As filed with the Securities and Exchange Commission on July 30, 1998
Registration No. 333-56087
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
AMENDMENT NO. 1
to
FORM S-11
REGISTRATION STATEMENT
UNDER THE SECURITIES ACT OF 1933
Hersha Hospitality Trust
(Exact name of registrant as specified in governing instruments)
148 Sheraton Drive, Box A
New Cumberland, Pennsylvania 17070
(717) 770-2405
(Address of principal executive offices)
Jay H. Shah, Esq.
The Lafayette Building
437 Chestnut Street, Suite 615
Philadelphia, Pennsylvania 19106
(215) 238-1045
(Name and address of agent for service)
---------------
Copies to:
Cameron N. Cosby, Esq. James J. Wheaton, Esq.
Hunton & Williams Willcox & Savage, P.C.
Riverfront Plaza, East Tower 1800 NationsBank Center
951 East Byrd Street One Commercial Place
Richmond, Virginia 23219-4074 Norfolk, Virginia 23510
(804) 788-8604 (757) 628-5619
Approximate date of commencement of proposed sale to the public: As soon
as practicable after the effective date of this Registration Statement.
If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act, please check the following box
and list the Securities Act registration statement number of the earlier
effective registration statement for the same offering. [ ]
If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act, check the following box and list the Securities Act
registration number of the earlier effective registration statement for the same
offering. [ ]
If the Form is a post-effective amendment filed pursuant to Rule 462(d)
under the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering. [ ]
If delivery of the prospectus is expected to be made pursuant to Rule
434, please check the following box. [ ]
CALCULATION OF REGISTRATION FEE
===============================================================================
Proposed Proposed
Maximum Maximum
Amount Offering Aggregate Amount of
Title of Securities Being Being Price Per Offering Registration
Registered Registered Share (1) Price (1) Fee
===============================================================================
Common Shares,
$0.01 par value per share 2,666,667 $6.00 $16,000,002 $4,720
===============================================================================
(1) Estimated solely for the purpose of determining the registration fee.
---------------
The registrant hereby amends this registration statement on such date or
dates as may be necessary to delay its effective date until the registrant shall
file a further amendment which specifically states that this registration
statement shall thereafter become effective in accordance with Section 8(a) of
the Securities Act of 1933, as amended, or until the registration statement
shall become effective on such date as the Commission, acting pursuant to said
Section 8(a), may determine.
Information contained herein is subject to completion or amendment. A
registration statement relating to these securities has been filed with the
Securities and Exchange Commission. These securities may not be sold nor may
offers to buy be accepted prior to the time the registration statement
becomes effective. This prospectus shall not constitute an offer to sell or
the solicitation of an offer to buy nor shall there be any sale of these
securities in any State in which such offer, solicitation or sale would be
unlawful prior to registration or qualification under the securities laws of
any such State.
Subject to completion, dated ______, 1998
PROSPECTUS
2,666,667 Shares
Hersha Hospitality Trust
Common Shares of Beneficial Interest
---------------
Hersha Hospitality Trust, formed in May 1998 (the "Company"), has been
established to own initially ten hotels (the "Initial Hotels") and to continue
the hotel acquisition and development strategies of Hasu P. Shah, the Chairman
of the Board of Trustees and Chief Executive Officer of the Company. Mr. Shah
and certain of his affiliates (together, the "Hersha Affiliates") purchased or
developed all of the Initial Hotels, which will be contributed to the principal
operating subsidiary of the Company, Hersha Hospitality Limited Partnership (the
"Partnership"), by a group of affiliated partnerships, a corporation and
individuals (the "Selling Partnerships") in exchange for interests in the
Partnership and assumption of debt. Following the completion of this offering
(the "Offering") and the use of Offering proceeds as described herein, the
Company will own approximately a 43% general partnership interest in the
Partnership. The Company is a self-advised Maryland real estate investment trust
that intends to qualify as a real estate investment trust ("REIT") for federal
income tax purposes.
The Initial Hotels are located in Pennsylvania and include three Holiday
Inn Express(Registered Trademark) hotels, two Hampton Inn(Registered Trademark)
hotels, two Holiday Inn(Registered Trademark) hotels, two Comfort Inn(Registered
Trademark) hotels and one Clarion Suites(Registered Trademark) hotel with an
aggregate of 989 rooms. The Partnership will own, directly or through subsidiary
partnerships, 100% of the equity interests in the Initial Hotels and will lease
them to Hersha Hospitality Management, L.P. (the "Lessee"), a limited
partnership wholly-owned by certain of the Hersha Affiliates. The Hersha
Affiliates have managed all of the Initial Hotels since their acquisition or
construction. Upon the closing of the Offering of common shares of beneficial
interest of the Company, par value $.01 per share (the "Common Shares"), and the
use of the Offering proceeds as set forth herein, the Partnership will have
approximately $11.7 million of fixed-rate debt outstanding, which will be
secured by some of the Initial Hotels.
All of the Common Shares offered hereby are being sold by the Company. The
Company proposes to sell 166,667 of the Common Shares offered hereby directly to
certain Hersha Affiliates at the initial public offering price, with the
remainder of the Common Shares offered hereby being sold through Anderson &
Strudwick, Incorporated (the "Underwriter"). The Company's Declaration of Trust
generally prohibits direct or indirect ownership of more than 9.9% of the
outstanding Common Shares by any person. Prior to the Offering, there has been
no public market for the Common Shares. The Company will apply for listing of
the Common Shares on the American Stock Exchange under the symbol "HT." The
initial public offering price of the Common Shares will be $6.00 per share (the
"Offering Price"). See "Underwriting" for a discussion of factors considered in
determining the Offering Price. The Company intends to make regular quarterly
distributions to its shareholders initially equal to $0.12 per share, which on
an annualized basis would be equal to $0.48 per share or 8.0% of the Offering
Price.
See "Risk Factors" for a discussion of material risks that should be
considered by prospective purchasers of the Common Shares offered hereby,
including the following risks:
o Conflicts of interest between the Company and the Hersha Affiliates,
including conflicts regarding the sale or refinancing of the Initial Hotels,
may have resulted, or may in the future result, in the interests of the
shareholders not being reflected fully in all decisions made or actions taken
by officers and Trustees of the Company.
o The purchase prices to be paid for the six Initial Hotels that have little
operating history or have been newly renovated are based upon projections
by management as to the expected operating results of such hotels,
subjecting the Company to the risk that these hotels may not achieve
anticipated operating results and the rent received by the Company from
such hotels after the first Adjustment Date or Second Adjustment Date (as
defined herein) could be less than anticipated, which could adversely
affect the amount of cash available for distribution to the shareholders
of the Company.
o The Company's lack of control over the daily operations of the Initial Hotels
could, in the event that the Lessee fails to effectively operate the Initial
Hotels, make the Company's business strategy more difficult to achieve, which
could adversely affect the amount of cash available for distribution to the
shareholders of the Company.
o The dependence of the Company on the Lessee's ability to make payments under
the Percentage Leases in order to generate revenues may, in the event that
there is a reduction in revenues at the Initial Hotels, adversely affect the
amount of cash available for distribution to the shareholders of the Company.
o The Company and the Partnership were recently formed, and the Company has
no experience operating as a REIT or a public company.
o The number of the Initial Hotels is limited and therefore adverse changes in
the operations of any Initial Hotel could adversely affect the amount of cash
available for distribution to the shareholders of the Company.
o Mr. Shah and the partners of the Selling Partnerships personally guarantee
all of the indebtedness secured by the Initial Hotels, and the personal
bankruptcy of any of the guarantors would constitute a default under the
related loan documents.
o Purchasers of the Common Shares sold in the Offering will experience
immediate and substantial dilution of $4.01, or 66.8% of the Offering Price,
in the net tangible book value per Common Share. In addition, in the event
that any of the purchase prices of the Initial Hotels are increased pursuant
to the repricing described herein, owners of the Common Shares at such time
will experience further dilution.
o Risk of taxation of the Company as a regular corporation if it fails to
qualify as a REIT, which would adversely affect the amount of cash available
for distribution to the shareholders of the Company.
---------------
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES
AND EXCHANGE COMMISSION NOR HAS THE COMMISSION PASSED UPON
THE ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY
REPRESENTATION TO THE CONTRARY IS A
CRIMINAL OFFENSE.
===============================================================================
Proceeds
Price to Selling to
Public Commission(1) Company(2)
- -------------------------------------------------------------------------------
Per Common Share........... $6.00 $.48 $5.52
Total...................... $16,000,002 $1,200,000 $14,800,002
===============================================================================
(1) See "Underwriting" for information concerning indemnification of the
Underwriter and other matters. As stated above, the Company proposes to sell
166,667 of the Common Shares offered hereby directly to certain Hersha
Affiliates at the Offering Price. No selling commission will be paid to the
Underwriter with respect to such shares.
(2) Before deducting expenses payable by the Company, estimated at $587,000.
Does not reflect the Underwriter Warrants granted by the Company to the
Underwriter to purchase 250,000 Common Shares for a period of five years at a
price per share equal to 165% of the Offering Price. See "Underwriting."
-----------
The Common Shares, other than the 166,667 Common Shares offered directly
by the Company to certain Hersha Affiliates, are being offered by the Company
through the Underwriter on a best efforts all-or-none basis, when, as and if
issued and subject to approval of certain legal matters by counsel for the
Underwriter and certain other conditions. Unless sooner withdrawn or canceled,
the Offering will continue until the earlier of the date on which all the Common
Shares offered hereby are sold or ___________, 1998 (the "Offering Termination
Date"). Until the closing date of the Offering (the "Closing Date"), all
proceeds from the sale of the Common Shares will be deposited in escrow with
First Union National Bank of North Carolina, Charlotte, North Carolina (the
"Escrow Agent"). If the Offering is withdrawn or canceled or if all of the
Common Shares offered hereby are not sold and all proceeds therefrom received by
the Company on or prior to the Offering Termination Date, all proceeds will be
returned by the Escrow Agent to the persons from which they are received
promptly after such termination or withdrawal.
Anderson & Strudwick
Incorporated
The date of this Prospectus is , 1998.
[COLOR PHOTOS AND ART WORK TO COME]
TABLE OF CONTENTS
Page
----
PROSPECTUS SUMMARY .......................................................... 1
The Company ............................................................... 1
Summary Risk Factors ...................................................... 1
The Partnership ........................................................... 3
The Lessee ................................................................ 3
The Initial Hotels ........................................................ 4
Growth Strategy ........................................................... 6
Acquisition Strategy ...................................................... 6
Internal Growth Strategy .................................................. 6
Formation Transactions .................................................... 7
Benefits to the Hersha Affiliates ......................................... 10
Conflict of Interest Policies ............................................. 11
Distribution Policy ....................................................... 11
Tax Status ................................................................ 11
The Offering .............................................................. 12
Summary Financial Data .................................................... 13
RISK FACTORS ................................................................ 17
Conflicts of Interest ...................................................... 17
Conflicts Relating to Sales or Refinancing of Initial Hotels ............ 17
No Arm's-Length Bargaining on Percentage Leases, Contribution Agreements,
the Administrative Services Agreement and Option Agreement ........... 17
Competing Hotels Owned or to be Acquired by the Hersha Affiliates ......... 17
Acquisition of Hotels with Limited Operating History ...................... 18
Inability to Operate the Properties ....................................... 18
Dependence on the Lessee .................................................. 18
Newly-Organized Entities .................................................. 18
Limited Numbers of Initial Hotels ......................................... 18
Guarantors of Assumed Indebtedness ........................................ 18
Substantial Dilution ...................................................... 18
Tax Risks ................................................................. 19
Failure to Qualify as a REIT ............................................ 19
REIT Minimum Distribution Requirements .................................. 19
The Price Being Paid for the Initial Hotels May Exceed Their Value ........ 19
Emphasis on Franchise Hotels .............................................. 20
Concentration of Investments in Pennsylvania .............................. 20
Hotel Industry Risks ...................................................... 20
Operating Risks ......................................................... 20
Competition for Guests .................................................. 20
Investment Concentration in Single Industry ............................. 20
Seasonality of Hotel Business and the Initial Hotels .................... 20
Risks of Operating Hotels under Franchise Licenses ...................... 20
Operating Costs and Capital Expenditures; Hotel Renovation .............. 21
Real Estate Investment Risks .............................................. 21
General Risks of Investing in Real Estate ............................... 21
Illiquidity of Real Estate .............................................. 21
Uninsured and Underinsured Losses ....................................... 21
Property Taxes .......................................................... 22
Environmental Matters ................................................... 22
Compliance with Americans with Disabilities Act and other Changes in
Governmental Rules and Regulations ................................. 22
Market for Common Shares .................................................. 22
Effect of Market Interest Rates on Price of Common Shares ................. 22
Anti-takeover Effect of Ownership Limit, Staggered Board, Power to Issue
Additional Shares and Certain Provisions of Maryland Law ................ 23
Ownership Limitation .................................................... 23
Staggered Board ......................................................... 23
Issuance of Additional Shares ........................................... 23
Maryland Business Combination Law ....................................... 23
Potential Adverse Effects of Leverage and Lack of Limits on Indebtedness .. 23
Dependence Upon External Financing ........................................ 24
Assumption of Contingent Liabilities of Selling Partnerships .............. 24
Ability of Board of Trustees to Change Certain Policies ................. 24
Growth Strategy ........................................................... 24
Competition for Acquisitions ............................................ 24
Acquisition Risks ....................................................... 25
Reliance on Trustees and Management ....................................... 25
Possible Adverse Effect of Shares Available for Future Sale on Price of
Common Shares ........................................................... 25
THE COMPANY ................................................................. 25
GROWTH STRATEGY ............................................................. 28
Acquisition Strategy ...................................................... 28
Investment Criteria ..................................................... 28
Financing ............................................................... 28
Internal Growth Strategy .................................................. 29
USE OF PROCEEDS ............................................................. 29
DISTRIBUTION POLICY ......................................................... 30
PRO FORMA CAPITALIZATION .................................................... 32
DILUTION .................................................................... 33
SELECTED FINANCIAL INFORMATION .............................................. 34
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS ................................................... 38
Overview .................................................................. 38
Results of Operations of the Initial Hotels ............................... 38
Comparison of Three Months Ended March 31, 1998 to the
Three Months Ended March 31, 1997 ................................... 38
Comparison of year ended December 31, 1997 to year ended
December 31, 1996 .................................................... 38
Comparison of year ended December 31, 1996 to year ended
December 31, 1995 .................................................... 38
Liquidity and Capital Resources ........................................... 38
Inflation ................................................................. 39
Seasonality ............................................................... 39
Year 2000 Compliance ...................................................... 40
BUSINESS AND PROPERTIES ..................................................... 40
The Initial Hotels ........................................................ 40
The Percentage Leases ..................................................... 43
Franchise Licenses ........................................................ 48
Operating Practices ....................................................... 49
Employees ................................................................. 49
Environmental Matters ..................................................... 50
Competition ............................................................... 50
Insurance ................................................................. 50
Depreciation .............................................................. 51
Legal Proceedings ......................................................... 51
Hersha Affiliates' Hotel Assets Not Acquired By The Company ............... 51
Ground Leases ............................................................. 51
POLICIES AND OBJECTIVES WITH RESPECT TO CERTAIN ACTIVITIES .................. 52
Investment Policies ....................................................... 52
Financing ................................................................. 52
Conflict of Interest Policies.............................................. 53
Declaration of Trust and Bylaw Provisions ............................... 53
The Option Agreement .................................................... 53
The Partnership ......................................................... 53
Provisions of Maryland Law .............................................. 53
Policies with Respect to Other Activities ................................. 54
Working Capital Reserves .................................................. 54
FORMATION TRANSACTIONS ...................................................... 54
Benefits to the Hersha Affiliates ......................................... 55
MANAGEMENT .................................................................. 57
Trustees and Executive Officers ........................................... 57
Audit Committee ........................................................... 58
Compensation Committee .................................................... 58
TABLE OF CONTENTS
Page
----
Compensation .............................................................. 58
Exculpation and Indemnification ........................................... 58
The Option Plan ........................................................... 59
The Trustees' Plan ........................................................ 60
CERTAIN RELATIONSHIPS AND TRANSACTIONS ...................................... 61
Repayment of Indebtedness and Guarantees by Mr. Shah and the Hersha
Affiliates .............................................................. 61
Hotel Ownership and Management............................................. 61
Option Agreement .......................................................... 61
THE LESSEE .................................................................. 61
Management of the Lessee .................................................. 62
PRINCIPAL SHAREHOLDERS ...................................................... 62
DESCRIPTION OF SHARES OF BENEFICIAL INTEREST ................................ 63
General ................................................................... 63
Common Shares ............................................................. 64
Preferred Shares .......................................................... 64
Classification or Reclassification of Common Shares or Preferred Shares.... 65
Restrictions on Transfer .................................................. 65
Other Matters ............................................................. 66
CERTAIN PROVISIONS OF MARYLAND LAW
AND OF THE COMPANY'S DECLARATION
OF TRUST AND BYLAWS ......................................................... 66
Classification of the Board of Trustees ................................... 67
Removal of Trustees ....................................................... 67
Business Combinations ..................................................... 67
Control Share Acquisitions ................................................ 67
Amendment ................................................................. 68
Limitation of Liability and Indemnification ............................... 68
Operations ................................................................ 69
Dissolution of the Company ................................................ 69
Advance Notice of Trustees Nominations and New Business ................... 69
Possible Anti-takeover Effect of Certain Provisions of Maryland Law and of
the Declaration of Trust and Bylaws ..................................... 69
Maryland Asset Requirements ............................................... 70
SHARES AVAILABLE FOR FUTURE SALE............................................. 70
PARTNERSHIP AGREEMENT ....................................................... 71
Management ................................................................ 71
Transferability of Interests .............................................. 71
Capital Contribution ...................................................... 71
Redemption Rights ......................................................... 72
Operations ................................................................ 72
Distributions ............................................................. 73
Allocations ............................................................... 73
Term ...................................................................... 73
Tax Matters ............................................................... 73
FEDERAL INCOME TAX CONSEQUENCES.............................................. 73
Taxation of the Company ................................................... 74
Requirements for Qualification............................................. 75
Income Tests ............................................................ 76
Asset Tests ............................................................. 80
Distribution Requirements ............................................... 80
Recordkeeping Requirement ............................................... 81
Partnership Anti-Abuse Rule.............................................. 81
Failure to Qualify ...................................................... 81
Taxation of Taxable U.S. Shareholders ..................................... 82
Taxation of Shareholders on the Disposition of the Common Shares .......... 82
Capital Gains and Losses .................................................. 82
Information Reporting Requirements and Backup Withholding ................. 83
Taxation of Tax-Exempt Shareholders ....................................... 83
Taxation of Non-U.S. Shareholders ......................................... 84
Other Tax Consequences .................................................... 85
Tax Aspects of the Partnership............................................. 85
Classification as a Partnership.......................................... 85
Income Taxation of the Partnership and its Partners ..................... 86
Sale of the Company's or the Partnership's Property ....................... 87
UNDERWRITING ................................................................ 88
EXPERTS ..................................................................... 89
REPORTS TO SHAREHOLDERS ..................................................... 89
LEGAL MATTERS ............................................................... 89
ADDITIONAL INFORMATION ...................................................... 90
GLOSSARY .................................................................... 91
INDEX TO FINANCIAL STATEMENTS................................................ F-1
PROSPECTUS SUMMARY
The following summary is qualified in its entirety by the more detailed
information and financial statements and the notes thereto appearing elsewhere
in this Prospectus. Unless the context otherwise indicates, all references
herein to the "Company" include Hersha Hospitality Trust and Hersha Hospitality
Limited Partnership and its subsidiary partnerships. The offering of 2,666,667
Common Shares pursuant to this Prospectus is referred to herein as the
"Offering." See "Glossary" beginning on page 91 for the definitions of certain
additional terms used in this Prospectus.
The Company
Hersha Hospitality Trust (the "Company") has been established to own
initially interests in ten hotels (the "Initial Hotels") and to continue the
hotel acquisition and development strategies of Hasu P. Shah, Chairman of the
Board of Trustees and Chief Executive Officer of the Company. The Company,
formed in May 1998, is a self-advised Maryland real estate investment trust that
intends to qualify as a real estate investment trust ("REIT") for federal income
tax purposes. The Initial Hotels include three Holiday Inn Express(Registered
Trademark) hotels, two Hampton Inn(Registered Trademark) hotels, two Holiday
Inn(Registered Trademark) hotels, two Comfort Inn(Registered Trademark) hotels
and one Clarion Suites(Registered Trademark) hotel. The Initial Hotels are
located in Pennsylvania and contain an aggregate of 989 rooms. The Holiday Inn
Express(Registered Trademark) hotels in Hershey, Pennsylvania and New Columbia,
Pennsylvania, the Hampton Inn(Registered Trademark) hotel in Carlisle,
Pennsylvania and the Comfort Inn(Registered Trademark) hotel in Harrisburg,
Pennsylvania (the "Newly-Developed Hotels") are newly constructed and therefore
have limited operating history. The Holiday Inn Express(Registered Trademark)
hotel in Harrisburg, Pennsylvania, the Holiday Inn(Registered Trademark) hotel
in Milesburg, Pennsylvania and the Comfort Inn(Registered Trademark) hotel in
Denver, Pennsylvania (the "Newly-Renovated Hotels") have been newly renovated
and, as a result, the Company believes that such hotels' future performance will
improve significantly over such hotels' prior operating histories. The remaining
hotels, the Hampton Inn(Registered Trademark) hotel in Selinsgrove,
Pennsylvania, the Holiday Inn(Registered Trademark) hotel in Harrisburg,
Pennsylvania and the Clarion Suites(Registered Trademark) hotel in Philadelphia,
Pennsylvania are referred to herein as the "Stabilized Hotels."
Summary Risk Factors
An investment in the Common Shares involves various risks, and investors
should carefully consider the matters discussed under "Risk Factors," including,
among others, the following:
o Conflicts of interest between the Company, the Hersha Affiliates and
the Lessee that may have resulted, or may in the future result, in
the interests of the shareholders not being reflected fully in all
decisions made or actions taken by officers and Trustees of the
Company, including:
> conflicts related to the adverse tax consequences to the
Hersha Affiliates upon a sale of any of the Initial Hotels or
the refinancing or prepayment of principal on certain of the
Assumed Indebtedness, and the related risk that the Hersha
Affiliates' personal interests with regard to a sale or
refinancing of an Initial Hotel or repayment of certain of the
Assumed Indebtedness could be adverse to those of the Company;
> lack of arm's-length negotiations with respect to the terms of
the Percentage Leases, the contribution agreements for the
Initial Hotels, the Option Agreement (as herein defined), the
Administrative Services Agreement (as herein defined) and the
Hersha Affiliates' conflicts relating to enforcing those
agreements;
> conflicts relating to ownership and operation of other
hotels by the Hersha Affiliates; and
> conflicts relating to competing demands on Mr. Shah's time.
o The purchase prices for the Newly-Developed Hotels and the
Newly-Renovated Hotels are based upon projections by management
as to the expected operating results of such hotels, subjecting
the Company to risks that those hotels may not achieve
anticipated operating results and the rent received by the
Company from such hotels after the First Adjustment Date or Second
Adjustment Date, as applicable, could be less than anticipated,
which could adversely affect the amount of cash available
for distribution to the shareholders of the Company.
1
o The Company's lack of control over the daily operations of the
Initial Hotels could, in the event that the Lessee fails to
effectively operate the Initial Hotels, make the Company's business
strategy more difficult to achieve, which could adversely affect the
amount of cash available for distribution to the shareholders of the
Company.
o The dependence of the Company on the Lessee's ability to make
payments under the Percentage Leases in order to generate revenues
may, in the event that there is a reduction in revenues at the
Initial Hotels, adversely affect the amount of cash available for
distribution to the shareholders of the Company.
o The Company and the Partnership were recently formed, and the
Company has no experience operating as a REIT or a public company.
o The number of the Initial Hotels is limited and therefore adverse
changes in the operations of any Initial Hotel could adversely
affect the amount of cash available for distribution to the
shareholders of the Company.
o Mr. Shah and the partners of the Selling Partnerships personally
guarantee all of the Assumed Indebtedness, and the personal
bankruptcy of any of the guarantors would constitute a default
under the related loan documents.
o The Offering Price exceeds the net tangible book value per
share. Therefore, purchasers of Common Shares in the Offering
will realize an immediate and substantial dilution of $4.01, or
66.8% of the Offering Price, in the net tangible book value of
their shares. In addition, in the event that any of the purchase
prices of the Newly-Renovated Hotels or the Newly-Developed
Hotels are increased on the First Adjustment Date or the Second
Adjustment Date, as applicable, owners of the Common Shares at
such time will experience further dilution.
o Risk of taxation of the Company as a regular corporation if it fails
to qualify as a REIT and the Company's liability for federal and
state taxes on its income in such event, which would adversely
affect the amount of cash available for distribution to the
shareholders of the Company.
o The price to be paid by the Company for the Initial Hotels may
exceed the fair market value as determined by a third-party
appraisal of the Initial Hotels.
o Five of the Initial Hotels are licensed under one franchise brand,
Holiday Inn/Holiday Inn Express, and any adverse developments to
that franchise brand could adversely affect the amount of cash
available for distribution to the shareholders of the Company.
o The geographic concentration in Pennsylvania of the Initial Hotels
may expose the Company to regional economic fluctuations that could
have a significant negative effect on the operation of the Initial
Hotels, and ultimately on cash available for distribution to the
shareholders of the Company.
o Risks affecting the real estate or hospitality industries
generally, including economic and other conditions that may
adversely affect the Company's real estate investments and the
Lessee's ability to make lease payments, potential increases in
assessed real estate values or property tax rates, the relative
illiquidity of real estate, uninsured or underinsured losses, and
the potential liability for unknown or future environmental
liabilities, any of which could adversely affect the amount of
cash available for distribution to the shareholders of the
Company.
o The absence of a prior market for the Common Shares, the lack of
assurance that an active trading market will develop or that the
Common Shares will trade at or above the Offering Price, and the
potential negative effect of an increase in interest rates on the
market price of the Common Shares.
2
o The restriction on ownership of Common Shares and certain other
provisions in the Company's declaration of trust (the "Declaration
of Trust") or the Company's Bylaws (the "Bylaws") may have the
effect of inhibiting a change of control of the Company, even when a
change of control may be beneficial to the Company's shareholders.
The Partnership
The Company will contribute substantially all of the net proceeds from the
Offering to Hersha Hospitality Limited Partnership (the "Partnership") in
exchange for approximately a 43% partnership interest in the Partnership. The
Company will be the sole general partner of the Partnership. Shortly after the
closing of the Offering, the Partnership will acquire, directly or through
subsidiary partnerships, 100% of the equity interests in the Initial Hotels. Mr.
Shah and certain affiliates (the "Hersha Affiliates") own the partnerships that
currently own all of the Initial Hotels (collectively, the "Selling
Partnerships"). Ownership of the land underlying two of the Initial Hotels will
be retained by certain Hersha Affiliates and will be leased to the Partnership
pursuant to separate ground leases, each with a 99-year term, and collectively
providing for rent of $21,000 per year. See "Certain Relationships and
Transactions."
The Partnership will acquire the Initial Hotels in exchange for (i) units
of limited partnership interest in the Partnership ("Units"), which will be
redeemable, subject to certain limitations, for an aggregate of approximately
3.5 million Common Shares, with a value of approximately $21 million based on
the Offering Price, and (ii) the assumption of approximately $25.2 million of
the indebtedness related to the Initial Hotels, approximately $11.7 million of
which (the "Assumed Indebtedness") will remain outstanding and approximately
$13.5 million of which will be repaid immediately after the acquisition of the
Initial Hotels using the net proceeds of the Offering. See "Formation
Transactions." The purchase prices of the Newly-Renovated Hotels will be
adjusted as soon as the Company's and the Lessee's audited financial statements
for the year ended December 31, 1999 (the "First Adjustment Date") become
available. The purchase prices of the Newly-Developed Hotels will be adjusted as
soon as the Company's and the Lessee's audited financial statements for the year
ended December 31, 2000 (the "Second Adjustment Date") become available. The
adjustments will be calculated by applying the initial pricing methodology to
such hotels' cash flows as shown on the Company's and the Lessee's audited
financial statements for the year ended on the First Adjustment Date or the
Second Adjustment Date, as applicable, and the adjustments must be approved a
majority of the Independent Trustees (as defined herein). If the repricing
produces a higher aggregate value for such hotels, the Hersha Affiliates will
receive an additional number of Units that, when multiplied by the Offering
Price, equals the increase in value plus the value of any distributions that
would have been made with respect to such Units if such Units had been issued at
the time of acquisition of such hotels. If, however, the repricing produces a
lower aggregate value for such hotels, the Hersha Affiliates will forfeit to the
Partnership that number of Units that, when multiplied by the Offering Price,
equals the decrease in value plus the value of any distributions made with
respect to such Units.
The Lessee
In order for the Company to qualify as a REIT, neither the Company nor the
Partnership may operate hotels. Therefore, the Initial Hotels will be leased to
Hersha Hospitality Management, L.P., a Pennsylvania limited partnership
wholly-owned by certain of the Hersha Affiliates (the "Lessee"), pursuant to
leases (the "Percentage Leases") that are designed to allow the Company to
participate in growth in revenues of the Initial Hotels by providing that
percentages of such revenues be paid by the Lessee as rent. Each Percentage
Lease has been structured to provide anticipated rents at least equal to 12% of
the purchase price paid for the hotel, net of (i) property and casualty
insurance premiums, (ii) real estate and personal property taxes, and (iii) a
reserve for furniture, fixtures and equipment equal to 4% (6% for the Holiday
Inn, Harrisburg, PA and the Holiday Inn, Milesburg, PA) of gross revenues at the
hotel. This pro forma return is based on certain assumptions and historical
revenues for the Initial Hotels (including projected revenues for the
Newly-Developed Hotels and the Newly-Renovated Hotels) and no assurance can be
given that future revenues for the Initial Hotels will be consistent with prior
performance or the estimates. See "Risk Factors-Acquisition of Hotels with
Limited Operating History." The rent on the Newly-Developed Hotels and the
Newly-Renovated Hotels until the First Adjustment Date or Second Adjustment
Date, as applicable, will be fixed (the "Initial Fixed Rent"). After the First
Adjustment Date or the Second Adjustment Date, as applicable, rent will be
computed with respect to the Newly-Developed Hotels and the Newly-Renovated
Hotels based on the percentage rent formulas described herein. The Initial
Hotels will be operated by the Lessee. The
3
Percentage Leases will have initial terms of five years and may be extended for
two additional five-year terms at the option of the Lessee. See "Business and
Properties-The Percentage Leases."
The Initial Hotels
The following table sets forth certain information with respect to the
Initial Hotels:
Twelve Months Ended December 31, 1997
------------------------------------------------------------------------------------------------
Estimated
Lessee
Income Before Estimated Average
Number of Room Other Lease Lease Daily
Initial Hotels Rooms Revenue Revenue(1) Payments(2) Payments(3)(4) Occupancy Rate REVPAR(5)
- -------------- ----- ------- ---------- ----------- -------------- --------- ---- ---------
Newly-Developed
Holiday Inn Express
Hershey, PA(6) ...... 85 $ 210,612 $ 4,877 $ 80,985 $ 96,156 38.8% $ 75.62 $29.35
New Columbia, PA(7) . 81 $ 13,369 $ 253 (48,535) 6,653 9.0% $ 59.68 $ 5.39
Hampton Inn:
Carlisle, PA(8) ..... 95 659,861 8,421 293,368 303,029 53.5% $ 65.33 $34.93
Comfort Inn:
Harrisburg, PA(9) ... 81
Newly-Renovated
Holiday Inn Express:
Harrisburg, PA(10) .. 117 1,357,241 176,868 550,639 504,406 56.4% $ 56.33 $31.78
Holiday Inn:
Milesburg, PA ....... 118 1,254,070 220,684 579,756 524,750 52.0% $ 56.07 $29.13
Comfort Inn:
Denver, PA (11) ..... 45 658,285 0 271,167 262,234 54.7% $ 73.26 $40.08
Stabilized
Holiday Inn:
Harrisburg, PA ...... 196 3,103,820 1,787,958 1,738,713 1,614,402 63.3% $ 68.22 $43.17
Hampton Inn:
Selinsgrove, PA (12) 75 1,271,943 46,148 705,488 657,471 71.9% $ 65.29 $46.96
Clarion Suites:
Philadelphia, PA .... 96 2,350,702 319,950 1,026,785 976,102 73.7% $ 91.02 $67.09
Total/weighted average 989 $10,879,903 $ 2,565,159 $ 5,198,366 $ 4,945,203 60.2% $ 68.27 $41.09
- -------------------------
(1) Represents restaurant revenue, telephone revenue and other revenue.
(2) Represents total revenue less the Lessee's expenses, including hotel
operating expenses but excluding lease payments. See "Selected Financial
Information."
(3) Had the Newly-Developed Hotels been open for the entire twelve months
ended December 31, 1997, the total estimated lease payments for all of the
Initial Hotels would have been approximately $7 million.
(4) Represents payments of Rent by the Lessee calculated by applying the rent
provisions in the Percentage Leases using historical revenues of the
Initial Hotels as if January 1, 1997 was the beginning of the lease year.
