American Hotel Income Properties REIT LP ($HOTUN)

Good day, and welcome to the American Hotel Income Properties REIT LP's Fourth Quarter Results Conference Call. [Operator Instructions] Before beginning the call, AHIP would like to remind listeners that the following discussions will include forward-looking information within the meaning of applicable Canadian securities laws, which forward-looking information is qualified by this statement. Comments that are not a statement of fact, including projections of future earnings, revenue, income and FFO are considered forward-looking and are based on the certain assumptions and involve various risks and uncertainties. The risk and uncertainties that if realized, and assumptions that if false, could cause AHIP's actual financial and operating results to differ significantly from forward-looking information discussed today are detailed in AHIP's public filings, which will be available on AHIP's website at ahipreit.com as well as on SEDAR. Participants on this call should not place undue reliance on such information, which is provided based on management's expectations and assumptions as of the date of this call. AHIP does not undertake any obligation to publicly update such information to reflect subsequent events or circumstances, except as required by law. On this call, AHIP will discuss certain non-IFRS financial measures. For the definition of these non-IFRS financial measures, the most directly comparable IFRS financial measure and a reconciliation between the two, please refer to their MD&A. Reference to prior year's operating results are in comparison of AHIP's portfolio of 31 properties results in that period versus the same properties results today, unless otherwise indicated. All figures discussed on today's call are in U.S. dollars, unless otherwise indicated. A replay of this call will be available on AHIP's website. Discussing AHIP's performance today are John O'Neill, Chief Executive Officer; Bruce Pittet, Chief Operating Officer; and Travis Beatty, Chief Financial Officer. I'll now turn the call over to John O'Neill, Chief Executive Officer. Please go ahead.

Great. Thank you, operator, and thank you, everyone, for joining us today for our fourth quarter and full year financial results conference call. Firstly, I would like to say I'm pleased and honored to have stepped back in as CEO of AHIP at the end of 2025 and to lead AHIP at this important juncture. I look forward to working closely with our Board to drive value for our unitholders. AHIP's Board and management team continue to advance our plan to strengthen AHIP's financial position and preserve long-term value for our unitholders by addressing upcoming obligations with asset sales and loan refinancings. During 2025, AHIP completed the dispositions of 18 hotel properties for total gross proceeds of $161 million and completed 2 loan refinancings for total gross proceeds of $144 million. The net proceeds from these sales, along with a portion of the proceeds from the recent loan refinancings were used to repay the CMBS loans secured by those properties and a portion of the portfolio loan. Since 2024, we've sold 35 assets for total gross proceeds of $334 million. We continue to make progress on our disposition program in Q4. During the quarter, we completed the disposition of 6 hotel properties for total gross proceeds of $70 million. For the year, the combined sales price for the 18 hotel properties sold represents a blended cap rate of 7.6% on 2024 hotel EBITDA, demonstrating value well beyond AHIP's current unit price for its portfolio. Subsequent to the quarter, we've closed on the sale of a hotel located in Pennsylvania for approximately $8 million. Furthermore, we have 8 additional properties under purchase and sale agreements for estimated total gross proceeds of $137 million, all of which are expected to close in the first half of 2026. AHIP has no secured debt maturing until the fourth quarter of 2026. Effective January 28, 2026, the dividend rate on our outstanding Series C preferred shares increased from 9% to 14% per annum. Additionally, AHIP's 6% unsecured subordinated convertible debentures are due December 31, 2026. Accordingly, AHIP's objective remains to raise sufficient capital to address the redemption of the preferred shares and the debentures. We've made significant progress towards this objective over the past 12 months. And earlier this month, we redeemed $25 million of the outstanding preferred shares, which results in a remaining amount of $25 million. As previously mentioned, AHIP currently has 8 hotels under contract for sale with additional hotels under consideration for sale. In 2026, AHIP will assess which of the marketed hotels will provide the most attractive combination of certainty, valuation and net proceeds to address our future obligations. The number of potential hotel dispositions will be dependent on, among other things, regional market factors, hotel performance, hotel size and nature and value of the offers. We believe that our units are currently trading below their underlying value based on AHIP's assets. Under our 2025 NCIB, AHIP purchased and canceled the maximum total of 7.5 million units, representing approximately 10% of our public float at a weighted average price of CAD 0.43 per unit. In December 2025, the TSX approved AHIP's notice of intention to make a normal course issuer bid. The notice provides that AHIP may, during the 12-month period commencing December 30, 2025, and ending December 29, 2026, purchase up to 6.8 million units trading, representing 10% of the public float. I'll now turn the call over to Bruce Pittet, Chief Operating Officer, to discuss fourth quarter and full year hotel operations. Travis Beatty, Chief Financial Officer, will then highlight key financial metrics. Bruce?

