Service Properties Trust 10-Q

Item 1. Financial Statements SERVICE PROPERTIES TRUST CONDENSED CONSOLIDATED BALANCE SHEETS (dollars in thousands, except per share data) (unaudited) March 31, 2026 December 31, 2025 ASSETS Real estate properties: Land $ 1,747,312 $ 1,750,799 Buildings, improvements and equipment 6,184,443 6,198,233 Total real estate properties, gross 7,931,755 7,949,032 Accumulated depreciation ( 2,488,252 ) ( 2,442,966 ) Total real estate properties, net 5,443,503 5,506,066 Acquired real estate leases and other intangibles, net 96,914 100,044 Assets of properties held for sale 75,482 94,366 Cash and cash equivalents 19,294 346,813 Restricted cash 20,064 25,275 Equity method investment 108,809 111,796 Due from related persons 7,184 241 Other assets, net 310,375 306,979 Total assets $ 6,081,625 $ 6,491,580 LIABILITIES AND SHAREHOLDERS’ EQUITY Unsecured debt, net $ 2,249,224 $ 3,233,683 Secured debt, net 2,837,545 2,100,745 Accounts payable and other liabilities 483,039 458,908 Due to related persons 15,277 46,791 Liabilities of properties held for sale 2,804 5,329 Total liabilities 5,587,889 5,845,456 Commitments and contingencies Shareholders’ equity: Common shares of beneficial interest, $ .01 par value; 900,000,000 and 200,000,000 shares authorized, respectively; 168,054,570 and 168,070,129 shares issued and outstanding, respectively 1,681 1,681 Additional paid in capital 4,563,828 4,563,371 Cumulative other comprehensive income 2,082 2,068 Cumulative net income 1,841,475 1,992,653 Cumulative common distributions ( 5,915,330 ) ( 5,913,649 ) Total shareholders’ equity 493,736 646,124 Total liabilities and shareholders’ equity $ 6,081,625 $ 6,491,580 The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 3 Table of Contents SERVICE PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) (amounts in thousands, except per share data) (unaudited) Three Months Ended March 31, 2026 2025 Revenues: Hotel operating revenues $ 264,575 $ 334,963 Rental income 99,876 100,216 Total revenues 364,451 435,179 Expenses: Hotel operating expenses 242,644 305,840 Net lease operating expenses 7,440 5,628 Depreciation and amortization 75,843 89,100 General and administrative 8,796 9,556 Transaction related costs 2,509 111 Loss on asset impairment 28,095 37,067 Total expenses 365,327 447,302 Gain on sale of real estate, net 1,355 746 Interest income 943 1,249 Interest expense (including amortization of debt issuance costs, discounts and premiums of $ 18,849 and $ 8,680 , respectively) ( 96,547 ) ( 101,517 ) Loss on early extinguishment of debt, net ( 51,871 ) — Loss before income tax expense and equity in losses of an investee ( 146,996 ) ( 111,645 ) Income tax expense ( 1,181 ) ( 843 ) Equity in losses of an investee ( 3,001 ) ( 3,947 ) Net loss ( 151,178 ) ( 116,435 ) Other comprehensive income: Equity interest in investee’s unrealized gains 14 153 Other comprehensive income 14 153 Comprehensive loss $ ( 151,164 ) $ ( 116,282 ) Weighted average common shares outstanding (basic and diluted) 166,395 165,615 Net loss per common share (basic and diluted) $ ( 0.91 ) $ ( 0.70 ) The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 4 Table of Contents SERVICE PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY (dollars in thousands) (unaudited) Number of Shares Common Shares Cumulative Common Distributions Additional Paid in Capital Cumulative Net Income Cumulative Other Comprehensive Income Total Balance at December 31, 2025 168,070,129 $ 1,681 $ ( 5,913,649 ) $ 4,563,371 $ 1,992,653 $ 2,068 $ 646,124 Net loss — — — — ( 151,178 ) — ( 151,178 ) Equity interest in investee’s unrealized gains — — — — — 14 14 Common share grants — — — 488 — — 488 Common share repurchases ( 15,559 ) — — ( 31 ) — — ( 31 ) Distributions — — ( 1,681 ) — — — ( 1,681 ) Balance at March 31, 2026 168,054,570 $ 1,681 $ ( 5,915,330 ) $ 4,563,828 $ 1,841,475 $ 2,082 $ 493,736 Balance at December 31, 2024 166,636,537 $ 1,666 $ ( 5,906,966 ) $ 4,560,334 $ 2,194,974 $ 1,865 $ 851,873 Net loss — — — — ( 116,435 ) — ( 116,435 ) Equity interest in investee’s unrealized gains — — — — — 153 153 Common share grants 32,490 — — 664 — — 664 Common share repurchases ( 1,539 ) — — ( 4 ) — — ( 4 ) Common share forfeitures ( 20,767 ) — — ( 12 ) — — ( 12 ) Distributions — — ( 1,666 ) — — — ( 1,666 ) Balance at March 31, 2025 166,646,721 $ 1,666 $ ( 5,908,632 ) $ 4,560,982 $ 2,078,539 $ 2,018 $ 734,573 The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 5 Table of Contents SERVICE PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (dollars in thousands) (unaudited) Three Months Ended March 31, 2026 2025 Cash flows from operating activities: Net loss $ ( 151,178 ) $ ( 116,435 ) Adjustments to reconcile net loss to net cash provided by operating activities: Depreciation and amortization 75,843 89,100 Net amortization of debt issuance costs, discounts and premiums as interest 18,849 8,680 Straight line rental income ( 1,431 ) ( 3,878 ) Loss on early extinguishment of debt, net 51,871 — Loss on asset impairment 28,095 37,067 Equity in losses of an investee 3,001 3,947 Gain on sale of real estate, net ( 1,355 ) ( 746 ) Other non-cash income, net ( 925 ) ( 718 ) Changes in assets and liabilities: Due from related persons ( 6,943 ) ( 15,997 ) Other assets 227 145 Accounts payable and other liabilities 22,641 35,820 Due to related persons ( 3,117 ) 1,215 Net cash provided by operating activities 35,578 38,200 Cash flows from investing activities: Real estate improvements ( 49,893 ) ( 61,426 ) Hotel managers’ purchases with restricted cash ( 1,639 ) ( 1,124 ) Real estate acquisitions and deposits ( 7,574 ) ( 723 ) Net proceeds from sale of real estate 8,634 21,081 Net cash used in investing activities ( 50,472 ) ( 42,192 ) Cash flows from financing activities: Proceeds from mortgage notes payable, net of discounts 744,980 — Repayment of mortgage notes payable ( 490 ) ( 489 ) Repayments of senior unsecured notes ( 1,038,697 ) — Borrowings under variable funding note — 45,000 Repayments of revolving credit facility — ( 100,000 ) Payment of debt issuance costs ( 21,917 ) ( 2,141 ) Repurchase of common shares ( 31 ) ( 4 ) Distributions to common shareholders ( 1,681 ) ( 1,666 ) Net cash used in financing activities ( 317,836 ) ( 59,300 ) Decrease in cash and cash equivalents and restricted cash ( 332,730 ) ( 63,292 ) Cash and cash equivalents and restricted cash at beginning of period 372,088 157,386 Cash and cash equivalents and restricted cash at end of period $ 39,358 $ 94,094 The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 6 Table of Contents SERVICE PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (CONTINUED) (dollars in thousands) (unaudited) Three Months Ended March 31, 2026 2025 Supplemental cash flow information: Cash paid for interest $ 51,049 $ 46,795 Cash refunded for income taxes $ ( 198 ) $ ( 183 ) Non-cash investing activities: Real estate improvements accrued, not paid $ 17,495 $ 24,329 Supplemental disclosure of cash and cash equivalents and restricted cash: The following table provides a reconciliation of cash and cash equivalents and restricted cash reported within the condensed consolidated balance sheets to the amounts shown in the condensed consolidated statements of cash flows: As of March 31, 2026 2025 Cash and cash equivalents $ 19,294 $ 80,147 Restricted cash (1) 20,064 13,947 Total cash and cash equivalents and restricted cash $ 39,358 $ 94,094 (1) Restricted cash consists of amounts escrowed pursuant to the terms of our hotel management agreements to fund capital improvements at our hotels and amounts escrowed as required by certain of our debt agreements. The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 7 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share amounts) (unaudited) Note 1. Organization and Basis of Presentation Service Properties Trust, or we, us or our, is a real estate investment trust, or REIT, organized on February 7, 1995 under the laws of the State of Maryland, which invests in service-focused retail net lease properties and hotels. At March 31, 2026, we owned, directly and through