In the case of the Newly-Developed Hotels and the Newly-Renovated Hotels,
the estimated lease payments reflect the Initial Fixed Rents for such
hotels pro-rated for the period in which each hotel was open.
(5) Revenue per available room ("REVPAR") is determined by dividing room
revenue by available rooms for the applicable period.
(6) This hotel opened in October 1997 and, thus, the data shown represent
approximately three months of operations.
(7) This hotel opened in December 1997 and, thus, the data shown represent
approximately one month of operations.
(8) This hotel opened in June 1997 and, thus, the data shown represent
approximately seven months of operations.
4
(9) This hotel opened in May 1998 and, thus, there are no data shown.
(10) The land underlying this hotel will be leased to the Partnership by
certain Hersha Affiliates for rent of $15,000 per year for 99 years.
(11) The land underlying this hotel will be leased to the Partnership by
certain Hersha Affiliates for rent of $6,000 per year for 99 years.
(12) A portion of the land adjacent to this hotel will be leased to a Hersha
Affiliate for $1 per year for 99 years.
For further information regarding the Initial Hotels, see "Business and
Properties - The Initial Hotels" and " - The Percentage Leases."
5
Growth Strategy
The Company will seek to enhance shareholder value by increasing amounts
available for distribution to shareholders by acquiring additional hotels that
meet the Company's investment criteria as described below and by participating
in increased revenue from the Initial Hotels through the Percentage Leases.
Acquisition Strategy
The Company intends to acquire additional hotels that meet its investment
criteria as described below. See "The Company-Growth Strategy-Acquisition
Strategy." The Company will emphasize limited service and full service hotels
with strong, national franchise affiliations in the upper-economy and mid-scale
market segments, or hotels with the potential to obtain such franchises. In
particular, the Company will consider acquiring limited service hotels such as
Comfort Inn(Registered Trademark), Best Western(Registered Trademark), Days
Inn(Registered Trademark), Fairfield Inn(Registered Trademark), Hampton
Inn(Registered Trademark), Holiday Inn(Registered Trademark) and Holiday Inn
Express(Registered Trademark) hotels, and limited service extended-stay hotels
such as Hampton Inn and Suites(Registered Trademark), Homewood Suites(Registered
Trademark), Main Stay Suites(Registered Trademark) and Residence Inn by
Marriott(Registered Trademark) hotels. Under the Bylaws, any transaction
involving the Company, including the purchase, sale, lease or mortgage of any
real estate asset, in which a Trustee or officer of the Company, or any
Affiliate (as defined herein) thereof, has an interest (other than solely as a
result of his status as a Trustee, officer or shareholder of the Company) must
be approved by a majority of members of the Company's Board of Trustees (the
"Trustees"), including a majority of the members of the Board of Trustees who
are not officers, directors or employees of the Company, any lessee of the
Company's or the Partnership's properties or any underwriter or placement agent
of the shares of beneficial interest of the Company that has been engaged by the
Company within the past three years, or any Affiliate thereof (the "Independent
Trustees").
The Company intends to focus predominately on investments in hotels in the
eastern United States. Such investments may include hotels newly developed by
the Hersha Affiliates. Pursuant to an agreement with Hasu P. Shah, Jay H. Shah,
Neil H. Shah, Bharat C. Mehta, Kanti D. Patel, Rajendra O. Gandhi, Kiran P.
Patel, David L. Desfor, Madhusudan I. Patni and Manahar Gandhi, each a Hersha
Affiliate, the Partnership will have a two-year option to acquire any hotels
acquired or developed by the Hersha Affiliates within 15 miles of any of the
Initial Hotels or any subsequently acquired hotel (the "Option Agreement"). See
"Certain Relationships and Transactions-Option Agreement." The Company's policy
with respect to acquisitions of hotels (the "Acquisition Policy") is to acquire
hotels for which it expects to receive rents at least equal to 12% of the
purchase price paid for each hotel, net of (i) property and casualty insurance
premiums, (ii) real estate and personal property taxes, and (iii) a reserve for
furniture, fixtures and equipment equal to 4% (6% in the case of a full-service
hotel) of gross revenues at each hotel. The Trustees, however, may change the
Acquisition Policy at any time without the approval of the Company's
shareholders.
The Company's additional investments in hotels may be financed, in whole
or in part, with undistributed cash, subsequent issuances of Common Shares or
other securities, or borrowings. The Company is currently negotiating with
lenders to obtain a $10 million line of credit (the "Line of Credit"). A failure
to obtain the Line of Credit could adversely affect the Company's ability to
finance its growth strategy. See "Risk Factors -Dependence Upon External
Financing." The Company's initial policy is to limit consolidated indebtedness
to less than 55% of the aggregate purchase prices for the hotels in which it has
invested (the "Debt Policy"). The Trustees, however, may change the Debt Policy
without the approval of the Company's shareholders. The aggregate purchase
prices paid by the Company for the Initial Hotels is approximately $47.3
million. After the Formation Transactions, the Company's indebtedness will be
approximately $11.7 million, which represents approximately 25% of the aggregate
purchase price to be paid by the Company. Because of the Debt Policy and the
amount of the Assumed Indebtedness, the success of the Company's acquisition
strategy will depend in the future on its ability to access additional capital
through issuances of equity securities. See "The Company-Growth
Strategy-Investment Criteria and Financing," "Risk Factors-Risks of Leverage"
and "Management's Discussion and Analysis of Financial Condition and Results of
Operations-Liquidity and Capital Resources."
Internal Growth Strategy
The Percentage Leases are designed to allow the Company to participate in
growth in revenues at the Initial Hotels. See "Business and Properties-The
Percentage Leases." The Percentage Leases generally provide for the Lessee to
pay the greater of a monthly base rent ("Base Rent") or percentage rent
("Percentage Rent"). The Percentage Rent for each Initial Hotel is comprised of
(i) a percentage of room revenues up to a certain threshold
6
amount (the "Threshold"), (ii) a percentage of room revenues in excess of the
Threshold but not more than an incentive threshold amount (the "Incentive
Threshold"), (iii) a percentage of room revenue in excess of the Incentive
Threshold and (iv) a percentage of revenues other than room revenues. The
Incentive Threshold is designed to provide incentive to the Lessee to generate
higher revenues at each hotel by lowering the percentage of revenue paid as
Percentage Rent once room revenues reach certain levels. In the case of the
Newly-Developed Hotels and the Newly-Renovated Hotels, the Lessee will pay the
Initial Fixed Rent until the First Adjustment Date or the Second Adjustment
Date, as applicable, after which the Lessee will pay the greater of Base Rent or
Percentage Rent. See "Business and Properties-The Initial Hotels" and "-The
Percentage Leases-Amounts Payable Under the Percentage Leases." The Initial
Fixed Rent, the Base Rent and Percentage Rent are hereinafter referred to
collectively as "Rent."
Formation Transactions
The principal transactions in connection with the formation of the Company
and the acquisition of interests in the Initial Hotels (the "Formation
Transactions") are as follows:
o The Company will sell 2,666,667 Common Shares in the Offering,
including 166,667 Common Shares to be sold to the Hersha Affiliates,
at the Offering Price. The net proceeds to the Company from the
Offering will be contributed to the Partnership in exchange for
approximately a 43% general partnership interest in the Partnership.
o The Partnership will acquire the Initial Hotels by acquiring
either all of the partnership interests in the Selling
Partnerships or the Initial Hotels in exchange for (i) Units that
will be redeemable, subject to certain limitations, for an
aggregate of approximately 3.5 million Common Shares, with a
value of approximately $21 million based on the Offering Price
and (ii) the assumption of approximately $25.2 million in
indebtedness secured by all of the Initial Hotels, approximately
$13.5 million of which will be repaid with the proceeds of the
Offering. The purchase prices of the Newly-Developed Hotels and
the Newly-Renovated Hotels will be adjusted on the First
Adjustment Date or the Second Adjustment Date, as applicable, as
described in "-The Company."
o The land underlying the Holiday Inn Express, Harrisburg,
Pennsylvania and the Comfort Inn, Denver, Pennsylvania each will be
leased to the Partnership by certain Hersha Affiliates for aggregate
rent of $21,000 per year for 99 years. Also, a portion of the land
adjacent to the Hampton Inn, Selinsgrove, Pennsylvania will be
leased to a Hersha Affiliate for $1 per year for 99 years.
o Each Initial Hotel will be leased to the Lessee pursuant to a
Percentage Lease. The Percentage Leases will have an initial
non-cancelable term of five years. All, but not less than all,
of the Percentage Leases may be extended for an additional
five-year term. At the end of the first extended term, the
Lessee, at its option, may extend some or all of the Percentage
Leases for the Initial Hotels. The Percentage Leases generally
provide for the Lessee to pay the greater of the Base Rent or
Percentage Rent. The Percentage Rent for each Initial Hotel is
comprised of (i) a percentage of room revenues up to the
Threshold, (ii) a percentage of room revenues in excess of the
Threshold but less than the Incentive Threshold, (iii) a
percentage of room revenue in excess of the Incentive Threshold
and (iv) a percentage of revenues other than room revenues. The
Incentive Threshold is designed to provide an incentive to the
Lessee to generate higher revenues at each hotel. Until the
First Adjustment Date or the Second Adjustment Date, as
applicable, the rent on the Newly-Developed Hotels and the
Newly-Renovated Hotels will be the Initial Fixed Rents applicable
to those hotels. After the First Adjustment Date or the Second
Adjustment Date, as applicable, rent will be computed with
respect to the Newly-Developed Hotels and the Newly-Renovated
Hotels based on the percentage rent formulas described herein.
The Lessee will hold the franchise license (the "Franchise
License") for each Initial Hotel. See "Business and
Properties-The Percentage Leases."
o The Partnership and certain of the Hersha Affiliates will enter
into the Option Agreement, pursuant to which the Hersha
Affiliates will agree that, if they develop or own any hotels in
the future that are located within 15 miles of any Initial Hotel
or hotel subsequently acquired by the Partnership, the Hersha
Affiliates will give the Partnership the option to purchase such
hotels for two years. See
7
"Risk Factors-Conflicts of Interest-Competing Hotels Owned or to be
Acquired by the Hersha Affiliates" and "Policies and Objectives with
Respect to Certain Activities-Conflicts of Interest Policies-The Option
Agreement."
o The Company and the Lessee will enter into the Administrative
Services Agreement, pursuant to which the Hersha Affiliate will
provide certain administrative services in exchange for an annual
fee equal to $55,000, plus $10,000 for each hotel owned by the
Company.
o The Company has granted the Underwriter warrants to purchase 250,000
Common Shares (the "Underwriter Warrants") for a period of five
years at a price per share equal to 165% of the Offering Price.
o The Partnership has granted 2744 Associates, L.P., which is a Hersha
Affiliate, warrants to purchase 250,000 Units (the "Hersha
Warrants") for a period of five years at a price per Unit equal to
165% of the Offering Price.
8
Following consummation of the Formation Transactions, the structure and
relationships of the Company, the Partnership, the Initial Hotels and the Lessee
will be as follows:
[Flow chart describing the organization of the Company after
completion of the Offering appears here]
9
(1) The Company will sell 166,667 Common Shares directly to certain Hersha
Affiliates at the Offering Price.
(2) Two of the Initial Hotels will be held directly by the Partnership and the
remaining eight Initial Hotels will be held by subsidiary partnerships of
the Partnership. The Company will lease the land underlying the Holiday
Inn Express, Harrisburg, Pennsylvania and the Comfort Inn, Denver,
Pennsylvania from certain Hersha Affiliates pursuant to separate leases,
each with a term of 99 years, and collectively providing for annual rent
of $21,000.
Benefits to the Hersha Affiliates
As a result of the Formation Transactions, the Hersha Affiliates will
receive significant benefits, including but not limited to the following:
o The Hersha Affiliates will receive approximately 3.5 million Units
in exchange for their interests in the Initial Hotels, which will
have a value of approximately $21 million based on the Offering
Price. The Units held by the Hersha Affiliates will be more liquid
than their current interests in the Selling Partnerships once a
public trading market for the Common Shares commences and after the
applicable holding periods expire.
o The Lessee, which is owned by the Hersha Affiliates, will hold
the Franchise Licenses for the Initial Hotels and will be
entitled to all revenues from the Initial Hotels after payment of
Rent under the Percentage Leases and other operating expenses.
The Company will pay certain expenses in connection with the
transfer of the Franchise Licenses to the Lessee. See "The
Lessee."
o Approximately $13.5 million of indebtedness owed by the Selling
Partnerships will be repaid with a portion of the proceeds of the
Offering. Approximately $7.5 million of such indebtedness is
owed to entities controlled by the Hersha Affiliates and relates
principally to hotel development expenses in connection with the
Initial Hotels. Certain of the Assumed Indebtedness is and will
remain guaranteed by the Hersha Affiliates. Upon the repayment
of such indebtedness, the Hersha Affiliates will be released from
the related guarantees. The Hersha Affiliates may receive
increased cash distributions from the operations of the Initial
Hotels as a result of the reduction of indebtedness on the
Initial Hotels.
o If the repricing on the First Adjustment Date or the Second
Adjustment Date, as applicable, produces a higher value for the
Newly-Developed Hotels or the Newly-Renovated Hotels, the Hersha
Affiliates will receive an additional number of Units that, when
multiplied by the Offering Price, equals the increase in value
plus the value of any distributions that would have been made in
connection with such Units if such Units had been issued in
connection with the acquisition of such hotels.
o The Lessee, which is owned by the Hersha Affiliates, will receive an
annual fee equal to $55,000, plus $10,000 for each hotel owned by
the Company for providing certain administrative services to the
Company.
o Certain tax consequences to the Hersha Affiliates from the
transfer of equity interests in the Initial Hotels will be
deferred.
o Messrs. Hasu P. Shah, K.D. Patel and Bharat C. Mehta will receive
$7,500 per year for serving as Trustees. Mr. Shah shall also be
entitled to receive a salary of not more than $100,000 per year
provided that the Common Shares have a closing price of $9.00 per
share or higher for 20 consecutive trading days and remain at or
above $9.00 per share.
o The Partnership has granted 2744 Associates, L.P., which is a
Hersha Affiliate, the Hersha Warrants to purchase 250,000 Units
for a period of five years at a price per share equal to 165% of
the Offering Price.
10
o Certain of the Hersha Affiliates will receive a total of $21,000
per year pursuant to 99-year ground leases with respect to the
Holiday Inn Express, Harrisburg, Pennsylvania and the Comfort
Inn, Denver, Pennsylvania.
o A portion of the land adjacent to the Hampton Inn, Selinsgrove,
Pennsylvania will be leased to a Hersha Affiliate for $1 per year
for 99 years.
Conflict of Interest Policies
The Company has adopted certain policies designed to minimize the effects
of potential conflicts of interest. In addition, the Partnership will enter into
the Option Agreement with certain of the Hersha Affiliates pursuant to which the
Hersha Affiliates will agree that if they develop or own any hotels in the
future that are located within 15 miles of any Initial Hotel or hotel
subsequently acquired by the Partnership, the Hersha Affiliates will give the
Partnership the option to purchase such hotels for two years. See "Risk
Factors-Conflicts of Interest-Competing Hotels Owned or to be Acquired by the
Hersha Affiliates" and "Policies and Objectives with Respect to Certain
Activities-Conflicts of Interest Policies-The Option Agreement." The
Declaration of Trust, with limited exceptions, requires at least three of the
Company's Trustees be Independent Trustees. Such Independent Trustee requirement
may not be amended, altered, changed or repealed without the affirmative vote of
at least a majority of the members of the Board of Trustees (and the affirmative
vote of the holders of not less than two-thirds of the outstanding Common
Shares, and other shares of beneficial interest of the Company entitled to vote,
if any exist). The Trustees also are subject to certain provisions of Maryland
law, which are designed to eliminate or minimize certain potential conflicts of
interest. However, there can be no assurance that these policies always will be
successful in eliminating the influence of such conflicts, and if they are not
successful, decisions could be made that might fail to reflect fully the
interests of all shareholders.
Distribution Policy
The Company intends to make regular quarterly distributions to holders of
the Common Shares initially equal to $0.12 per share, which on an annualized
basis would be equal to $0.48 per share or 8.0% of the Offering Price of $6.00
per share. The first distribution, for the period from the closing of the
Offering to September 30, 1998, is expected to be a pro rata distribution of the
anticipated regular quarterly distribution. See "Distribution Policy" for
information regarding the basis for determining the initial distribution rate.
The Company believes that the pro forma financial information constitutes a
reasonable basis for setting the initial distribution rate. The Trustees will
determine the actual distribution rate based on the Company's actual results of
operations, economic conditions and other factors. See "Partnership Agreement"
and "Distribution Policy."
Tax Status
The Company intends to make an election to be taxed as a REIT under
Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the
"Code"), commencing with its initial taxable year ending December 31, 1998. If
the Company qualifies for taxation as a REIT, then with certain exceptions, the
Company will not be taxed at the corporate level on its taxable income that is
distributed to its shareholders. A REIT is subject to a number of organizational
and operational requirements, including a requirement that it currently
distribute at least 95% of its taxable income, excluding net capital gains.
Failure to qualify as a REIT will render the Company subject to federal income
tax (including any applicable alternative minimum tax) on its taxable income at
regular corporate rates and distributions to the common shareholders in any such
year will not be deductible by the Company. Although the Company does not intend
to request a ruling from the Internal Revenue Service (the "Service") as to its
REIT status, the Company will obtain the opinion of its legal counsel, Hunton &
Williams, based on certain assumptions and representations described in "Federal
Income Tax Consequences," that the Company has been organized in conformity with
the requirements for qualification as a REIT beginning with the taxable year
ending December 31, 1998, and that its proposed method of operation as
represented to its counsel and as described herein will enable it to satisfy the
requirements of such qualification. Investors should be aware, however, that
opinions of counsel will not be binding on the Service or any court. Even if the
Company qualifies for taxation as a REIT, the Company or the Partnership may be
subject to certain state and local taxes on its income and property. In
connection with the Company's election to be taxed as a REIT, the Declaration of
Trust imposes restrictions on the ownership and transfer of Common Shares. The
Company intends to adopt the calendar year as its taxable year. See
11
"Risk Factors-Tax Risks," "-Ownership Limitation," "Federal Income Tax
Consequences-Taxation of the Company" and "Description of Capital Stock -
Declaration of Trust and Bylaw Provisions-Restrictions on Transfer."
The Offering
Common Shares offered by the Company............. 2,666,667
Common Shares and Units to be outstanding after
the Offering..................................... 6,117,500(1)
Use of Proceeds.................................. To purchase the Initial Hotels, to
repay certain indebtedness of the
Selling Partnerships, to pay certain
expenses of the Offering and for
working capital purposes.
Symbol on the American Stock
Exchange......................................... "HT"
- ---------------
(1) Excludes 250,000 Common Shares issuable upon exercise of the Underwriter
Warrants, 250,000 Common Shares issuable upon the redemption of 250,000
Units issuable upon exercise of the Hersha Warrants, 650,000 Common Shares
reserved for issuance pursuant to the Option Plan (as herein defined) and
______________ Common Shares reserved for issuance pursuant to the
Trustees' Plan (as herein defined). See "Formation Transactions,"
"Management-Option Plan" and "Underwriting."
12
Summary Financial Data
The following tables set forth unaudited estimated revenue and expenses
and financial data for the Company, unaudited summary estimated revenue and
expenses and financial data for the Lessee and combined historical financial
data for the Initial Hotels. Such data should be read in conjunction with the
financial statements and notes thereto, which are contained elsewhere in this
Prospectus. The estimated revenue and expenses and financial data for the
Company and the Lessee are presented as if the consummation of the Formation
Transactions had occurred on January 1, 1997 and carried forward through the
interim period presented. The balance sheet data is presented as if the
consummation of the Formation Transactions had occurred on March 31, 1998.
13
Hersha Hospitality Trust
Unaudited Summary Estimated Revenue and Expenses and Financial Data(1) (In
thousands, except per share data and number of Common Shares)
Three Months Ended Year Ended
March 31, 1998 December 31, 1997
------------------ -----------------
Estimated Revenue and Expenses:
Percentage Lease revenue (2) ................ $ 1,179 $ 4,945
Depreciation and amortization ............... 394 1,190
Interest expense (3) ........................ 246 873
Real estate and personal property
taxes and property and casualty insurance . 96 375
General and administrative .................. 84 335
Ground lease ................................ 5 21
---------- ----------
Total expenses .............................. $ 825 $ 2,794
========== ==========
Estimated income before minority
interest .................................. 354 2,151
Minority interest (4) ....................... 200 1,213
---------- ----------
Net income applicable to holders
of Common Shares .......................... $ 154 $ 938
========== ==========
Earnings per Common Share ................... $ .06 $ .35
========== ==========
Weighted average number of Common
Shares outstanding ........................ 2,666,667 2,666,667
Other Data:
Funds from operations applicable to
holders of Common Shares (5) .............. $ 326 $ 1,456
Funds from operations (5) ................... $ 748 $ 3,341
Net cash provided by operating activities (6) $ 748 $ 3,341
Net cash used in investing activities (7) ... $ 155 $ 665
Net cash used in financing activities (8) ... $ 792 $ 3,073
March 31, 1998
---------------------------------
Historical Pro Forma
---------- ---------
Balance Sheet Data:
Net investment in hotel properties. -- $ 25,966
Minority interest in Partnership... -- $ 8,917
Shareholders' equity............... -- $ 6,891
Total assets....................... -- $ 27,561
Total debt......................... -- $ 11,753
- ------------------
(notes on page 16)
14
Hersha Hospitality Management, L.P.
Unaudited Summary Estimated Revenue and Expenses and Financial Data (1)
(In thousands)
Three Months Ended Year Ended
Estimated Revenue and Expenses: March 31, 1998 December 31, 1997
------------------ -----------------
Room revenue....................... $2,572 $10,880
Other revenue (9).................. 571 2,565
------ -------
Total revenue...................... $3,143 $13,445
------ -------
Hotel operating expenses (10)...... 2,032 8,449
Percentage Lease payments (2)...... $1,179 $ 4,945
------ -------
Net (loss) income.................. $ (68) $ 51
====== =======
Combined Selling Partnerships - Initial Hotels
Summary Combined Historical Operating and Financial Data
(In thousands)
Three Months Ended
March 31 Year Ended December 31
------------------ ----------------------------
1998 1997 1997 1996 1995
---- ---- ---- ---- ----
Statement of Operations
Data:
Room revenue $ 2,572 $ 1,659 $10,880 $ 7,273 $ 5,262
Other revenue (9) 571 627 2,565 2,716 1,957
------- ------- ------- ------- -------
Total revenue $ 3,143 $ 2,286 $13,445 $ 9,989 $ 7,219
Hotel operating expenses(10) 2,236 1,830 9,173 8,172 6,250
Interest 397 198 1,354 921 634
Depreciation and
amortization 389 233 1,189 924 711
------- ------- ------- ------- -------
Net income (loss) $ 121 $ 25 $ 1,729 $ (28) $ (376)
======= ======= ======= ======= =======
- -------------------------
(notes on following page)
15
(1) The estimated information does not purport to represent what the Company's
or the Lessee's financial position or results of operations would actually
have been if consummation of the Formation Transactions had, in fact,
occurred on such date or at the beginning of the periods indicated, or to
project the Company's or the Lessee's financial position or results of
operations at any future date or for any future period. Represents
estimated revenue and expenses as if (i) the Partnership recorded
depreciation and amortization, paid interest on remaining debt after the
Formation Transactions occurred, and paid real and personal property taxes
and property insurance as contemplated by the Percentage Leases, and (ii)
the Formation Transactions occurred as of the beginning of the periods
indicated.
(2) Represents Rent paid by the Lessee pursuant to the Percentage Leases,
which payments are calculated by applying the rent provisions in the
Percentage Leases to the historical revenues of the Stabilized Hotels. In
the case of the Newly-Developed Hotels and the Newly-Renovated Hotels, the
Percentage Lease revenues (or payments) equal the Initial Fixed Rents with
respect to those hotels pro-rated for the period in which each hotel was
open. There is no assurance that such revenues will reflect the actual
revenues of such hotels.
(3) Reflects the average weighted interest rate on the Assumed Indebtedness of
8.38% and 8.39% for the three months ended March 31, 1998 and the year
ended December 31, 1997, respectively.
(4) Calculated as 56.41% of estimated income before minority interest.
(5) In accordance with the resolution adopted by the Board of Governors of the
National Association of Real Estate Investment Trusts, Inc. ("NAREIT"),
funds from operations represents net income (computed in accordance with
generally accepted accounting principles), excluding gains (or losses)
from debt restructuring and sales of property, plus depreciation and
amortization, and after adjustments for unconsolidated partnerships and
joint ventures. For the periods presented, estimated depreciation and
amortization and minority interest would have been the only adjustments to
estimated net income necessary to arrive at funds from operation. Funds
from operations should not be considered an alternative to net income or
other measurements under generally accepted accounting principles as an
indicator of operating performance or to cash flows from operating,
investing or financing activities as a measure of liquidity. The Company
considers funds from operations to be an appropriate measure of the
performance of an equity REIT in that such calculation is a measure used
by the Company to measure its performance against its peer group and is a
basis for making the determination as to the allocation of its resources
and reflects the Company's ability to meet general operating expenses.
Although funds from operations has been computed in accordance with the
NAREIT definition, funds from operations as presented may not be
comparable to other similarly-titled measures used by other REITs. Funds
from operations does not reflect working capital changes, cash
expenditures for capital improvements or debt service with respect to the
Initial Hotels and, therefore, does not represent cash available for
distribution to the shareholders of the Company. For a complete
presentation of cash available to the shareholders of the Company, see
"Distribution Policy." Under the Percentage Leases, the Partnership is
obligated to pay the costs of certain capital improvements, real estate
and personal property taxes and property insurance, and to make available
to the Lessee an amount equal to 4% (6% for the Holiday Inn, Harrisburg,
PA and the Holiday Inn, Milesburg, PA) of gross revenues per quarter, on a
cumulative basis, for the periodic replacement or refurbishment of
furniture, fixtures and equipment at the Initial Hotels. The Company
intends to cause the Partnership to spend amounts in excess of the
obligated amounts if necessary to maintain the Franchise Licenses for the
Initial Hotels and otherwise to the extent that the Company deems such
expenditures to be in the best interests of the Company. See "Business and
Properties-The Percentage Leases."
(6) Pro forma funds provided by operating activities excludes cash provided by
(used in) operating activities due to changes in working capital.
(7) Represents improvements and additions to the Initial Hotels from funds to
be made available to the Lessee as provided in Note (6) above.
(8) Represents estimated initial distributions to be paid based on the
estimated initial annual distribution rate of $0.48 per share and
2,666,667 Common Shares and 3,450,833 Units outstanding plus the estimated
debt service on the Assumed Indebtedness.
(9) Represents restaurant revenue, telephone revenue and other revenue.
(10) Represents departmental costs and expenses, general and administrative,
repairs and maintenance, utilities, marketing, management fees, real
estate and personal property taxes, property and casualty insurance and
ground leases. The pro forma amounts exclude real estate and personal
property taxes, property and casualty insurance, ground leases and
management fees.
16
This Prospectus may contain forward-looking statements including, without
limitation, statements containing the words "believes," "anticipates," "expects"
and words of similar import. Such forward-looking statements relate to future
events and the future financial performance of the Company, and involve known
and unknown risks, uncertainties and other factors which may cause the actual
results, performance or achievements of the Company or industry to be materially
different from any future results, performance or achievements expressed or
implied by such forward-looking statements. Prospective investors should
specifically consider the various factors identified in this prospectus which
could cause actual results to differ, including particularly those discussed in
the section entitled "Risk Factors" beginning on this page. The Company
disclaims any obligation to update any such factors or to publicly announce the
result of any revisions to any forward-looking statements to reflect future
events or developments.
RISK FACTORS
In evaluating the Company's business, prospective investors should
carefully consider the following risk factors in addition to the other
information contained in this Prospectus.
Conflicts of Interest
Because of the Hersha Affiliates' ownership in and/or positions with the
Company, the Partnership, the Lessee and the Selling Partnerships, there are
inherent conflicts of interest in the Formation Transactions and in the ongoing
lease, acquisition, disposition and operation of the Initial Hotels.
Consequently, the interests of shareholders may not have been, and in the future
may not be, reflected fully in all decisions made or actions taken by officers
and Trustees of the Company. See "The Company-Formation Transactions" and
"Policies and Objectives with Respect to Certain Activities-Conflicts of
Interest Policies."
Conflicts Relating to Sales or Refinancing of Initial Hotels
The Hersha Affiliates have unrealized gain associated with their interests
in the Initial Hotels and, as a result, any sale of the Initial Hotels or
refinancing or prepayment of principal on the Assumed Indebtedness by the
Company may cause adverse tax consequences to the Hersha Affiliates. Therefore,
the interests of the Company and the Hersha Affiliates could be different in
connection with the disposition or refinancing of an Initial Hotel. Decisions in
connection with any transaction involving the Company, including the disposition
of an Initial Hotel or refinancing of or prepayment of principal on the Assumed
Indebtedness, in which a Trustee or officer of the Company, or any Affiliate
thereof, has an interest (other than solely as a result of his status as a
Trustee, officer or shareholder of the Company) must be made by a majority of
the Trustees, including a majority of the Independent Trustees.
No Arm's-Length Bargaining on Percentage Leases, Contribution
Agreements, the Administrative Services Agreement and Option Agreement
The terms of the Percentage Leases, the agreements pursuant to which
the Company and the Partnership will acquire, directly or indirectly, the
Initial Hotels, the Administrative Services Agreement and the Option
Agreement were not negotiated on an arm's-length basis. See "Business and
Properties-The Percentage Leases" and "Certain Transactions-The Percentage
Leases." The Company will not own any interest in the Lessee. Messrs. Hasu
P. Shah, K.D. Patel, and Bharat C. Mehta are Trustees of the Company and
collectively own approximately 35% of the Lessee. Consequently, they have a
conflict of interest regarding the enforcement of the Percentage Leases, the
Administrative Services Agreement and the Option Agreement. See "The Lessee."
Competing Hotels Owned or to be Acquired by the Hersha Affiliates
The Hersha Affiliates may develop or acquire new hotels, subject to
certain limitations. While it is anticipated that Mr. Shah will devote
substantially all of his time to the business of the Company, such development
or acquisition by the Hersha Affiliates may materially affect the amount of time
Mr. Shah has to devote to the affairs of the Company. The Lessee may operate
hotels that are not owned by the Company, subject to certain restrictions, which
may materially affect the amount of time that the Lessee has to devote to
managing the Initial Hotels. See "Policies and Objectives with Respect to
Certain Activities-Conflict of Interest Policies-The Option Agreement."
17
Acquisition of Hotels with Limited Operating History
The Newly-Developed Hotels have little operating history and the
Newly-Renovated Hotels have been newly renovated. The purchase prices of such
hotels are based upon projections by management as to the expected operating
results of such hotels, subjecting the Company to risks that such hotels may not
achieve anticipated operating results or may not achieve such results within
anticipated time frames. As a result, the Lessee may not generate enough net
operating income from such hotels to make the Initial Fixed Rent payments or,
after the First Adjustment Date or the Second Adjustment Date, as applicable, to
make the Base Rent payments. In addition, after the First Adjustment Date or
Second Adjustment Date, as applicable, room revenues may be less than required
to result in the payment of Percentage Rent at levels at a particular hotel that
provide the Company with its anticipated return on investment. In either case,
the amounts available for distribution to shareholders could be reduced.
Inability to Operate the Properties
As a result of its status as a REIT, the Company will not be able to
operate any hotels. The Company will be unable to make and implement strategic
business decisions with respect to its properties, such as decisions with
respect to the repositioning of a franchise, repositioning of food and beverage
operations and other similar decisions, even if such decisions are in the best
interests of a particular property. Accordingly, there can be no assurance that
the Lessee will operate the Initial Hotels in a manner that is in the best
interests of the Company.
Dependence on the Lessee
In order to generate revenues to enable it to make distributions to
shareholders, the Company will rely on the Lessee to make Rent payments. The
Lessee's obligations under the Percentage Leases, including the obligation to
make Rent payments, are unsecured. Reductions in revenues from the Initial
Hotels or in the net operating income of the Lessee may adversely affect the
ability of the Lessee to make such Rent payments and thus the Company's ability
to make anticipated distributions to its shareholders. Although failure on the
part of the Lessee to comply materially with the terms of a Percentage Lease
would give the Company the right to terminate any or all of the Percentage
Leases, to repossess the applicable properties and to enforce the payment
obligations under the Percentage Leases, the Company then would be required to
find another lessee. There can be no assurance that the Company would be able to
find another lessee or that, if another lessee were found, the Company would be
able to enter into a lease on favorable terms.
Newly-Organized Entities
The Company, the Partnership and the Lessee all have been recently
organized and have no operating histories. Although the officers and Trustees of
the Company have experience in developing, financing and operating hotels, most
of them have no experience in operating a REIT or a public company. See
"Management-Trustees and Officers."
