depending on how successfully they operate the hotels;

 

   

the Partnerships cannot use the hotels concurrently to provide significant services to entities unrelated to Ashford Prime TRSs;

 

   

the total contract price under the percentage leases does not substantially exceed the rental value of the hotels for the term of the percentage leases;

 

   

we expect that each lease that we enter into, at the time we enter into it (or at any time that any such lease is subsequently renewed or extended) will enable the tenant to derive a meaningful profit, after expenses and taking into account the risks associated with the lease, from the operation of the hotels during the term of its leases; and

 

   

upon termination of each lease, the applicable hotel will be expected to have a substantial remaining useful life and substantial remaining fair market value.

Investors should be aware that there are no controlling Treasury regulations, published rulings, or judicial decisions involving leases with terms substantially the same as the percentage leases that discuss whether such leases constitute true leases for federal income tax purposes. If the percentage leases are characterized as service contracts or partnership agreements, rather than as true leases, part or all of the payments that the Partnerships receive from Ashford Prime TRSs may not be considered rent or may not otherwise satisfy the various requirements for qualification as “rents from real property.” In that case, we likely would not be able to satisfy either the 75% or 95% gross income test and, as a result, would lose our REIT status.

As described above, in order for the rent received by us to constitute “rents from real property,” several other requirements must be satisfied. One requirement is that the percentage rent must not be based in whole or in part on the income or profits of any person. The percentage rent, however, will qualify as “rents from real property” if it is based on percentages of gross receipts or gross sales and the percentages:

 

   

are fixed at the time the percentage leases are entered into;

 

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are not renegotiated during the term of the percentage leases in a manner that has the effect of basing percentage rent on income or profits; and

 

   

conform with normal business practice.

More generally, the percentage rent will not qualify as “rents from real property” if, considering the percentage leases and all the surrounding circumstances, the arrangement does not conform with normal business practice, but is in reality used as a means of basing the percentage rent on income or profits. Since the percentage rent is based on fixed percentages of the gross revenues from the hotels that are established in the percentage leases, and we have represented to Andrews Kurth LLP that the percentages (1) will not be renegotiated during the terms of the percentage leases in a manner that has the effect of basing the percentage rent on income or profits and (2) conform with normal business practice, the percentage rent should not be considered based in whole or in part on the income or profits of any person. Furthermore, we have represented to Andrews Kurth LLP that, with respect to other hotel properties that we acquire in the future, we will not charge rent for any property that is based in whole or in part on the income or profits of any person, except by reason of being based on a fixed percentage of gross revenues, as described above.

Another requirement for qualification of our rent as “rents from real property” is that we must not own, actually or constructively, 10% or more of the stock of any corporate lessee or 10% or more of the assets or net profits of any non-corporate lessee (a “related party tenant”) other than a TRS. We anticipate that all of our hotels will be leased to TRSs. In addition, our charter prohibits transfers of our stock that would cause us to own actually or constructively, 10% or more of the ownership interests in any non-TRS lessee. Based on the foregoing, we should never own, actually or constructively, 10% or more of any lessee other than a TRS. However, because the constructive ownership rules are broad and it is not possible to monitor continually direct and indirect transfers of our stock, no absolute assurance can be given that such transfers or other events of which we have no knowledge will not cause us to own constructively 10% or more of a lessee (or a subtenant, in which case only rent attributable to the subtenant is disqualified) other than a TRS at some future date.

As described above, we may own up to 100% of the capital stock of one or more TRSs. A TRS is a fully taxable corporation that generally may engage in any business, including the provision of customary or noncustomary services to tenants of its parent REIT, except that a TRS may not directly or indirectly operate or manage any lodging facilities or health care facilities or provide rights to any brand name under which any lodging or health care facility is operated, unless such rights are provided to an “eligible independent contractor” to operate or manage a lodging or health care facility if such rights are held by the TRS as a franchisee, licensee, or in a similar capacity and such hotel is either owned by the TRS or leased to the TRS by its parent REIT. A TRS will not be considered to operate or manage a qualified lodging facility solely because the TRS directly or indirectly possesses a license, permit, or similar instrument enabling it to do so. Additionally, a TRS that employs individuals working at a qualified lodging facility outside the United States will not be considered to operate or manage a qualified lodging facility located outside of the United States, as long as an “eligible independent contractor” is responsible for the daily supervision and direction of such individuals on behalf of the TRS pursuant to a management agreement or similar service contract. However, rent that we receive from a TRS with respect to any property will qualify as “rents from real property” as long as the property is a “qualified lodging facility” and such property is operated on behalf of the TRS by a person from whom we derive no income who is adequately compensated, who does not, directly or through its stockholders, own more than 35% of our shares, taking into account certain ownership attribution rules, and who is, or is related to a person who is, actively engaged in the trade or business of operating “qualified lodging facilities” for any person unrelated to us and the TRS lessee (an “eligible independent contractor”). A “qualified lodging facility” is a hotel, motel, or other establishment more than one-half of the dwelling units in which are used on a transient basis, unless wagering activities are conducted at or in connection with such facility by any person who is engaged in the business of accepting wagers and who is legally authorized to engage in such business at or in connection with such facility. A “qualified lodging facility” includes customary amenities and facilities operated as part of, or associated with, the lodging facility as long as such amenities and facilities are customary for other properties of a comparable size and class owned by other unrelated owners. See “—Taxable REIT Subsidiaries.”

 

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Our TRS lessees will engage Marriott, Hilton and other independent third-party hotel managers that qualify as “eligible independent contractors” to operate the related hotels on behalf of such TRS lessees.

A third requirement for qualification of our rent as “rents from real property” is that the rent attributable to the personal property leased in connection with the lease of a hotel must not be greater than 15% of the total rent received under the lease. The rent attributable to the personal property contained in a hotel is the amount that bears the same ratio to total rent for the taxable year as the average of the fair market values of the personal property at the beginning and at the end of the taxable year bears to the average of the aggregate fair market values of both the real and personal property contained in the hotel at the beginning and at the end of such taxable year (the “personal property ratio”). With respect to each hotel, we believe either that the personal property ratio is less than 15% or that any income attributable to excess personal property will not jeopardize our ability to qualify as a REIT. There can be no assurance, however, that the IRS would not challenge our calculation of a personal property ratio or that a court would not uphold such assertion. If such a challenge were successfully asserted, we could fail to satisfy the 95% or 75% gross income test and thus lose our REIT status.

A fourth requirement for qualification of our rent as “rents from real property” is that, other than within the 1% de minimis exception described above (i.e., we may provide a minimal amount of “non-customary” services to the tenants of a property, other than through an independent contractor, as long as our income from the services does not exceed 1% of our income from the related property) and other than through a TRS, we cannot furnish or render noncustomary services to the tenants of our hotels, or manage or operate our hotels, other than through an independent contractor who is adequately compensated and from whom we do not derive or receive any income. Provided that the percentage leases are respected as true leases, we should satisfy that requirement, because the Partnerships will not perform any services other than customary services for Ashford Prime TRSs. Furthermore, we have represented that, with respect to other hotel properties that we acquire in the future, we will not perform noncustomary services for Ashford Prime TRSs.

If a portion of our rent from a hotel does not qualify as “rents from real property” because the rent attributable to personal property exceeds 15% of the total rent for a taxable year, the portion of the rent that is attributable to personal property will not be qualifying income for purposes of either the 75% or 95% gross income test. Thus, if such rent attributable to personal property, plus any other income that is nonqualifying income for purposes of the 95% gross income test, during a taxable year exceeds 5% of our gross income during the year, we would lose our REIT status. If, however, the rent from a particular hotel does not qualify as “rents from real property” because either (1) the percentage rent is considered based on the income or profits of the related lessee, (2) the lessee is a related party tenant other than a TRS, or (3) we furnish noncustomary services to the tenants of the hotel, or manage or operate the hotel, other than through a qualifying independent contractor or a TRS, none of the rent from that hotel would qualify as “rents from real property.”

In that case, we likely would be unable to satisfy either the 75% or 95% gross income test and, as a result, would lose our REIT status. However, in either situation, we may still qualify as a REIT if the relief described below under “—Failure to Satisfy Gross Income Tests” is available to us.

In addition to the rent, the Ashford Prime TRSs are required to pay to the Partnerships certain additional charges. To the extent that such additional charges represent either (1) reimbursements of amounts that the Partnerships are obligated to pay to third parties or (2) penalties for nonpayment or late payment of such amounts, such charges should qualify as “rents from real property.” However, to the extent that such charges represent interest that is accrued on the late payment of the rent or additional charges, such charges will not qualify as “rents from real property,” but instead should be treated as interest that qualifies for the 95% gross income test.

Interest. The term “interest,” as defined for purposes of both the 75% and 95% gross income tests, generally does not include any amount received or accrued, directly or indirectly, if the determination of such amount depends in whole or in part on the income or profits of any person. However, interest generally includes the

 

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following: (i) an amount that is based on a fixed percentage or percentages of receipts or sales, and (ii) an amount that is based on the income or profits of a debtor, as long as the debtor derives substantially all of its income from the real property securing the debt from leasing substantially all of its interest in the property, and only to the extent that the amounts received by the debtor would be qualifying “rents from real property” if received directly by a REIT. Furthermore, to the extent that interest from a loan that is based on the residual cash proceeds from the sale of the property securing the loan constitutes a “shared appreciation provision,” income attributable to such participation feature will be treated as gain from the sale of the secured property.

Dividends. Our share of any dividends received from any corporation (including any TRS, but excluding any REIT) in which we own an equity interest will qualify for purposes of the 95% gross income test but not for purposes of the 75% gross income test. Our share of any dividends or other distributions received from any other REIT in which we own an equity interest will be qualifying income for purposes of both gross income tests.

COD Income. From time-to-time, we and our subsidiaries may recognize COD income in connection with repurchasing debt at a discount. COD income is excluded from gross income for purposes of both the 95% gross income test and the 75% gross income test.

Foreign Currency Gain. Certain foreign currency gains will be excluded from gross income for purposes of one or both of the gross income tests. “Real estate foreign exchange gain” is excluded from gross income for purposes of the 75% gross income test. Real estate foreign exchange gain generally includes foreign currency gain attributable to any item of income or gain that is qualifying income for purposes of the 75% gross income test, foreign currency gain attributable to the acquisition or ownership of (or becoming or being the obligor under) obligations secured by mortgages on real property or on interest in real property and certain foreign currency gain attributable to certain “qualified business units” of a REIT. “Passive foreign exchange gain” is excluded from gross income for purposes of the 95% gross income test. Passive foreign exchange gain generally includes real estate foreign exchange gain as described above, and also includes foreign currency gain attributable to any item of income or gain that is qualifying income for purposes of the 95% gross income test and foreign currency gain attributable to the acquisition or ownership of (or becoming or being the obligor under) obligations. Because passive foreign exchange gain includes real estate foreign exchange gain, real estate foreign exchange gain is excluded from gross income for purposes of both the 75% and 95% gross income tests. These exclusions for real estate foreign exchange gain and passive foreign exchange gain do not apply to foreign currency gain derived from dealing, or engaging in substantial and regular trading, in securities. Such gain is treated as nonqualifying income for purposes of both the 75% and 95% gross income tests.

Prohibited Transactions. A REIT will incur a 100% tax on the net income (including foreign currency gain) derived from any sale or other disposition of property, other than foreclosure property, that the REIT holds primarily for sale to customers in the ordinary course of a trade or business. Whether a REIT holds an asset “primarily for sale to customers in the ordinary course of a trade or business” depends on the facts and circumstances in effect from time to time, including those related to a particular asset. We believe that none of the assets owned by the Partnerships is held primarily for sale to customers and that a sale of any such asset would not be to a customer in the ordinary course of the owning entity’s business. There are safe-harbor provisions in the federal income tax laws prescribing when an asset sale will not be characterized as a prohibited transaction. We cannot provide assurance, however, that we can comply with such safe-harbor provisions or that the Partnerships will avoid owning property that may be characterized as property held “primarily for sale to customers in the ordinary course of a trade or business.”

 

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Foreclosure Property. We will be subject to tax at the maximum corporate rate on any income (including foreign currency gain) from foreclosure property, other than income that would be qualifying income for purposes of the 75% gross income test, less expenses directly connected with the production of such income. However, gross income from such foreclosure property will qualify for purposes of the 75% and 95% gross income tests. “Foreclosure property” is any real property, including interests in real property, and any personal property incident to such real property:

 

   

that is acquired by a REIT as the result of such REIT having bid on such property at foreclosure, or having otherwise reduced such property to ownership or possession by agreement or process of law, after there was a default or default was imminent on a lease of such property or on an indebtedness that such property secured;

 

   

for which the related loan or lease was acquired by the REIT at a time when the REIT had no intent to evict or foreclose or the REIT did not know or have reason to know that default would occur; and

 

   

for which such REIT makes a proper election to treat such property as foreclosure property.

However, a REIT will not be considered to have foreclosed on a property where the REIT takes control of the property as a mortgagee-in-possession and cannot receive any profit or sustain any loss except as a creditor of the mortgagor. Property generally ceases to be foreclosure property with respect to a REIT at the end of the third taxable year following the taxable year in which the REIT acquired such property, or longer if an extension is granted by the Secretary of the Treasury. The foregoing grace period is terminated and foreclosure property ceases to be foreclosure property on the first day:

 

   

on which a lease is entered into with respect to such property that, by its terms, will give rise to income that does not qualify for purposes of the 75% gross income test or any amount is received or accrued, directly or indirectly, pursuant to a lease entered into on or after such day that will give rise to income that does not qualify for purposes of the 75% gross income test;

 

   

on which any construction takes place on such property, other than completion of a building, or any other improvement, where more than 10% of the construction of such building or other improvement was completed before default became imminent; or

 

   

which is more than 90 days after the day on which such property was acquired by the REIT and the property is used in a trade or business which is conducted by the REIT, other than through an independent contractor from whom the REIT itself does not derive or receive any income.

As a result of the rules with respect to foreclosure property, if a lessee defaults on its obligations under a percentage lease, we terminate the lessee’s leasehold interest, and we are unable to find a replacement lessee for the hotel within 90 days of such foreclosure, gross income from hotel operations conducted by us from such hotel would cease to qualify for the 75% and 95% gross income tests unless we are able to hire an independent contractor to manage and operate the hotel. In such event, we might be unable to satisfy the 75% and 95% gross income tests and, thus, might fail to qualify as a REIT.

Hedging Transactions. From time to time, we may enter into hedging transactions with respect to one or more of our assets or liabilities. Our hedging activities may include entering into interest rate swaps, caps, floors, options to purchase such items, futures and forward contracts. To the extent that we enter into hedging transactions, income arising from “clearly identified” hedging transactions that are entered into by the REIT in the normal course of business, either directly or through certain subsidiary entities, to manage the risk of interest rate movements, price changes, or currency fluctuations with respect to borrowings or obligations incurred or to be incurred by the REIT to acquire or carry real estate assets is excluded from the 95% income test and the 75% income test. In general, for a hedging transaction to be “clearly identified,” (A) the transaction must be identified as a hedging transaction before the end of the day on which it is entered into, and (B) the items or risks being hedged must be identified “substantially contemporaneously” with the hedging transaction, meaning that the identification of the items or risks being hedged must generally occur within 35 days after the date the transaction is entered into. Rules similar to those applicable to income from hedging transactions, discussed above, apply to

 

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income arising from transactions that are entered into by the REIT primarily to manage risk of currency fluctuations with respect to any item of income or gain included in the computation of the 95% income test or the 75% income test (or any property which generates such income or gain). We intend to structure any hedging transactions in a manner that does not jeopardize our status as a REIT. The REIT income and asset rules may limit our ability to hedge loans or securities acquired as investments.

We may enter into derivative transactions to protect against risks not specifically associated with debt incurred to acquire qualified REIT assets. The REIT provisions of the Code limit our income and assets in each year from such derivative transactions. Failure to comply with the asset or income limitations within the REIT provisions of the Code could result in penalty taxes or loss of our REIT status. We may contribute non-qualifying derivatives into our TRSs to preserve our REIT status, which may result in any income from such transactions being subject to federal income taxation.

Failure to Satisfy Gross Income Tests. If we fail to satisfy one or both of the gross income tests for any taxable year, we nevertheless may qualify as a REIT for such year if we qualify for relief under certain provisions of the federal income tax laws. Those relief provisions generally will be available if:

 

   

our failure to meet such tests is due to reasonable cause and not due to willful neglect; and

 

   

following our identification of the failure to meet one or both gross income tests for a taxable year, a description of each item of our gross income included in the 75% or 95% gross income tests is set forth in a schedule for such taxable year filed as specified by Treasury regulations.

We cannot predict, however, whether in all circumstances we would qualify for the relief provisions. In addition, as discussed above in “—Taxation of Our Company,” even if the relief provisions apply, we would incur a 100% tax on the gross income attributable to the greater of the amounts by which we fail the 75% and 95% gross income tests, multiplied by a fraction intended to reflect our profitability.

Asset Tests

To maintain our qualification as a REIT, we also must satisfy the following asset tests at the close of each quarter of each taxable year:

 

   

First, at least 75% of the value of our total assets must consist of:

 

  cash or cash items, including certain receivables;

 

  government securities;

 

  interests in real property, including leaseholds and options to acquire real property and leaseholds;

 

  interests in mortgages on real property;

 

  stock in other REITs; and

 

  investments in stock or debt instruments during the one-year period following our receipt of new capital that we raise through equity offerings or offerings of debt with at least a five-year term.

 

   

Second, except with respect to a TRS, of our investments not included in the 75% asset class, the value of our interest in any one issuer’s securities may not exceed 5% of the value of our total assets.

 

   

Third, except with respect to a TRS, of our investments not included in the 75% asset class, we may not own more than 10% of the voting power or value of any one issuer’s outstanding securities, or the 10% vote test or the 10% value test, respectively.

 

   

Fourth, no more than 25% of the value of our total assets may consist of the securities of one or more TRSs.

 

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For purposes of the second and third asset tests, the term “securities” does not include stock in another REIT, equity or debt securities of a qualified REIT subsidiary or TRS, or equity interests in a partnership.

For purposes of the 10% value test, the term “securities” does not include:

 

   

“Straight debt” securities, which is defined as a written unconditional promise to pay on demand or on a specified date a sum certain in money if (i) the debt is not convertible, directly or indirectly, into stock, and (ii) the interest rate and interest payment dates are not contingent on profits, the borrower’s discretion, or similar factors. “Straight debt” securities do not include any securities issued by a partnership or a corporation in which we or any controlled TRS (i.e., a TRS in which we own directly or indirectly more than 50% of the voting power or value of the stock) hold non-“straight debt” securities that have an aggregate value of more than 1% of the issuer’s outstanding securities. However, “straight debt” securities include debt subject to the following contingencies:

 

  a contingency relating to the time of payment of interest or principal, as long as either (i) there is no change to the effective yield of the debt obligation, other than a change to the annual yield that does not exceed the greater of 0.25% or 5% of the annual yield, or (ii) neither the aggregate issue price nor the aggregate face amount of the issuer’s debt obligations held by us exceeds $1 million and no more than 12 months of unaccrued interest on the debt obligations can be required to be prepaid; and

 

  a contingency relating to the time or amount of payment upon a default or prepayment of a debt obligation, as long as the contingency is consistent with customary commercial practice.

 

   

Any loan to an individual or an estate.

 

   

Any “section 467 rental agreement,” other than an agreement with a related party tenant.

 

   

Any obligation to pay “rents from real property.”

 

   

Certain securities issued by governmental entities.

 

   

Any security issued by a REIT.

 

   

Any debt instrument of an entity treated as a partnership for federal income tax purposes to the extent of our interest as a partner in the partnership.

 

   

Any debt instrument of an entity treated as a partnership for federal income tax purposes not described in the preceding bullet points if at least 75% of the partnership’s gross income, excluding income from prohibited transactions, is qualifying income for purposes of the 75% gross income test described above in “—Income Tests.”

For purposes of the 10% value test, our proportionate share of the assets of a partnership is our proportionate interest in any securities issued by the partnership, without regard to the securities described in the last two bullet points above.

We will monitor the status of our assets for purposes of the various asset tests and will seek to manage our assets to comply at all times with such tests. There can be no assurances, however, that we will be successful in this effort. In this regard, to determine our compliance with these requirements, we will need to estimate the value of the real estate securing our mortgage loans at various times. In addition, we will have to value our investment in our other assets to ensure compliance with the asset tests. Although we will seek to be prudent in making these estimates, there can be no assurances that the IRS might not disagree with these determinations and assert that a different value is applicable, in which case we might not satisfy the 75% and the other asset tests and would fail to qualify as a REIT. If we fail to satisfy the asset tests at the end of a calendar quarter, we will not lose our REIT qualification if:

 

   

we satisfied the asset tests at the end of the preceding calendar quarter; and

 

   

the discrepancy between the value of our assets and the asset test requirements arose from changes in the market values of our assets and was not wholly or partly caused by the acquisition of one or more non-qualifying assets.

 

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If we did not satisfy the condition described in the second item, above, we still could avoid disqualification by eliminating any discrepancy within 30 days after the close of the calendar quarter in which it arose.

In the event that we violate the second or third asset tests described above at the end of any calendar quarter, we will not lose our REIT qualification if (i) the failure is de minimis (up to the lesser of 1% of our assets or $10 million) and (ii) we dispose of assets or otherwise comply with the asset tests within six months after the last day of the quarter in which we identified such failure. In the event of a more than de minimis failure of any of the asset tests, as long as the failure was due to reasonable cause and not to willful neglect, we will not lose our REIT qualification if we (i) dispose of assets or otherwise comply with the asset tests within six months after the last day of the quarter in which we identified such failure, (ii) file a schedule with the IRS describing the assets that caused such failure in accordance with regulations promulgated by the Secretary of Treasury and (iii) pay a tax equal to the greater of $50,000 or the highest rate of federal corporate income tax (currently 35%) of the net income from the nonqualifying assets during the period in which we failed to satisfy the asset tests.

Distribution Requirements

Each taxable year, we must distribute dividends, other than capital gain dividends and deemed distributions of retained capital gain, to our stockholders in an aggregate amount at least equal to:

 

   

the sum of (1) 90% of our “REIT taxable income,” computed without regard to the dividends paid deduction and our net capital gain, and (2) 90% of our after-tax net income, if any, from foreclosure property; minus

 

   

the sum of certain items of non-cash income.

We must pay such distributions in the taxable year to which they relate, or in the following taxable year if we declare the distribution before we timely file our federal income tax return for such year and pay the distribution on or before the first regular dividend payment date after such declaration. Any dividends declared in the last three months of the taxable year, payable to stockholders of record on a specified date during such period, will be treated as paid on December 31 of such year if such dividends are distributed during January of the following year.

We will pay federal income tax on taxable income, including net capital gain, that we do not distribute to our stockholders. Furthermore, if we fail to distribute during a calendar year, or by the end of January following such calendar year in the case of distributions with declaration and record dates falling in the last three months of the calendar year, at least the sum of:

 

   

85% of our REIT ordinary income for such year;

 

   

95% of our REIT capital gain income for such year; and

 

   

any undistributed taxable income from prior periods,

we will incur a 4% nondeductible excise tax on the excess of such required distribution over the amounts we actually distributed. We may elect to retain and pay income tax on the net long-term capital gain we receive in a taxable year. See “—Taxation of Taxable U.S. Holders of Stock—Distributions.” If we so elect, we will be treated as having distributed any such retained amount for purposes of the 4% excise tax described above. We intend to make timely distributions sufficient to satisfy the annual distribution requirements.

It is possible that, from time to time, we may experience timing differences between (1) the actual receipt of income and actual payment of deductible expenses, and (2) the inclusion of that income and deduction of such expenses in arriving at our REIT taxable income. For example, under some of the percentage leases, the percentage rent is not due until after the end of the calendar quarter. In that case, we still would be required to recognize as income the excess of the percentage rent over the base rent paid by the lessee in the calendar quarter

 

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to which such excess relates. In addition, we may not deduct recognized net capital losses from our “REIT taxable income.” Further, it is possible that, from time to time, we may be allocated a share of net capital gain attributable to the sale of depreciated property that exceeds our allocable share of cash attributable to that sale. As a result of the foregoing, we may have less cash than is necessary to distribute all of our taxable income and thereby avoid corporate income tax and the excise tax imposed on certain undistributed income. In such a situation, we may need to borrow funds or issue additional common or preferred shares.

We may satisfy the REIT annual distribution requirements by making taxable distributions of our stock. The IRS has issued private letter rulings to other REITs treating certain distributions that are paid partly in cash and partly in stock as dividends that would satisfy the REIT annual distribution requirement and qualify for the dividends paid deduction for federal income tax purposes. Those rulings may be relied upon only by taxpayers to whom they were issued, but we could request a similar ruling from the IRS. Accordingly, it is unclear whether and to what extent we will be able to make taxable dividends payable in cash and stock. We currently do not intend to pay taxable dividends payable in cash and stock.

In order for distributions to be counted towards our distribution requirement and to give rise to a tax deduction by us, they must not be “preferential dividends.” A dividend is not a preferential dividend if it is pro rata among all outstanding shares of stock within a particular class and is in accordance with the preferences among different classes of stock as set forth in the organizational documents

Under certain circumstances, we may be able to correct a failure to meet the distribution requirement for a year by paying “deficiency dividends” to our stockholders in a later year. We may include such deficiency dividends in our deduction for dividends paid for the earlier year. Although we may be able to avoid income tax on amounts distributed as deficiency dividends, we will be required to pay interest to the IRS based upon the amount of any deduction we take for deficiency dividends.

Recordkeeping Requirements

To avoid a monetary penalty, we must request on an annual basis information from our stockholders designed to disclose the actual ownership of our outstanding shares of stock. We intend to comply with such requirements.

Failure to Qualify

If we fail to satisfy one or more requirements for REIT qualification, other than the gross income tests and the asset tests, we could avoid disqualification if our failure is due to reasonable cause and not to willful neglect and we pay a penalty of $50,000 for each such failure. In addition, there are relief provisions for a failure of the gross income tests and asset tests, as described in “—Income Tests” and “—Asset Tests.”

If we were to fail to qualify as a REIT in any taxable year, and no relief provision applied, we would be subject to federal income tax on our taxable income at regular corporate rates and any applicable alternative minimum tax. In calculating our taxable income in a year in which we failed to qualify as a REIT, we would not be able to deduct amounts paid out to stockholders. In fact, we would not be required to distribute any amounts to stockholders in such year. In such event, to the extent of our current and accumulated earnings and profits, all distributions to stockholders would be taxable as regular corporate dividends. Subject to certain limitations of the federal income tax laws, corporate stockholders might be eligible for the dividends received deduction and individual and certain non-corporate trust and estate stockholders may be eligible for a reduced maximum U.S. federal income tax rate of 20% on such dividends. Unless we qualified for relief under specific statutory provisions, we also would be disqualified from taxation as a REIT for the four taxable years following the year during which we ceased to qualify as a REIT. We cannot predict whether in all circumstances we would qualify for such statutory relief.

 

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Taxation of Taxable U.S. Holders of Stock

The term “U.S. holder” means a holder of our common stock that for U.S. federal income tax purposes is a “U.S. person.” A U.S. person means:

 

   

a citizen or resident of the United States;

 

   

a corporation (including an entity treated as a corporation for U.S. federal income tax purposes) created or organized in or under the laws of the United States, any of its states, or the District of Columbia;

 

   

an estate whose income is subject to U.S. federal income taxation regardless of its source; or

 

   

any trust if (1) a U.S. court is able to exercise primary supervision over the administration of such trust and one or more U.S. persons have the authority to control all substantial decisions of the trust or (2) it has a valid election in place to be treated as a U.S. person.

If a partnership, entity or arrangement treated as a partnership for U.S. federal income tax purposes holds our common stock, the federal income tax treatment of a partner in the partnership will generally depend on the status of the partner and the activities of the partnership. If you are a partner in a partnership holding our common stock, you should consult your tax advisor regarding the consequences of the purchase, ownership and disposition of our common stock by the partnership.

Distributions

As long as we qualify as a REIT, (1) a taxable U.S. holder of our common stock must report as ordinary income distributions that are made out of our current or accumulated earnings and profits and that we do not designate as capital gain dividends or retained long-term capital gain, and (2) a corporate U.S. holder of our common stock will not qualify for the dividends received deduction generally available to corporations. In addition, dividends paid to a U.S. holder generally will not qualify for a maximum federal income tax rate of 20% for “qualified dividend income.” Qualified dividend income generally includes dividends from most U.S. corporations but does not generally include REIT dividends. As a result, our ordinary REIT dividends generally will continue to be taxed at the higher tax rate applicable to ordinary income. Currently, the highest marginal individual federal income tax rate on ordinary income is 39.6%. However, the maximum federal income tax rate of 20% for qualified dividend income will apply to our ordinary REIT dividends, if any, that are (1) attributable to dividends received by us from non-REIT corporations, such as our TRSs, and (2) attributable to income upon which we have paid corporate federal income tax (e.g., to the extent that we distribute less than 100% of our taxable income). In general, to qualify for the reduced tax rate on qualified dividend income, a stockholder must hold our stock for more than 60 days during the 121-day period beginning on the date that is 60 days before the date on which our stock becomes ex-dividend. Individuals, trusts and estates whose income exceeds certain thresholds are also subject to a 3.8% Medicare tax on dividends received from us.

A U.S. holder generally will report distributions that we designate as capital gain dividends as long-term capital gain without regard to the period for which the U.S. holder has held our stock. A corporate U.S. holder, however, may be required to treat up to 20% of certain capital gain dividends as ordinary income.

We may elect to retain and pay federal income tax on the net long-term capital gain that we receive in a taxable year. In that case, a U.S. holder would be taxed on its proportionate share of our undistributed long-term capital gain, to the extent that we designate such amount in a timely notice to such holder. The U.S. holder would receive a credit or refund for its proportionate share of the tax we paid. The U.S. holder would increase the basis in its stock by the amount of its proportionate share of our undistributed long-term capital gain, minus its share of the tax we paid.

To the extent that we make a distribution in excess of our current and accumulated earnings and profits, such distribution will not be taxable to a U.S. holder to the extent that it does not exceed the adjusted tax basis of the U.S. holder’s stock. Instead, such distribution will reduce the adjusted tax basis of such stock. To the extent

 

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that we make a distribution in excess of both our current and accumulated earnings and profits and the U.S. holder’s adjusted tax basis in its stock, such stockholder will recognize long-term capital gain, or short-term capital gain if the stock has been held for one year or less. The IRS has ruled that if total distributions for two or more classes of stock are in excess of current and accumulated earnings and profits, dividends must be treated as having been distributed to those stockholders having a priority under the corporate charter before any distribution to stockholders with lesser priority. If we declare a dividend in October, November, or December of any year that is payable to a U.S. holder of record on a specified date in any such month, such dividend shall be treated as both paid by us and received by the U.S. holder on December 31 of such year, provided that we actually pay the dividend during January of the following calendar year.

Stockholders may not include in their individual income tax returns any of our net operating losses or capital losses. Instead, we would carry over such losses for potential offset against our future income generally. Taxable distributions from us and gain from the disposition of our stock will not be treated as passive activity income, and, therefore, stockholders generally will not be able to apply any “passive activity losses,” such as losses from certain types of limited partnerships in which the stockholder is a limited partner, against such income. In addition, taxable distributions from us and gain from the disposition of the stock generally will be treated as investment income for purposes of the investment interest limitations.

We will notify stockholders after the close of our taxable year as to the portions of the distributions attributable to that year that constitute ordinary income, return of capital, and capital gain.

Disposition of Common Stock

In general, a U.S. holder who is not a dealer in securities must treat any gain or loss realized upon a taxable disposition of our common stock as long-term capital gain or loss if the U.S. holder has held the stock for more than one year and otherwise as short-term capital gain or loss. However, a U.S. holder must treat any loss upon a sale or exchange of stock held by such stockholder for six months or less as a long-term capital loss to the extent of any actual or deemed distributions from us that such U.S. holder previously has characterized as long-term capital gain. All or a portion of any loss that a U.S. holder realizes upon a taxable disposition of the stock may be disallowed if the U.S. holder purchases the same type of stock within 30 days before or after the disposition.

Capital Gains and Losses

A taxpayer generally must hold a capital asset for more than one year for gain or loss derived from its sale or exchange to be treated as long-term capital gain or loss. In general, a U.S. holder will realize gain or loss in an amount equal to the difference between the sum of the fair market value of any property and the amount of cash received in such disposition and the U.S. holder’s adjusted tax basis. A U.S. holder’s adjusted tax basis generally will equal the U.S. holder’s acquisition cost, increased by the excess of net capital gains deemed distributed to the U.S. holder (discussed above) less tax deemed paid on such gains and reduced by any returns of capital. In general, the maximum federal income tax rate on long-term capital gain applicable to non-corporate taxpayers is 20% for sales and exchanges of assets held for more than one year. The maximum federal income tax rate on long-term capital gain from the sale or exchange of “section 1250 property,” or depreciable real property, is 25% to the extent that such gain, not otherwise treated as ordinary, would have been treated as ordinary income if the property were “section 1245 property.” In addition, individuals, trusts and estates whose income exceeds certain thresholds are also subject to a 3.8% Medicare tax on gain from the sale of our common stock. With respect to distributions that we designate as capital gain dividends and any retained capital gain that we are deemed to distribute, we generally may designate whether such a distribution is taxable to our non-corporate stockholders at a 20% or 25% federal income tax rate. In addition, the characterization of income as capital gain or ordinary income may affect the deductibility of capital losses. A non-corporate taxpayer may deduct capital losses not offset by capital gains against its ordinary income only up to a maximum annual amount of $3,000. A non-corporate taxpayer may carry forward unused capital losses indefinitely. A corporate taxpayer must pay federal income tax on its net capital gain at ordinary corporate federal income tax rates. A corporate taxpayer may deduct capital losses only to the extent of capital gains, with unused losses being carried back three years and forward five years.

 

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Information Reporting Requirements and Backup Withholding

We will report to our stockholders and to the IRS the amount of distributions we pay during each calendar year and the amount of tax we withhold, if any. Under the backup withholding rules, a stockholder may be subject to backup withholding at the rate of 28% with respect to distributions unless such holder:

 

   

comes within certain exempt categories and, when required, demonstrates this fact; or

 

   

provides a taxpayer identification number, certifies as to no loss of exemption from backup withholding, and otherwise complies with the applicable requirements of the backup withholding rules.

A stockholder who does not provide us with its correct taxpayer identification number also may be subject to penalties imposed by the IRS. Any amount paid as backup withholding will be creditable against the stockholder’s income tax liability. In addition, we may be required to withhold a portion of capital gain distributions to any stockholders who fail to certify their non-foreign status to us. See “—Taxation of Non-U.S. Holders of Stock.”

Taxation of Tax-Exempt Stockholders

Tax-exempt entities, including qualified employee pension and profit sharing trusts and individual retirement accounts, generally are exempt from federal income taxation. However, they are subject to taxation on their unrelated business taxable income. While many investments in real estate generate unrelated business taxable income, the IRS has issued a published ruling that dividend distributions from a REIT to an exempt employee pension trust do not constitute unrelated business taxable income, provided that the exempt employee pension trust does not otherwise use the shares of the REIT in an unrelated trade or business of the pension trust. Based on that ruling, amounts that we distribute to tax-exempt stockholders generally should not constitute unrelated business taxable income. However, if a tax-exempt stockholder were to finance its acquisition of our stock with debt, a portion of the income that it receives from us would constitute unrelated business taxable income pursuant to the “debt-financed property” rules. Furthermore, social clubs, voluntary employee benefit associations, supplemental unemployment benefit trusts, and qualified group legal services plans that are exempt from taxation under special provisions of the federal income tax laws are subject to different unrelated business taxable income rules, which generally will require them to characterize distributions that they receive from us as unrelated business taxable income. Finally, if we are a “pension-held REIT,” a qualified employee pension or profit sharing trust that owns more than 10% of our shares of stock is required to treat a percentage of the dividends that it receives from us as unrelated business taxable income. That percentage is equal to the gross income that we derive from an unrelated trade or business, determined as if we were a pension trust, divided by our total gross income for the year in which we pay the dividends. That rule applies to a pension trust holding more than 10% of our shares of stock only if:

 

   

the percentage of our dividends that the tax-exempt trust would be required to treat as unrelated business taxable income is at least 5%;

 

   

we qualify as a REIT by reason of the modification of the rule requiring that no more than 50% of our stock be owned by five or fewer individuals that allows the beneficiaries of the pension trust to be treated as holding our stock in proportion to their actuarial interests in the pension trust (see “—Taxation of Our Company—Requirements for Qualification”); and

 

   

either (1) one pension trust owns more than 25% of the value of our stock or (2) a group of pension trusts individually holding more than 10% of the value of our stock collectively owns more than 50% of the value of our stock.

Taxation of Non-U.S. Holders of Stock

The rules governing U.S. federal income taxation of non-U.S. holders of our common stock are complex. A “non-U.S. holder” means a holder that is not a U.S. holder, as defined above, and is not an entity treated as a partnership for U.S. federal income tax purposes. We urge non-U.S. holders to consult their tax advisors to determine the impact of federal, state, and local income tax laws on ownership of our common stock, including any reporting requirements.

 

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The portion of a distribution that is received by a non-U.S. holder that we cannot designate as a capital gain dividend and that is payable out of our current or accumulated earnings and profits will be subject to U.S. income tax withholding at the rate of 30% on the gross amount of any such distribution paid unless either:

 

   

a lower treaty rate applies and the non-U.S. holder files an IRS Form W-8BEN evidencing eligibility for that reduced rate with us; or

 

   

the non-U.S. holder files an IRS Form W-8ECI with us claiming that the distribution is effectively connected income.

If a distribution is treated as effectively connected with the non-U.S. holder’s conduct of a U.S. trade or business, the non-U.S. holder generally will be subject to federal income tax on the distribution at graduated rates, in the same manner as U.S. holders are taxed with respect to such distributions. A non-U.S. holder that is a corporation also may be subject to the 30% branch profits tax with respect to a distribution treated as effectively connected with its conduct of a U.S. trade or business, unless reduced or eliminated by a tax treaty.

Except as described in the following paragraph, a non-U.S. holder will not incur tax on a distribution in excess of our current and accumulated earnings and profits if the excess portion of such distribution does not exceed the adjusted basis of its stock. Instead, the excess portion of such distribution will reduce the adjusted basis of such stock. A non-U.S. holder will be subject to tax on a distribution that exceeds both our current and accumulated earnings and profits and the adjusted basis of its stock, if the non-U.S. holder otherwise would be subject to tax on gain from the sale or disposition of its stock, as described below. If we cannot determine at the time we make a distribution whether or not the distribution will exceed our current and accumulated earnings and profits, we will treat the entire amount of any distribution as a taxable dividend. However, a non-U.S. holder may obtain a refund of amounts that we withhold if we later determine that a distribution in fact exceeded our current and accumulated earnings and profits.