our subsidiaries, 761 service-focused retail net lease properties and 93 hotels. Basis of Presentation The accompanying condensed consolidated financial statements are unaudited. Certain information and disclosures required by U.S. generally accepted accounting principles, or GAAP, for complete financial statements have been condensed or omitted. We believe the disclosures made are adequate to make the information presented not misleading. However, the accompanying condensed consolidated financial statements should be read in conjunction with the consolidated financial statements and notes contained in our Annual Report on Form 10-K for the year ended December 31, 2025, or our 2025 Annual Report. In the opinion of management, all adjustments, consisting of normal recurring accruals considered necessary for a fair statement of results for the interim period have been included. These condensed consolidated financial statements include our accounts and the accounts of our subsidiaries, all of which are 100 % owned directly or indirectly by us. All intercompany transactions and balances with or among our consolidated subsidiaries have been eliminated. Our operating results for interim periods and those of our tenants and managers are not necessarily indicative of the results that may be expected for the full year. The preparation of financial statements in conformity with GAAP requires us to make estimates and assumptions that affect reported amounts. Actual results could differ from those estimates. Estimates in our condensed consolidated financial statements include the allowance for credit losses, purchase price allocations, useful lives of fixed assets and impairment of real estate and related intangibles. We have determined that each of our wholly owned taxable REIT subsidiaries, or TRSs, is a variable interest entity, or VIE, as defined under the Consolidation Topic of the Financial Accounting Standards Board, or FASB, Accounting Standards Codification ™ . We have concluded that we must consolidate each of our wholly owned TRSs because we are the entity with the power to direct the activities that most significantly impact such VIEs’ performance and we have the obligation to absorb losses or the right to receive benefits from each VIE that could be significant to the VIE and are, therefore, the primary beneficiary of each VIE. The assets of our TRSs were $ 126,671 and $ 122,004 as of March 31, 2026 and December 31, 2025, respectively, and consist primarily of our TRSs’ investment in Sonesta International Hotels Corporation’s, or, collectively with its parent and subsidiaries, Sonesta’s, common stock and amounts due from and working capital advances to certain of our hotel managers. The liabilities of our TRSs were $ 64,314 and $ 57,846 as of March 31, 2026 and December 31, 2025, respectively, and consist primarily of amounts payable to certain of our hotel managers. The assets of our TRSs are available to satisfy our TRSs’ obligations and we have guaranteed certain obligations of our TRSs. Note 2. Recent Accounting Pronouncements In November 2024, the FASB issued Accounting Standards Update, or ASU, No. 2024-03, Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses, or ASU No. 2024-03, which requires public entities to disclose specific expense categories such as employee compensation, depreciation and intangible asset amortization. These details must be presented in a tabular format in the notes to financial statements for both interim and annual reporting periods. ASU No. 2024-03 is required to be applied prospectively but can be applied retrospectively, and is effective for the first annual reporting period beginning after December 15, 2026, and interim reporting periods within annual reporting periods beginning after December 15, 2027, with early adoption permitted. We are currently evaluating the impact ASU No. 2024-03 will have on our condensed consolidated financial statements. Note 3. Revenue Recognition We recognize in our condensed consolidated statements of comprehensive income (loss), hotel operating revenues, consisting primarily of room and food and beverage sales, when goods and services are provided. 8 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) We recognize rental income from operating leases on a straight line basis over the terms of the lease agreements in our condensed consolidated statements of comprehensive income (loss). We increased rental income by $ 1,431 and $ 3,878 for the three months ended March 31, 2026 and 2025, respectively, to record scheduled rent changes under certain of our leases on a straight line basis. Other assets, net, includes $ 101,710 and $ 98,729 of straight line rent receivables at March 31, 2026 and December 31, 2025, respectively. Certain of our lease agreements require additional percentage rent if gross revenues of our properties exceed certain thresholds defined in our lease agreements. We may determine percentage rent due to us under our leases monthly, quarterly or annually, depending on the specific lease terms, and recognize it when all contingencies are met and the rent is earned . We recorded percentage rent of $ 940 and $ 846 for the three months ended March 31, 2026 and 2025, respectively. Note 4. Per Common Share Amounts We calculate basic earnings per common share using the two class method. We calculate diluted earnings per common share using the more dilutive of the two class method or the treasury stock method. Unvested common share awards and other potentially dilutive common shares, together with the related impact on earnings, are considered when calculating diluted earnings per common share. For the three months ended March 31, 2026 and 2025, there were no dilutive common shares and certain unvested common shares were not included in the calculation of diluted earnings per common share because to do so would have been antidilutive. Note 5. Real Estate Properties As of March 31, 2026, we owned 761 service-focused retail net lease properties with an aggregate of 13,605,978 square feet that are primarily subject to “triple net” leases, or net leases where the tenant is generally responsible for payment of operating expenses and capital expenditures of the property during the lease term and 93 hotels with an aggregate of 21,110 rooms or suites. Our properties had an aggregate undepreciated book value of $ 8,058,562 , including $ 126,807 related to properties classified as held for sale as of March 31, 2026 and an aggregate undepreciated book value of $ 8,102,783 , including $ 153,751 related to properties classified as held for sale as of December 31, 2025. We funded capital improvements to certain of our properties of $ 20,930 and $ 45,869 during the three months ended March 31, 2026 and 2025, respectively. Acquisitions During the three months ended March 31, 2026, we acquired three net lease properties with a total of 8,788 square feet for a combined purchase price of $ 7,398 , excluding closing costs. We accounted for these transactions as acquisitions of assets and allocated the purchase price based on the estimated fair value of the acquired assets as follows: Quarter Acquired Property Type Number of Properties Square Feet Purchase Price (1) Land Buildings, Improvements and Equipment Acquired Real Estate Leases Q1 2026 Net Lease 3 8,788 $ 7,485 $ 1,946 $ 4,641 $ 898 (1) Purchase price is the gross contract price, plus closing costs of $ 87 . From April 1, 2026 through May 4, 2026, we acquired one net lease property with a total of 3,200 square feet for a purchase price of $ 1,776 , excluding closing costs. Dispositions During the three months ended March 31, 2026, we sold three properties for a combined sales price of $ 8,385 , excluding closing costs. The sales of these properties, as presented in the table below, do not represent a strategic shift in our business. As a result, the results of the operations of these properties are included in continuing operations through the date of sale in our condensed consolidated statements of comprehensive income (loss). 