Adjusted Hotel EBITDA – The Trust further adjusts Hotel EBITDA for certain additional recurring and non-recurring items. Specifically, the Trust adjusts for non-cash amortization of intangible assets and unfavorable contract liabilities. The Trust believes that Adjusted Hotel EBITDA provides investors with another useful financial measure to evaluate the Trust’s hotel operating performance.

ABOUT CHESAPEAKE LODGING TRUST

Chesapeake Lodging Trust is a self-advised lodging real estate investment trust (REIT) focused on investments primarily in upper-upscale hotels in major business and convention markets and, on a selective basis, premium select-service hotels in urban settings or unique locations in the United States. The Trust owns 15 hotels with an aggregate of 4,722 rooms in seven states and the District of Columbia. Additional information can be found on the Trust’s website at www.chesapeakelodgingtrust.com.

Note: This press release contains forward-looking statements within the meaning of federal securities regulations. These forward-looking statements are identified by their use of terms and phrases such as “anticipate,” “believe,” “could,” “estimate,” “expect,” “intend,” “may,” “should,” “plan,” “predict,” “project,” “will,” “continue” and other similar terms and phrases. Such forward-looking statements include, but are not limited to, the preliminary expected financial results for the three months and year ended December 31, 2012. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to: the Trust’s ability to complete acquisitions; the Trust’s ability to continue to satisfy complex rules in order for it to remain a REIT for federal income tax purposes; and other risks and uncertainties associated with the Trust’s business described in its filings with the SEC. Although the Trust believes the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this release is as of January 30, 2013, and the Trust undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Trust’s expectations, except as required by law.
 

CHESAPEAKE LODGING TRUST

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(in thousands, except share and per share data)

(unaudited)
 

The following table reconciles preliminary net income available to common shareholders, excluding amounts attributable to unvested time-based awards to FFO and AFFO available to common shareholders for the three months and year ended December 31, 2012:
 
       
Three Months Ended Year Ended
December 31, 2012 December 31, 2012
Preliminary Preliminary
 

Net income available to common shareholders, excluding
amounts attributable to unvested time-based awards $ 7,390 $ 22,587
Add: Depreciation and amortization   8,509     28,931  
FFO available to common shareholders 15,899 51,518
 
Add: Hotel acquisition costs 77 2,994
Non-cash amortization (1)   61     242  
AFFO available to common shareholders $ 16,037   $ 54,754  
 
FFO per common share - basic and diluted $ 0.40 $ 1.51
 
AFFO per common share - basic and diluted $ 0.41 $ 1.61
 
Weighted-average number of common shares outstanding - basic
and diluted 39,391,677 34,048,752

____________________
(1) Includes non-cash amortization of ground lease asset, deferred franchise costs, unfavorable contract liability, and air rights contract.
 
 
The following table calculates preliminary Hotel EBITDA and Adjusted Hotel EBITDA for the three months and year ended December 31, 2012:
 
Three Months Ended Year Ended
December 31, 2012 December 31, 2012
Preliminary Preliminary
 
Total revenue $ 85,100 $ 278,276
Less: Total hotel operating expenses   58,362     185,842  
Hotel EBITDA 26,738 92,434
 
Less: Non-cash amortization (1)   (69 )   (278 )
Adjusted Hotel EBITDA $ 26,669   $ 92,156  

____________________
(1) Includes non-cash amortization of ground lease asset, deferred franchise costs, and unfavorable contract liability.
 

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