Thank you, John, and good morning, everyone. Looking at full year 2025, the operating theme was comprised of choppy top line performance throughout the year, leading to flat year-over-year revenue performance with continued expense pressures challenging margins. AHIP's portfolio of premium branded select service hotel properties saw a RevPAR decrease of 20 basis points, finishing at $101. For the year, total revenue was flat to 2024 on a same-store basis. For the quarter, RevPAR increased by 10 basis points year-over-year. Throughout 2025, the portfolio demonstrated strong RevPAR index penetration, finishing at a 117% index or up 4% year-over-year, which speaks to the quality of AHIP's assets. Broadly, in 2025, leisure linked segments remained strong. Government revenue dropped year-over-year by 2%, driven by the shift in government spending priorities and group segment also pulled back by about 5%, driven by a combination of sales performance and market demand shifts. For full year 2025, our 31 hotels had an occupancy of 72%, or flat to 2024 levels. Q4 was impacted by travel disruptions related to the government shutdown that occurred in October and the first half of November. Also in October, one of AHIP's hotels, Courtyard Tampa North in Florida, had a guest room fire, which caused the hotel to be closed for 3 days and numerous guestrooms to be out of service in October and November. For Q4, occupancy was 69%, down 1% compared to the same period in 2024. ADR was relatively flat in 2025 compared to 2024, but strengthened in the second half of the year. ADR for our 31 hotels finished at $141 for full year 2025, in line with 2024. For the quarter, ADR was $137, up 1.5% year-over-year. We referenced 3 distinct segments of our business, extended stay, select service and our Embassy Suites hotels. During 2025, the extended stay continued to be the strongest performing vertical in the AHIP portfolio, with RevPAR finishing at $107 a or at 104% of 2024 levels. The select service segment achieved a RevPAR of $97. This represents a 3% decline versus 2024. The Embassy Suites segment achieved a RevPAR of $103, up slightly year-over-year. Margins continued to face pressures with cost outpacing revenues. NOI margin decreased by 313 basis points to 27.9% for the year compared to 2024. For the fourth quarter, NOI margin was down 565 basis points to 19.7% compared to the same period in 2024. Inconsistent operating performance at the asset level, operational disruptions such as GM turnover, elevated maintenance and utility expenses and an unanticipated year-end operating adjustments negatively impacted the bottom line. Included in the fourth quarter of 2025 was a onetime noncash expense of $1.3 million related to the reduction of other accounts receivable, which adversely impacted margin. This reduction is attributable to a change in an estimate for collectibility of certain items from 2024 and prior years. Turning to AHIP's capital program. Total 2025 FF&E spend was $9 million and PIP spend was approximately $1.5 million. Escrow recoveries were $7.6 million, resulting in a net capital spend of $2.9 million for the year. In 2025, AHIP completed the design of 4 hotel renovations with the Fairfield South Hill, Virginia, and the Hampton Emporia, Virginia, being active projects. The renovation of the Fairfield South Hill began in November of 2025 and is substantially complete at the end of Q1 2026. AHIP anticipates starting the renovation of the Hampton Emporia in Q2 2026. Two renovation design projects were substantially completed for potential 2026 renovations at the Fairfield in Titusville, Florida, and the Courtyard Wall, New Jersey. January results for the AHIP 30 showed occupancy at 58%, ADR at $132 and RevPAR at $77 or 94% of January 2025 RevPAR levels. Frigid and stormy weather in the U.S. Midwest, Mid-Atlantic and Northeast caused travel disruptions, impacting January results. Preliminary February results indicate an upward trend with occupancy of 71%, ADR of $145 and RevPAR of $102 or 3% above February 2025 RevPAR levels. And with that update on our hotel operations, I'll now turn the call over to Travis to highlight key financial and capital metrics for the fourth quarter and full year.

Thank you, Bruce. Good morning, everyone. On a same-store basis, full year 2025 revenue was $154.7 million, flat to 2024. Normalized diluted funds from operation, or FFO, was nil for the year and negative $0.07 for the quarter compared to normalized FFO of $0.19 per unit for the full year in 2024 and nil in Q4 2024. During the quarter, there are onetime expenses of $3.1 million related to the settlement under employment agreement and a reduction in an estimate of collectibility of other receivables from 2024 and earlier. At December 31, 2025, AHIP had an unrestricted cash balance of $36.4 million compared to $27.8 million at December 31, 2024. The increase in cash was primarily due to net inflows from property dispositions in 2025. At December 31, 2025, AHIP held a restricted cash balance of $23.2 million and had an additional $15 million available under the portfolio loan for capital improvements related to properties secured by the loan. At March 24, 2026, AHIP had an unrestricted cash balance of approximately $12 million and a restricted cash balance of approximately $23.5 million, with the reduction in the unrestricted cash balance being primarily attributable to the redemption of the $25 million of Series C shares on March 13, 2026. Debt to gross book value was 48.7% at December 31, 2025, a decrease of 60 basis points compared to the prior year. Debt to EBITDA at December 31, 2025, was 9.4x, an increase of 1.4x compared to the prior year. During 2025, unitholders approved an amendment to the LP agreement to provide the Board with the discretion to cause the U.S. subsidiary to cease to qualify as a real estate investment trust. Such steps were completed in the third quarter and the U.S. subsidiary no longer qualifies as a REIT. The U.S. subsidiary being treated as a taxable C-Corp rather than a REIT will provide AHIP with the necessary flexibility to manage its financial obligations and effectively pursue potential alternatives for maximizing the value of AHIP's portfolio of assets including asset sales or a series of asset sales. I'll now turn the call back over to John for some closing remarks.

Thank you, Travis. 2025 was a challenging year across the industry. And although the macroeconomic backdrop heading into 2026 remains uncertain, we believe AHIP's diversified portfolio of premium-branded select service hotels with a focused operating model is well positioned to generate long-term value for unitholders. We have made significant progress on our strategic plan. Our recent asset sales has improved the overall portfolio asset quality while also reducing leverage. We continue to see strong interest from buyers in our hotels. Our near-term objective is to address the preferred shares and debentures. With the recently completed asset sales and refinancings and no debt maturing until fourth quarter 2026, AHIP has sufficient time with a stable cash position to consider alternatives to address these future obligations in an orderly manner. We recently redeemed $25 million of the outstanding Series C preferred shares and will be considering all strategic opportunities to deliver value to unitholders, including additional hotel sales, repayment of the debentures and full redemption of the preferred shares. That concludes our remarks. Thank you again, everyone, for joining us on our call today. I look forward to speaking you -- speaking with you in May when we first report our Q1 2026 results. Thank you.

This does conclude today's conference call. Thank you for participating, and you may now disconnect.