9 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Quarter Sold Property Type Number of Properties Square Feet / Rooms or Suites Gross Sales Price (1) Gain (Loss) on Sale of Real Estate, net Q1 2026 Hotel 1 133 $ 7,100 $ 1,154 Q1 2026 Net Lease 2 4,712 1,285 201 3 133 / 4,712 $ 8,385 $ 1,355 (1) Gross sales price is the gross contract price, excluding closing costs. As of March 31, 2026, we had eight hotels with a total of 1,012 keys and 22 net lease properties with a total of 123,771 square feet classified as held for sale. See Note 14 for further information on certain of these properties. During the three months ended March 31, 2026, one hotel previously classified as held for sale was reclassified to held and used as we are no longer marketing it for sale. Upon reclassification, depreciation was resumed, and the hotel was measured at the lower of its carrying amount adjusted for depreciation that would have been recognized during the held for sale period or its fair value. No impairment was recorded and the amount subject to the reclassification was not material to our condensed consolidated financial statements. The following table summarizes the major class of assets and liabilities of our properties held for sale by our net lease investments and hotel investments segments as of March 31, 2026: As of March 31, 2026 Net Lease Hotels Total Assets of properties held for sale: Real estate properties, net $ 13,199 $ 57,944 $ 71,143 Other assets, net (1) 64 4,275 4,339 Total assets of properties held for sale $ 13,263 $ 62,219 $ 75,482 Liabilities of properties held for sale: Accounts payable and other liabilities $ 34 $ 2,770 $ 2,804 Total liabilities of properties held for sale $ 34 $ 2,770 $ 2,804 (1) Other assets, net includes working capital of $ 1,151 for our hotel investments segment as described in Note 6. From April 1, 2026 through May 4, 2026, we sold 11 net lease properties with a total of 88,084 square feet for a combined sales price of $ 9,160 , excluding closing costs. We have also entered into agreements to sell seven net lease properties with a total of 30,161 square feet for a combined sales price of $ 3,415 , excluding closing costs. These pending sales are subject to conditions; accordingly, we cannot be sure that we will complete these sales, that these sales will not be delayed or that the terms will not change. We believe it is probable that the sales of these properties will be completed within one year. Note 6. Leases and Management Agreements As of March 31, 2026, we owned 761 service-focused retail properties net leased to 185 tenants, including 175 travel centers leased to TravelCenters of America Inc., or TA, our largest tenant, and 93 hotels included in four operating agreements managed by subsidiaries of the following companies: Sonesta ( 68 hotels), Hyatt Hotels Corporation, or Hyatt ( 17 hotels), Radisson Hospitality, Inc., or Radisson ( seven hotels), and InterContinental Hotels Group, plc, or IHG ( one hotel). Hereinafter, these companies are sometimes referred to as our managers and/or tenants, or collectively, operators. We do not operate any of our properties. Net Lease Portfolio As of March 31, 2026, we owned 761 service-focused retail net lease properties with an aggregate of 13,605,978 square feet with leases requiring annual minimum rents of $ 392,199 with a weighted (by annual minimum rents) average remaining lease term of 7.3 years. Our net lease properties were 96.6 % occupied and leased by 185 tenants operating under 140 brands in 21 distinct industries. 10 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) TA Leases As of March 31, 2026, TA is our largest tenant, representing 33.0 % of our total historical real estate investments. We lease to TA a total of 175 travel centers under five master leases, or our TA leases, that expire in 2033 subject to TA’s right to extend those leases, and require annual minimum rents of $ 264,262 as of March 31, 2026. TA receives a monthly rent credit totaling $ 25,000 per year over the 10-year initial term of the TA leases as a result of rent it prepaid. Our TA leases are “triple net” leases that require TA to pay all costs incurred in the operation of the leased travel centers, including personnel, utility, inventory, customer service and insurance expenses, real estate and personal property taxes, environmental related expenses, underground storage tank maintenance costs and ground lease payments at those travel centers at which we lease the property and sublease it to TA. Our TA leases generally require TA to indemnify us for certain environmental matters and for liabilities that arise during the terms of the leases from ownership or operation of the leased travel centers. TA is required to maintain the leased travel centers, including structural and non-structural components. BP Corporation North America Inc., a subsidiary of BP p.l.c., guarantees payment under each of the TA leases, limited to an aggregate cap which was $ 2,943,588 as of March 31, 2026. We recognized rental income from our TA leases of $ 67,834 for each of the three months ended March 31, 2026 and 2025. Rental income increased by $ 1,743 and $ 3,039 for the three months ended March 31, 2026 and 2025, respectively, to record the scheduled rent changes on a straight line basis. As of March 31, 2026 and December 31, 2025, we had receivables for current rent amounts owed to us by TA and straight line rent adjustments of $ 58,509 and $ 55,157 , respectively, included in other assets, net in our condensed consolidated balance sheets. Our other net lease agreements generally provide for minimum rent payments and in addition may include variable payments. Rental income from operating leases, including any payments derived by index or market-based indices, is recognized on a straight line basis over the lease term when we have determined that the collectability of substantially all of the lease payments is probable. Some of our leases have options to extend or terminate the lease exercisable at the option of our tenants, which are considered when determining the lease term. We recognized rental income from our net lease properties (excluding TA) of $ 32,042 and $ 32,382 for the three months ended March 31, 2026 and 2025, respectively, which included $( 312 ) and $ 839 , respectively, of adjustments to record scheduled rent changes under certain of our leases on a straight line basis. We continually review receivables related to rent, straight line rent and property operating expense reimbursements and determine collectability by taking into consideration the tenant’s payment history, the financial condition of the tenant, business conditions in the industry in which the tenant operates and economic conditions in the area in which the property is located. The review includes an assessment of whether substantially all of the amounts due under a tenant’s lease are probable of collection. For leases that are deemed probable of collection, revenue continues to be recorded on a straight line basis over the lease term. For leases that are deemed not probable of collection, revenue is recorded as cash is received. We recognize all changes in the collectability assessment for an operating lease as an adjustment to rental income. We recorded reserves for uncollectable amounts and reduced rental income by $ 2,235 and $ 235 for the three months ended March 31, 2026 and 2025, respectively, based on our assessment of the collectability of rents. We had reserves for uncollectable rents of $ 5,349 and $ 3,115 as of March 31, 2026 and December 31, 2025, respectively, included in other assets, net in our condensed consolidated balance sheets. Hotel Agreements Sonesta Agreements As of March 31, 2026, Sonesta managed 39 of our full service hotels, 22 of our extended stay hotels and seven of our select service hotels pursuant to management agreements. As of March 31, 2026, the hotels Sonesta managed for us comprised approximately 41.8 % of our total historical real estate investments. We are at various stages of selling 15 hotels with 3,022 keys managed by Sonesta. Following the completion of the hotel sales, we expect to retain 53 hotels managed by Sonesta, or the Retained Hotels. As discussed below, in August 2025, we and Sonesta amended and restated our management agreements for the Retained Hotels and certain other hotels managed by Sonesta and waived any termination fees under the existing Sonesta management agreement associated with the sale of certain hotels. 