Limited Numbers of Initial Hotels
The Company will own initially only ten hotels, three of which will be
operated as Holiday Inn Express(Registered Trademark) hotels, two as Hampton
Inn(Registered Trademark) hotels, two as Holiday Inn(Registered Trademark)
hotels, two as a Comfort Inn(Registered Trademark) hotels and one as a Clarion
Suites(Registered Trademark) hotel. Significant adverse changes in the
operations of any Initial Hotel could have a material adverse effect on the
Lessee's ability to make Rent payments and, accordingly, on the Company's
ability to make expected distributions to its shareholders.
Guarantors of Assumed Indebtedness
Mr. Shah and the partners of the Selling Partnerships personally guarantee
all of the indebtedness secured by the Initial Hotels, and the personal
bankruptcy of any of the guarantors would constitute a default under the related
loan documents.
Substantial Dilution
Purchasers of Common Shares sold in the Offering will experience immediate
and substantial dilution of $4.01, or 66.8% of the Offering Price, in the net
tangible book value per Common Share. See "Dilution." In addition, in the event
that any of the purchase prices of the Newly-Renovated Hotels or the
Newly-Developed
18
Hotels are increased on the First Adjustment Date or the Second Adjustment Date,
as applicable, owners of the Common Shares at such time will experience further
dilution.
Tax Risks
Failure to Qualify as a REIT
The Company intends to operate so as to qualify as a REIT for federal
income tax purposes. Although the Company has not requested, and does not expect
to request, a ruling from the Service that it qualifies as a REIT, the Company
will receive an opinion of its counsel, Hunton & Williams, that, based on
certain assumptions and representations, it will so qualify. Investors should be
aware, however, that opinions of counsel are not binding on the Service or any
court. The REIT qualification opinion only represents the view of counsel to the
Company based on counsel's review and analysis of existing law, which includes
no controlling precedent. Furthermore, both the validity of the opinion and the
continued qualification of the Company as a REIT will depend on the Company's
continuing ability to meet various requirements concerning, among other things,
the ownership of its outstanding shares, the nature of its assets, the sources
of its income, and the amount of its distributions to its shareholders. See
"Federal Income Tax Consequences-Taxation of the Company."
If the Company were to fail to qualify as a REIT in any taxable year, the
Company would not be allowed a deduction for distributions to its shareholders
in computing its taxable income and would be subject to federal income tax
(including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Unless entitled to relief under certain Code
provisions, the Company also would be disqualified from treatment as a REIT for
the four taxable years following the year during which qualification was lost.
As a result, amounts available for distribution to shareholders would be reduced
for each of the years involved. Although the Company currently intends to
operate in a manner designed to qualify as a REIT, it is possible that future
economic, market, legal, tax or other considerations may cause the Trustees,
with the consent of two-thirds of the shareholders, to revoke the REIT election.
See "Federal Income Tax Consequences."
REIT Minimum Distribution Requirements
In order to qualify as a REIT, the Company generally will be required each
year to distribute to its shareholders at least 95% of its net taxable income
(excluding any net capital gain). In addition, the Company will be subject to a
4% nondeductible excise tax on the amount, if any, by which certain
distributions paid by it with respect to any calendar year are less than the sum
of (i) 85% of its ordinary income for that year, (ii) 95% of its capital gain
net income for that year, and (iii) 100% of its undistributed taxable income
from prior years. To the extent that the Company elects to retain and pay income
tax on its net long-term capital gains, such retained amounts will be treated as
having been distributed for purposes of the 4% excise tax.
The Company intends to make distributions to its shareholders to comply
with the 95% distribution requirement and to avoid the nondeductible excise tax.
The Company's income will consist primarily of its share of the income of the
Partnership, and the Company's available for distribution to shareholders will
consist primarily of its share of cash distributions from the Partnership.
Differences in timing between the recognition of taxable income and the receipt
of amounts available for distribution due to the seasonality of the hotel
industry could require the Company, through the Partnership, to borrow funds on
a short-term basis to meet the 95% distribution requirement and to avoid the
nondeductible excise tax. See "Risk Factors-Risk of Leverage." For federal
income tax purposes, distributions paid to shareholders may consist of ordinary
income, capital gains, nontaxable return of capital, or a combination thereof.
The Company will provide its shareholders with an annual statement as to its
designation of the taxability of distributions.
Distributions by the Partnership will be determined by the Trustees and
will be dependent on a number of factors, including the amount of the
Partnership's distributable cash, the Partnership's financial condition, any
decision by the Trustees to reinvest funds rather than to distribute such funds,
the Partnership's capital expenditures, the annual distribution requirements
under the REIT provisions of the Code and such other factors as the Trustees
deem relevant. See "Federal Income Tax Consequences-Requirements for
Qualification - Distribution Requirements."
The Price Being Paid for the Initial Hotels May Exceed Their Value
No arm's-length negotiations were conducted and no independent appraisals
were obtained in connection with the Formation Transactions. There can be no
assurance that the price to be paid by the Company, which is
19
approximately $47.3 million in the aggregate, will not exceed the fair market
value of the Initial Hotels acquired by the Company. The initial valuation of
the Company is based on a valuation of the Initial Hotels. The Units were
allocated among the Hersha Affiliates based upon their respective interests in
the Selling Partnerships.
Emphasis on Franchise Hotels
The Company intends to place particular emphasis in its acquisition
strategy on hotels similar to the Initial Hotels. The Company initially will own
five hotels licensed under the Holiday Inn/Holiday Inn Express franchise brand
and thus will be subject to risks inherent in concentrating investments in a
particular franchise brand, which could have an adverse effect on the Company's
lease revenues and amounts available for distribution to shareholders. These
risks include, among others, the risk of a reduction in hotel revenues following
any adverse publicity related to the franchise brand. See "Business and
Properties-Franchise Licenses."
Concentration of Investments in Pennsylvania
All of the Initial Hotels are located in Pennsylvania. As a result,
localized adverse events or conditions, such as an economic recession, could
have a significant adverse effect on the operations of the Initial Hotels, and
ultimately on the amounts available for distribution to shareholders.
Hotel Industry Risks
Operating Risks
The Initial Hotels are subject to all operating risks common to the hotel
industry. The hotel industry has experienced volatility in the past, as have the
Initial Hotels, and there can be no assurance that such volatility will not
occur in the future. These risks include, among other things, competition from
other hotels; over-building in the hotel industry that could adversely affect
hotel revenues; increases in operating costs due to inflation and other factors,
which increases may not be offset by increased room rates; dependence on
business and commercial travelers and tourism; strikes and other labor
disturbances of hotel employees; increases in energy costs and other expenses of
travel; and adverse effects of general and local economic conditions. These
factors could reduce revenues of the Initial Hotels and adversely affect the
Lessee's ability to make Rent payments, and therefore, the Company's ability to
make distributions to its shareholders.
Competition for Guests
The hotel industry is highly competitive. The Initial Hotels will compete
with other existing and new hotels in their geographic markets. Many of the
Company's competitors have substantially greater marketing and financial
resources than the Company and the Lessee. See "Business and
Properties-Competition."
Investment Concentration in Single Industry
The Company's current growth strategy is to acquire hotels primarily in
the upper-economy and mid-scale segments of the hotel industry. The Company will
not seek to invest in assets selected to reduce the risks associated with an
investment in that segment of the hotel industry, and, therefore, is subject to
risks inherent in concentrating investments in a single industry and in specific
market segments within that industry. The adverse effect on Rent under the
Percentage Leases and amounts available for distribution to shareholders
resulting from a downturn in the hotel industry in general or the upper-economy
and mid-scale segments in particular would be more pronounced than if the
Company had diversified its investments outside of the hotel industry or in
additional hotel market segments.
Seasonality of Hotel Business and the Initial Hotels
The hotel industry is seasonal in nature. Generally, hotel revenues are
greater in the second and third quarters than in the first and fourth quarters.
The Initial Hotels' operations historically reflect this trend. The Company
believes that it will be able to make its expected distributions during its
initial year of operation through cash flow from operations. See "Distribution
Policy" and "Management's Discussion and Analysis of Financial Condition and
Result of Operations-Seasonality."
Risks of Operating Hotels under Franchise Licenses
20
The continuation of the Franchise Licenses is subject to specified
operating standards and other terms and conditions. Holiday Inn
Express(Registered Trademark), Holiday Inn(Registered Trademark), Hampton
Inn(Registered Trademark), and Choice Hotels International, Inc.(Registered
Trademark) ("Choice Hotels"), the franchisor of Comfort Inns(Registered
Trademark) and Clarion Suites(Registered Trademark), periodically inspect their
licensed properties to confirm adherence to their operating standards. The
failure of the Partnership or the Lessee to maintain such standards respecting
the Initial Hotels or to adhere to such other terms and conditions could result
in the loss or cancellation of the applicable Franchise License. It is possible
that a franchisor could condition the continuation of a Franchise License on the
completion of capital improvements which the Trustees determine are too
expensive or otherwise not economically feasible in light of general economic
conditions or the operating results or prospects of the affected Initial Hotel.
In that event, the Trustees may elect to allow the Franchise License to lapse or
be terminated. The franchisors have agreed to amend the existing Franchise
Licenses to substitute the Lessee as the franchisee.
There can be no assurance that a franchisor will renew a Franchise License
at each option period. If a Franchise License is terminated, the Partnership and
the Lessee may seek to obtain a suitable replacement franchise, or to operate
the Initial Hotel independent of a Franchise License. The loss of a Franchise
License could have a material adverse effect upon the operations or the
underlying value of the related Initial Hotel because of the loss of associated
name recognition, marketing support and centralized reservation systems provided
by the franchisor. Although the Percentage Leases require the Lessee to maintain
the Franchise Licenses for each Initial Hotel, the Lessee's loss of a Franchise
License for one or more of the Initial Hotels could have a material adverse
effect on the Partnership's revenues under the Percentage Leases and the
Company's amounts available for distribution to shareholders. See "Business and
Properties-Franchise Licenses."
Operating Costs and Capital Expenditures; Hotel Renovation
Hotels, including the Initial Hotels, generally have an ongoing need for
renovations and other capital improvements, particularly in older structures,
including periodic replacement of furniture, fixtures and equipment. Under the
terms of the Percentage Leases, the Partnership is obligated to pay the cost of
expenditures for items that are classified as capital items under generally
accepted accounting principles that are necessary for the continued operation of
the Initial Hotels. If these expenses exceed the Company's estimate, the
additional cost could have an adverse effect on amounts available for
distribution to shareholders. In addition, the Company may acquire hotels in the
future that require significant renovation. Renovation of hotels involves
certain risks, including the possibility of environmental problems, construction
cost overruns and delays, uncertainties as to market demand or deterioration in
market demand after commencement of renovation and the emergence of
unanticipated competition from hotels. See "Business and the Properties-The
Percentage Leases."
Real Estate Investment Risks
General Risks of Investing in Real Estate
The Initial Hotels will be subject to varying degrees of risk generally
incident to the ownership of real property. The underlying value of the Initial
Hotels and the Company's income and ability to make distributions to its
shareholders are dependent upon the ability of the Lessee to operate the Initial
Hotels in a manner sufficient to maintain or increase revenues in excess of
operating expenses to enable the Lessee to make Rent payments. Hotel revenues
may be adversely affected by adverse changes in national economic conditions,
adverse changes in local market conditions due to changes in general or local
economic conditions and neighborhood characteristics, competition from other
hotels, changes in interest rates and in the availability, cost and terms of
mortgage funds, the impact of present or future environmental legislation and
compliance with environmental laws, the ongoing need for capital improvements,
particularly in older structures, changes in real estate tax rates and other
operating expenses, adverse changes in governmental rules and fiscal policies,
civil unrest, acts of God, including earthquakes, hurricanes and other natural
disasters (which may result in uninsured losses), acts of war, adverse changes
in zoning laws, and other factors that are beyond the control of the Company.
Illiquidity of Real Estate
Real estate investments are relatively illiquid. The ability of the
Company to vary its portfolio in response to changes in economic and other
conditions will be limited. No assurances can be given that the fair market
value of any of the Initial Hotels will not decrease in the future.
Uninsured and Underinsured Losses
21
Each Percentage Lease specifies comprehensive insurance to be maintained
on each of the Initial Hotels, including liability and fire and extended
coverage in amounts sufficient to permit the replacement of the Initial Hotels
in the event of a total loss, subject to applicable deductibles. Management of
the Company believes that such specified coverage is of the type and amount
customarily obtained by owners of hotels similar to the Initial Hotels.
Percentage Leases for hotels subsequently acquired by the Company will contain
similar provisions. However, there are certain types of losses, generally of a
catastrophic nature, such as earthquakes, floods and hurricanes, that may be
uninsurable or not economically insurable. Inflation, changes in building codes
and ordinances, environmental considerations, and other factors also might make
it infeasible to use insurance proceeds to replace the applicable hotel after
such applicable hotel has been damaged or destroyed. Under such circumstances,
the insurance proceeds received by the Company might not be adequate to restore
its economic position with respect to the applicable hotel.
Property Taxes
Each Initial Hotel is subject to real and personal property taxes. The
real and personal property taxes on hotel properties in which the Company
invests may increase or decrease as property tax rates change and as the
properties are assessed or reassessed by taxing authorities. If property taxes
increase, the Company's ability to make expected distributions to its
shareholders could be adversely affected.
Environmental Matters
Operating costs may be affected by the obligation to pay for the cost of
complying with existing environmental laws, ordinances and regulations, as well
as the cost of future legislation. Under various federal, state and local
environmental laws, ordinances and regulations, a current or previous owner or
operator of real property may be liable for the costs of removal or remediation
of hazardous or toxic substances on, under or in such property. Such laws often
impose liability whether or not the owner or operator knew of, or was
responsible for, the presence of such hazardous or toxic substances. The cost of
complying with environmental laws could materially adversely affect amounts
available for distribution to shareholders. Recent Phase I environmental
assessments have been obtained on all of the Initial Hotels. The purpose of
Phase I environmental assessments is to identify potential environmental
contamination that is made apparent from historical reviews of the Initial
Hotels, reviews of certain public records, preliminary investigations of the
sites and surrounding properties, and screening for the presence of hazardous
substances, toxic substances and underground storage tanks. The Phase I
environmental assessment reports have not revealed any environmental
contamination that the Company believes would have a material adverse effect on
the Company's business, assets, results of operations or liquidity, nor is the
Company aware of any such liability. Nevertheless, it is possible that these
reports do not reveal all environmental liabilities or that there are material
environmental liabilities of which the Company is unaware.
Compliance with Americans with Disabilities Act and other Changes in
Governmental Rules and Regulations
Under the Americans with Disabilities Act of 1993 (the "ADA"), all public
accommodations are required to meet certain federal requirements related to
access and use by disabled persons. While the Company believes that the Initial
Hotels are substantially in compliance with these requirements, a determination
that the Company is not in compliance with the ADA could result in imposition of
fines or an award of damages to private litigants. In addition, changes in
governmental rules and regulations or enforcement policies affecting the use and
operation of the Hotels, including changes to building codes and fire and
life-safety codes, may occur. If the Company were required to make substantial
modifications at the Initial Hotels to comply with the ADA or other changes in
governmental rules and regulations, the Company's ability to make expected
distributions to its shareholders could be adversely affected.
Market for Common Shares
Prior to the Offering, there has been no public market for the Common
Shares. The Company will apply for listing of the Common Shares on The American
Stock Exchange. The Offering Price may not be indicative of the market price for
the Common Shares after the Offering. There can be no assurance that an active
public market for the Common Shares will develop or continue after the Offering.
See "Underwriting" for a discussion of factors to be considered in establishing
the Offering Price. If accepted for listing, there can be no assurances that the
Company will continue to meet the criteria for continued listing of the Common
Shares on The American Stock Exchange.
Effect of Market Interest Rates on Price of Common Shares
22
One of the factors that may influence the price of the Common Shares in
public trading markets will be the annual yield from distributions by the
Company on the Common Shares as compared to yields on other financial
instruments. Thus, an increase in market interest rates will result in higher
yields on other financial instruments, which could adversely affect the market
price of the Common Stock.
Anti-takeover Effect of Ownership Limit, Staggered Board, Power to Issue
Additional Shares and Certain Provisions of Maryland Law
Ownership Limitation
The Declaration of Trust generally prohibits direct or indirect ownership
of more than 9.9% of the number of outstanding Common Shares or of any other
class of outstanding shares by any person (the "Ownership Limitation").
Generally, Common Shares owned by affiliated owners will be aggregated for
purposes of the Ownership Limitation. The Ownership Limitation could have the
effect of discouraging a change in control or other transaction in which holders
of some, or a majority, of Common Shares might receive a premium for their
Common Shares over the then prevailing market price or which such holders might
believe to be otherwise in their best interests. See "Description of Capital
Stock - Restrictions on Transfer" and "Federal Income Tax
Consequences-Requirements for Qualification."
Staggered Board
The Company's Board of Trustees is divided into two classes. The initial
terms of the first and second classes will expire in 1999 and 2000,
respectively. Beginning in 1999, Trustees of each class will be chosen for
two-year terms upon the expiration of their current terms and each year one
class of Trustees will be elected by the shareholders. The staggered terms of
Trustees may reduce the possibility of a tender offer or an attempt to change
control of the Company, even though a tender offer or change in control might be
in the best interest of the shareholders. See "Certain Provisions of Maryland
Law and of the Company's Declaration of Trust and Bylaws-Classification of the
Board of Trustees."
Issuance of Additional Shares
The Company's Declaration of Trust authorizes the Board of Trustees to (i)
amend the Declaration of Trust to increase or decrease the aggregate number of
shares of beneficial interest or the number of shares of beneficial interest of
any class that the Company has the authority to issue, (ii) cause the Company to
issue additional authorized but unissued Common or Preferred Shares and (iii)
classify or reclassify any unissued Common Shares and Preferred Shares and to
set the preferences, rights and other terms of such classified or unclassified
shares. See "Description of Shares of Beneficial Interest-Preferred Shares."
Future equity offerings may cause the purchasers of the Common Shares sold in
the Offering to experience further dilution. The Company has no current plans
for future equity offerings. Although the Board of Trustees has no such
intention at the present time, it could establish a series of Preferred Shares
that could, depending on the terms of such series, delay, defer or prevent a
transaction or a change in control of the Company that might involve a premium
price for the Common Shares or otherwise be in the best interest of the
shareholders. The Declaration of Trust and Bylaws of the Company also contain
other provisions that may have the effect of delaying, deferring or preventing a
transaction or a change in control of the Company that might involve a premium
price for the Common Shares or otherwise be in the best interest of the
shareholders. See "Certain Provisions of Maryland Law and of the Company's
Declaration of Trust and Bylaws-Removal of Trustees," "-Control Share
Acquisitions" and "-Advance Notice of Trustees Nominations and New Business."
Maryland Business Combination Law
Under the Maryland General Corporation Law, as amended ("MGCL"), as
applicable to real estate investment trusts, certain "business combinations"
(including certain issuances of equity securities) between a Maryland real
estate investment trust and any person who beneficially owns ten percent or more
of the voting power of the trust's shares (an "Interested Shareholder") or an
affiliate thereof are prohibited for five years after the most recent date on
which the Interested Shareholder becomes an Interested Shareholder. Thereafter,
any such business combination must be approved by two super-majority shareholder
votes unless, among other conditions, the trust's common shareholders receive a
minimum price (as defined in the MGCL) for their shares and the consideration is
received in cash or in the same form as previously paid by the Interested
Shareholder for its common shares. See
23
"Certain Provisions of Maryland Law and the Company's Declaration of Trust and
Bylaws-Business Combinations."
Potential Adverse Effects of Leverage and Lack of Limits on Indebtedness
Upon completion of the Offering and the completion of the Formation
Transactions, the Company will assume the Assumed Indebtedness (in the aggregate
principal amount of approximately $11.7 million), which will be secured by some
of the Initial Hotels. The Company may borrow additional amounts from the same
or other lenders in the future, or may issue corporate debt securities in public
or private offerings. Certain of such additional borrowings may be secured by
the Hotels. See "Management's Discussion and Analysis of Financial Condition and
Results of Operations-Liquidity and Capital Resources" and "Policies and
Objectives with Respect to Certain Activities-Financing."
There also can be no assurance that the Company will be able to meet its
debt service obligations and, to the extent that it cannot, the Company risks
the loss of some or all of its assets, including the Initial Hotels, to
foreclosure. Although the Company's policy is to limit consolidated indebtedness
to less than 55% of the total purchase prices paid by the Company for the hotels
in which it has invested, there is no limit on the Company's ability to incur
debt contained in the Declaration of Trust or Bylaws. The Assumed Indebtedness
will represent approximately 25% of the total purchase prices paid by the
Company for the Initial Hotels. The Assumed Indebtedness will limit the
Company's ability to acquire additional hotels without issuing equity
securities. See "-Growth Strategy-Competition for Acquisitions." See
"Management's Discussion and Analysis of Financial Condition and Results of
Operations-Liquidity and Capital Resources."
Dependence Upon External Financing
The Company anticipates that its growth and acquisition strategies will be
largely financed through externally generated funds such as borrowings under the
Line of Credit and other secured and unsecured debt financing and from issuance
of equity securities. Because the Company must distribute 95% of its taxable
income to maintain its qualification as a REIT, the Company's ability to rely
upon income from operations or cash flow from operations to finance its growth
and acquisition activities will be limited. Accordingly, were the Company unable
to obtain the Line of Credit or other funds from borrowings or to access the
capital markets to finance its growth and acquisition activities, the Company's
ability to grow could be curtailed, cash available for distribution to
shareholders of the Company could be adversely affected and the Company could be
required to reduce distributions.
Assumption of Contingent Liabilities of Selling Partnerships
Because the Partnership is acquiring partnership interests in certain of
the Selling Partnerships, the Partnership will assume all contingent liabilities
of those Selling Partnerships. Certain of the Hersha Affiliates are managing
partners of the Selling Partnerships and have made representations and
warranties that the Selling Partnerships have no liabilities, debts or
obligations except for liabilities arising under operating agreements, equipment
leases, loan agreements or proration credits on the Closing Date. There is,
however, a risk that unforeseen liabilities could exist and could adversely
affect amounts available for distribution to shareholders.
Ability of Board of Trustees to Change Certain Policies
The major policies of the Company, including its policies with respect to
acquisitions, financing, growth, operations, debt limitation and distributions,
will be determined by the Trustees. The Trustees may amend or revise these and
other policies from time to time without a vote of the holders of the Common
Shares. The effect of any such changes may be positive or negative. Under the
Declaration of Trust, Company cannot change its policy of seeking to maintain
its qualification as a REIT without the approval of the holders of two-thirds of
the outstanding Common Shares. See "Policies and Objectives with Respect to
Certain Activities" and "Certain Provisions of Maryland Law and the Company's
Declaration of Trust and Bylaws."
Growth Strategy
Competition for Acquisitions
24
There will be competition for investment opportunities in upper-economy
and mid-scale hotels from entities organized for purposes substantially similar
to the Company's objectives, as well as other purchasers of hotels. The Company
will be competing for such investment opportunities with entities that have
substantially greater financial resources than the Company, including access to
capital or better relationships with franchisors, sellers or lenders. The
Company's policy is to limit consolidated indebtedness to less than 55% of the
total purchase prices paid by the Company for the hotels in which it has
invested. See "Risk Factors-The Price Being Paid for the Initial Hotels May
Exceed Their Value." Because of the amount of the Assumed Indebtedness, the
success of the Company's acquisition strategy will depend primarily on its
ability to access additional capital through issuances of equity securities. The
Company's competitors may generally be able to accept more risk than the Company
can manage prudently and may be able to borrow the funds needed to acquire
hotels. Competition may generally reduce the number of suitable investment
opportunities offered to the Company and increase the bargaining power of
property owners seeking to sell. See "Business and Properties-Competition."
Acquisition Risks
The Company intends to pursue acquisitions of additional hotel properties.
Acquisitions entail risks that investments will fail to perform in accordance
with expectations and that estimates of the cost of improvements necessary to
market and acquire properties will prove inaccurate, as well as general
investment risks associated with any new real estate investment. The Company
anticipates that its growth and acquisition strategies will be largely financed
through externally generated funds such as borrowings under credit facilities
and other secured and unsecured debt financing and from issuance of equity
securities. Because the Company must distribute 95% of its taxable income to
maintain its qualification as a REIT, the Company's ability to rely upon income
from operations or cash flow from operations to finance its growth and
acquisition activities will be limited. Accordingly, were the Company unable to
obtain funds from borrowings or the capital markets to finance its growth and
acquisition activities, the Company's ability to grow could be curtailed,
amounts available for distribution to shareholders could be adversely affected
and the Company could be required to reduce distributions.
Reliance on Trustees and Management
Common shareholders have no right or power to take part in the management
of the Company except through the exercise of voting rights on certain specified
matters. See "Description of Capital Stock-Common Shares" and "Certain
Provisions of Maryland Law and of the Company's Declaration of Trust and
Bylaws." The Trustees will be responsible for managing the Company. The Company
will rely upon the services and expertise of its Trustees for strategic business
direction.
In addition, there may be conflicting demands on Mr. Shah caused by his
overlapping management of the Company and Hersha Enterprises Ltd. Hersha
Enterprises Ltd. owns and operates properties other than the Initial Hotels, and
Mr. Shah, who serves as Chairman of the Board and Chief Executive Officer of the
Company and President of Hersha Enterprises, Ltd., may experience a conflict in
allocating his time between such entities.
Possible Adverse Effect of Shares Available for Future Sale on Price of
Common Shares
Sales of a substantial number of Common Shares, or the perception that
such sales could occur, could adversely affect prevailing market prices of the
Common Shares. In connection with the formation of the Company, approximately
3.5 million Units will be issued to the Hersha Affiliates in addition to Common
Shares offered by the Company in the Offering. See "Formation Transactions." The
holders of Units generally will not be permitted to offer, sell, contract to
sell or otherwise dispose of Common Shares, except in certain circumstances, for
one year after the closing of the Offering. See "Shares Available for Future
Sale" and "Underwriting." At the conclusion of such periods and upon the
subsequent redemption of Units, the Common Shares received therefor may be sold
in the public market pursuant to shelf registration statements that the Company
is obligated to file on behalf of limited partners of the Partnership, or
pursuant to any available exemptions from registration.
THE COMPANY
The Company has been established to own initially the ten Initial Hotels
and to continue the hotel acquisition and development strategies of Hasu P.
Shah, Chairman of the Board of Trustees and Chief Executive Officer of the
Company. The Company, formed in May 1998, is a self-advised Maryland real estate
investment trust that intends to qualify as a REIT for federal income tax
purposes. The Initial Hotels include three Holiday Inn Express(Registered
Trademark) hotels,
25
two Hampton Inn(Registered Trademark) hotels, two Holiday Inn(Registered
Trademark) hotels, two Comfort Inn(Registered Trademark) hotels and one Clarion
Suites(Registered Trademark) hotel. The Initial Hotels are located in
Pennsylvania and contain an aggregate of 989 rooms. The Newly-Developed Hotels
are newly constructed and therefore have limited operating history. The
Newly-Renovated Hotels have been newly renovated and, as a result, the Company
believes that such hotels' future performance will improve significantly over
such hotels' prior operating histories.
The Company will contribute substantially all of the net proceeds from the
Offering to the Partnership in exchange for approximately a 43% partnership
interest in the Partnership. The Company will be the sole general partner of the
Partnership. Shortly after the closing of the Offering, the Partnership will
acquire, directly or through the partnerships that currently own the hotels,
100% of the equity interests in the Initial Hotels. Mr. Shah and the Hersha
Affiliates own the Selling Partnerships. Ownership of the land underlying two of
the Initial Hotels will be retained by certain Hersha Affiliates and will be
leased to the Partnership pursuant to separate ground leases, each with a
99-year term, and collectively providing for rent of $21,000 per year. See
"Certain Relationships and Transactions."
The Partnership will acquire the Initial Hotels in exchange for (i) Units,
which will be redeemable, subject to certain limitations, for an aggregate of
approximately 3.5 million Common Shares, with a value of approximately $21
million based on the Offering Price, and (ii) the assumption of approximately
$25.2 million of indebtedness related to the Initial Hotels, including the
Assumed Indebtedness and approximately $13.5 million that will be repaid
immediately after the acquisition of the Initial Hotels. See "Formation
Transactions." The purchase prices of the Newly-Renovated Hotels will be
adjusted on the First Adjustment Date. The purchase prices of the
Newly-Developed Hotels will be adjusted on the Second Adjustment Date. The
adjustments will be calculated by applying the initial pricing methodology to
such hotels' cash flows as shown on the Company's and the Lessee's audited
financial statements for the year ended on the First Adjustment Date or the
Second Adjustment Date, as applicable, and the adjustments must be approved by a
majority of the Independent Trustees. If the repricing produces a higher
aggregate value for such hotels, the Hersha Affiliates will receive an
additional number of Units that, when multiplied by the Offering Price, equals
the increase in value plus the value of any distributions that would have been
made with respect to such Units if such Units had been issued at the time of the
acquisition of such hotels. If, however, the repricing produces a lower
aggregate value for such hotels, the Hersha Affiliates will forfeit to the
Partnership that number of Units that, when multiplied by the Offering Price,
equals the decrease in value plus the value of any distributions made with
respect to such Units.
In order for the Company to qualify as a REIT, neither the Company nor the
Partnership may operate hotels. Therefore, the Initial Hotels will be leased to
the Lessee pursuant to the Percentage Leases. Each Percentage Lease has been
structured to provide anticipated rents at least equal to 12% of the purchase
price paid for the hotel, net of (i) property and casualty insurance premiums,
(ii) real estate and personal property taxes, and (iii) a reserve for furniture,
fixtures and equipment equal to 4% (6% for the Holiday Inn, Harrisburg, PA and
the Holiday Inn, Milesburg, PA) of gross revenues at the hotel. This pro forma
return is based on certain assumptions and historical revenues for the Initial
Hotels (including projected revenues for the Newly-Developed Hotels and the
Newly-Renovated Hotels) and no assurance can be given that future revenues for
the Initial Hotels will be consistent with prior performance or the estimates.
See "Risk Factors-Acquisition of Hotels with Limited Operating History." Until
the First Adjustment Date or the Second Adjustment Date, as applicable, the rent
on the Newly-Developed Hotels and the Newly-Renovated Hotels will be the Initial
Fixed Rents applicable to those hotels. After the First Adjustment Date or the
Second Adjustment Date, as applicable, rent will be computed with respect to the
Newly-Developed Hotels and the Newly-Renovated Hotels based on the percentage
rent formulas described herein. The Initial Hotels will be operated by the
Lessee. The Percentage Leases will have initial terms of five years and may be
extended for two additional five-year terms at the option of the Lessee.
See "Business and Properties-The Percentage Leases."
26
The following table sets forth certain information with respect to the
Initial Hotels:
Twelve Months Ended December 31, 1997
---------------------------------------------------------------------------------------------------------
Estimated
Lessee
Income Before Estimated Average
Number of Room Other Lease Lease Daily
Initial Hotels Rooms Revenue Revenue(1) Payments(2) Payments(3)(4) Occupancy Rate REVPAR(5)
----- ----------- ----------- ----------- ------------ ----- ------- ---------
Newly-Developed
Holiday Inn Express
Hershey, PA(6) ......... 85 210,612 $ 4,877 $ 80,985 $ 96,156 38.8% $75.62 $ 29.35
New Columbia, PA(7) .... 81 13,369 $ 253 (48,535) 6,653 9.0% $59.68 $ 5.39
Hampton Inn:
Carlisle, PA(8) ........ 95 659,861 8,421 293,368 303,029 53.5% $65.33 $ 34.93
Comfort Inn:
Harrisburg, PA(9) ...... 81
Newly-Renovated
Holiday Inn Express:
Harrisburg, PA(10) ..... 117 1,357,241 176,868 550,639 504,406 56.4% $56.33 $ 31.78
Holiday Inn:
Milesburg, PA .......... 118 1,254,070 220,684 579,756 524,750 52.0% $56.07 $ 29.13
Comfort Inn:
Denver, PA (11) ........ 45 658,285 0 271,167 262,234 54.7% $73.26 $ 40.08
Stabilized
Holiday Inn:
Harrisburg, PA ......... 196 3,103,820 1,787,958 $ 1,738,713 1,614,402 63.3% $68.22 $ 43.17
Hampton Inn:
Selinsgrove, PA (12) ... 75 1,271,943 46,148 705,488 657,471 71.9% $65.29 $ 46.96
Clarion Suites:
Philadelphia, PA ....... 96 2,350,702 319,950 1,026,785 976,102 73.7% $91.02 $ 67.09
----- ----------- ----------- ----------- ----------- ----- ------- --------
Total/weighted average .. 989 $10,879,903 $ 2,565,159 $ 5,198,366 $ 4,945,203 60.2% $68.27 $ 41.09
===== =========== =========== =========== =========== ===== ======= ========
- -------------------------
(1) Represents restaurant revenue, telephone revenue and other revenue.
(2) Represents total revenue less the Lessee's expenses, including hotel
operating expenses but excluding lease payments. See "Selected Financial
Information-Lessee."
(3) Had the Newly-Developed Hotels been open for the entire twelve months
ended December 31, 1997, the total estimated lease payments for all of
the Initial Hotels would have been approximately $7 million.