If our stock constitutes a United States real property interest, as defined below, unless we are a “domestically-controlled REIT,” as defined below or the distribution is with respect to a class of our stock regularly traded on an established securities market located in the United States the distribution will give rise to gain from the sale or exchange of such stock, the tax treatment of which is described below and, we must withhold 10% of any distribution that exceeds our current and accumulated earnings and profits. Consequently, although we intend to withhold at a rate of 30% on the entire amount of any distribution, to the extent that we do not do so, we may withhold at a rate of 10% on any portion of a distribution not subject to withholding at a rate of 30%.

For any year in which we qualify as a REIT, a non-U.S. holder may incur tax on distributions that are attributable (or deemed so attributable pursuant to applicable Treasury regulations) to gain from our sale or exchange of “United States real property interests” under special provisions of the federal income tax laws referred to as “FIRPTA.” The term “United States real property interests” includes certain interests in real property and stock in corporations at least 50% of whose assets consists of interests in real property. Under those rules, a non-U.S. holder is taxed on distributions attributable (or deemed attributable) to gain from sales of United States real property interests as if such gain were effectively connected with a United States business of the non-U.S. holder. A non-U.S. holder thus would be taxed on such a distribution at the normal rates, including applicable capital gains rates, applicable to U.S. holders, subject to applicable alternative minimum tax and a special alternative minimum tax in the case of a nonresident alien individual. A non-U.S. corporate holder not entitled to treaty relief or exemption also may be subject to the 30% branch profits tax on such a distribution. Except as described below with respect to regularly traded stock, we must withhold 35% of any distribution that we could designate as a capital gain dividend. A non-U.S. holder may receive a credit against its tax liability for the amount we withhold. Any distribution with respect to any class of stock which is regularly traded on an established securities market located in the United States, will not be treated as gain recognized from the sale or exchange of a United States real property interest if the non-U.S. holder did not own more than 5% of such class of stock at any time during the one-year period preceding the date of the distribution. As a result, non-U.S.

 

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holders generally will be subject to withholding tax on such capital gain distributions in the same manner as they are subject to withholding tax on ordinary dividends. We anticipate that our common stock will be regularly traded on an established securities market in the United States following the separation and distribution. If our common stock is not regularly traded on an established securities market in the United States or the non-U.S. holder owned more than 5% of our common stock at any time during the one-year period preceding the date of the distribution, capital gain distributions that are attributable to our sale of real property would be subject to tax under FIRPTA, as described above. Moreover, if a non-U.S. holder disposes of our common stock during the 30-day period preceding the ex-dividend date of a dividend, and such non-U.S. holder (or a person related to such non-U.S. holder) acquires or enters into a contract or option to acquire our common stock within 61 days of the first day of the 30-day period described above, and any portion of such dividend payment would, but for the disposition, be treated as a United States real property interest capital gain to such non-U.S. holder, then such non-U.S. holder will be treated as having United States real property interest capital gain in an amount that, but for the disposition, would have been treated as United States real property interest capital gain.

Any distribution that is made by a REIT that would otherwise be subject to FIRPTA because the distribution is attributable to the disposition of a United States real property interest shall retain its character as FIRPTA income when distributed to any regulated investment company or other REIT, and shall be treated as if it were from the disposition of a United States real property interest by that regulated investment company or other REIT.

Non-U.S. holders could incur tax under FIRPTA with respect to gain realized upon a disposition of our common stock if we are a United States real property holding corporation during a specified testing period. If at least 50% of a REIT’s assets are United States real property interests, then the REIT will be a United States real property holding corporation. We anticipate that we will be a United States real property holding corporation based on our investment strategy. However, if we are a United States real property holding corporation, a non-U.S. holder generally will not incur tax under FIRPTA with respect to gain realized upon a disposition of our stock as long as we are a “domestically-controlled REIT.” A domestically-controlled REIT is a REIT in which, at all times during a specified testing period, less than 50% in value of its shares are held directly or indirectly by non-U.S. holders. We cannot assure you that that test will be met. However, a non-U.S. holder that owned, actually or constructively, 5% or less of our stock at all times during a specified testing period will not incur tax under FIRPTA with respect to any such gain if the stock is “regularly traded” on an established securities market. As noted above, we anticipate that our common stock will be regularly traded on an established securities market immediately following the separation and distribution. If the sale, exchange or other taxable disposition of our common stock were subject to taxation under FIRPTA, and if shares of the applicable class of our common stock were not “regularly traded” on an established securities market, the purchaser of such common stock would be required to withhold and remit to the IRS 10% of the purchase price. If the gain on the sale of the stock were taxed under FIRPTA, a non-U.S. holder would be taxed in the same manner as U.S. holders with respect to such gain, subject to applicable alternative minimum tax and a special alternative minimum tax in the case of nonresident alien individuals. Furthermore, a non-U.S. holder generally will incur tax on gain not subject to FIRPTA if (1) the gain is effectively connected with the non-U.S. holder’s U.S. trade or business, in which case the non-U.S. holder will be subject to the same treatment as U.S. holders with respect to such gain, or (2) the non-U.S. holder is a nonresident alien individual who was present in the U.S. for 183 days or more during the taxable year and has a “tax home” in the United States, in which case the non-U.S. holder will incur a 30% tax on his capital gains.

If we are a domestically controlled qualified investment entity and a non-U.S. holder disposes of our stock during the 30-day period preceding a dividend payment, and such non-U.S. holder (or a person related to such non-U.S. holder) acquires or enters into a contract or option to acquire our stock within 61 days of the first day of the 30-day period described above, and any portion of such dividend payment would, but for the disposition, be treated as a United States real property interest capital gain to such non-U.S. holder, then such non-U.S. holder shall be treated as having United States real property interest capital gain in an amount that, but for the disposition, would have been treated as United States real property interest capital gain.

 

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Information Reporting Requirements and Backup Withholding

Generally, information reporting will apply to payments of distributions on our stock, and backup withholding may apply, unless the payee certifies that it is not a U.S. person or otherwise establishes an exemption.

The payment of the proceeds from the disposition of our stock to or through the U.S. office of a U.S. or foreign broker will be subject to information reporting and, possibly, backup withholding unless the non-U.S. holder certifies as to its non-U.S. status or otherwise establishes an exemption, provided that the broker does not have actual knowledge that the stockholder is a U.S. person or that the conditions of any other exemption are not, in fact, satisfied. The proceeds of the disposition by a non-U.S. holder of our stock to or through a foreign office of a broker generally will not be subject to information reporting or backup withholding. However, if the broker is a U.S. person, a controlled foreign corporation for U.S. federal income tax purposes or a foreign person 50% or more of whose gross income from all sources for specified periods is from activities that are effectively connected with a U.S. trade or business, information reporting generally will apply unless the broker has documentary evidence as to the non-U.S. holder’s foreign status and has no actual knowledge to the contrary. Any amount withheld under the backup withholding rules from a payment to a stockholder will be allowed as a credit against such stockholder’s U.S. federal income tax liability (which might entitle such stockholder to a refund), provided that the required information is furnished to the IRS.

Applicable Treasury Regulations provide presumptions regarding the status of stockholders when payments to the stockholders cannot be reliably associated with appropriate documentation provided to the payer. Because the application of these Treasury Regulations varies depending on the stockholder’s particular circumstances, you are urged to consult your tax advisor regarding the information reporting requirements applicable to you.

Foreign Accounts Tax Compliance Act Withholding

Pursuant to the Foreign Account Tax Compliance Act, or FATCA, foreign financial institutions (which include most foreign hedge funds, private equity funds, mutual funds, securitization vehicles and any other investment vehicles) and certain other foreign entities must comply with new information reporting rules with respect to their U.S. account holders and investors or be subject to a new withholding tax on U.S.-source payments made to them (whether received as a beneficial owner or as an intermediary for another party). A foreign financial institution or other foreign entity that does not comply with the FATCA reporting requirements will generally be subject to a new 30% withholding tax on “withholdable payments.” For this purpose, withholdable payments generally include U.S.-source payments (including U.S.-source dividends), as well as the entire gross proceeds from a sale of equity or debt instruments of issuers who are considered U.S. issuers under the FATCA rules. The new FATCA withholding tax will apply even if the payment would otherwise not be subject to U.S. nonresident withholding tax (e.g., because it is capital gain). Applicable Treasury regulations and IRS administrative guidance defer this FATCA withholding obligation until no earlier than July 1, 2014 for payments of dividends on our common stock and until January 1, 2017 for gross proceeds from dispositions of our common stock. We will not pay additional amounts in respect of amounts withheld.

Tax Aspects of Our Investments in the Partnerships

The following discussion summarizes certain federal income tax considerations applicable to our direct or indirect investments in the Partnerships. The discussion does not cover state or local tax laws or any federal tax laws other than income tax laws.

 

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Classification as Partnerships. We are entitled to include in our income our distributive share of each Partnership’s income and to deduct our distributive share of each Partnership’s losses only if such Partnership is classified for federal income tax purposes as a partnership (or an entity that is disregarded for federal income tax purposes if the entity has only one owner or member), rather than as a corporation or an association taxable as a corporation. An organization with at least two owners or members will be classified as a partnership, rather than as a corporation, for federal income tax purposes if it:

 

   

is treated as a partnership under Treasury regulations relating to entity classification (the “check-the-box regulations”); and

 

   

is not a “publicly-traded” partnership.

Under the check-the-box regulations, an unincorporated entity with at least two owners or members may elect to be classified either as an association taxable as a corporation or as a partnership. If such an entity fails to make an election, it generally will be treated as a partnership for federal income tax purposes. Each Partnership intends to be classified as a partnership (or an entity that is disregarded for federal income tax purposes if the entity has only one owner or member) for federal income tax purposes, and no Partnership will elect to be treated as an association taxable as a corporation under the check-the-box regulations.

A publicly-traded partnership is a partnership whose interests are traded on an established securities market or are readily tradable on a secondary market or the substantial equivalent thereof. A publicly-traded partnership will not, however, be treated as a corporation for any taxable year if 90% or more of the partnership’s gross income for such year consists of certain passive-type income, including real property rents (which includes rents that would be qualifying income for purposes of the 75% gross income test, with certain modifications that make it easier for the rents to qualify for the 90% passive income exception), gains from the sale or other disposition of real property, interest, and dividends (the “90% passive income exception”).

Treasury regulations (the “PTP regulations”) provide limited safe harbors from the definition of a publicly-traded partnership. Pursuant to one of those safe harbors (the “private placement exclusion”), interests in a partnership will not be treated as readily tradable on a secondary market or the substantial equivalent thereof if (1) all interests in the partnership were issued in a transaction or transactions that were not required to be registered under the Securities Act, and (2) the partnership does not have more than 100 partners at any time during the partnership’s taxable year. In determining the number of partners in a partnership, a person owning an interest in a partnership, grantor trust, or S corporation that owns an interest in the partnership is treated as a partner in such partnership only if (1) substantially all of the value of the owner’s interest in the entity is attributable to the entity’s direct or indirect interest in the partnership and (2) a principal purpose of the use of the entity is to permit the partnership to satisfy the 100-partner limitation. We anticipate that each Partnership will qualify for the private placement exclusion.

We have not requested, and do not intend to request, a ruling from the IRS that the Partnerships will be classified as partnerships (or disregarded entities, if the entity has only one owner or member) for federal income tax purposes. If for any reason a Partnership were taxable as a corporation, rather than as a partnership or a disregarded entity, for federal income tax purposes, we likely would not be able to qualify as a REIT. See “—Taxation of Our Company—Income Tests” and “—Asset Tests.” In addition, any change in a Partnership’s status for tax purposes might be treated as a taxable event, in which case we might incur tax liability without any related cash distribution. See “—Taxation of Our Company—Distribution Requirements.” Further, items of income and deduction of such Partnership would not pass through to its partners, and its partners would be treated as stockholders for tax purposes. Consequently, such Partnership would be required to pay income tax at corporate rates on its net income, and distributions to its partners would not be deductible in computing such Partnership’s taxable income.

 

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Income Taxation of the Partnerships and Their Partners

Partners, Not the Partnerships, Subject to Tax. A partnership is not a taxable entity for federal income tax purposes. Rather, we are required to take into account our allocable share of each Partnership’s income, gains, losses, deductions, and credits for any taxable year of such Partnership ending within or with our taxable year, without regard to whether we have received or will receive any distribution from such Partnership.

Partnership Allocations. Although a partnership agreement generally will determine the allocation of income, gains, losses, deductions, and credits among partners, such allocations will be disregarded for federal income tax purposes if they do not comply with the provisions of the federal income tax laws governing partnership allocations. If an allocation is not recognized for federal income tax purposes, the item subject to the allocation will be reallocated in accordance with the partners’ interests in the partnership, which will be determined by taking into account all of the facts and circumstances relating to the economic arrangement of the partners with respect to such item. Each Partnership’s allocations of taxable income, gains, losses, deductions, and credits are intended to comply with the requirements of the federal income tax laws governing partnership allocations.

Tax Allocations With Respect to Partnership Properties. Income, gain, loss, and deduction attributable to appreciated or depreciated property that is contributed to a partnership in exchange for an interest in the partnership must be allocated in a manner such that the contributing partner is charged with, or benefits from, respectively, the unrealized gain or unrealized loss associated with the property at the time of the contribution (the “704(c) Allocations”). The amount of the unrealized gain or unrealized loss (“built-in gain” or “built-in loss”) is generally equal to the difference between the fair market value of the contributed property at the time of contribution and the adjusted tax basis of such property at the time of contribution (a “book-tax difference”). Any property purchased for cash initially will have an adjusted tax basis equal to its fair market value, resulting in no book-tax difference. A book-tax difference generally is decreased on an annual basis as a result of depreciation deductions to the contributing partner for book purposes but not for tax purposes. The 704(c) Allocations are solely for federal income tax purposes and do not affect the book capital accounts or other economic or legal arrangements among the partners. In connection with the separation and distribution, appreciated property will be acquired by our operating partnership or one of its subsidiaries in exchange for common units. Our operating partnership will have a carryover, rather than a fair market value, adjusted tax basis in such contributed assets equal to the adjusted tax basis of the contributors in such assets, resulting in a book-tax difference. As a result of that book-tax difference, we will have a lower adjusted tax basis with respect to that portion of our operating partnership’s assets than we would have with respect to assets having a tax basis equal to fair market value at the time of acquisition. This will result in lower depreciation deductions with respect to the portion of our operating partnership’s assets attributable to such contributions, which could cause us to be allocated tax gain in excess of book gain in the event of a property disposition.

The U.S. Treasury Department has issued regulations requiring partnerships to use a “reasonable method” for allocating items with respect to which there is a book-tax difference and outlining several reasonable allocation methods. Under certain available methods, the carryover basis of contributed properties in the hands of our operating partnership (1) could cause us to be allocated lower amounts of depreciation deductions for tax purposes than would be allocated to us if all contributed properties were to have a tax basis equal to their fair market value at the time of the contribution and (2) in the event of a sale of such properties, could cause us to be allocated taxable gain in excess of the economic or book gain allocated to us as a result of such sale, with a corresponding benefit to the contributing partners. An allocation described in (2) above might cause us to recognize taxable income in excess of cash proceeds in the event of a sale or other disposition of property, which may adversely affect our ability to comply with the REIT distribution requirements and may result in a greater portion of our distributions being taxed as dividends. We have not yet decided what method our operating partnership will use to account for book-tax differences.

 

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Basis in Partnership Interest. Our adjusted tax basis in our partnership interest in the operating partnership generally is equal to:

 

   

the amount of cash and the basis of any other property contributed by us to the operating partnership;

 

   

increased by our allocable share of the operating partnership’s income and gains and our allocable share of indebtedness of the operating partnership; and

 

   

reduced, but not below zero, by our allocable share of the operating partnership’s losses, deductions and credits and the amount of cash distributed to us, and by constructive distributions resulting from a reduction in our share of indebtedness of the operating partnership.

If the allocation of our distributive share of the operating partnership’s loss would reduce the adjusted tax basis of our partnership interest in the operating partnership below zero, the recognition of such loss will be deferred until such time as the recognition of such loss would not reduce our adjusted tax basis below zero. To the extent that the operating partnership’s distributions, or any decrease in our share of the indebtedness of the operating partnership, which is considered a constructive cash distribution to the partners, reduce our adjusted tax basis below zero, such distributions will constitute taxable income to us. Such distributions and constructive distributions normally will be characterized as long-term capital gain.

Depreciation Deductions Available to our Operating Partnership. To the extent that our operating partnership acquires its hotels in exchange for cash, its initial basis in such hotels for federal income tax purposes generally was or will be equal to the purchase price paid by our operating partnership. Our operating partnership’s initial basis in hotels acquired in exchange for units in our operating partnership should be the same as the transferor’s basis in such hotels on the date of acquisition by our operating partnership. Although the law is not entirely clear, our operating partnership generally will depreciate such depreciable hotel property for federal income tax purposes over the same remaining useful lives and under the same methods used by the transferors. Our operating partnership’s tax depreciation deductions will be allocated among the partners in accordance with their respective interests in our operating partnership, except to the extent that our operating partnership is required under the federal income tax laws governing partnership allocations to use a method for allocating tax depreciation deductions attributable to contributed properties that results in our receiving a disproportionate share of such deductions.

Sale of a Partnership’s Property

Generally, any gain realized by us or a Partnership on the sale of property held for more than one year will be long-term capital gain, except for any portion of such gain that is treated as depreciation or cost recovery recapture. Any gain or loss recognized by a Partnership on the disposition of contributed properties will be allocated first to the partners who contributed such properties to the extent of their built-in gain or loss on those properties for federal income tax purposes. The partners’ built-in gain or loss on such contributed properties will equal the difference between the partners’ proportionate share of the book value of those properties and the partners’ tax basis allocable to those properties at the time of the contribution. Any remaining gain or loss recognized by the Partnership on the disposition of the contributed properties, and any gain or loss recognized by the Partnership on the disposition of the other properties, will be allocated among the partners in accordance with their respective percentage interests in the Partnership.

Our share of any gain realized by a Partnership on the sale of any property held by the Partnership as inventory or other property held primarily for sale to customers in the ordinary course of the Partnership’s trade or business will be treated as income from a prohibited transaction that is subject to a 100% penalty tax. Such prohibited transaction income also may have an adverse effect upon our ability to satisfy the income tests for REIT status. See “—Taxation of Our Company—Income Tests.” We, however, do not presently intend to acquire or hold or to allow any Partnership to acquire or hold any property that represents inventory or other property held primarily for sale to customers in the ordinary course of our or such Partnership’s trade or business.

 

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Taxable REIT Subsidiaries

As described above, we will initially own 100% of the stock of one TRS, which has three subsidiaries one of which is a TRS, and an indirect interest in another TRS that has TRS subsidiaries. A TRS is a fully taxable corporation for which a TRS election is properly made. A TRS may lease hotels from us under certain circumstances, provide services to our tenants, and perform activities unrelated to our tenants, such as third-party management, development, and other independent business activities. A corporation of which a TRS directly or indirectly owns more than 35% of the voting power or value of the stock will automatically be treated as a TRS. Overall, no more than 25% of the value of our assets may consist of securities of one or more TRSs, and no more than 25% of the value of our assets may consist of the securities of TRSs and other assets that are not qualifying assets for purposes of the 75% asset test.

A TRS may not directly or indirectly operate or manage any hotels or health care facilities or provide rights to any brand name under which any hotel or health care facility is operated. However, rents received by us from a TRS pursuant to a hotel lease will qualify as “rents from real property” as long as the hotel is operated on behalf of the TRS by a person who satisfies the following requirements:

 

   

such person is, or is related to a person who is, actively engaged in the trade or business of operating “qualified lodging facilities” for any person unrelated to us and the TRS;

 

   

such person does not own, directly or indirectly, more than 35% of our stock;

 

   

no more than 35% of such person is owned, directly or indirectly, by one or more persons owning 35% or more of our stock; and

 

   

we do not directly or indirectly derive any income from such person.

A “qualified lodging facility” is a hotel, motel, or other establishment more than one-half of the dwelling units in which are used on a transient basis, unless wagering activities are conducted at or in connection with such facility by any person who is engaged in the business of accepting wagers and who is legally authorized to engage in such business at or in connection with such facility. A “qualified lodging facility” includes customary amenities and facilities operated as part of, or associated with, the lodging facility as long as such amenities and facilities are customary for other properties of a comparable size and class owned by other unrelated owners.

The TRS rules limit the deductibility of interest paid or accrued by a TRS to us to assure that the TRS is subject to an appropriate level of corporate taxation. Further, the rules impose a 100% excise tax on transactions between a TRS and us or our tenants that are not conducted on an arm’s-length basis. We intend that all of our transactions with any TRS that we form will be conducted on an arm’s-length basis, but there can be no assurance that we will be successful in this regard.

We have formed and made a timely election with respect to our TRSs, which lease each of our properties not owned by a TRS. Additionally, we may form or acquire additional TRSs in the future.

State and Local Taxes

We and/or you may be subject to state and local tax in various states and localities, including those states and localities in which we or you transact business, own property, or reside. The state and local tax treatment in such jurisdictions may differ from the federal income tax treatment described above. Consequently, you should consult your own tax advisor regarding the effect of state and local tax laws upon an investment in our common stock.

 

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Legislative or Other Actions Affecting REITs

The present federal income tax treatment of REITs may be modified, possibly with retroactive effect, by legislative, judicial or administrative action at any time. The REIT rules are constantly under review by persons involved in the legislative process and by the IRS and the U.S. Treasury Department which may result in statutory changes as well as revisions to regulations and interpretations. Additionally, several of the tax considerations described herein are currently under review and are subject to change. Prospective stockholders are urged to consult with their own tax advisors regarding the effect of potential changes to the federal tax laws on an investment in our common stock.

 

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WHERE YOU CAN FIND ADDITIONAL INFORMATION

We have filed a registration statement on Form 10 with the SEC, of which this information statement forms a part, with respect to the shares of our common stock being distributed as contemplated by this information statement. This information statement is a part of, and does not contain all of the information set forth in, the registration statement and the exhibits and schedules to the registration statement. For further information with respect to us and our common stock, please refer to the registration statement, including its exhibits and schedules. Statements made in this information statement relating to any contract or other document are not necessarily complete, and you should refer to the exhibits attached to the registration statement for copies of the actual contract or document. You may review a copy of the registration statement, including its exhibits and schedules, at the SEC’s public reference room, located at 100 F Street, N.E., Washington, D.C. 20549, by calling the SEC at 1-800-SEC-0330 as well as on the Internet website maintained by the SEC at www.sec.gov. Information contained on any website referenced in this information statement is not incorporated by reference in this information statement.

As a result of the distribution, we will become subject to the information and reporting requirements of the Exchange Act and, in accordance with the Exchange Act, we will file periodic reports, proxy statements and other information with the SEC, which will be available on the Internet website maintained by the SEC at www.sec.gov.

We intend to furnish holders of our common stock with annual reports containing consolidated financial statements prepared in accordance with U.S. generally accepted accounting principles and audited and reported on, with an opinion expressed, by an independent registered public accounting firm.

You should rely only on the information contained in this information statement or to which we have referred you. We have not authorized any person to provide you with different information or to make any representation not contained in this information statement.

 

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INDEX TO FINANCIAL STATEMENTS

 

     Page  
Ashford Hospitality Prime, Inc. and Subsidiaries   

Unaudited Pro Forma Combined Consolidated Balance Sheet

     F-4   

Unaudited Pro Forma Combined Consolidated Statement of Operations for the Year Ended December 31, 2012

     F-5   

Unaudited Pro Forma Combined Consolidated Statement of Operations for the Six Months Ended June  30, 2013

     F-6   

Notes to Unaudited Pro Forma Combined Consolidated Financial Statements

     F-7   
Ashford Hospitality Prime, Inc. and Subsidiaries   
Audited Consolidated Financial Statements   

Report of Independent Registered Public Accounting Firm

     F-15   

Consolidated Balance Sheet

     F-16   

Notes to Consolidated Balance Sheet

     F-17   
Unaudited Interim Consolidated Financial Statements   

Consolidated Balance Sheets

     F-19   

Notes to Consolidated Balance Sheets

     F-20   
The Ashford Hospitality Prime Hotels   
Audited Combined Consolidated Financial Statements   

Report of Independent Registered Public Accounting Firm

     F-22   

Combined Consolidated Balance Sheets

     F-23   

Combined Consolidated Statements of Operations

     F-24   

Combined Consolidated Statements of Comprehensive Income (Loss)

     F-25   

Combined Consolidated Statements of Equity

     F-26   

Combined Consolidated Statements of Cash Flows

     F-27   

Notes to Combined Consolidated Financial Statements

     F-28   
Unaudited Interim Combined Consolidated Financial Statements   

Condensed Combined Consolidated Balance Sheets

     F-44   

Condensed Combined Consolidated Statements of Operations

     F-45   

Condensed Combined Consolidated Statements of Comprehensive Loss

     F-46   

Condensed Combined Consolidated Statement of Equity

     F-47   

Condensed Combined Consolidated Statements of Cash Flows

     F-48   

Notes to Condensed Combined Consolidated Financial Statements

     F-49   

Schedule III

     F-59   

 

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Table of Contents
     Page  
Pier House Joint Venture   
Audited Financial Statements   

Independent Auditors’ Report

     F-61   

Balance Sheets

     F-62   

Statements of Operations and Comprehensive Income

     F-63   

Statements of Venturers’ Equity

     F-64   

Statements of Cash Flows

     F-65   

Notes to Financial Statements

     F-66   

Unaudited Interim Condensed Financial Statements

  

Condensed Balance Sheets

     F-71   

Condensed Statements of Operations and Comprehensive Income

     F-72   

Condensed Statement of Venturers’ Equity

     F-73   

Condensed Statements of Cash Flows

     F-74   

Notes to Condensed Financial Statements

     F-75   

Unaudited Interim Combined Financial Statements

  

Condensed Combined Balance Sheet

     F-78   

Condensed Combined Statement of Operations and Comprehensive Loss

     F-79   

Condensed Combined Statement of Equity

     F-80   

Condensed Combined Statement of Cash Flows

     F-81   

Notes to Condensed Combined Financial Statements

     F-82   
Ashford Crystal Gateway   
Audited Combined Financial Statements   

Report of Independent Registered Public Accounting Firm

     F-87   

Combined Balance Sheets

     F-88   

Combined Statements of Operations and Comprehensive Income

     F-89   

Combined Statements of Equity

     F-90   

Combined Statements of Cash Flows

     F-91   

Notes to Combined Financial Statements

     F-92   
Unaudited Interim Combined Financial Statements   

Condensed Combined Balance Sheets

     F-101   

Condensed Combined Statements of Operations and Comprehensive Income

     F-102   

Condensed Combined Statement of Equity

     F-103   

Condensed Combined Statements of Cash Flows

     F-104   

Notes to Condensed Combined Financial Statements

     F-105   

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA COMBINED CONSOLIDATED FINANCIAL STATEMENTS

The unaudited pro forma combined consolidated financial statements as of and for the six months ended June 30, 2013 and for the year ended December 31, 2012 have been derived from the historical (i) consolidated financial statements of Ashford Hospitality Prime, Inc. and subsidiaries (“Ashford Prime”), (ii) combined consolidated financial statements of The Ashford Hospitality Prime Hotels (the “Hotel Group”), (iii) financial statements of the Pier House Joint Venture, and (iv) combined financial statements of the Ashford Crystal Gateway Hotel.

The pro forma adjustments give effect to the following separate transactions:

 

   

the historical financial results of the Hotel Group;

 

   

the contribution of $145.3 million of capital for common units of limited partnership interests (“common units”) in Ashford Hospitality Prime Limited Partnership (the “Ashford Prime OP”);

 

   

the completion of the separation and distribution, including the distribution of Ashford Prime’s common stock to stockholders of Ashford Hospitality Trust, Inc. (“Ashford Trust”) and the related transfer to Ashford Prime from Ashford Trust of Ashford Trust’s taxable REIT subsidiaries, that lease Ashford Prime’s hotels;

 

   

the issuance of 16,000 shares of common stock of Ashford Prime to the Company’s non-employee directors upon completion of the separation and distribution; and

 

   

the exercise of the options to acquire Pier House Resort and Crystal Gateway Marriott as we consider it probable that the options will be exercised.

The unaudited pro forma combined consolidated balance sheet as of June 30, 2013 is presented to reflect adjustments to Ashford Hospitality Prime, Inc. and subsidiaries’ consolidated balance sheet as if the separation and distribution offering and the related transactions were completed on June 30, 2013. The unaudited pro forma combined consolidated statements of operations for the six months ended June 30, 2013 and the year ended December 31, 2012 are presented as if the separation and distribution and the related transactions were completed on January 1, 2012.

The following unaudited pro forma financial statements should be read in conjunction with (i) Ashford Hospitality Prime, Inc. and subsidiaries’ consolidated balance sheet as of June 30, 2013 and the notes thereto, (ii) the Hotel Group’s historical combined consolidated financial statements as of June 30, 2013 and December 31, 2012 and 2011, and for the six months ended June 30, 2013 and 2012 and the three years ended December 31, 2012, 2011 and 2010, and the notes thereto appearing elsewhere in this report, (iii) the Pier House Joint Venture’s historical financial statements as of June 30, 2013 and December 31, 2012 and 2011, and for the six months ended June 30, 2013 and 2012 and the years ended December 31, 2012 and 2011, and the notes thereto appearing elsewhere in this report and (iv) the Ashford Crystal Gateway’s historical combined financial statements as of June 30, 2013 and December 31, 2012 and 2011, and for the six months ended June 30, 2013 and 2012 and the three years ended December 31, 2012, 2011 and 2010, and the notes thereto appearing elsewhere in this report. We have based the unaudited pro forma adjustments on available information and assumptions that we believe are reasonable. The following unaudited pro forma combined consolidated financial statements are presented for informational purposes only and are not necessarily indicative of what our actual financial position would have been as of June 30, 2013 assuming the separation and distribution and the related transactions had been completed on June 30, 2013 or what actual results of operations would have been for the six months ended June 30, 2013 and the year ended December 31, 2012 assuming the separation and distribution and the related transactions had been completed on January 1, 2012, nor are they indicative of future results of operations or financial condition and should not be viewed as indicative of future results of operations or financial condition.

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA COMBINED CONSOLIDATED BALANCE SHEET

June 30, 2013

(in thousands)

 

    Ashford
Hospitality
Prime, Inc.
Historical
Consolidated (A)
    Hotel Group
Combined
Consolidated (B)
    Separation
Adjustments
    Taxable
REIT
Subsidiaries (F)
    Pro Forma
No Options
Exercised
    Pier  House
Resort (C)
    Crystal
Gateway
Marriott (D)
    Pro
Forma
Options
Exercised
 

Assets

               

Investment in hotel properties, net

  $ —        $ 770,448      $ —        $ —        $ 770,448      $ 89,548      $ 113,192      $ 1,095,235   
              2,739 (J)       119,308     

Cash and cash equivalents

    1        16,746        145,339 (E)       (6,049     142,635        2,014        50        119,187   
        (13,401 ) (G)           (23,337 ) (K)       (2,175  
        (1 ) (H)            
               

Restricted cash

    —          7,178        —          —          7,178        530 (L)       1,791        9,499   

Accounts receivable, net of allowance

    —          9,769        —          —          9,769        236        3,237        13,242   

Inventories

    —          306        —          —          306        84        87        477   

Notes receivable, net of allowance

    —          8,098        —          —          8,098        —          —          8,098   

Deferred costs, net

    —          2,528        —          —          2,528        —          464        2,528   
                (464  

Prepaid expenses

    —          3,166        —          —          3,166        850        467        4,483   

Derivative assets

    —          14        —          —          14        —          —          14   

Other assets

    —          1,586        —          —          1,586        —          2,430        1,586   
                (2,430  
               

Intangible asset, net

    —          2,676        —          —          2,676        —          —          2,676   

Due from third-party hotel managers

    —          19,831        —          —          19,831        —          9,107        28,938   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total assets

  $ 1      $ 842,346      $ 131,937      $ (6,049 )     $ 968,235      $ 72,664      $ 245,064      $ 1,2 85,963   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Liabilities and Equity

               

Liabilities:

               

Indebtedness

  $ —        $ 625,871      $ —        $ —        $ 625,871      $ 69,000 (L)     $ 101,916      $ 814,448   
                17,661     

Accounts payable and accrued expenses

    —          18,492        —          —          18,492        3,631        2,923        25,046   

Unfavorable management contract liabilities

    —          553        —          —          553        —          6,208        6,761   

Due to third-party hotel managers

    —          747        —          —          747        —          —          747   

Other liabilities

    —          4,746        —          —          4,746        33        —          4,779   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total liabilities

  $ —        $ 650,409      $ —        $ —        $ 650,409      $ 72,664      $ 128,708      $ 851,781   

Redeemable noncontrolling interests in operating partnership (I)

    —          —          67,754        (6,049     108,279        —          116,356        224,635   
        51,305             
        (4,731          

Owner’s equity of the Company

    1        193,114        —          —          210,724        —          —          210,724   
        (67,754          
        (51,305          
        4,731             
        145,339 (E)            
        (13,401 ) (G)            
        (1 ) (H)            
        275 (M)            
        (275 ) (M)            

Noncontrolling interests in consolidated entities

    —          (1,177     —          —          (1,177     —          —          (1,177
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total equity

    1        191,937        17,609        —          209,547        —          —          209,547   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total liabilities and equity

  $ 1      $ 842,346      $ 131,937      $ (6,049 )     $ 968,235      $ 72,664      $ 245,064      $ 1,285,963   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

See Notes to Pro Forma Combined Consolidated Financial Statements.

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA COMBINED CONSOLIDATED STATEMENT OF OPERATIONS

For the Year Ended December 31, 2012

(in thousands)

 

     Hotel Group
Historical
Combined
Consolidated (AA)
    Separation
Adjustments
    Pro Forma
No Options
Exercised
    Pier  House
Resort (BB)
    Crystal  Gateway
Marriott (CC)
    Pro Forma
Options
Exercised
 

Revenue

            

Rooms

   $ 160,811      $ —        $ 160,811      $ 14,318      $ 34,750      $ 209,879   

Food and beverage

     50,784        —          50,784        2,997        14,928        68,709   

Rental income from operating leases

     —          —          —          —          —          —     

Other

     9,593        —          9,593        1,376        1,964        12,933   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

     221,188        —          221,188        18,691        51,642        291,521   

Expenses:

            

Hotel operating expenses:

            

Rooms

     37,001        —          37,001        2,102        7,892        46,995   

Food and beverage

     33,377        —          33,377        2,493        9,731        45,601   

Other expense

     59,013        —          59,013        864        13,956        73,833   

Management fees

     9,360        —          9,360        935        1,549        11,470   
           (374 ) (II)      
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

     138,751        —          138,751        6,020        33,128        177,899   

Property taxes, insurance and other

     10,236        —          10,236        7,059        2,596        19,891   

Depreciation and amortization

     29,549        —          29,549        1,489        5,836        41,581   
           1,422 (JJ)       3,285 (JJ)    

Transaction costs

     —          —          —          —          —          —     

Corporate general and administrative

     10,846        6,745 (DD)       10,806        483 (DD)       1,668        13,316   
       275 (EE)          
       (7,255 ) (FF)         —   (FF)       1,652 (DD)    
       195 (GG)         17 (GG)       (1,340 ) (FF)    
             30 (GG)    
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     189,382        (40     189,342        16,490        46,855        252,687   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     31,806        40        31,846        2,201        4,787        38,834   

Interest income

     29        —          29        47        11        87   

Other income

     —          —          —          —          —          —     

Interest expense and amortization of loan costs

     (31,244     —          (31,244     (1,626     (6,630     (41,442
           (1,942 ) (LL)      
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

     591        40        631        (1,320     (1,832     (2,521

Income tax expense

     (4,384     —          (4,384     —          (1,303     (5,268
           (165 ) (KK)       584 (KK)    
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

     (3,793     40        (3,753     (1,485     (2,551     (7,789

(Income) loss from consolidated entities attributable to noncontrolling interest

     (752     —          (752     —          —          (752

(Income) loss attributable to redeemable noncontrolling interests in operating partnership (HH)

     —          1,590        1,590        524        901        3,015   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

   $ (4,545   $ 1,630      $ (2,915   $ (961   $ (1,650   $ (5,526
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Basic outstanding shares

     N/A          16,044 (MM)           16,044 (MM)  

Basic EPS

     N/A        $ (0.18 ) (MM)         $ (0.34 ) (MM)  

Diluted outstanding shares

     N/A          16,044 (NN)           16,044 (PP)  

Diluted EPS

     N/A        $ (0.18 ) (NN)         $ (0.34 ) (PP)  

See Notes to Pro Forma Combined Consolidated Financial Statements.

 

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Table of Contents

ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

UNAUDITED PRO FORMA COMBINED CONSOLIDATED STATEMENT OF OPERATIONS

For the Six Months Ended June 30, 2013

(in thousands)

 

     Hotel Group
Historical
Combined
Consolidated (AA)
    Separation
Adjustments
    Pro Forma
No Options
Exercised
    Pier  House
Resort (BB)
    Crystal  Gateway
Marriott (CC)
    Pro Forma
Options
Exercised
 

Revenue

            

Rooms

   $ 85,668      $ —        $ 85,668      $ 8,599      $ 18,858      $ 113,125   

Food and beverage

     26,785        —          26,785        1,734        8,198        36,717   

Rental income from operating leases

     —          —          —          —          —          —     

Other

     4,975        —          4,975        768        1,167        6,910   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel revenue

     117,428        —          117,428        11,101        28,223        156,752   

Expenses:

            

Hotel operating expenses:

            

Rooms

     19,853        —          19,853        1,067        4,458        25,378   

Food and beverage

     17,278        —          17,278        1,292        5,288        23,858   

Other expense

     29,602        —          29,602        980        7,677        38,259   

Management fees

     4,972        —          4,972        509        845        6,150   
           (176 ) (II)      
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total hotel expenses

     71,705        —          71,705        3,672        18,268        93,645   

Property taxes, insurance and other

     5,705        —          5,705        2,862        1,419        9,986   

Depreciation and amortization

     15,097        —          15,097        930        2,223        21,113   
           525 (JJ)       2,338 (JJ)    

Transaction cost

     —          —          —          747        —          747   

Corporate general and administrative

     6,445        3,522 (DD)       5,546        199        987        6,845   
            
       (4,538 ) (FF)         242 (DD)       826 (DD)    
       117 (GG)         (156 ) (FF)       (828 ) (FF)    
           11 (GG)       18 (GG)    
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total expenses

     98,952        (899     98,053        9,032        25,251        132,336   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Operating income

     18,476        899        19,375        2,069        2,972        24,416   

Interest income

     14        —          14        —          3        17   

Other income

     —          —          —          —          —          —     

Interest expense and amortization of loan costs

     (16,191     —          (16,191     (625     (3,249     (21,209
           (1,144 ) (LL)      

Write-off of loan costs and exit fees

     (1,971     —          (1,971     —          —          (1,971

Unrealized loss on derivatives

     (22     —          (22     —          —          (22
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

     306        899        1,205        300        (274     1,231   

Income tax expense

     (1,303     —          (1,303     (21     (656     (1,797
           (75 ) (KK)       258 (KK)    
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss)

     (997     899        (98     204        (672     (566

(Income) loss from consolidated entities attributable to noncontrolling interest

     204        —          204        —          —          204   

(Income) loss attributable to redeemable noncontrolling interests in operating partnership (HH)

     —          (37     (37     (72     237        128   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

   $ (793   $ 862      $ 69      $ 132      $ (435   $ (234
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Basic outstanding shares

     N/A          16,044 (MM)           16,044 (MM)  

Basic EPS

     N/A        $ —   (MM)         $ (0.01 ) (MM)  

Diluted outstanding shares

     N/A          24,905 (OO)           16,044 (PP)  

Diluted EPS

     N/A        $ —   (OO)         $ (0.01 ) (PP)  

See Notes to Pro Forma Combined Consolidated Financial Statements.