11 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Prior to August 1, 2025, all of the hotels managed by Sonesta were managed pursuant to a management agreement that was scheduled to expire on January 31, 2037, or the legacy Sonesta agreement, and provided that we would be paid an annual owner’s priority return if gross revenues of the hotels, after payment of hotel operating expenses and management and related fees (other than Sonesta’s incentive fee, if applicable), were sufficient to do so. The legacy Sonesta agreement further provided that we would be paid an additional return equal to 80 % of the operating profits, as defined therein, after paying the owner’s priority return, reimbursing owner or manager advances, funding reserves established for the regular refurbishment of our hotels, or FF&E reserves, and paying Sonesta’s incentive fee, if any. Effective August 1, 2025, we entered into new management agreements with Sonesta for most of the Retained Hotels and certain other hotels managed by Sonesta, or the Retained Hotel agreements. Each Retained Hotel agreement expires on July 31, 2040 and includes two 10-year renewal options at Sonesta’s option. Pursuant to the Retained Hotel agreements, we will pay Sonesta, after payment of hotel operating expenses, a base management fee equal to 3.0 % of gross revenues for full service hotels and 5.0 % for extended stay and select service hotels. Additionally, we are required to pay (i) an incentive fee equal to 20 % of EBITDA, as defined in the Retained Hotel agreements, in excess of the incentive threshold of each hotel, subject to caps, commencing with the 2026 calendar year, which has initially been set at $ 194,248 in the aggregate and increases based on the amount by which each hotel’s capital expenditures exceeds their respective FF&E reserve (the aggregate incentive threshold under our Retained Hotel agreements as of March 31, 2026 was $ 196,236 ); (ii) a brand promotion fee of 3.5 % of gross room revenues; (iii) a loyalty fee of the greater of (x) 1.0 % of gross room revenues or (y) 4.5 % of qualified room revenue, in the case of full service hotels, 2.5 %, in the case of extended stay hotels, and 3.0 %, in the case of select service hotels; (iv) a centralized service fee equal to $ 1,100 per year for full service hotels and $ 250 per year for extended stay and select service hotels, adjusted annually based on the Consumer Price Index; and (v) a construction management fee of 3.0 % of construction and capital expenditures managed by Sonesta. We have the right to terminate the Retained Hotel agreements for certain events of default, casualty and condemnation events, and if minimum performance thresholds are not met for two consecutive calendar years beginning with the measurement period commencing with the 2028 calendar year. The Retained Hotel agreements are not subject to any pooling, cross-default or other similar contractual arrangement and the legacy Sonesta agreement will remain subject to a pooling agreement and cross-default provisions until the remainder of the hotels subject to that agreement are sold. Our legacy Sonesta agreement and the Retained Hotel agreements are collectively referred to as our Sonesta agreements. We realized returns under our Sonesta agreements of $ 10,867 and $ 18,169 during the three months ended March 31, 2026 and 2025, respectively. We incurred management, reservation and system fees and reimbursement costs for certain guest loyalty, marketing programs or brand promotion fees, and third-party reservation transmission fees or centralized service fees of $ 13,206 and $ 26,276 for the three months ended March 31, 2026 and 2025, respectively. We accrued estimated incentive fees of $ 1,313 during the three months ended March 31, 2026 based on year-to-date results of certain Sonesta managed hotels in comparison to each hotel’s respective incentive threshold. The actual amount of incentive fees incurred for 2026, if any, will be based upon individual hotels’ cumulative annual results in comparison to their respective incentive thresholds and will be payable in 2027. These fees and costs are included in hotel operating expenses in our condensed consolidated statements of comprehensive income (loss). In addition, we incurred procurement and construction supervision fees payable to Sonesta pursuant to our legacy Sonesta agreement and construction management fees payable to Sonesta pursuant to our Sonesta agreements of $ 397 and $ 621 for the three months ended March 31, 2026 and 2025, respectively, which have been capitalized in our condensed consolidated balance sheets and are depreciated over the estimated useful lives of the related capital assets. Our Sonesta agreements require us to fund capital expenditures made at our hotels. We incurred capital expenditures for hotels included in our Sonesta agreements in an aggregate amount of $ 18,697 and $ 41,561 during the three months ended March 31, 2026 and 2025, respectively. We owed Sonesta $ 10,587 and $ 39,509 for capital expenditures and other reimbursements at March 31, 2026 and December 31, 2025, respectively. Sonesta owed us $ 7,184 and $ 241 in returns under our Sonesta agreements and other amounts as of March 31, 2026 and December 31, 2025, respectively. Amounts due from Sonesta are included in due from related persons and amounts owed to Sonesta are included in due to related persons in our condensed consolidated balance sheets. Our legacy Sonesta agreement requires that 5 % of the hotel gross revenues be escrowed for future capital expenditures as FF&E reserves, subject to available cash flows after payment of the owner’s priority returns due to us. No FF&E escrow deposits were required during the three months ended March 31, 2026 or 2025. 12 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) We are required to maintain minimum working capital for each of our hotels managed by Sonesta and have advanced a fixed amount based on the number of rooms in each hotel to meet the cash needs for hotel operations. As of March 31, 2026 and December 31, 2025, we had advanced $ 31,702 and $ 31,835 , respectively, of initial working capital to Sonesta net of any working capital returned to us on termination of the applicable management agreements in connection with hotels we have sold. These amounts are included in other assets, net and assets of properties held for sale, as applicable, in our condensed consolidated balance sheets. Any remaining working capital would be returned to us upon termination in accordance with the terms of our Sonesta agreements. See Notes 7 and 11 for further information regarding our relationships, agreements and transactions with Sonesta. Hyatt Agreement As of March 31, 2026, Hyatt managed 17 of our select service hotels pursuant to a portfolio management agreement that expires on March 31, 2031, or our Hyatt agreement, and provides that, as of March 31, 2026, we are to be paid an annual owner’s priority return of $ 17,400 . Any returns we receive from Hyatt are currently limited to the hotels’ available cash flows, if any, after payment of operating expenses. Hyatt has provided us with a $ 30,000 limited guarantee for 75 % of the aggregate annual owner’s priority returns due to us. We realized returns under our Hyatt agreement of $ 3,262 and $ 3,127 during the three months ended March 31, 2026 and 2025, respectively. During the three months ended March 31, 2026 and 2025, the hotels under this agreement generated cash flows that were less than the guaranteed owner’s priority level due to us for these periods, and we reduced hotel operating expenses by $ 1,444 and $ 1,367 , respectively, to record the guaranteed amount of the shortfalls due from Hyatt. The available balance of the guaranty