(4) Represents payments of Rent by the Lessee calculated by applying the rent
provisions in the Percentage Leases using historical revenues of the
Initial Hotels as if January 1, 1997 was the beginning of the lease year.
In the case of the Newly-Developed Hotels and the Newly-Renovated Hotels,
the estimated lease payments reflect the Initial Fixed Rents for such
hotels pro-rated for the period in which each hotel was open.
(5) REVPAR is determined by dividing room revenue by available rooms for the
applicable period.
(6) This hotel opened in October 1997 and, thus, the data shown represent
approximately three months of operations.
(7) This hotel opened in December 1997 and, thus, the data shown represent
approximately one month of operations.
(8) This hotel opened in June 1997 and, thus, the data shown represent
approximately seven months of operations.
(9) This hotel opened in May 1998 and, thus, there are no data shown.
(10) The land underlying this hotel will be leased to the Partnership by
certain Hersha Affiliates for rent of $15,000 per year for 99 years.
(11) The land underlying this hotel will be leased to the Partnership by
certain Hersha Affiliates for rent of $6,000 per year for 99 years.
(12) A portion of the land adjacent to this hotel will be leased to a Hersha
Affiliate for $1 per year for 99 years.
27
For further information regarding the Initial Hotels, see "Business and
Properties - The Initial Hotels" and " - The Percentage Leases."
GROWTH STRATEGY
The Company will seek to enhance shareholder value by increasing amounts
available for distribution to shareholders by acquiring additional hotels that
meet the Company's investment criteria as described below and by participating
in increased revenue from the Initial Hotels through the Percentage Leases.
Acquisition Strategy
The Company will emphasize limited service and full service hotels with
strong, national franchise affiliations in the upper-economy and mid-scale
market segments, or hotels with the potential to obtain such franchises. In
particular, the Company will consider acquiring limited service hotels such as
Comfort Inn(Registered Trademark), Best Western(Registered Trademark), Days
Inn(Registered Trademark), Fairfield Inn(Registered Trademark), Hampton
Inn(Registered Trademark), Holiday Inn(Registered Trademark) and Holiday Inn
Express(Registered Trademark) hotels, and limited service extended-stay hotels
such as Hampton Inn and Suites(Registered Trademark), Homewood Suites(Registered
Trademark), Main Stay Suites(Registered Trademark) and Residence Inn by
Marriott(Registered Trademark) hotels. Under the Bylaws, any transaction
involving the Company, including the purchase, sale, lease or mortgage of any
real estate asset, in which a Trustee or officer of the Company, or any
Affiliate thereof, has an interest (other than solely as a result of his status
as a Trustee, officer or shareholder of the Company) must be approved by a
majority of the Trustees, including a majority of the Independent Trustees.
Investment Criteria
The Company intends to focus predominantly on investments in hotels in the
eastern United States. Such investments may include hotels newly developed by
certain of the Hersha Affiliates. Pursuant to the Option Agreement, the
Partnership will have a two-year option to acquire any hotels acquired or
developed by the Hersha Affiliates within 15 miles of any of the Initial Hotels
or any subsequently acquired hotel. See "Certain Relationships and
Transactions-Option Agreement." The Company's policy with respect to
acquisitions of hotels (the "Acquisition Policy") is to acquire hotels for which
it expects to receive rents at least equal to 12% of the purchase price paid for
each hotel, net of (i) property and casualty insurance premiums, (ii) real
estate and personal property taxes, and (iii) a reserve for furniture, fixtures
and equipment equal to 4% (6% in the case of full-service hotels) of annual
gross revenues at each hotel. The Trustees, however, may change the Acquisition
Policy at any time without the approval of the Company's shareholders. The
Company expects to acquire hotels that meet one or more of the following
criteria:
o nationally-franchised hotels in locations with relatively high
demand for rooms, with relatively low supply of competing hotels and
with significant barriers to entry into the hotel business, such as
a scarcity of suitable hotel sites or zoning restrictions;
o poorly managed hotels, which could benefit from new management, new
marketing strategy and association with a national franchisor;
o hotels in a deteriorated physical condition that could benefit
significantly from renovations; and
o hotels in attractive locations that the Company believes could
benefit significantly by changing franchises to a brand the Company
believes is superior.
Financing
The Company's additional investments in hotels may be financed, in whole
or in part, with undistributed cash, subsequent issuances of Common Shares or
other securities, or borrowings. The Company is currently negotiating with
lenders to obtain the Line of Credit. A failure to obtain the Line of Credit
could adversely affect the Company's ability to finance its growth strategy. See
"Risk Factors-Dependence Upon External Financing." The Company's Debt Policy is
to limit consolidated indebtedness to less than 55% of the aggregate purchase
prices paid by the Company for the hotels in which it has invested. The
Trustees, however, may change the Debt Policy without the approval of the
Company's shareholders. The aggregate purchase prices paid by the Company for
the Initial Hotels is approximately $47.3 million. After the Formation
Transactions, the Company's indebtedness will be approximately $11.7 million,
which represents approximately 25% of the aggregate purchase price to be paid by
the Company for the Initial Hotels. Because of the Debt Policy and the amount of
the Assumed
28
Indebtedness, the success of the Company's acquisition strategy will depend
primarily on its ability to access additional capital through issuances of
equity securities. See "Risk Factors-Risks of Leverage" and "Management's
Discussion and Analysis of Financial Condition and Results of
Operations-Liquidity and Capital Resources."
Internal Growth Strategy
The Percentage Leases are designed to allow the Company to participate in
growth in revenues at the Initial Hotels. See "Business and Properties-The
Percentage Leases." The Percentage Leases generally provide for the Lessee to
pay the greater of the Base Rent or Percentage Rent. The Percentage Rent for
each Initial Hotel is comprised of (i) a percentage of room revenues up to the
Threshold, (ii) a percentage of room revenues in excess of the Threshold but not
more than the Incentive Threshold, (iii) a percentage of room revenue in excess
of the Incentive Threshold and (iv) a percentage of revenues other than room
revenues. The Incentive Threshold is designed to provide incentive to the Lessee
to generate higher revenues at each hotel by lowering the percentage of revenue
paid as Percentage Rent once room revenues reach certain levels. In the case of
the Newly-Developed Hotels and the Newly-Renovated Hotels, the Lessee will pay
the Initial Fixed Rent until the First Adjustment Date or the Second Adjustment
Date, as applicable, after which the Lessee will pay the greater of Base Rent or
Percentage Rent. See "Business and Properties-The Initial Hotels" and "-The
Percentage Leases-Amounts Payable Under the Percentage Leases."
USE OF PROCEEDS
The net proceeds to the Company from the Offering are estimated to be
approximately $14.2 million (based on the Offering Price), after deducting
selling commissions and estimated offering expenses of $1.8 million. The Company
will contribute the net proceeds of the Offering to the Partnership in exchange
for approximately a 43% interest in the Partnership. The Partnership will use
the net proceeds as follows: (i) approximately $13.5 million to repay certain of
the outstanding indebtedness related to the Initial Hotels, including
approximately $7.5 million in debt owed to certain Hersha Affiliates and related
principally to the hotel development expenses in connection with the Initial
Hotels and (ii) approximately $0.7 million for costs associated with the
acquisition of the Initial Hotels. The Company currently has no agreement or
understanding to invest in any specific hotel other than the Initial Hotels.
Pending the use of proceeds referenced above, the net proceeds will be
invested in interest-bearing, short-term, investment grade securities or money
market accounts, which are consistent with the Company's intention to qualify as
a REIT. Such investments may include, for example, government and government
agency securities, certificates of deposit, interest-bearing bank deposits and
mortgage loan participations.
The indebtedness to be repaid with the net proceeds of the Formation
Transactions includes debt secured by some of the Initial Hotels as follows (in
thousands):
Estimated
Annual
Mortgages payable secured by Maturity Interest
the following Initial Hotels: Amount Date Rate
------- --------- -------
Holiday Inn, Milesburg, PA ............ $ 899 1999 8.00%
Clarion Suites, Philadelphia, PA ...... $ 1,593 2002/2010 9.50%
Holiday Inn, Harrisburg, PA ........... $ 3,049 2013 8.45%
Holiday Inn Express,
Harrisburg, PA ........................ $ 373 2012 8.35%
Amounts Due to Hersha Affiliates (1) .. $ 7,561 (2) 9.00%
-------
Total ................................. $13,475
=======
(1) Loans advanced by the Hersha Affiliates principally to fund hotel
development expenses in connection with the Initial Hotels.
(2) Payable on demand.
29
DISTRIBUTION POLICY
After the Offering, the Company intends to make regular quarterly
distributions to its shareholders. The Company's ability to make distributions
will be dependent on the receipt of distributions from the Partnership and lease
payments from the Lessee with respect to the Initial Hotels. Initially, the
Partnership's sole source of revenue will be rent payments under the Percentage
Leases for the Initial Hotels. The Company must rely on the Lessee to generate
sufficient cash flow from the operation of the Initial Hotels to meet the
Lessee's rent obligations under the Percentage Leases. The Company intends to
make regular quarterly distributions to holders of the Common Shares initially
equal to $0.12 per share, which on an annualized basis would be equal to $0.48
per share or 8.0% of the Offering Price of $6.00 per share. The first
distribution, for the period from the closing of the Offering to September 30,
1998, is expected to be a pro rata distribution of the anticipated regular
quarterly distribution. Based on the Company's pro forma revenues less expenses
for the twelve months ended March 31, 1998, such distributions would represent
approximately 75% of the Company's cash available for distribution, and none of
such distributions is anticipated to represent a return of capital for federal
income tax purposes.
The Company believes that its basis for setting the initial distribution,
which is based on the Company's pro forma funds from operations for the twelve
months ended March 31, 1998, is reasonable. The Company considers funds from
operations to be an appropriate measure of the performance of an equity REIT in
that such calculation is a measure used by the Company to measure its
performance against its peer group and is a basis for making the determination
as to the allocation of its resources and reflects the Company's ability to meet
general operating expenses. Funds from operations, however, should not be
considered an alternative to net income or other measurements under generally
accepted accounting principles as an indicator of the Company's operating
performance or to cash flows from operating, investing or financing activities
as a measure of liquidity. The Company expects to maintain its initial
distribution rate for the remainder of 1998 unless actual results of operations,
economic conditions or other factors differ from the pro forma results for the
twelve months ended March 31, 1998. The Company's actual funds from operations
will be affected by a number of factors, including changes in occupancy or
average daily rate ("ADR") at the Initial Hotels.
The hotel business is seasonal in nature and, therefore, revenues of the
Initial Hotels in the first and fourth quarters are traditionally lower than
those in the second and third quarters. The Company believes that it will be
able to make its expected distributions for the first and fourth quarters of its
initial year of operation by drawing on the Line of Credit to fund any
shortfalls between cash available for distribution to common shareholders for
those quarters and the expected quarterly distributions for those quarters. See
"Risk Factors-Risk of Leverage" and "-Dependence Upon External Financing."
Thereafter, the Company expects to use excess cash flow from the second and
third quarters to fund any such shortfalls in the first and fourth quarters.
There are no assurances that cash available for distribution to the common
shareholders will be sufficient for the Company to make expected distributions
to common shareholders.
In order to maintain its qualification as a REIT, the Company must
distribute to its shareholders each year at least 95% of its taxable income
(which does not include net capital gains). Under certain circumstances, the
Company may be required to make distributions in excess of cash available for
distribution in order to meet such distribution requirements. In such event, the
Company would seek to borrow the amount of the deficiency or sell assets to
obtain the cash necessary to make distributions to retain its qualification as a
REIT for federal income tax purposes.
Distributions made by the Company will be determined by the Trustees and
will depend on a number of factors, including the amount of funds from
operations, the Partnership's financial condition, capital expenditure
requirements for the Company's hotels, the annual distribution requirements
under the REIT provisions of the Code and such other factors as the Trustees
deem relevant. For a discussion of the tax treatment of distributions to holders
of Common Shares, see "Federal Income Tax Consequences."
30
The following table sets forth certain unaudited pro forma financial
information applicable to common shareholders of the Company (in thousands,
except per share amounts):
Twelve Months Ended March 31, 1998
---------------------------------------------------
Adjustment for
Partial Year Pro Forma
Pro and Unopened As
Forma Hotels(1) Adjusted
----------- ----------- -----------
Pro forma net income .................................................... $ 954 543 $ 1,497
Depreciation and amortization,
net of minority interest portion ........................................ 573 201 774
Pro forma funds provided by
operating activities (2) ................................................ 1,527 744 2,271
Pro forma funds used in investing activities:
Additions to capital expenditure
reserves (3) ....................................................... (304) (67) (371)
Pro forma funds used in financing activities (4):
Principal payments on debt ......................................... (190) ____ (190)
----------- ----------- -----------
Estimated cash available for distribution ............................... $ 1,033 677 $ 1,710
=========== =========== ===========
Common Shares outstanding ............................................... 2,666,667 2,666,667
Estimated cash available for distribution per share ..................... $ .39 $ .64
Estimated initial annual distribution ................................... $ 1,280 $ 1,280
Estimated initial annual distribution per share ......................... $ .48 $ .48
Estimated dividend yield based upon Offering Price ...................... 8% 8%
Estimated payout ratio of cash available for distribution (5) ........... 124% 75%
- ---------------------
(1) The pro forma net income for the twelve months ended March 31, 1998 only
includes revenues and expenses with respect to the Newly-Developed Hotels
for the portion of the pro forma period that the Newly-Developed Hotels
were completed and available for occupancy. The adjustment for partial
year and unopened hotels reflects the net increase in estimated cash
available for distribution as a result of the Company receiving the
Initial Fixed Rent for a full year with respect to the Newly-Developed
Hotels, after taking into account applicable expenses and additions to
capital expenditure reserves.
(2) Pro forma funds provided by operating activities excludes cash provided
by (used in) operating activities due to changes in working capital. The
Company does not believe that the excluded items are material to the
estimated cash available for distribution.
(3) Represents the Company's obligation under the Percentage Leases (adjusted
to exclude the minority interest obligation and to reflect the Company's
ownership percentage in the Partnership of approximately 43%) to reserve
and pay for capital improvements (including the replacement or
refurbishment of furniture, fixtures and equipment) on a pro forma basis
for the twelve months ended March 31, 1998. The Company anticipates that
cash flow from operations, borrowing capacity and reserves will be
sufficient to fund such obligation.
(4) Excludes distributions.
(5) Represents the anticipated initial aggregate annual distribution divided
by estimated cash available for distribution.
31
PRO FORMA CAPITALIZATION
The following table sets forth the pro forma short-term debt and
capitalization of the Company as of March 31, 1998, as adjusted to give effect
to the sale on such date by the Company of the Common Shares in the Offering and
the use of the net proceeds therefrom as described under "Use of Proceeds."
Pro Forma
March 31, 1998
(In thousands)
---------------
Short-term debt.............................................. --
Long-term debt............................................... $11,753
Minority interest............................................ $ 8,917
Shareholders' Equity:
Preferred Shares, $.01 par value, 10,000,000 shares
authorized, no shares issued and outstanding ............ --
Common Shares, $.01 par value,
50,000,000 shares authorized, 2,666,667 shares
issued and outstanding(1)................................. 27
Additional paid-in capital.................................. 6,864
-------
Total shareholders' equity.............................. $ 6,891
-------
Total capitalization................................. $27,561
=======
- ---------------------
(1) Excludes approximately 3.5 million Common Shares issuable upon redemption
of Units issued in the Formation Transactions, 250,000 Common Shares
issuable upon exercise of the Underwriter Warrants, 250,000 Common Shares
issuable upon the redemption of 250,000 Units issuable upon exercise of
the Hersha Warrants, 650,000 Common Shares reserved for issuance pursuant
to the Option Plan and ____ Common Shares reserved for issuance pursuant
to the Trustees' Plan. See "Formation Transactions," "Management-The
Option Plan" and "Underwriting."
32
DILUTION
At March 31, 1998, the Offering Price exceeded the pro forma net tangible
book value per Common Share. The pro forma net tangible book value prior to the
Offering represents the owners' equity from the Selling Entities Combined
Balance Sheet of $3,274,000 less intangible assets of $1,397,000, resulting in
$1,877,000 or $.54 per share based upon approximately 3.5 million Units issuable
in the Formation Transactions. Therefore, the holders of Units issued in
connection with the Formation Transactions will realize an immediate increase in
the net book value of their Units, while purchasers of Common Shares in the
Offering will realize an immediate dilution in the net book value of their
Common Shares. The pro forma net tangible book value after the Offering is based
upon the pro forma consolidated shareholders' equity of $6,891,000 less
intangibles of $1,595,000 (included in the pro forma financial statements
included herein) resulting in pro forma book value of $5,296,000 or $1.99 per
share based on 2,666,667 shares outstanding immediately following the Offering.
Assumed initial public offering price per share(1) ...................... $6.00
Pro forma tangible net book value per share prior to the Offering $ .54
Increase attributable to purchase of Common Share ............... 1.45
Pro forma net tangible book value per share after the Offering .......... 1.99
-----
Dilution per share ...................................................... $4.01
=====
- ----------
(1) Before deducting selling commissions and estimated expenses of the Offering.
The following table sets forth the number of Common Shares to be sold by
the Company in the Offering, the total contributions to be paid to the Company
by purchasers of Common Shares in the Offering (assuming an Offering Price of
$6.00 per share), the number of Common Shares and Units previously outstanding
or to be issued in connection with the Formation Transactions, the net tangible
book value as of March 31, 1998 of the assets contributed to the Company and the
Partnership and the net tangible book value of the average contribution per
Common Share and Unit based on total contributions.
Purchase Price/
Shares Issued by the Company Book Value of Total
and Units Issued by the Tangible Contributions to Purchase Price/
Partnership the Company Tangible Book
----------------------- ----------------------- Value of Contribution
Number Percent Amount Percent Per Share/Unit
--------- --------- --------- --------- --------------------
(in thousands)
Common Shares Issued by the Company in the Offering ..... 2,666,667 43.59% $ 16,000 89.5% $ 6.00
Units Issued by the Partnership in the Formation
Transactions .......................................... 3,450,833 56.41% $ 1,877 10.5% $ .54
--------- --------- --------- --------- ---------
Total Common Shares and Units ....................... 6,117,500 100.00% $ 17,877 100.00%
========= ========= ========= =========
33
SELECTED FINANCIAL INFORMATION
The following tables set forth (i) unaudited selected estimated revenue
and expenses and financial data for the Company and the Lessee for the years
ended December 31, 1997 and 1996, (ii) selected combined historical operating
and financial data for the Initial Hotels for each of the years in the five-year
period ended December 31, 1997. The selected combined historical operating and
financial data for the Initial Hotels for the five years ended December 31,
1997, have been derived from the historical combined financial statements of the
Selling Partnerships - Initial Hotels audited by Moore Stephens, P.C.,
independent public accountants, whose report with respect thereto is included
elsewhere in this Prospectus. The selected combined historical financial data
for each of the two years in the period ended December 31, 1997 are derived from
the audited statements of operations for each of these years. In the opinion of
management, the unaudited financial statements include all adjustments
(consisting only of normal recurring adjustments) necessary to present fairly
the information set forth therein.
The selected estimated revenue and expenses and financial data are
presented as if the Formation Transactions had occurred as of January 1, 1997
and carried forward through each interim period presented, and therefore
incorporates certain assumptions that are included in the Notes to the Condensed
Statements of Estimated Revenue and Expenses included elsewhere in this
Prospectus. The estimated and pro forma balance sheet data is presented as if
the Formation Transactions had occurred on March 31, 1998. The pro forma
information does not purport to represent what the Company's financial position
or the Company's or the combined Initial Hotels' results of operations would
actually have been if the Formation Transactions had, in fact, occurred on such
date or at the beginning of the year indicated, or to project the Company's or
the combined Initial Hotels' financial position or results of operations at any
future date or for any future period.
The historical financial information includes the ten Initial Hotels. The
Selling Partnerships have generated operating income before interest,
depreciation and amortization in each of the last five years; however, operating
income should not be considered as an alternative to net income as an indicator
of the Selling Partnerships - Initial Hotels' performance or to cash flow as to
a measure of liquidity.
The following selected financial information should be read in conjunction
with "Management's Discussion and Analysis of Financial Condition and Results of
Operations" and all of the financial statements and notes thereto included
elsewhere in this Prospectus.
34
Hersha Hospitality Trust
Unaudited Summary Estimated Revenue and Expenses and Financial Data(1) (In
thousands, except per share data and number of Common Shares)
Three Months Ended Year Ended
March 31, December 31,
1998 1997
---------- ----------
Estimated Revenue and Expenses:
Percentage Lease revenue (2) .................. $ 1,179 $ 4,945
Depreciation and amortization ................. 394 1,190
Interest expense (3) .......................... 246 873
Real estate and personal property
taxes and property and casualty
insurance ................................... 96 375
General and administrative .................... 84 335
Ground lease .................................. 5 21
---------- ----------
Total expenses ................................ $ 825 $ 2,794
========== ==========
Estimated income before minority
interest .................................... 354 2,151
Minority interest (4) ......................... 200 1,213
---------- ----------
Net income applicable to holders
of Common Shares ............................ $ 154 $ 938
========== ==========
Earnings per Common Share ..................... $ .06 $ .35
========== ==========
Weighted average number of Common
Shares outstanding ...................... 2,666,667 2,666,667
Other Data:
Funds from operations applicable to
holders of Common Shares (5) ................ $ 326 $ 1,456
Funds from operations (5) ..................... $ 748 $ 3,341
Net cash provided by operating activities (6) . $ 748 $ 3,341
Net cash used in investing activities (7) ..... $ 155 $ 665
Net cash used in financing activities (8) ..... $ 792 $ 3,073
March 31, 1998
-------------------------
Historical Pro Forma
---------- ----------
Balance Sheet Data:
Net investment in hotel properties ............ -- $ 25,966
Minority interest in Partnership .............. -- $ 8,917
Shareholders' equity .......................... -- $ 6,891
Total assets .................................. -- $ 27,561
Total debt .................................... -- $ 11,753
- ------------------
(notes on page 37)
35
Hersha Hospitality Management, L.P.
Unaudited Summary Estimated Revenue and Expenses and Financial Data (1)
(In thousands)
Three Months Ended Year Ended
Estimated Revenue and Expenses: March 31, 1998 December 31, 1997
-------------- -----------------
Room revenue....................... $2,572 $10,880
Other revenue (9).................. 571 2,565
------ -------
Total revenue...................... $3,143 $13,445
------ -------
Hotel operating expenses (10)...... 2,032 8,449
Percentage Lease payments (2)...... $1,179 $ 4,945
------ -------
Net (loss) income.................. $ (68) $ 51
====== =======
Combined Selling Partnerships - Initial Hotels
Summary Combined Historical Operating and Financial Data
(In thousands)
Three Months Ended
March 31 Year Ended December 31
------------- -----------------------
1998 1997 1997 1996 1995
---- ---- ---- ---- ----
Statement of Operations
Data:
Room revenue ................ $2,572 $1,659 $10,880 $7,273 $5,262
Other revenue (9) ........... 571 627 2,565 2,716 1,957
--- --- ----- ----- -----
Total revenue ............... $3,143 $2,286 $13,445 $9,989 $7,219
Hotel operating expenses(10). 2,236 1,830 9,173 8,172 6,250
Interest .................... 397 198 1,354 921 634
Depreciation and amortization 389 233 1,189 924 711
--- --- ----- --- ---
Net income (loss) $ 121 $ 25 $1,729 $ (28) $ (376)
====== ====== ====== ======= =======
- -------------------------
(notes on following page)
36
(1) The estimated information does not purport to represent what the Company's
or the Lessee's financial position or results of operations would actually
have been if consummation of the Formation Transactions had, in fact,
occurred on such date or at the beginning of the periods indicated, or to
project the Company's or the Lessee's financial position or results of
operations at any future date or for any future period. Represents
estimated revenue and expenses as if (i) the Partnership recorded
depreciation and amortization, paid interest on remaining debt after the
Formation Transactions occurred, and paid real and personal property taxes
and property insurance as contemplated by the Percentage Leases, and (ii)
the Formation Transactions occurred as of the beginning of the periods
indicated.
(2) Represents Rent paid by the Lessee pursuant to the Percentage Leases,
which payments are calculated by applying the rent provisions in the
Percentage Leases to the historical revenues of the Stabilized Hotels. In
the case of the Newly-Developed Hotels and the Newly-Renovated Hotels, the
Percentage Lease revenues (or payments) equal the Initial Fixed Rents with
respect to those hotels pro-rated for the period in which each hotel was
open. There is no assurance that such revenues will reflect the actual
revenues of such hotels.
(3) Reflects the average weighted interest rate on the Assumed Indebtedness of
8.38% and 8.39% for the three months ended March 31, 1998 and the year
ended December 31, 1997, respectively.
(4) Calculated as 56.41% of estimated income before minority interest.
(5) In accordance with the resolution adopted by the Board of Governors of
NAREIT, funds from operations represents net income (computed in
accordance with generally accepted accounting principles), excluding
gains (or losses) from debt restructuring and sales of property, plus
depreciation and amortization, and after adjustments for unconsolidated
partnerships and joint ventures. For the periods presented, estimated
depreciation and amortization and minority interest would have been the
only adjustments to estimated net income necessary to arrive at funds
from operation. Funds from operations should not be considered an
alternative to net income or other measurements under generally accepted
accounting principles as an indicator of operating performance or to cash
flows from operating, investing or financing activities as a measure of
liquidity. The Company considers funds from operations to be an
appropriate measure of the performance of an equity REIT in that such
calculation is a measure used by the Company to measure its performance
against its peer group and is a basis for making the determination as to
the allocation of its resources and reflects the Company's ability to
meet general operating expenses. Although funds from operations has been
computed in accordance with the NAREIT definition, funds from operations
as presented may not be comparable to other similarly-titled measures
used by other REITs. Funds from operations does not reflect working
capital changes, cash expenditures for capital improvements or debt
service with respect to the Initial Hotels and, therefore, does not
represent cash available for distribution to the shareholders of the
Company. For a complete presentation of cash available for distribution
to the shareholders of the Company, see "Distribution Policy." Under the
Percentage Leases, the Partnership is obligated to pay the costs of
certain capital improvements, real estate and personal property taxes and
property insurance, and to make available to the Lessee an amount equal
to 4% (6% for the Holiday Inn, Harrisburg, PA and the Holiday Inn,
Milesburg, PA) of gross revenues per quarter, on a cumulative basis, for
the periodic replacement or refurbishment of furniture, fixtures and
equipment at the Initial Hotels. The Company intends to cause the
Partnership to spend amounts in excess of the obligated amounts if
necessary to maintain the Franchise Licenses for the Initial Hotels and
otherwise to the extent that the Company deems such expenditures to be in
the best interests of the Company. See "Business and Properties-The
Percentage Leases."
(6) Pro forma funds provided by operating activities excludes cash provided by
(used in) operating activities due to changes in working capital.
(7) Represents improvements and additions to the Initial Hotels from funds to
be made available to the Lessee as provided in Note (6) above.
(8) Represents estimated initial distributions to be paid based on the
estimated initial annual distribution rate of $0.48 per share and
2,666,667 Common Shares and 3,450,833 Units outstanding plus the estimated
debt service on the Assumed Indebtedness.
(9) Represents restaurant revenue, telephone revenue and other revenue.
(10) Represents departmental costs and expenses, general and administrative,
repairs and maintenance, utilities, marketing, management fees, real
estate and personal property taxes, property and casualty insurance and
ground leases. The pro forma amounts exclude real estate and personal
property taxes, property and casualty insurance, ground leases and
management fees.
37
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
Overview
Upon consummation of the Formation Transactions, the Company will own
approximately a 43% general partnership interest in the Partnership. In order
for the Company to qualify as a REIT, neither the Company nor the Partnership
may operate hotels. Therefore, the Initial Hotels will be leased to the Lessee.
The Partnership's, and therefore the Company's, principal source of revenue will
be Rent paid by the Lessee under the Percentage Leases. See "Business and
Properties-The Percentage Leases." The Lessee's ability to perform its
obligations, including making Rent payments to the Partnership under the
Percentage Leases, will be dependent on the Lessee's ability to generate
sufficient room revenues and net cash flow from the operation of the Initial
Hotels, and any other hotels leased to the Lessee.
Results of Operations of the Initial Hotels
Comparison of Three Months Ended March 31, 1998 to the Three Months
Ended March 31, 1997
Room revenue for the Initial Hotels increased $912,376 or 55% to
$2,557,735 for the first quarter of 1998 from $1,659,359 in the comparable
period in 1997. This increase came through an addition of 22,860 available
room-nights with an overall increase of 13,029 room-nights sold. The increase in
room-nights available was a result of the opening of three hotels, which were
not opened in the first quarter of 1997. In addition, there was a 5% increase in
ADR to $63.75 from $60.75. REVPAR increased 11% to $31.68 from $28.45.
Hotel operating expenses increased by $456,126 or 25% to $2,284,925 but
decreased as a percentage of total revenue to 72% from 80%. Operating income
before interest expense, depreciation, and amortization increased by 99% to
$907,781 from $457,175.
Comparison of year ended December 31, 1997 to year ended December 31,
1996
Room revenue increased by $3,067,232 or 50% to $10,879,902 in 1997 from
$7,272,670 in 1996. The increase in revenue came through the addition of four
new hotels opening in 1997 and one hotel which was only open half of 1996 being
open for the entire 1997 period. These new properties added additional available
room-nights of 43,171. In addition, a 7% increase in occupancy to 60% from 53%
in 1996 as well as a 9% increase in ADR to $69.31 compared to $63.51 in 1996
augmented the available room-nights. REVPAR increased 25% to $41.78 from $33.48.
Hotel operating expenses increased by $1,001,043 or 12% to $9,173,647 but
decreased as a percentage of total revenue to 68% from 82%. Operating income
before interest expense, depreciation and amortization increased by 135% to
$4,271,414 from $1,816,537.
Comparison of year ended December 31, 1996 to year ended December 31,
1995
Room revenue increased $2,011,044 or 38% to $7,272,670 in 1996 from
$5,261,626 in 1995. The increase in revenue came through the opening of two
hotels in 1996 adding additional room-nights available of 41,168. In addition,
an overall increase in occupancy of 10% to 53% from 48% in 1995 as well as a 2%
increase in ADR to $63.51 compared to $62.40 in 1995 augmented the available
room-nights. REVPAR increased 12% to $33.48 from $29.89.
Hotel operating expenses increased by $1,923,208 or 31% to $8,712,604 but
decreased as a percentage of total revenue to 82% from 87%. Operating income
before interest expense, depreciation and amortization increased by 87% to
$1,816,537 from $969,769.
Liquidity and Capital Resources
The Company expects to meet its short-term liquidity requirement generally
through net cash provided by operations, existing cash balances and, if
necessary, short-term borrowings under the Line of Credit. The Company believes
that its net cash provided by operations will be adequate to fund both operating
requirements and payment of dividends by the Company in accordance with REIT
requirements. The Company expects to meet its long-term liquidity requirements,
such as scheduled debt maturities and property acquisitions, through long-term
secured and unsecured borrowings, the issuance of additional equity securities
of the Company or, in connection with acquisitions of hotel properties, issuance
of Units.
The Company is currently negotiating with various lenders to obtain a $10
million Line of Credit. The Line of Credit will be used to fund future
acquisitions and for working capital. A failure to obtain the Line of Credit
could adversely affect the Company's ability to finance its growth strategy. See
"Risk Factors-Dependence Upon External Financing." The Line of Credit may be
secured by certain of the Initial Hotels. The Company in the future may seek to
increase the amount of the Line of Credit, negotiate additional credit
facilities or issue corporate debt instruments. Any debt incurred or issued by
the Company may be secured or unsecured, long-term or short-term, fixed or
variable interest rate and may be subject to such other terms as the Trustees
deem prudent.
The Trustees will adopt the Debt Policy that limits consolidated
indebtedness of the Company to less than 55% of the aggregate purchase prices
paid by the Company for the hotels in which it has invested. However, the
Company's organizational documents do not limit the amount of indebtedness that
the Company may incur and the Trustees may modify the Debt Policy at any time
without shareholder approval. The Company intends to repay indebtedness incurred
under the Line of Credit from time to time, for acquisitions or otherwise, out
of cash flow and from the proceeds of issuances of Common Shares and other
securities of the Company. See "Risk Factors-Risks of Leverage" and "Policies
and Objectives with Respect to Certain Activities-Investment Policies" and
"-Financing."
The Company will invest in additional hotels only as suitable
opportunities arise. The Company will not undertake investments in such hotels
unless adequate sources of financing are available. The Bylaws require the
approval of a majority of the Trustees, including a majority of the Independent
Trustees, to acquire any additional hotel in which a Trustee or officer of the
Company, or any Affiliate thereof, has an interest (other than solely as a
result of his status as a Trustee, officer or shareholder of the Company). It is
expected that future investments in hotels will be dependent on and financed by,
in whole or in part, the proceeds from additional issuances of Common Shares or
other securities or borrowings. Because of the level of the Assumed
Indebtedness, the success of the Company's acquisition strategy will depend
primarily on its ability to access additional capital through issuances of
equity securities. The Company currently has no agreement or understanding to
invest in any hotel other than the Initial Hotels and there can be no assurance
that the Company will make any investments in any other hotels that meet its
investment criteria. See "Growth Strategy-Acquisition Strategy."