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

NOTES TO UNAUDITED PRO FORMA COMBINED CONSOLIDATED FINANCIAL STATEMENTS

(dollars in thousands)

 

1. Basis of Presentation

Ashford Hospitality Prime, Inc. (“Ashford Prime”) is a newly formed, externally-advised Maryland corporation that invests primarily in high RevPAR, luxury, upper-upscale and upscale hotels. Ashford Prime’s hotels will be located predominantly in domestic and international gateway markets. Concurrent with the separation and distribution, Ashford Prime will acquire interests in eight hotel properties, which Ashford Prime collectively refers to as its properties, and options to acquire Pier House Resort and Crystal Gateway Marriott, from Ashford Hospitality Limited Partnership (“Ashford Trust OP”).

Ashford Prime was formed as a Maryland corporation on April 5, 2013. Ashford Hospitality Prime Limited Partnership, Ashford Prime’s operating partnership (the “Ashford Prime OP”), was formed as a Delaware limited partnership on April 5, 2013. Ashford Prime OP General Partner LLC, a wholly-owned subsidiary of Ashford Prime, was formed as a Delaware limited liability company on April 5, 2013 and owns the general partnership interest in Ashford Prime OP. Ashford Prime OP Limited Partner LLC, a wholly-owned subsidiary of Ashford Prime, was formed as a Delaware limited liability company on April 5, 2013 and owns a limited partnership interest in Ashford Prime OP.

Ashford Prime has filed a Registration Statement on Form 10 with the Securities and Exchange Commission with respect to the separation and distribution. Upon completion of the separation and distribution, Ashford Prime expects its operations to be carried on through Ashford Prime OP. At such time, Ashford Prime will own indirectly 64.7% of Ashford Prime OP and will have control of Ashford Prime OP, as determined under the consolidation rules of generally accepted accounting principles. Accordingly, Ashford Prime will consolidate the assets, liabilities and results of operations of Ashford Prime OP.

 

2. Adjustments to Pro Forma Combined Consolidated Balance Sheet

The adjustments to the pro forma combined consolidated balance sheet as of June 30, 2013 are as follows:

 

  (A) Represents the historical consolidated balance sheet of Ashford Prime as of June 30, 2013. Ashford Prime was incorporated on April 5, 2013 and has had no activity since its inception other than the issuance of 100 shares of common stock for $10 per share that was initially funded with cash.

 

  (B) Represents the historical combined consolidated balance sheet of the Hotel Group as of June 30, 2013.

 

  (C) Represents the exercise of an option to acquire the Pier House Joint Venture as of June 30, 2013.

In connection with the separation and distribution, Ashford Prime will enter into an option agreement with Ashford Trust to acquire the Pier House Resort. Pursuant to the Pier House Resort option agreement, Ashford Prime will have an 18 month option to acquire the Pier House Resort. The purchase price for the Pier House Resort for the initial six month option period will be $92.3 million, which is the $90 million purchase price that Ashford Trust paid to acquire the property in May 2013 plus $747,000 of out of pocket costs Ashford Trust incurred in connection with the acquisition and $1.5 million of costs associated with the $69 million financing. The purchase price will increase by 1% (excluding any amount attributable to owner funded capital expenditures) during months six through twelve of the option period and an additional 1% during the final six months of the option period. In each case, the purchase price will be reduced by the outstanding principal amounts of any mortgage and mezzanine loans assumed by Ashford Prime or its subsidiaries on the closing date. The purchase price for the Pier House Resort is payable in cash or common units of Ashford Prime OP, at Ashford Trust’s option. For purposes of the unaudited pro forma combined consolidated financial statements, management has assumed the purchase price for the Pier House Resort will be $92.3 million, adjusted

 

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for working capital and a $69.0 million loan assumed by Ashford Prime, resulting in a cash payment of $23.3 million. Management believes the purchase price approximates fair value because it is based on the purchase price recently negotiated by Ashford Trust with a third-party plus the enhanced value of the property due to the assumable financing being put in place by Ashford Trust as well as the current title policy and diligence reports that will be delivered to Ashford Prime at the time of the exercise of the option. Management believes that the 1% increase in the purchase price during months six through twelve and the additional 1% increase in the purchase price in the final six months of the option period approximates the expected increase in fair market value over the period of the option agreement. The purchase price has been allocated to the assets acquired and liabilities assumed on a preliminary basis using estimated fair value information currently available. Ashford Trust is in the process of evaluating the values assigned to land, buildings and improvements and furniture, fixtures and equipment. Thus, the balances recorded are subject to change and could result in adjustments.

Pier House Resort is recorded at acquisition cost and depreciated using the straight line method over the estimated useful lives of the assets (five years for furniture, fixtures and equipment, 39 years for building and improvements and 15 years for land improvements). The estimated allocation of the purchase price for the Pier House Resort is as follows:

 

     Pier House

Resort

 

Land

   $ 41,529   

Buildings and improvements

     41,529   

Furniture, fixtures and equipment

     9,229   
  

 

 

 

Allocated purchase price

     92,287   

The following table reconciles the historical assets and liabilities of the Pier House Resort as of June 30, 2013 to the Pro Forma balances included in the Pro Forma Combined Consolidated Balance Sheet as of June 30, 2013:

 

     As of June 30, 2013  
     Historical
Pier

House
     Acquisition
Adjustments
         Pro  Forma
Pier

House
 

Assets

          

Investment in hotel property, net

   $ 89,548       $ 2,739      (i)    $ 92,287   

Cash and cash equivalents

     2,014         (23,337   (ii)      (21,323

Restricted cash

     —           530      (iii)      530   

Accounts receivable

     236         —        (ii)      236   

Inventories

     84         —        (ii)      84   

Prepaid expenses

     850         —        (ii)      850   
  

 

 

    

 

 

      

 

 

 

Total assets

   $ 92,732       $ (20,068 )        $ 72,664   
  

 

 

    

 

 

      

 

 

 

Liabilities

          

Indebtedness

   $ —         $ 69,000      (iii)    $ 69,000   

Accounts payable and accrued expenses

     3,631         —        (ii)      3,631   

Other liabilities

     33         —        (ii)      33   
  

 

 

    

 

 

      

 

 

 

Total liabilities

   $ 3,664       $ 69,000         $ 72,664   
  

 

 

    

 

 

      

 

 

 

 

  (i) Represents the preliminary adjustment required to record step-up in hotel property to fair value.

 

  (ii) Assumes working capital at June 30, 2013 was acquired and approximates fair value.

 

  (iii) Represents the preliminary adjustment required to record the indebtedness at fair value and record the associated reserves.

 

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  (D) Represents the exercise of an option to acquire the Ashford Crystal Gateway as of June 30, 2013 and the assumption of $101.9 million in debt.

In connection with the separation and distribution, Ashford Prime will enter into an option agreement with Ashford Trust to acquire the Crystal Gateway Marriott. The Crystal Gateway Marriott option agreement will provide Ashford Prime with an option to acquire the Crystal Gateway Marriott from Ashford Trust beginning six months from the date of the separation and distribution and extending for 12 months from such date. The purchase price for this hotel will be equal to the fair market value at the

time the option is exercised, based on an appraisal process. The purchase price for the Crystal Gateway Marriott is payable in common units of Ashford Prime OP only. For purposes of the unaudited pro forma combined consolidated financial statements, management has assumed the purchase price for the Crystal Gateway Marriott will be $232.5 million based on management’s estimate of current market value. We utilized several acceptable valuation methods including discounted cash flow analysis based on future expected operating results and a sales comparison approach for similar asset trades.

Additionally, we estimated that the preliminary fair value of the land is approximately 15% of the $232.5 million fair value based on current ad valorem tax value percentages. We assigned a preliminary value of 10% of the fair value to furniture, fixtures and equipment with the remaining preliminary value attributed to the building. Our preliminary estimate is that the current carrying value of the unfavorable contract liability of $6.2 million at June 30, 2013 approximates fair value as the current carrying value is based on current market rates. We also estimate that the fair value of the fixed rate debt exceeds the carrying value by $17.7 million based on Ashford Trust’s estimate of fair value, which was based on future cash flows discounted at current replacement rates. We estimate the carrying value of the working capital as of June 30, 2013 approximates fair value due to the short-term nature of these financial instruments.

Crystal Gateway Marriott is recorded at acquisition cost and depreciated using the straight line method over the estimated useful lives of the assets (five years for furniture, fixtures and equipment, 39 years for building and improvements and 15 years for land improvements). The allocation of purchase price for the Crystal Gateway Marriott is as follows:

 

     Crystal Gateway
Marriott
 

Land

   $ 34,875   

Buildings and improvements

     174,375   

Furniture, fixtures and equipment

     23,250   
  

 

 

 

Allocated purchase price

     232,500   

 

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The following table reconciles the historical assets and liabilities of the Crystal Gateway Marriott as of June 30, 2013 to the Pro Forma balances included in the Pro Forma Combined Consolidated Balance Sheet as of June 30, 2013:

 

     As of June 30, 2013  
     Historical
Gateway
     Acquisition
Adjustments
        Pro Forma
Gateway
 

Assets

         

Investment in hotel property, net

   $ 113,192       $ 119,308      (i)   $ 232,500   

Cash and cash equivalents

     50              (ii)     (2,125
        (2,175   (vi)  

Restricted cash

     1,791              (ii)     1,791   

Accounts receivable, net of allowance

     3,237              (ii)     3,237   

Inventories

     87              (ii)     87   

Deferred costs, net

     464         (464   (iii)       

Prepaid expenses

     467              (ii)     467   

Other assets

     2,430         (2,430   (iv)       

Due from third-party hotel managers

     9,107              (ii)     9,107   
  

 

 

    

 

 

     

 

 

 

Total assets

   $ 130,825       $ 114,239        $ 245,064   
  

 

 

    

 

 

     

 

 

 

Liabilities

         

Indebtedness

   $ 101,916       $ 17,661      (iii)   $ 119,577   

Accounts payable and accrued expenses

     2,923              (ii)     2,923   

Unfavorable management contract liabilities

     6,208              (v)     6,208   
  

 

 

    

 

 

     

 

 

 

Total liabilities

   $ 111,047       $ 17,661        $ 128,708   
  

 

 

    

 

 

     

 

 

 

 

  (i) Represents the preliminary adjustment required to record step-up in hotel property to fair value.

 

  (ii) Assumes working capital at June 30, 2013 was acquired and approximates fair value.

 

  (iii) Represents the preliminary adjustment required to record the indebtedness at fair value and remove deferred loan costs not acquired.

 

  (iv) Represents the adjustment required to remove the deferred tax asset not acquired.

 

  (v) Represents the preliminary adjustment required to record the unfavorable management contract at fair value.

 

  (vi) Represents $2.2 million of cash to acquire the Crystal Gateway Marriott taxable REIT subsidiary.

 

  (E) Reflects the contribution of $145.3 million of capital by Ashford Trust in exchange for common units of Ashford Prime OP.

 

  (F) Reflects the $6 million cash consideration given in connection with the acquisition of the TRS subsidiaries. Since the transaction will be accounted for as a reorganization of entities under common control, the $6 million is treated as a distribution.

 

  (G) Reflects an estimate of transaction costs related to the separation and distribution, including expenditures associated with (i) the attainment of lender consents to transfer Ashford Prime’s eight initial hotel properties from Ashford Trust OP to Ashford Prime OP, (ii) legal, accounting, tax and other advisory fees, (iii) transfer taxes, and (iv) other estimated expenses (e.g., acquisition costs related to the Pier House Resort and Crystal Gateway Marriott).

 

  (H) Reflects the redemption of 100 outstanding shares of common stock of Ashford Prime.

 

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  (I) Reflects the ownership of common units of Ashford Prime OP by Ashford Trust OP, officers and directors of Ashford Prime, officers and directors of Ashford Trust and Common B unit holders in Ashford Trust OP. The adjustments to the redeemable noncontrolling interests in the operating partnership line item were calculated as follows:

Separation Adjustments

 

  (i) $67.8 million represents the 35.3% noncontrolling interest in the $191.9 million total equity of the Company. The 35.3% represents the 20% ownership of Ashford Prime OP common units by Ashford Trust and the 15.3% ownership of Ashford Prime OP common units by officers and directors of Ashford Prime and officers and directors of Ashford Trust as a result of the separation.

 

  (ii) $51.3 million represents the 35.3% noncontrolling interest in the $145.3 million owners’ equity associated with footnote (E) above.

 

  (iii) $(4.7) million represents the 35.3% noncontrolling interest in the $(13.4) million owners’ equity associated with footnote (G) above.

Crystal Gateway Marriott

 

  (iv) $116.4 million represents the fair value of the common units of Ashford Prime OP issued to Ashford Trust as a result of exercising the Crystal Gateway Marriott option and is further explained in footnote (D) above.

 

  (J) Reflects the step-up to fair market value (FMV) for the acquisition of the Pier House Resort.

 

  (K) Reflects the net cash purchase price for the acquisition of the Pier House Resort.

 

  (L) Reflects the fair market value of a $69.0 million loan that will be assumed by Ashford Prime upon exercise of the option, plus $530,000 for reserves related to real estate taxes and capital expenditures.

 

  (M) Represents stock based compensation associated with initial stock grants, which are immediately vested, with an estimated value of $55,000 to each of the five independent members of the Board of Directors of Ashford Prime.

 

3. Adjustments to Pro Forma Combined Consolidated Statements of Operations

The adjustments to the pro forma combined consolidated statements of operations for the year ended December 31, 2012 and the six months ended June 30, 2013 are as follows:

 

  (AA) Represents the historical combined consolidated statements of operations of the Hotel Group for the year ended December 31, 2012 and the six months ended June 30, 2013.

 

  (BB) Represents the historical statements of operations of the Pier House Resort for the year ended December 31, 2012 and the six months ended June 30, 2013.

 

  (CC) Represents the historical combined statements of operations of the Crystal Gateway Marriott for the year ended December 31, 2012 and the six months ended June 30, 2013.

 

  (DD)

Represents an estimate of the base fee payable to Ashford Hospitality Advisors LLC, Ashford Prime’s external advisor pursuant to the terms of the advisory agreement. The base fee will be equal to 0.70% per annum of the total enterprise value of Ashford Prime, subject to a minimum quarterly base fee. The “total enterprise value” for purposes of determining the base fee will be calculated on a quarterly basis as (i) the average of the volume-weighted average price per share of our common stock for each trading day of the preceding quarter multiplied by the average number of shares of our common stock and common units outstanding during such quarter, on a fully-diluted basis (assuming all common units and long term incentive partnership units in the operating partnership which have achieved economic parity with common units in the operating partnership have been converted to

 

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  common stock in the company), plus (ii) the daily average of the aggregate principal amount of our consolidated indebtedness (including our proportionate share of debt of any entity that is not consolidated but excluding our joint venture partners’ proportionate share of consolidated debt), plus (iii) the daily average of the liquidation value of our outstanding preferred equity.

 

       To determine the appropriate pro forma adjustment for the base fee without any options being exercised, the total enterprise value of Ashford Trust was calculated pursuant to the definition of “total enterprise value” above, except that a quarterly average rather than a daily average was used for the consolidated indebtedness (which management believes is materially consistent with a daily average). A portion of the total enterprise value was then allocated to Ashford Prime based on the pro forma total asset value of Ashford Prime as compared to Ashford Trust. The contractual advisory fee of 0.70% per annum was then applied to the total enterprise value allocated to Ashford Prime for purposes of making the pro forma adjustment. This calculation is an estimate based on the historical total enterprise value of Ashford Trust and may not accurately reflect the total enterprise value of Ashford Prime following the separation and distribution. As a result, the pro forma base advisory fee adjustment may be understated.

 

       If Ashford Prime acquires the Pier House Resort, the total enterprise value of Ashford Prime will be increased by the amount of debt that will be assumed in connection with the acquisition, based on the contractual formula for calculating total enterprise value. For pro forma purposes, as described in (L) above, management has estimated that $69.0 million of debt will be assumed in connection with the acquisition of the Pier House Resort. Accordingly, to estimate the incremental base fee attributable to the Pier House Resort acquisition, the 0.7% base management fee was applied to the $69.0 million of debt that will be assumed in connection with the exercise of the option to acquire the Pier House Resort. This calculation is an estimate and may not accurately reflect the incremental base fee attributable to the Pier House Resort acquisition.

 

       The option purchase price payable for the Crystal Gateway Marriott is payable in common units of Ashford Prime OP. For pro forma purposes, as described in (D) above, management has assumed a purchase price for the Crystal Gateway Marriott of $236 million (which includes working capital) and the assumption of related debt of $101.9 million. If Ashford Prime acquires the Crystal Gateway Marriott, the total enterprise value of Ashford Prime will be increased by the purchase price, because it is payable in Ashford Prime OP units, and the amount of debt that will be assumed in connection with the acquisition, based on the contractual formula for calculating total enterprise value. Accordingly, to estimate the incremental base fee attributable to the Crystal Gateway Marriott acquisition, the 0.7% base management fee was applied to the aggregate of the purchase price in connection with the exercise of the option to acquire the Crystal Gateway Marriott. This calculation is an estimate and may not accurately reflect the incremental base fee attributable to the Crystal Gateway Marriott acquisition.

The calculation of the base fee after the consummation of the separation and distribution will be based on the total enterprise value of Ashford Prime, calculated pursuant to the definition of “total enterprise value” described above.

 

       The incentive fee payable to Ashford Prime’s external advisor, if any, will be based on Ashford Prime’s total stockholder return performance as compared to a defined peer group. Because the incentive fee will be based on future stock performance, it cannot be calculated at this time. Accordingly, no amount will be included in the pro forma consolidated financial statements for the incentive fee.

 

  (EE) Represents stock based compensation associated with initial stock grants, which are immediately vested, with a value of $55,000 to each of the five independent members of the Board of Directors of Ashford Prime.

 

  (FF)

Represents elimination of allocated salaries and benefits, including stock-based compensation, per the terms of Ashford Prime’s advisory agreement with Ashford Hospitality Advisors LLC. Because

 

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  the stock-based compensation will be based on future performance, Ashford Prime has assumed no stock based compensation during the periods presented for pro forma purposes except for the grants to the five independent members of the Board of Directors of Ashford Prime in footnote (EE) above.

 

  (GG) Represents reimbursement to the external advisor for certain expenses, including employment and travel expenses of employees of Ashford Prime’s external advisor providing internal audit services, as specified in the Advisory Agreement between Ashford Hospitality Advisors, LLC and the Company. These reimbursement amounts will reflect Ashford Prime’s pro rata portion of such expenses incurred by Ashford Hospitality Advisors, LLC, as reasonably agreed to between the advisor and certain independent members of the board of directors of Ashford Prime.

 

  (HH) Represents net (income) loss attributable to the non-controlling interest in Ashford Prime OP, calculated as 35.3% of net income (loss), which is based on the ownership percentage of Ashford Trust, officers and directors of Ashford Prime and officers and directors of Ashford Trust.

 

  (II) Represents a contractual adjustment to management fees for differences between the historical management fee of 5% the seller was obligated to pay and the 3% management fee Ashford Trust contracted to pay.

 

  (JJ) Reflects incremental depreciation expense based on Ashford Prime’s new cost basis in the acquired hotels. Depreciation is computed using the straight-line method over the estimated useful lives of the assets (five years for furniture, fixtures and equipment, 39 years for buildings and improvements and 15 years for land improvements.) The increase reflects twelve months and six months of depreciation on the step-up in basis reflected in the adjustments for footnotes (C) and (D) to the pro forma combined consolidated balance sheet.

 

  (KK) Reflects the adjustment to income tax expense for this property as if it were a part of the combined consolidated group and owned and operated in the same hotel REIT structure as the other hotels in the group. The entity that would own the hotel would be a partnership and not subject to income taxes. The entity that would operate the hotel would be a taxable corporation. The incremental income tax for each property was calculated by multiplying the hotel operating income by the combined consolidated group’s effective tax rate, which was 37.3% for both the six months ended June 30, 2013 and the year ended December 31, 2012.

 

  (LL) Represents the interest expense for Pier House based on a $69.0 million interest only loan at LIBOR + 4.90%. Average LIBOR rates for the six months ended June 30, 2013 and the year ended December 31, 2012 were 0.20% and 0.24%, respectively.

 

  (MM) Pro forma basic earnings per share and basic weighted average shares outstanding reflect the estimated number of shares of common stock we expect to be outstanding upon the completion of the distribution (based on an assumed distribution ratio of one share of Ashford Prime common stock for every five shares of Ashford Trust common stock), including 16,000 shares for initial grants to the five independent members of the Board of Directors of Ashford Prime described in footnote (EE) above. There are approximately 85,000 unvested restricted shares which are considered outstanding but excluded from basic weighted average shares outstanding.

 

  (NN) Pro forma diluted earnings per share and pro forma weighted-average diluted shares outstanding are identical to pro forma basic earnings per share and basic weighted average shares outstanding. Weighted-average diluted shares of 8.9 million have been excluded from the diluted earnings per share calculation as the effect would have been anti-dilutive. The 8.9 million shares include 85,000 unvested restricted shares and the assumed conversion of 8.8 million Ashford Prime operating partnership units, which are comprised of 5.0 million units held by Ashford Trust which represents the 20% retained ownership interest in Ashford Prime and 3.8 million units of Ashford Prime held by current Ashford Trust unit holders based on the distribution ratio noted in footnote (MM) above. While the actual dilutive impact will depend on various factors, we believe this estimate reflects a reasonable approximation of the dilutive impact of the Ashford Prime equity incentive plans.

 

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  (OO) Pro forma diluted earnings per share and pro forma weighted-average diluted shares outstanding reflect the impact of an additional 8.9 million shares. The 8.9 million shares include 85,000 unvested restricted shares and the assumed conversion of 8.8 million Ashford Prime operating partnership units, which were based on the distribution ratio noted in footnote (MM) above. While the actual dilutive impact will depend on various factors, we believe this estimate reflects a reasonable approximation of the dilutive impact of the Ashford Prime equity plans.

 

  (PP) Pro forma diluted earnings per share and pro forma weighted-average diluted shares outstanding are identical to pro forma basic earnings per share and basic weighted average shares outstanding. Weighted-average diluted shares of 15.5 million have been excluded from the diluted earnings per share calculation as the effect would have been anti-dilutive. The 15.5 million shares include 85,000 unvested restricted shares and the assumed conversion of 15.4 million Ashford Prime operating partnership units, which include 8.8 million Ashford Prime operating partnership units, which are comprised of 5.0 million units held by Ashford Trust which represents the 20% retained ownership interest in Ashford Prime and 3.8 million units of Ashford Prime held by current Ashford Trust unit holders based on the distribution ratio noted in footnote (MM) above as well as 6.6 million operating partnership units issued in connection with the exercise of the Crystal Gateway Marriott option. The number of diluted shares excluded 1.3 million shares that would have been issued to Ashford Trust in connection with the Pier House Resort option exercise if Ashford Trust had opted to receive units rather than cash. While the actual dilutive impact will depend on various factors, we believe this estimate reflects a reasonable approximation of the dilutive impact of the Ashford Prime equity incentive plans.

 

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Report of Independent Registered Public Accounting Firm

The Board of Directors of

Ashford Hospitality Trust, Inc. and subsidiaries

We have audited the accompanying consolidated balance sheet of Ashford Hospitality Prime, Inc. and subsidiaries (the Company) as of April 8, 2013. This consolidated balance sheet is the responsibility of the Company’s management. Our responsibility is to express an opinion on this consolidated balance sheet based on our audit.

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were not engaged to perform an audit of the Company’s internal control over financial reporting. Our audit included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the balance sheet referred to above presents fairly, in all material respects, the consolidated financial position of Ashford Hospitality Prime, Inc. and subsidiaries at April 8, 2013, in conformity with U.S. generally accepted accounting principles.

/s/ Ernst & Young LLP

Dallas, Texas

April 11, 2013,

except for Note 1, as to which the date is

June 14, 2013

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEET

April 8, 2013

 

Assets

  

Cash

   $ 1,000   
  

 

 

 

Total assets

   $ 1,000   
  

 

 

 

Stockholder’s Equity

  

Common stock, $0.01 par value per share; 1,000 shares authorized; 100 shares issued and outstanding

   $ 1   

Additional paid-in capital

     999   
  

 

 

 

Total stockholder’s equity

   $ 1,000   
  

 

 

 

See Notes to Consolidated Balance Sheet.

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED BALANCE SHEET

As of April 8, 2013

1. Organization

Ashford Hospitality Prime, Inc. (“Prime”) was formed as a Maryland corporation on April 5, 2013. Ashford Hospitality Prime Limited Partnership (“Ashford Prime OP”), was formed as a Delaware limited partnership on April 5, 2013 and will hold substantially all of Prime’s assets and conduct substantially all of its business. Ashford Prime OP General Partner LLC, a wholly-owned subsidiary of Prime (“Prime GP”), was created to serve as the sole general partner of Ashford Prime OP, Prime, Ashford Prime OP and Prime GP are collectively referred to herein as the “Company”. The Company will receive a contribution of direct and indirect interests in eight hotel properties plus cash from Ashford Hospitality Trust, Inc. and its subsidiaries (“Ashford Trust”), in exchange for common partnership units in Ashford Prime OP and shares of Prime common stock. Ashford Trust intends to distribute all of the outstanding shares of common stock of Prime to holders of Ashford Trust’s common stock. The Company intends to be externally advised by a subsidiary of Ashford Trust. The Company was created to invest primarily in full-service and select-service hotels in the luxury, upper-upscale and upscale segments. Prime intends to elect and qualify to be taxed as a real estate investment trust (“REIT”), for U.S. federal income tax purposes, commencing with the portion of its taxable year ending December 31, 2013.

As of June 14, 2013, six of the eight hotel properties were leased by Ashford Trust’s wholly-owned subsidiaries that are treated as taxable REIT subsidiaries for federal income tax purposes. The two hotel properties owned through a majority owned investment in a partnership were leased to taxable REIT subsidiaries wholly owned by such partnership.

The Company has no assets other than cash and has not yet commenced operations.

2. Summary of Significant Accounting Policies

Basis of Presentation and Principles of Consolidation —The consolidated balance sheet includes all of the accounts of the Company as of April 8, 2013, prepared on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”). All significant inter-company accounts and transactions between consolidated entities have been eliminated in consolidation.

Use of Estimates —The preparation of this consolidated balance sheet in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet date. Actual results could differ from those estimates.

Cash —Cash includes cash on hand or held in banks.

Income Taxes —Prime will elect to be taxed as, and will operate in a manner that will allow it to qualify as, a REIT under the Internal Revenue Code. To qualify as a REIT, Prime must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income to its stockholders (which is computed without regard to the dividends paid deduction or net capital gain) and which does not necessarily equal net income as calculated in accordance with GAAP. As a REIT, Prime generally will not be subject to federal income tax to the extent Prime currently distributes its REIT taxable income to its stockholders.

REITs are subject to a number of organizational and operational requirements. If Prime fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates and generally will not be permitted to qualify for treatment as a REIT for federal income tax purposes for the four taxable years following the year during

 

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which the qualification is lost unless the Internal Revenue Service grants Prime relief under certain statutory provisions. Such an event could materially and adversely affect the Company’s net income and net cash available for distribution to stockholders. However, Prime intends to organize and operate in such a manner as to qualify for treatment as a REIT.

3. Stockholder’s Equity

Under Prime’s charter, the total number of shares initially authorized for issuance is 1,000 shares of common stock. At formation, Prime issued 100 shares of common stock at $10 per share to its stockholder.

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

 

     June 30, 2013      April 8, 2013  
     (unaudited)  

Assets

     

Cash

   $ 1,000       $ 1,000   
  

 

 

    

 

 

 

Total assets

   $ 1,000       $ 1,000   
  

 

 

    

 

 

 

Stockholder’s Equity

     

Common stock, $0.01 par value per share; 1,000 shares authorized; 100 shares issued and outstanding

   $ 1       $ 1   

Additional paid-in capital

     999         999   
  

 

 

    

 

 

 

Total stockholder’s equity

   $ 1,000       $ 1,000   
  

 

 

    

 

 

 

See Notes to Consolidated Balance Sheets.

 

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ASHFORD HOSPITALITY PRIME, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED BALANCE SHEETS

(Unaudited)

1. Organization

Ashford Hospitality Prime, Inc. (“Prime”) was formed as a Maryland corporation on April 5, 2013. Ashford Hospitality Prime Limited Partnership (“Ashford Prime OP”), was formed as a Delaware limited partnership on April 5, 2013 and will hold substantially all of Prime’s assets and conduct substantially all of its business. Ashford Prime OP General Partner LLC, a wholly-owned subsidiary of Prime (“Prime GP”), was created to serve as the sole general partner of Ashford Prime OP, Prime, Ashford Prime OP and Prime GP are collectively referred to herein as the “Company”. The Company will receive a contribution of direct and indirect interests in eight hotel properties plus cash from Ashford Hospitality Trust, Inc. and its subsidiaries (“Ashford Trust”), in exchange for common partnership units in Ashford Prime OP and shares of Prime common stock. Ashford Trust intends to distribute all of the outstanding shares of common stock of Prime to holders of Ashford Trust’s common stock. The Company intends to be externally advised by a subsidiary of Ashford Trust. The Company was created to invest primarily in full-service and select-service hotels in the luxury, upper-upscale and upscale segments. Prime intends to elect and qualify to be taxed as a real estate investment trust (“REIT”), for U.S. federal income tax purposes, commencing with the portion of its taxable year ending December 31, 2013.

As of June 30, 2013, six of the eight hotel properties were leased by Ashford Trust’s wholly-owned subsidiaries that are treated as taxable REIT subsidiaries for federal income tax purposes. The two hotel properties owned through a majority owned investment in a partnership were leased to taxable REIT subsidiaries wholly owned by such partnership.

The Company has no assets other than cash and has not yet commenced operations.

2. Summary of Significant Accounting Policies

Basis of Presentation and Principles of Consolidation —The accompanying historic unaudited consolidated balance sheet includes all of the accounts of the Company as of June 30, 2013, prepared in accordance with generally accepted accounting principles (“GAAP”) for interim financial information and with instructions to Article 10 of Regulation S-X. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. The historical financial information is not necessarily indicative of the Company’s future results of operations, financial position and cash flows. All significant inter-company accounts and transactions between combined entities have been eliminated in this historical, consolidated balance sheet. These historical consolidated balance sheet and related notes should be read in conjunction with the historical consolidated financial information included earlier in this document.

Use of Estimates —The preparation of this consolidated balance sheet in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet date. Actual results could differ from those estimates.

Cash —Cash includes cash on hand or held in banks.

Income Taxes —Prime will elect to operate and be taxed as a REIT under the Internal Revenue Code. To qualify as a REIT, Prime must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income to its stockholders (which is computed without regard to the dividends paid deduction or net capital gain) and which does not necessarily equal net income as calculated in accordance with GAAP. As a REIT, Prime generally will not be subject to federal income tax to the extent Prime currently distributes its REIT taxable income to its stockholders.

 

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REITs are subject to a number of organizational and operational requirements. If Prime fails to qualify as a REIT in any taxable year, it will be subject to U.S. federal income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates and generally will not be permitted to qualify for treatment as a REIT for federal income tax purposes for the four taxable years following the year during which the qualification is lost unless the Internal Revenue Service grants Prime relief under certain statutory provisions. Such an event could materially and adversely affect the Company’s net income and net cash available for distribution to stockholders. However, Prime intends to organize and operate in such a manner as to qualify for treatment as a REIT.

3. Stockholder’s Equity

Under Prime’s charter, the total number of shares initially authorized for issuance is 1,000 shares of common stock. At formation, Prime issued 100 shares of common stock at $10 per share to its stockholder.

 

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Report of Independent Registered Public Accounting Firm

The Board of Directors of

Ashford Hospitality Trust, Inc. and subsidiaries

We have audited the accompanying combined consolidated balance sheets of The Ashford Hospitality Prime Hotels (the Company) as of December 31, 2012 and 2011, and the related combined consolidated statements of operations, comprehensive income (loss), equity, and cash flows for each of the three years in the period ended December 31, 2012. Our audits also included the financial statement schedule – Schedule III Real Estate and Accumulated Depreciation. These financial statements and schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and schedule based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were not engaged to perform an audit of the Company’s internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the combined consolidated financial position of The Ashford Hospitality Prime Hotels at December 31, 2012 and 2011, and the combined consolidated results of their operations and their cash flows for each of the three years in the period ended December 31, 2012, in conformity with U.S. generally accepted accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly, in all material respects, the information set forth therein.

