Good day. And welcome to the Hospitality Properties Trust's Third Quarter 2015 Financial Results Conference Call. All participants will be in listen-only mode. [Operator Instructions] After today's presentation, there will be an opportunity to ask questions. [Operator Instructions] Please note this event is being recorded. I would now like to turn the conference over to Katie Strohacker, Director of Investor Relations. Please go ahead.

Thank you. Good afternoon, everyone. On today's call, John Murray, President; and Mark Kleifges, Chief Financial Officer, will make a short presentation, which will be followed by a question-and-answer session for analysts. Please note that the recording, retransmission and transcription of today's conference call is prohibited without the prior written consent of HPT. I’d like to point out that today's conference call contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, and other securities laws. These forward-looking statements are based on HPT's present beliefs and expectations as of today, November 9, 2015. The company undertakes no obligation to revise or publicly release the results of any revision to the forward-looking statements made in today's conference call, other than through filings with the Securities and Exchange Commission or SEC. In addition, this call may contain non-GAAP financial measures, included -- including normalized funds from operations or normalized FFO. A reconciliation of normalized FFO and adjusted EBITDA to net income, as well as components to calculate AFFO, are available in our supplemental package found in the Investor Relations section of the company's website. Actual results may differ materially from those projected in these forward-looking statements. Additional information concerning factors that could cause those differences is contained in our Form 10-Q to be filed later today with the SEC and in our supplemental operating and financial data found, once again, on our website at www.hptreit.com. Investors are cautioned not to place undue reliance upon any forward-looking statements. And with that, I'll turn the call over to John.

Thank you, Katie. Good afternoon. And welcome to our third quarter 2015 earnings call. Today, I'm going to provide a summary of our quarterly performance, which I believe was strong, I will discuss our investment activity, our outlook for the balance of 2015 and then turn the call over to Mark for more detailed look at this quarter’s results. This morning, HPT reported third quarter normalized FFO of $0.99 per share, that reflects the continued execution of our strategy to own a geographically diverse portfolio of well-maintained Hotels and TravelCenters operated under long-term management and lease agreements. Once again, we benefited from owning a primarily upscale and recently renovated portfolio. Starting with performance at HPT’s TravelCenters, third quarter results reflected continued strong performance, with increasing fuel volumes and non-fuel sales and margin growth. While third quarter per gallon fuel margins were strong. They declined versus the same period last year as expected due to challenging comparable periods marked by declining oil prices. Third quarter property level rent coverage for the quarter remained strong at 1.75 times. Turning to our Hotels, the third quarter continued deposit of RevPAR and margin growth momentum we have developed over the past couple of years. Third quarter RevPAR growth was 7.8% across HPT's 291 comparable hotels, almost 200 basis points above industry growth levels again this quarter. This marks the 11th consecutive quarter where we have exceeded industry RevPAR growth. This performance which was 82% rate driven is particularly encouraging given the continued strength we are seeing from some of our earliest renovations, starting with those that occurred in 2010. Our asset management team has been working closely with our hotel managers to maximize and sustain ADR growth and we believe our RevPAR results reflect these efforts. This quarter’s strong ADR growth resulted in continued…

Thanks John. Operating results at our comparable hotels were strong again this quarter with RevPAR up 7.8%, a 200 basis increase in GOP margin percentage and growth in cash flow available to pay HPT's minimum returns and rents of 12.8%. The 7.8% increase in RevPAR this quarter was driven by a 1.1 percentage point increase in occupancy and ADR growth of 6.3%. This quarter’s RevPAR growth benefited from the outperformance of the five hotels that were under renovation during the 2014 third quarter with RevPAR up 28.3% at these hotels but was impacted by the 29.2% decline in RevPAR at the four hotels under renovation during this quarter. Our portfolios with the highest RevPAR growth this quarter were our Wyndham, Hyatt and Carlson portfolios with increases of 10.7%, 8.7% and 7.4% respectively versus the prior year quarter. RevPAR was up 22.8% this quarter at the 20 comparable Sonesta hotels not undergoing renovations during the quarter. GOP margin percentage for our comparable hotels increased 200 basis points from the 2014 quarter to 42.2%. Of our portfolios, Sonesta and IHG had the strongest margin growth in the quarter, with gross operating profit margin percentage for comparable hotels of 500% and 230 basis points respectively versus the 2014 quarter. The combination of RevPAR growth and GOP margin expansion resulted in a $12.9 million or 10% increase from the 2014 quarter in cash flow available to pay our minimum returns and rents. As a result, cash flow coverage of our minimum rents and returns improved for eight of our nine hotel agreements versus the prior year quarter and portfolio wide coverage increased to 1.17 times for the quarter and 1.05 times for the trailing 12 month. All but our Sonesta and Wyndham portfolios and our [Marriott Qawwalis] [ph] are above one times coverage on…