was $ 25,048 as of March 31, 2026. During the three months ended March 31, 2026 and 2025, we incurred capital expenditures for certain hotels included in our Hyatt agreement of $ 55 and $ 1,619 , respectively. Radisson Agreement As of March 31, 2026, Radisson managed seven of our full service hotels pursuant to a portfolio management agreement that expires on July 31, 2031, or our Radisson agreement, and provides that we are to be paid an annual owner’s priority return of $ 10,920 . Radisson has provided us with a $ 22,000 limited guarantee for 75 % of the aggregate annual owner’s priority returns due to us. We realized returns under our Radisson agreement of $ 2,047 and $ 1,403 during the three months ended March 31, 2026 and 2025, respectively. During the three months ended March 31, 2026 and 2025, the hotels under this agreement generated cash flows that were less than the guaranteed owner’s priority level due to us for these periods, and we reduced hotel operating expenses by $ 382 and $ 2,045 , respectively, to record the guaranteed amount of the shortfalls due from Radisson. The available balance of the guaranty was $ 16,203 as of March 31, 2026. During the three months ended March 31, 2026, we incurred capital expenditures of $ 138 for the hotels included in our Radisson agreement, which resulted in an increase in our contractual owner’s priority returns of $ 9 . We did not incur any capital expenditures during the three months ended March 31, 2025 for the hotels included in our Radisson agreement. IHG Agreement Our management agreement with IHG, or our IHG agreement, for one hotel expires on January 31, 2027. We realized returns under our IHG agreement of $ 1,131 and $ 2,243 during the three months ended March 31, 2026 and 2025, respectively. Any returns we receive from IHG are limited to the hotel’s available cash flows, if any, after payment of operating expenses. During the three months ended March 31, 2026 and 2025, we incurred capital expenditures of $ 271 and $ 975 , respectively, for the hotel included in our IHG agreement. 13 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Note 7. Equity Method Investment As of both March 31, 2026 and December 31, 2025, we owned 34 % of Sonesta’s outstanding common stock. We account for our 34 % non-controlling interest in Sonesta under the equity method of accounting. As of March 31, 2026 and December 31, 2025, our investment in Sonesta had a carrying value of $ 108,809 and $ 111,796 , respectively. On the date of acquisition of our initial equity interest in Sonesta (February 27, 2020), the cost basis of our investment in Sonesta exceeded our proportionate share of Sonesta’s total stockholders’ equity book value by an aggregate of $ 8,000 . As required under GAAP, we are amortizing this difference to equity in earnings of an investee over 31 years, the weighted average remaining useful life of the real estate assets and intangible assets and liabilities owned by Sonesta as of the date of our acquisition. We recorded amortization of the basis difference of $ 65 in both of the three months ended March 31, 2026 and 2025. We recognized losses of $ 3,001 and $ 3,947 related to our investment in Sonesta for the three months ended March 31, 2026 and 2025, respectively. These amounts, which include amortization of the basis difference, are included in equity in losses of an investee in our condensed consolidated statements of comprehensive income (loss). We recorded a liability of $ 42,000 for the fair value of our initial investment in Sonesta, as no cash consideration was exchanged related to the modification of our management agreement with, and investment in, Sonesta. This liability for our investment in Sonesta is included in accounts payable and other liabilities in our condensed consolidated balance sheets and is being amortized on a straight-line basis through the initial term of the legacy Sonesta agreement, January 31, 2037, as a reduction to hotel operating expenses in our condensed consolidated statements of comprehensive income (loss). We reduced hotel operating expenses by $ 621 for each of the three months ended March 31, 2026 and 2025, for amortization of this liability. As of March 31, 2026 and December 31, 2025, the unamortized balance of this liability was $ 26,890 and $ 27,511 , respectively. See Notes 6 and 11 for further information regarding our relationships, agreements and transactions with Sonesta. Note 8. Indebtedness Our principal debt obligations at March 31, 2026 were: (1) $ 2,275,000 aggregate outstanding principal amount of senior unsecured notes; (2) $ 1,580,155 aggregate outstanding principal amount of senior secured notes; (3) $ 1,349,164 aggregate outstanding principal amount of net lease mortgage notes; and (4) $ 45,000 of outstanding borrowings under our $ 45,000 variable funding note, or the VFN. We had no amounts outstanding under our revolving credit facility as of March 31, 2026. Revolving Credit Facility Our $ 650,000 secured revolving credit facility is available for general business purposes, including acquisitions. We can borrow, repay and reborrow funds available under our revolving credit facility until maturity and no principal repayments are due until maturity. Availability of borrowings under our credit agreement is subject to ongoing minimum performance and market values of the collateral properties, satisfying certain financial covenants and other credit facility conditions. The maturity date of our revolving credit facility is June 29, 2027, and, subject to the payment of an extension fee and meeting certain other conditions, we have an option to extend the stated maturity date of the facility by two additional six-month periods. Interest payable on drawings under our revolving credit facility is based on the secured overnight financing rate, or SOFR, plus a margin ranging from 1.50 % to 3.00 % based on our leverage ratio, as defined in our credit agreement, which was 2.75 % as of March 31, 2026. We also pay unused commitment fees of 20 to 30 basis points per annum on the total amount of lending commitments under our revolving credit facility based on amounts outstanding. As of March 31, 2026 and 2025, the annual interest rate payable on borrowings under our revolving credit facility was 6.43 % and 6.91 %, respectively. The weighted average annual interest rate for borrowings under our revolving credit facility was 6.94 % for the three months ended March 31, 2025. As of both March 31, 2026 and May 4, 2026, we had no amounts outstanding under our revolving credit facility and $ 650,000 available for borrowing. As collateral for all loans and other obligations under our revolving credit facility, certain of our subsidiaries pledged all of their respective equity interests in certain of our direct and indirect property owning subsidiaries, and our pledged subsidiaries provided first mortgage liens on certain properties. As of March 31, 2026, our revolving credit facility was secured by 55 properties, including 38 net lease properties and 17 hotels, with an aggregate undepreciated book value of $ 887,212 . 