/s/ Ernst & Young LLP

Dallas, Texas

June 14, 2013

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

COMBINED CONSOLIDATED BALANCE SHEETS

(in thousands)

 

     December 31,  
     2012      2011  

Assets

     

Investments in hotel properties, net

   $ 771,936       $ 789,170   

Cash and cash equivalents

     20,313         16,451   

Restricted cash

     16,891         10,808   

Accounts receivable, net of allowance of $33 and $33, respectively

     5,892         6,455   

Inventories

     304         289   

Note receivable

     8,098         8,098   

Deferred costs, net

     2,064         3,317   

Prepaid expenses

     1,402         1,552   

Other assets

     1,518         1,701   

Intangible asset, net

     2,721         2,810   

Due from third-party hotel managers

     16,141         22,767   
  

 

 

    

 

 

 

Total assets

   $ 847,280       $ 863,418   
  

 

 

    

 

 

 

Liabilities and Equity

     

Liabilities:

     

Indebtedness

   $ 570,809       $ 577,996   

Accounts payable and accrued expenses

     18,109         16,389   

Unfavorable management contract liabilities

     633         791   

Due to third-party hotel managers

     585         663   

Intangible liability, net

     3,852         3,909   

Other liabilities

     914         628   
  

 

 

    

 

 

 

Total liabilities

     594,902         600,376   
  

 

 

    

 

 

 

Commitments and contingencies (Note 11)

     

Equity:

     

Owner’s equity of the Company

     239,863         249,055   

Noncontrolling interests in consolidated entities

     12,515         13,987   
  

 

 

    

 

 

 

Total equity

     252,378         263,042   
  

 

 

    

 

 

 

Total liabilities and equity

   $ 847,280       $ 863,418   
  

 

 

    

 

 

 

See Notes to Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

COMBINED CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands)

 

     Year Ended December 31,  
     2012     2011     2010  

Revenue

      

Rooms

   $ 160,811      $ 130,477      $ 114,940   

Food and beverage

     50,784        46,628        42,410   

Rental income from operating leases

     —         5,341        5,435   

Other

     9,593        9,545        10,045   
  

 

 

   

 

 

   

 

 

 

Total hotel revenue

     221,188        191,991        172,830   

Expenses

      

Hotel operating expenses:

      

Rooms

     37,001        31,429        28,625   

Food and beverage

     33,377        30,341        28,382   

Other expenses

     59,013        49,949        46,205   

Management fees

     9,360        7,246        6,514   
  

 

 

   

 

 

   

 

 

 

Total hotel expenses

     138,751        118,965        109,726   

Property taxes, insurance and other

     10,236        9,218        10,243   

Depreciation and amortization

     29,549        29,816        31,255   

Corporate general and administrative

     10,846        9,613        7,986   
  

 

 

   

 

 

   

 

 

 

Total expenses

     189,382        167,612        159,210   
  

 

 

   

 

 

   

 

 

 

Operating income

     31,806        24,379        13,620   

Interest income

     29        24        88   

Other income

     —         9,673        —    

Interest expense and amortization of loan costs

     (31,244     (31,803     (31,988

Unrealized loss on derivatives

     —         —         (28
  

 

 

   

 

 

   

 

 

 

Income (loss) before income taxes

     591        2,273        (18,308

Income tax expense

     (4,384     (2,636     (628
  

 

 

   

 

 

   

 

 

 

Net loss

     (3,793     (363     (18,936

(Income) loss from consolidated entities attributable to noncontrolling interests

     (752     989        2,065   
  

 

 

   

 

 

   

 

 

 

Net income (loss) attributable to the Company

   $ (4,545   $ 626      $ (16,871
  

 

 

   

 

 

   

 

 

 

See Notes to Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

COMBINED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)

(in thousands)

 

     Year Ended December 31,  
     2012     2011     2010  

Net loss

   $ (3,793   $ (363   $ (18,936
  

 

 

   

 

 

   

 

 

 

Other comprehensive income, net of tax:

      

Change in unrealized loss on derivatives

     —         —         (56

Reclassification to interest expense

     —         435        425   
  

 

 

   

 

 

   

 

 

 

Total other comprehensive income

     —         435        369   
  

 

 

   

 

 

   

 

 

 

Total comprehensive income (loss)

     (3,793     72        (18,567

Comprehensive (income) loss attributable to noncontrolling interests in consolidated entities

     (752     880        1,972   
  

 

 

   

 

 

   

 

 

 

Comprehensive income (loss) attributable to the Company

   $ (4,545   $ 952      $ (16,595
  

 

 

   

 

 

   

 

 

 

See Notes to Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

COMBINED CONSOLIDATED STATEMENTS OF EQUITY

(in thousands)

 

     Owner’s
Equity
    Accumulated Other
Comprehensive Loss
    Noncontrolling
Interests in
Consolidated
Entities
    Total  

Balance at January 1, 2010

   $ 262,669      $ (602   $ 14,165      $ 276,232   

Contributions from noncontrolling interests

     —         —         1,034        1,034   

Distributions to noncontrolling interests

     —         —         (334     (334

Net loss

     (16,871     —         (2,065     (18,936

Change in unrealized loss on derivatives

     —         (42     (14     (56

Reclassification to interest expense

     —         318        107        425   

Capital contributions

     17,224        —         —         17,224   

Capital distributions

     (14,050     —         —         (14,050
  

 

 

   

 

 

   

 

 

   

 

 

 

Balance at December 31, 2010

   $ 248,972      $ (326   $ 12,893      $ 261,539   
  

 

 

   

 

 

   

 

 

   

 

 

 

Distributions to noncontrolling interests

     —         —         (703     (703

Acquisition of noncontrolling interest

     (2,677     —         2,677        —    

Net income (loss)

     626        —         (989     (363

Reclassification to interest expense

     —         326        109        435   

Capital contributions

     24,097        —         —         24,097   

Capital distributions

     (21,963         (21,963
  

 

 

   

 

 

   

 

 

   

 

 

 

Balance at December 31, 2011

   $ 249,055      $ —       $ 13,987      $ 263,042   
  

 

 

   

 

 

   

 

 

   

 

 

 

Distributions to noncontrolling interests

     —         —         (2,224     (2,224

Net income (loss)

     (4,545     —         752        (3,793

Capital contributions

     19,421        —         —         19,421   

Capital distributions

     (24,068     —         —         (24,068
  

 

 

   

 

 

   

 

 

   

 

 

 

Balance at December 31, 2012

   $ 239,863      $ —       $ 12,515      $ 252,378   
  

 

 

   

 

 

   

 

 

   

 

 

 

See Notes to Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

COMBINED CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

 

     Year Ended December 31,  
     2012     2011     2010  

Cash Flows from Operating Activities

      

Net loss

   $ (3,793   $ (363   $ (18,936

Adjustments to reconcile net loss to net cash flows provided by operating activities:

      

Depreciation and amortization

     29,549        29,816        31,255   

Amortization of OCI to interest expense

     —         435        425   

Amortization of loan costs

     1,253        1,278        1,251   

Amortization of intangibles

     (215     (214     (215

Gain on acquisition of note receivable and other

     —         (9,673     —    

Unrealized loss on derivatives

     —         —         28   

Changes in operating assets and liabilities—

      

Restricted cash

     (6,083     2,144        9,807   

Accounts receivable and inventories

     548        (2,588     660   

Prepaid expenses and other assets

     1,380        (229     703   

Accounts payable and accrued expenses

     (1,621     1,561        679   

Due to/from third-party hotel managers

     6,548        (7,377     (4,033

Other liabilities

     286        605        —    
  

 

 

   

 

 

   

 

 

 

Net cash provided by operating activities

     27,852        15,395        21,624   
  

 

 

   

 

 

   

 

 

 

Cash Flows from Investing Activities

      

Improvements and additions to hotel properties

     (11,944     (10,281     (22,695
  

 

 

   

 

 

   

 

 

 

Net cash used in investing activities

     (11,944     (10,281     (22,695
  

 

 

   

 

 

   

 

 

 

Cash Flows from Financing Activities

      

Repayments of indebtedness

     (7,187     (4,717     (5,598

Payments of loan costs and prepayment penalties

     —         —          (1,248

Contributions from owners

     19,421       24,097        17,224   

Distributions to owners

     (24,068     (21,963     (14,050

Distributions to noncontrolling interests in consolidated entities

     (212     (491     (933
  

 

 

   

 

 

   

 

 

 

Net cash used in financing activities

     (12,046     (3,074     (4,605
  

 

 

   

 

 

   

 

 

 

Net change in cash and cash equivalents

     3,862        2,040        (5,676

Cash and cash equivalents at beginning of year

     16,451        14,411        20,087   
  

 

 

   

 

 

   

 

 

 

Cash and cash equivalents at end of year

   $ 20,313      $ 16,451      $ 14,411   
  

 

 

   

 

 

   

 

 

 

Supplemental Cash Flow Information

      

Interest paid

   $ 30,055      $ 30,105      $ 29,897   

Income taxes paid

   $ 870      $ 1,882      $ 857   

Supplemental Disclosure of Non Cash Investing and Financing Activities

      

Note receivable assigned to the Company by a noncontrolling interest in a consolidated entity

   $ —       $ 8,098      $ —    

Financed insurance premiums

   $ 1,047      $ 1,014      $ 963   

Contributions from a noncontrolling interest in a consolidated entity

   $ —       $ —       $ 1,034   

Distributions declared but not paid to a noncontrolling interest in a consolidated entity

   $ 2,224      $ 212      $ —     

See Notes to Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

NOTES TO COMBINED CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2012, 2011 and 2010

1. Organization and Description of Business

Ashford Hospitality Trust, Inc. (“AHT”) is a self-advised real estate investment trust (“REIT”) as defined in the Internal Revenue Code (“Code”) and was formed in Maryland on May 13, 2003. AHT commenced operations in August 2003 and has been focused on investing in the hospitality industry across all segments and in all methods including direct real estate, securities, equity, and debt. AHT owns its lodging investments and conducts its business through the majority-owned Ashford Hospitality Limited Partnership (“AHLP”), an operating partnership that was formed in Delaware on May 13, 2003. The general partner of AHLP is Ashford OP Limited Partner LLC, a Delaware limited liability company. AHLP will continue into perpetuity unless earlier dissolved or terminated pursuant to law or the provisions of the AHLP limited partnership agreement. The accompanying combined consolidated financial statements include the accounts of certain wholly-owned and majority owned subsidiaries of AHLP that own and operate eight hotels in five states and the District of Columbia. The portfolio includes six wholly-owned hotel properties and two hotel properties that are owned through a partnership in which AHT has a controlling interest. These hotels represent 3,146 total rooms, or 2,912 net rooms, excluding those attributable to our partner. As of December 31, 2012, six of the eight hotel properties were leased by AHT’s indirect wholly-owned subsidiaries that are treated as taxable REIT subsidiaries (TRS) for federal income tax purposes and two hotel properties owned through a consolidated partnership were leased to a TRS wholly-owned by such consolidated partnership. Each hotel is leased under a percentage lease that provides for each lessee to pay in each calendar month the base rent plus, in each calendar quarter, percentage rent, if any, based on hotel revenues. Lease revenue from the TRS is eliminated in consolidation. The hotels are operated under management contracts with Marriott International, Inc. and Hilton Worldwide, which are eligible independent contractors under the Code.

With respect to six of the eight hotels, the accompanying combined consolidated financial statements include the accounts of the following subsidiaries of AHT:

 

  1. Ashford Plano-M LP

 

  2. Ashford Seattle Waterfront LP

 

  3. Ashford Tampa International Hotel Partnership LP

 

  4. Ashford Seattle Downtown LP

 

  5. Ashford San Francisco II LP

 

  6. Ashford Philadelphia Annex LP (from December 2, 2011)

 

  7. Ashford TRS Philadelphia Annex LLC (from December 2, 2011)

 

  8. Ashford TRS Sapphire III LLC

 

  9. Ashford TRS Sapphire VII LLC

With respect to the other two hotels, the accompanying combined consolidated financial statements include the accounts of Ashford HHC Partners III, LP and its subsidiaries which include:

 

  1. CHH Torrey Pines Hotel Partners, LP

 

  2. CHH Capital Hotel Partners, LP

 

  3. CHH III Tenant Parent Corp.

 

  4. CHH Torrey Pines Tenant Corp.

 

  5. CHH Capital Tenant Corp.

 

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  6. CHH Torrey Pines Hotel GP, LLC

 

  7. CHH Capital Hotel GP, LLC

With respect to the Philadelphia hotel, through December 1, 2011, the accompanying combined consolidated financial statements include the accounts of AHT’s majority-owned investment in Ashford Philadelphia Annex, LLC.

The eight hotels which are owned and operated through each of the aforementioned entities are collectively referred to as “The Ashford Hospitality Prime Hotels”. In this report, the terms “the Company,” “we,” “us” or “our” refers to The Ashford Hospitality Prime Hotels.

2. Significant Accounting Policies

Basis of Presentation and Principles of Combination and Consolidation —The accompanying historical combined consolidated financial statements of The Ashford Hospitality Prime Hotels have been “carved out” of AHT’s consolidated financial statements and reflect significant assumptions and allocations. These hotels are under AHT’s common control. The combined consolidated financial statements were prepared using the financial position and results of operations of the entities set forth above after adjustments for certain ownership related activities that have been historically accounted for by AHT. These ownership activities include mortgage indebtedness associated with the eight initial hotels, debt related expenses and other owner related expenses. In addition, the combined consolidated statements of operations include allocations of corporate general and administrative expenses from AHT, which in the opinion of management, are reasonable. The historical financial information is not necessarily indicative of the Company’s future results of operations, financial position and cash flows.

Through December 1, 2011, a hotel property held by a partnership in which AHT previously had an ownership of 89% was leased on a triple-net lease arrangement to a third-party tenant who operated the hotel property. Rental income from this operating lease is included in the combined consolidated results of operations for the period from January 1, 2010 through December 1, 2011. Effective December 2, 2011, the remaining 11% ownership interest in the partnership was obtained from AHT’s partner as a result of a dispute resolution. The operating results of this hotel property have been included in the combined consolidated statements of operations since December 2, 2011. All significant inter-company accounts and transactions between combined consolidated entities have been eliminated in these historical, combined consolidated financial statements.

Marriott International, Inc. (“Marriott”) manages six of our properties. For these Marriott-managed hotels, the fiscal year reflects twelve weeks of operations in each of the first three quarters of the year and 16 weeks for the fourth quarter of the year. Therefore, in any given period, period-over-period results will have different ending dates. For Marriott-managed hotels, the fourth quarters of 2012, 2011 and 2010 ended December 28, 2012, December 30, 2011 and December 31, 2010, respectively.

Use of Estimates —The preparation of these combined consolidated financial statements in accordance with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Cash and Cash Equivalents —Cash and cash equivalents include cash on hand or held in banks and short-term investments with an initial maturity of three months or less at the date of purchase.

Restricted Cash —Restricted cash includes reserves for debt service, real estate taxes, and insurance, as well as excess cash flow deposits and reserves for furniture, fixtures, and equipment replacements of approximately 4% to 5% of property revenue for certain hotels, as required by certain management or mortgage debt agreement restrictions and provisions.

 

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Accounts Receivable —Accounts receivable consists primarily of meeting and banquet room rental and hotel guest receivables. We generally do not require collateral. We maintain an allowance for doubtful accounts for estimated losses resulting from the inability of guests to make required payments for services. The allowance is maintained at a level believed adequate to absorb estimated receivable losses. The estimate is based on past receivable loss experience, known and inherent credit risks, current economic conditions, and other relevant factors, including specific reserves for certain accounts.

Inventories —Inventories, which primarily consist of food, beverages, and gift store merchandise, are stated at the lower of cost or market value. Cost is determined using the first-in, first-out method.

Investments in Hotel Properties —Hotel properties are generally stated at cost. For hotel properties owned through our majority-owned entities, the carrying basis attributable to the partners’ minority ownership is recorded at historical cost, net of any impairment charges, while the carrying basis attributable to our majority ownership is recorded based on the allocated purchase price of our ownership interests in the entities. All improvements and additions which extend the useful life of the hotel properties are capitalized.

Impairment of Investment in Hotel Properties —Hotel properties are reviewed for impairment whenever events or changes in circumstances indicate that their carrying amounts may not be recoverable. Recoverability of the hotel is measured by comparison of the carrying amount of the hotel to the estimated future undiscounted cash flows, which take into account current market conditions and our intent with respect to holding or disposing of the hotel. If our analysis indicates that the carrying value of the hotel is not recoverable on an undiscounted cash flow basis, we recognize an impairment charge for the amount by which the property’s net book value exceeds its estimated fair value, or fair value, less cost to sell. In evaluating the impairment of hotel properties, we make many assumptions and estimates, including projected cash flows, expected holding period and expected useful life. Fair value is determined through various valuation techniques, including internally developed discounted cash flow models, comparable market transactions and third-party appraisals, where considered necessary. During 2012, 2011 and 2010, we have not recorded any impairment charges.

Assets Held for Sale and Discontinued Operations —We classify assets as held for sale when we have obtained a firm commitment from a buyer, and consummation of the sale is considered probable and expected within one year. The related operations of assets held for sale are reported as discontinued if a) such operations and cash flows can be clearly distinguished, both operationally and financially, from our ongoing operations, b) such operations and cash flows will be eliminated from ongoing operations once the disposal occurs, and c) we will not have any significant continuing involvement subsequent to the disposal.

Deferred Costs, net —Deferred loan costs are recorded at cost and amortized over the terms of the related indebtedness using the effective interest method.

Intangible Asset, net and Intangible Liability, net —Intangible asset represents the market value related to a lease agreement obtained in connection with AHT’s acquisition of a hotel property that was below the market rate at the date of the acquisition and is amortized over the remaining term of the lease. Intangible liability represents the market value related to a lease agreement obtained in connection with AHT’s acquisition of a hotel property that was above the market rate at the date of the acquisition and is amortized over the remaining term of the lease. See Note 6.

Derivative Instruments and Hedging —Interest rate derivatives include interest rate caps, which are designated as cash flow hedges, and provide us with interest rate protection above the strike rate on the cap and result in us receiving interest payments when actual rates exceed the cap strike rate. We assess the effectiveness of each hedging relationship by comparing the changes in fair value or cash flows of the derivative hedging instrument with the changes in fair value or cash flows of the designated hedged item or transaction. These

 

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derivatives are subject to master netting settlement arrangements. As the derivatives are subject to master netting settlement arrangements, we report derivatives with the same counterparty net on the combined consolidated balance sheets.

Derivatives are recorded at fair value in accordance with the applicable authoritative accounting guidance. For interest rate derivatives designated as cash flow hedges, the effective portion of changes in the fair value is reported as a component of “Accumulated Other Comprehensive Loss” (“OCI”) in the equity section of the combined consolidated balance sheets. The amount recorded in OCI is reclassified to interest expense in the same period or periods during which the hedged transaction affects earnings, while the ineffective portion of changes in the fair value of the derivative is recognized directly in earnings as “Unrealized loss on derivatives” in the combined consolidated statements of operations.

Due to/from Third-Party Hotel Managers —Due from third-party hotel managers primarily consists of amounts due from Marriott related to cash reserves held at the Marriott corporate level related to operating, capital improvements, insurance, real estate taxes, and other items. Due to third-party hotel managers primarily consists of amounts due to Marriott and/or Hilton related to rebilled expenses.

Unfavorable Management Contract Liabilities —A management agreement assumed by AHT in an acquisition of a hotel in 2007 has terms that are more favorable to the respective manager than typical market management agreements at the acquisition date. As a result, AHT recorded an unfavorable contract liability related to that management agreement totaling $1.5 million based on the present value of expected cash outflows over the initial term of the related agreement. The unfavorable contract liability is amortized as a reduction to incentive management fees on a straight-line basis over the initial term of the related agreement.

Noncontrolling Interests —The noncontrolling interest in a consolidated entity represents an ownership interest of 25% in two hotel properties at December 31, 2012 and 2011 and is reported in equity in the combined consolidated balance sheets. Through December 1, 2011, a hotel property held by an entity in which AHT previously had an ownership of 89% was leased on a triple-net lease basis to a third-party tenant who operated the hotel property. Effective December 2, 2011, the remaining 11% ownership interest was obtained from AHT’s partner as a result of a dispute resolution, which resulted in an adjustment to noncontrolling interest of $2.7 million, which was in a deficit position as of the time of the transaction. The triple-net lease agreement was canceled and the operating results of this hotel property have been included in the combined consolidated statements of operations since December 2, 2011. Separately, the Company was assigned an $8.1 million note receivable associated with the venture and reached an agreement to retain $1.6 million of security deposits that were originally refundable. This resulted in a gain of $9.7 million, which is included in “Other income” in the combined consolidated statements of operations.

Income/loss from consolidated entities attributable to noncontrolling interests in our consolidated entities are reported as deductions/additions from/to net income/loss. Comprehensive income/loss attributable to these noncontrolling interests is reported as reductions/additions from/to comprehensive income/loss.

Revenue Recognition —Hotel revenues, including room, food, beverage, and ancillary revenues such as long-distance telephone service, laundry, parking and space rentals, are recognized when services have been rendered. Rental income represents income from leasing hotel properties to third-party tenants on triple-net operating leases. Base rent on the triple-net lease is recognized on a straight-line basis over the lease terms and variable rent is recognized when earned. There was no variable rent for the year ended December 31, 2012. For the years ended December 31, 2011 and 2010, variable rent was $3.6 million and $3.4 million, respectively. Variable rent is included in “Rental income from operating leases” on the combined consolidated statements of operations. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue. For the hotel that was leased to a third party, we reported deposits into our escrow accounts for capital expenditure reserves as income up to the point in time the lease was terminated.

 

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Other Expenses —Other expenses include telephone charges, guest laundry, valet parking, and hotel-level general and administrative expenses, sales and marketing expenses, repairs and maintenance, franchise fees and utility costs. They are expensed as incurred.

Advertising Costs —Advertising costs are charged to expense as incurred. For 2012, 2011 and 2010, we incurred advertising costs of $652,000, $566,000 and $400,000, respectively. Advertising costs are included in “Other expenses” in the accompanying combined consolidated statements of operations.

Corporate General and Administrative Expense —Corporate general and administrative expense represents an allocation of certain AHT corporate general and administrative costs including salaries and benefits, stock based compensation, legal and professional fees, rent expense, insurance expense and office expenses. The costs were allocated based on the pro rata share of our undepreciated gross investment in hotel properties in relation to AHT’s undepreciated gross investment in hotel properties for all indirect costs. All direct costs associated with the operations of the eight initial hotel properties are included in the combined consolidated financial statements.

Depreciation and Amortization —Hotel properties are depreciated over the estimated useful life of the assets and leasehold improvements are amortized over the shorter of the lease term or the estimated useful life of the related assets. Presently, hotel properties are depreciated using the straight-line method over lives ranging from 7.5 to 39 years for buildings and improvements and 3 to 5 years for furniture, fixtures and equipment. While we believe our estimates are reasonable, a change in estimated useful lives could affect depreciation expense and net income (loss) as well as resulting gains or losses on potential hotel sales.

Income Taxes —The entities that own the eight hotels are considered partnerships for federal income tax purposes. Partnerships are not subject to U.S. federal income taxes. The partnerships’ revenues and expenses pass through to and are taxed on the owners. The states and cities where the partnerships operate in follow the U.S. federal income tax treatment, with the exception of the District of Columbia, Texas, and the city of Philadelphia. Accordingly, we provide for income taxes in these jurisdictions for the partnerships. The combined consolidated entities that operate the eight hotels are considered taxable corporations for U.S. federal, state, and city income tax purposes. The combined consolidated entities that operate the two hotels owned by a consolidated partnership elected to be treated as taxable REIT subsidiaries (“TRS”) in April 2007, when the partnership was acquired by AHT. In accordance with authoritative accounting guidance, we account for income taxes using the asset and liability method under which deferred tax assets and liabilities are recognized for future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective income tax bases. In addition, the analysis utilized by us in determining our deferred tax asset valuation allowance involves considerable management judgment and assumptions. As more fully described in Note 13, income tax expense in the accompanying combined consolidated financial statements was calculated on a “carve-out” basis from AHT.

In July 2006, the Financial Accounting Standards Board (“FASB”) issued accounting guidance that clarified the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. The guidance prescribes a financial statement recognition and measurement attribute for the recognition and measurement of a tax position taken or expected to be taken in a tax return. The guidance also provides direction on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. We classify interest and penalties related to underpayment of income taxes as income tax expense. We and our subsidiaries will file income tax returns in the U.S. federal jurisdiction and various states and cities. Tax years 2009 through 2012 remain subject to potential examination by certain federal and state taxing authorities. As more fully described in Note 11, income tax examinations of certain of our taxable corporate subsidiaries are currently in process. We believe that the results of completion of these examinations will not have a material adverse effect on the accompanying combined consolidated financial statements.

Recently Adopted Accounting Standards —In May 2011, the FASB issued accounting guidance for common fair value measurement and disclosure requirements. The guidance requires disclosures of (i) quantitative information about the significant unobservable inputs used for level 3 measurements;

 

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(ii) description of the valuation processes surrounding level 3 measurements; (iii) narrative description of the sensitivity of recurring level 3 measurements to unobservable inputs; (iv) hierarchy classification for items whose fair value is only disclosed in the footnotes; and (v) any transfers between level 1 and 2 of the fair value hierarchy. The new accounting guidance was effective during interim and annual periods beginning after December 15, 2011. We have adopted this accounting guidance and provided the additional required disclosures in Notes 9 and 10. The adoption of this accounting guidance did not affect our financial position or results of operations.

In December 2011, the FASB issued accounting guidance to clarify how to determine whether a reporting entity should derecognize the in substance real estate upon loan defaults when it ceases to have controlling interest in a subsidiary that is in substance real estate. Under this guidance, a reporting entity would not satisfy the requirements to derecognize the in substance real estate before the legal transfer of the real estate to the lender and the extinguishment of the related non-recourse indebtedness. That is, even if the reporting entity ceases to have a controlling financial interest, the reporting entity would continue to include the real estate, debt, and the results of the subsidiary’s operations in its financial statements until legal title to the real estate is transferred to legally satisfy the debt. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning on or after June 15, 2012. Early adoption is permitted. This guidance was adopted early. The adoption of this accounting guidance did not affect our financial position or results of operations.

Recently Issued Accounting Standards —In December 2011 and further amended in November 2012, the FASB issued accounting guidance to require disclosures about offsetting assets and liabilities. Entities are required to disclose both gross information and net information about both instruments and transactions eligible for offset in the statement of financial position and instruments and transactions subject to an agreement similar to a master netting arrangement. This scope would include derivatives, sale and repurchase agreements and reverse sale and repurchase agreements, and securities borrowing and securities lending arrangements that are either netted on the balance sheet or subject to an enforceable master netting agreement or similar arrangement. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning after January 1, 2013 and the disclosures should be reported retrospectively for all comparative periods presented. The adoption of this accounting guidance did not have a material impact on our financial position and results of operations.

3. Investment in Hotel Properties, net

Investment in hotel properties, net consisted of the following (in thousands):

 

     December 31,  
     2012     2011  

Land

   $ 129,994      $ 129,994   

Buildings and improvements

     739,055        735,242   

Furniture, fixtures and equipment

     49,160        58,352   

Construction in progress

     2,759        730   
  

 

 

   

 

 

 

Total cost

     920,968        924,318   

Accumulated depreciation

     (149,032     (135,148
  

 

 

   

 

 

 

Investment in hotel properties, net

   $ 771,936      $ 789,170   
  

 

 

   

 

 

 

The cost of land and depreciable property, net of accumulated depreciation, for federal income tax purposes was approximately $717.2 million and $735.5 million as of December 31, 2012 and 2011, respectively.

For the years ended December 31, 2012, 2011 and 2010, depreciation expense was $29.4 million, $29.7 million and $31.2 million, respectively.

 

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4. Note Receivable

In December 2011, in connection with the restructuring of the entity in which AHT previously owned an 89% interest, the remaining 11% was obtained as a result of a dispute resolution. AHT’s partner also assigned a note receivable of $8.1 million from the city of Philadelphia, Pennsylvania and an agreement to retain $1.6 million of security deposits that were originally refundable. This resulted in a gain of $9.7 million, which is included in “Other income” in the combined consolidated statements of operations. The note bears interest at a rate of 12.85% and matures in 2018. The interest income recorded on the note receivable is offset against the interest expense recorded on the TIF loan of the same amount. See Note 7.

5. Deferred Costs, net

Deferred costs, net consisted of the following (in thousands):

 

     December 31,  
     2012     2011  

Deferred loan costs

   $ 8,285      $ 8,285   

Accumulated amortization

     (6,221     (4,968
  

 

 

   

 

 

 

Deferred costs, net

   $ 2,064      $ 3,317   
  

 

 

   

 

 

 

Amortization of loan costs was $1.3 million, $1.3 million and $1.3 million for the years ended December 31, 2012, 2011 and 2010, respectively.

6. Intangible Asset, net and Intangible Liability, net

Intangible asset, net and intangible liability, net consisted of the following (in thousands):

 

     Intangible Asset, net     Intangible
Liability, net
 
     December 31,     December 31,  
     2012     2011     2012     2011  

Cost

   $ 3,233      $ 3,233      $ 4,179      $ 4,179   

Accumulated amortization

     (512     (423     (327     (270
  

 

 

   

 

 

   

 

 

   

 

 

 
   $ 2,721      $ 2,810      $ 3,852      $ 3,909   
  

 

 

   

 

 

   

 

 

   

 

 

 

Intangible asset represents a favorable market-rate lease which relates to the acquisition of the Hilton La Jolla Torrey Pines hotel in La Jolla, CA which is being amortized over the remaining lease term that expires in 2043. Intangible liability represents an unfavorable market-rate lease which relates to the acquisition of the Renaissance Tampa International Plaza in Tampa, FL which is being amortized over the remaining lease term that expires in 2080.

For the three years ended December 31, 2012, 2011 and 2010, amortization expense related to intangible asset was $89,000. Estimated future amortization expense is $89,000 for each of the next five years. For the years ended December 31, 2012, 2011 and 2010, amortization related to the intangible liability was $57,000. Estimated future amortization is $57,000 for each of the next five years.

 

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7. Indebtedness

Indebtedness and the carrying values of related collateral were as follows at December 31, 2012 and 2011 (in thousands):

 

                      December 31, 2012     December 31, 2011  

Indebtedness

  Collateral     Maturity     Interest
Rate
    Debt
Balance
    Book Value  of
Collateral (3)
    Debt
Balance
    Book Value of
Collateral
 

Mortgage loan

    2 hotels        August 2013        LIBOR+2.75 % (1)     $ 141,667      $ 259,496      $ 145,667      $ 264,147   

Mortgage loan (2)

    1 hotel        April 2017        5.91%        34,735        91,222        35,000        93,956   

Mortgage loan

    2 hotels        April 2017        5.95%        127,288        145,275        128,251        148,244   

Mortgage loan

    3 hotels        April 2017        5.95%        259,021        275,190        260,980        282,823   

TIF loan (2) (4)

    1 hotel        June 2018        12.85%        8,098        —         8,098        —    
       

 

 

   

 

 

   

 

 

   

 

 

 

Total

        $ 570,809      $ 771,183      $ 577,996      $ 789,170   
       

 

 

   

 

 

   

 

 

   

 

 

 

 

(1) LIBOR rates were 0.209% and 0.295% at December 31, 2012 and 2011, respectively.
(2) These loans are collateralized by the same property.
(3) Book value of collateral does not include $753,000 of construction in progress that has not been allocated to the various hotel properties.
(4) The interest expense from the TIF loan is offset against interest income recorded on the note receivable of the same amount. See Note 4.

Maturities and scheduled amortization of indebtedness as of December 31, 2012 for each of the following five years and thereafter are as follows (in thousands):

 

2013

   $ 147,139   

2014

     5,807   

2015

     6,162   

2016

     6,538   

2017

     397,065   

Thereafter

     8,098   
  

 

 

 

Total

   $ 570,809   
  

 

 

 

The assets of certain of our subsidiaries are pledged under non-recourse indebtedness and are not available to satisfy the debts and other obligations of the combined consolidated group. Presently, our existing financial covenants are non-recourse and primarily relate to maintaining minimum debt coverage ratios. As of December 31, 2012, we were in compliance in all material respects with all covenants or other requirements set forth in our debt and related agreements as amended. Subsequent to December 31, 2012, AHT refinanced the $141.7 million mortgage loan, which had an outstanding balance of $141.0 million at the time of the refinance. See Note 17.

8. Derivative Instruments and Hedging

Interest Rate Derivatives —We are exposed to risks arising from our business operations, economic conditions and financial markets. To manage the risks, we primarily use interest rate derivatives to hedge our debt as a way to potentially improve cash flows. The interest rate derivatives include interest rate caps, which are subject to master netting settlement arrangements. All derivatives are recorded at fair value.

In 2008, AHT entered into two interest rate caps with identical notional amounts and strike rates of $160.0 million and 5.00% that were designated as cash flow hedges. The first had an effective date of August 2008, maturity date of September 2010 and total cost of $352,000. The second had an effective date of September 2010, maturity date of September 2011 and a total cost of $632,000. The two instruments capped the

 

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interest rate on our mortgage loan with a principal balance of $141.7 million and a maturity date of August 2013. At December 31, 2012 and 2011, we had no derivative instruments.

9. Fair Value Measurements

Fair Value Hierarchy —Our financial instruments measured at fair value either on a recurring or a non-recurring basis are classified in a hierarchy for disclosure purposes consisting of three levels based on the observability of inputs in the market place as discussed below:

 

   

Level 1: Fair value measurements that are quoted prices (unadjusted) in active markets that we have the ability to access for identical assets or liabilities. Market price data generally is obtained from exchange or dealer markets.

 

   

Level 2: Fair value measurements based on inputs other than quoted prices included in Level 1, that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets, and inputs other than quoted prices that are observable for the asset or liability, such as interest rates and yield curves that are observable at commonly quoted intervals.

 

   

Level 3: Fair value measurements based on valuation techniques that use significant inputs that are unobservable. The circumstances for using these measurements include those in which there is little, if any, market activity for the asset or liability.

The fair values of interest rate caps are determined using the market standard methodology of discounting the future expected cash receipts that would occur if variable interest rates rise above the strike rates of the caps. The variable interest rates used in the calculation of projected receipts on the caps are based on an expectation of future interest rates derived from observable market interest rate curves (LIBOR forward curves) and volatilities (the Level 2 inputs). We also incorporate credit valuation adjustments (the Level 3 inputs) to appropriately reflect both our own non-performance risk and the respective counterparty’s non-performance risk in the fair value measurements.

We have determined that when a majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy. However, when the valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by us and our counter-parties, which we consider significant (10% or more) to the overall valuation of our derivatives, the derivative valuations in their entirety are classified in Level 3 of the fair value hierarchy. Transfers of inputs between levels are determined at the end of each reporting period.

Effect of Fair Value Measured Assets and Liabilities on Combined Consolidated Statements of Operations

The following table summarizes the effect of fair value measured assets and liabilities on the combined consolidated statements of operations (in thousands):

 

     Gain or (Loss)
Recognized in Income
    Reclassified from Accumulated
OCI into Interest Expense
 
       Year Ended December 31,     Year Ended December 31,  
       2012          2011          2010       2012      2011      2010  

Assets

                

Derivative assets:

                

Interest rate derivatives

   $ —        $ —        $ (28 ) (1)     $ —        $ 435       $ 425   

 

(1) Reported as “Unrealized loss on derivatives” in the combined consolidated statements of operations.

 

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In 2012, 2011 and 2010, the change in fair values of interest rate derivatives that were recognized as a change in other comprehensive income (loss) totaled $0, $0 and $(56,000), respectively.

10. Summary of Fair Value of Financial Instruments

Financial Instruments Measured at Fair Value on a Recurring basis

Derivative assets, net . Fair value of the interest rate derivatives are determined using the net present value of the expected cash flows of each derivative based on the market-based interest rate curve and adjusted for credit spreads of the Company and the counterparties.

As of December 31, 2012 and 2011, there were no financial instruments measured at fair value on a recurring basis on the combined consolidated balance sheets.

Financial Instruments Not Measured at Fair Value

Some of our financial instruments are not measured at fair value on a recurring basis. Determining the estimated fair values of certain financial instruments such as notes receivable and indebtedness requires considerable judgment to interpret market data. The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts at which these instruments could be purchased, sold or settled. The carrying amounts and estimated fair values of financial instruments not measured at fair value were as follows (in thousands):

 

    December 31, 2012     December 31, 2011  
    Carrying
Value
    Estimated
Fair Value
    Carrying
Value
    Estimated Fair Value  

Financial assets:

       

Cash and cash equivalents

  $ 20,313      $ 20,313      $ 16,451      $ 16,451   

Restricted cash

  $ 16,891      $ 16,891      $ 10,808      $ 10,808   

Accounts receivable

  $ 5,892      $ 5,892      $ 6,455      $ 6,455   

Notes receivable

  $ 8,098      $ 11,796 to $13,037      $ 8,098      $ 9,819 to $10,853   

Due from third-party hotel managers

  $ 16,141      $ 16,141      $ 22,767      $ 22,767   

Financial liabilities:

       

Indebtedness

  $ 570,809      $ 552,245 to $610,376      $ 577,996      $ 516,662 to $571,047   

Accounts payable and accrued expenses

  $ 18,109      $ 18,109      $ 16,389      $ 16,389   

Due to third-party hotel managers

  $ 585      $ 585      $ 663      $ 663   

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

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

Notes receivable . Fair value of the note receivable was determined by using similar loans with similar collateral. Since there is very little to no trading activity, we had to rely on our internal analysis of what we believe a willing buyer would pay for this note at December 31, 2012 and 2011. We estimated the fair value of the note receivable to be approximately 45.7% to 61.0% higher than the carrying value of $8.1 million at December 31, 2012, and approximately 21.3% to 34.0% higher than the carrying value of $8.1 million at December 31, 2011. This is considered a Level 2 valuation technique.

 

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Indebtedness . Fair value of indebtedness is determined using future cash flows discounted at current replacement rates for these instruments. Cash flows are determined using a forward interest rate yield curve. The current replacement rates are determined by using the U.S. Treasury yield curve or the index to which these financial instruments are tied, and adjusted for the credit spreads. Credit spreads take into consideration general market conditions, maturity and collateral. For the December 31, 2012 and 2011 indebtedness valuations, we used estimated future cash flows discounted at applicable index forward curves adjusted for credit spreads. We estimated the fair value of the total indebtedness to be approximately 96.7% to 106.9% of the carrying value of $570.8 million at December 31, 2012, and approximately 89.4% to 98.8% of the carrying value of $578.0 million at December 31, 2011. This is considered a Level 2 valuation technique.

11. Commitments and Contingencies

Restricted Cash —Under certain management and debt agreements for our hotel properties existing at December 31, 2012, escrow payments are required for insurance, real estate taxes, and debt service. In addition, for certain properties based on the terms of the underlying debt and management agreements, we escrow 4% to 5% of gross revenues for capital improvements.

Management Fees —Under management agreements for our hotel properties existing at December 31, 2012, we paid a) 3% to 7% of gross revenues, as well as annual incentive management fees, if applicable, b) market service fees on approved capital improvements, including project management fees of up to 4% of project costs, for certain hotels, and c) other general fees at current market rates as approved by AHT’s independent directors, if required. These management agreements expire from December 31, 2013 through December 31, 2041, with renewal options. If we terminate a management agreement prior to its expiration, we may be liable for estimated management fees through the remaining term, liquidated damages or, in certain circumstances, we may substitute a new management agreement.

Leases —We lease land under two non-cancelable operating ground leases, which expire in 2043 and 2080, related to our hotel properties in La Jolla, CA and Tampa, FL. These leases are subject to base rent plus contingent rent based on the related property’s financial results and escalation clauses. For the years ended December 31, 2012, 2011, and 2010, we recognized rent expense of $2.9 million, $2.4 million and $2.9 million, respectively, which included contingent rent of $660,000, $125,000 and $693,000, respectively. Rent expense is included in other expenses in the combined consolidated statements of operations. Future minimum rentals due under non-cancelable leases are as follows for each of the years ending December 31, (in thousands):

 

2013

   $ 2,248   

2014

     2,186   

2015

     2,172   

2016

     2,122   

2017

     2,120   

Thereafter

     70,244   
  

 

 

 

Total

   $ 81,092   
  

 

 

 

Capital Commitments —At December 31, 2012, we had capital commitments of $9.2 million relating to general capital improvements that are expected to be paid in the next twelve months.

Litigation —The Company is engaged in various legal proceedings which have arisen but have not been fully adjudicated. The likelihood of loss for these legal proceedings, based on definitions within contingency accounting literature, ranges from remote to reasonably possible and to probable. Based on estimates of the range of potential losses associated with these matters, management does not believe the ultimate resolution of these proceedings, either individually or in the aggregate, will have a material adverse effect upon the combined consolidated financial position or results of operations of the Company. However, the final results of legal proceedings cannot be predicted with certainty and if the Company failed to prevail in one or more of these legal

 

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matters, and the associated realized losses were to exceed the Company’s current estimates of the range of potential losses, the Company’s combined consolidated financial position or results of operations could be materially adversely affected in future periods.

Income Taxes —We and our subsidiaries will file income tax returns in the federal jurisdiction and various states and cities. Tax years 2009 through 2012 remain subject to potential examination by certain federal and state taxing authorities.

As part of our formation transactions, AHT will contribute its indirect interest in CHH III Tenant Parent Corp. (“CHH”), the parent of the TRS lessees for two of our initial properties, and for which we intend to elect to treat as a TRS. AHT also elected to treat CHH III Tenant Parent Corp. as a TRS.

In September 2010, the Internal Revenue Service (“IRS”) completed an audit of CHH for the tax year ended December 31, 2007. The IRS issued a notice of proposed adjustment based on Section 482 of the Code that reduced the amount of rent AHT charged CHH. AHT owns a 75% interest in the hotel properties and CHH. In connection with the CHH audit, the IRS selected AHT for audit for the same tax year. In October 2011, the IRS issued an income tax adjustment to AHT as an alternative to the CHH proposed adjustment. The AHT adjustment is based on the REIT 100% federal excise tax on its share of the amount by which the rent was held to be greater than the arm’s length rate. AHT strongly disagrees with the IRS’ position. AHT filed written protests with the IRS and requested an IRS Appeals Office review of the CHH and AHT cases simultaneously. The IRS granted the Appeals Office review and AHT’s representatives attended Appeals Office conferences. One or more additional conferences with the Appeals Office may be required to resolve the cases, and AHT anticipates these will occur in 2013. In determining amounts payable by CHH under its leases, AHT engaged a third party to prepare a transfer pricing study which concluded that the lease terms have been consistent with arms’ length terms as required by applicable Treasury regulations. However, if the IRS were to pursue CHH’s case and prevail, CHH would owe approximately $1.1 million of additional U.S. federal income taxes plus possible additional state income taxes of $199,000, net of federal benefit. Alternatively, if the IRS were to pursue the AHT case and prevail, AHT would owe approximately $4.6 million of U.S. federal excise taxes. The excise taxes assessed on AHT would be in lieu of the CHH additional income taxes. AHT believes the IRS transfer pricing methodologies applied in the audits contain flaws and that the IRS adjustments to the rent charged are inconsistent with the U.S. federal tax laws related to REITs and true leases. U.S. federal income tax assessment statutes of limitations generally limit the time the IRS has to make assessments to within three years after a return is due or filed, whichever is later. As a result, the IRS has requested and AHT agreed to extend the assessment statute of limitations three times for CHH and AHT for the 2007 tax year. The most recent IRS request was made in January 2013, and extends the statute for the 2007 tax year to March 31, 2014.