Pursuant to the Percentage Leases, the Partnership will be required to
make available to the Lessee 4% (6% for the Holiday Inn, Harrisburg, PA and the
Holiday Inn, Milesburg, PA) of gross revenues per quarter, on a cumulative
basis, for periodic replacement or refurbishment of furniture, fixtures and
equipment at each of the Initial Hotels. The Company believes that a 4% (6% for
the Holiday Inn, Harrisburg, PA and the Holiday Inn, Milesburg, PA) percentage
set-aside is a prudent estimate for future capital expenditure requirements. The
Company intends to cause the Partnership to spend amounts in excess of the
obligated amounts if necessary to comply with the reasonable requirements of any
Franchise License and otherwise to the extent that the Company deems such
expenditures to be in the best interests of the Company. The Company will also
be obligated to fund the cost of certain capital improvements to the hotels.
Based on its experience in managing hotels, management of the Company believes
that amounts required to be set aside in the Percentage Leases will be
sufficient to meet required expenditures for furniture, fixtures and equipment
during the term of the Percentage Leases. The Company will use undistributed
cash to pay for the cost of capital improvements and any furniture, fixture and
equipment requirements in excess of the set aside referenced above from
undistributed cash. The Company anticipates entering into an arrangement similar
to the Percentage Leases with respect to future hotels in which it may invest.
See "Business and Properties-The Percentage Leases."
Inflation
Operators of hotels in general possess the ability to adjust room rates
quickly. However, competitive pressures may limit the Lessee's ability to raise
room rates in the face of inflation and annual increases in ADR have failed to
keep pace with inflation.
Seasonality
The Initial Hotels' operations historically have been seasonal in nature,
reflecting higher occupancy rates during the second and third quarters. This
seasonality can be expected to cause fluctuations in the Company's quarterly
lease revenue to the extent that it receives Percentage Rent.
Year 2000 Compliance
Many computer systems were designed using only two digits to designate
years. These systems may not be able to distinguish the year 2000 from the year
1900 (commonly known as the "Year 2000 Problem"). Like other organizations, the
Company could be adversely affected if the computer systems used by it or its
service providers do not properly address this problem prior to January 1, 2000.
Currently, the Company does not anticipate that the transition to the year 2000
will have any material impact on its performance. In addition, the Company has
sought assurances from the Lessee and other service providers that they are
taking all necessary steps to ensure that their computer systems will accurately
reflect the year 2000, and the Company will continue to monitor the situation.
At this time, however, no assurance can be given that the Company's service
providers have anticipated every step necessary to avoid any adverse effects on
the Company attributable to the Year 2000 Problem.
BUSINESS AND PROPERTIES
The Initial Hotels
Set forth below is certain descriptive information regarding the Initial
Hotels, each of which is currently managed by a Hersha Affiliate and owned by a
partnership in which one or more of the Hersha Affiliates own interests.
Holiday Inn Express (Riverfront), Harrisburg, Pennsylvania
Description. The Holiday Inn Express Riverfront, Harrisburg, Pennsylvania,
is located at 525 South Front Street. The hotel was opened in 1968, was
purchased in 1984 and was fully renovated in 1996. It is a 117-room, full
service hotel with non-smoking units available and with a lounge and adjacent
24-hour restaurant. Amenities include an outdoor pool, fitness center and
banquet and meeting facilities with a 200-person capacity.
Guest Profile and Local Competition. Approximately 25% of the hotel's
business is related to business from the Commonwealth of Pennsylvania. The
remainder of the hotel's business consists of tourists, overnight travelers and
people visiting local residents. The Company considers its primary competition
to be the Ramada Hotel on Second Street in Harrisburg, Pennsylvania.
Holiday Inn Express, Hershey, Pennsylvania
Description. The Holiday Inn Express, Hershey, Pennsylvania is located on
Walton Avenue, one and one half miles from Hershey Park. The hotel, which opened
in October 1997, is an 85-room limited service hotel. Amenities include an
indoor pool, hot tub, fitness center, business service center, meeting facility,
complimentary continental breakfast and 24-hour coffee. All rooms have one king
bed or two queen beds and some rooms have refrigerators, coffee makers and
microwaves.
Guest Profile and Local Competition. Approximately 30% of the hotel's
business is related to commercial activity from local business. The hotel's
group business, which accounts for approximately 5% of its business, is
generated from area institutions, local weddings, local social and sporting
events. The remainder of the hotel's business consists of transient guests,
visitors to area residents and demand generated by the hotel's proximity to
Hershey Park. The Company considers its primary competition to be the Comfort
Inn in Hershey, Pennsylvania.
Holiday Inn Express, New Columbia, Pennsylvania
Description. The Holiday Inn Express, New Columbia, Pennsylvania is
located at the intersection of Interstate 80 and Route 15. The hotel, which
opened in December 1997, is an 81-room limited service hotel. Amenities include
an indoor pool, hot tub, fitness center, meeting facility, complimentary
continental breakfast and 24-hour coffee. All rooms have one king bed or two
queen beds, some Jacuzzi suites are available and some rooms have refrigerators,
coffee makers and microwaves. The Holiday Inn Express in New Columbia,
Pennsylvania was ranked number one in its region for GSTS (Guest Satisfaction
Tracking System), for February and March of 1998. This award recognizes the
Holiday Inn Express in New Columbia as the leader in guest satisfaction and
product service out of 32 other Holiday Inns and Holiday Inn Express' in the
Eastern region.
Guest Profile and Local Competition. Approximately 80% of the hotel's
business is related to commercial activity from local business. As a result of
its proximity to ski resorts and nearby tourist attractions, recreational
travelers generate approximately 10% of the hotel's business. The remainder of
the hotel's business consists of overnight travelers and visitors to area
residents. The Company considers its primary competition to be the Comfort Inn
in New Columbia, Pennsylvania.
Hampton Inn, Carlisle, Pennsylvania
Description. The Hampton Inn, Carlisle, Pennsylvania is located at the
intersection of Route 11 and exit 16 off the Pennsylvania Turnpike. The hotel,
which opened in June 1997, is a 95-room limited service hotel. Amenities include
an indoor pool, hot tub, fitness center, meeting facilities, complimentary
continental breakfast and 24-hour coffee. All rooms have one king bed or two
queen beds, some Jacuzzi suites are available and some rooms have refrigerators,
coffee makers and microwaves.
Guest Profile and Local Competition. Approximately 50% of the hotel's
business is related to commercial activity from local businesses. The remainder
of the hotel's business consists of overnight travelers and general demand
generated by the hotel's proximity to the Carlisle Fairgrounds and the Army War
College. The Company considers its primary competition to be the Holiday Inn in
Carlisle, Pennsylvania.
Hampton Inn, Selinsgrove, Pennsylvania
Description. The Hampton Inn, Selinsgrove, Pennsylvania is located on
Pennsylvania Routes 11 and 15. The hotel, which opened in September 1996, is a
75-room, three story, limited service hotel. Amenities include an indoor pool,
hot tub, fitness center, meeting facilities, complimentary continental breakfast
and 24-hour coffee. All rooms have one king bed or two queen beds, some Jacuzzi
suites are available and some rooms have refrigerators, coffee makers and
microwaves. The Hampton Inn in Selinsgrove was recently named one of the top
hotels in the entire Hampton Inn system, receiving the hotel chain's Circle of
Excellence Award. The award recognizes superior quality and guest satisfaction
and is the highest distinction a Hampton Inn hotel can receive.
Guest Profile and Local Competition. Approximately 80% of the hotel's
business is related to commercial activity from local businesses. The remainder
of the hotel's business consists of pleasure travelers, transient guests and
demand generated by the hotel's proximity to area universities and Knoebels
Amusement park. The Company considers its primary competition to be the Best
Western near Selinsgrove, Pennsylvania.
Holiday Inn Hotel and Conference Center, Harrisburg, Pennsylvania
Description. The Holiday Inn Hotel and Conference Center, Harrisburg,
Pennsylvania is located at the intersection of the Pennsylvania Turnpike exit 18
and Interstate 83, ten minutes from downtown, Harrisburg International Airport
and Hershey Park. The hotel opened in 1970 as a Sheraton Inn and was converted
to a Ramada Inn in 1984. It was completely renovated and converted to a Holiday
Inn in September 1995. This hotel has 196 deluxe guest units and is a full
service hotel, including a full service restaurant as well as a nightclub.
Amenities include an indoor tropical courtyard with a pool and Jacuzzi as well
as a banquet and conference facility for up to 700 people.
Guest Profile and Local Competition. Approximately 40% of the hotel's
business is related to commercial activity from local businesses. The remainder
of the hotel's business consists of overnight travelers visiting Hershey and
Harrisburg. The Company considers its primary competition to be the Radisson
Penn Harris in Camp Hill, Pennsylvania.
Holiday Inn, Milesburg, Pennsylvania
Description. The Holiday Inn, Milesburg/State College, Pennsylvania is
located at Exit 23, I-80 and US 50 North. The hotel opened in 1977 as a Sheraton
and was completely renovated in 1992. In 1996, the hotel was converted into a
Holiday Inn. It is a 118-room, full service hotel with a full service restaurant
and cocktail lounge. Amenities include an outdoor pool as well as banquet and
meeting facilities for 220 people.
Guest Profile and Local Competition. Approximately 20% of the hotel's
business is related to commercial activity from local businesses and demand
generated by local businesses. Approximately 80% of the hotel's business
consists of leisure travelers visiting the many tourist attractions around State
College and I-80. The Company considers its primary competition to be the Best
Western in Milesburg, Pennsylvania.
Comfort Inn, Denver, Pennsylvania
Description. The Comfort Inn, Denver, Pennsylvania is located at 2015
North Reading Road. This 45-room hotel was constructed in 1990 and renovated in
1995. All rooms have one king bed or two queen beds and non-smoking units are
available. The hotel is a full service hotel with a restaurant and cocktail
lounge. Amenities include hairdryers in all rooms, a fitness center and a
complimentary continental breakfast.
Guest Profile and Local Competition. Approximately 75% of the hotel's
business is comprised of leisure travelers and transient guests related to its
location at the crossroads of two major interstate highways. The remainder of
the hotel's business is due to commercial activity from local businesses and
people visiting area residents. The Company considers its primary competition to
be the Holiday Inn in Denver, Pennsylvania.
Comfort Inn, Harrisburg, Pennsylvania
Description. The Comfort Inn, Harrisburg, Pennsylvania is located 8 miles
north of Hershey, Pennsylvania at 7744 Linglestown Road off exit 27 of
Interstate 81. The hotel opened in May 1998. It is an 81-room limited service
hotel. Amenities include an indoor pool, hot tub, fitness center, meeting
facilities, complimentary continental breakfast and 24-hour coffee. All rooms
have one king bed or two queen beds and some Jacuzzi suites are available.
Guest Profile and Local Competition. Approximately 25% of the hotel's
business is related to commercial activity from local businesses. The hotel's
group business, which accounts for approximately 5% of its business, is
generated from area institutions, local weddings, local social and sporting
events. The remainder of the hotel's business consists of transient and
recreational travelers generated by its proximity to Hershey, Pennsylvania. The
Company considers its primary competition to be the Holiday Inn in Grantville,
Pennsylvania.
Clarion Suites, Philadelphia, Pennsylvania
Description. The Clarion Suites, Philadelphia, Pennsylvania is located at
1010 Race Street, one half block from the newly-built Philadelphia convention
center and six blocks from the Independence Hall historic district and the
Liberty Bell. The hotel is located in the historic Bentwood Rocking Chair
Company building, which was constructed in 1896 and converted to a Quality
Suites hotel in the 1980s. The hotel was purchased by a Hersha Affiliate as a
Ramada Suites in 1995 and substantially rehabilitated. The Hersha Affiliate
later converted the hotel to a Clarion Suites. The hotel has 96 executive suites
with fully-equipped kitchens and an eight-story interior corridor with Victorian
style architecture. The hotel has a lounge featuring light fare and a comedy
cabaret. Amenities include two large meeting rooms, boardrooms, a fitness room
and a complimentary continental breakfast.
Guest Profile and Local Competition. Approximately 20% of the hotel's
business is comprised of leisure travelers and transient guests related to its
close proximity to the historic district. The remainder of the hotel's business
is due to commercial activity from local businesses and people visiting area
residents. The Company considers its primary competition to be all Center City,
Philadelphia hotels.
The following table sets forth certain information with respect to each
Initial Hotel:
Year Ended December 31,
---------------------------------------
1997 1996 1995 1994 1993
---- ---- ---- ---- ----
Holiday Inn Express - Harrisburg, PA
Occupancy 56.4% 40.7% 43.2% 44.9% 46.2%
ADR $56.33 $52.77 $48.05 $48.34 $45.72
REVPAR $31.78 $21.50 $20.74 $21.70 $21.13
Holiday Inn Express - Hershey, PA (1)
Occupancy 38.8%
ADR $75.62
REVPAR $29.35
Holiday Inn Express - New Columbia, PA (2)
Occupancy 9.0%
ADR $59.68
REVPAR $5.39
Hampton Inn - Carlisle, PA (3)
Occupancy 53.5%
ADR $65.33
REVPAR $34.93
Hampton Inn - Selinsgrove, PA (4)
Occupancy 71.9% 50.1%
ADR $65.29 $60.76
REVPAR $46.96 $30.43
Holiday Inn - Harrisburg, PA (5)
Occupancy 63.3% 58.9% 46.2%
ADR $68.22 $61.36 $56.97
REVPAR $43.17 $36.13 $26.31
Holiday Inn - Milesburg, PA
Occupancy 52.0% 48.4% 51.0% 55.3% 56.9%
ADR $56.07 $52.31 $51.59 $48.64 $42.27
REVPAR $29.13 $25.31 $26.29 $26.88 $24.02
Comfort Inn - Denver, PA
Occupancy 54.7% 53.5% 60.4% 60.4% 59.6%
ADR $73.26 $61.04 $50.68 $49.72 $48.79
REVPAR $40.08 $32.63 $30.66 $30.61 $29.06
Comfort Inn - Harrisburg, PA (6)
Occupancy
ADR
REVPAR
Clarion Suites, Philadelphia, PA
Occupancy 73.7% 60.2%
ADR $91.02 $86.10
REVPAR $67.04 $51.83
- ---------------
(1) This hotel opened in October 1997 and, thus, the data shown represent
approximately three months of operations.
(2) This hotel opened in December 1997 and, thus, the data shown represent
approximately one month of operations.
(3) This hotel opened in June 1997 and, thus, the data shown represent
approximately seven months of operations.
(4) This hotel opened in September 1996 and, thus, the data shown for 1996
represent approximately four months of operations.
(5) This hotel was converted to a Holiday Inn in September 1995 and, thus, the
data shown for 1995 represent approximately four months of operations.
(6) This hotel opened in May 1998 and, thus, there are no data shown.
The Percentage Leases
The following summary is qualified in its entirety by the Percentage
Leases, the form of which has been filed as an exhibit to the Registration
Statement of which this Prospectus is a part.
The Initial Hotels will be operated by the Lessee pursuant to the
Percentage Leases. The Company intends that future leases with respect to
additional hotels it may acquire will be similar to the Percentage Leases. The
Trustees, however, in their discretion, may alter any of these provisions with
respect to any proposed percentage lease, depending on the purchase price paid,
economic conditions and other factors deemed relevant at the time.
Percentage Lease Terms. Each Percentage Lease will have an initial
non-cancelable term of five years. All, but not less than all, of the Percentage
Leases for the Initial Hotels may be extended for an additional five-year term
at the Lessee's option. At the end of the first extended term, the Lessee, at
its option, may extend some or all of the Percentage Leases for the Initial
Hotels. The Percentage Leases are subject to earlier termination upon the
occurrence of defaults thereunder and certain other events described therein
(including, particularly, the provisions described herein under "-Damage to
Hotels," "-Condemnation of Hotel" and "-Termination of Percentage Leases on
Disposition of the Initial Hotels").
Amounts Payable Under the Percentage Leases. The Percentage Leases
generally provide for the Lessee to pay the greater of the Base Rent or
Percentage Rent. The Percentage Rent for each Initial Hotel is comprised of (i)
a percentage of room revenues up to the Threshold, (ii) a percentage of room
revenues in excess of the Threshold but less than the Incentive Threshold, (iii)
a percentage of room revenue in excess of the Incentive Threshold and (iv) a
percentage of revenues other than room revenues. The Incentive Threshold is
designed to provide an incentive to the Lessee to generate higher revenues at
each hotel. Until the First Adjustment Date or the Second Adjustment Date, as
applicable, the rent on the Newly-Developed Hotels and the Newly-Renovated
Hotels will be the Initial Fixed Rents applicable to those hotels. After the
First Adjustment Date or the Second Adjustment Date, as applicable, rent will be
computed with respect to the Newly-Developed Hotels and the Newly-Renovated
Hotels based on the percentage rent formulas described herein. The Lessee also
will be obligated to pay certain other amounts, including interest accrued on
any late payments or charges (the "Additional Charges"). Rent is payable
quarterly in arrears.
The following table sets forth (i) the Initial Fixed Rent, if applicable,
(ii) the annual Base Rent, (ii) the annual Percentage Rents formulas and (iv)
the pro forma rent that would have been paid for each Initial Hotel pursuant to
the terms of the Percentage Leases based on historical revenues, as if the
Company had owned the Initial Hotels and the Percentage Leases had been in
effect since January 1, 1997 (or, if the hotel was not open on January 1, 1997,
since the date the hotel opened).
Initial Annual Annual Pro Forma Lease
Fixed Base Percentage Payment for Year Ended
Initial Hotel Rent Rent Rent Formula December 31, 1997
- ------------------- -------- -------- ------------------------------------- ---------------------
Newly-Developed
Holiday Inn Express
Hershey, PA...... $794,686 $364,000 42.1% of room revenue up to $1,479,523, $ 96,156
plus 65.0% room revenue in excess of
$1,479,523 but less than $1,740,615, plus
29.0% of room revenue in excess of
$1,740,615, plus 8.0% of all non-room revenue.
New Columbia, PA. 498,198 227,500 46.7% of room revenue up to $850,986, plus 65.0% 6,653
of room revenue in excess of $850,986 but
less than $1,001,160, plus 29.0% of room
revenue in excess of $1,001,160, plus 8.0% of
all non-room revenue.
Hampton Inn:
Carlisle, PA..... 699,062 325,000 42.3% of room revenue up to $1,293,906, 303,029
plus 65.0% of room revenue in excess of
$1,293,906 but less than $1,522,242, plus
29.0% of room revenue in excess of
$1,522,242, plus 8.0% of all non-room
revenue.
Comfort Inn:
Harrisburg, PA... 514,171 234,000 40.7% of room revenue up to $980,050, plus 0
65.0% of room revenue in excess of $980,050
but less than $1,153,000, plus 29.0% of room
revenue in excess of $1,153,000, plus 8.0% of
all non-room revenue.
Newly-Renovated
Holiday Inn Express:
Harrisburg, PA... 504,406 195,000 31.0% of room revenue up to $1,153,655, 504,406
plus 65.0% of room revenue in excess of
$1,153,655 but less than 1,357,241, plus
29.0% of room revenue in excess of
$1,357,241, plus 8.0% of all non-room
revenue.
Holiday Inn:
Milesburg, PA.... 524,750 214,500 36.1% of room revenue up to $1,065,960, 524,750
plus 65.0% of room revenue in excess of
$1,065,960 but less than $1,254,070, plus
31.0% of room revenue in excess of
$1,254,070, plus 8.0% of all non-room
revenue.
Comfort Inn:
Denver, PA....... 262,234 112,288 35.4% of room revenue up to 262,234
$559,542, plus 65.0% of room revenue in
excess of $559,542 but less than $658,285,
plus 29.0% of room revenue in excess of
$658,285, plus 8.0% of all non-room
revenue.
Stabilized
Holiday Inn:
Harrisburg, PA... n/a 675,921 44.3% of room revenue up to $2,638,247, 1,614,403
plus 65.0% of room revenue in excess of
$2,638,247 but less than $3,103,820, plus
31.0% of room revenue in excess of
$3,103,820, plus 8.0% of
all non-room revenue.
Hampton Inn:
Selinsgrove, PA.. n/a 308,469 49.0% of room revenue up to $1,081,152, 657,471
plus 65.0% of room revenue in excess of
$1,081,152 but less than $1,271,943, plus
29.0% of room revenue in excess of
$1,271,943, plus 8.0% of
all non-room revenue.
Clarion Suites:
Philadelphia, PA. n/a 418,593 36.1% of room revenue up to $1,998,097, 976,102
plus 65.0% of room revenue in excess of
$1,998,097 but less than $2,350,702, plus
29.0% of room revenue in excess of
$2,350,702, plus 8.0% of
all non-room revenue.
---------- -----------
Totals $3,075,271 $4,945,203
========== ===========
Other than real estate and personal property taxes, ground lease rent
(where applicable), the cost of certain furniture, fixtures and equipment, and
certain capital expenditures, and property and casualty insurance premiums, all
of which are obligations of the Company, the Percentage Leases require the
Lessee to pay the operating expenses of the Initial Hotels (including insurance
other than property and casualty insurance, all costs and expenses and all
utility and other charges incurred in the operation of the Initial Hotels)
during the term of the Percentage Leases. The Percentage Leases also provide for
rent reductions and abatements in certain cases in the event of damage or
destruction or a partial taking of any Initial Hotel as described under "-Damage
to Hotels" and "-Condemnation of Hotel."
Maintenance and Modifications. Under the Percentage Leases, the Company
will make available to the Lessee for the replacement and refurbishment of
furniture, fixtures and equipment and other capital improvements determined in
accordance with generally accepted accounting principles in the Initial Hotels,
when and as deemed necessary by the Lessee, an amount equal to 4% (6% for the
Holiday Inn, Harrisburg, PA and the Holiday Inn, Milesburg, PA) of gross
revenues per quarter on a cumulative basis. The Company's obligation will be
carried forward to the extent that the Lessee has not expended such amount, and
any unexpended amounts will remain the property of the Company upon termination
of the Percentage Leases. Other than as described above, the Lessee is
responsible for all repair and maintenance of the Initial Hotels and any capital
improvements to the Initial Hotels.
The Lessee, at its expense, may make non-capital and capital additions,
modifications or improvements to the Initial Hotels, provided that such action
does not significantly alter the character or purposes of the Initial Hotels or
significantly detract from the value or operating efficiencies of the Initial
Hotels. All such alterations, replacements and improvements shall be subject to
all the terms and provisions of the Percentage Leases and will become the
property of the Company upon termination of the Percentage Leases. The Company
will own substantially all personal property (other than inventory, linens and
other nondepreciable personal property) not affixed to, or deemed a part of, the
real estate or improvements on the Initial Hotels, except to the extent that
ownership of such personal property would cause the Rent under a Percentage
Lease not to qualify as "rents from real property" for REIT income test
purposes. See "Federal Income Tax Consequences-Requirements for
Qualification-Income Tests."
Insurance and Property Taxes. The Company is responsible for paying or
reimbursing the Lessee for real estate and personal property taxes on the
Initial Hotels (except to the extent that personal property associated with the
Initial Hotels is owned by the Lessee), and all premiums for property and
casualty insurance. The Lessee is required to pay for all other insurance on the
Initial Hotels, including comprehensive general public liability, workers'
compensation and other insurance appropriate and customary for properties
similar to the Initial Hotels and naming the Company as an additional named
insured.
Assignment and Subleasing. The Lessee will not be permitted to sublet all
or any part of the Initial Hotels or assign its interest under any of the
Percentage Leases without the prior written consent of the Company. No
assignment or subletting will release the Lessee from any of its obligations
under the Percentage Leases.
Damage to Hotels. In the event of damage to or destruction of any Initial
Hotel covered by insurance that renders the Initial Hotel unsuitable for its
primary intended use, the Percentage Lease will terminate as of the date of the
casualty, neither the Company nor the Lessee shall have any further liability
under the Percentage Lease, and the Company will retain all insurance proceeds.
In the event of damage to or destruction of any Initial Hotel covered by
insurance that does not render the Initial Hotel unsuitable for its primary
intended use, the Company (or, at the election of the Company, the Lessee) will
restore the Initial Hotel, the Percentage Lease will not terminate, and the
Company will retain all insurance proceeds (if, however, the Lessee restores the
Initial Hotel, the insurance proceeds will be paid out by the Company to the
Lessee). If the cost of restoration exceeds the amount of insurance proceeds
received by the Company, the Company will contribute any excess amounts prior to
requiring the Lessee to commence work. In the event of damage to or destruction
of any Initial Hotel not covered by insurance, whether or not such damage or
destruction renders the Initial Hotel unsuitable for its primary intended use,
the Company at its option either (i) will restore the Initial Hotel at its cost
and expense and the Percentage Lease will not terminate or (ii) will terminate
the Percentage Lease and neither the Company nor the Lessee shall have any
further liability under the Percentage Lease. Any damage or destruction
notwithstanding, and provided the Percentage Lease has not been terminated, the
Lessee's obligation to pay Rent will remain unabated by any damage or
destruction that does not result in a reduction of gross revenues at the Initial
Hotel. If any damage or destruction results in a reduction of such gross
revenues, the Company will receive all loss of income insurance and the Lessee
will not have an obligation to pay Rent in excess of the amount of Percentage
Rent, if any, realizable from gross revenues generated by the operation of the
Initial Hotel during the existence of such damage or destruction.
Condemnation of Hotel. In the event of a total condemnation of any Initial
Hotel, or in the event of a partial taking that renders the Initial Hotel
unsuitable for its primary intended use, either the Company or the Lessee will
have the option to terminate the relevant Percentage Lease as of the date of
taking, and the Company and the Lessee will be entitled to their shares of the
condemnation award in accordance with the provisions of the Percentage Lease. In
the event of a partial taking that does not render the Initial Hotel unsuitable
for its primary intended use, the Company (or, at the Company's option, the
Lessee) will restore the untaken portion of the Initial Hotel to a complete
architectural unit and the Company shall contribute the cost of such restoration
in accordance with the provisions of the Percentage Lease. In the event of a
partial taking, the Base Rent will be abated taking into consideration, among
other factors, the number of usable rooms, the amount of square footage, or the
revenues affected by the partial taking.
Events of Default. Events of Default under the Percentage Leases
include, among others, the following:
(i) the failure by the Lessee to pay Initial Fixed Rent, Base Rent,
Percentage Rent or Additional Charges when due and the continuation of
such failure for a period of 10 days thereafter;
(ii) the failure by the Lessee to observe or perform any other term
of a Percentage Lease and the continuation of such failure for a period of
30 days after receipt by the Lessee of notice from the Company thereof,
unless such failure cannot be cured within such period and the Lessee
commences appropriate action to cure such failure within such 30 day
period and thereafter acts, with diligence, to correct such failure within
such time as is necessary, provided in no event shall such period exceed
120 days;
(iii) if the Lessee shall file a petition in bankruptcy or
reorganization pursuant to any federal or state bankruptcy law or any
similar federal or state law, or shall be adjudicated a bankrupt or shall
make an assignment for the benefit of creditors or shall admit in writing
its inability to pay its debts generally as they become due, or if a
petition or answer proposing the adjudication of the Lessee as a bankrupt
or its reorganization pursuant to any federal or state bankruptcy law or
any similar federal or state law shall be filed in any court and the
Lessee shall be adjudicated a bankrupt and such adjudication shall not be
vacated or set aside or stayed within 60 days after the entry of an order
in respect thereof, or if a receiver of the Lessee or of the whole or
substantially all of the assets of the Lessee shall be appointed in any
proceeding brought by the Lessee or if any such receiver, trustee or
liquidator shall be appointed in any proceeding brought against the Lessee
and shall not be vacated or set aside or stayed within 60 days after such
appointment;
(iv) if the Lessee is liquidated or dissolved, or begins proceedings
toward such liquidation or dissolution, or in any manner ceases to do
business or permits the sale or divestiture of substantially all of its
assets;
(v) if the estate or interest of the Lessee in the Percentage Lease
or any part thereof is voluntarily or involuntarily transferred, assigned,
conveyed, levied upon or attached in any proceeding (for this purpose, a
change in control if the Lessee constitutes an assignment of the lease);
(vi) if the Lessee voluntarily discontinues operations of any
Initial Hotel except as a result of damage, destruction or condemnation;
(vii) if the Franchise License with respect to an Initial Hotel is
terminated by the franchisor as a result of any action or failure to act
by the Lessee or its agents, other than the failure to complete
improvements required by a franchisor because the Partnership fails to pay
the costs of such improvements; or
(viii) the occurrence of an Event of Default occurs under any other
Percentage Lease between the Company and the Lessee.
If an Event of Default occurs and continues beyond any curative period,
the Company will have the option of terminating the Percentage Lease and any or
all other Percentage Leases by giving the Lessee 10 days' written notice of the
date for termination of the Percentage Leases and, unless such Event of Default
is cured prior to the termination date set forth in such notice, the Percentage
Leases shall terminate on the date specified in the Company's notice and the
Lessee shall be required to surrender possession of the affected Initial Hotel.
Termination of Percentage Leases on Disposition of the Initial Hotels. In
the event the Company enters into an agreement to sell or otherwise transfer an
Initial Hotel to a third party, the Company will have the right to terminate the
Percentage Lease with respect to such Initial Hotel if within six months after
the closing of such sale either (i) pays the Lessee the fair market value of the
Lessee's leasehold interest in the remaining term of the Percentage Lease to be
terminated, or (ii) offers to lease to the Lessee one or more substitute hotels
on terms that would create a leasehold interest in such hotels with a fair
market value equal to or exceeding the fair market value of the Lessee's
remaining leasehold interest under the Percentage Lease to be terminated.
Franchise License. The Lessee will be the licensee under the Franchise
Licenses on the Initial Hotels. See "Business and Properties-Franchise
Licenses."
Breach by Partnership. Upon notice from the Lessee that the Company has
breached the Lease, the Company will have 30 days to cure the breach or proceed
to cure the breach, which period may be extended in the event of certain
specified, unavoidable delays.
Inventory. All inventory required in the operation of the Initial Hotels
will be purchased and owned by the Lessee at its expense. The Company will have
the option to purchase all inventory related to a particular Initial Hotel at
fair market value upon termination of the Percentage Lease for that Initial
Hotel.
Franchise Licenses
Holiday Inn Express and Holiday Inn are registered trademarks of Holiday
Hospitality Corporation, Hampton Inn is a registered trademark of Promus Hotels,
and Comfort Inn and Clarion Suites are registered Trademarks of Choice Hotels.
The Company expects that the registered owners of the trademarks will approve
the change of the Franchise Licenses to the Lessee upon acquisition of the
Initial Hotels by the Partnership and will confirm that with respect to the
Initial Hotels the owner thereof is a licensee in good standing.
The Company anticipates that most of the additional hotels in which it
invests will be operated under Franchise Licenses. The Company believes that the
public's perception of quality associated with a franchisor is an important
feature in the operation of a hotel. Franchisors provide a variety of benefits
for franchisees, which include national advertising, publicity and other
marketing programs designed to increase brand awareness, training of personnel,
continuous review of quality standards and centralized reservation systems.
The Franchise Licenses generally specify certain management, operational,
recordkeeping, accounting, reporting and marketing standards and procedures with
which the franchisee must comply. The Franchise Licenses obligate the Lessee to
comply with the franchisors' standards and requirements with respect to training
of operational personnel, safety, maintaining specified insurance, the types of
services and products ancillary to guest room services that may be provided by
the Lessee, display of signage, and the type, quality and age of furniture,
fixtures and equipment included in guest rooms, lobbies and other common areas.
The following table sets forth certain information in connection with the
Franchise Licenses:
Franchise
Hotel Effective Date Expiration Date Fee(1)
Holiday Inn Express,
Harrisburg, PA May 2, 1996 May 2, 2006 8.00%
Holiday Inn Express, Hershey, PA September 30, 1997 September 30, 1997 8.00%
Holiday Inn Express,
New New Columbia, PA December 3, 1997 December 3, 2007 8.00%
Holiday Inn, Milesburg, PA February 25, 1997 February 25, 2007 8.00%
Holiday Inn, Harrisburg, PA September 29, 1995 September 29, 2005 7.50%
Hampton Inn, Carlisle, PA June 16, 1997 June 16, 2017 8.00%
Hampton Inn, Selinsgrove, PA September 9, 1996 September 9, 2016 8.00%
Comfort Inn, Denver, PA August 4, 1995 August 4, 2015 8.05%
Comfort Inn, Harrisburg, PA May 5, 1998 May 5, 2018 8.05%
Clarion Suites, Philadelphia, PA August 4, 1995 August 4, 2015 5.30%
(1) Percentage of room revenues payable to the franchisors.