14 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Our debt agreements provide for acceleration of payment of all amounts outstanding upon the occurrence and continuation of certain events of default, such as, in the case of our credit agreement, a change of control of us, which includes The RMR Group LLC, or RMR, ceasing to act as our business manager. Our debt agreements also contain covenants, including those that restrict our ability to incur debts or to make distributions under certain circumstances and generally require us to maintain certain financial ratios. Borrowings under our revolving credit facility are subject to meeting ongoing minimum performance and market values of the collateral properties, satisfying certain financial covenants and other credit facility conditions. We believe we were in compliance with the terms and conditions of our debt agreements as of March 31, 2026. Redemption of Senior Unsecured Notes In January 2026, we redeemed $ 300,000 of our $ 400,000 of 4.95 % senior unsecured notes due 2027 for a redemption price equal to the principal amount, plus accrued and unpaid interest to, but excluding, the date of redemption and a make whole premium of $ 1,569 . As a result of the redemption, we recorded a loss on early extinguishment of debt of $ 2,174 during the three months ended March 31, 2026, which represented the write-off of unamortized discounts and issuance costs related to these notes. In March 2026, we redeemed all $ 700,000 of our outstanding 8.375 % senior guaranteed unsecured notes due 2029 for a redemption price equal to the principal amount, plus accrued and unpaid interest to, but excluding, the date of redemption and a make whole premium of $ 37,128 . As a result of the redemption, we recorded a loss on early extinguishment of debt of $ 49,697 during the three months ended March 31, 2026, which represented the write-off of unamortized discounts and issuance costs related to these notes. In April 2026, we redeemed all $ 450,000 of our outstanding 5.50 % senior guaranteed unsecured notes due 2027 for a redemption price equal to the principal amount, plus accrued and unpaid interest to, but excluding, the date of redemption and a make whole premium of $ 7,191 . In May 2026, we redeemed the remaining $ 100,000 of our outstanding 4.95 % senior unsecured notes due 2027 for a redemption price equal to the principal amount, plus accrued and unpaid interest to, but excluding, the date of redemption and a make whole premium of $ 216 . Net Lease Mortgage Notes SVC ABS LLC, or the Initial Issuer, issued $ 610,200 in aggregate principal amount of net lease mortgage notes, or the Series 2023-1 Notes, on February 10, 2023. On March 6, 2026, the Initial Issuer, SVC 2026 ABS LLC and SVC 2026 TA ABS LLC, or collectively, the Issuers, issued $ 745,000 in aggregate principal amount of net lease mortgage notes in three classes, or the Series 2026-1 Notes. We contributed to the Issuers 158 properties with an undepreciated book value of $ 761,023 and required minimum rents of $ 84,179 as of March 31, 2026. The Issuers are wholly owned special purpose bankruptcy remote, indirect subsidiaries that are separate legal entities and are the sole owners of their respective assets and liabilities. The assets of the Issuers are not available to pay or otherwise satisfy obligations to the creditors of any owners or affiliates of the Issuers. 15 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Our net lease mortgage notes are summarized below: Series Note Class Principal Outstanding as of March 31, 2026 Coupon Rate Initial Term (in years) Maturity 2023-1 Class A $ 300,298 5.15 % 5 February 2028 2023-1 Class B 171,666 5.55 % 5 February 2028 2023-1 Class C 132,200 6.70 % 5 February 2028 2023-1 Total / weighted average 604,164 5.60 % 2026-1 Class A 220,000 5.16 % 5 March 2031 2026-1 Class B 375,000 5.80 % 5 March 2031 2026-1 Class M 150,000 7.55 % 5 March 2031 2026-1 Total / weighted average 745,000 5.96 % Total / weighted average $ 1,349,164 5.80 % The Series 2023-1 Class A notes and the Series 2023-1 Class B notes require monthly principal repayments at an annualized rate of 0.50 % and 0.25 % of the balance outstanding, respectively, and the Series 2023-1 Class C notes require interest payments only, with balloon payments due at maturity. The Series 2023-1 Notes mature in February 2028 and may be redeemed without penalty 24 months prior to the scheduled maturity date beginning in February 2026. The Series 2026-1 Class A notes and the Series 2026-1 Class B notes require monthly principal repayments at an annualized rate of 0.50 % and 0.25 % of the balance outstanding, respectively, and the Series 2026-1 Class M notes require interest payments only, with balloon payments due at maturity. The Series 2026-1 Notes mature in March 2031 and may be redeemed without penalty 24 months prior to the scheduled maturity date beginning in March 2029. Our Series 2023-1 Notes and Series 2026-1 Notes are non-recourse and, as of March 31, 2026, were secured by 472 retail net lease properties, including 158 properties that were contributed by us during the three months ended March 31, 2026. As of March 31, 2026, the current leases relating to the 472 properties required annual minimum rents of $ 150,754 and had an aggregate undepreciated book value of $ 1,511,474 . The VFN is also secured by the 472 net lease properties that secure our existing $ 1,349,164 of net lease mortgage notes. The VFN permits borrowings on a revolving basis up to $ 45,000 and the Issuer can borrow, repay and reborrow funds available until maturity. The maturity date of the VFN is January 27, 2027, and, subject to the payment of an extension fee and meeting certain other conditions, can be extended by one year at the Issuer’s option. The VFN requires interest payments only on drawings under the VFN based on SOFR plus a margin of 1.75 %, and an unused commitment fee of 50 basis points per annum paid on undrawn amounts. As of March 31, 2026 and 2025, the annual interest rate payable on borrowings under the VFN was 5.43 % and 6.16 %, respectively. The weighted average annual interest rate for borrowings under the VFN was 5.42 % and 6.19 % for the three months ended March 31, 2026 and 2025, respectively. As of both March 31, 2026 and May 4, 2026, we had $ 45,000 outstanding under the VFN. Note 9. Shareholders’ Equity Share Purchases During the three months ended March 31, 2026, we purchased an aggregate of 15,559 of our common shares, valued at $ 2.00 per common share, from certain former employees of RMR and Sonesta, in satisfaction of tax withholding and payment obligations in connection with the vesting of prior awards of our common shares. We withheld and purchased these common shares at their fair market values based upon the trading prices of our common shares at the close of trading on The Nasdaq Stock Market LLC, or Nasdaq, on the applicable purchase dates. 16 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Equity Offering On March 30, 2026, we amended our amended and restated declaration of trust, as amended and supplemented, to increase our authorized common shares from 200,000,000 to 900,000,000 shares. In April 2026, we issued and sold 479,166,667 common shares, including 62,500,000 common shares pursuant to the exercise of the underwriters’ option to purchase additional shares, at $ 1.20 per share in an underwritten public offering. Our net proceeds from this offering were approximately $ 542,300 , after deducting the underwriters’ discount and other offering expenses. Distributions During the three months ended March 31, 2026, we declared and paid a regular quarterly distribution to common shareholders as follows: Declaration Date Record Date Paid Date Dividend Per Common Share Total Distributions January 15, 2026 January 26, 2026 February 19, 2026 $ 0.01 $ 1,681 On April 9, 2026, we declared a regular quarterly distribution to common shareholders of record as of April 21, 2026 of $ 0.01 per share, or approximately $ 6,472 . We expect to pay this distribution on or about May 14, 2026. Cumulative Other Comprehensive Income (Loss) Cumulative other comprehensive income (loss) represents our share of the comprehensive income (loss) of Sonesta. See Notes 6, 7 and 11 for further information regarding this investment. Note 10. Business and Property Management Agreements with RMR We have no employees. The personnel and various services we require to operate our business are provided to us by RMR. We have two agreements with RMR to provide management services to us: (1) a business management agreement, which relates to our business generally, and (2) a property management agreement, which relates to our property level operations of our net lease portfolio, the office building component of one of our hotels and major renovation or repositioning activities at our hotels that we may request RMR to manage from time to time. We are generally responsible for all of our operating expenses, including certain expenses incurred or arranged by RMR on our behalf. We are generally not responsible for payment of RMR’s employment, office