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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 8-K/A
(Amendment No. 1)

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of Earliest Event Reported): October 3, 2024

PEBBLEBROOK HOTEL TRUST
(Exact name of registrant as specified in its charter)

Maryland 001-34571 27-1055421
(State or other jurisdiction (Commission (I.R.S. Employer
of incorporation) File Number) Identification No.)

4747 Bethesda Avenue, Suite 1100, Bethesda, Maryland
20814
(Address of principal executive offices)(Zip Code)

Registrant’s telephone number, including area code: (240) 507-1300

Not Applicable
Former name or former address, if changed since last report

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐     Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐     Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐     Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐     Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading Symbol(s)Name of each exchange on which registered
Common Shares, $0.01 par value per sharePEBNew York Stock Exchange
Series E Cumulative Redeemable Preferred Shares, $0.01 par valuePEB-PENew York Stock Exchange
Series F Cumulative Redeemable Preferred Shares, $0.01 par valuePEB-PFNew York Stock Exchange
Series G Cumulative Redeemable Preferred Shares, $0.01 par valuePEB-PGNew York Stock Exchange
Series H Cumulative Redeemable Preferred Shares, $0.01 par valuePEB-PHNew York Stock Exchange
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company ☐ 
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐


EXPLANATORY NOTE
On October 3, 2024, Pebblebrook Hotel Trust (the “Company”) filed a Current Report on Form 8-K (the “Original Report”). This amendment to the Original Report is filed solely to correct the two sentences under the heading “Maturity and Interest” under Item 1.01 of the Original Report. In the Original Report, the months set forth were incorrect. The rest of the information set forth under Item 1.01 of this Current Report on Form 8-K remains the same as it was in the Original Report.
Item 1.01.    Entry into a Material Definitive Agreement.
6.375% Senior Secured Notes due 2029
On October 3, 2024, Pebblebrook Hotel, L.P. (the “Operating Partnership”), which is the operating partnership of Pebblebrook Hotel Trust (the “Company”), and PEB Finance Corp. (“Finance Corp.” and, together with the Operating Partnership, the “Issuers”), a wholly owned subsidiary of the Operating Partnership, issued $400 million aggregate principal amount of their 6.375% senior notes due 2029 (the “Notes”).
Private Placement and Use of Proceeds
The Notes were sold in a private placement (the “Private Placement”) in the United States only to accredited investors pursuant to an exemption from the Securities Act of 1933, as amended (the “Securities Act”), and subsequently resold to persons reasonably believed to be “qualified institutional buyers” pursuant to Rule 144A under the Securities Act and to non-U.S. persons pursuant to Regulation S under the Securities Act.
The estimated net proceeds to the Operating Partnership from the Private Placement were approximately $390.0 million, after deducting the initial purchasers’ discounts and estimated offering expenses payable by the Operating Partnership.
Concurrently with the closing of the Private Placement, the Operating Partnership used $353.3 million of the net proceeds to pay down three of its unsecured terms loans as described under Item 8.01 of this Current Report on Form 8-K. The Operating Partnership will use the balance of the net proceeds to pay down part of one or more of the Operating Partnership’s unsecured term loans and/or repurchase a portion of the convertible senior notes of the Company.
Indenture and Notes
The Notes were issued under an indenture, dated October 3, 2024 (the “Indenture”), among the Issuers, the Company, the subsidiary guarantors party thereto and UMB Bank, National Association, as trustee (the “Trustee”).
Maturity and Interest
The Notes will mature on October 15, 2029. Interest on the Notes will accrue at a rate of 6.375% per annum. Interest on the Notes will be payable semi-annually in cash in arrears on April 15 and October 15 of each year, commencing on April 15, 2025.
Guarantees
The Notes are fully and unconditionally guaranteed, jointly and severally, by the Company and each subsidiary of the Operating Partnership that guarantees any indebtedness under the Fifth Amended and Restated Credit Agreement, dated as of October 13, 2022 (as amended by the First Amendment to Fifth Amended and Restated Credit Agreement, dated as of January 3, 2024, as further amended by the Second Amendment to Fifth Amended and Restated Credit Agreement, dated as of September 18, 2024, and as further amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), among the Operating Partnership, as the borrower, the Company, as the parent REIT and a guarantor, certain subsidiaries of the Operating Partnership, as guarantors, Bank of America, N.A., as administrative agent and L/C issuer, and the other lenders party thereto.
Redemption
The Issuers may redeem the Notes at any time prior to October 15, 2026, in whole or in part, at a redemption price equal to 100% of the principal amount thereof, plus accrued and unpaid interest, if any, to, but excluding, the redemption date, plus a make-whole premium. The Issuers may redeem the Notes at any time on or after October 15, 2026, in whole or in part, at a redemption price equal to (i) 103.188% of the principal amount thereof, should such redemption occur before October 15, 2027, (ii) 101.594% of the principal amount thereof, should such redemption occur before October 15, 2028, and (iii) 100.000% of the principal amount thereof, should such redemption occur on or after October 15, 2028, in each case plus accrued and unpaid interest, if any, to, but excluding, the redemption date.