HOLIDAY INN EXPRESS(Registered Trademark) AND HOLIDAY INN(Registered
Trademark) ARE REGISTERED TRADEMARKS OF HOLIDAY HOSPITALITY CORPORATION. HOLIDAY
HOSPITALITY CORPORATION HAS NOT ENDORSED OR APPROVED THE OFFERING. A GRANT OF A
HOLIDAY INN EXPRESS OR HOLIDAY INN FRANCHISE LICENSE FOR CERTAIN OF THE INITIAL
HOTELS IS NOT INTENDED AS, AND SHOULD NOT BE INTERPRETED AS, AN EXPRESS OR
IMPLIED APPROVAL OR ENDORSEMENT BY HOLIDAY HOSPITALITY CORPORATION (OR ANY OF
ITS AFFILIATES, SUBSIDIARIES OR DIVISIONS) OF THE COMPANY, THE PARTNERSHIP OR
THE COMMON SHARES OFFERED HEREBY.
HAMPTON INN(Registered Trademark) IS A REGISTERED TRADEMARK OF PROMUS
HOTELS. PROMUS HOTELS HAS NOT ENDORSED OR APPROVED THE OFFERING. A GRANT OF A
HAMPTON INN FRANCHISE LICENSE FOR CERTAIN OF THE INITIAL HOTELS IS NOT INTENDED
AS, AND SHOULD NOT BE INTERPRETED AS, AN EXPRESS OR IMPLIED APPROVAL OR
ENDORSEMENT BY PROMUS HOTELS (OR ANY OF ITS AFFILIATES, SUBSIDIARIES OR
DIVISIONS) OF THE COMPANY, THE PARTNERSHIP OR THE COMMON SHARES OFFERED HEREBY.
COMFORT INN(Registered Trademark) AND CLARION SUITES(Registered Trademark)
ARE REGISTERED TRADEMARKS OF CHOICE HOTELS INTERNATIONAL. CHOICE HOTELS
INTERNATIONAL HAS NOT ENDORSED OR APPROVED THE OFFERING. A GRANT OF A COMFORT
INN FRANCHISE LICENSE FOR CERTAIN OF THE INITIAL HOTEL IS NOT INTENDED AS, AND
SHOULD NOT BE INTERPRETED AS, AN EXPRESS OR IMPLIED APPROVAL OR ENDORSEMENT BY
CHOICE HOTELS INTERNATIONAL (OR ANY OF ITS AFFILIATES, SUBSIDIARIES OR
DIVISIONS) OF THE COMPANY, THE PARTNERSHIP OR THE COMMON SHARES OFFERED HEREBY.
Operating Practices
The Company's management recognizes the need for aggressive, market
driven, creative management given the competition in the hospitality
industry. Each of the Initial Hotels will be managed by the Lessee under
separate Percentage Leases with the Partnership. The Lessee intends to
continue the management systems developed by the Hersha Affiliates. See "The
Lessee."
Employees
The Company intends to be self-advised and thus will utilize the services
of its officers rather than retain an advisor. See "Management-Trustees and
Executive Officers." The Lessee will employ approximately 350 people in
operating the Initial Hotels on behalf of the
Lessee.
Environmental Matters
Under various federal, state and local laws and regulations, an owner or
operator of real estate may be liable for the costs of removal or remediation of
certain hazardous or toxic substances on such property. Such laws often impose
such liability without regard to whether the owner knew of, or was responsible
for, the presence of hazardous or toxic substances. Furthermore, a person that
arranges for the disposal or transports for disposal or treatment a hazardous
substance at a property owned by another may be liable for the costs of removal
or remediation of hazardous substances released into the environment at that
property. The costs of remediation or removal of such substances may be
substantial, and the presence of such substances, or the failure to promptly
remediate such substances, may adversely affect the owner's ability to sell such
real estate or to borrow using such real estate as collateral. In connection
with the ownership and operation of the Initial Hotels, the Company, the
Partnership or the Lessee may be potentially liable for any such costs.
Recent Phase I environmental assessments have been obtained on all of the
Initial Hotels. The Phase I environmental assessments were intended to identify
potential environmental contamination for which the Initial Hotels may be
responsible. The Phase I environmental assessments included historical reviews
of the Initial Hotels, reviews of certain public records, preliminary
investigations of the sites and surrounding properties, screening for the
presence of hazardous substances, toxic substances and underground storage
tanks, and the preparation and issuance of a written report. The Phase I
environmental assessments did not include invasive procedures, such as soil
sampling or ground water analysis.
The Phase I environmental assessments have not revealed any environmental
liability that the Company believes would have a material adverse effect on the
Company's business, assets, results of operations or liquidity, nor is the
Company aware of any such liability. Nevertheless, it is possible that these
environmental assessments do not reveal all environmental liabilities or that
there are material environmental liabilities of which the Company is unaware.
Moreover, no assurances can be given that (i) future laws, ordinances or
regulations will not impose any material environmental liability, or (ii) the
current environmental condition of the Initial Hotels will not be affected by
the condition of the properties in the vicinity of the Initial Hotels (such as
the presence of leaking underground storage tanks) or by third parties unrelated
to the Company, the Partnership or the Lessee.
The Company believes that the Initial Hotels are in compliance in all
material respects with all federal, state and local ordinances and regulations
regarding hazardous or toxic substances and other environmental matters. Neither
the Company nor, to the knowledge of the Company, any of the current owners of
the Initial Hotels have been notified by any governmental authority of any
material noncompliance, liability or claim relating to hazardous or toxic
substances or other environmental matter in connection with any of its present
or former properties.
Competition
The hotel industry is highly competitive. Each of the Initial Hotels is
located in a developed area that includes other hotels, many of which are
competitive with the Initial Hotels in their locality. The number of competitive
hotels in a particular area could have a material adverse effect on revenues of
the Initial Hotels or at hotels acquired in the future. See "Business and
Properties-The Initial Hotels."
There will be competition for investment opportunities in upper-economy
and mid-scale hotels from entities organized for purposes substantially similar
to the Company's objectives as well as other purchasers of hotels. The Company
will be competing for such investment opportunities with entities which have
substantially greater financial resources than the Company, including access to
capital or better relationships with franchisors, lenders and sellers. The
Company's competitors may generally be able to accept more risk than the Company
can manage prudently and may be able to borrow the funds needed to acquire
hotels. Competition may generally reduce the number of suitable investment
opportunities offered to the Company and increase the bargaining power of
property owners seeking to sell. See "Risk Factors-Conflicts of
Interest-Competing Hotels Owned or to be Acquired by the Hersha Affiliates."
Insurance
The Company will keep in force comprehensive insurance, including
liability, fire, workers' compensation, extended coverage, rental loss and, when
available on reasonable commercial terms, flood and earthquake insurance, with
policy specifications, limits and deductibles customarily carried for similar
properties. Certain types of losses, however (generally of a catastrophic nature
such as acts of war, earthquakes, etc.), are either uninsurable or require such
substantial premiums that the cost of maintaining such insurance is economically
infeasible. Certain types of losses, such as those arising from subsidence
activity, are insurable only to the extent that certain standard policy
exceptions to insurability are waived by agreement with the insurer. See "Risk
Factors-Real Estate Investment Risks-Uninsured and Underinsured Losses." The
Company believes, however, that the Properties are adequately insured in
accordance with industry standards.
Depreciation
To the extent that the Partnership acquires the Initial Hotels or the
partnership interests in the Selling Partnerships in exchange for Units, the
Partnership's initial basis in each Initial Hotel for federal income tax
purposes should be the same as the Selling Partnerships' basis in such Initial
Hotel on the date of acquisition. Although the law is not entirely clear, the
Partnership intends to depreciate such depreciable hotel property for federal
income tax purposes over the same remaining useful lives and under the same
methods used by the Selling Partnerships. The Partnership's tax depreciation
deductions will be allocated among the partners in accordance with their
respective interests in the Partnership (except to the extent that the
Partnership is required under Code Section 704(c) to use a method for allocating
depreciation deductions attributable to the Initial Hotels or other contributed
properties that results in the Company receiving a disproportionately larger
share of such deductions). Because the Partnership's initial basis in the
Initial Hotels will be less than the fair market value of those hotels on the
date of acquisition, the Company's depreciation deductions may be less than they
otherwise would have been if the Partnership had purchased the Initial Hotels or
the partnership interests in the Selling Partnerships entirely for cash.
Legal Proceedings
Neither the Company nor the Partnership is currently involved in any
material litigation nor, to the Company's knowledge, is any material litigation
currently threatened against the Company or the Partnership or any of the
Initial Hotels. The Lessee has advised the Company that it currently is not
involved in any litigation. The Selling Partnerships have represented to the
Partnership that there is no material litigation pending, threatened against or
affecting the Initial Hotels.
Hersha Affiliates' Hotel Assets Not Acquired By The Company
The Hersha Affiliates own the following hotels, which are not being
acquired by the Company and are not subject to the Option Agreement: (i) Best
Western, Indiana, Pennsylvania (107) rooms and (ii) Comfort Inn, McHenry,
Maryland (76 rooms). In addition, the Hersha Affiliates own land in Carlisle,
Pennsylvania, Valley Forge, Pennsylvania and Frederick, Maryland that could be
used for hotel development. The Hampton Inn, Danville, Pennsylvania, the
Harrisburg Inn, Harrisburg, Pennsylvania and the land owned by Hersha Affiliates
in Carlisle, Pennsylvania are subject to the Option Agreement. See "Certain
Relationships and Transactions-Option Agreement."
Ground Leases
The land underlying the Holiday Inn Express in Harrisburg, Pennsylvania
and the Comfort Inn in Denver, Pennsylvania each will be leased to the
Partnership by certain Hersha Affiliates for aggregate rent of $21,000 per year
for 99 years. Also, a portion of the land adjacent to the Hampton Inn,
Selinsgrove, Pennsylvania will be leased to a Hersha Affiliate for $1 per year
for 99 years.
POLICIES AND OBJECTIVES WITH RESPECT TO CERTAIN ACTIVITIES
The following is a discussion of the Company's policies with respect to
investment, financing, conflicts of interest and certain other activities that
have not been discussed elsewhere. The policies with respect to these activities
have been determined by the Trustees and may be amended or revised from time to
time at the discretion of the Trustees without a vote of the shareholders of the
Company, except that (i) changes in certain policies with respect to conflicts
of interest must be consistent with legal requirements and (ii) the Company
cannot take any action intended to terminate its qualification as a REIT without
the approval of the holders of two-thirds of the outstanding Common Shares.
Investment Policies
The Company's principal investment policy is to acquire hotels that offer
the potential for high current rates of return to the Company, a substantial
dividend to the Company's shareholders and long term increases in value. The
Company's business is focused solely on hotels. The Company's Acquisition Policy
is to acquire a hotel for which it expects to receive rents at least equal to
12% of the purchase price paid for the hotel, net of (i) property and casualty
insurance premiums, (ii) real estate and personal property taxes, and (iii) a
reserve for furniture, fixtures and equipment equal to 4% (6% for full-service
hotels) of gross revenues at the hotel. In the case of hotels with limited
operating history or that have been newly renovated, the Company intends to
institute a mechanism similar to the mechanism used for the Newly-Developed
Hotels and Newly-Renovated Hotels for establishing a minimum initial fixed rent
and adjusting the purchase price for each such hotel based upon the first two
years of operating history of such hotel after opening or completion of
renovation. The Trustees, however, may change the Acquisition Policy at any time
without the approval of the Company's shareholders. See "-Growth
Strategy-Acquisition Strategy" and "Risk Factors-Growth Strategy." The Company
has not developed a policy in connection with a limit on the number or amount of
mortgages that may be placed on any one piece of property owned by the Company.
Although the Company intends primarily to acquire hotels, it also may
participate with other entities in property ownership, through joint ventures or
other types of co-ownership. Equity investments may be subject to existing
mortgage financing and other indebtedness that may have priority over the equity
interest of the Company.
While the Company will emphasize equity investments in hotels, it may, in
its discretion, invest in mortgages and other real estate interests, including
securities of other REITs. The Company may invest in participating, convertible
or other types of mortgages if it concludes that by doing so it may benefit from
the cash flow or any appreciation in the value of the subject property. Such
mortgages are similar to equity participation, because they permit the lender to
either participate in increasing revenues from the property or convert some or
all of that mortgage to equity ownership interest. The Company does not
presently intend to invest in mortgages or real estate interests other than
hotels.
Financing
The Company's additional investments in hotels may be financed, in whole
or in part, with undistributed cash, subsequent issuances of Common Shares or
other securities, or borrowings. The Company is currently negotiating with
lenders to obtain the Line of Credit. A failure to obtain the Line of Credit
could adversely affect the Company's ability to finance its growth strategy. See
"Risk Factors-Dependence Upon External Financing." The Debt Policy will limit
consolidated indebtedness to less than 55% of the aggregate purchase prices paid
by the Company for the hotels in which it has invested. The Trustees, however,
may change the Debt Policy at any time without the approval of the Company's
shareholders. The aggregate purchase prices for the Initial Hotels is
approximately $47.3 million. After the Formation Transactions, the Assumed
Indebtedness will be approximately $11.7 million. Because of the Debt Policy and
the amount of the Assumed Indebtedness, the success of the Company's acquisition
strategy will depend primarily on its ability to access additional capital
through issuances of equity securities. See "Risk Factors-Risks of Leverage" and
"Management's Discussion and Analysis of Financial Condition and Results of
Operations-Liquidity and Capital Resources."
The Company will invest in additional hotels only as suitable
opportunities arise. The Company will not undertake investments in such hotels
unless adequate sources of financing are available. The Bylaws require the
approval of a majority of the Trustees, including a majority of the Independent
Trustees, to acquire any additional hotel in which a Trustee or officer of the
Company, or any Affiliate thereof, has any interest (other than solely as a
result of his status as a Trustee, officer or shareholder of the Company). It is
expected that future investments in hotels will be dependent on and financed by
the proceeds from additional equity capital. The Trustees have the authority,
without shareholder approval, to issue additional Common Shares, preferred
shares or other capital shares of the Company in any manner (and on such terms
and for such consideration) as it deems appropriate, including in exchange for
property. Existing shareholders have no preemptive right to purchase shares
issued in any offering, and any such offering might cause a dilution of a
shareholder's investment in the Company.
Conflict of Interest Policies
The Company has adopted certain policies designed to minimize the effects
of potential conflicts of interest. In addition, the Partnership will enter into
the Option Agreement with certain of the Hersha Affiliates. The Trustees are
subject to certain provisions of Maryland law, which are designed to eliminate
or minimize certain potential conflicts of interest. However, there can be no
assurance that these policies always will be successful in eliminating the
influence of such conflicts, and if they are not successful, decisions could be
made that might fail to reflect fully the interests of all shareholders.
Declaration of Trust and Bylaw Provisions
The Company's Declaration of Trust, with limited exceptions, requires that
at least three of the Company's Trustees be Independent Trustees. The
Declaration of Trust provides that such Independent Trustee requirement may not
be amended, altered, changed or repealed without the affirmative vote of at
least a majority of the members of the Trustees and the affirmative vote of the
holders of not less than two-thirds of the outstanding Common Shares (and other
shares of beneficial interest of the Company entitled to vote, if any exist).
The Bylaws require that any action pertaining to any transaction involving the
Company, including the purchase, sale, lease or mortgage of any real estate
asset, in which a Trustee or an officer of the Company, or any Affiliate
thereof, has an interest (other than solely as a result of his status as a
trustee, officer or shareholder of the Company, must be approved by a majority
of the Trustees, including a majority of the Independent Trustees.
The Option Agreement
Pursuant to the Option Agreement among Hasu P. Shah, Jay H. Shah, Neil
H. Shah, Bharat C. Mehta, Kanti D. Patel, Rajendra O. Gandhi, Kiran P. Patel,
David L. Desfor, Madhusudan I. Patni and Manahar Gandhi, each a Hersha
Affiliate, and the Partnership, the Partnership will have a two-year option
to acquire any hotels acquired or developed by the Hersha Affiliates within
15 miles of any of the Initial Hotels or any subsequently acquired hotel.
The Partnership
A conflict of interest may arise between the Company, as General Partner
of the Partnership, and the Hersha Affiliates as limited partners of the
Partnership, due to the differing potential tax liability to the Company and the
Hersha Affiliates from the sale of an Initial Hotel or refinancing or prepayment
of principal on any of the Assumed Indebtedness resulting from the differing tax
bases in the Initial Hotels of the Company, on the one hand, and the Hersha
Affiliates, on the other hand. The Bylaws provide that the Company's decisions
with respect to any transaction, including the disposition of an Initial Hotel
or refinancing or prepayment of principal on the Assumed Indebtedness, in which
a Trustee or officer of the Company, or any Affiliate thereof, has any interest
(other than solely as a result of his status as a Trustee, officer or
shareholder of the Company) must be approved by a majority of the Trustees,
including a majority of the Independent Trustees. The Partnership Agreement
gives the Company, as General Partner of the Partnership, full, complete and
exclusive discretion in managing and controlling the business of the Partnership
and in making all decisions affecting the business and assets of the
Partnership.
Provisions of Maryland Law
Pursuant to Maryland law (the jurisdiction under which the Company is
organized), each Trustee is required to discharge his duties in good faith, with
the care an ordinarily prudent person in a like position would exercise under
similar circumstances and in a manner he reasonably believes to be in the best
interest of the Company. In addition, under Maryland law, a transaction between
the Company and any of its Trustees or between the Company and a corporation,
firm or other entity in which a Trustee is a director or has a material
financial interest is not void or voidable solely because of the Trustee's
directorship or the Trustee's interest in the transaction if (i) the transaction
is authorized, approved or ratified, after disclosure of the interest, by the
affirmative vote of a majority of the disinterested Trustees, or by the
affirmative vote of a majority of the votes cast by shareholders entitled to
vote other than the votes of shares owned of record or beneficially by the
interested Trustee or corporation, firm or other entity, or (ii) the transaction
is fair and reasonable to the Company.
Policies with Respect to Other Activities
The Company has authority to offer shares of beneficial interest or other
securities and to repurchase or otherwise reacquire its shares or any other
securities and may engage in such activities in the future. As described under
"Shares Available for Future Sale," the Company may issue Common Shares to
holders of Units upon exercise of their Redemption Rights (as defined herein).
The Company has not issued Common Shares, interests or any other securities to
date, except in connection with the formation of the Company. The Company has no
outstanding loans to other entities or persons, including its officers and
Trustees. The Company has not engaged in trading, underwriting or agency
distribution or sale of securities of other issuers, nor has the Company
invested in the securities of other issuers other than the Partnership for the
purpose of exercising control. The Company intends to make investments in such a
way that it will not be treated as an investment company under the Investment
Company Act of 1940, as amended.
At all times, the Company intends to make investments in such a manner
consistent with the requirements of the Code for the Company to qualify as a
REIT unless, because of changing circumstances or changes in the Code (or in
Treasury Regulations), the Trustees, with the consent of the holders of
two-thirds of the outstanding Common Shares, determine that it is no longer in
the best interests of the Company to qualify as a REIT.
Working Capital Reserves
The Company initially will have minimal working capital reserves. In the
future, the Company intends to set aside undistributed cash in amounts that the
Trustees determine to be adequate to meet normal contingencies in connection
with the operation of the Company's business and investments. The Company
expects to obtain the Line of Credit, which may assist the Company in meeting
its distribution and working capital needs. A failure to obtain the Line of
Credit could adversely affect the Company's ability to finance its growth
strategy. See "Risk Factors-Dependence Upon External Financing."
FORMATION TRANSACTIONS
The Formation Transactions will be as follows:
o The Company will sell 2,666,667 Common Shares in the Offering,
including 166,667 Common Shares to be sold to the Hersha Affiliates,
at the Offering Price. The net proceeds to the Company from the
Offering will be contributed to the Partnership in exchange for
approximately a 43% general partnership interest in the Partnership.
o The Partnership will acquire the Initial Hotels by acquiring
either all of the partnership interests in the Selling
Partnerships or the Initial Hotels in exchange for (i) Units that
will be redeemable, subject to certain limitations, for an
aggregate of approximately 3.5 million Common Shares, with a
value of approximately $21 million based on the Offering Price
and (ii) the assumption of approximately $25.2 million in
indebtedness secured by all of the Initial Hotels, approximately
$13.5 million of which will be repaid with the proceeds of the
Offering. The purchase prices of the Newly-Developed Hotels and
the Newly-Renovated Hotels will be adjusted on the First
Adjustment Date or the Second Adjustment Date, as applicable, as
described in "The Company."
o The land underlying the Holiday Inn Express, Harrisburg,
Pennsylvania and the Comfort Inn, Denver, Pennsylvania each will be
leased to the Partnership by certain Hersha Affiliates for aggregate
rent of $21,000 per year for 99 years. Also, a portion of the land
adjacent to the Hampton Inn, Selinsgrove, Pennsylvania will be
leased to a Hersha Affiliate for $1 per year for 99 years.
o Each Initial Hotel will be leased to the Lessee pursuant to a
Percentage Lease. The Percentage Leases will have an initial
non-cancelable term of five years. All, but not less than all,
of the Percentage Leases may be extended for an additional
five-year term. At the end of the first extended term, the
Lessee, at its option, may extend some or all of the Percentage
Leases for the Initial Hotels. The Lessee will hold the
Franchise License for each Initial Hotel. See "Business and
Properties-The Percentage Leases."
o The Partnership and certain of the Hersha Affiliates will enter
into the Option Agreement, pursuant to which the Hersha
Affiliates will agree that, if they develop or own any hotels in
the future that are located within 15 miles of any Initial Hotel
or subsequently acquired hotel, the Hersha Affiliates will give
the Partnership the option to purchase such hotels for two
years. See "Risk Factors-Conflicts of Interest-Competing Hotels
Owned or to be Acquired by the Hersha Affiliates" and "Policies
and Objectives with Respect to Certain Activities-Conflict of
Interest Policies-The Option Agreement."
o The Company and the Lessee will enter into the Administrative
Services Agreement, pursuant to which the Hersha Affiliate will
provide certain administrative services in exchange for an annual
fee equal to $55,000, plus $10,000 for each hotel owned by the
Company.
o The Company has granted the Underwriter the Underwriter Warrants to
purchase 250,000 Common Shares for a period of five years at a price
per share equal to 165% of the Offering Price.
o The Partnership has granted 2744 Associates, L.P., which is a
Hersha Affiliate, the Hersha Warrants to purchase 250,000 Units
for a period of five years at a price per Unit equal to 165% of
the Offering Price.
Benefits to the Hersha Affiliates
As a result of the Formation Transactions, the Hersha Affiliates will
receive the following benefits:
o The Hersha Affiliates will receive approximately 3.5 million Units
in exchange for their interests in the Initial Hotels, which will
have a value of approximately $21 million based on the Offering
Price. The Units held by the Hersha Affiliates will be more liquid
than their current interests in the Selling Partnerships once a
public trading market for the Common Shares commences and after the
applicable holding periods expire.
o The Lessee, which is owned by the Hersha Affiliates, will hold
the Franchise Licenses for the Initial Hotels and will be
entitled to all revenues from the Initial Hotels after payment of
Rent under the Percentage Leases and other operating expenses.
The Company will pay certain expenses in connection with the
transfer of the Franchise Licenses to the Lessee. See "The
Lessee."
o Approximately $13.5 million of indebtedness owed by the Selling
Partnerships will be repaid with a portion of the proceeds of the
Offering. Approximately $7.5 million of such indebtedness is
owed to entities controlled by the Hersha Affiliates and relates
principally to hotel development expenses in connection with the
Initial Hotels. Certain of the Assumed Indebtedness is and will
remain guaranteed by the Hersha Affiliates. Upon the repayment
of such indebtedness, the Hersha Affiliates will be released from
the related guarantees. The Hersha Affiliates may receive
increased cash distributions from the operations of the Initial
Hotels as a result of the reduction of indebtedness on the
Initial Hotels.
o If the repricing on the First Adjustment Date or the Second
Adjustment Date, as applicable, produces a higher value for the
Newly-Developed Hotels or the Newly-Renovated Hotels, the Hersha
Affiliates will receive an additional number of Units that, when
multiplied by the Offering Price, equals the increase in value
plus the value of any distributions that would have been made in
connection with such Units if such Units had been issued in
connection with the acquisition of such hotels.
o The Lessee, which is owned by the Hersha Affiliates, will receive an
annual fee equal to $55,000, plus $10,000 for each hotel owned by
the Company for providing certain administrative services to the
Company.
o Certain tax consequences to the Hersha Affiliates from the
transfer of equity interests in the Initial Hotels will be
deferred.
o Messrs. Hasu P. Shah, K.D. Patel and Bharat C. Mehta will receive
$7,500 per year for serving as Trustees. Mr. Shah shall also be
entitled to receive a salary of not more than $100,000 per year
provided that the Common Shares have a closing price of $9.00 per
share or higher for 20 consecutive trading days and remain at or
above $9.00 per share.
o The Partnership has granted to 2744 Associates, L.P., which is a
Hersha Affiliate, the Hersha Warrants to purchase 250,000 Units
for a period of five years at a price per share equal to 165% of
the Offering Price.
o Certain of the Hersha Affiliates will receive a total of $21,000
per year pursuant to 99-year ground leases with respect to the
Holiday Inn Express, Harrisburg, Pennsylvania and the Comfort
Inn, Denver, Pennsylvania.
o A portion of the land adjacent to the Hampton Inn, Selinsgrove,
Pennsylvania will be leased to a Hersha Affiliate for $1 per year
for 99 years.
MANAGEMENT
Trustees and Executive Officers
Initially, the Trustees will consist of seven members, three of whom are
Independent Trustees. All of the Trustees will serve staggered terms of two
years and the Trustees will be divided into two classes. Each Trustee in Class I
will hold office initially for a term expiring at the first annual meeting of
shareholders (1999) and each Trustee in Class II will hold office initially for
a term expiring at the second annual meeting of shareholders (2000). Certain
information regarding the Trustees and executive officers of the Company is set
forth below.
Name Age Position
Hasu P. Shah (Class II) 53 Chairman of the Board, Chief
Executive Officer and Trustee
Kiran P. Patel 48 Chief Financial Officer and
Treasurer
Bharat C. Mehta (Class II)* 53 Trustee
K.D. Patel (Class II)* 54 Trustee
L. McCarthy Downs,
III (Class I)* 45 Trustee
_______________(Class I)* __ Independent Trustee
_______________(Class II)* __ Independent Trustee
_______________(Class I)* __ Independent Trustee
* Has agreed to become a Trustee upon or immediately before the
consummation of the Offering.
Hasu P. Shah is the President and CEO of Hersha Enterprises, Ltd. and
has held that position since its inception in 1984. He started Hersha
Enterprises, Ltd. with the purchase of the 125-room Quality Inn Riverfront in
Harrisburg, Pennsylvania which he converted to a 117-room Holiday Inn
Express. Recently the "Central Penn Business Journal" honored Hersha
Enterprises, Ltd. as one of the Fifty Fastest Growing Companies in 1997 in
central Pennsylvania. His interest in construction and renovations of hotels
initiated the development of Hersha Construction Company for the construction
and renovation of new properties and Hersha Hotel Supply Company to supply
furniture, fixtures and equipment supplies to the properties. Mr. Shah and
his wife, Hersha, are active members of the community. Mr. Shah serves on
the Board of Directors of several organizations including the Pennsylvania
State University Capital Campus in Harrisburg, Pennsylvania, the Harrisburg
Foundation, Human Enrichment by Love and Peace (H.E.L.P.), the Capital Region
Chamber of Commerce and the Vraj Hindu Temple. Mr. Shah received a Bachelors
of Science degree in Chemical Engineering from Tennessee Technical University
and obtained a Masters degree in Administration from Pennsylvania State
University.
K.D. Patel has been a principal of Hersha Enterprises, Ltd. since
1989. Mr. Patel currently serves as the President of the Lessee. He has
received national recognition from Holiday Inn Worldwide for the successful
management of Hersha's Holiday Inn Express Hotels. In 1996, Mr. Patel was
appointed by Holiday Inn Worldwide to serve as an advisor on its Sales and
Marketing Committee. Prior to joining Hersha Enterprises, Ltd., Mr. Patel
was employed by Dupont Electronics in New Cumberland, Pennsylvania from 1973
to 1990. He is a member of the Board of Directors of a regional chapter of
the American Red Cross and serves on the Advisory Board of Taneytown Bank and
Trust. Mr. Patel received a Bachelor of Science degree in Mechanical
Engineering from the M.S. University of India and a Professional Engineering
License from the Commonwealth of Pennsylvania in 1982.
Bharat C. Mehta has been a principal of Hersha Enterprises, Ltd. since
1985. Mr. Mehta currently serves as President of Hersha Health Care
Management Division of Hersha Enterprises, Ltd. Mr. Mehta worked as a
chemical engineer from 1967 to 1984 for Lever Brothers Corporation (UniLever,
a multinational company). He also worked for the Pennsylvania Department of
Environmental Services in the Bureau of Water Quality Management as Chief of
the Program Planning and Evaluation Section. He is a member of his local
chapter of the Rotary Club. Mr.
57
Mehta received a Bachelor of Science degree in Chemical Engineering from the
Worcester Polytechnic Institute in Massachusetts and earned a Masters degree
from Pennsylvania State University.
Kiran P. Patel has been a principal of Hersha Enterprises, Ltd. since
1993. Mr. Patel is currently the partner in charge of Hersha's Land
Development and Business Services Divisions. Prior to joining Hersha
Enterprises, Ltd., Mr. Patel was employed by AMP Incorporated, in Harrisburg,
Pennsylvania. Mr. Patel serves on various Boards for community service
organizations. Mr. Patel received a Bachelor of Science degree in Mechanical
Engineering from M.S. University of India and obtained a Masters of Science
degree in Industrial Engineering from the University of Texas in Arlington.
L. McCarthy Downs, III, is the Senior Vice President and Manager of the
Corporate Finance Department of the Underwriter. He has held the position since
1990 and has been involved in several public and private offerings, including
offerings for Humphrey Hospitality Trust, Inc. and Independent Property
Operators of America, LLC. Prior to 1990, Mr. Downs was employed by another
investment banking and brokerage firm for seven years. Mr. Downs received a
Bachelor of Science degree in Business Administration from The Citadel and
obtained an M.B.A. from The College of William and Mary.
Audit Committee
The Audit Committee will consist of the three Independent Trustees. The
Audit Committee will make recommendations concerning the engagement of
independent public accountants, review with the independent public accountants
the plans and results of the audit engagement, approve professional services
provided by the independent public accountants, review the independence of the
independent public accountants, consider the range of audit and non-audit fees
and review the adequacy of the Company's internal accounting controls. The Audit
Committee will establish procedures to monitor compliance with the REIT
provisions of the Code and the Securities Exchange Act of 1934, as amended (the
"Exchange Act"), and such other laws and regulations applicable to the Company.
Compensation Committee
The Compensation Committee will consist of the three Independent Trustees.
The Compensation Committee will determine compensation for the Company's
executive officers and administer the Hersha Hospitality Trust Option Plan (the
"Option Plan").
Compensation
Each Trustee will initially be paid $15,000 per year for those residing
outside the State of Pennsylvania and $7,500 per year for those residing in the
State of Pennsylvania, payable in quarterly installments. In addition, the
Company will reimburse all Trustees for reasonable out-of-pocket expenses
incurred in connection with their services on the Board of Trustees. No officers
of the Company shall be entitled to receive any additional salary or bonus for
serving as a Trustee except that the Chairman of the Board of Trustees shall be
entitled to receive a salary of not more than $100,000 per year provided that
the Common Shares have a bid price of $9.00 per share or higher for 20
consecutive trading days and remains at or above $9.00 per share. Each
Independent Trustee who is a member of the Board on the effective date of the
Offering will receive on that date an option to purchase _______ Common Shares
at the Offering Price. The options will be granted under the Hersha Hospitality
Trust Non-Employee Trustees' Option Plan (the "Trustees' Plan"), which may be
amended by the Board to provide for other awards, including awards to future
Independent Trustees. The options will become exercisable in three annual
installments beginning on the first anniversary of the date of grant, subject to
restrictions described below under "The Trustees' Plan."
Exculpation and Indemnification
The Maryland REIT Law permits a Maryland real estate investment trust to
include in its Declaration of Trust a provision limiting the liability of its
trustees and officers to the trust and its shareholders for money damages except
for liability resulting from (a) actual receipt of an improper benefit or profit
in money, property or services or (b) active and deliberate dishonesty
established by a final judgment as being material to the cause of action. The
Declaration of Trust of the Company contains such a provision which eliminates
such liability to the maximum extent permitted by the Maryland REIT Law.
58
The Declaration of Trust of the Company authorizes it, to the maximum
extent permitted by Maryland law, to obligate itself to indemnify and to pay or
reimburse reasonable expenses in advance of final disposition of a proceeding to
(a) any present or former shareholder, Trustee or officer or (b) any individual
who, while a Trustee of the Company and at the request of the Company, serves or
has served another real estate investment trust, corporation, partnership, joint
venture, trust, employee benefit plan or any other enterprise as a trustee,
director, officer or partner of such real estate investment trust, corporation,
partnership, joint venture, trust, employee benefit plan or other enterprise
from and against any claim or liability to which such person may become subject
or which such person may incur by reason of his status as a present or former
shareholder. The Bylaws of the Company obligate it, to the maximum extent
permitted by Maryland law, to indemnify and to pay or reimburse reasonable
expenses in advance of final disposition of a proceeding to (a) any present or
former shareholder, Trustee or officer who is made a party to the proceeding by
reason of his service in that capacity or (b) any individual who, while a
Trustee of the Company and at the request of the Company, serves or has served
another real estate investment trust, corporation, partnership, joint venture,
trust, employee benefit plan or any other enterprise as a trustee, director,
officer or partner of such real estate investment trust, corporation,
partnership, joint venture, trust, employee benefit plan or other enterprise and
who is made a party to the proceeding by reason of his service in that capacity.