[Operator Instructions] The first question comes from Ryan Meliker of Canaccord Genuity. Please go ahead.

Hey, good afternoon, guys. Congratulations on a great quarter. Just I think I wanted to talk a little bit about Sonesta. It looks like you guys had a solid quarter in Sonesta. It sounds like there was some kind of renovation disruption there as well. I'm just wondering what your take is on the performance of that portfolio from when you guys made the decision a few years back to convert all the properties to Sonesta versus today, where it seems like most of the properties should have now ramped out of the renovations that ended I guess middle of last year. I am just wondering if you’re comfortable, if you have any numbers you can put on the returns or how things have unfolded relative to your underwriting. Thanks.

Well, Ryan, this is John. We expected that Sonesta would be doing a little bit better today than it is, and that's largely because we expected that they would have been able to start and complete many of the renovations earlier than they did. And so while they are continuing to ramp up well and continuing to move in the right direction, they are -- on the timeline basis they are behind where we thought they would be. And I think I don’t have all the data on the calendar right in front of me, but I think that the biggest hotels are still under renovation right now. So I don't know that it’s completely accurate to say they were done early to mid last year with most of the renovations. And I think we’ve had a lot of the renovations going through this year, including the heaviest hitter in the portfolio, which is Sonesta in New Orleans.

Ryan, just in terms of, if you look at the 20 comparable Sonesta hotels that weren’t under renovation this quarter, as I mentioned, I think both John and I mentioned in our prepared remarks RevPAR at those hotels up 22.8%, GOP margins at those hotels were up 770 basis points, and cash flow available to pay our returns was up slightly over 90% in coverage of our minimum returns at those hotels this quarter was 0.93 times. So I think we’re seeing the hotels once they come out of renovation ramp up as we had expected.

Okay. That’s helpful. And how much ramp do you guys think you have left in the portfolio? Are we talking one or two more quarters, or are we talking one or two more years?

I mean, obviously, it varies by hotel. The ones at in Orlando and Burlington, which were ES Suites that we renovated first, I think have a couple of quarters, maybe a year and half, somewhere in that range of above market growth, the ones that are still under renovation like we completed the one in New Jersey just this quarter and we are going to next, this coming quarter, the current quarter that we are in, we are going to complete the Sonesta, New Orleans. So those have much longer ramp up period ahead, but I think that we’re going to be pleased with the -- especially New Orleans, I think we’re going to see very strong growth once that renovation is complete in December.

Got you. So there is still quite a bit left, that’s what I was trying to get at. That’s helpful. And then can you just refresh your memories with regards to the Sonesta contract? I know that you don't have a deposit or guarantee from Sonesta. I guess what is subordinate to your return, is it the base management fees, is it incentive management fees? I am not quite sure what the minimum return is I guess superior to in the capital stack?

The minimum return is -- has a priority over incentive fees. Sonesta doesn’t have the ability to earn incentive fees until we are earning an 8% return on the entire portfolio in total, plus an imputed FF&E reserve equal to 5% of total hotel revenues.