In June 2012, the IRS completed audits of CHH and AHT for the tax years ended December 31, 2008 and 2009. With respect to the 2009 tax year, the IRS has not proposed any adjustments to CHH or AHT. For the 2008 tax year, the IRS has issued notices of proposed adjustments for both AHT and CHH. The AHT adjustment is for $3.3 million of U.S. federal excise taxes and represents the amount by which the IRS asserts that the rent charged to CHH was greater than the arms’ length rate pursuant to IRC Section 482. The CHH adjustment is for $1.6 million of additional income, which would equate to approximately $467,000 of additional U.S. federal income taxes and potential state income taxes of $83,000, net of federal benefit. The CHH adjustment represents the IRS’ imputation of compensation to CHH under IRC Section 482 for agreeing to be a party to the lessor entity’s bank loan agreement. AHT owns a 75% interest in the lessor entity. AHT strongly disagrees with both of the IRS adjustments for the reasons noted under the 2007 audits, and in addition, AHT believes the IRS has misinterpreted certain terms of the lease, third-party hotel management, and bank loan agreements. AHT has filed a written protest and requested an IRS Appeals Office review. The IRS has granted the Appeals Office review and has assigned the same Appeals team that is overseeing the 2007 cases to the 2008 cases. The initial Appeals conference for the 2008 cases is scheduled to occur in August 2013. In March 2012, the IRS requested and AHT consented to extend the statute of limitations for CHH and AHT for the 2008 tax year to March 31, 2013. In January 2013, the IRS requested and AHT agreed to extend the statute of limitations to March 31, 2014.

 

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With respect to both the 2007 and 2008 IRS audits, AHT believes CHH and AHT will substantially prevail in the eventual settlement of the audits and that the settlements will not have a material adverse effect on the accompanying combined consolidated financial statements. AHT has concluded that the positions reported on the tax returns under audit by the IRS are, solely on their technical merits, more-likely-than-not to be sustained upon examination.

12. Equity

Noncontrolling Interests in Consolidated Entities —At December 31, 2012 and 2011, a noncontrolling entity partner had ownership interests of 25% in two hotel properties with a total carrying value of $12.5 million and $14.0 million, respectively. Through December 1, 2011, AHT owned the Courtyard Philadelphia Downtown hotel in an entity in which AHT had an ownership interest of 89%, and the hotel was leased on a triple-net lease basis to a third-party tenant. Rental income from this operating lease is included in the combined consolidated results of operations for the period from January 1, 2010 through December 1, 2011. Effective December 2, 2011, AHT obtained the remaining 11% ownership interest from its partner as a result of a dispute resolution. The triple-net lease agreement was canceled and the operating results of this hotel property have been included in the combined consolidated statements of operations since December 2, 2011. Income (loss) from consolidated entities attributable to these noncontrolling interests was $752,000, $(989,000) and $(2.1) million for 2012, 2011 and 2010, respectively.

13. Income Taxes

At December 31, 2012, all of our eight hotel properties were leased by taxable corporations. The taxable corporations recognized net book income before income taxes of $11.0 million, $6.7 million and $1.9 million for the years ended December 31, 2012, 2011 and 2010, respectively.

Income tax expense for the taxable corporation that operates six hotels has been calculated on a separate stand-alone basis. For 2012, and the period from December 2, 2011 through December 31, 2011, the results of operations of the six hotels were included in the consolidated tax returns in various jurisdictions of a TRS subsidiary of AHT. For 2010 and the period January 1, 2011 through December 1, 2011, the results of operations of the same hotels, with the exception of the Philadelphia hotel, were included in the consolidated tax returns in various jurisdictions of a TRS subsidiary of AHT. Through December 1, 2011, the Philadelphia hotel was owned by a consolidated partnership in which AHT previously had an ownership interest of 89% and was leased under a triple-net lease to a third-party tenant who operated the hotel property. The partnership was not subject to federal and state income taxes. However, the partnership was subject to city income taxes. The city income tax expense for the consolidated joint venture for 2010 and the period from January 1, 2011 through December 1, 2011, has been included in the accompanying combined consolidated financial statements at the same amounts included in AHT’s consolidated financial statements with minor adjustments to reflect the actual tax liabilities per tax returns filed. Income tax expense for the taxable corporations that lease the two hotels owned by the other consolidated partnership and the District of Columbia tax on the partnership has been included in the accompanying combined consolidated financial statements at the same amounts included in AHT’s consolidated financial statements with certain adjustments made between current and deferred income tax expense to reflect the actual current tax liabilities per tax returns filed.

 

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The following table reconciles the income tax expense at statutory rates to the actual income tax (expense) benefit recorded (in thousands):

 

     Year Ended December 31,  
     2012     2011     2010  

Income tax expense at federal statutory income
tax rate of 35%

   $ (3,729   $ (2,282   $ (628

State income tax expense, net of federal income
tax benefit

     (366     (151     (98

State and local income tax expense on pass-through entity subsidiaries

     (139     (123     (101

Gross receipts and margin taxes

     (177     (170     (154

Other

     (36     27       —    

Valuation allowance

     63        63        353   
  

 

 

   

 

 

   

 

 

 

Total income tax expense

   $ (4,384   $ (2,636   $ (628
  

 

 

   

 

 

   

 

 

 

The components of income tax expense from continuing operations are as follows (in thousands):

 

     Year Ended December 31,  
     2012     2011     2010  

Current:

      

Federal

   $ (3,693   $ (1,417   $ (323

State

     (711     (397     (305
  

 

 

   

 

 

   

 

 

 

Total current

     (4,404     (1,814     (628
  

 

 

   

 

 

   

 

 

 

Deferred:

      

Federal

     18        (744     —    

State

     2        (78     —    
  

 

 

   

 

 

   

 

 

 

Total deferred

     20        (822     —    
  

 

 

   

 

 

   

 

 

 

Total income tax expense

   $ (4,384   $ (2,636   $ (628
  

 

 

   

 

 

   

 

 

 

For the years ended December 31, 2012, 2011 and 2010, income tax expense (benefit) includes interest and penalties paid to taxing authorities of $(2,000), $0 and $0, respectively. At December 31, 2012 and 2011, we determined that there were no amounts to accrue for interest and penalties due to taxing authorities.

In May 2006, the State of Texas adopted House Bill 3, which modified the state’s franchise tax structure, replacing the previous tax based on capital or earned surplus with a margin tax (the Texas Margin Tax) effective with franchise tax reports filed on or after January 1, 2008. The Texas Margin Tax is computed by applying the applicable tax rate (1% for our business) to the profit margin, which is generally determined by total revenue less either the cost of goods sold or compensation as applicable. Although House Bill 3 states that the Texas Margin Tax is not an income tax, we believe that the authoritative accounting guidance related to income taxes applies to the Texas Margin Tax. We recorded an income tax provision for the Texas Margin Tax of $177,000, $170,000 and $154,000 for the years ended December 31, 2012, 2011 and 2010, respectively.

 

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At December 31, 2012 and 2011, our net deferred tax liability, included in accounts payable and accrued expenses on the combined consolidated balance sheets, consisted of the following (in thousands):

 

     December 31,  
     2012     2011  

Allowance for doubtful accounts

   $ 13      $ 13   

Unearned income

     80        81   

Unfavorable management contract liability

     255        311   

Federal and state net operating losses

     2,027        1,858   

Accrued expenses

     594        538   

Prepaid expenses

     (1,172     (1,227

Accrued revenue

     (224     (133

Tax property basis less than book basis

     (174     (231

Other

     6        6   
  

 

 

   

 

 

 

Deferred tax asset

     1,405        1,216   

Valuation allowance

     (2,202     (2,033
  

 

 

   

 

 

 

Net deferred tax liability

   $ (797   $ (817
  

 

 

   

 

 

 

At December 31, 2012 and 2011, we recorded a valuation allowance of $2.2 million and $2.0 million, respectively, to substantially offset our deferred tax asset. As a result of cumulative consolidated losses in 2012, 2011 and 2010, and the limitation imposed by the Code on the utilization of net operating losses of acquired subsidiaries, we believe that it is more likely than not our deferred tax asset will not be realized, and therefore, have provided a valuation allowance to substantially reserve against the balances. The cumulative consolidated losses in 2012, 2011 and 2010 were determined on a “carve out” basis from AHT. For tax purposes, the Company’s activities related to the six wholly-owned properties that were included in the federal, state and local income tax return filings for AHT and its subsidiaries. Net operating losses for AHT and its subsidiaries during 2010, 2011 and 2012 were not able to be carried back. Accordingly, the tax accounts for the Company have been determined, assuming that net operating losses and other tax attributes cannot be carried back. At December 31, 2012, the taxable corporation had net operating loss carryforwards for federal income tax purposes of $3.9 million, and are available to offset future taxable income, if any, through 2023. The $3.9 million of net operating loss carryforwards is attributable to acquired subsidiaries and subject to substantial limitation on its use. The following table summarizes the changes in the valuation allowance (in thousands):

 

     Year Ended December 31,  
     2012     2011     2010  

Balance at beginning of year

   $ 2,033      $ 2,071      $ 2,572   

Additions charged to other

     232        366        14   

Deductions

     (63     (404     (515
  

 

 

   

 

 

   

 

 

 

Balance at end of year

   $ 2,202      $ 2,033      $ 2,071   
  

 

 

   

 

 

   

 

 

 

14. Segment Reporting

We operate in one business segment within the hotel lodging industry: direct hotel investments. Direct hotel investments refer to owning hotels through either acquisition or new development. We report operating results of direct hotel investments on an aggregate basis as substantially all of our hotel investments have similar economic characteristics and exhibit similar long-term financial performance. As of December 31, 2012 and 2011, all of our hotel properties were domestically located.

 

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15. Related Party Transactions

AHT has management agreements with Remington Lodging (“Remington”), which is beneficially wholly owned by its chairman and chief executive officer and its chairman emeritus. Under the agreements, AHT pays Remington market service fees including purchasing, design and construction management not to exceed 16.5% of project budget cumulatively, including project management fees of up to 4% of project cost.

The following fees related to the management agreements with the related party (in thousands):

 

     Year Ended December 31,  
     2012      2011      2010  

Market service and project management fees

   $ 940       $ 665       $ 1,352   

Management agreements with Remington include exclusivity clauses that requires AHT to engage Remington, unless its independent directors either (i) unanimously vote not to hire Remington or (ii) by a majority vote elect not to engage Remington because either special circumstances exist such that it would be in the best interest of AHT not to engage Remington, or, based on the Remington’s prior performance, it is believed that another manager or developer could perform the management, development or other duties materially better.

16. Concentration of Risk

Our investments are all concentrated within the hotel industry. Our investment strategy is to acquire primarily full-service and select-service hotels in the luxury, upper-upscale and upscale segments located predominantly in domestic and international gateway markets. At present, all of our hotels are located domestically with two located in Seattle, WA comprising 17% of total revenues. During 2012, six of our hotels generated revenues in excess of 10% of total revenues amounting to 86% of total hotel revenue.

Financial instruments that potentially subject us to significant concentrations of credit risk consist principally of cash and cash equivalents. We are exposed to credit risk with respect to cash held at various financial institutions. At December 31, 2012, our exposure risk related to our cash is spread among a diversified group of investment grade financial institutions.

17. Subsequent Event

On February 26, 2013, AHT refinanced the $141.7 million loan due August 2013, which had an outstanding balance of $141.0 million, with a $199.9 million loan due February 2018. The new loan provides for an interest rate of LIBOR + 3.50%, with no LIBOR floor. In connection with the refinance, AHT entered into an interest rate cap with a counterparty, capping LIBOR at 3.00%. The new loan continues to be secured by The Capital Hilton in Washington, D.C. and the Hilton La Jolla Torrey Pines in La Jolla, CA. We have a 75% ownership interest in the properties, with Hilton holding the remaining 25%. The excess loan proceeds above closing costs and reserves were distributed to the partners on a pro rata basis. AHT’s share of the distribution was $40.5 million.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

CONDENSED COMBINED CONSOLIDATED BALANCE SHEETS

(in thousands)

 

     June 30,
2013
    December 31,
2012
 
     (Unaudited)  

Assets

    

Investments in hotel properties, net

   $ 770,448      $ 771,936   

Cash and cash equivalents

     16,746        20,313   

Restricted cash

     7,178        16,891   

Accounts receivable, net of allowance of $34 and $33, respectively

     9,769        5,892   

Inventories

     306        304   

Note receivable

     8,098        8,098   

Deferred costs, net

     2,528        2,064   

Prepaid expenses

     3,166        1,402   

Derivative assets

     14        —     

Other assets

     1,586        1,518   

Intangible asset, net

     2,676        2,721   

Due from third-party hotel managers

     19,831        16,141   
  

 

 

   

 

 

 

Total assets

   $ 842,346      $ 847,280   
  

 

 

   

 

 

 

Liabilities and Equity

    

Liabilities:

    

Indebtedness

   $ 625,871      $ 570,809   

Accounts payable and accrued expenses

     18,492        18,109   

Unfavorable management contract liabilities

     553        633   

Due to third-party hotel managers

     747        585   

Intangible liability, net

     3,823        3,852   

Other liabilities

     923        914   
  

 

 

   

 

 

 

Total liabilities

     650,409        594,902   
  

 

 

   

 

 

 

Commitments and contingencies (Note 10)

    

Equity:

    

Owner’s equity of the Company

     193,114        239,863   

Noncontrolling interest in a consolidated entity

     (1,177     12,515   
  

 

 

   

 

 

 

Total equity

     191,937        252,378   
  

 

 

   

 

 

 

Total liabilities and equity

   $ 842,346      $ 847,280   
  

 

 

   

 

 

 

See Notes to Condensed Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

CONDENSED COMBINED CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands)

 

    

Six Months Ended

June 30,

 
     2013     2012  
     (Unaudited)  

Revenue

    

Rooms

   $ 85,668      $ 75,671   

Food and beverage

     26,785        25,906   

Other

     4,975        4,410   
  

 

 

   

 

 

 

Total hotel revenue

     117,428        105,987   

Expenses

    

Hotel operating expenses:

    

Rooms

     19,853        17,556   

Food and beverage

     17,278        16,395   

Other expenses

     29,602        27,981   

Management fees

     4,972        4,398   
  

 

 

   

 

 

 

Total hotel expenses

     71,705        66,330   

Property taxes, insurance and other

     5,705        5,108   

Depreciation and amortization

     15,097        14,866   

Corporate general and administrative

     6,445        5,375   
  

 

 

   

 

 

 

Total expenses

     98,952        91,679   
  

 

 

   

 

 

 

Operating income

     18,476        14,308   

Interest income

     14        12   

Interest expense and amortization of loan costs

     (16,191     (15,588

Write-off of loan costs and exit fees

     (1,971     —     

Unrealized loss on derivatives

     (22     —     
  

 

 

   

 

 

 

Income (loss) before income taxes

     306        (1,268

Income tax expense

     (1,303     (2,192
  

 

 

   

 

 

 

Net loss

     (997     (3,460

Loss from consolidated entity attributable to noncontrolling interests

     204        157   
  

 

 

   

 

 

 

Net loss attributable to the Company

   $ (793   $ (3,303
  

 

 

   

 

 

 

See Notes to Condensed Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

CONDENSED COMBINED CONSOLIDATED STATEMENTS OF COMPREHENSIVE LOSS

(in thousands)

 

    

Six Months

Ended June 30,

 
     2013     2012  
     (Unaudited)  

Net loss

   $ (997   $ (3,460
  

 

 

   

 

 

 

Other comprehensive income (loss), net of tax:

    

Change in unrealized loss on derivatives

     —          —     

Reclassification to interest expense

     —          —     
  

 

 

   

 

 

 

Total other comprehensive income (loss)

     —          —     
  

 

 

   

 

 

 

Total comprehensive loss

     (997     (3,460

Comprehensive loss attributable to a noncontrolling interest in a consolidated entity

     204        157   
  

 

 

   

 

 

 

Comprehensive loss attributable to the Company

   $ (793   $ (3,303
  

 

 

   

 

 

 

See Notes to Condensed Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

CONDENSED COMBINED CONSOLIDATED STATEMENT OF EQUITY

(unaudited)

(in thousands)

 

     Owner’s
Equity
    Noncontrolling
Interest in a
Consolidated Entity
    Total  

Balance at January 1, 2013

   $ 239,863      $ 12,515      $ 252,378   

Distributions to a noncontrolling interest

     —          (13,488     (13,488

Net loss

     (793     (204     (997

Capital contributions

     18,525        —          18,525   

Capital distributions

     (64,481     —          (64,481
  

 

 

   

 

 

   

 

 

 

Balance at June 30, 2013

   $ 193,114      $ (1,177   $ 191,937   
  

 

 

   

 

 

   

 

 

 

See Notes to Condensed Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

CONDENSED COMBINED CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

 

    

Six Months

Ended June 30,

 
     2013     2012  
     (unaudited)  

Cash Flows from Operating Activities

    

Net loss

   $ (997   $ (3,460

Adjustments to reconcile net loss to net cash flows provided by operating activities:

    

Depreciation and amortization

     15,097        14,866   

Amortization of loan costs

     396        625   

Amortization of intangibles

     (109     (99

Write-off of loan costs and exit fees

     1,971        —     

Unrealized loss on derivatives

     22        —     

Changes in operating assets and liabilities—

    

Restricted cash

     9,713        1,574   

Accounts receivable and inventories

     (3,879     (3,707

Prepaid expenses and other assets

     (669     221   

Accounts payable and accrued expenses

     2,048        444   

Due to/from third-party hotel managers

     (3,528     3,999   

Other liabilities

     9        38   
  

 

 

   

 

 

 

Net cash provided by operating activities

     20,074        14,501   
  

 

 

   

 

 

 

Cash Flows from Investing Activities

    

Improvements and additions to hotel properties

     (14,168     (5,568
  

 

 

   

 

 

 

Net cash used in investing activities

     (14,168     (5,568
  

 

 

   

 

 

 

Cash Flows from Financing Activities

    

Borrowings on indebtedness

     199,875        —     

Repayments of indebtedness

     (144,813     (2,785

Payments of loan costs and exit fees

     (2,831     —     

Payments for derivatives

     (36     —     

Contributions from owners

     18,525        10,370   

Distributions to owners

     (64,481     (18,439

Distributions to a noncontrolling interest in a consolidated entity

     (15,712     (212
  

 

 

   

 

 

 

Net cash used in financing activities

     (9,473     (11,066
  

 

 

   

 

 

 

Net change in cash and cash equivalents

     (3,567     (2,133

Cash and cash equivalents at beginning of period

     20,313        16,451   
  

 

 

   

 

 

 

Cash and cash equivalents at end of period

   $ 16,746      $ 14,318   
  

 

 

   

 

 

 

Supplemental Cash Flow Information

    

Interest paid

   $ 15,651      $ 15,067   

Income taxes paid

   $ —        $ —     

Supplemental Disclosure of Non Cash Investing and Financing Activities

    

Financed insurance premiums

   $ 1,163      $ 1,087   

See Notes to Condensed Combined Consolidated Financial Statements.

 

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THE ASHFORD HOSPITALITY PRIME HOTELS

NOTES TO CONDENSED COMBINED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

1. Organization and Description of Business

Ashford Hospitality Trust, Inc. (“AHT”) is a self-advised real estate investment trust (“REIT”) as defined in the Internal Revenue Code (“Code”) and was formed in Maryland on May 13, 2003. AHT commenced operations in August 2003 and has been focused on investing in the hospitality industry across all segments and in all methods including direct real estate, securities, equity, and debt. AHT owns its lodging investments and conducts its business through the majority-owned Ashford Hospitality Limited Partnership (“AHLP”), an operating partnership that was formed in Delaware on May 13, 2003. The general partner of AHLP is Ashford OP Limited Partner LLC, a Delaware limited liability company. AHLP will continue into perpetuity unless earlier dissolved or terminated pursuant to law or the provisions of the AHLP limited partnership agreement. The accompanying condensed combined consolidated financial statements include the accounts of certain wholly-owned and majority owned subsidiaries of AHLP that own and operate eight hotels in five states and the District of Columbia. The portfolio includes six wholly-owned hotel properties and two hotel properties that are owned through a partnership in which AHT has a controlling interest. These hotels represent 3,146 total rooms, or 2,912 net rooms, excluding those attributable to our partner. As of June 30, 2013, six of the eight hotel properties were leased by AHT’s indirect wholly-owned subsidiaries that are treated as taxable REIT subsidiaries (TRS) for federal income tax purposes and two hotel properties owned through a consolidated partnership were leased to a TRS wholly-owned by such consolidated partnership. Each hotel is leased under a percentage lease that provides for each lessee to pay in each calendar month the base rent plus, in each calendar quarter, percentage rent, if any, based on hotel revenues. Lease revenue from the TRS is eliminated in consolidation. The hotels are operated under management contracts with Marriott International, Inc. and Hilton Worldwide, which are eligible independent contractors under the Code.

With respect to six of the eight hotels, the accompanying condensed combined consolidated financial statements include the accounts of the following subsidiaries of AHT:

 

  1. Ashford Plano-M LP

 

  2. Ashford Seattle Waterfront LP

 

  3. Ashford Tampa International Hotel Partnership LP

 

  4. Ashford Seattle Downtown LP

 

  5. Ashford San Francisco II LP

 

  6. Ashford Philadelphia Annex LP

 

  7. Ashford TRS Philadelphia Annex LLC

 

  8. Ashford TRS Sapphire III LLC

 

  9. Ashford TRS Sapphire VII LLC

With respect to the other two hotels, the accompanying condensed combined consolidated financial statements include the accounts of Ashford HHC Partners III, LP and its subsidiaries which include:

 

  1. CHH Torrey Pines Hotel Partners, LP

 

  2. CHH Capital Hotel Partners, LP

 

  3. CHH III Tenant Parent Corp.

 

  4. CHH Torrey Pines Tenant Corp.

 

  5. CHH Capital Tenant Corp.

 

  6. CHH Torrey Pines Hotel GP, LLC

 

  7. CHH Capital Hotel GP, LLC

 

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The eight hotels which are owned and operated through each of the aforementioned entities are collectively referred to as “The Ashford Hospitality Prime Hotels”. In this report, the terms “the Company,” “we,” “us” or “our” refers to The Ashford Hospitality Prime Hotels.

2. Significant Accounting Policies

Basis of Presentation and Principles of Combination and Consolidation —The accompanying historical unaudited condensed combined consolidated financial statements have been prepared in accordance with generally accepted accounting principles (“GAAP”) for interim financial information and with instructions to Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. These historical condensed combined consolidated financial statements of The Ashford Hospitality Prime Hotels have been “carved out” of AHT’s consolidated financial statements and reflect significant assumptions and allocations. The hotels are under AHT’s common control. The condensed combined consolidated financial statements were prepared using the financial position and results of operations of the entities set forth above after adjustments for certain ownership related activities that have been historically accounted for by AHT. These ownership activities include mortgage indebtedness associated with the eight initial hotels, debt related expenses and other owner related expenses. In addition, the condensed combined consolidated statements of operations include allocations of corporate general and administrative expenses from AHT, which in the opinion of management, are reasonable. The historical financial information is not necessarily indicative of the Company’s future results of operations, financial position and cash flows. All significant inter-company accounts and transactions between combined consolidated entities have been eliminated in these historical, condensed combined consolidated financial statements. These historical condensed combined consolidated financial statements and related notes should be read in conjunction with the historical condensed combined consolidated financial statements included earlier in this document.

The following items affect reporting comparability related to our historical condensed combined consolidated financial statements:

 

   

Historical seasonality patterns at some of our properties cause fluctuations in our overall operating results. Consequently, operating results for the six months ended June 30, 2013 are not necessarily indicative of the results that may be expected for the year ended December 31, 2013.

 

   

Marriott International, Inc. (“Marriott”) manages six of our hotel properties. For these Marriott-managed hotels, the 2012 fiscal year reflects twelve weeks of operations in each of the first three quarters of the year and 16 weeks for the fourth quarter of the year. Beginning in 2013, the fiscal quarters end on March 31, June 30, September 30 and December 31. Therefore, in any given period, period-over-period results will have different ending dates. For Marriott-managed hotels, the 2013 and 2012 fiscal years began on December 29, 2012 and December 31, 2011, respectively. The 2013 and 2012 fiscal periods ended on June 30, 2013 and June 15, 2012, respectively, and contained 184 days and 168 days, respectively. Prior results have not been adjusted.

Use of Estimates —The preparation of these condensed combined consolidated financial statements in accordance with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Cash and Cash Equivalents —Cash and cash equivalents include cash on hand or held in banks and short-term investments with an initial maturity of three months or less at the date of purchase.

Restricted Cash —Restricted cash includes reserves for debt service, real estate taxes, and insurance, as well as excess cash flow deposits and reserves for furniture, fixtures, and equipment replacements of approximately 4% to 5% of property revenue for certain hotels, as required by certain management or mortgage debt agreement restrictions and provisions.

 

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Accounts Receivable —Accounts receivable consists primarily of meeting and banquet room rental and hotel guest receivables. We generally do not require collateral. We maintain an allowance for doubtful accounts for estimated losses resulting from the inability of guests to make required payments for services. The allowance is maintained at a level believed adequate to absorb estimated receivable losses. The estimate is based on past receivable loss experience, known and inherent credit risks, current economic conditions, and other relevant factors, including specific reserves for certain accounts.

Inventories —Inventories, which primarily consist of food, beverages, and gift store merchandise, are stated at the lower of cost or market value. Cost is determined using the first-in, first-out method.

Investments in Hotel Properties —Hotel properties are generally stated at cost. For hotel properties owned through our majority-owned entities, the carrying basis attributable to the partners’ minority ownership is recorded at historical cost, net of any impairment charges, while the carrying basis attributable to our majority ownership is recorded based on the allocated purchase price of our ownership interests in the entities. All improvements and additions which extend the useful life of the hotel properties are capitalized.

Impairment of Investment in Hotel Properties —Hotel properties are reviewed for impairment whenever events or changes in circumstances indicate that their carrying amounts may not be recoverable. Recoverability of the hotel is measured by comparison of the carrying amount of the hotel to the estimated future undiscounted cash flows, which take into account current market conditions and our intent with respect to holding or disposing of the hotel. If our analysis indicates that the carrying value of the hotel is not recoverable on an undiscounted cash flow basis, we recognize an impairment charge for the amount by which the property’s net book value exceeds its estimated fair value, or fair value, less cost to sell. In evaluating the impairment of hotel properties, we make many assumptions and estimates, including projected cash flows, expected holding period and expected useful life. Fair value is determined through various valuation techniques, including internally developed discounted cash flow models, comparable market transactions and third-party appraisals, where considered necessary. During the six months ended June 30, 2013 and 2012, we have not recorded any impairment charges.

Assets Held for Sale and Discontinued Operations —We classify assets as held for sale when we have obtained a firm commitment from a buyer, and consummation of the sale is considered probable and expected within one year. The related operations of assets held for sale are reported as discontinued if a) such operations and cash flows can be clearly distinguished, both operationally and financially, from our ongoing operations, b) such operations and cash flows will be eliminated from ongoing operations once the disposal occurs, and c) we will not have any significant continuing involvement subsequent to the disposal.

Deferred Costs, net —Deferred loan costs are recorded at cost and amortized over the terms of the related indebtedness using the effective interest method.

Intangible Asset, net and Intangible Liability, net —Intangible asset represents the market value related to a lease agreement obtained in connection with AHT’s acquisition of a hotel property that was below the market rate at the date of the acquisition and is amortized over the remaining term of the lease. Intangible liability represents the market value related to a lease agreement obtained in connection with AHT’s acquisition of a hotel property that was above the market rate at the date of the acquisition and is amortized over the remaining term of the lease.

Derivative Instruments and Hedging —Interest rate derivatives include interest rate caps which provide us with interest rate protection above the strike rate on the cap and result in us receiving interest payments when actual rates exceed the cap strike rate. These derivatives are subject to master netting settlement arrangements. We report derivatives with the same counterparty net on the condensed combined consolidated balance sheets.

Derivatives are recorded at fair value in accordance with the applicable authoritative accounting guidance. Changes in fair value are recognized in earnings as “Unrealized loss on derivatives” in the condensed combined consolidated statements of operations.

 

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Due to/from Third-Party Hotel Managers —Due from third-party hotel managers primarily consists of amounts due from Marriott related to cash reserves held at the Marriott corporate level related to operating, capital improvements, insurance, real estate taxes, and other items. Due to third-party hotel managers primarily consists of amounts due to Marriott and/or Hilton related to rebilled expenses.

Noncontrolling Interests in Consolidated Entities —The noncontrolling interest in a consolidated entity represents an ownership interest of 25% in two hotel properties at June 30, 2013 and December 31, 2012 and is reported in equity in the condensed combined consolidated balance sheets.

Income/loss from consolidated entities attributable to noncontrolling interests in our consolidated entities are reported as deductions/additions from/to net income/loss. Comprehensive income/loss attributable to these noncontrolling interests is reported as reductions/additions from/to comprehensive income/loss.

The total carrying value of the noncontrolling interest in a consolidated entity was ($1.2 million) and $12.5 million at June 30, 2013 and December 31, 2012, respectively. Noncontrolling interests in consolidated entities were allocated losses of $204,000 and $158,000 for the six months ended June 30, 2013 and 2012, respectively.

Revenue Recognition —Hotel revenues, including room, food, beverage, and ancillary revenues such as long-distance telephone service, laundry, parking and space rentals, are recognized when services have been rendered. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Corporate General and Administrative Expense —Corporate general and administrative expense represents an allocation of certain AHT corporate general and administrative costs including salaries and benefits, stock based compensation, legal and professional fees, rent expense, insurance expense and office expenses. The costs were allocated based on the pro rata share of our undepreciated gross investment in hotel properties in relation to AHT’s undepreciated gross investment in hotel properties for all indirect costs. All direct costs associated with the operations of the eight initial hotel properties are included in the condensed combined consolidated financial statements.

Receivable from AHT —As of June 30, 2013 we had a receivable from AHT for $250,000 which is included in other assets in the condensed combined consolidated balance sheet.

Income Taxes —The entities that own the eight hotels are considered partnerships for federal income tax purposes. Partnerships are not subject to U.S. federal income taxes. The partnerships’ revenues and expenses pass through to and are taxed on the owners. The states and cities where the partnerships operate in follow the U.S. federal income tax treatment, with the exception of the District of Columbia, Texas, and the city of Philadelphia. Accordingly, we provide for income taxes in these jurisdictions for the partnerships. The combined consolidated entities that operate the eight hotels are considered taxable corporations for U.S. federal, state, and city income tax purposes. The combined consolidated entities that operate the two hotels owned by a consolidated partnership elected to be treated as taxable REIT subsidiaries (“TRS”) in April 2007, when the partnership was acquired by AHT. In accordance with authoritative accounting guidance, we account for income taxes using the asset and liability method under which deferred tax assets and liabilities are recognized for future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective income tax bases. In addition, the analysis utilized by us in determining our deferred tax asset valuation allowance involves considerable management judgment and assumptions. Income tax expense in the accompanying condensed combined consolidated financial statements was calculated on a “carve-out” basis from AHT.

In July 2006, the Financial Accounting Standards Board (“FASB”) issued accounting guidance that clarified the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. The guidance prescribes a financial statement recognition and measurement attribute for the recognition and measurement of a tax position taken or expected to be taken in a tax return. The guidance also provides direction on derecognition,

 

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classification, interest and penalties, accounting in interim periods, disclosure and transition. We classify interest and penalties related to underpayment of income taxes as income tax expense. We and our subsidiaries will file income tax returns in the U.S. federal jurisdiction and various states and cities. Tax years 2009 through 2012 remain subject to potential examination by certain federal and state taxing authorities. As more fully described in Note 10, an income tax examination of one of our taxable corporate subsidiaries is currently in process. We believe that the results of completion of this examination will not have a material adverse effect on the accompanying condensed combined consolidated financial statements.

Recently Adopted Accounting Standards —In December 2011 and further amended in November 2012, the FASB issued accounting guidance to require disclosures about offsetting assets and liabilities. Entities are required to disclose both gross information and net information about both instruments and transactions eligible for offset in the statement of financial position and instruments and transactions subject to an agreement similar to a master netting arrangement. This scope would include derivatives, sale and repurchase agreements and reverse sale and repurchase agreements, and securities borrowing and securities lending arrangements that are either netted on the balance sheet or subject to an enforceable master netting agreement or similar arrangement. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning after January 1, 2013 and the disclosures should be reported retrospectively for all comparative periods presented. We adopted this accounting guidance on January 1, 2013. The adoption of this accounting guidance did not have any impact on our financial position or results of operations.

3. Summary of Significant Transactions

On February 26, 2013, AHT refinanced the $141.7 million loan due August 2013, which had an outstanding balance of $141.0 million, with a $199.9 million loan due February 2018. The new loan provides for an interest rate of LIBOR + 3.50%, with no LIBOR floor. In connection with the refinance, AHT entered into an interest rate cap with a counterparty, capping LIBOR at 3.00%. The new loan continues to be secured by The Capital Hilton in Washington, D.C. and the Hilton La Jolla Torrey Pines in La Jolla, CA. We have a 75% ownership interest in the properties, with Hilton holding the remaining 25%. The excess loan proceeds above closing costs and reserves were distributed to the partners on a pro rata basis. AHT’s share of the distribution was approximately $40.5 million.

4. Investment in Hotel Properties, net

Investment in hotel properties, net consisted of the following (in thousands):

 

     June 30,
2013
    December 31,
2012
 

Land

   $ 129,994      $ 129,994   

Buildings and improvements

     744,093        739,055   

Furniture, fixtures and equipment

     41,551        49,160   

Construction in progress

     3,086        2,759   
  

 

 

   

 

 

 

Total cost

     918,724        920,968   

Accumulated depreciation

     (148,276     (149,032
  

 

 

   

 

 

 

Investment in hotel properties, net

   $ 770,448      $ 771,936   
  

 

 

   

 

 

 

5. Note Receivable

As of June 30, 2013 and December 31, 2012, AHT owned a note receivable of $8.1 million from the city of Philadelphia, Pennsylvania. The note bears interest at a rate of 12.85% and matures in 2018. The interest income recorded on the note receivable is offset against the interest expense recorded on the TIF loan of the same amount. See Note 6.

 

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6. Indebtedness

Indebtedness was as follows at June 30, 2013 and December 31, 2012 (in thousands):

 

Indebtedness

   Collateral      Maturity    Interest
Rate
  June 30,
2013
     December 31,
2012
 

Mortgage loan (3)

     2 hotels       August 2013    LIBOR+2.75% (1)   $ —         $ 141,667   

Mortgage loan (2)

     1 hotel       April 2017    5.91%     34,523         34,735   

Mortgage loan

     2 hotels       April 2017    5.95%     126,520         127,288   

Mortgage loan

     3 hotels       April 2017    5.95%     257,455         259,021   

Mortgage loan (3)

     2 hotels       February 2018    LIBOR+3.50% (1)     199,275         —     

TIF loan (2)(4)

     1 hotel       June 2018    12.85%     8,098         8,098   
          

 

 

    

 

 

 

Total

           $ 625,871       $ 570,809   
          

 

 

    

 

 

 

 

(1) LIBOR rates were 0.195% and 0.209% at June 30, 2013 and December 31, 2012, respectively.
(2) These loans are collateralized by the same property.
(3) On February 26, 2013, AHT refinanced the $141.7 million loan due August 2013 with a $199.9 million loan due February 2018. The new loan provides for an interest rate of LIBOR + 3.50%, with no LIBOR floor.
(4) The interest expense from the TIF loan is offset against interest income recorded on the note receivable of the same amount. See Note 5.

On February 26, 2013, AHT refinanced the $141.7 million loan due August 2013, which had an outstanding balance of $141.0, with a $199.9 million loan due February 2018. The new loan provides for an interest rate of LIBOR + 3.50%, with no LIBOR floor. In connection with the refinance, AHT entered into an interest rate cap with a counterparty, capping LIBOR at 3.00%. The new loan continues to be secured by The Capital Hilton in Washington, D.C. and the Hilton La Jolla Torrey Pines in La Jolla, CA. We have a 75% ownership interest in the properties, with Hilton holding the remaining 25%. The excess loan proceeds above closing costs and reserves were distributed to the partners on a pro rata basis. AHT’s share of the excess loan proceeds was approximately $40.5 million.

The assets of certain of our subsidiaries are pledged under non-recourse indebtedness and are not available to satisfy the debts and other obligations of the combined consolidated group. Presently, our existing financial covenants are non-recourse and primarily relate to maintaining minimum debt coverage ratios. As of June 30, 2013, we were in compliance in all material respects with all covenants or other requirements set forth in our debt agreements as amended.

7. Derivative Instruments and Hedging

Interest Rate Derivatives —We are exposed to risks arising from our business operations, economic conditions and financial markets. To manage the risks, we primarily use interest rate derivatives to hedge our debt as a way to potentially improve cash flows. The interest rate derivatives include interest rate caps, which are subject to master netting settlement arrangements. All derivatives are recorded at fair value.

In 2013, AHT entered into an interest rate cap with a notional amount and strike rate of $199.9 million and 3.00%, respectively, which had an effective date of March 2013, a maturity date of March 2015 and total cost of $36,000. The instrument was not designated as a cash flow hedge. This instrument caps the interest rate on our mortgage loan with a principal balance of $199.9 million and a maturity date of February 2018.

 

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8. Fair Value Measurements

Fair Value Hierarchy —Our financial instruments measured at fair value either on a recurring or a non-recurring basis are classified in a hierarchy for disclosure purposes consisting of three levels based on the observability of inputs in the market place as discussed below:

 

   

Level 1: Fair value measurements that are quoted prices (unadjusted) in active markets that we have the ability to access for identical assets or liabilities. Market price data generally is obtained from exchange or dealer markets.

 

   

Level 2: Fair value measurements based on inputs other than quoted prices included in Level 1, that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets, and inputs other than quoted prices that are observable for the asset or liability, such as interest rates and yield curves that are observable at commonly quoted intervals.

 

   

Level 3: Fair value measurements based on valuation techniques that use significant inputs that are unobservable. The circumstances for using these measurements include those in which there is little, if any, market activity for the asset or liability.