The Declaration of Trust and Bylaws also permit the Company to indemnify and
advance expenses to any person who served a predecessor of the Company in any of
the capacities described above and to any employee or agent of the Company or a
predecessor of the Company. The Bylaws require the Company to indemnify a
Trustee or officer who has been successful, on the merits or otherwise, in the
defense of any proceeding to which he is made a party by reason of his service
in that capacity.
The Maryland REIT Law permits a Maryland real estate investment trust to
indemnify and advance expenses to its trustees, officers, employees and agents
to the same extent as permitted by the MGCL for directors and officers of
Maryland corporations. The MGCL permits a corporation to indemnity its present
and former directors and officers, among others, against judgments, penalties,
fines, settlements and reasonable expenses actually incurred by them in
connection with any proceeding to which they may be made a party by reason of
their service in those or other capacities unless it is established that (a) the
act or omission of the director or officer was material to the matter giving
rise to the proceeding and (i) was committed in bad faith or (ii) was the result
of active and deliberate dishonesty, (b) the director or officer actually
received an improper personal benefit in money, property or services or (c) in
the case of any criminal proceeding, the director or officer had reasonable
cause to believe that the act or omission was unlawful. However, a Maryland
corporation may not indemnify for an adverse judgment in a suit by or in the
right of the corporation or for a judgment of liability on the basis that
personal benefit was improperly received, unless in either case a court orders
indemnification and then only for expenses. In accordance with the MGCL, the
Bylaws of the Company require it, as a condition to advancing expenses, to
obtain (a) a written affirmation by the Trustee or officer of his good faith
belief that he has met the standard of conduct necessary for indemnification by
the Company as authorized by the Bylaws and (b) a written statement by him or on
his behalf to repay the amount paid or reimbursed by the Company if it shall
ultimately be determined that the standard of conduct was not met.
The Option Plan
The Board of Trustees has adopted, and the current sole shareholder of the
Company has approved, the Option Plan for the purpose of attracting and
retaining executive officers and employees. The Option Plan will be administered
by the Board of Trustees prior to the Offering and by the Compensation Committee
of the Board of Trustees, or its delegate, following the Offering. The
Compensation Committee may not delegate its authority with respect to option
awards to individuals subject to Section 16 of the Exchange Act. As used in this
summary, the term "Administrator" means the Board of Trustees, the Compensation
Committee or its delegate, as appropriate.
Officers and other employees of the Company are eligible to participate in
the Option Plan. The Administrator selects the individuals who will participate
in the Option Plan ("Participants").
The Option Plan authorizes the issuance of options to purchase up to 650,000
Common Shares. The Plan provides for the grant of (i) options intended to
qualify as incentive stock options under Section 422 of the Code, and (ii)
options not intended to so qualify ("nonqualified options"). Code Section 422
imposes various requirements in order for an option to qualify as an ISO,
including allowing a maximum five-year term of the option and an option price
not less than the fair market value of the underlying shares on the date of
grant. In addition, under Code Section 422, no Participant may receive ISOs
(under all incentive share option plans of the Company and its parent or
subsidiary corporations) that are first exercisable in any calendar year for
Common
59
Shares having an aggregate fair market value (determined as of the date the ISO
is granted) that exceeds $100,000 (the "$100,000 Limit"). To the extent options
first become exercisable by a Participant in any calendar year for a number of
Common Shares in excess of the $100,000 Limit, they will be treated as
nonqualified options.
The principal difference between options qualifying as ISOs under Code
Section 422 and nonqualified options is that a Participant generally will not
recognize ordinary income at the time an ISO is granted or exercised, but rather
at the time the Participant disposes of shares acquired under the ISO. In
contrast, the exercise of a nonqualified option generally is a taxable event
that requires the Participant to recognize, as ordinary income, the difference
between the shares' fair market value and the option price. The employer will
not be entitled to a federal income tax deduction on account of the grant or the
exercise of an ISO, whereas the employer is entitled to a federal income tax
deduction on account of the exercise of a nonqualified option equal to the
ordinary income recognized by the Participant. The employer may claim a federal
income tax deduction on account of certain dispositions of shares acquired upon
the exercise of an ISO.
Options under the Option Plan may be awarded by the Administrator, and the
Administrator will determine the option exercise period and any conditions on
exercisability. The options granted under the Option Plan will be exercisable
only if (i) the Company obtains a per share closing price on the Common Shares
of $9.00 or higher for 20 consecutive trading days and (ii) the closing price on
the Common Shares for the prior trading day was $9.00 or higher. In addition, no
option granted under the Option Plan may be exercised more than five years after
the date of grant. The exercise price for options granted under the Option Plan
will be determined by the Compensation Committee at the time of grant, but will
not be less than the fair market value of the Common Shares on the date of
grant. No Participant may be granted, in any calendar year, options for more
than ______ Common Shares.
An option may be exercised for any number of Common Shares up to the full
number for which the option could be exercised. A Participant will have no
rights as a shareholder with respect to Common Shares subject to an option until
the option is exercised. Any Common Shares subject to options which are
forfeited (or expire without exercise) pursuant to the terms established at the
time of grant will again be available for grant under the Option Plan. Payment
of the exercise price of an option granted under the Option Plan may be made in
cash, cash equivalents acceptable to the Compensation Committee or, if permitted
by the option agreement, by exchanging Common Shares having a fair market value
equal to the option exercise price.
No option award may be granted under the Option Plan more than 10 years
after the earlier of the date that the Board of Trustees adopted, or the
shareholder of the Company approved, the Plan. The Board may amend or terminate
the Option Plan at any time, but an amendment will not become effective without
shareholder approval if the amendment increases the number of shares that may be
issued under the Option Plan (other than equitable adjustments upon certain
corporate transactions). No amendment will affect a Participant's outstanding
award without the Participant's consent.
On the effective date of the Offering, the Company will grant options
under the Option Plan for an aggregate of _______ Common Shares, including
options [description of awards to officers].
The Trustees' Plan
Prior to the Offering, the Board of Trustees will also adopt, and the
Company's sole shareholder will approve, the Trustees' Plan to provide
incentives to attract and retain Independent Trustees. The Trustees' Plan
authorizes the issuance of up to ________ Common Shares.
The Trustees' Plan provides for the grant of a nonqualified option for
______ Common Shares to each Independent Trustee of the Company who is a member
of the Board on the effective date of the Offering. The exercise price of each
such option will be equal to the Offering Price. Each such option shall become
exercisable for ______ shares on each of the first and second anniversaries of
the date of grant and for ______ shares on the third anniversary of the date of
grant, provided that the Trustee is a member of the Board on the applicable
anniversary. Notwithstanding the foregoing, an option granted under the
Trustees' Plan will be exercisable only if (i) the Company obtains a per share
closing price on the Common Shares of $9.00 for 20 consecutive trading days and
(ii) the closing price per share for the prior trading day was $9.00 or higher.
Options issued under the Trustees' Plan are exercisable for five years from the
date of grant.
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A Trustee's outstanding options will become fully exercisable if the
Trustee ceases to serve on the Board due to death or disability. All awards
granted under the Trustees' Plan shall be subject to Board or other approval
sufficient to provide exempt status for such grants under Section 16 of the
Exchange Act, as that section and Rules thereunder are in effect from time to
time. No option may be granted under the Trustees' Plan more than 10 years after
the date that the Board of Trustees approved the Plan. The Board may amend or
terminate the Trustees' Plan at any time but an amendment will not become
effective without shareholder approval if the amendment increases the number of
shares that may be issued under the Trustees' Plan (other than equitable
adjustments upon certain corporate transactions).
CERTAIN RELATIONSHIPS AND TRANSACTIONS
The Company and the Partnership have entered into a number of transactions
with the Hersha Affiliates in connection with the organization of the Company
and the acquisition of the Initial Hotels. The officers and Trustees of the
Company collectively own 35% of the Lessee. The Lessee is entitled to all income
from the hotels after payment of operating expenses and lease payments. There
are no assurances that the terms of these transactions are as favorable as those
that the Company could have received from third parties. See "Risk Factors
- -Conflicts of Interest" and "Formation Transactions."
Repayment of Indebtedness and Guarantees by Mr. Shah and the Hersha Affiliates
Approximately $13.5 million of indebtedness owed by the Selling
Partnerships will be repaid with a portion of the proceeds of the Offering.
Approximately $7.5 million of such indebtedness is owed to entities controlled
by the Hersha Affiliates and relates principally to hotel development expenses
in connection with the Initial Hotels. Certain of the Assumed Indebtedness is
and will remain guaranteed by the Hersha Affiliates. Upon the repayment of such
indebtedness, the Hersha Affiliates will be released from the related
guarantees. The Hersha Affiliates may receive increased cash distributions from
the operations of the Initial Hotels as a result of the reduction of
indebtedness on the Initial Hotels. Mr. Shah and the partners of the Selling
Partnerships guarantee all of the Assumed Indebtedness, and the personal
bankruptcy of any of the guarantors would constitute a default under the related
loan documents.
Hotel Ownership and Management
Subject to the terms of the Option Agreement, the Hersha Affiliates could
acquire additional hotels that may not be acquired subsequently by the
Partnership. See "Policies and Objectives with Respect to Certain
Activities-Conflict of Interest Policies-The Option Agreement" and "Risk
Factors-Conflicts of Interest-Competing Hotels Owned or to be Acquired by the
Hersha Affiliates."
Option Agreement
Hasu P. Shah, Jay H. Shah, Neil H. Shah, Bharat C. Mehta, Kanti D.
Patel, Rajendra O. Gandhi, Kiran P. Patel, David L. Desfor, Madhusudan I.
Patni and Manahar Gandhi, each a Hersha Affiliate, and the Partnership will
enter into the Option Agreement. Pursuant to the Option Agreement, the
Partnership will have an option to acquire any hotels acquired or developed
by the Hersha Affiliates within 15 miles of any of the Initial Hotels or any
subsequently acquired hotel, including the Hampton Inn, Danville,
Pennsylvania, the Harrisburg Inn, Harrisburg, Pennsylvania and the land owned
by Hersha Affiliates in Carlisle, Pennsylvania. With respect to the Hampton
Inn, Danville, Pennsylvania, the Partnership and the Hersha Affiliate that
owns the hotel have agreed that if the option is exercised by the
Partnership, they will use a purchase price methodology similar to the
methodology used for the Newly-Developed Hotels and have agreed to fix the
rent until the hotel has two years of operating history. In addition, the
Partnership has agreed that, if the option is exercised by the Partnership,
it will issue Units valued at $6.00 per Unit as consideration for the
purchase of the hotel. See "Policies and Objectives with Respect to Certain
Activities-Conflict of Interest Policies-The Option Agreement."
THE LESSEE
The Lessee is a recently-formed Pennsylvania limited partnership. The
Lessee will lease each Initial Hotel pursuant to a separate Percentage Lease.
The Partnership intends to lease to the Lessee additional hotels acquired by the
Partnership on terms and conditions substantially similar to the Percentage
Leases applicable to the Initial Hotels.
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The Lessee's ability to perform its obligations, including making Rent payments
under the Percentage Leases, will be dependent on the Lessee's ability to
generate sufficient net cash flow from the operation of the Initial Hotels and
any other hotels leased to the Lessee. The Lessee's obligations under the
Percentage Leases are unsecured. Mr. Shah will not guarantee the Lessee's
obligations under the Percentage Leases, but the Percentage Leases will contain
cross-default provisions. Accordingly, the Lessee's failure to make required
payments under any of the Percentage Leases will allow the Company to terminate
any or all of the Percentage Leases. The Hersha Affiliates own 100% of the
Lessee and certain Hersha Affiliates serve as officers of the Company.
Consequently, they have a conflict of interest regarding the enforcement of the
Percentage Leases. See "Risk Factors-Conflicts of Interest-No Arm's-Length
Bargaining on Percentage Leases, Contribution Agreements, Administrative
Services Agreement and Option Agreement" and "Business and Properties."
The Lessee will provide all employees and perform all marketing,
accounting and management functions necessary to operate the Initial Hotels
pursuant to the Percentage Leases. The Lessee has in-house programs for
accounting and the management and marketing of the Initial Hotels. The Lessee
intends to utilize its sales management program to coordinate, direct and manage
the sales activities of personnel located at the hotels.
Management of the Lessee
Certain information regarding the management of the Lessee is set forth
below:
Name Age Position
K.D. Patel 54 President
Jay H. Shah 30 Vice President, General Counsel
and Secretary
Rajendra O. Gandhi 49 Vice President
David L. Desfor 37 Controller
Tracy L. Kundey 37 Director of Operations
K.D. Patel, biographical information for whom is set forth under
"Management-Trustees and Executive Officers," will serve as President of the
Lessee.
Jay H. Shah will serve as Vice President, Secretary and General Counsel
of the Lessee. Mr. Shah is a principal and general counsel for Hersha
Enterprises, Ltd. Mr. Shah also takes an active role in the firm's
development and construction activities. He also serves on the Choice Hotels
International Franchise Board. Mr. Shah was employed by Coopers & Lybrand
LLP as a tax consultant in 1995 and 1996 and previously served the late
Senator John Heinz as a Legislative Assistant. He also was employed by the
Philadelphia District Attorney's office and two Philadelphia-based law
firms. Mr. Shah received a Bachelor of Science degree from the Cornell
University School of Hotel Administration, a Masters degree from the Temple
University School of Business Management and a Law degree from Temple
University School of Law.
Rajendra O. Gandhi will serve as Vice President of the Lessee. Mr.
Gandhi has been a principal of Hersha Enterprises, Ltd. since 1986. Mr.
Gandhi currently serves as President of Hersha Hotel Supply, Inc., which
provides furnishings, case goods and interior furnishing materials to hotels
and nursing homes in several states. Mr. Gandhi is a graduate of the
University of Bombay, India and obtained an MBA degree from the University of
West Palm Beach, Florida.
David L. Desfor will serve as Vice President of the Lessee. Mr. Desfor
has been a principal of Hersha Enterprises, Ltd. since 1991. Mr. Desfor is
currently the Controller of Hersha Enterprises, Ltd. Mr. Desfor is a
graduate of East Stroudsburg University with a Bachelor of Science degree in
Hotel Management.
Tracy L. Kundey will serve as the Director of Operations of the
Lessee. Mr. Kundey was previously with Wellsprings Management Group, Inc., a
company that he founded with a partner. He held the position of President
responsible for all aspects of a hospitality management company. Mr. Kundey
has 19 years of experience in the hospitality industry ranging from front
desk attendant to Corporate Rooms Division Manager. He is a Certified Hotel
62
Administrator and Certified Rooms Division Executive. Mr. Kundey has a
Bachelors of Science Degree from Eastern Washington University.
PRINCIPAL SHAREHOLDERS
The following table sets forth certain information regarding the
beneficial ownership of Common Shares by (i) each Trustee of the Company, (ii)
each executive officer of the Company and (iii) by all Trustees and executive
officers of the Company as a group immediately following completion of the
Formation Transactions. Unless otherwise indicated, all shares are owned
directly and the indicated person has sole voting and investment power. The
number of shares represents the number of Common Shares the person is expected
to hold plus the number of Common Shares into which Units expected to be held by
the person may be redeemed in certain circumstances.
Number of Shares Percent of
Name of Beneficial Beneficially Owned(1) Class(1)
- ------------------ --------------------- --------
Hasu P. Shah(2) 638,867(3) 19.3%
K.D. Patel 369,300 12.2%
Bharat C. Mehta 670,400 20.1%
Kiran P. Patel 256,600(3) 8.8%
------- ----
Total for all officers and Trustees 1,935,167 42.1%
--------- -----
---------------------
(1) Assumes that all Units held by the person are redeemed for Common Shares.
The total number of shares outstanding used in calculating the percentage
assumes that none of the Units held by other persons are redeemed for
Common Shares. Such Units generally are not redeemable for Common Shares
until at least one year following the acquisition of the Initial Hotels.
(2) Prior to the Offering, the Company will repurchase 100 Common Shares
currently owned by Mr. Shah at his cost of $100.
(3) Includes 49,667 Common Shares expected to be purchased in the Offering.
DESCRIPTION OF SHARES OF BENEFICIAL INTEREST
The following summary of the terms of the shares of beneficial interest
of the Company does not purport to be complete and is subject to and
qualified in its entirety by reference to the Declaration of Trust and Bylaws
of the Company, copies of which are exhibits to the Registration Statement of
which this Prospectus is a part. See "Additional Information."
General
The Declaration of Trust of the Company provides that the Company may
issue up to 50,000,000 Common Shares of beneficial interest, $0.01 par value per
share ("Common Shares"), and 10,000,000 preferred shares of beneficial interest,
$0.01 par value per share ("Preferred Shares"). Upon completion of this Offering
and the related transactions, 2,666,667 Common Shares will be issued and
outstanding and no Preferred Shares will be issued and outstanding. As permitted
by the Maryland statute governing real estate investment trusts formed under the
laws of that state (the "Maryland REIT Law"), the Declaration of Trust contains
a provision permitting the Board of Trustees, without any action by the
shareholders of the Company, to amend the Declaration of Trust to increase or
decrease the aggregate number of shares of beneficial interest or the number of
shares of any class of shares of beneficial interest that the Company has
authority to issue.
Both the Maryland REIT Law and the Company's Declaration of Trust provide
that no shareholder of the Company will be personally liable for any obligation
of the Company solely as a result of his status as a shareholder of the Company.
The Company's Bylaws further provide that the Company shall indemnify each
shareholder against any claim or liability to which the shareholder may become
subject by reason of his being or having been a
63
shareholder or former shareholder and that the Company shall pay or reimburse
each shareholder or former shareholder for all legal and other expenses
reasonably incurred by him in connection with any claim or liability. Inasmuch
as the Company carries public liability insurance which it considers adequate,
any risk of personal liability to shareholders is limited to situations in which
the Company's assets plus its insurance coverage would be insufficient to
satisfy the claims against the Company and its shareholders.
Common Shares
All Common Shares offered hereby will be duly authorized, fully paid and
nonassessable. Subject to the preferential rights of any other shares or series
of beneficial interest and to the provisions of the Company's Declaration of
Trust regarding the restriction of the transfer of shares of beneficial
interest, holders of Common Shares are entitled to receive dividends on shares
if, as and when authorized and declared by the Board of Trustees of the Company
out of assets legally available therefor and to share ratably in the assets of
the Company legally available for distribution to its shareholders in the event
of its liquidation, dissolution or winding-up after payment of, or adequate
provision for, all known debts and liabilities of the Company.
Subject to the provisions of the Declaration of Trust regarding the
restriction of the transfer of shares of beneficial interest, each outstanding
Common Share entitles the holder to one vote on all matters submitted to a vote
of shareholders, including the election of trustees, and, except as provided
with respect to any other class or series of shares of beneficial interest, the
holders of such Common Shares possess the exclusive voting power. There is no
cumulative voting in the election of trustees, which means that the holders of a
majority of the outstanding Common Shares can elect all of the trustees then
standing for election and the holders of the remaining shares will not be able
to elect any trustees.
Holders of Common Shares have no preference, conversion, sinking fund,
redemption or appraisal rights and have no preemptive rights to subscribe for
any securities of the Company. Subject to the provisions of the Declaration of
Trust regarding the restriction on transfer of Shares of beneficial interest,
Common Shares have equal dividend, distribution, liquidation and other rights.
Under the Maryland REIT Law, a Maryland REIT generally cannot dissolve,
amend its declaration of trust or merge unless approved by the affirmative vote
of shareholders holding at least two-thirds of the shares entitled to vote on
the matter unless a lesser percentage (but not less than a majority of all the
votes entitled to be cast on the matter) is set forth in the REIT's Declaration
of Trust. The Company's Declaration of Trust provides for approval by a majority
of all the votes entitled to be cast on the matter in all situations permitting
or requiring action by the shareholders except with respect to: (a) the
intentional disqualification of the Company as a REIT or revocation of its
election to be taxed as a REIT (which requires the affirmative vote of
two-thirds of the number of Common Shares entitled to vote on such matter at a
meeting of the shareholders of the Company); (b) the election of trustees (which
requires a plurality of all the votes cast at a meeting of shareholders of the
Company at which a quorum is present); (c) the removal of trustees (which
requires the affirmative vote of the holders of two-thirds of the outstanding
voting shares of the Company); (d) the amendment or repeal of the Independent
Trustee provision in the Declaration of Trust (or any other provision of Article
V thereof relating to the Trustees) (which requires the affirmative vote of
two-thirds of the outstanding shares entitled to vote on the matter); (e) the
amendment of the Declaration of Trust by shareholders (which requires the
affirmative vote of a majority of votes entitled to be cast on the matter,
except under certain circumstances specified in the Declaration of Trust that
require the affirmative vote of two-thirds of all the votes entitled to be cast
on the matter); and (f) the dissolution of the Company (which requires the
affirmative vote of two-thirds of all the votes entitled to be cast on the
matter). Under the Maryland REIT Law, a declaration of trust may permit the
trustees by a two-thirds vote to amend the declaration of trust from time to
time to qualify as a REIT under the Code or the Maryland REIT Law without the
affirmative vote or written consent of the shareholders. The Company's
Declaration of Trust permits such action by the Trustees. As permitted by the
Maryland REIT Law, the Declaration of Trust contains a provision permitting the
Trustees, without any action by the shareholders of the Trust, to amend the
Declaration of Trust to increase or decrease the aggregate number of shares of
beneficial interest or the number of shares of any class of shares of beneficial
interest that the Company has authority to issue.
Preferred Shares
The Declaration of Trust authorizes the Board of Trustees to classify any
unissued Preferred Shares and to reclassify any previously classified but
unissued Preferred Shares of any series from time to time in one or more series,
as authorized by the Board of Trustees. Prior to issuance of shares of each
series, the Board of Trustees is required by the Maryland REIT Law and the
Company's Declaration of Trust to set for each such series, subject
64
to the provisions of the Company's Declaration of Trust regarding the
restriction on transfer of shares of beneficial interest, the terms, the
preferences, conversion or other rights, voting powers, restrictions,
limitations as to dividends or other distributions, qualifications and terms or
conditions of redemption for each such series. Thus, the Board of Trustees could
authorize the issuance of Preferred Shares with terms and conditions which could
have the effect of delaying, deferring or preventing a transaction or a change
in control of the Company that might involve a premium price for holders of
Common Shares or otherwise might be in their best interest. As of the date
hereof, no Preferred Shares are outstanding and the Company has no present plans
to issue any Preferred Shares.
Classification or Reclassification of Common Shares or Preferred Shares
The Company's Declaration of Trust authorizes the Board of Trustees to
classify or reclassify any unissued Common Shares or Preferred Shares into one
or more classes or series of shares of beneficial interest by setting or
changing the preferences, conversion or other rights, voting powers,
restrictions, limitations as to dividends or distributions, qualifications or
terms or conditions of redemption of such new class or series of shares of
beneficial interest.
Restrictions on Transfer
The Declaration of Trust, subject to certain exceptions described below,
provides that no person may own, or be deemed to own by virtue of the
attribution provisions of the Code, more than 9.9% of (i) the number of
outstanding Common Shares or (ii) the number of outstanding Preferred Shares of
any class or series of Preferred Shares (the "Ownership Limitation"). For this
purpose, a person includes a "group" and a "beneficial owner" as those terms are
used for purposes of Section 13(d)(3) of the Exchange Act. Any transfer of
Common or Preferred Shares that would (i) result in any person owning, directly
or indirectly, Common or Preferred Shares in excess of the Ownership Limitation,
(ii) result in the Common and Preferred Shares being owned by fewer than 100
persons (determined without reference to any rules of attribution), (iii) result
in the Company being "closely held" within the meaning of Section 856(h) of the
Code, or (iv) cause the Company to own, actually or constructively, 10% or more
of the ownership interests in a tenant of the Company's or the Partnership's
real property, within the meaning of Section 856(d)(2)(B) of the Code, will be
null and void, and the intended transferee will acquire no rights in such Common
or Preferred Shares.
Subject to certain exceptions described below, any Common Shares or
Preferred Shares the purported transfer of which would (i) result in any person
owning, directly or indirectly, Common Shares or Preferred Shares in excess of
the Ownership Limitation, (ii) result in the Common Shares and Preferred Shares
being owned by fewer than 100 persons (determined without reference to any rules
of attribution), (iii) result in the Company being "closely held" within the
meaning of Section 856(h) of the Code, or (iv) cause the Company to own,
actually or constructively, 10% or more of the ownership interests in a tenant
of the Company's or the Partnership's real property, within the meaning of
Section 856(d)(2)(B) of the Code, will be designated as "Shares-in-Trust" and
transferred automatically to a trust (a "Trust") effective on the day before the
purported transfer of such Common Shares or Preferred Shares. The record holder
of the Common or Preferred Shares that are designated as Shares-in-Trust (the
"Prohibited Owner") will be required to submit such number of Common Shares or
Preferred Shares to the Company for registration in the name of the Trust (the
"Record Holder"). The Trustee will be designated by the Company, but will not be
affiliated with the Company. The beneficiary of a Trust (the "Beneficiary") will
be one or more charitable organizations that are named by the Company.
Shares-in-Trust will remain issued and outstanding Common Shares or
Preferred Shares and will be entitled to the same rights and privileges as all
other shares of the same class or series. The Record Holder will receive all
dividends and distributions on the Shares-in-Trust and will hold such dividends
or distributions in trust for the benefit of the Beneficiary. The Record Holder
will vote all Shares-in-Trust. The Record Holder will designate a permitted
transferee of the Shares-in-Trust, provided that the permitted transferee (i)
purchases such Shares-in-Trust for valuable consideration and (ii) acquires such
Shares-in-Trust without such acquisition resulting in a transfer to another
Trust.
The Prohibited Owner with respect to Shares-in-Trust will be required to
repay to the Record Holder the amount of any dividends or distributions received
by the Prohibited Owner (i) that are attributable to any Shares-in-Trust and
(ii) the record date of which was on or after the date that such shares became
Shares-in-Trust. The Prohibited Owner generally will receive from the Record
Holder the lesser of (i) the price per share such Prohibited Owner paid for the
Common Shares or Preferred Shares that were designated as Shares-in-Trust (or,
in the case of a gift or devise, the Market Price (as defined below) per share
on the date of such transfer) or (ii) the price per share
65
received by the Record Holder from the sale of such Shares-in-Trust. Any amounts
received by the Record Holder in excess of the amounts to be paid to the
Prohibited Owner will be distributed to the Beneficiary.
The Shares-in-Trust will be deemed to have been offered for sale to the
Company, or its designee, at a price per share equal to the lesser of (i) the
price per share in the transaction that created such Shares-in-Trust (or, in the
case of a gift or devise, the Market Price per share on the date of such
transfer) or (ii) the Market Price per share on the date that the Company, or
its designee, accepts such offer. The Company will have the right to accept such
offer for a period of 90 days after the later of (i) the date of the purported
transfer which resulted in such Shares-in-Trust or (ii) the date the Company
determines in good faith that a transfer resulting in such Shares-in-Trust
occurred.
"Market Price" on any date shall mean the average of the Closing Price (as
defined below) for the five consecutive Trading Days (as defined below) ending
on such date. The "Closing Price" on any date shall mean the last quoted price
as reported by The American Stock Exchange. "Trading Day" shall mean a day on
which the principal national securities exchange on which the Common or
Preferred Shares are listed or admitted to trading is open for the transaction
of business or, if the Common or Preferred Shares are not listed or admitted to
trading on any national securities exchange, shall mean any day other than a
Saturday, a Sunday or a day on which banking institutions in the State of New
York are authorized or obligated by law or executive order to close.
Any person who acquires or attempts to acquire Common or Preferred Shares
in violation of the foregoing restrictions, or any person who owned Common or
Preferred Shares that were transferred to a Trust, will be required (i) to give
immediately written notice to the Company of such event and (ii) to provide to
the Company such other information as the Company may request in order to
determine the effect, if any, of such transfer on the Company's status as a
REIT.
All persons who own, directly or indirectly, more than 5% (or such lower
percentages as required pursuant to regulations under the Code) of the
outstanding Common and Preferred Shares must, within 30 days after December 31
of each year, provide to the Company a written statement or affidavit stating
the name and address of such direct or indirect owner, the number of Common and
Preferred Shares owned directly or indirectly, and a description of how such
shares are held. In addition, each direct or indirect shareholder shall provide
to the Company such additional information as the Company may request in order
to determine the effect, if any, of such ownership on the Company's status as a
REIT and to ensure compliance with the Ownership Limitation.
The Ownership Limitation generally will not apply to the acquisition of
Common or Preferred Shares by an underwriter that participates in a public
offering of such shares. In addition, the Trustees, upon receipt of advice of
counsel or other evidence satisfactory to the Trustees, in their sole and
absolute discretion, may, in their sole and absolute discretion, exempt a person
from the Ownership Limitation under certain circumstances. The foregoing
restrictions will continue to apply until (i) the Trustees determines that it is
no longer in the best interests of the Company to attempt to qualify, or to
continue to qualify, as a REIT and (ii) there is an affirmative vote of
two-thirds of the number of Common and Preferred Shares entitled to vote on such
matter at a regular or special meeting of the shareholders of the Company.
All certificates representing Common or Preferred Shares will bear a
legend referring to the restrictions described above.
The Ownership Limitation could have the effect of discouraging a change in
control or other transaction in which holders of some, or a majority, of shares
of Common Shares might receive a premium for their shares of Common Shares over
the then prevailing market price or which such holders might believe to be
otherwise in their best interest.
Other Matters
The transfer agent and registrar for the Company's Common Shares will be
First Union National Bank of North Carolina, Charlotte, North Carolina.
CERTAIN PROVISIONS OF MARYLAND LAW
AND OF THE COMPANY'S DECLARATION
OF TRUST AND BYLAWS
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The following summary of certain provisions of Maryland law and of the
Declaration of Trust and Bylaws of the Company is subject to and qualified in
its entirety by reference to Maryland law and to the Declaration of Trust and
Bylaws of the Company.
Classification of the Board of Trustees
The Bylaws provide that the number of trustees of the Company may be
established by the Board of Trustees but may not be fewer than three nor more
than nine. At the closing of the Offering, there will be seven Trustees. The
Trustees may increase or decrease the number of Trustees by a vote of at least
80% of the members of the Board of Trustees, provided that the number of
Trustees shall never be less than the number required by Maryland law and that
the tenure of office of a Trustee shall not be affected by any decrease in the
number of Trustees. Any vacancy will be filled, including a vacancy created by
an increase in the number of Trustees, at any regular meeting or at any special
meeting called for that purpose, by a majority of the remaining Trustees.
Pursuant to the Declaration of Trust, the Board of Trustees is divided
into two classes of Trustees, the initial terms expiring in 1999 and 2000,
respectively. Beginning in 1999, Trustees of each class are chosen for two-year
terms upon the expiration of their current terms and each year one class of
Trustees will be elected by the shareholders. The Company believes that
classification of the Board of Trustees will help to assure the continuity and
stability of the Company's business strategies and policies as determined by the
Trustees. Holders of Common Shares will have no right to cumulative voting in
the election of Trustees. Consequently, at each annual meeting of shareholders,
the holders of a majority of the Common Shares will be able to elect all of the
successors of the class of Trustees whose terms expire at that meeting.
The classified board provision could have the effect of making the
replacement of incumbent trustees more time consuming and difficult. More than
one annual meeting will generally be required to effect a change in a majority
of the Board of Trustees. The staggered terms of Trustees may reduce the
possibility of a tender offer or an attempt to change control of the Company or
other transaction that might involve a premium price for holders of Common
Shares, even though a tender offer, change in control or other transaction might
be in the best interest of the shareholders.
Removal of Trustees
The Declaration of Trust provides that a Trustee may be removed with or
without cause upon the affirmative vote of at least two-thirds of the votes
entitled to be cast in the election of Trustees. This provision, when coupled
with the provision in the Bylaws authorizing the Board of Trustees to fill
vacant trusteeships, precludes shareholders from removing incumbent Trustees,
except upon a substantial affirmative vote, and filling the vacancies created by
such removal with their own nominees.
Business Combinations
Under the MGCL, as applicable to Maryland REITs, certain "business
combinations" (including a merger, consolidation, share exchange or, in certain
circumstances, an asset transfer or issuance or reclassification of equity
securities) between a Maryland REIT and any person who beneficially owns ten
percent or more of the voting power of the trust's shares or an affiliate of the
trust who, at any time within the two-year period prior to the date in question,
was an Interested Shareholder or an affiliate thereof are prohibited for five
years after the most recent date on which the Interested Shareholder becomes an
Interested Shareholder. Thereafter, any such business combination must be
recommended by the board of trustees of such trust and approved by the
affirmative vote of at least (a) 80% of the votes entitled to be cast by holders
of outstanding voting shares of beneficial interest of the trust and (b)
two-thirds of the votes entitled to be cast by holders of voting shares of the
trust other than shares held by the Interested Shareholder with whom (or with
whose affiliate) the business combination is to be effected, unless, among other
conditions, the trust's common shareholders receive a minimum price (as defined
in the MGCL) for their shares and the consideration is received in cash or in
the same form as previously paid by the Interested Shareholder for its shares.