or administrative expenses incurred to provide management services to us, except for the employment and related expenses of RMR’s employees assigned to work exclusively or partly at our net lease properties and the office building component of one of our hotels, our share of the wages, benefits and other related costs of RMR’s centralized accounting personnel, our share of RMR’s costs for providing our internal audit function and as otherwise agreed. Our property level operating expenses are generally incorporated into rents charged to our tenants, including certain payroll and related costs incurred by RMR. 17 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) For the three months ended March 31, 2026 and 2025, the business management fees, property management fees and construction supervision fees and expense reimbursements recognized in our condensed consolidated financial statements were as follows: Financial Statement Three Months Ended March 31, Line Item 2026 2025 Pursuant to business management agreement: Net business management fees (1) General and administrative $ 6,182 $ 6,930 Pursuant to property management agreement: Property management fees Net lease operating expenses $ 2,771 $ 2,087 Construction supervision fees Buildings, improvements and equipment (2) 128 657 $ 2,899 $ 2,744 Expense reimbursement Net lease operating expenses, general and administrative, and buildings, improvements and equipment (2) $ 1,094 $ 1,195 (1) The net business management fees we recognized for each of the three months ended March 31, 2026 and 2025, reflect a reduction of $ 896 for the amortization of the liability we recorded in connection with our former investment in The RMR Group Inc., or RMR Inc. (2) Amounts capitalized as buildings, improvements and equipment are depreciated over the estimated useful lives of the related assets. Based on our common share total return, as defined in our business management agreement, as of March 31, 2026, no incentive fees are included in the net business management fees we recognized for the three months ended March 31, 2026. The actual amount of annual incentive fees for 2026, if any, will be based on our common share total return, as defined in our business management agreement, for the three-year period ending December 31, 2026, and will be payable in January 2027. We did not incur an incentive fee payable to RMR for the year ended December 31, 2025. Effective January 1, 2026, we amended our business management agreement with RMR to replace the benchmark index used in the calculation of incentive business management fees. Pursuant to this amendment, for periods beginning on or after January 1, 2026, the MSCI U.S. REIT Diversified Index will be used to calculate benchmark returns per share for purposes of determining any incentive business management fee payable to RMR, and for periods ending prior to January 1, 2026, the MSCI U.S. REIT/Hotel & Resort REIT Index will continue to be used. Note 11. Related Person Transactions We have relationships and historical and continuing transactions with Sonesta, RMR, RMR Inc., and others related to them, including other companies to which RMR or its subsidiaries provide management services and some of which have trustees, directors or officers who are also our Trustees or officers. RMR is a majority owned subsidiary of RMR Inc. The Chair of our Board of Trustees, or our Board, and one of our Managing Trustees, Adam D. Portnoy, is the sole trustee, an officer and the controlling shareholder of ABP Trust, which is the controlling shareholder of RMR Inc., the chair of the board of directors, a managing director and the president and chief executive officer of RMR Inc. and an officer and employee of RMR. Christopher J. Bilotto, our other Managing Trustee and our President and Chief Executive Officer, also serves as an executive officer of RMR Inc. and is an officer and employee of RMR. John G. Murray, our former Managing Trustee and our former President and Chief Executive Officer, also served as an officer and employee of RMR until March 31, 2026, and served as a director and president and chief executive officer of Sonesta until March 31, 2026, and will remain an employee of Sonesta until his retirement on September 30, 2026. Jeffrey C. Leer, an executive vice president of RMR, became a co-chief executive officer of Sonesta, effective April 1, 2026. In addition, each of our other officers serves as an officer of RMR. Some of our Independent Trustees also serve as independent trustees of other public companies to which RMR or its subsidiaries provide management services. Mr. Portnoy serves as chair of the boards and as a managing trustee of these public companies. Other officers of RMR, including certain of our officers, serve as managing trustees or officers of certain of these companies. 18 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Our Manager, RMR We have two agreements with RMR to provide management services to us. See Note 10 for further information regarding our management agreements with RMR. Sonesta Sonesta is a private company of which Adam D. Portnoy, one of our Managing Trustees, is a director and the controlling stockholder. John G. Murray, our other Managing Trustee until March 2025, was a director and president and chief executive officer of Sonesta until March 31, 2026. Jeffrey C. Leer, an executive vice president of RMR, became a co-chief executive officer of Sonesta, effective April 1, 2026. Sonesta’s other director served as one of RMR Inc.’s managing directors, as RMR’s and RMR Inc.’s executive vice president, general counsel and secretary and as our Secretary until her resignation from these positions, effective December 31, 2025, in connection with her retirement. Certain other officers and employees of Sonesta are former officers and employees of RMR. RMR also provides certain services to Sonesta. As of March 31, 2026, we owned 34 % of Sonesta’s outstanding shares of common stock and Sonesta managed 68 of our hotels. See Notes 6 and 7 for further information regarding our relationships, agreements and transactions with Sonesta. Equity Offering In April 2026, RMR, our manager, purchased 41,666,666 common shares in the equity offering at a price equal to the public offering price of $ 1.20 per share. In addition, Christopher J. Bilotto, one of our Managing Trustees and our President and Chief Executive Officer, and Brian E. Donley, our Chief Financial Officer and Treasurer, as well as certain of our Trustees, purchased an aggregate of approximately 248,333 common shares at the public offering price. Following the equity offering, RMR beneficially owned approximately 6.4 % of our outstanding common shares and Adam D. Portnoy, including through ABP Trust, beneficially owned approximately 6.7 % of our outstanding common shares. For further information about these and certain other such relationships and certain other related person transactions, refer to our 2025 Annual Report. Note 12. Income Taxes We have elected to be taxed as a REIT under the United States Internal Revenue Code of 1986, as amended, or the IRC, and, as such, are generally not subject to federal and most state income taxation on our operating income provided we distribute our taxable income to our shareholders and meet certain organization and operating requirements. We are subject to income tax in Canada, Puerto Rico and certain states despite our qualification for taxation as a REIT. Further, we lease our managed hotels to our wholly owned TRSs that, unlike most of our subsidiaries, file a separate consolidated tax return and are subject to federal, state and foreign income taxes. Our consolidated income tax provision (or benefit) includes the income tax provision (or benefit) related to the operations of our TRSs and certain state and foreign income taxes incurred by us despite our qualification for taxation as a REIT. During the three months ended March 31, 2026, we recognized income tax expense of $ 1,181 , which includes $ 486 of state tax expense and $ 695 of foreign tax expense. During the three months ended March 31, 2025, we recognized an income tax expense of $ 843 , which includes $ 353 of state tax expense and $ 490 of foreign tax expense. 