In addition, at any time prior to October 15, 2026, the Issuers may redeem up to 40% of the principal amount of the Notes with an amount of cash not greater than the amount of the net cash proceeds from one or more equity offerings at a redemption price of 100.000% of the principal amount thereof, plus accrued and unpaid interest, if any, to, but excluding, the redemption date, so long as at least 60% of the aggregate principal amount of the Notes remains outstanding immediately after each such redemption.
Covenants
The Indenture contains customary covenants that will limit the Operating Partnership’s ability and, in certain instances, the ability of its subsidiaries, to encumber assets; incur additional indebtedness; create liens securing indebtedness; make restricted payments; enter into agreements that restrict dividends or other payments; issue guarantees; sell assets; engage in transactions with affiliates; or merge, consolidate or transfer all or substantially all of its assets.
These limitations are subject to a number of important exceptions and qualifications set forth in the Indenture. In addition, the Indenture requires the Company and certain of its subsidiaries, including the Operating Partnership, to maintain total unencumbered assets as of the end of each fiscal quarter of not less than 150% of total unsecured indebtedness, in each case calculated on a consolidated basis.
Change of Control
In the event of a change of control coupled with credit rating downgrades of the Notes, the Operating Partnership must offer to repurchase the Notes at a repurchase price equal to 101% of the aggregate principal amount thereof, plus accrued and unpaid interest, if any, to, but excluding, the repurchase date.
Events of Default
Events of default under the Indenture include, among others, the following with respect to the Notes: default for 30 days in the payment when due of interest on the Notes; default in payment when due of the principal of, or premium, if any, on the Notes; failure to comply with certain covenants in the Indenture for 60 days upon the receipt of notice by the Company from the Trustee or holders of at least 25% in aggregate principal amount of the Notes; acceleration or payment default of indebtedness of the Company, either of the Issuers or a significant subsidiary thereof in excess of a specified amount that remains uncured for 30 days; final judgments against the Company, either of the Issuers or a significant subsidiary thereof in excess of a specified amount that remains unpaid for 60 days; and certain events of bankruptcy or insolvency with respect to the Company, the either of the Issuers or a significant subsidiary thereof. In the case of an event of default arising from certain events of bankruptcy or insolvency with respect to the Company, either of the Issuers or a significant subsidiary thereof, all Notes then outstanding will become due and payable immediately without further action or notice. If any other event of default occurs with respect to the Notes, the Trustee or holders of at least 25% in aggregate principal amount of the Notes may declare all Notes then outstanding to be immediately due and payable.
The foregoing description of the Indenture and the Notes does not purport to be complete and is qualified in its entirety by the full text of the Indenture and the Notes, respectively, copies of which are filed as Exhibits 4.1 and 4.2 to this Current Report on Form 8-K, respectively, and hereby incorporated herein by reference. This Current Report on Form 8-K does not constitute an offer to sell or the solicitation of an offer to buy the Notes.



SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 PEBBLEBROOK HOTEL TRUST 
  
October 4, 2024By:  /s/ Raymond D. Martz
 Name:  Raymond D. Martz
  Title:  Co-President, Chief Financial Officer, Treasurer and Secretary


v3.24.3
Document and Entity Information Document
Oct. 03, 2024
Entity Information [Line Items]  
Document Type 8-K/A
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Document Period End Date Oct. 03, 2024
Entity Registrant Name PEBBLEBROOK HOTEL TRUST
Entity Central Index Key 0001474098
Entity Incorporation, State or Country Code MD
Entity File Number 001-34571
Entity Tax Identification Number 27-1055421
Entity Address, Address Line One 4747 Bethesda Avenue
Entity Address, Address Line Two Suite 1100
Entity Address, City or Town Bethesda
Entity Address, State or Province MD
Entity Address, Postal Zip Code 20814
City Area Code 240
Local Phone Number 507-1300
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Pre-commencement Issuer Tender Offer false
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Common Shares, $0.01 par value per share  
Entity Information [Line Items]  
Title of 12(b) Security Common Shares, $0.01 par value per share
Trading Symbol PEB
Security Exchange Name NYSE
Series E Cumulative Redeemable Preferred Shares, $0.01 par value  
Entity Information [Line Items]  
Title of 12(b) Security Series E Cumulative Redeemable Preferred Shares, $0.01 par value
Trading Symbol PEB-PE
Security Exchange Name NYSE
Series F Cumulative Redeemable Preferred Shares, $0.01 par value  
Entity Information [Line Items]  
Title of 12(b) Security Series F Cumulative Redeemable Preferred Shares, $0.01 par value
Trading Symbol PEB-PF
Security Exchange Name NYSE
Series G Cumulative Redeemable Preferred Shares, $0.01 par value  
Entity Information [Line Items]  
Title of 12(b) Security Series G Cumulative Redeemable Preferred Shares, $0.01 par value
Trading Symbol PEB-PG
Security Exchange Name NYSE
Series H Cumulative Redeemable Preferred Shares, $0.01 par value  
Entity Information [Line Items]  
Title of 12(b) Security Series H Cumulative Redeemable Preferred Shares, $0.01 par value
Trading Symbol PEB-PH
Security Exchange Name NYSE
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