The fair values of interest rate caps are determined using the market standard methodology of discounting the future expected cash receipts that would occur if variable interest rates rise above the strike rates of the caps. The variable interest rates used in the calculation of projected receipts on the caps are based on an expectation of future interest rates derived from observable market interest rate curves (LIBOR forward curves) and volatilities (the Level 2 inputs). We also incorporate credit valuation adjustments (the Level 3 inputs) to appropriately reflect both our own non-performance risk and the respective counterparty’s non-performance risk in the fair value measurements.

We have determined that when a majority of the inputs used to value our derivatives fall within Level 2 of the fair value hierarchy, the derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy. However, when the valuation adjustments associated with our derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by us and our counter-parties, which we consider significant (10% or more) to the overall valuation of our derivatives, the derivative valuations in their entirety are classified in Level 3 of the fair value hierarchy. Transfers of inputs between levels are determined at the end of each reporting period.

Assets and Liabilities Measured at Fair Value on a Recurring Basis

The following table presents our assets and liabilities measured at fair value on a recurring basis aggregated by the level within which measurements fall in the fair value hierarchy (in thousands):

 

     Significant
Other
Observable
Inputs
(Level 2)
     Total  

June 30, 2013

     

Assets

     

Derivative assets:

     

Interest rate derivatives

   $ 14       $ 14 (1)  

 

(1) Reported as “Derivative assets” in the condensed combined consolidated balance sheets.

At December 31, 2012 there were no assets or liabilities measured at fair value on a recurring basis.

 

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Effect of Fair Value Measured Assets and Liabilities on Condensed Combined Consolidated Statements of Operations

The following tables summarizes the effect of fair value measured assets and liabilities on the condensed combined consolidated statements of operations for the six months ended June 30, 2013 and 2012 (in thousands):

 

     Gain or (Loss) Recognized in Income
Six Months Ended June 30,
 
     2013     2012  

Assets

    

Derivative assets:

    

Interest rate derivatives

   $ (22 ) (1)     $ —     

 

(1) Reported as “Unrealized loss on derivatives” in the condensed combined consolidated statements of operations.

9. Summary of Fair Value of Financial Instruments

Determining the estimated fair values of certain financial instruments such as notes receivable and indebtedness requires considerable judgment to interpret market data. The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts at which these instruments could be purchased, sold or settled. The carrying amounts and estimated fair values of financial instruments not measured at fair value were as follows (in thousands):

 

     June 30, 2013      December 31, 2012  
     Carrying
Value
     Estimated
Fair  Value
     Carrying
Value
     Estimated
Fair  Value
 

Financial assets:

           

Cash and cash equivalents

   $ 16,746       $ 16,746       $ 20,313       $ 20,313   

Restricted cash

   $ 7,178       $ 7,178       $ 16,891       $ 16,891   

Accounts receivable

   $ 9,769       $ 9,769       $ 5,892       $ 5,892   

Notes receivable

   $ 8,098       $ 11,446 to $12,651       $ 8,098       $ 11,796 to $13,037   

Derivative assets

   $ 14       $ 14       $ —         $ —     

Due from third-party hotel managers

   $ 19,831       $ 19,831       $ 16,141       $ 16,141   

Financial liabilities:

           

Indebtedness

   $ 625,871       $ 607,059 to $670,960       $ 570,809       $ 552,245 to $610,376   

Accounts payable and accrued expenses

   $ 18,492       $ 18,492       $ 18,109       $ 18,109   

Due to third-party hotel managers

   $ 747       $ 747       $ 585       $ 585   

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

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

Notes receivable . Fair value of the note receivable was determined by using similar loans with similar collateral. Since there is very little to no trading activity, we had to rely on our internal analysis of what we believe a willing buyer would pay for this note at June 30, 2013 and December 31, 2012. We estimated the fair

 

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value of the note receivable to be approximately 41.3% to 56.2% higher than the carrying value of $8.1 million at June 30, 2013, and approximately 45.7% to 61.0% higher than the carrying value of $8.1 million at December 31, 2012. This is considered a Level 2 valuation technique.

Indebtedness . Fair value of indebtedness is determined using future cash flows discounted at current replacement rates for these instruments. Cash flows are determined using a forward interest rate yield curve. The current replacement rates are determined by using the U.S. Treasury yield curve or the index to which these financial instruments are tied, and adjusted for the credit spreads. Credit spreads take into consideration general market conditions, maturity and collateral. We estimated the fair value of the total indebtedness to be approximately 97.0% to 107.2% of the carrying value of $625.9 million at June 30, 2013, and approximately 96.7% to 106.9% of the carrying value of $570.8 million at December 31, 2012. This is considered a Level 2 valuation technique.

Derivative assets . Fair value of the interest rate derivatives are determined using the net present value of the expected cash flows of each derivative based on the market-based interest rate curve and adjusted for credit spreads of the Company and the counterparties. See Notes 2, 7 and 8 for a complete description of the methodology and assumptions utilized in determining fair values.

10. Commitments and Contingencies

Restricted Cash —Under certain management and debt agreements for our hotel properties existing at June 30, 2013, escrow payments are required for insurance, real estate taxes, and debt service. In addition, for certain properties based on the terms of the underlying debt and management agreements, we escrow 4% to 5% of gross revenues for capital improvements.

Management Fees —Under management agreements for our hotel properties existing at June 30, 2013, we paid a) 3% to 7% of gross revenues, as well as annual incentive management fees, if applicable, b) market service fees on approved capital improvements, including project management fees of up to 4% of project costs, for certain hotels, and c) other general fees at current market rates as approved by AHT’s independent directors, if required. These management agreements expire from December 31, 2016 through December 31, 2041, with renewal options. If we terminate a management agreement prior to its expiration, we may be liable for estimated management fees through the remaining term, liquidated damages or, in certain circumstances, we may substitute a new management agreement.

Litigation —The Company is engaged in various legal proceedings which have arisen but have not been fully adjudicated. The likelihood of loss for these legal proceedings, based on definitions within contingency accounting literature, ranges from remote to reasonably possible and to probable. Based on estimates of the range of potential losses associated with these matters, management does not believe the ultimate resolution of these proceedings, either individually or in the aggregate, will have a material adverse effect upon the combined consolidated financial position or results of operations of the Company. However, the final results of legal proceedings cannot be predicted with certainty and if the Company failed to prevail in one or more of these legal matters, and the associated realized losses were to exceed the Company’s current estimates of the range of potential losses, the Company’s combined consolidated financial position or results of operations could be materially adversely affected in future periods.

Income Taxes —We and our subsidiaries will file income tax returns in the federal jurisdiction and various states and cities. Tax years 2009 through 2012 remain subject to potential examination by certain federal and state taxing authorities.

As part of our formation transactions, AHT will contribute its indirect interest in CHH III Tenant Parent Corp. (“CHH”), the parent of the TRS lessees for two of our initial properties, and for which we intend to elect to treat as a TRS. AHT also elected to treat CHH III Tenant Parent Corp. as a TRS.

 

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In September 2010, the Internal Revenue Service (“IRS”) completed an audit of CHH for the tax year ended December 31, 2007. The IRS issued a notice of proposed adjustment based on Section 482 of the Code that reduced the amount of rent AHT charged CHH. AHT owns a 75% interest in the hotel properties and CHH. In connection with the CHH audit, the IRS selected AHT for audit for the same tax year. In October 2011, the IRS issued an income tax adjustment to AHT as an alternative to the CHH proposed adjustment. The AHT adjustment is based on the REIT 100% federal excise tax on its share of the amount by which the rent was held to be greater than the arm’s length rate. AHT strongly disagreed with the IRS’ position and appealed its cases to the IRS Appeals Office. In determining amounts payable by CHH under its leases, AHT engaged a third party to prepare a transfer pricing study which concluded that the lease terms were consistent with arms’ length terms as required by applicable Treasury regulations. AHT believes the IRS transfer pricing methodologies applied in the audits contained flaws and that the IRS adjustments to the rent charged were inconsistent with the U.S. federal tax laws related to REITs and true leases. The IRS Appeals Office reviewed the AHT and CHH cases in 2012. In July 2013, the IRS Appeals Office issued “no-change letters” for CHH and AHT indicating that the 2007 tax returns were accepted as filed and the examinations resulted in no deficiencies. U.S. federal income tax assessment statutes of limitations generally limit the time the IRS has to make assessments to within three years after a return is due or filed, whichever is later. As a result, the IRS has requested and AHT agreed to extend the assessment statute of limitations for both CHH and AHT for the 2007 tax year to March 31, 2014. Accordingly, the IRS has the right to reopen the cases until March 31, 2014. However, the IRS typically only reopens closed cases in very limited circumstances, none of which AHT believes are applicable to its cases.

In June 2012, the IRS completed audits of CHH and AHT for the tax years ended December 31, 2008 and 2009. With respect to the 2009 tax year, the IRS has not proposed any adjustments to CHH or AHT. For the 2008 tax year, the IRS has issued notices of proposed adjustments for both AHT and CHH. The AHT adjustment is for $3.3 million of U.S. federal excise taxes and represents the amount by which the IRS asserts that the rent charged to CHH was greater than the arms’ length rate pursuant to IRC Section 482. The CHH adjustment is for $1.6 million of additional income, which would equate to approximately $467,000 of additional U.S. federal income taxes and potential state income taxes of $83,000, net of federal benefit. The CHH adjustment represents the IRS’ imputation of compensation to CHH under IRC Section 482 for agreeing to be a party to the lessor entity’s bank loan agreement. AHT owns a 75% interest in the lessor entity. AHT strongly disagrees with both of the IRS adjustments for the reasons noted under the 2007 audits, and in addition, AHT believes the IRS has misinterpreted certain terms of the lease, third-party hotel management, and bank loan agreements. AHT has filed a written protest and requested an IRS Appeals Office review. The IRS has granted the Appeals Office review and has assigned the same Appeals team that oversaw the 2007 cases to the 2008 cases. The initial Appeals conference for the 2008 cases is scheduled to occur in August 2013. In March 2012, the IRS requested and AHT consented to extend the statute of limitations for CHH and AHT for the 2008 tax year to March 31, 2013. In January 2013, the IRS requested and AHT agreed to extend the statute of limitations to March 31, 2014.

With respect to the 2008 IRS audit, AHT believes CHH and AHT will substantially prevail in the eventual settlement of the audits and that the settlements will not have a material adverse effect on the accompanying condensed combined consolidated financial statements. AHT has concluded that the positions reported on the tax returns under audit by the IRS are, solely on their technical merits, more-likely-than-not to be sustained upon examination.

11. Segment Reporting

We operate in one business segment within the hotel lodging industry: direct hotel investments. Direct hotel investments refer to owning hotels through either acquisition or new development. We report operating results of direct hotel investments on an aggregate basis as substantially all of our hotel investments have similar economic characteristics and exhibit similar long-term financial performance. As of June 30, 2013 and December 31, 2012, all of our hotel properties were domestically located.

 

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SCHEDULE III

THE ASHFORD HOSPITALITY PRIME HOTELS

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2012

(dollars in thousands)

 

Column A

  Column B     Column C     Column D     Column E     Column F     Column G     Column H     Column I  
              Initial Cost     Costs Capitalized
Since Acquisition
    Gross Carrying Amount
At Close of Period
                               

Hotel Property

  Location   Encumbrances     Land     FF&E,
Buildings and
improvements
    Land     FF&E,
Buildings and
improvements
    Land     FF&E,
Buildings and
improvements
    Total     Accumulated
Depreciation
    Construction
Date
    Acquisition
Date
    Income
Statement
 

Hilton

  Washington, D.C.   $ 79,688      $ 45,720      $ 111,469      $ —       $ 29,772      $ 45,720      $ 141,241      $ 186,961      $ 31,505        —         04/2007        (1),(2),(3)   

Hilton

  La Jolla, CA     61,979        —         123,932        —         13,170        —         137,102        137,102        33,063        —         04/2007        (1),(2),(3)   

Marriott

  Seattle, WA     134,691        31,888        112,177        —         4,963        31,888        117,140        149,028        18,980        —         04/2007        (1),(2),(3)   

Marriott

  Plano, TX     78,978        2,725        93,118        —         5,839        2,725        98,957        101,682        16,521        —         04/2007        (1),(2),(3)   

Courtyard by Marriott

  Philadelphia, PA     42,833        9,814        94,035        —         4,235        9,814        98,270        108,084        16,861        —         04/2007        (1),(2),(3)   

Courtyard by Marriott

  Seattle, WA     59,263        17,194        46,767        —         3,526        17,194        50,293        67,487        7,945        —         04/2007        (1),(2),(3)   

Courtyard by Marriott

  San Francisco, CA     68,025        22,653        72,734        —         3,160        22,653        75,894        98,547        12,814        —         04/2007        (1),(2),(3)   

Renaissance

  Tampa, FL     45,352        —         69,185        —         2,139        —         71,324        71,324        11,343        —         04/2007        (1),(2),(3)   

Construction in Progress

  Various     —         —         —         —         753        —         753        753        —         —         —         —    
   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

       

Total

    $ 570,809      $ 129,994      $ 723,417      $ —       $ 67,557      $ 129,994      $ 790,974      $ 920,968      $ 149,032         
   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

       

 

(1) Estimated useful life for buildings is 39 years.
(2) Estimated useful life for building improvements is 7.5 years.
(3) Estimated useful life for furniture and fixtures is 3 to 5 years.

 

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     Year Ended December 31,  
     2012     2011     2010  

Investment in Real Estate:

      

Beginning balance

   $ 924,318      $ 919,356      $ 928,258   

Additions

     12,183        10,555        19,859   

Write-offs

     (15,533     (5,593     (28,761
  

 

 

   

 

 

   

 

 

 

Ending balance

     920,968        924,318        919,356   
  

 

 

   

 

 

   

 

 

 

Accumulated Depreciation:

      

Beginning balance

     135,148        111,034        108,629   

Depreciation expense

     29,417        29,707        31,166   

Write-offs

     (15,533     (5,593     (28,761
  

 

 

   

 

 

   

 

 

 

Ending balance

     149,032        135,148        111,034   
  

 

 

   

 

 

   

 

 

 

Investment in Real Estate, net

   $ 771,936      $ 789,170      $ 808,322   
  

 

 

   

 

 

   

 

 

 

 

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INDEPENDENT AUDITORS’ REPORT

To the Venturers of

Pier House Joint Venture

Cleveland, Ohio

We have audited the accompanying financial statements of Pier House Joint Venture (the “Joint Venture”) which comprise the balance sheets as of December 31, 2012 and 2011, and the related statements of operations and comprehensive income, venturers’ equity, and cash flows for the years then ended, and the related notes to the financial statements.

Management’s Responsibility for the Financial Statements

Management is responsible for the preparation and fair presentation of these financial statements in accordance with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal control relevant to the preparation and fair presentation of financial statements that are free from material misstatement, whether due to fraud or error.

Auditors’ Responsibility

Our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free from material misstatement.

An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statements. The procedures selected depend on the auditor’s judgment, including the assessment of the risks of material misstatement of the financial statements, whether due to fraud or error. In making those risk assessments, the auditor considers internal control relevant to the Joint Venture’s preparation and fair presentation of the financial statements in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Joint Venture’s internal control. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the financial statements.

We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion.

Opinion

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Pier House Joint Venture as of December 31, 2012 and 2011, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accept in the United States of America.

/s/ DELOITTE & TOUCHE LLP

Cleveland, Ohio

February 25, 2013

 

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PIER HOUSE JOINT VENTURE

BALANCE SHEETS

DECEMBER 31, 2012 AND 2011

 

 

ASSETS    2012     2011  

CASH AND CASH EQUIVALENTS

   $ 312,459      $ 312,189   

RESTRICTED DEPOSITS

     303,015        653,846   

INVESTMENT IN POOLED FUNDS

     2,556,634        3,630,988   

ACCOUNTS RECEIVABLE—Net of allowance for doubtful accounts of $34,032 and $35,502, respectively

     174,354        208,538   

INVENTORIES

     263,316        272,688   

PREPAID EXPENSES AND OTHER ASSETS

     452,166        460,515   

HOTEL FACILITIES—At cost:

    

Land

     9,569,170        1,936,928   

Buildings and improvements

     47,039,784        46,845,727   

Furniture, fixtures and equipment

     9,273,247        9,144,958   

Deferred loan costs

     338,623        337,573   
  

 

 

   

 

 

 
     66,220,824        58,265,186   

Accumulated depreciation and amortization

     29,215,449        27,719,016   
  

 

 

   

 

 

 
     37,005,375        30,546,170   
  

 

 

   

 

 

 
   $ 41,067,319      $ 36,084,934   
  

 

 

   

 

 

 

LIABILITIES AND VENTURERS’ EQUITY

    

LIABILITIES:

    

Mortgage notes payable

   $ 12,310,287      $ 12,940,016   

Loans payable—related party

     20,894,500        17,594,500   

Capital lease obligations

     62,493        90,737   

Accounts payable

     240,796        275,853   

Accrued expenses

     1,033,490        985,117   

Advanced deposits

     1,367,326        1,178,529   
  

 

 

   

 

 

 
     35,908,892        33,064,752   

VENTURERS’ EQUITY:

    

Investment

     5,274,143        3,104,020   

Accumulated other comprehensive loss

     (115,716     (83,838
  

 

 

   

 

 

 
     5,158,427        3,020,182   
  

 

 

   

 

 

 
   $ 41,067,319      $ 36,084,934   
  

 

 

   

 

 

 

See notes to financial statements.

 

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PIER HOUSE JOINT VENTURE

STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

YEARS ENDED DECEMBER 31, 2012 AND 2011

 

 

     2012     2011  

REVENUES:

    

Rooms

   $ 14,318,374      $ 13,404,236   

Food and beverage

     2,996,998        2,686,927   

Telephone

     2,188        3,060   

Caribbean Spa

     982,399        1,018,892   

Other

     391,099        465,805   
  

 

 

   

 

 

 
     18,691,058        17,578,920   

DEPARTMENTAL EXPENSES:

    

Rooms

     2,102,368        2,120,361   

Food and beverage

     2,492,752        2,347,454   

Telephone

     65,870        64,893   

Caribbean Spa

     798,229        800,953   
  

 

 

   

 

 

 
     5,459,219        5,333,661   
  

 

 

   

 

 

 
     13,231,839        12,245,259   

OPERATING EXPENSES:

    

Management fees

     935,054        886,411   

Real estate taxes

     261,397        257,442   

Loss on disposal of assets

     26,371        71,489   

Other operating expenses

     5,336,570        5,226,264   

Other expenses, net

     1,434,456        1,156,677   
  

 

 

   

 

 

 
     7,993,848        7,598,283   
  

 

 

   

 

 

 
     5,237,991        4,646,976   

OTHER INCOME (EXPENSES):

    

Interest income

     47,055        53,361   

Interest expense

     (1,625,663     (1,622,405
  

 

 

   

 

 

 
     (1,578,608     (1,569,044
  

 

 

   

 

 

 
     3,659,383        3,077,932   

DEPRECIATION AND AMORTIZATION

     1,489,260        1,513,566   
  

 

 

   

 

 

 

NET INCOME

     2,170,123        1,564,366   

OTHER COMPREHENSIVE LOSS — Unrealized loss on marketable securities, net of reclassification adjustment

     (31,878     (13,908
  

 

 

   

 

 

 

COMPREHENSIVE INCOME

   $ 2,138,245      $ 1,550,458   
  

 

 

   

 

 

 

See notes to financial statements.

 

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PIER HOUSE JOINT VENTURE

STATEMENTS OF VENTURERS’ EQUITY

YEARS ENDED DECEMBER 31, 2012 AND 2011

 

 

     2012  
     Total     JG Key West
LLC
    JG Pier House
LLC
 

CASH INVESTMENT—January 1, 2012 and December 31, 2012

   $ 9,835,347      $ 5,165,347      $ 4,670,000   

ACCUMULATED LOSS—January 1, 2012

     (6,731,327     (3,613,337     (3,117,990

Net income

     2,170,123        1,085,062        1,085,061   
  

 

 

   

 

 

   

 

 

 

ACCUMULATED LOSS—December 31, 2012

     (4,561,204     (2,528,275     (2,032,929
  

 

 

   

 

 

   

 

 

 

INVESTMENT—December 31, 2012

     5,274,143        2,637,072        2,637,071   

ACCUMULATED OTHER COMPREHENSIVE

      

LOSS—January 1, 2012

     (83,838     (41,919     (41,919

Other comprehensive loss

     (31,878     (15,939     (15,939
  

 

 

   

 

 

   

 

 

 

ACCUMULATED OTHER COMPREHENSIVE

      

LOSS—December 31, 2012

     (115,716     (57,858     (57,858
  

 

 

   

 

 

   

 

 

 

VENTURERS’ EQUITY—December 31, 2012

   $ 5,158,427      $ 2,579,214      $ 2,579,213   
  

 

 

   

 

 

   

 

 

 
     2011  
     Total     JG Key West
LLC
    JG Pier House
LLC
 

CASH INVESTMENT—January 1, 2011

     9,845,347        5,170,347        4,675,000   

DISTRIBUTIONS

     (10,000     (5,000     (5,000
  

 

 

   

 

 

   

 

 

 

CASH INVESTMENT—December 31, 2011

     9,835,347        5,165,347        4,670,000   

ACCUMULATED LOSS—January 1, 2011

     (8,295,693     (4,395,520     (3,900,173

Net income

     1,564,366        782,183        782,183   
  

 

 

   

 

 

   

 

 

 

ACCUMULATED LOSS—December 31, 2011

     (6,731,327     (3,613,337     (3,117,990
  

 

 

   

 

 

   

 

 

 

INVESTMENT—December 31, 2011

     3,104,020        1,552,010        1,552,010   

ACCUMULATED OTHER COMPREHENSIVE

      

LOSS—January 1, 2011

     (69,930     (34,965     (34,965

Other comprehensive loss

     (13,908     (6,954     (6,954
  

 

 

   

 

 

   

 

 

 

ACCUMULATED OTHER COMPREHENSIVE

      

LOSS—December 31, 2011

     (83,838     (41,919     (41,919
  

 

 

   

 

 

   

 

 

 

VENTURERS’ EQUITY—December 31, 2011

   $ 3,020,182      $ 1,510,091      $ 1,510,091   
  

 

 

   

 

 

   

 

 

 

See notes to financial statements.

 

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PIER HOUSE JOINT VENTURE

STATEMENTS OF CASH FLOWS

YEARS ENDED DECEMBER 31, 2012 AND 2011

 

 

     2012     2011  

CASH FLOWS FROM OPERATING ACTIVITIES:

    

Net income

   $ 2,170,123      $ 1,564,366   

Adjustments to reconcile net income to net cash provided by operating activities:

    

Depreciation and amortization

     1,522,167        1,545,552   

Loss on disposal of assets

     26,371        71,489   

Decrease (increase) in receivables

     34,184        (29,132

Decrease (increase) in inventories

     9,372        (39,842

Decrease (increase) in prepaid expenses and other assets

     8,349        (24,234

Increase in accounts payable and accrued expenses

     13,316        151,471   

Increase in advanced deposits

     188,797        360,777   
  

 

 

   

 

 

 

Net cash provided by operating activities

     3,972,679        3,600,447   
  

 

 

   

 

 

 

CASH FLOWS FROM INVESTING ACTIVITIES:

    

Purchase of land

     (7,632,243     —      

Additions to hotel facilities

     (375,500     (540,705

Decrease (increase) of restricted deposits

     350,831        (389,288

Cash invested in pooled funds

     (10,923,966     (7,215,955

Cash received from pooled funds

     11,966,442        4,812,044   
  

 

 

   

 

 

 

Net cash used in investing activities

     (6,614,436     (3,333,904
  

 

 

   

 

 

 

CASH FLOWS FROM FINANCING ACTIVITIES:

    

Distributions to venturers

     —           (10,000

Payments on mortgage note payable

     (629,729     (588,668

Repayment of capital lease obligations

     (28,244     (3,922

Proceeds from loan payable to related party

     3,300,000        —      
  

 

 

   

 

 

 

Net cash provided by (used in) financing activities

     2,642,027        (602,590
  

 

 

   

 

 

 

NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS

     270        (336,047

CASH AND CASH EQUIVALENTS—Beginning of year

     312,189        648,236   
  

 

 

   

 

 

 

CASH AND CASH EQUIVALENTS—End of year

   $ 312,459      $ 312,189   
  

 

 

   

 

 

 

SUPPLEMENTAL SCHEDULE OF NONCASH ACTIVITIES:

    

Additions to hotel facilities

   $ —         $ (94,659

Increase in capital lease obligations

     —           94,659   

See notes to financial statements.

 

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PIER HOUSE JOINT VENTURE

NOTES TO FINANCIAL STATEMENTS

YEARS ENDED DECEMBER 31, 2012 AND 2011

 

 

1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation —The financial statements of Pier House Joint Venture (the “Joint Venture”) are prepared on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and include only those assets, liabilities and results of operations which relate to the business of the Joint Venture.

Fair Value Measurements —Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) emphasizes that fair value is a market-based measurement, not an entity-specific measurement. Therefore, a fair value measurement should be determined based on the assumptions that market participants would use in pricing an asset or liability.

The FASB’s ASC establishes a three-tier hierarchy for inputs used in measuring fair value that maximizes the use of observable inputs and minimizes the use of unobservable inputs by requiring that the most observable input be used when available.

The only asset or liability held by the Joint Venture that is measured at fair value is the Investment in Pooled Funds. The Investment in Pooled Funds is classified within Level 2 of the valuation hierarchy as defined by the FASB’s ASC. Level 2 in the valuation hierarchy includes valuation inputs that are observable for the asset or liability, either directly or indirectly, other than quoted prices in active markets for identical assets or liabilities.

Cash and Cash Equivalents —The Joint Venture considers all highly liquid instruments purchased with a maturity of three months or less to be cash equivalents. Cash and cash equivalents consist of cash on hand.

Restricted Deposits —At December 31, 2012 and 2011, deposits include escrows under the mortgage notes payable. At December 31, 2011 deposits also include a $315,000 bid bond submitted to the City of Key West for purchase of the Spa building land which in 2012 was applied toward the purchase of Spa building land.

Investment in Pooled Funds —The Joint Venture participates in a pooled fund arrangement, along with other entities affiliated through common ownership. Through an affiliate, cash is accumulated and invested in money market funds and various debt securities (“marketable securities”). Included in the balance sheet is the Joint Venture’s undivided interest in marketable securities. Included in interest income is the Joint Venture’s proportionate share of income earned on the pooled funds arrangement, including realized gains computed on the basis of specific identification of $27,485 and $28,480 in 2012 and 2011, respectively. The Joint Venture is allocated its share of income based upon the daily weighted average balance of its investment relative to all other participants in the pooled funds. The investment in pooled funds is classified as available-for-sale and is carried at fair value based on quoted market rates of the underlying marketable securities.

The following table presents the relative composition of marketable securities by category at fair value and amortized cost held in the pooled funds at December 31, 2012 and 2011:

 

     2012     2011  

Money market funds

     56     27

U.S. government securities

     38        58   

U.S. agency securities

     6        15   
  

 

 

   

 

 

 

Total

     100     100
  

 

 

   

 

 

 

 

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The relative contractual maturities of debt securities held in the pooled funds at December 31, 2012, are as follows:

 

Due in one year or less

    

Due after one year through five years

     97   
  

 

 

 

Total

     100 
  

 

 

 

Inventories —Inventories of food, beverage and market items are stated at the lower of cost (first-in, first-out method) or market. China, glassware, silver, linen and uniforms are adjusted periodically to reflect actual quantities and are valued at cost. A valuation reserve for certain items in use has been recorded at 25% of cost.

Land —Land is stated at cost and includes the land under the Spa Building which was purchased by the Joint Venture from the City of Key West for $7,500,000 in 2012.

Hotel Buildings and Equipment —Hotel buildings and equipment are stated at cost and are being depreciated using the straight line method over the following estimated useful lives:

 

Buildings and improvements

     5 - 40 years   

Furniture, fixtures and equipment

     3 - 10 years   

Revenue Recognition —Revenue from operation of the hotel is recognized as services are provided. These revenues are recorded net of any sales and occupancy tax collected from guests as earned and fee commissions to wholesalers.

Deferred Loan Costs —These costs represent the costs of obtaining financing and are being amortized over the term of the related loan. Accumulated amortization for these costs was $270,618 and $237,711 at December 31, 2012 and 2011, respectively.

Income Taxes —No provision has been made for federal and state income taxes since these taxes are the responsibility of the venturers.

Management has evaluated its tax positions, including its pass-through status, and has determined that the positions have no effect on the Joint Venture’s financial position or results of operations.

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

Other Comprehensive Income (Loss) —The Joint Venture computes unrealized gains and losses on marketable securities on the basis of specific identification. Unrealized gains and losses are reported as other comprehensive income (loss) in the statements of venturers’ equity.

Subsequent Events —The Joint Venture has evaluated subsequent events through February 25, 2013, the date that the Joint Venture’s financial statements were available for issuance.

 

2. OPERATIONS

The Joint Venture was formed in June 1980 for the purpose of owning and operating a resort hotel in Key West, Florida.

 

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3. MORTGAGE NOTES PAYABLE

Mortgage notes payable are collateralized by certain hotel facilities and receivables, restricted deposits, and inventories. The terms of the mortgage notes are summarized as follows:

 

     Jackson National Life        Jackson National Life   

Mortgagee

     Insurance Company        Insurance Company   

Original date

     October 26, 2004        October 26, 2004   

Maturity date

     November 1, 2014        November 1, 2014   

Original amount

     $14,000,000        $2,400,000   

Balance at December 31, 2012

     $11,749,729        $560,558   

Balance at December 31, 2011

     $12,100,009        $840,007   

Monthly payment

     $99,844 (1)       $27,057 (1)  

Interest rate (fixed)

     7.10     6.34

 

  (1) Payment represents principal and interest amortized over a period of 10 years.

As of December 31, 2012, scheduled payments on the mortgage notes payable are as follows:

 

2013

   $ 615,776   

2014

     11,694,511   
  

 

 

 
   $ 12,310,287   
  

 

 

 

Pursuant to the provisions of the mortgage note, real estate taxes and repair and maintenance reserves are being deposited into an escrow account.

Interest paid totaled $893,076 and $934,139 in 2012 and 2011, respectively. Interest expense includes loan fee amortization of $32,907 and $31,986 in 2012 and 2011, respectively.

 

4. OPERATING LEASE OBLIGATIONS

At December 31, 2012, the Joint Venture is obligated under operating leases for certain other hotel equipment. The ground lease for the land under the Spa Building was terminated in 2012 upon acquisition of the land by the Joint Venture.

As of December 31, 2012, scheduled minimum future operating lease obligations are summarized as follows:

 

Year ending December 31:

  

2013

   $ 16,968   

2014

     16,968   

2015

     14,392   

2016

     1,512   

2017

     1,512   

Thereafter

     —     
  

 

 

 

Total

   $ 51,352   
  

 

 

 

Rental expense for operating leases for 2012 and 2011 was $21,998 and $25,144, respectively.

 

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5. CAPITAL LEASE OBLIGATION

The Joint Venture is obligated under two capital equipment leases that expire in 2014. The future minimum capital lease obligations at December 31, 2012 are as follows:

 

2013

   $ 35,860   

2014

     30,000   
  

 

 

 

Total minimum capital lease payments

     65,860   

Less imputed interest

     3,367   
  

 

 

 

Present value of net minimum capital lease payments

   $ 62,493   
  

 

 

 

Assets of $94,659 held under the capitalized lease at December 31, 2012, are included in furniture, fixtures, and equipment. Amortization of assets under the capital leases is included in depreciation and amortization expense.

 

6. RENTAL INCOME UNDER OPERATING LEASES

The Joint Venture has an operating lease for operation of a restaurant and lounge at the hotel. The lease is for 18 years commencing March 17, 2006, and includes base rent and percentage rent based on sales volume. Base rent is recognized on a straight line basis over the term of the lease. No percentage rent was due for 2012 and 2011.

Base rent under the lease is as follows:

 

2013

   $ 112,440   

2014

     112,440   

2015

     112,440   

2016

     112,440   

2017

     112,440   

Thereafter

     684,010   

 

7. RELATED PARTY TRANSACTIONS

The Joint Venture is provided a variety of services by affiliated entities including legal, accounting, administration, architectural, engineering and construction management services. Fees for these services are based upon an hourly rate for the actual hours of work performed by employees of the affiliates. Total amounts charged for these services were $123,024 and $84,635 in 2012 and 2011, respectively. Additionally, annual management fees of 5% of hotel revenues are charged to the Joint Venture for various services provided by Jacobs Group Hospitality LLC and The Richard E. Jacobs Group on behalf of the hotel. These fees totaled $935,054 and $886,411 in 2012 and 2011, respectively. Accounts payable to related entities at December 31, 2012 and 2011 were $87,882 and $81,373, respectively.

During 2012 the Joint Venture borrowed an additional $3,300,000. The terms of the additional borrowings follow the existing loan terms. At December 31, 2012 and 2011 the following amounts were outstanding under loans to the following related entities:

 

     December 31,  
     2012      2011  

The D.H. Jacobs Trust

   $ 9,038,802       $ 7,611,275   

REJ Realty LLC

     11,855,698         9,983,225   
  

 

 

    

 

 

 
   $ 20,894,500       $ 17,594,500   
  

 

 

    

 

 

 

 

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The loans mature on December 31, 2015 and require quarterly interest payments. The interest rates are based on the rate of available bank lines of credit. The interest rates were 3.75% at December 31, 2012 and 2011. Interest paid totaled $670,790 and $643,055 in 2012 and 2011, respectively. Accrued interest payable on these loans were $187,521 and $168,614 at December 31, 2012 and 2011, respectively.

 

8. SUBSEQUENT EVENT

Subsequent to year end, management began to market the hotel property for sale.

* * * * * *

 

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PIER HOUSE JOINT VENTURE

CONDENSED BALANCE SHEETS

MAY 13, 2013 AND DECEMBER 31, 2012 (UNAUDITED)

 

 

     May 13,     December 31,  
     2013     2012  

ASSETS

    

CASH AND CASH EQUIVALENTS

   $ 502,742      $ 312,459   

RESTRICTED DEPOSITS

     272,530        303,015   

INVESTMENT IN POOLED FUNDS

     3,892,312        2,556,634   

ACCOUNTS RECEIVABLE—Net of allowance for doubtful accounts of $34,032 and $34,032, respectively

     254,369        174,354   

INVENTORIES

     309,317        263,316   

PREPAID EXPENSES AND OTHER ASSETS

     1,256,306        452,166   

HOTEL FACILITIES—At cost:

    

Land

     9,567,720        9,569,170   

Buildings and improvements

     47,236,106        47,039,784   

Furniture, fixtures and equipment

     9,301,374        9,273,247   

Deferred loan costs

     338,623        338,623   
  

 

 

   

 

 

 
     66,443,823        66,220,824   

Accumulated depreciation and amortization

     29,781,481        29,215,449   
  

 

 

   

 

 

 
     36,662,342        37,005,375   
  

 

 

   

 

 

 
   $ 43,149,918      $ 41,067,319   
  

 

 

   

 

 

 

LIABILITIES AND VENTURERS’ EQUITY

    

LIABILITIES:

    

Mortgage notes payable

   $ 12,090,761      $ 12,310,287   

Loans payable—related party

     20,894,500        20,894,500   

Capital lease obligations

     52,382        62,493   

Accounts payable

     142,320        240,796   

Accrued expenses

     924,723        1,033,490   

Advanced deposits

     1,625,010        1,367,326   
  

 

 

   

 

 

 
     35,729,696        35,908,892   

VENTURERS’ EQUITY:

    

Investment

     7,537,984        5,274,143   

Accumulated other comprehensive loss

     (117,762     (115,716
  

 

 

   

 

 

 
     7,420,222        5,158,427   
  

 

 

   

 

 

 
   $ 43,149,918      $ 41,067,319   
  

 

 

   

 

 

 

See notes to condensed financial statements.

 

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PIER HOUSE JOINT VENTURE

CONDENSED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

PERIOD FROM JANUARY 1, 2013 THROUGH MAY 13, 2013 AND SIX MONTHS ENDED JUNE 30, 2012

 

 

     Period From
January 1, 2013
Through May 13,
    Six Months
Ended June 30,
 
     2013     2012  
     (Unaudited)  

REVENUES:

    

Rooms

   $ 6,755,013      $ 8,131,392   

Food and beverage

     1,345,776        1,625,565   

Telephone

     1,791        1,540   

Caribbean Spa

     434,790        567,781   

Other

     165,676        191,993   
  

 

 

   

 

 

 
     8,703,046        10,518,271   

DEPARTMENTAL EXPENSES:

    

Rooms

     795,422        996,731   

Food and beverage

     987,962        1,293,210   

Telephone

     24,725        33,303   

Caribbean Spa

     320,502        433,616   
  

 

 

   

 

 

 
     2,128,611        2,756,860   
  

 

 

   

 

 

 
     6,574,435        7,761,411   

OPERATING EXPENSES:

    

Management fees

     437,348        527,077   

Real estate taxes

     129,282        131,298   

Other operating expenses

     1,879,044        2,760,132   

Other expenses, net

     685,991        680,682   
  

 

 

   

 

 

 
     3,131,665        4,099,189   
  

 

 

   

 

 

 
     3,442,770        3,662,222   

OTHER INCOME (EXPENSES):

    

Interest income

     291        13,428   

Interest expense

     (625,413     (807,070
  

 

 

   

 

 

 
     (625,122     (793,642
  

 

 

   

 

 

 
     2,817,648        2,868,580   

DEPRECIATION AND AMORTIZATION

     553,807        772,400   
  

 

 

   

 

 

 

NET INCOME

     2,263,841        2,096,180   

OTHER COMPREHENSIVE LOSS—Unrealized loss on marketable securities, net of reclassification adjustment

     (2,046     (4,315
  

 

 

   

 

 

 

COMPREHENSIVE INCOME

   $ 2,261,795      $ 2,091,865   
  

 

 

   

 

 

 

See notes to condensed financial statements.

 

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PIER HOUSE JOINT VENTURE

CONDENSED STATEMENT OF VENTURERS’ EQUITY

PERIOD FROM JANUARY 1, 2013 THROUGH MAY 13, 2013 (UNAUDITED)

 

 

     Total  

CASH INVESTMENT—January 1, 2013

   $ 9,835,347   

ACCUMULATED LOSS—January 1, 2013

     (4,561,204

Net income

     2,263,841   
  

 

 

 

ACCUMULATED LOSS—May 13, 2013

     (2,297,363
  

 

 

 

INVESTMENT—May 13, 2013

     7,537,984   

ACCUMULATED OTHER COMPREHENSIVE LOSS—January 1, 2013

     (115,716

Other comprehensive loss

     (2,046
  

 

 

 

ACCUMULATED OTHER COMPREHENSIVE LOSS—May 13, 2013

     (117,762
  

 

 

 

VENTURERS’ EQUITY—May 13, 2013

   $ 7,420,222   
  

 

 

 

See notes to condensed financial statements.