19 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Note 13. Segment Information Our operating segments are based on our internal reporting structure and property type and are aligned with how our Chief Operating Decision Maker, or CODM, reviews the operating results to allocate resources and assess segment performance. The CODM is our President and Chief Executive Officer. Our two reportable segments are net lease investments and hotel investments. Our net lease investments segment consists of service-focused retail net lease properties, including travel centers leased to TA, our largest tenant. Our hotel investments segment consists of hotels managed by subsidiaries of Sonesta, Hyatt, Radisson and IHG. The significant expense categories and amounts presented below align with the segment-level information that is regularly provided to our CODM. Our CODM reviews operating and financial results, including net income (loss) and its components, to allocate resources and assess segment performance. The accounting policies of our reportable segments are the same as those described in Note 2 to our consolidated financial statements included in our 2025 Annual Report. The tables below present information about our segments. Three Months Ended March 31, 2026 Net Lease Hotels Total Revenues: Hotel operating revenues $ — $ 264,575 $ 264,575 Rental income 99,876 — 99,876 Total revenues 99,876 264,575 364,451 Less (plus): Room expenses — 67,112 67,112 Food and beverage expenses — 40,305 40,305 Management fees 2,771 9,129 11,900 Real estate taxes and insurance 2,105 23,680 25,785 Other operating expenses (1) 2,564 102,418 104,982 Depreciation and amortization 32,937 42,906 75,843 Interest expense 15,792 — 15,792 Other segment items (2) 8,988 20,196 29,184 Segment profit (loss) 34,719 ( 41,171 ) ( 6,452 ) Reconciliation of segment profit or loss: General and administrative ( 8,796 ) Transaction related costs ( 6 ) Interest income 884 Interest expense ( 80,755 ) Loss on early extinguishment of debt, net ( 51,871 ) Income tax expense ( 1,181 ) Equity in losses of an investee ( 3,001 ) Net loss $ ( 151,178 ) (1) Other operating expenses for each reportable segment include expenses such as repairs and maintenance, utilities and other costs, including property level expense reimbursements for our net lease investments segment as discussed in Note 10, incurred in connection with the operation of our properties. (2) Other segment items for each reportable segment include transaction related costs, gains and losses on asset impairment and sale of real estate and interest income, as applicable. 20 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Three Months Ended March 31, 2025 Net Lease Hotels Total Revenues: Hotel operating revenues $ — $ 334,963 $ 334,963 Rental income 100,216 — 100,216 Total revenues 100,216 334,963 435,179 Less (plus): Room expenses — 93,909 93,909 Food and beverage expenses — 40,319 40,319 Management fees 2,087 12,485 14,572 Real estate taxes and insurance 788 29,613 30,401 Other operating expenses (1) 2,753 129,514 132,267 Depreciation and amortization 35,357 53,743 89,100 Interest expense 12,126 — 12,126 Other segment items (2) ( 490 ) 36,698 36,208 Segment profit (loss) 47,595 ( 61,318 ) ( 13,723 ) Reconciliation of segment profit or loss: General and administrative ( 9,556 ) Transaction related costs ( 29 ) Interest income 1,054 Interest expense ( 89,391 ) Income tax expense ( 843 ) Equity in losses of an investee ( 3,947 ) Net loss $ ( 116,435 ) (1) Other operating expenses for each reportable segment include expenses such as repairs and maintenance, utilities and other costs, including property level expense reimbursements for our net lease investments segment as discussed in Note 10, incurred in connection with the operation of our properties. (2) Other segment items for each reportable segment include transaction related costs, gains and losses on asset impairment and sale of real estate and interest income, as applicable. As of March 31, 2026 As of December 31, 2025 Assets: Net Lease $ 2,865,157 $ 2,902,699 Hotels 3,066,762 3,107,967 Corporate 149,706 480,914 Total assets $ 6,081,625 $ 6,491,580 Three Months Ended March 31, 2026 2025 Capital expenditures: Net Lease $ 580 $ 748 Hotels 20,350 45,121 Total capital expenditures $ 20,930 $ 45,869 21 Table of Contents SERVICE PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Continued) (dollars in thousands, except per share amounts) (unaudited) Note 14. Fair Value of Assets and Liabilities The table below presents certain of our assets carried at fair value at March 31, 2026, categorized by the level of inputs, as defined in the fair value hierarchy under GAAP, used in the valuation of each asset. Fair Value at Reporting Date Using Description Total Quoted Prices in Active Markets for Identical Assets (Level 1) Significant Other Observable Inputs (Level 2) Significant Unobservable Inputs (Level 3) Non-recurring Fair Value Measurement Assets: Assets of properties held for sale (1) (2) $ 54,058 $ — $ 51,293 $ 2,765 (1) We recorded impairment charges totaling $ 27,340 during the three months ended March 31, 2026, to reduce the carrying value of seven hotels and 13 net lease properties in our condensed consolidated balance sheet to their estimated fair value, less estimated costs to sell of $ 2,128 , based on negotiated sales prices with third party buyers (Level 2 inputs as defined in the fair value hierarchy under GAAP). (2) We recorded impairment charges totaling $ 755 during the three months ended March 31, 2026, to reduce the carrying value of eight net lease properties in our condensed consolidated balance sheet to their estimated fair value, less estimated costs to sell of $ 200 , based on brokers’ opinions of values (Level 3 inputs as defined in the fair value hierarchy under GAAP). In addition to the assets included in the table above, our financial instruments include our cash and cash equivalents, restricted cash, rents receivable, revolving credit facility, VFN, net lease mortgage notes, senior notes and security deposits. At March 31, 2026 and December 31, 2025, the fair values of these financial instruments approximated their carrying values in our condensed consolidated balance sheets due to their short-term nature or floating interest rates, except as follows: March 31, 2026 December 31, 2025 Carrying Value (1) Fair Value Carrying Value (1) Fair Value Senior Unsecured Notes, due 2027 at 4.95 % $ 99,836 $ 99,924 $ 399,164 $ 401,716 Senior Guaranteed Unsecured Notes, due 2027 at 5.50 % 448,126 450,590 447,858 442,985 Senior Secured Notes, due 2027 at zero coupon 511,956 527,825 501,256 524,263 Net Lease Mortgage Notes, due 2028 at 5.60 % 580,911 595,750 578,368 598,113 Senior Unsecured Notes, due 2028 at 3.95 % 397,927 382,512 397,645 377,596 Senior Guaranteed Unsecured Notes, due 2029 at 8.375 % — — 686,738 703,780 Senior Unsecured Notes, due 2029 at 4.95 % 422,252 384,923 422,056 368,382 Senior Unsecured Notes, due 2030 at 4.375 % 395,599 355,208 395,318 338,932 Net Lease Mortgage Notes, due 2031 at 5.96 % 722,548 733,533 — — Senior Secured Notes, due 2031 at 8.625 % 977,130 1,044,320 976,121 1,050,370 Senior Guaranteed Unsecured Notes, due 2032 at 8.875 % 485,484 495,570 484,904 493,225 Total financial liabilities $ 5,041,769 $ 5,070,155 $ 5,289,428 $ 5,299,362 (1) Carrying value includes unamortized discounts, premiums and certain debt issuance costs. At March 31, 2026 and December 31, 2025, we estimated the fair values of our senior notes using an average of the bid and ask price of our then outstanding issuances of senior notes (Level 2 inputs). At March 31, 2026 and December 31, 2025, we estimated the fair value of our net lease mortgage notes using discounted cash flow analyses and current prevailing market rates as of the measurement dates (Level 3 inputs). As Level 3 inputs are unobservable, our estimated value may differ materially from the actual fair value. 22 Table of Contents