So similar to a typical management incentive fee contract that was across the U.S. where there is a hurdle rate before the manager can get their incentive fee. That’s what I was wondering you know there. Thanks. And then last question I had was, I know we talked about this last quarter, I am curious Mark what your take is now. You guys are as you said earlier 52.4% levered. You said historically that you cannot like to be over 50% levered. I know that there is no gun to your head, there is no time constraints, etcetera but with another $118 million in acquisitions already under contract for next year, what's the delay in just pulling the trigger and issuing equity, or is it just that you’re waiting for stock price to be at a higher price?

Yes, I think clearly the stock price is the issue in terms of accessing the equity markets. It's true leverage is up about -- debt to total book capitalization is up about 370 basis points this year to 52.4%. But if you look at some of our other credit metrics, they continue to improve, adjusted EBITDA coverage of interest expense was 5.3 times this quarter versus 4.6 times in the fourth quarter last year, and debt to annualized adjusted EBITDA has actually declined from the end of last year from 4.3 times to 4.2 times. So we feel more than comfortable with debt where it is.

I mean, more than comfortable as in no need to raise equity, or just that you’re willing to…

No need to raise equity at these prices.

Right, at these prices. Got you. And then I’m curious, do your leverage parameters or your view of leverage parameters change at all as the Sonesta portfolio grows since that doesn’t have the security deposit or corporate guarantee associated with it from more of a traditional management contract with a hotel that involves a lot more volatility in the cash flows?

No, I don’t think that that will impact our overall views on leverage, that portfolio is 10%, 11% of our total minimum returns and rents. And it’s not like it’s going to go to zero in the downturn. So we don’t think that has any impact on our long-term leverage levels.

All right. I’ll jump back in queue with anything else. Thanks a lot.

Thanks.

[Operator Instructions] The next question comes from Michael Bellisario of Baird. Please go ahead.

Good afternoon, guys. Two questions for you, one on the brands and then the second on portfolio, potential portfolio acquisitions. I guess the first part is, are the 8% returns that you're targeting, are they too high in today's environment for the brands to be willing to partner with you? I guess really I'm asking is, do they need your capital to do real estate deals today and then how does that affect your acquisition strategy going forward?

The hotel acquisition space is very competitive and capital availability ebbs and flows and we try to be competitive. We offer a different style transaction and we’re a different type of partner to the operators we do business with. And typically, there are strategic reason why our operators might do a transaction with us, what seems like a slightly higher rate than they might get through other avenues. And we've done -- in the last 12 months we’ve done a couple of transactions with IHG where we’ve helped them obtain a longer term management contracts in markets where they might have lost branding. And so it enabled them to maintain their asset-light strategy to do business with a very strong capital partner. And I think that was a strategic benefit for both, them and us. And I think that there will continue to be transactions like that, not just with IHG and not just with Sonesta, but with other brands as well. So, I won't dispute that an 8% return seems high relative to current interest rate levels, but we don't think it's too high given that it's 100% long-term value financing.

And is it fair based on your comment that those deals are more defensive deals for the brand or is there any change in kind of their appetite to be more offensive or is it really just a defensive nature?

I wouldn’t describe it as defensive. The Crowne Plaza that we acquired in Denver enabled IHG to take over management. So I think growing their management platform, you could easily consider as an offensive move. So I think that you will see both offensive and defensive reasons for them to team up at different times. More offensive one is a good portfolio variable with the right stability characteristics.

That's fair. And then just lastly, you focused and you mentioned on Sonesta and IHG. Do you expect to continue partnering with them going forward? And then are there any options for you to maybe partner with new brands?

Seems like there is a lot of new brands. I do see us over time investing in additional assets that branded with IHG and Sonesta. We have bid with other management companies over the last 12 months on hotels. We don’t always get chosen. We’re trying up to overpay. So we locked a couple otherwise we could have other deals with other brands. But we’ll continue to look at acquisition opportunities and look at what branding is available. Sometimes you can re-brand, sometimes you can’t, sometimes many other brands already exist in the marketplace. So it varies deal to deal

All right. Thanks. That’s all for me.

This concludes our question-and-answer session. I would like to turn the conference back over to John Murray for any closing remarks.

Thank you all for your time today. We look forward to seeing some or all of you at the NAREIT conference coming up in a couple of weeks. Thanks.