 

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PIER HOUSE JOINT VENTURE

CONDENSED STATEMENTS OF CASH FLOWS

FOR THE PERIOD FROM JANUARY 1, 2013 THROUGH MAY 13, 2013 AND FOR THE SIX MONTHS ENDED JUNE 30, 2012 (UNAUDITED)

 

 

     Period From
January 1,
2013 Through
May 13, 2013
    Six Months
Ended June 30, 2012
 

CASH FLOWS FROM OPERATING ACTIVITIES:

    

Net income

   $ 2,263,841      $ 2,096,180   

Adjustments to reconcile net income to net cash provided by operating activities:

    

Depreciation and amortization

     566,032        788,800   

Increase in receivables

     (80,015     (58,830

Decrease (increase) in inventories

     (46,001     2,574   

Increase in prepaid expenses and other assets

     (804,140     (760,763

Decrease in accounts payable and accrued expenses

     (207,243     (51,872

Increase in advanced deposits

     257,684        504,441   
  

 

 

   

 

 

 

Net cash provided by operating activities

     1,950,158        2,520,530   
  

 

 

   

 

 

 

CASH FLOWS FROM INVESTING ACTIVITIES:

    

Additions to hotel facilities

     (222,999     (156,110

Decrease (increase) in restricted deposits

     30,485        (119,048

Cash invested in pooled funds

     (4,198,365     (5,049,810

Cash received from pooled funds

     2,860,641        2,983,107   
  

 

 

   

 

 

 

Net cash used in investing activities

     (1,530,238     (2,341,861
  

 

 

   

 

 

 

CASH FLOWS FROM FINANCING ACTIVITIES:

    

Payments on mortgage note payable

     (219,526     (309,557

Repayment of capital lease obligations

     (10,111     (13,744
  

 

 

   

 

 

 

Net cash used in financing activities

     (229,637     (323,301
  

 

 

   

 

 

 

NET INCREASE (DECREASE) IN

    

CASH AND CASH EQUIVALENTS

     190,283        (144,632

CASH AND CASH EQUIVALENTS—Beginning of period

     312,459        312,189   
  

 

 

   

 

 

 

CASH AND CASH EQUIVALENTS—End of period

   $ 502,742      $ 167,557   
  

 

 

   

 

 

 

See notes to condensed financial statements.

 

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PIER HOUSE JOINT VENTURE

NOTES TO CONDENSED FINANCIAL STATEMENTS

AS OF MAY 13, 2013 AND DECEMBER 31, 2012 AND FOR THE PERIOD FROM JANUARY 1, 2013 THROUGH MAY 13, 2013 AND FOR THE SIX MONTHS ENDED JUNE 30, 2012 (UNAUDITED)

 

 

1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation —The financial statements of Pier House Joint Venture (the “Joint Venture”) are prepared on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with instructions to Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. The financial statements include only those assets, liabilities and results of operations which relate to the business of the Joint Venture. The financial statements and related notes should be read in conjunction with the financial statements included earlier in this document. Historical seasonality patterns cause fluctuations in the overall operating results. Consequently, operating results for the period from January 1, 2013 through May 13, 2013 are not necessarily indicative of the results that may be expected for the year ended December 31, 2013.

Fair Value Measurements —Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) emphasizes that fair value is a market-based measurement, not an entity-specific measurement. Therefore, a fair value measurement should be determined based on the assumptions that market participants would use in pricing an asset or liability.

The FASB’s ASC establishes a three-tier hierarchy for inputs used in measuring fair value that maximizes the use of observable inputs and minimizes the use of unobservable inputs by requiring that the most observable input be used when available.

The only asset or liability held by the Joint Venture that is measured at fair value is the Investment in Pooled Funds. The Investment in Pooled Funds is classified within Level 2 of the valuation hierarchy as defined by the FASB’s ASC. Level 2 in the valuation hierarchy includes valuation inputs that are observable for the asset or liability, either directly or indirectly, other than quoted prices in active markets for identical assets or liabilities.

Cash and Cash Equivalents —The Joint Venture considers all highly liquid instruments purchased with a maturity of three months or less to be cash equivalents. Cash and cash equivalents consist of cash on hand.

Restricted Deposits —At May 13, 2013 and December 31, 2012, deposits include escrows under the mortgage notes payable.

Investment in Pooled Funds —The Joint Venture participates in a pooled fund arrangement, along with other entities affiliated through common ownership. Through an affiliate, cash is accumulated and invested in money market funds and various debt securities (“marketable securities”). Included in the balance sheet is the Joint Venture’s undivided interest in marketable securities. Included in interest income is the Joint Venture’s proportionate share of income earned on the pooled funds arrangement, including realized gains computed on the basis of specific identification of $38 and $11,474 in the periods ended May 13, 2013 and June 30, 2012, respectively. The Joint Venture is allocated its share of income based upon the daily weighted average balance of its investment relative to all other participants in the pooled funds. The investment in pooled funds is classified as available-for-sale and is carried at fair value based on quoted market rates of the underlying marketable securities.

 

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The relative contractual maturities of debt securities held in the pooled funds at May 13, 2013 and December 31, 2012, respectively, are as follows:

 

     May 13, 2013     December 31, 2012  

Due in one year or less

     6     3

Due after one year through five years

     94        97   
  

 

 

   

 

 

 

Total

                   100                         100
  

 

 

   

 

 

 

Inventories —Inventories of food, beverage and market items are stated at the lower of cost (first-in, first-out method) or market. China, glassware, silver, linen and uniforms are adjusted periodically to reflect actual quantities and are valued at cost. A valuation reserve for certain items in use has been recorded at 25% of cost.

Land —Land is stated at cost and includes the land under the Spa Building which was purchased by the Joint Venture from the City of Key West for $7,500,000 in 2012.

Hotel Buildings and Equipment —Hotel buildings and equipment are stated at cost and are being depreciated using the straight line method over the following estimated useful lives:

 

Buildings and improvements

     5 - 40 years   

Furniture, fixtures and equipment

     3 - 10 years   

Revenue Recognition —Revenue from operation of the hotel is recognized as services are provided. These revenues are recorded net of any sales and occupancy tax collected from guests as earned and fee commissions to wholesalers.

Deferred Loan Costs —These costs represent the costs of obtaining financing and are being amortized over the term of the related loan. Accumulated amortization for these costs was $282,842 and $270,618 at May 13, 2013 and December 31, 2012, respectively.

Income Taxes —No provision has been made for federal and state income taxes since these taxes are the responsibility of the venturers.

Management has evaluated its tax positions, including its pass-through status, and has determined that the positions have no effect on the Joint Venture’s financial position or results of operations.

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

Other Comprehensive Loss —The Joint Venture computes unrealized gains and losses on marketable securities on the basis of specific identification. Unrealized gains and losses are reported as other comprehensive loss in the statements of venturers’ equity.

 

2. OPERATIONS

The Joint Venture was formed in June 1980 for the purpose of owning and operating a resort hotel in Key West, Florida.

 

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3. MORTGAGE NOTES PAYABLE

Mortgage notes payable are collateralized by certain hotel facilities and receivables, restricted deposits, and inventories. The terms of the mortgage notes are summarized as follows:

 

     Jackson National Life        Jackson National Life   

Mortgagee

     Insurance Company        Insurance Company   

Original date

     October 26, 2004        October 26, 2004   

Maturity date

     November 1, 2014        November 1, 2014   

Original amount

     $14,000,000        $2,400,000   

Balance at May 13, 2013

     $11,627,350        $463,411   

Balance at December 31, 2012

     $11,749,729        $560,558   

Monthly payment

     $99,844 (1)       $27,057 (1)  

Interest rate (fixed)

     7.10 %     6.34 %

 

  (1) Payment represents principal and interest amortized over a period of 10 years.

Pursuant to the provisions of the mortgage note, real estate taxes and repair and maintenance reserves are being deposited into an escrow account.

Interest paid totaled $288,076 and $451,846 for the period from January 1, 2013 through May 13, 2013 and the six months ended June 30, 2012, respectively. Interest expense includes loan fee amortization of $12,225 and $16,400 for the period from January 1, 2013 through May 13, 2013 and the six months ended June 30, 2012, respectively.

 

4. RELATED PARTY TRANSACTIONS

The Joint Venture is provided a variety of services by affiliated entities including legal, accounting, administration, architectural, engineering and construction management services. Fees for these services are based upon an hourly rate for the actual hours of work performed by employees of the affiliates. Total amounts charged for these services were $136,492 and $54,964 for the period from January 1, 2013 through May 13, 2013 and the six months ended June 30, 2012, respectively. Additionally, annual management fees of 5% of hotel revenues are charged to the Joint Venture for various services provided by Jacobs Group Hospitality LLC and The Richard E. Jacobs Group on behalf of the hotel. These fees totaled $437,348 and $527,077 for the period from January 1, 2013 through May 13, 2013 and the six months ended June 30, 2012, respectively. Accounts payable to related entities at May 13, 2013 and December 31, 2012 were $136,080 and $87,882, respectively.

During 2012 the Joint Venture borrowed an additional $3,300,000. The terms of the additional borrowings follow the existing loan terms. At May 13, 2013 and December 31, 2012 the following amounts were outstanding under loans to the following related entities:

 

    

May 13,

2013

     December 31,
2012
 

The D.H. Jacobs Trust

   $ 9,038,802       $ 9,038,802   

REJ Realty LLC

     11,855,698         11,855,698   
  

 

 

    

 

 

 
   $ 20,894,500       $ 20,894,500   
  

 

 

    

 

 

 

The loans mature on December 31, 2015 and require quarterly interest payments. The interest rates are based on the rate of available bank lines of credit. The interest rates were 3.75% at May 13, 2013 and December 31, 2012. Interest paid totaled $383,406 and $335,395 for the period from January 1, 2013 through May 13, 2013 and the six months ended June 30, 2012, respectively. Accrued interest payable on these loans was $95,766 and $187,521 at May 13, 2013 and December 31, 2012, respectively.

 

5. SUBSEQUENT EVENT

On May 14, 2013, the property was sold to Ashford Hospitality Trust, Inc. for $90,000,000 in cash.

 

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PIER HOUSE RESORT

CONDENSED COMBINED BALANCE SHEET

(in thousands)

 

     June 30,
2013
 
     (unaudited)  

Assets

  

Investment in hotel property, net

   $ 89,548   

Cash and cash equivalents

     2,014   

Accounts receivable

     236   

Inventories

     84   

Prepaid expenses and other

     850   
  

 

 

 

Total assets

   $ 92,732   
  

 

 

 

Liabilities and Equity

  

Liabilities:

  

Accounts payable and accrued expenses

   $ 3,631   

Due to related party, net

     33   
  

 

 

 

Total liabilities

     3,664   
  

 

 

 

Commitments and contingencies

  

Equity:

  

Owner’s equity

     89,068   
  

 

 

 

Total liabilities and equity

   $ 92,732   
  

 

 

 

See Notes to Condensed Combined Financial Statements.

 

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PIER HOUSE RESORT

CONDENSED COMBINED STATEMENT OF OPERATIONS AND COMPREHENSIVE LOSS

(in thousands)

 

     For the Period from
May 14, 2013 through
June 30, 2013
 
     (unaudited)  

Revenue

  

Rooms

   $ 1,844   

Food and beverage

     388   

Other

     166   
  

 

 

 

Total hotel revenue

     2,398   

Expenses

  

Hotel operating expenses:

  

Rooms

     272   

Food and beverage

     304   

Other expenses

     634   

Management fees

     72   
  

 

 

 

Total hotel expenses

     1,282   

Property taxes, insurance and other

     168   

Depreciation

     376   

Acquisition costs

     747   

Corporate general and administrative

     199   
  

 

 

 

Total expenses

     2,772   
  

 

 

 

Loss before income taxes

     (374

Income tax expense

     (21
  

 

 

 

Net loss

   $ (395
  

 

 

 

Comprehensive loss

   $ (395
  

 

 

 

See Notes to Condensed Combined Financial Statements.

 

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PIER HOUSE RESORT

CONDENSED COMBINED STATEMENT OF EQUITY

(in thousands)

 

     Owner’s
Equity
 
     (unaudited)  

Balance at May 14, 2013

   $ —     

Net loss

     (395

Capital contributions

     89,463   
  

 

 

 

Balance at June 30, 2013

   $ 89,068   
  

 

 

 

See Notes to Condensed Combined Financial Statements.

 

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PIER HOUSE RESORT

CONDENSED COMBINED STATEMENT OF CASH FLOWS

(in thousands)

 

     For the Period from
May 14, 2013 through
June 30, 2013
 
     (unaudited)  

Cash Flows from Operating Activities

  

Net loss

   $ (395

Adjustments to reconcile net loss to net cash flows provided by operating activities:

  

Depreciation

     376   

Changes in operating assets and liabilities, exclusive of effect of hotel acquisition—

  

Accounts receivable and inventories

     (119

Prepaid expenses and other

     49   

Accounts payable and accrued expenses

     811   

Due to/from related party, net

     33   
  

 

 

 

Net cash provided by operating activities

     755   
  

 

 

 

Cash Flows from Investing Activities

  

Acquisition of hotel property, net of cash acquired

     (88,204
  

 

 

 

Net cash used in investing activities

     (88,204
  

 

 

 

Cash Flows from Financing Activities

  

Contributions from owner

     89,463   
  

 

 

 

Net cash provided by financing activities

     89,463   
  

 

 

 

Net change in cash and cash equivalents

     2,014   

Cash and cash equivalents at beginning of period

     —     
  

 

 

 

Cash and cash equivalents at end of period

   $ 2,014   
  

 

 

 

Supplemental Cash Flow Information

  

Interest paid

   $ —     

Income taxes paid

   $ —     

Supplemental Disclosure of Non Cash Investing and Financing Activities

  

Financed insurance premiums

   $ 800   

Net other liabilities acquired (net of other assets acquired and cash received)

   $ 1,690   

See Notes to Condensed Combined Financial Statements.

 

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PIER HOUSE RESORT

NOTES TO CONDENSED COMBINED FINANCIAL STATEMENTS

(Unaudited)

1. Organization and Description of Business

Ashford Hospitality Trust, Inc. (“AHT”) is a self-advised real estate investment trust (“REIT”) as defined in the Internal Revenue Code (“Code”) and was formed in Maryland on May 13, 2003. AHT commenced operations in August 2003. The accompanying condensed combined financial statements include the accounts of Ashford Pier House LP and Ashford TRS Pier House LLC. Ashford Pier House LP, which is a wholly-owned subsidiary of Ashford Hospitality Limited Partnership (“AHLP”), owns one hotel in Key West, Florida. This hotel contains 142 total rooms. As of June 30, 2013, the hotel property was leased and operated by Ashford TRS Pier House LLC, AHT’s indirect wholly-owned subsidiary that is treated as a taxable REIT subsidiary (“TRS”) for federal income tax purposes. The hotel is leased under a percentage lease that provides for the lessee to pay in each calendar month the base rent plus, in each calendar quarter, percentage rent, if any, based on hotel revenues. Lease revenue from the TRS is eliminated in combination. The hotel is operated under a management contract with Remington Lodging & Hospitality, LLC, together with its affiliates (“Remington Lodging”), which is beneficially wholly owned by Mr. Monty J. Bennett, AHT’s Chairman and Chief Executive Officer and Mr. Archie Bennett, Jr., AHT’s Chairman Emeritus, and is an eligible independent contractor under the Code.

On May 14, 2013, we acquired a 100% interest in the Pier House Resort for a contractual purchase price of $90.0 million in cash. In connection with the acquisition, we incurred transaction costs of $747,000, which are included in transaction costs on the condensed combined statement of operations. The purchase price has been allocated to the assets acquired and liabilities assumed on a preliminary basis using estimated fair value information currently available. We are in the process of evaluating the values assigned to investment in hotel property, property level working capital balances and any potential intangibles. Thus, the balances reflected below are subject to change and could result in adjustments. Any change to the amounts recorded within the investment in hotel property will also impact the depreciation expense included on the condensed combined statement of operations.

The following table summarizes the preliminary estimated fair value of the assets acquired and liabilities assumed in the acquisition (in thousands):

 

Land

   $ 40,466   

Buildings and improvements

     40,466   

Furniture, fixtures, and equipment

     8,992   
  

 

 

 
     89,924   

Net other assets and liabilities

     (1,690
  

 

 

 

Total

   $ 88,234   
  

 

 

 

The hotel which is owned and operated through each of the aforementioned entities are collectively referred to as “Pier House”. In this report, the terms “the Company,” “we,” “us” or “our” refers to Pier House.

2. Significant Accounting Policies

Basis of Presentation and Principles of Combination —The accompanying historical unaudited condensed combined financial statements have been prepared in accordance with generally accepted accounting principles (“GAAP”) for interim financial information and with instructions to Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. These historical condensed combined financial statements of Pier House

 

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have been “carved out” of AHT’s consolidated financial statements and reflect significant assumptions and allocations. The combined entities are under AHT’s common control. The condensed combined financial statements were prepared using the financial position and results of operations of the entities set forth above after adjustments for certain ownership related activities that have been historically accounted for by AHT. These ownership activities include owner related expenses. In addition, the condensed combined statement of operations include allocations of corporate general and administrative expenses from AHT, which in the opinion of management, are reasonable. The historical financial information is not necessarily indicative of the Company’s future results of operations, financial position and cash flows. All significant inter-company accounts and transactions between combined entities have been eliminated in these historical condensed combined financial statements.

The following item affects reporting comparability related to our historical condensed combined financial statements:

 

   

Historical seasonality patterns at our property cause fluctuations in our overall operating results. Consequently, operating results for the period from May 14, 2013 through June 30, 2013 are not necessarily indicative of the results that may be expected for the period from May 14, 2013 through December 31, 2013.

Use of Estimates —The preparation of these condensed combined financial statements in accordance with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Cash and Cash Equivalents —Cash and cash equivalents include cash on hand or held in banks and short-term investments with an initial maturity of three months or less at the date of purchase.

Accounts Receivable —Accounts receivable consists primarily of meeting and banquet room rental and hotel guest receivables. We generally do not require collateral. We maintain an allowance for doubtful accounts for estimated losses resulting from the inability of guests to make required payments for services. The allowance is maintained at a level believed adequate to absorb estimated receivable losses. The estimate is based on past receivable loss experience, known and inherent credit risks, current economic conditions, and other relevant factors, including specific reserves for certain accounts. There was no allowance for doubtful accounts as of June 30, 2013.

Inventories —Inventories, which primarily consist of food, beverages, and gift store merchandise, are stated at the lower of cost or market value. Cost is determined using the first-in, first-out method.

Investment in Hotel Property —The investment in hotel property is stated at cost. All improvements and additions which extend the useful life of the hotel property are capitalized.

Due to/from Related Party — Due to/from related party represents current receivables and payables resulting from transactions related to hotel management, project management and market services with Remington Lodging. Due to/from related party is generally settled within a period not exceeding one year.

Impairment of Investment in Hotel Property —The hotel property is reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. Recoverability of the hotel is measured by comparison of the carrying amount of the hotel to the estimated future undiscounted cash flows, which take into account current market conditions and our intent with respect to holding or disposing of the hotel. If our analysis indicates that the carrying value of the hotel is not recoverable on an undiscounted cash flow basis, we recognize an impairment charge for the amount by which the property’s net book value

 

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exceeds its estimated fair value, or fair value, less cost to sell. In evaluating impairment, we make many assumptions and estimates, including projected cash flows, expected holding period and expected useful life. Fair value is determined through various valuation techniques, including internally developed discounted cash flow models, comparable market transactions and third-party appraisals, where considered necessary. During the period from May 14, 2013 through June 30, 2013, we have not recorded any impairment charges.

Revenue Recognition —Hotel revenues, including room, food, beverage, and ancillary revenues such as long-distance telephone service, laundry, parking and space rentals, are recognized when services have been rendered. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Other Expenses —Other expenses include telephone charges, guest laundry, valet parking, and hotel-level general and administrative expenses, sales and marketing expenses, repairs and maintenance, franchise fees and utility costs. They are expensed as incurred.

Corporate General and Administrative Expense —Corporate general and administrative expense represents an allocation of certain AHT corporate general and administrative costs including salaries and benefits, stock based compensation, legal and professional fees, rent expense, insurance expense and office expenses. The costs were allocated based on the pro rata share of our undepreciated gross investment in the hotel property in relation to AHT’s undepreciated gross investment in hotel properties for all indirect costs. All direct costs associated with the operations of the hotel property are included in the condensed combined financial statements.

Depreciation and Amortization —The hotel property is depreciated over the estimated useful life of the assets. Presently, the hotel property is depreciated using the straight-line method over lives ranging from 7.5 to 39 years for buildings and improvements and 3 to 5 years for furniture, fixtures and equipment. While we believe our estimates are reasonable, a change in estimated useful lives could affect depreciation expense and net income (loss) as well as the resulting gain or loss on the potential sale of the hotel.

Other Comprehensive Loss —As there are no transactions requiring presentation in other comprehensive loss, but not in net loss, the Company’s net loss equates to other comprehensive loss.

Concentration of Credit Risk —Financial instruments that potentially subject the Company to a concentration of credit risk consist principally of guest and trade accounts receivable. Concentration of credit risk with respect to guest and trade accounts receivable is limited due to the wide variety of customers and industries to which the Company’s services are sold. Cash and cash equivalents are placed with reputable institutions, and the balances may at times exceed federally insured deposit levels; however, the Company has not experienced any losses in such accounts.

Income Taxes —Ashford Pier House LP, the entity that owns the hotel is disregarded as an entity separate from its owner for U.S. federal income tax purposes. Such an entity is not subject to U.S. federal income taxes, but rather its activities are included in the tax return of its owner. The state of Florida follows the U.S. federal income tax treatment. Ashford TRS Pier House LLC, the entity that operates the hotel, is considered a taxable corporation for U.S. federal and state income tax purposes. In accordance with authoritative accounting guidance, we account for income taxes using the asset and liability method under which deferred tax assets and liabilities are recognized for future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective income tax bases. In addition, the analysis utilized by us in determining our deferred tax asset valuation allowance involves considerable management judgment and assumptions. Income tax expense in the accompanying condensed combined financial statements was calculated on a “carve-out” basis from AHT.

In July 2006, the Financial Accounting Standards Board (“FASB”) issued accounting guidance that clarified the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. The guidance prescribes a financial statement recognition and measurement attribute for the recognition and measurement of a

 

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tax position taken or expected to be taken in a tax return. The guidance also provides direction on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. We classify interest and penalties related to underpayment of income taxes as income tax expense. Ashford TRS Pier House LLC will file income tax returns in the U.S. federal jurisdiction and the state of Florida. For income tax purposes, activities related to Pier House Resort will be included in the federal, state and local income tax return filings for AHT and its subsidiaries beginning on May 14, 2013, the date of acquisition.

Recently Adopted Accounting Standards — In December 2011 and further amended in November 2012, the FASB issued accounting guidance to require disclosures about offsetting assets and liabilities. Entities are required to disclose both gross information and net information about both instruments and transactions eligible for offset in the statement of financial position and instruments and transactions subject to an agreement similar to a master netting arrangement. This scope would include derivatives, sale and repurchase agreements and reverse sale and repurchase agreements, and securities borrowing and securities lending arrangements that are either netted on the balance sheet or subject to an enforceable master netting agreement or similar arrangement. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning after January 1, 2013 and the disclosures should be reported retrospectively for all comparative periods presented. We adopted this accounting guidance on May 14, 2013. The adoption of this accounting guidance did not have any impact on our financial position or results of operations.

3. Investment in Hotel Property, net

Investment in hotel property, net consisted of the following (in thousands):

 

     June 30,
2013
 

Land

   $ 40,466   

Buildings and improvements

     40,466   

Furniture, fixtures and equipment

     8,992   
  

 

 

 

Total cost

     89,924   

Accumulated depreciation

     (376
  

 

 

 

Investment in hotel property, net

   $ 89,548   
  

 

 

 

4. Fair Value Measurements

Fair Value Hierarchy —Our financial instruments measured at fair value either on a recurring or a non-recurring basis are classified in a hierarchy for disclosure purposes consisting of three levels based on the observability of inputs in the market place as discussed below:

 

   

Level 1: Fair value measurements that are quoted prices (unadjusted) in active markets that we have the ability to access for identical assets or liabilities. Market price data generally is obtained from exchange or dealer markets.

 

   

Level 2: Fair value measurements based on inputs other than quoted prices included in Level 1, that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets, and inputs other than quoted prices that are observable for the asset or liability, such as interest rates and yield curves that are observable at commonly quoted intervals.

 

   

Level 3: Fair value measurements based on valuation techniques that use significant inputs that are unobservable. The circumstances for using these measurements include those in which there is little, if any, market activity for the asset or liability.

There were no financial instruments measured at fair value as of June 30, 2013.

 

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5. Summary of Fair Value of Financial Instruments

Some of our financial instruments are not measured at fair value on a recurring basis. Determining the estimated fair values of certain financial instruments requires considerable judgment to interpret market data. The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts at which these instruments could be purchased, sold or settled. The carrying amounts and estimated fair values of financial instruments not measured at fair value were as follows (in thousands):

 

     June 30, 2013  
     Carrying
Value
     Estimated Fair Value  

Financial assets:

     

Cash and cash equivalents

   $ 2,014       $ 2,014   

Accounts receivable

   $ 236       $ 236   

Financial liabilities:

     

Accounts payable and accrued expenses

   $ 3,631       $ 3,631   

Due to related party, net

   $ 33       $ 33   

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

Accounts receivable, accounts payable and accrued expenses and due to related party, net . The carrying values of these financial instruments approximate their fair values due to the short-term nature of these financial instruments. This is considered a Level 1 valuation technique.

6. Related Party Transactions

We have management agreements with Remington Lodging, which is owned by AHT’s Chairman and Chief Executive Officer and AHT’s Chairman Emeritus. Under the agreements, we pay the related party a) monthly property management fees equal to the greater of $10,000 (CPI adjusted since 2003) or 3% of gross revenues as well as annual incentive management fees, if certain operational criteria are met, b) project management fees of up to 4% of project costs, c) market service fees including purchasing, design and construction management not to exceed 16.5% of project budget cumulatively, including project management fees, and d) other general fees at current market rates as approved by AHT’s independent directors, if required. This management agreement expires on May 14, 2023, with renewal options. For the period from May 14, 2013 through June 30, 2013 we incurred management fees with Remington Lodging of $72,000.

Management agreements with Remington Lodging include exclusivity clauses that requires AHT to engage Remington Lodging, unless AHT’s independent directors either (i) unanimously vote not to hire Remington Lodging or (ii) by a majority vote elect not to engage Remington Lodging because either special circumstances exist such that it would be in the best interest of AHT not to engage Remington Lodging, or, based on the Remington Lodging’s prior performance, it is believed that another manager or developer could perform the management, development or other duties materially better.

7. Subsequent Event

On September 10, 2013, AHT completed a $69.0 million financing secured by the hotel property. The new financing has a two-year term and three, one-year extension options with no test requirements for the first two extensions. The loan provides for a floating interest rate of LIBOR + 4.90%, with no LIBOR Floor. AHT entered into an interest rate cap with a counterparty, capping LIBOR at 1.80%.

 

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Report of Independent Registered Public Accounting Firm

The Board of Directors of

Ashford Hospitality Trust, Inc. and subsidiaries

We have audited the accompanying combined balance sheets of Ashford Crystal Gateway (the Company) as of December 31, 2012 and 2011, and the related combined statements of operations and comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2012. These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were not engaged to perform an audit of the Company’s internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the combined financial position of Ashford Crystal Gateway at December 31, 2012 and 2011, and the combined results of its operations and its cash flows for each of the three years in the period ended December 31, 2012, in conformity with U.S. generally accepted accounting principles.

/s/ E RNST & Y OUNG LLP

Dallas, Texas

June 14, 2013

 

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ASHFORD CRYSTAL GATEWAY

COMBINED BALANCE SHEETS

(in thousands)

 

     December 31,  
     2012      2011  

Assets

     

Investment in hotel property, net

   $ 113,865       $ 118,496   

Cash and cash equivalents

     50         39   

Restricted cash

     1,411         1,439   

Accounts receivable, net of allowance of $40 and $46, respectively

     1,578         2,030   

Inventories

     77         86   

Deferred costs, net

     497         564   

Prepaid expenses

     294         222   

Deferred tax asset

     2,699         3,238   

Due from third-party hotel manager

     9,369         6,658   
  

 

 

    

 

 

 

Total assets

   $ 129,840       $ 132,772   
  

 

 

    

 

 

 

Liabilities and Equity

     

Liabilities:

     

Indebtedness

   $ 102,562       $ 103,759   

Accounts payable and accrued expenses

     2,636         1,964   

Unfavorable management contract liability

     6,898         8,277   
  

 

 

    

 

 

 

Total liabilities

     112,096         114,000   
  

 

 

    

 

 

 

Commitments and contingencies (Note 8)

     

Equity:

     

Owner’s equity

     17,744         18,772   
  

 

 

    

 

 

 

Total liabilities and equity

   $ 129,840       $ 132,772   
  

 

 

    

 

 

 

See Notes to Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

COMBINED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

(in thousands)

 

     Year Ended December 31,  
     2012     2011     2010  

Revenue

      

Rooms

   $ 34,750      $ 34,911      $ 36,273   

Food and beverage

     14,928        15,503        15,548   

Other

     1,964        2,080        1,778   
  

 

 

   

 

 

   

 

 

 

Total hotel revenue

     51,642        52,494        53,599   

Expenses

      

Hotel operating expenses:

      

Rooms

     7,892        7,628        7,534   

Food and beverage

     9,731        9,880        10,180   

Other expenses

     13,956        14,527        15,165   

Management fees

     1,549        1,575        1,608   
  

 

 

   

 

 

   

 

 

 

Total hotel expenses

     33,128        33,610        34,487   

Property taxes, insurance and other

     2,596        2,526        2,175   

Depreciation and amortization

     5,836        6,158        6,249   

Corporate general and administrative

     1,668        1,500        1,241   
  

 

 

   

 

 

   

 

 

 

Total expenses

     43,228        43,794        44,152   
  

 

 

   

 

 

   

 

 

 

Operating income

     8,414        8,700        9,447   

Interest income

     11        6        10   

Interest expense and amortization of loan costs

     (6,630     (6,686     (3,728

Write-off of loan costs and exit fees

     —         —         (3,893
  

 

 

   

 

 

   

 

 

 

Income before income taxes

     1,795        2,020        1,836   

Income tax expense

     (1,303     (1,409     (1,360
  

 

 

   

 

 

   

 

 

 

Net income

   $ 492      $ 611      $ 476   
  

 

 

   

 

 

   

 

 

 

Comprehensive income

   $ 492      $ 611      $ 476   
  

 

 

   

 

 

   

 

 

 

See Notes to Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

COMBINED STATEMENTS OF EQUITY

(in thousands)

 

     Owner’s
Equity
 

Balance at January 1, 2010

   $ 69,375   

Net income

     476   

Capital contributions

     3,071   

Capital distributions

     (52,790
  

 

 

 

Balance at December 31, 2010

   $ 20,132   
  

 

 

 

Net income

     611   

Capital contributions

     6,064   

Capital distributions

     (8,035
  

 

 

 

Balance at December 31, 2011

   $ 18,772   
  

 

 

 

Net income

     492   

Capital contributions

     6,452   

Capital distributions

     (7,972
  

 

 

 

Balance at December 31, 2012

   $ 17,744   
  

 

 

 

See Notes to Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

COMBINED STATEMENTS OF CASH FLOWS

(in thousands)

 

     Year Ended December 31,  
     2012     2011     2010  

Cash Flows from Operating Activities

      

Net income

   $ 492      $ 611      $ 476   

Adjustments to reconcile net income to net cash flows provided by operating activities:

      

Depreciation and amortization

     5,836        6,158        6,249   

Amortization of loan costs

     67        67        387   

Amortization of unfavorable management contract liability

     (1,379     (1,380     (1,379

Write-off of deferred loan costs and exit fees

     —          —          3,893   

Deferred tax expense

     539        531        539   

Changes in operating assets and liabilities—

      

Restricted cash

     28        (107     1,635   

Accounts receivable and inventories

     461        (78     154   

Prepaid expenses

     107        77        134   

Due from third-party hotel manager

     (2,711     (1,951     (452

Accounts payable and accrued expenses

     488        (217     (105
  

 

 

   

 

 

   

 

 

 

Net cash provided by operating activities

     3,928        3,711        11,531   
  

 

 

   

 

 

   

 

 

 

Cash Flows from Investing Activities

      

Improvements and additions to hotel property

     (1,200     (592     (2,018
  

 

 

   

 

 

   

 

 

 

Net cash used in investing activities

     (1,200     (592     (2,018
  

 

 

   

 

 

   

 

 

 

Cash Flows from Financing Activities

      

Borrowings on indebtedness

     —         —          105,000   

Repayments of indebtedness

     (1,197     (1,142     (60,899

Payments of loan costs and exit fees

            (21     (3,884

Contributions from owners

     6,452        6,064        3,071   

Distributions to owners

     (7,972     (8,035     (52,790
  

 

 

   

 

 

   

 

 

 

Net cash used in financing activities

     (2,717     (3,134     (9,502
  

 

 

   

 

 

   

 

 

 

Net change in cash and cash equivalents

     11        (15     11   

Cash and cash equivalents at beginning of year

     39        54        43   
  

 

 

   

 

 

   

 

 

 

Cash and cash equivalents at end of year

   $ 50      $ 39      $ 54   
  

 

 

   

 

 

   

 

 

 

Supplemental Cash Flow Information

      

Interest paid

   $ 6,569      $ 6,625      $ 2,997   

Income taxes paid

   $ —        $ —        $ —     

Supplemental Disclosure of Non Cash Investing and Financing Activities

      

Financed insurance premiums

   $ 179      $ 171      $ 175   

See Notes to Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

NOTES TO COMBINED FINANCIAL STATEMENTS

For the Years Ended December 31, 2012, 2011 and 2010

1. Organization and Description of Business

Ashford Hospitality Trust, Inc. (“AHT”) is a self-advised real estate investment trust (“REIT”) as defined in the Internal Revenue Code (“Code”) and was formed in Maryland on May 13, 2003. AHT commenced operations in August 2003. The accompanying combined financial statements include the accounts of Ashford Crystal Gateway LP and Ashford Gateway TRS Corporation. Ashford Crystal Gateway LP, which is a wholly-owned subsidiary of Ashford Hospitality Limited Partnership (“AHLP”), owns and operates one hotel in Arlington, Virginia. This hotel represents 697 total rooms. As of December 31, 2012, the hotel property was leased by Ashford Gateway TRS Corporation, AHT’s indirect wholly-owned subsidiary that is treated as a taxable REIT subsidiary (TRS) for federal income tax purposes. The hotel is leased under a percentage lease that provides for the lessee to pay in each calendar month the base rent plus, in each calendar quarter, percentage rent, if any, based on hotel revenues. Lease revenue from the TRS is eliminated in combination. The hotel is operated under a management contract with Marriott International, Inc., which is an eligible independent contractor under the Code.

The hotel which is owned and operated through each of the aforementioned entities are collectively referred to as “Ashford Crystal Gateway”. In this report, the terms “the Company,” “we,” “us” or “our” refer to Ashford Crystal Gateway.

2. Significant Accounting Policies

Basis of Presentation and Principles of Combination —The accompanying historical combined financial statements of Ashford Crystal Gateway have been “carved out” of AHT’s consolidated financial statements and reflect significant assumptions and allocations. The combined financial statements were prepared using the financial position and results of operations of the entities set forth above after adjustments for certain ownership related activities that have been historically accounted for by AHT. These ownership activities include mortgage indebtedness associated with the hotel, debt related expenses and other owner related expenses. In addition, the combined statements of operations include allocations of corporate general and administrative expenses from AHT, which in the opinion of management, are reasonable. The historical financial information is not necessarily indicative of the Company’s future results of operations, financial position and cash flows.

All significant inter-company accounts and transactions between combined entities have been eliminated in these historical, combined financial statements.

Marriott International, Inc. (“Marriott”) manages the property. The fiscal year reflects twelve weeks of operations in each of the first three quarters of the year and 16 weeks for the fourth quarter of the year. Therefore, in any given period, period-over-period results will have different ending dates. The fourth quarters of 2012, 2011 and 2010 ended December 28, 2012, December 30, 2011 and December 31, 2010, respectively.

Use of Estimates —The preparation of these combined financial statements in accordance with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Cash and Cash Equivalents —Cash and cash equivalents include cash on hand or held in banks and short-term investments with an initial maturity of three months or less at the date of purchase.

 

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Restricted Cash —Restricted cash includes reserves for debt service, real estate taxes, and insurance, as well as excess cash flow deposits and reserves for furniture, fixtures, and equipment replacements of 5% of property revenue, as required by management or mortgage debt agreement restrictions and provisions.

Accounts Receivable, net —Accounts receivable consists primarily of meeting and banquet room rental and hotel guest receivables. We generally do not require collateral. We maintain an allowance for doubtful accounts for estimated losses resulting from the inability of guests to make required payments for services. The allowance is maintained at a level believed adequate to absorb estimated receivable losses. The estimate is based on past receivable loss experience, known and inherent credit risks, current economic conditions, and other relevant factors, including specific reserves for certain accounts.

Inventories —Inventories, which primarily consist of food, beverages, and gift store merchandise, are stated at the lower of cost or market value. Cost is determined using the first-in, first-out method.

Investment in Hotel Property —The investment in hotel property is stated at cost. All improvements and additions which extend the useful life of the hotel property are capitalized.

Impairment of Investment in Hotel Property —The hotel property is reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. Recoverability of the hotel is measured by comparison of the carrying amount of the hotel to the estimated future undiscounted cash flows, which take into account current market conditions and our intent with respect to holding or disposing of the hotel. If our analysis indicates that the carrying value of the hotel is not recoverable on an undiscounted cash flow basis, we recognize an impairment charge for the amount by which the property’s net book value exceeds its estimated fair value, or fair value, less cost to sell. In evaluating impairment, we make many assumptions and estimates, including projected cash flows, expected holding period and expected useful life. Fair value is determined through various valuation techniques, including internally developed discounted cash flow models, comparable market transactions and third-party appraisals, where considered necessary. If an asset is deemed to be impaired, we record an impairment charge for the amount that the property’s net book value exceeds its estimated fair value, or fair value, less cost to sell. During 2012, 2011 and 2010, we have not recorded any impairment charges.

Deferred Costs, net —Deferred loan costs are recorded at cost and amortized over the terms of the related indebtedness using the effective interest method.

Due from Third-Party Hotel Manager —Due from third-party hotel manager primarily consists of amounts due from Marriott related to cash reserves held at the Marriott corporate level related to operating, capital improvements, insurance, real estate taxes, and other items.

Unfavorable Management Contract Liability —A management agreement assumed by AHT in the acquisition of the hotel property in 2006 has terms that are more favorable to the respective manager than typical market management agreements at the acquisition date. As a result, AHT recorded an unfavorable contract liability related to that management agreement totaling $15.8 million based on the present value of expected cash outflows over the initial term of the related agreement. The unfavorable contract liability is amortized as a reduction to incentive management fees on a straight-line basis over the initial term of the related agreement.

Revenue Recognition —Hotel revenues, including room, food, beverage, and ancillary revenues such as long-distance telephone service, laundry, parking and space rentals, are recognized when services have been rendered. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Other Expenses —Other expenses include telephone charges, guest laundry, valet parking, and hotel-level general and administrative expenses, sales and marketing expenses, repairs and maintenance, franchise fees and utility costs. They are expensed as incurred.

 

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Advertising Costs —Advertising costs are charged to expense as incurred. For 2012, 2011 and 2010, we incurred advertising costs of $139,000, $100,000 and $125,000, respectively. Advertising costs are included in “Other expenses” in the accompanying combined statements of operations.

Corporate General and Administrative Expense —Corporate general and administrative expense represents an allocation of certain AHT corporate general and administrative costs including salaries and benefits, stock based compensation, legal and professional fees, rent expense, insurance expense and office expenses. The costs were allocated based on the pro rata share of the undepreciated gross investment in the hotel property in relation to AHT’s undepreciated gross investment in hotel properties for all indirect costs. All direct costs associated with the operations of the hotel property are included in the combined financial statements.

Depreciation and Amortization —The hotel property is depreciated over the estimated useful life of the assets. Presently, the hotel property is depreciated using the straight-line method over lives ranging from 7.5 to 39 years for buildings and improvements and 3 to 5 years for furniture, fixtures and equipment. While we believe our estimates are reasonable, a change in estimated useful lives could affect depreciation expense and net income (loss) as well as the resulting gain or loss on the potential sale of the hotel.

Other Comprehensive Income —As there are no transactions requiring presentation in other comprehensive income, but not in net income, the Company’s net income equates to other comprehensive income.

Concentration of Credit Risk —Financial instruments that potentially subject the Company to a concentration of credit risk consist principally of guest and trade accounts receivable. Concentration of credit risk with respect to guest and trade accounts receivable is limited due to the wide variety of customers and industries to which the Company’s services are sold. Cash and cash equivalents are placed with reputable institutions, and the balances may at times exceed federally insured deposit levels; however, the Company has not experienced any losses in such accounts.

Income Taxes —Ashford Crystal Gateway, LP, the entity that owns the hotel is disregarded as an entity separate from its owner for U.S. federal income tax purposes. Such an entity is not subject to U.S. federal income taxes, but rather its activities are included in the tax return of its owner. The state of Virginia follows the U.S. federal income tax treatment. Ashford Gateway TRS Corporation, the entity that operates the hotel is considered a taxable corporation for U.S. federal and state income tax purposes. In accordance with authoritative accounting guidance, we account for income taxes using the asset and liability method under which deferred tax assets and liabilities are recognized for future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective income tax bases. In addition, the analysis utilized by us in determining our deferred tax asset valuation allowance involves considerable management judgment and assumptions. As more fully described in Note 9, income tax expense in the accompanying combined financial statements was calculated on a “carve-out” basis from AHT.

In July 2006, the Financial Accounting Standards Board (“FASB”) issued accounting guidance that clarified the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. The guidance prescribes a financial statement recognition and measurement attribute for the recognition and measurement of a tax position taken or expected to be taken in a tax return. The guidance also provides direction on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. We classify interest and penalties related to underpayment of income taxes as income tax expense. Ashford Gateway TRS Corporation will file income tax returns in the U.S. federal jurisdiction and the state of Virginia. For income tax purposes, activities related to Ashford Crystal Gateway were included in the federal, state and local income tax returns filed for AHT and its subsidiaries. Tax years 2009 through 2012 for AHT and its subsidiaries remain subject to potential examination by certain federal and state taxing authorities.

Recently Adopted Accounting Standards —In May 2011, the FASB issued accounting guidance for common fair value measurement and disclosure requirements. The guidance requires disclosures of

 

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(i) quantitative information about the significant unobservable inputs used for level 3 measurements; (ii) description of the valuation processes surrounding level 3 measurements; (iii) narrative description of the sensitivity of recurring level 3 measurements to unobservable inputs; (iv) hierarchy classification for items whose fair value is only disclosed in the footnotes; and (v) any transfers between level 1 and 2 of the fair value hierarchy. The new accounting guidance was effective during interim and annual periods beginning after December 15, 2011. We have adopted this accounting guidance. The adoption of this accounting guidance did not affect our financial position or results of operations.

In December 2011, the FASB issued accounting guidance to clarify how to determine whether a reporting entity should derecognize the in substance real estate upon loan defaults when it ceases to have controlling interest in a subsidiary that is in substance real estate. Under this guidance, a reporting entity would not satisfy the requirements to derecognize the in substance real estate before the legal transfer of the real estate to the lender and the extinguishment of the related non-recourse indebtedness. That is, even if the reporting entity ceases to have a controlling financial interest, the reporting entity would continue to include the real estate, debt, and the results of the subsidiary’s operations in its financial statements until legal title to the real estate is transferred to legally satisfy the debt. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning on or after June 15, 2012. Early adoption is permitted. This guidance was adopted early. The adoption of this accounting guidance did not affect our financial position or results of operations.

Recently Issued Accounting Standards —In December 2011 and further amended in November 2012, the FASB issued accounting guidance to require disclosures about offsetting assets and liabilities. Entities are required to disclose both gross information and net information about both instruments and transactions eligible for offset in the statement of financial position and instruments and transactions subject to an agreement similar to a master netting arrangement. This scope would include derivatives, sale and repurchase agreements and reverse sale and repurchase agreements, and securities borrowing and securities lending arrangements that are either netted on the balance sheet or subject to an enforceable master netting agreement or similar arrangement. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning after January 1, 2013 and the disclosures should be reported retrospectively for all comparative periods presented. The adoption of this accounting guidance did not have a material impact on our financial position and results of operations.

3. Investment in Hotel Property, net

Investment in hotel property, net consisted of the following (in thousands):

 

     December 31,  
     2012     2011  

Land

   $ 20,637      $ 20,637   

Buildings and improvements

     112,588        112,244   

Furniture, fixtures and equipment

     6,448        12,978   

Construction in progress

     9        73   
  

 

 

   

 

 

 

Total cost

     139,682        145,932   

Accumulated depreciation

     (25,817     (27,436
  

 

 

   

 

 

 

Investment in hotel property, net

   $ 113,865      $ 118,496   
  

 

 

   

 

 

 

The cost of land and depreciable property, net of accumulated depreciation, for federal income tax purposes was approximately $25.9 million and $27.3 million as of December 31, 2012 and 2011, respectively.

For the years ended December 31, 2012, 2011 and 2010, depreciation expense was $5.8 million, $6.2 million and $6.2 million, respectively.

 

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4. Deferred Costs, net

Deferred costs, net consisted of the following (in thousands):

 

     December 31,  
     2012     2011  

Deferred loan costs

   $ 642      $ 642   

Accumulated amortization

     (145     (78
  

 

 

   

 

 

 

Deferred costs, net

   $ 497      $ 564   
  

 

 

   

 

 

 

Amortization of loan costs was $67,000, $67,000 and $387,000 for the years ended December 31, 2012, 2011 and 2010, respectively.

5. Indebtedness

Indebtedness and the carrying value of the related collateral were as follows at December 31, 2012 and 2011 (in thousands):

 

                     December 31, 2012      December 31, 2011  

Indebtedness

  

Collateral

  

Maturity

   Interest
Rate
    Debt
Balance
     Book Value of
Collateral
     Debt
Balance
     Book Value of
Collateral
 

Mortgage loan

   1 hotel    November 2020      6.26   $ 102,562       $ 113,865       $ 103,759       $ 118,496   
          

 

 

    

 

 

    

 

 

    

 

 

 

Maturity and scheduled amortization of indebtedness as of December 31, 2012 for each of the following five years and thereafter is as follows (in thousands):

 

2013

   $ 1,294   

2014

     1,379   

2015

     1,469   

2016

     1,547   

2017

     1,666   

Thereafter

     95,207   
  

 

 

 

Total

   $ 102,562   
  

 

 

 

Presently, our existing financial covenants are non-recourse and primarily relate to maintaining minimum debt coverage ratios. As of December 31, 2012, we were in compliance in all material respects with all covenants or other requirements set forth in our debt and related agreements as amended.

6. Fair Value Measurements

Fair Value Hierarchy —Our financial instruments measured at fair value either on a recurring or a non-recurring basis are classified in a hierarchy for disclosure purposes consisting of three levels based on the observability of inputs in the market place as discussed below:

 

   

Level 1: Fair value measurements that are quoted prices (unadjusted) in active markets that we have the ability to access for identical assets or liabilities. Market price data generally is obtained from exchange or dealer markets.

 

   

Level 2: Fair value measurements based on inputs other than quoted prices included in Level 1, that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets, and inputs other than quoted prices that are

 

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observable for the asset or liability, such as interest rates and yield curves that are observable at commonly quoted intervals.

 

   

Level 3: Fair value measurements based on valuation techniques that use significant inputs that are unobservable. The circumstances for using these measurements include those in which there is little, if any, market activity for the asset or liability.

There were no financial instruments measured at fair value as of December 31, 2012 and 2011.

7. Summary of Fair Value of Financial Instruments

Some of our financial instruments are not measured at fair value on a recurring basis. Determining the estimated fair values of certain financial instruments such as indebtedness requires considerable judgment to interpret market data. The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts at which these instruments could be purchased, sold or settled. The carrying amounts and estimated fair values of financial instruments not measured at fair value were as follows (in thousands):

 

     December 31, 2012      December 31, 2011  
     Carrying
Value
     Estimated
Fair Value
     Carrying
Value
     Estimated Fair Value  

Financial assets:

           

Cash and cash equivalents

   $ 50       $ 50       $ 39       $ 39   

Restricted cash

   $ 1,411       $ 1,411       $ 1,439       $ 1,439   

Accounts receivable, net

   $ 1,578       $ 1,578       $ 2,030       $ 2,030   

Due from third-party hotel manager

   $ 9,369       $ 9,369       $ 6,658       $ 6,658   

Financial liabilities:

           

Indebtedness

   $ 102,562       $ 114,510 to $126,563       $ 103,759       $ 111,554 to $123,297   

Accounts payable and accrued expenses

   $ 2,636       $ 2,636       $ 1,964       $ 1,964   

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

Accounts receivable, net, accounts payable and accrued expenses, and due from third-party hotel manager . The carrying values of these financial instruments approximate their fair values due to the short-term nature of these financial instruments. This is considered a Level 1 valuation technique.

Indebtedness . Fair value of indebtedness is determined using future cash flows discounted at current replacement rates for these instruments. Cash flows are determined using a forward interest rate yield curve. The current replacement rates are determined by using the U.S. Treasury yield curve or the index to which these financial instruments are tied, and adjusted for the credit spreads. Credit spreads take into consideration general market conditions, maturity and collateral. For the December 31, 2012 and 2011 indebtedness valuations, we used estimated future cash flows discounted at applicable index forward curves adjusted for credit spreads. We estimated the fair value of the total indebtedness to be approximately 111.6% to 123.4% of the carrying value of $102.6 million at December 31, 2012, and approximately 107.5% to 118.8% of the carrying value of $103.8 million at December 31, 2011. This is considered a Level 2 valuation technique.

 

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8. Commitments and Contingencies

Restricted Cash —Under the management and debt agreement for our hotel property existing at December 31, 2012, escrow payments are required for insurance, real estate taxes, and debt service. In addition, for the hotel property based on the terms of the underlying debt and management agreements, we escrow 5% of gross revenues for capital improvements.

Management Fees —Under the management agreement for our hotel property existing at December 31, 2012, we paid a) 3% of gross revenues, as well as annual incentive management fees, b) market service fees on approved capital improvements, including project management fees of up to 4% of project costs, and c) other general fees at current market rates as approved by AHT’s independent directors, if required. This management agreement expires on December 29, 2017, with renewal options. If we terminate a management agreement prior to its expiration, we may be liable for estimated management fees through the remaining term, liquidated damages or, in certain circumstances, we may substitute a new management agreement.

Leases — Rent expense is included in other expenses in the combined statements of operations.

Capital Commitments — At December 31, 2012, we had capital commitments of $1.5 million relating to general capital improvements that are expected to be paid in the next twelve months.

Litigation —The Company is engaged in various legal proceedings which have arisen but have not been fully adjudicated. The likelihood of loss for these legal proceedings, based on definitions within contingency accounting literature, ranges from remote to reasonably possible and to probable. Based on estimates of the range of potential losses associated with these matters, management does not believe the ultimate resolution of these proceedings, either individually or in the aggregate, will have a material adverse effect upon the combined financial position or results of operations of the Company. However, the final results of legal proceedings cannot be predicted with certainty and if the Company failed to prevail in one or more of these legal matters, and the associated realized losses were to exceed the Company’s current estimates of the range of potential losses, the Company’s combined financial position or results of operations could be materially adversely affected in future periods.

Income Taxes —Ashford Gateway TRS Corporation will file income tax returns in the U.S. federal jurisdiction and in the state of Virginia. For tax purposes, activities related to Ashford Crystal Gateway were included in the federal, state and local income tax return filings for AHT and its subsidiaries. Tax years 2009 through 2012 for AHT and its subsidiaries remain subject to potential examination by certain federal and state taxing authorities.

If AHT sells or transfers the hotel prior to July 2016, AHT would be required to indemnify the entity from which AHT acquired the property if, as a result of such transactions, such entity would recognize a gain for federal tax purposes. In general, tax indemnities equal the federal, state, and local income tax liabilities the contributor or their specified assignee incurs with respect to the gain allocated to the contributor. The contribution agreement’s terms requires AHT to gross up tax indemnity payments for the amount of income taxes due as a result of such tax indemnities.

9. Income Taxes

At December 31, 2012, the hotel property was leased by a taxable corporation. The taxable corporation recognized net book income before income taxes of $3.4 million, $3.6 million and $3.5 million for the years ended December 31, 2012, 2011 and 2010, respectively.

Income tax expense for the taxable corporation that operates the hotel has been calculated on a separate stand-alone basis. For 2012, 2011 and 2010, the results of operations of the hotel were included in the tax returns in various jurisdictions of a TRS subsidiary of AHT.

 

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The following table reconciles the income tax expense at statutory rates to the actual income tax (expense) benefit recorded (in thousands):

 

     Year Ended December 31,  
     2012     2011     2010  

Income tax expense at federal statutory income tax rate of 35%

   $ (1,172   $ (1,268   $ (1,224

State income tax expense, net of federal income tax benefit

     (131     (141     (136
  

 

 

   

 

 

   

 

 

 

Total income tax expense

   $ (1,303   $ (1,409   $ (1,360
  

 

 

   

 

 

   

 

 

 

The components of income tax expense from continuing operations are as follows (in thousands):

 

     Year Ended December 31,  
     2012     2011     2010  

Current:

      

Federal

   $ (687   $ (790   $ (739

State

     (77     (88     (82
  

 

 

   

 

 

   

 

 

 

Total current

     (764     (878     (821
  

 

 

   

 

 

   

 

 

 

Deferred:

      

Federal

     (485     (478     (485 )

State

     (54     (53     (54 )
  

 

 

   

 

 

   

 

 

 

Total deferred

     (539     (531     (539 )
  

 

 

   

 

 

   

 

 

 

Total income tax expense

   $ (1,303   $ (1,409   $ (1,360
  

 

 

   

 

 

   

 

 

 

For the years ended December 31, 2012, 2011 and 2010, income tax expense includes zero interest and penalties paid to taxing authorities. At December 31, 2012 and 2011, we determined that there were no amounts to accrue for interest and penalties due to taxing authorities.

At December 31, 2012 and 2011, our net deferred tax asset consisted of the following (in thousands):

 

     December 31,  
     2012     2011  

Allowance for doubtful accounts

   $ 16      $ 18   

Unfavorable management contract liability

     2,683        3,220   

Federal and state net operating losses

     1,263        1,263   
  

 

 

   

 

 

 

Deferred tax asset

   $ 3,962      $ 4,501   

Valuation allowance

     (1,263     (1,263
  

 

 

   

 

 

 

Net deferred tax asset

   $ 2,699      $ 3,238   
  

 

 

   

 

 

 

At December 31, 2012 and 2011, we recorded a valuation allowance of $1.3 million to offset our deferred tax asset associated with the net operating losses incurred by the taxable corporation. While the taxable corporation has a history of book and tax earnings on a stand-alone basis, utilization of the taxable corporation’s net operating losses is currently dependent on the tax earnings of the consolidated group of AHT’s subsidiaries with which it files. The consolidated group has shown a history of losses that are expected to continue in the foreseeable future. Based on this and a review of all other evidence, both positive and negative, we determined that it is not more likely than not that the deferred tax asset associated with the net operating losses of the taxable corporation are realizable. For all other deferred tax assets of the taxable corporation, we believe it is more likely than not that the results of future operations of the taxable corporation on a stand-alone basis will generate sufficient taxable income to realize these deferred tax assets.

 

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At December 31, 2012 and 2011, the taxable corporation had approximately $3.2 million of net operating loss carryforwards that will begin to expire in 2028.

10. Related Party Transactions

AHT has management agreements with Remington Lodging (“Remington”), which is beneficially wholly owned by its chairman and chief executive officer and its chairman emeritus. Under the agreements, AHT pays Remington market service fees including purchasing, design and construction management not to exceed 16.5% of project budget cumulatively, including project management fees of up to 4% of project cost.

The following fees related to the management agreements with the related party were incurred by the Company (in thousands):

 

     Year Ended
December 31,
 
     2012      2011      2010  

Market service and project management fees

   $ 69       $ 22       $ 29   

Management agreements with Remington include exclusivity clauses that requires AHT to engage Remington, unless its independent directors either (i) unanimously vote not to hire Remington or (ii) by a majority vote elect not to engage Remington because either special circumstances exist such that it would be in the best interest of AHT not to engage Remington, or, based on the Remington’s prior performance, it is believed that another manager or developer could perform the management, development or other duties materially better.

 

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ASHFORD CRYSTAL GATEWAY

CONDENSED COMBINED BALANCE SHEETS

(in thousands)

 

     June 30,
2013
     December 31,
2012
 
     (unaudited)  

Assets

     

Investment in hotel property, net

   $ 113,192       $ 113,865   

Cash and cash equivalents

     50         50   

Restricted cash

     1,791         1,411   

Accounts receivable, net of allowance of $38 and $40, respectively

     3,237         1,578   

Inventories

     87         77   

Deferred costs, net

     464         497   

Prepaid expenses

     467         294   

Deferred tax asset

     2,430         2,699   

Due from third-party hotel manager

     9,107         9,369   
  

 

 

    

 

 

 

Total assets

   $ 130,825       $ 129,840   
  

 

 

    

 

 

 

Liabilities and Equity

     

Liabilities:

     

Indebtedness

   $ 101,916       $ 102,562   

Accounts payable and accrued expenses

     2,923         2,636   

Unfavorable management contract liability

     6,208         6,898   
  

 

 

    

 

 

 

Total liabilities

     111,047         112,096   
  

 

 

    

 

 

 

Commitments and contingencies (Note 7)

     

Equity:

     

Owner’s equity

     19,778         17,744   
  

 

 

    

 

 

 

Total liabilities and equity

   $ 130,825       $ 129,840   
  

 

 

    

 

 

 

See Notes to Condensed Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

CONDENSED COMBINED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

(in thousands)

 

     Six Months Ended
June 30,
 
     2013     2012  
     (unaudited)  

Revenue

    

Rooms

   $ 18,858      $ 17,673   

Food and beverage

     8,198        7,307   

Other

     1,167        923   
  

 

 

   

 

 

 

Total hotel revenue

     28,223        25,903   

Expenses

    

Hotel operating expenses:

    

Rooms

     4,458        3,920   

Food and beverage

     5,288        4,861   

Other expenses

     7,677        7,121   

Management fees

     845        777   
  

 

 

   

 

 

 

Total hotel expenses

     18,268        16,679   

Property taxes, insurance and other

     1,419        1,308   

Depreciation and amortization

     2,223        3,028   

Corporate general and administrative

     987        827   
  

 

 

   

 

 

 

Total expenses

     22,897        21,842   
  

 

 

   

 

 

 

Operating income

     5,326        4,061   

Interest income

     3        5   

Interest expense and amortization of loan costs

     (3,249     (3,306
  

 

 

   

 

 

 

Income before income taxes

     2,080        760   

Income tax expense

     (656     (652
  

 

 

   

 

 

 

Net income

   $ 1,424      $ 108   
  

 

 

   

 

 

 

Comprehensive income

   $ 1,424      $ 108   
  

 

 

   

 

 

 

See Notes to Condensed Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

CONDENSED COMBINED STATEMENT OF EQUITY

(in thousands)

 

     Owner’s
Equity
 
     (unaudited)  

Balance at January 1, 2013

   $ 17,744   

Net income

     1,424   

Capital contributions

     5,578   

Capital distributions

     (4,968
  

 

 

 

Balance at June 30, 2013

   $ 19,778   
  

 

 

 

See Notes to Condensed Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

CONDENSED COMBINED STATEMENTS OF CASH FLOWS

(in thousands)

 

     Six Months
Ended June 30,
 
     2013     2012  
     (unaudited)  

Cash Flows from Operating Activities

    

Net income

   $ 1,424      $ 108   

Adjustments to reconcile net income to net cash flows provided by operating activities:

    

Depreciation and amortization

     2,223        3,028   

Amortization of loan costs

     33        33   

Amortization of intangibles

     (690     (636

Deferred tax expense

     269        270   

Changes in operating assets and liabilities—

    

Restricted cash

     (380     (1,878

Accounts receivable and inventories

     (1,669     (579

Prepaid expenses

     (63     (36

Due from third-party hotel manager

     262        300   

Accounts payable and accrued expenses

     96        298   
  

 

 

   

 

 

 

Net cash provided by operating activities

     1,505        908   
  

 

 

   

 

 

 

Cash Flows from Investing Activities

    

Improvements and additions to hotel property

     (1,469     (830
  

 

 

   

 

 

 

Net cash used in investing activities

     (1,469     (830
  

 

 

   

 

 

 

Cash Flows from Financing Activities

    

Repayments of indebtedness

     (646     (589

Contributions from owners

     5,578        4,560   

Distributions to owners

     (4,968     (4,038
  

 

 

   

 

 

 

Net cash used in financing activities

     (36     (67
  

 

 

   

 

 

 

Net change in cash and cash equivalents

     —          11   

Cash and cash equivalents at beginning of period

     50        39   
  

 

 

   

 

 

 

Cash and cash equivalents at end of period

   $ 50      $ 50   
  

 

 

   

 

 

 

Supplemental Cash Flow Information

    

Interest paid

   $ 3,237      $ 3,294   

Income taxes paid

   $ —        $ —     

Supplemental Disclosure of Non Cash Investing and Financing Activities

    

Financed insurance premiums

   $ 110      $ 183   

See Notes to Condensed Combined Financial Statements.

 

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ASHFORD CRYSTAL GATEWAY

NOTES TO CONDENSED COMBINED FINANCIAL STATEMENTS

(Unaudited)

1. Organization and Description of Business

Ashford Hospitality Trust, Inc. (“AHT”) is a self-advised real estate investment trust (“REIT”) as defined in the Internal Revenue Code (“Code”) and was formed in Maryland on May 13, 2003. AHT commenced operations in August 2003. The accompanying condensed combined financial statements include the accounts of Ashford Crystal Gateway LP and Ashford Gateway TRS Corporation. Ashford Crystal Gateway LP, which is a wholly-owned subsidiary of Ashford Hospitality Limited Partnership (“AHLP”), owns one hotel in Arlington, Virginia. This hotel contains 697 total rooms. As of June 30, 2013, the hotel property was leased and operated by Ashford Gateway TRS Corporation, AHT’s indirect wholly-owned subsidiary that is treated as a taxable REIT subsidiary (TRS) for federal income tax purposes. The hotel is leased under a percentage lease that provides for the lessee to pay in each calendar month the base rent plus, in each calendar quarter, percentage rent, if any, based on hotel revenues. Lease revenue from the TRS is eliminated in combination. The hotel is operated under a management contract with Marriott International, Inc., which is an eligible independent contractor under the Code.

The hotel which is owned and operated through each of the aforementioned entities are collectively referred to as “Ashford Crystal Gateway”. In this report, the terms “the Company,” “we,” “us” or “our” refers to Ashford Crystal Gateway.

2. Significant Accounting Policies

Basis of Presentation and Principles of Combination —The accompanying historical unaudited condensed combined financial statements have been prepared in accordance with generally accepted accounting principles (“GAAP”) for interim financial information and with instructions to Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. These historical condensed combined financial statements of Ashford Crystal Gateway have been “carved out” of AHT’s consolidated financial statements and reflect significant assumptions and allocations. The combined entities are under AHT’s common control. The condensed combined financial statements were prepared using the financial position and results of operations of the entities set forth above after adjustments for certain ownership related activities that have been historically accounted for by AHT. These ownership activities include mortgage indebtedness associated with the hotel, debt related expenses and other owner related expenses. In addition, the condensed combined statements of operations include allocations of corporate general and administrative expenses from AHT, which in the opinion of management, are reasonable. The historical financial information is not necessarily indicative of the Company’s future results of operations, financial position and cash flows. All significant inter-company accounts and transactions between combined entities have been eliminated in these historical condensed combined financial statements. These historical condensed combined financial statements and related notes should be read in conjunction with the historical condensed combined financial statements included earlier in this document.

The following items affect reporting comparability related to our historical condensed combined financial statements:

 

   

Historical seasonality patterns at our property cause fluctuations in our overall operating results. Consequently, operating results for the six months ended June 30, 2013 are not necessarily indicative of the results that may be expected for the year ended December 31, 2013.

 

   

Marriott International, Inc. (“Marriott”) manages the property. For this property, the 2012 fiscal year reflects twelve weeks of operations in each of the first three quarters of the year and 16 weeks for the fourth quarter of the year. Beginning in 2013, the fiscal quarters end on March 31, June 30, September 30 and December 31. Therefore, in any given period, period-over-period results will have

 

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different ending dates. For our Marriott-managed hotel, the first quarters of the 2013 and 2012 fiscal years began on December 29, 2012 and December 31, 2011, respectively. The 2013 and 2012 fiscal periods ended on June 30, 2013 and June 15, 2012, respectively, and contained 184 days and 168 days, respectively. Prior results have not been adjusted.

Use of Estimates —The preparation of these condensed combined financial statements in accordance with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Cash and Cash Equivalents —Cash and cash equivalents include cash on hand or held in banks and short-term investments with an initial maturity of three months or less at the date of purchase.

Restricted Cash —Restricted cash includes reserves for debt service, real estate taxes, and insurance, as well as excess cash flow deposits and reserves for furniture, fixtures, and equipment replacements of 5% of property revenue for the hotel, as required by the management or mortgage debt agreement restrictions and provisions.

Accounts Receivable, net —Accounts receivable consists primarily of meeting and banquet room rental and hotel guest receivables. We generally do not require collateral. We maintain an allowance for doubtful accounts for estimated losses resulting from the inability of guests to make required payments for services. The allowance is maintained at a level believed adequate to absorb estimated receivable losses. The estimate is based on past receivable loss experience, known and inherent credit risks, current economic conditions, and other relevant factors, including specific reserves for certain accounts.

Inventories —Inventories, which primarily consist of food, beverages, and gift store merchandise, are stated at the lower of cost or market value. Cost is determined using the first-in, first-out method.

Investment in Hotel Property —The investment in hotel property is stated at cost. All improvements and additions which extend the useful life of the hotel property are capitalized.

Impairment of Investment in Hotel Property —The hotel property is reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. Recoverability of the hotel is measured by comparison of the carrying amount of the hotel to the estimated future undiscounted cash flows, which take into account current market conditions and our intent with respect to holding or disposing of the hotel. If our analysis indicates that the carrying value of the hotel is not recoverable on an undiscounted cash flow basis, we recognize an impairment charge for the amount by which the property’s net book value exceeds its estimated fair value, or fair value, less cost to sell. In evaluating impairment, we make many assumptions and estimates, including projected cash flows, expected holding period and expected useful life. Fair value is determined through various valuation techniques, including internally developed discounted cash flow models, comparable market transactions and third-party appraisals, where considered necessary. During the six months ended June 30, 2013 and 2012, we have not recorded any impairment charges.

Deferred Costs, net —Deferred loan costs are recorded at cost and amortized over the terms of the related indebtedness using the effective interest method.

Due from Third-Party Hotel Manager —Due from third-party hotel manager primarily consists of amounts due from Marriott related to cash reserves held at the Marriott corporate level related to operating, capital improvements, insurance, real estate taxes, and other items.

Revenue Recognition —Hotel revenues, including room, food, beverage, and ancillary revenues such as long-distance telephone service, laundry, parking and space rentals, are recognized when services have been rendered. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

 

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Corporate General and Administrative Expense —Corporate general and administrative expense represents an allocation of certain AHT corporate general and administrative costs including salaries and benefits, stock based compensation, legal and professional fees, rent expense, insurance expense and office expenses. The costs were allocated based on the pro rata share of our undepreciated gross investment in the hotel property in relation to AHT’s undepreciated gross investment in hotel properties for all indirect costs. All direct costs associated with the operations of the hotel property are included in the condensed combined financial statements.

Other Comprehensive Income —As there are no transactions requiring presentation in other comprehensive income, but not in net income, the Company’s net income equates to other comprehensive income.

Income Taxes —Ashford Crystal Gateway, LP, the entity that owns the hotel is disregarded as an entity separate from its owner for U.S. federal income tax purposes. Such an entity is not subject to U.S. federal income taxes, but rather its activities are included in the tax return of its owner. The state of Virginia follows the U.S. federal income tax treatment. Ashford Gateway TRS Corporation, the entity that operates the hotel is considered a taxable corporation for U.S. federal and state income tax purposes. In accordance with authoritative accounting guidance, we account for income taxes using the asset and liability method under which deferred tax assets and liabilities are recognized for future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective income tax bases. In addition, the analysis utilized by us in determining our deferred tax asset valuation allowance involves considerable management judgment and assumptions. Income tax expense in the accompanying condensed combined financial statements was calculated on a “carve-out” basis from AHT.

In July 2006, the Financial Accounting Standards Board (“FASB”) issued accounting guidance that clarified the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements. The guidance prescribes a financial statement recognition and measurement attribute for the recognition and measurement of a tax position taken or expected to be taken in a tax return. The guidance also provides direction on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. We classify interest and penalties related to underpayment of income taxes as income tax expense. Ashford Gateway TRS Corporation will file income tax returns in the U.S. federal jurisdiction and the state of Virginia. For income tax purposes, activities related to Ashford Crystal Gateway were included in the federal, state and local income tax returns filed for AHT and its subsidiaries. Tax years 2009 through 2012 for AHT and its subsidiaries remain subject to potential examination by certain federal and state taxing authorities.

Recently Adopted Accounting Standards — In December 2011 and further amended in November 2012, the FASB issued accounting guidance to require disclosures about offsetting assets and liabilities. Entities are required to disclose both gross information and net information about both instruments and transactions eligible for offset in the statement of financial position and instruments and transactions subject to an agreement similar to a master netting arrangement. This scope would include derivatives, sale and repurchase agreements and reverse sale and repurchase agreements, and securities borrowing and securities lending arrangements that are either netted on the balance sheet or subject to an enforceable master netting agreement or similar arrangement. The new accounting guidance is effective for fiscal years, and interim periods within those years, beginning after January 1, 2013 and the disclosures should be reported retrospectively for all comparative periods presented. We adopted this accounting guidance on January 1, 2013. The adoption of this accounting guidance did not have any impact on our financial position or results of operations.

 

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3. Investment in Hotel Property, net

Investment in hotel property, net consisted of the following (in thousands):

 

     June 30,
2013
    December 31,
2012
 

Land

   $ 20,637      $ 20,637   

Buildings and improvements

     112,022        112,588   

Furniture, fixtures and equipment

     3,996        6,448   

Construction in progress

     135        9   
  

 

 

   

 

 

 

Total cost

     136,790        139,682   

Accumulated depreciation

     (23,598     (25,817
  

 

 

   

 

 

 

Investment in hotel property, net

   $ 113,192      $ 113,865   
  

 

 

   

 

 

 

4. Indebtedness

Indebtedness was as follows at June 30, 2013 and December 31, 2012 (in thousands):

 

Indebtedness

  

Collateral

  

Maturity

   Interest
Rate
    June 30,
2013
     December 31,
2012
 

Mortgage loan

   1 hotel    November 2020      6.26   $ 101,916       $ 102,562   
          

 

 

    

 

 

 

Presently, our existing financial covenants are non-recourse and primarily relate to maintaining minimum debt coverage ratios. As of June 30, 2013, we were in compliance in all material respects with all covenants or other requirements set forth in our debt and related agreements as amended.

5. Fair Value Measurements

Fair Value Hierarchy —Our financial instruments measured at fair value either on a recurring or a non-recurring basis are classified in a hierarchy for disclosure purposes consisting of three levels based on the observability of inputs in the market place as discussed below:

 

   

Level 1: Fair value measurements that are quoted prices (unadjusted) in active markets that we have the ability to access for identical assets or liabilities. Market price data generally is obtained from exchange or dealer markets.

 

   

Level 2: Fair value measurements based on inputs other than quoted prices included in Level 1, that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets, and inputs other than quoted prices that are observable for the asset or liability, such as interest rates and yield curves that are observable at commonly quoted intervals.

 

   

Level 3: Fair value measurements based on valuation techniques that use significant inputs that are unobservable. The circumstances for using these measurements include those in which there is little, if any, market activity for the asset or liability.

There were no financial instruments measured at fair value as of June 30, 2013 and December 31, 2012.

6. Summary of Fair Value of Financial Instruments

Some of our financial instruments are not measured at fair value on a recurring basis. Determining the estimated fair values of certain financial instruments such as indebtedness requires considerable judgment to interpret market data. The use of different market assumptions and/or estimation methodologies may have a

 

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material effect on the estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts at which these instruments could be purchased, sold or settled. The carrying amounts and estimated fair values of financial instruments not measured at fair value were as follows (in thousands):

 

     June 30, 2013      December 31, 2012  
     Carrying
Value
     Estimated Fair Value      Carrying
Value
     Estimated Fair Value  

Financial assets:

           

Cash and cash equivalents

   $ 50       $ 50       $ 50       $ 50   

Restricted cash

   $ 1,791       $ 1,791       $ 1,411       $ 1,411   

Accounts receivable, net

   $ 3,237       $ 3,237       $ 1,578       $ 1,578   

Due from third-party hotel manager

   $ 9,107       $ 9,107       $ 9,369       $ 9,369   

Financial liabilities:

           

Indebtedness

   $ 101,916       $ 113,315 to $125,243       $ 102,562       $ 114,510 to $126,563   

Accounts payable and accrued expenses

   $ 2,923       $ 2,923       $ 2,636       $ 2,636   

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

Accounts receivable, net, accounts payable and accrued expenses, and due from third-party hotel manager . The carrying values of these financial instruments approximate their fair values due to the short-term nature of these financial instruments. This is considered a Level 1 valuation technique.

Indebtedness . Fair value of indebtedness is determined using future cash flows discounted at current replacement rates for these instruments. Cash flows are determined using a forward interest rate yield curve. The current replacement rates are determined by using the U.S. Treasury yield curve or the index to which these financial instruments are tied, and adjusted for the credit spreads. Credit spreads take into consideration general market conditions, maturity and collateral. We estimated the fair value of the total indebtedness to be approximately 111.2% to 122.9% of the carrying value of $101.9 million at June 30, 2013, and approximately 111.6% to 123.4% of the carrying value of $102.6 million at December 31, 2012. This is considered a Level 2 valuation technique.

7. Commitments and Contingencies

Restricted Cash —Under the management and debt agreements for our hotel property existing at June 30, 2013, escrow payments are required for insurance, real estate taxes, and debt service. In addition, based on the terms of the underlying debt and management agreements, we escrow 5% of gross revenues for capital improvements.

Management Fees —Under the management agreement for our hotel property existing at June 30, 2013, we paid a) 3% of gross revenues, as well as annual incentive management fees, b) market service fees on approved capital improvements, including project management fees of up to 4% of project costs, and c) other general fees at current market rates as approved by AHT’s independent directors, if required. This management agreement expires on December 29, 2017, with renewal options. If we terminate a management agreement prior to its expiration, we may be liable for estimated management fees through the remaining term, liquidated damages or, in certain circumstances, we may substitute a new management agreement.

Litigation —The Company is engaged in various legal proceedings which have arisen but have not been fully adjudicated. The likelihood of loss for these legal proceedings, based on definitions within contingency accounting literature, ranges from remote to reasonably possible and to probable. Based on estimates of the range

 

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of potential losses associated with these matters, management does not believe the ultimate resolution of these proceedings, either individually or in the aggregate, will have a material adverse effect upon the combined financial position or results of operations of the Company. However, the final results of legal proceedings cannot be predicted with certainty and if the Company failed to prevail in one or more of these legal matters, and the associated realized losses were to exceed the Company’s current estimates of the range of potential losses, the Company’s combined financial position or results of operations could be materially adversely affected in future periods.

Income Taxes —Ashford Gateway TRS Corporation will file income tax returns in the U.S. federal jurisdiction and in the state of Virginia. For tax purposes, activities related to Ashford Crystal Gateway were included in the federal, state and local income tax return filings for AHT and its subsidiaries. Tax years 2009 through 2012 for AHT and its subsidiaries remain subject to potential examination by certain federal and state taxing authorities.

If AHT sells or transfers the hotel prior to July 2016, AHT would be required to indemnify the entity from which AHT acquired the property if, as a result of such transactions, such entity would recognize a gain for federal tax purposes. In general, tax indemnities equal the federal, state, and local income tax liabilities the contributor or their specified assignee incurs with respect to the gain allocated to the contributor. The contribution agreement’s terms requires AHT to gross up tax indemnity payments for the amount of income taxes due as a result of such tax indemnities.

 

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