These provisions of Maryland law do not apply, however, to business combinations
that are approved or exempted by the board of trustees of the trust prior to the
time that the Interested Shareholder becomes an Interested Shareholder.
Control Share Acquisitions
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The MGCL contains control share acquisition provisions. The Bylaws of the
Company contain a provision opting out of these provisions, but there can be no
assurance that such Bylaw provision will not be amended or eliminated at any
time in the future.
The MGCL, as applicable to Maryland REITs that have not opted out of the
provisions, provides that control shares (as defined below) of a Maryland REIT
acquired in a "control share acquisition" have no voting rights except to the
extent approved by a vote of two-thirds of the votes entitled to be cast on the
matter, excluding shares of beneficial interest owned by the acquiror, by
officers or by trustees who are employees of the trust. "Control Shares" are
voting shares of beneficial interest which, if aggregated with all other such
shares of beneficial interest previously acquired by the acquiror or in respect
of which the acquiror is able to exercise or direct the exercise of voting power
(except solely by virtue of a revocable proxy), would entitle the acquiror to
exercise voting power in electing trustees within one of the following ranges of
voting power: (i) one-fifth or more but less than one-third, (ii) one-third or
more but less than a majority, or (iii) a majority or more of all voting power.
Control Shares do not include shares the acquiring person is then entitled to
vote as a result of having previously obtained shareholder approval. A "control
share acquisition" means the acquisition of Control Shares, subject to certain
exceptions.
A person who has made or proposes to make a control share acquisition,
upon satisfaction of certain conditions (including an undertaking to pay
expenses), may compel the board of trustees of the trust to call a special
meeting of shareholders to be held within 50 days of demand to consider the
voting rights of the shares. If no request for a meeting is made, the trust may
itself present the question at any shareholders meeting.
If voting rights are not approved at the meeting or if the acquiring
person does not deliver an acquiring person statement as required by the
statute, then, subject to certain conditions and limitations, the trust may
redeem any or all of the Control Shares (except those for which voting rights
have previously been approved) for fair value determined, without regard to the
absence of voting rights for the Control Shares, as of the date of the last
control share acquisition by the acquiror or of any meeting of shareholders at
which the voting rights of such shares are considered and not approved. If
voting rights for Control Shares are approved at a shareholders meeting and the
acquiror becomes entitled to vote a majority of the shares entitled to vote, all
other shareholders may exercise appraisal rights. The fair value of the shares
as determined for purposes of such appraisal rights may not be less than the
highest price per share paid by the acquiror in the control share acquisition.
The control share acquisition statute does not apply (a) to shares
acquired in a merger, consolidation or share exchange if the trust is a party to
the transaction or (b) to acquisitions approved or exempted by the declaration
of trust or bylaws of the trust.
Amendment
The Declaration of Trust may be amended with the approval of at least a
majority of all of the votes entitled to be cast on the matter, provided, that
certain provisions of the Declaration of Trust regarding (i) the Company's Board
of Trustees, (ii) the restrictions on transfer of the Common Shares and the
Preferred Shares, (iii) amendments to the Declaration of Trust by the Trustees
and the shareholders of the Company and (iv) the termination of the Company may
not be amended, altered, changed or repealed without the approval of two-thirds
of all of the votes entitled to be cast on these matters. In addition, the
Declaration of Trust may be amended by the Board of Trustees, without
shareholder approval to conform the Declaration of Trust to the Maryland REIT
law. The Company's Bylaws may be amended or altered exclusively by the Board of
Trustees.
Limitation of Liability and Indemnification
The Maryland REIT Law permits a Maryland REIT to include in its
Declaration of Trust a provision limiting the liability of its trustees and
officers to the trust and its shareholders for money damages except for
liability resulting from (a) actual receipt of an improper benefit or profit in
money, property or services or (b) active and deliberate dishonesty established
by a final judgment as being material to the cause of action. The Declaration of
Trust of the Company contains such a provision which limits such liability to
the maximum extent permitted by Maryland law.
The Declaration of Trust of the Company authorizes it, to the maximum
extent permitted by Maryland law, to obligate itself to indemnify and to pay or
reimburse reasonable expenses in advance of final disposition of a proceeding to
(a) any present or former Trustee or officer or (b) any individual who, while a
Trustee of the Company and at the request of the Company, serves or has served
another real estate investment trust, corporation, partnership, joint venture,
trust, employee benefit plan or any other enterprise as a trustee, director,
officer, partner of such real
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estate investment trust, corporation, partnership, joint venture, trust,
employee benefit plan or any other enterprise as a trustee, director, officer or
partner of such real estate investment trust, corporation, partnership, joint
venture, trust, employee benefit plan or other enterprise from and against any
claim or liability to which such person may become subject or which such person
may incur by reason of his status as a present or former shareholder, Trustee or
officer of the Company. The Bylaws of the Company obligate it, to the maximum
extent permitted by Maryland law, to indemnify and to pay or reimburse
reasonable expenses in advance of final disposition of a proceeding to (a) any
present or former Trustee or officer who is made a party to the proceeding by
reason of his service in that capacity, or (b) any individual who, while a
Trustee of the Company and at the request of the Company, serves or has served
another real estate investment trust, corporation, partnership, joint venture,
trust, employee benefit plan or any other enterprise as a trustee, director,
officer or partner of such real estate investment trust, corporation,
partnership, joint venture, trust, employee benefit plan or any other enterprise
and who is made a party to the proceeding by reason of his service in that
capacity against any claim or liability to which he may become subject by reason
of such status. The Declaration of Trust and Bylaws also permit the Company to
indemnify and advance expenses to any person who served a predecessor of the
Company in any of the capacities described above and to any employee or agent of
the Company or a predecessor of the Company. The Bylaws require the Company to
indemnify Trustee or officer who has been successful, on the merits or
otherwise, in the defense of any proceeding to which he is made a party by
reason of his service in that capacity.
The Maryland REIT Law permits a Maryland REIT to indemnify and advance
expenses to its trustees, officers, employees and agents to the same extent as
permitted by the MGCL for directors and officers of Maryland corporations. The
MGCL permits a corporation to indemnify its present and former directors and
officers, among others, against judgments, penalties, fines, settlements and
reasonable expenses actually incurred by them in connection with any proceeding
to which they may be made a party by reason of their service in those or other
capacities unless it is established that (a) the act or omission of the director
or officer was material to the matter giving rise to the proceeding and (i) was
committed in bad faith or (ii) was the result of active and deliberate
dishonesty, (b) the director or officer actually received an improper personal
benefit in money, property or services or (c) in the case of any criminal
proceeding, the director or officer had reasonable cause to believe that the act
or omission was unlawful. However, a Maryland corporation may not indemnify for
an adverse judgment in a suit by or in the right of the corporation or for a
judgment of liability on the basis that personal benefit was improperly
received, unless in either case a court orders indemnification and then only for
expenses. In accordance with the MGCL, the Bylaws of the Company require it, as
a condition to advancing expenses, to obtain (a) a written affirmation by the
director or officer of his good faith belief that he has met the standard of
conduct necessary for indemnification by the Company as authorized by the Bylaws
and (b) a written statement by him or on his behalf to repay the amount paid or
reimbursed by the Company if it shall ultimately be determined that the standard
of conduct was not met.
Operations
The Company is generally prohibited from engaging in certain activities,
including acquiring or holding property or engaging in any activity that would
cause the Company to fail to qualify as a REIT.
Dissolution of the Company
Pursuant to the Company's Declaration of Trust, and subject to the
provisions of any class or series of shares of beneficial interest of the
Company then outstanding, the shareholders of the Company, at any meeting
thereof, may dissolve the Company by the affirmative vote of two-thirds of all
of the votes entitled to be cast on the matter.
Advance Notice of Trustees Nominations and New Business
The Bylaws of the Company provide that (a) with respect to an annual
meeting of shareholders, nominations of persons for election to the Board of
Trustees and the proposal of business to be considered by shareholders may be
made only (i) pursuant to the Company's notice of the meeting, (ii) by the Board
of Trustees or (iii) by a shareholder who is entitled to vote at the meeting and
has complied with the advance notice procedures set forth in the Bylaws and (b)
with respect to special meetings of shareholders, only the business specified in
the Company's notice of meeting may be brought before the meeting of
shareholders and nominations of persons for election to the Board of Trustees
may be made only (i) pursuant to the Company's notice of the meeting, (ii) by
the Board of Trustees or (iii) provided that the Board of Trustees has
determined that Trustees shall be elected at such meeting, by a shareholder who
is entitled to vote at the meeting and has complied with the advance notice
provisions set forth in the Bylaws.
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Possible Anti-takeover Effect of Certain Provisions of Maryland Law and of
the Declaration of Trust and Bylaws
The business combination provisions and, if the applicable provision in
the Bylaws is rescinded, the control share acquisition provisions of the MGCL,
the provisions of the Declaration of Trust on classification of the Board of
Trustees, the removal of Trustees and the restrictions on the transfer of shares
of beneficial interest and the advance notice provisions of the Bylaws could
have the affect of delaying, deferring or preventing a transaction or a change
in control of the Company that might involve a premium price for holders of
Common Shares or otherwise be in their best interest.
Maryland Asset Requirements
To maintain its qualification as a Maryland REIT, the Maryland REIT Law
requires at least 75% of the value of the Company's assets to be held, directly
or indirectly, in real estate assets, mortgages or mortgage related securities,
government securities, cash and cash equivalent items, including high-grade
short term securities and receivables. The Maryland REIT Law also prohibits the
Company from using or applying land for farming, agricultural, horticultural or
similar purposes.
SHARES AVAILABLE FOR FUTURE SALE
Upon the completion of the Offering, the Company will have 2,666,667
Common Shares outstanding and approximately 3.5 million Shares reserved for
issuance upon redemption of Units. The Common Shares issued in the Offering will
be freely tradeable by persons other than "affiliates" of the Company without
restriction under the Securities Act, subject to certain limitations on
ownership set forth in the Declaration of Trust. See "Description of Shares of
Beneficial Interest-Restrictions on Transfer."
Pursuant to the Partnership Agreement, the Hersha Affiliates that own the
Selling Partnerships (collectively, the "Limited Partners") will receive the
right to redeem their Units (the "Redemption Right") in exchange for cash or, at
the election of the Company, Common Shares on a one-for-one basis. The
Redemption Rights generally may be exercised by the Limited Partners at any time
after one year following the acquisition of the Initial Hotels with respect to
the Units issued in connection with the Stabilized Hotels and at any time after
the First Adjustment Date or Second Adjustment Date, as applicable, with respect
to the Units issued in connection with the Newly-Developed Hotels and the
Newly-Renovated Hotels, in whole or in part. See "The Partnership
Agreement-Redemption Rights." Any amendment to the Partnership Agreement that
would affect the Redemption Rights would require the consent of Limited Partners
holding more than 50% of the Units held by Limited Partners (except the
Company).
Common Shares issued to holders of Units upon exercise of the Redemption
Rights will be "restricted" securities under the meaning of Rule 144 promulgated
under the Securities Act ("Rule 144") and may not be sold in the absence of
registration under the Securities Act unless an exemption from registration is
available, including exemptions contained in Rule 144.
In general, under Rule 144 as currently in effect, if one year has elapsed
since the later of the date of acquisition of restricted shares from the Company
or any "affiliate" of the Company, as that term is defined under the Securities
Act, the acquiror or subsequent holder thereof is entitled to sell within any
three-month period a number of shares that does not exceed the greater of 1% of
the then outstanding Common Shares or the average weekly trading volume of the
Common Shares during the four calendar weeks preceding the date on which notice
of the sale is filed with the Securities and Exchange Commission (the
"Commission"). Sales under Rule 144 also are subject to certain manner of sale
provisions, notice requirements and the availability of current public
information about the Company. If two years have elapsed since the date of
acquisition of restricted shares from the Company or from any "affiliate" of the
Company, and the acquiror or subsequent holder thereof is deemed not to have
been an "affiliate" of the Company at any time during the three months preceding
a sale, such person would be entitled to sell such shares in the public market
under Rule 144(k) without regard to the volume limitations, manner of sale
provisions, public information requirements or notice requirements.
Under certain circumstances, the Company has agreed to file a registration
statement with the Commission covering the resale of any Common Shares issued to
a Limited Partner upon redemption of Units. The Limited Partners may request
such a registration if the Limited Partners, as a group, request registration of
at least 250,000 Common Shares; provided however, that only two such
registrations may occur each year. Upon such request, the
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Company will use its best efforts to have the registration statement declared
effective and to keep it effective for a period of 180 days. In addition, the
Limited Partners will have "piggyback" registration rights, subject to certain
volume and marketing limitations imposed by the Underwriter. If, during the
prior two years there has not been an opportunity for a piggyback registration,
the Limited Partners holding Units redeemable for at least 50,000 Common Shares
may request a registration of those shares. Upon effectiveness of such
registration statement, those persons who receive Common Shares upon redemption
of Units may sell such shares in the secondary market without being subject to
the volume limitations or other requirements of Rule 144. The Company will bear
expenses incident to its registration requirements, except that such expenses
shall not include any selling commissions, Commission or state securities
registration fees, transfer taxes or certain other fees or taxes relating to
such shares. Registration rights may be granted to future sellers of hotels to
the Partnership who may receive, in lieu of cash, Common Shares, Units or other
securities convertible into Common Shares.
Prior to the date of this Prospectus, there has been no public market for
the Common Shares. Listing of the Common Shares on the American Stock Exchange
is expected to commence following the completion of the Offering. No prediction
can be made as to the effect, if any, that future sales of shares, or the
availability of shares for future sale, will have on the market price prevailing
from time to time. Sales of substantial amounts of Common Shares, or the
perception that such sales could occur, may affect adversely prevailing market
prices of the Common Shares. See "Risk Factors-Market for Common Shares" and
"The Partnership Agreement-Transferability of Interests."
For a description of certain restrictions on transfers of Common Shares
held by certain shareholders of the Company, see "Underwriting."
PARTNERSHIP AGREEMENT
The following summary of the Partnership Agreement, and the descriptions
of certain provisions thereof set forth elsewhere in this Prospectus, is
qualified in its entirety by reference to the Partnership Agreement, which is
filed as an exhibit to the Registration Statement of which this Prospectus is a
part.
Management
The Partnership has been organized as a Virginia limited partnership
pursuant to the terms of the Partnership Agreement. Pursuant to the Partnership
Agreement, the Company, as the sole general partner of the Partnership, will
have full, exclusive and complete responsibility and discretion in the
management and control of the Partnership, and the Limited Partners will have no
authority in their capacity as Limited Partners to transact business for, or
participate in the management activities or decisions of, the Partnership.
However, any amendment to the Partnership Agreement that would affect the
Redemption Rights will require the consent of Limited Partners holding more than
50% of the Units held by such partners.
Transferability of Interests
The Company may not voluntarily withdraw from the Partnership or transfer
or assign its interest in the Partnership unless the transaction in which such
withdrawal or transfer occurs results in the Limited Partners receiving property
in an amount equal to the amount they would have received had they exercised
their Redemption Rights immediately prior to such transaction, or unless the
successor to the Company contributes substantially all of its assets to the
Partnership in return for a general partnership interest in the Partnership.
With certain limited exceptions, the Limited Partners may not transfer their
interests in the Partnership, in whole or in part, without the written consent
of the Company, which consent the Company may withhold in its sole discretion.
The Company may not consent to any transfer that would cause the Partnership to
be treated as a corporation for federal income tax purposes.
Capital Contribution
The Company will contribute to the Partnership substantially all the net
proceeds of the Offering as its initial capital contribution in exchange for
approximately a 43% general partnership interest in the Partnership. Although
the Partnership will receive substantially all the net proceeds of the Offering,
the Company will be deemed to have made a capital contribution to the
Partnership in the amount of substantially all the gross proceeds of the
Offering and the Partnership will be deemed simultaneously to have paid the
Underwriter's selling commissions and other expenses paid or incurred in
connection with the Offering. The Hersha Affiliates will become Limited Partners
in the Partnership and collectively will own approximately a 57% limited
partnership interest in the Partnership. The
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value of each Limited Partner's capital contribution shall equal its pro rata
share of the value of the interests received by the Partnership. The Partnership
Agreement provides that if the Partnership requires additional funds at any time
or from time to time in excess of funds available to the Partnership from
borrowing or capital contributions, the Company may borrow such funds from a
financial institution or other lender and lend such funds to the Partnership on
the same terms and conditions as are applicable to the Company's borrowing of
such funds. Under the Partnership Agreement, the Company generally is obligated
to contribute the proceeds of an offering of shares of beneficial interest as
additional capital to the Partnership. Moreover, the Company is authorized to
cause the Partnership to issue partnership interests for less than fair market
value if the Company has concluded in good faith that such issuance is in the
best interests of the Company and the Partnership. If the Company so contributes
additional capital to the Partnership, the Company will receive additional Units
and the Company's percentage interest in the Partnership will be increased on a
proportionate basis based upon the amount of such additional capital
contributions and the value of the Partnership at the time of such
contributions. Conversely, the percentage interests of the Limited Partners will
be decreased on a proportionate basis in the event of additional capital
contributions by the Company. In addition, if the Company contributes additional
capital to the Partnership, the Company will revalue the property of the
Partnership to its fair market value (as determined by the Company) and the
capital accounts of the partners will be adjusted to reflect the manner in which
the unrealized gain or loss inherent in such property (that has not been
reflected in the capital accounts previously) would be allocated among the
partners under the terms of the Partnership Agreement if there were a taxable
disposition of such property for such fair market value on the date of the
revaluation.
Redemption Rights
Pursuant to the Partnership Agreement, the Limited Partners will receive
the Redemption Rights, which will enable them to cause the Partnership to redeem
their interests in the Partnership in exchange for cash or, at the option of the
Company, Common Shares on a one-for-one basis. The redemption price will be paid
in cash in the discretion of the Company or in the event that the issuance of
Common Shares to the redeeming Limited Partner would (i) result in any person
owning, directly or indirectly, Common Shares in excess of the Ownership
Limitation, (ii) result in the shares of beneficial interest of the Company
being owned by fewer than 100 persons (determined without reference to any rules
of attribution), (iii) result in the Company being "closely held" within the
meaning of Section 856(h) of the Code, (iv) cause the Company to own, actually
or constructively, 10% or more of the ownership interests in a tenant of the
Company's or the Partnership's real property, within the meaning of Section
856(d)(2)(B) of the Code, or (v) cause the acquisition of Common Shares by such
redeeming Limited Partner to be "integrated" with any other distribution of
Common Shares for purposes of complying with the Securities Act. With respect to
the Units issued in connection with the acquisition of the Stabilized Hotels,
the Redemption Rights may be exercised by the Limited Partners at any time after
one year following the acquisition of the Stabilized Hotels. With respect to the
Units issued in connection with the acquisition of the Newly-Developed Hotels
and the Newly-Renovated Hotels, the Redemption Rights may not be exercised by
the Limited Partners until after the First Adjustment Date or Second Adjustment
Date, as applicable. In all cases, however, (i) each Limited Partner may not
exercise the Redemption Right for fewer than 1,000 Units or, if such Limited
Partner holds fewer than 1,000 Units, all of the Units held by such Limited
Partner, (ii) each Limited Partner may not exercise the Redemption Right for
more than the number of Units that would, upon redemption, result in such
Limited Partner or any other person owning, directly or indirectly, Common
Shares in excess of the Ownership Limitation and (iii) each Limited Partner may
not exercise the Redemption Right more than two times annually. The aggregate
number of Common Shares initially issuable upon exercise of the Redemption
Rights will be approximately 3.5 million. The number of Common Shares issuable
upon exercise of the Redemption Rights will be adjusted upon the revaluation on
the First Adjustment Date and the Second Adjustment Date or the occurrence of
share splits, mergers, consolidations or similar pro rata share transactions,
which otherwise would have the effect of diluting or increasing the ownership
interests of the Limited Partners or the shareholders of the Company.
Operations
The Partnership Agreement requires that the Partnership be operated in a
manner that will enable the Company to satisfy the requirements for being
classified as a REIT, to avoid any federal income or excise tax liability
imposed by the Code (other than any federal income tax liability associated with
the Company's retained capital gains), and to ensure that the Partnership will
not be classified as a "publicly traded partnership" for purposes of Section
7704 of the Code.
In addition to the administrative and operating costs and expenses
incurred by the Partnership, the Partnership will pay all administrative costs
and expenses of the Company (the "Company Expenses") and the Company Expenses
will be treated as expenses of the Partnership. The Company Expenses generally
will include (A) all expenses relating
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to the formation and continuity of existence of the Company, (B) all expenses
relating to the public offering and registration of securities by the Company,
(C) all expenses associated with the preparation and filing of any periodic
reports by the Company under federal, state or local laws or regulations, (D)
all expenses associated with compliance by the Company with laws, rules and
regulations promulgated by any regulatory body and (E) all other operating or
administrative costs of the Company incurred in the ordinary course of its
business on behalf of the Partnership. The Company Expenses, however, will not
include any administrative and operating costs and expenses incurred by the
Company that are attributable to hotel properties that are owned by the Company
directly. The Company initially will not own any hotel directly.
Distributions
The Partnership Agreement provides that the Partnership will distribute
cash from operations (including net sale or refinancing proceeds, but excluding
net proceeds from the sale of the Partnership's property in connection with the
liquidation of the Partnership) on a quarterly (or, at the election of the
Company, more frequent) basis, in amounts determined by the Company in its sole
discretion, to the partners in accordance with their respective percentage
interests in the Partnership. Upon liquidation of the Partnership, after payment
of, or adequate provision for, debts and obligations of the Partnership,
including any partner loans, any remaining assets of the Partnership will be
distributed to all partners with positive capital accounts in accordance with
their respective positive capital account balances. If the Company has a
negative balance in its capital account following a liquidation of the
Partnership, it will be obligated to contribute cash to the Partnership equal to
the negative balance in its capital account.
Allocations
Income, gain and loss of the Partnership for each fiscal year generally
will be allocated among the partners in accordance with their respective
interests in the Partnership, subject to compliance with the provisions of Code
Sections 704(b) and 704(c) and Treasury Regulations promulgated
thereunder.
Term
The Partnership will continue until December 31, 2050, or until sooner
dissolved upon (i) the bankruptcy, dissolution or withdrawal of the Company
(unless the Limited Partners elect to continue the Partnership), (ii) the sale
or other disposition of all or substantially all the assets of the Partnership,
(iii) the redemption of all Units (other than those held by the Company, if any)
or (iv) an election by the General Partner.
Tax Matters
Pursuant to the Partnership Agreement, the Company will be the tax matters
partner of the Partnership and, as such, will have authority to handle tax
audits and to make tax elections under the Code on behalf of the Partnership.
FEDERAL INCOME TAX CONSEQUENCES
The following is a summary of material federal income tax consequences
that may be relevant to a prospective holder of Common Shares. Hunton & Williams
has acted as counsel to the Company and has reviewed this summary and is of the
opinion that the discussion contained herein fairly summarizes the federal
income tax consequences that are likely to be material to a holder of the Common
Shares. The discussion does not address all aspects of taxation that may be
relevant to particular shareholders in light of their personal investment or tax
circumstances, or to certain types of shareholders (including insurance
companies, tax-exempt organizations (except as discussed below), financial
institutions or broker-dealers, and, except as discussed below, foreign
corporations and persons who are not citizens or residents of the United States)
subject to special treatment under the federal income tax laws.
The statements in this discussion and the opinion of Hunton & Williams are
based on current provisions of the Code, existing, temporary, and currently
proposed Treasury Regulations, the legislative history of the Code, existing
administrative rulings and practices of the Service, and judicial decisions. No
assurance can be given that future legislative, judicial, or administrative
actions or decisions, which may be retroactive in effect, will not affect the
accuracy of any statements in this Prospectus with respect to the transactions
entered into or contemplated prior to the effective date of such changes.
73
EACH PROSPECTIVE PURCHASER SHOULD CONSULT HIS OWN TAX ADVISOR REGARDING
THE SPECIFIC TAX CONSEQUENCES TO HIM OF THE PURCHASE, OWNERSHIP, AND SALE OF THE
COMMON SHARES AND OF THE COMPANY'S ELECTION TO BE TAXED AS A REIT, INCLUDING THE
FEDERAL, STATE, LOCAL, FOREIGN, AND OTHER TAX CONSEQUENCES OF SUCH PURCHASE,
OWNERSHIP, SALE, AND ELECTION, AND OF POTENTIAL CHANGES IN APPLICABLE TAX LAWS.
Taxation of the Company
The Company currently has in effect an election to be taxed as a
pass-through entity under subchapter S of the Code, but intends to revoke its S
election on the day prior to the closing of the Offering. The Company plans to
make an election to be taxed as a REIT under sections 856 through 860 of the
Code, effective for its short taxable year beginning on the date of revocation
of its S election and ending on December 31, 1998. The Company believes that,
commencing with such taxable year, it will be organized and will operate in such
a manner as to qualify for taxation as a REIT under the Code, and the Company
intends to continue to operate in such a manner, but no assurance can be given
that the Company will operate in a manner so as to qualify or remain qualified
as a REIT.
The sections of the Code relating to qualification and operation as a REIT
are highly technical and complex. The following discussion sets forth the
material aspects of the Code sections that govern the federal income tax
treatment of a REIT and its shareholders. The discussion is qualified in its
entirety by the applicable Code provisions, Treasury Regulations promulgated
thereunder, and administrative and judicial interpretations thereof, all of
which are subject to change prospectively or retrospectively.
Hunton & Williams has acted as counsel to the Company in connection with
the Offering and the Company's election to be taxed as a REIT. In the opinion of
Hunton & Williams, commencing with the Company's short taxable year ending
December 31, 1998, and assuming that the elections and other procedural steps
described in this discussion of "Federal Income Tax Consequences" are completed
by the Company in a timely fashion, the Company will be organized in conformity
with the requirements for qualification as a REIT, and its proposed method of
operation will enable it to meet the requirements for qualification and taxation
as a REIT under the Code. Investors should be aware, however, that opinions of
counsel are not binding upon the Service or any court. It must be emphasized
that Hunton & Williams' opinion is based on various assumptions and is
conditioned upon certain representations made by the Company as to factual
matters, including representations regarding the nature of the Company's
properties, the Percentage Leases, and the future conduct of the Company's
business. Such factual assumptions and representations are described below in
this discussion of "Federal Income Tax Consequences" and are set out in the
federal income tax opinion that will be delivered by Hunton & Williams at the
closing of the Offering. Moreover, such qualification and taxation as a REIT
depend upon the Company's ability to meet on a continuing basis, through actual
annual operating results, distribution levels, and share ownership, the various
qualification tests imposed under the Code discussed below. Hunton & Williams
will not review the Company's compliance with those tests on a continuing basis.
Accordingly, no assurance can be given that the actual results of the Company's
operation for any particular taxable year will satisfy such requirements. For a
discussion of the tax consequences of failure to qualify as a REIT, see
"-Failure to Qualify."
If the Company qualifies for taxation as a REIT, it generally will not be
subject to federal corporate income tax on its net income that is distributed
currently to its shareholders. That treatment substantially eliminates the
"double taxation" (i.e., taxation at both the corporate and shareholder levels)
that generally results from an investment in a corporation. However, the Company
will be subject to federal income tax in the following circumstances. First, the
Company will be taxed at regular corporate rates on any undistributed REIT
taxable income, including undistributed net capital gains. Second, under certain
circumstances, the Company may be subject to the "alternative minimum tax" on
its undistributed items of tax preference. Third, if the Company has (i) net
income from the sale or other disposition of "foreclosure property" that is held
primarily for sale to customers in the ordinary course of business or (ii) other
non-qualifying income from foreclosure property, it will be subject to tax at
the highest corporate rate on such income. Fourth, if the Company has net income
from prohibited transactions (which are, in general, certain sales or other
dispositions of property (other than foreclosure property) held primarily for
sale to customers in the ordinary course of business), such income will be
subject to a 100% tax. Fifth, if the Company should fail to satisfy the 75%
gross income test or the 95% gross income test (as discussed below), and has
nonetheless maintained its qualification as a REIT because certain other
requirements have been met, it will be subject to a 100% tax on the gross income
attributable to the greater of the amount by which the Company fails the 75% or
95% gross income test, multiplied by a fraction intended to reflect the
Company's profitability. Sixth, if the Company should fail to distribute during
each calendar year at least the sum of (i) 85% of its REIT ordinary income for
such year, (ii) 95% of its REIT capital gain net income for such year, and (iii)
any undistributed taxable income from prior periods, the Company
74
would be subject to a 4% excise tax on the excess of such required distribution
over the amounts actually distributed. To the extent that the Company elects to
retain and pay income tax on its net long-term capital gain, such retained
amounts will be treated as having been distributed for purposes of the 4% excise
tax. Seventh, if the Company acquires any asset from a C corporation (i.e., a
corporation generally subject to full corporate-level tax) in a transaction in
which the basis of the asset in the Company's hands is determined by reference
to the basis of the asset (or any other asset) in the hands of the C corporation
and the Company recognizes gain on the disposition of such asset during the
10-year period beginning on the date on which such asset was acquired by the
Company, then to the extent of such asset's "built-in gain" (i.e., the excess of
the fair market value of such asset at the time of acquisition by the Company
over the adjusted basis in such asset at such time), such gain will be subject
to tax at the highest regular corporate rate applicable (as provided in Treasury
Regulations that have not yet been promulgated). The results described above
with respect to the recognition of "built-in gain" assume that the Company would
make an election pursuant to IRS Notice 88-19 if it were to make any such
acquisition.
Requirements for Qualification
The Code defines a REIT as a corporation, trust or association (i) that is
managed by one or more trustees or directors; (ii) the beneficial ownership of
which is evidenced by transferable shares, or by transferable certificates of
beneficial interest; (iii) that would be taxable as a domestic corporation, but
for sections 856 through 860 of the Code; (iv) that is neither a financial
institution nor an insurance company subject to certain provisions of the Code;
(v) the beneficial ownership of which is held by 100 or more persons; (vi) not
more than 50% in value of the outstanding shares of beneficial interest of which
is owned, directly or indirectly, by five or fewer individuals (as defined in
the Code to include certain entities) during the last half of each taxable year
(the "5/50 Rule"); (vii) that makes an election to be a REIT (or has made such
election for a previous taxable year) and satisfies all relevant filing and
other administrative requirements established by the Service that must be met in
order to elect and to maintain REIT status; (viii) that uses a calendar year for
federal income tax purposes and complies with the recordkeeping requirements of
the Code and Treasury Regulations; and (ix) that meets certain other tests,
described below, regarding the nature of its income and assets. The Code
provides that conditions (i) to (iv), inclusive, must be met during the entire
taxable year and that condition (v) must be met during at least 335 days of a
taxable year of 12 months, or during a proportionate part of a taxable year of
less than 12 months. Conditions (v) and (vi) will not apply until after the
first taxable year for which an election is made by the Company to be taxed as a
REIT. The Company anticipates issuing sufficient Common Shares with sufficient
diversity of ownership pursuant to the Offering to allow it to satisfy
requirements (v) and (vi). In addition, the Company's Declaration of Trust
provides for restrictions regarding ownership and transfer of the Common Shares
that are intended to assist the Company in continuing to satisfy the share
ownership requirements described in (v) and (vi) above. Such transfer
restrictions are described in "Description of Shares of Beneficial
Interest-Restrictions on Transfer."
For purposes of determining share ownership under the 5/50 Rule, a
supplemental unemployment compensation benefits plan, a private foundation, or a
portion of a trust permanently set aside or used exclusively for charitable
purposes is considered an individual, although a trust that is a qualified trust
under Code section 401(a) is not considered an individual and the beneficiaries
of such trust are treated as holding shares of a REIT in proportion to their
actuarial interests in the trust for purposes of the 5/50 Rule.
The Company does not currently have any corporate subsidiaries, nor will
it have any corporate subsidiaries immediately after completion of the Offering,
although it may have corporate subsidiaries in the future. Code section 856(i)
provides that a corporation that is a "qualified REIT subsidiary" shall not be
treated as a separate corporation, and all assets, liabilities, and items of
income, deduction, and credit of a "qualified REIT subsidiary" shall be treated
as assets, liabilities, and items of income, deduction, and credit of the REIT.
A "qualified REIT subsidiary" is a corporation, all of the capital stock of
which is owned by the REIT. Thus, in applying the requirements described herein,
any "qualified REIT subsidiaries" acquired or formed by the Company will be
ignored, and all assets, liabilities, and items of income, deduction, and credit
of such subsidiaries will be treated as assets, liabilities and items of income,
deduction, and credit of the Company.
In the case of a REIT that is a partner in a partnership, Treasury
Regulations provide that the REIT will be deemed to own its proportionate share
of the assets of the partnership and will be deemed to be entitled to the gross
income of the partnership attributable to such share. In addition, the assets
and gross income of the partnership will retain the same character in the hands
of the REIT for purposes of section 856 of the Code, including satisfying the
gross income and asset tests, described below. Thus, the Company's proportionate
share of the assets, liabilities and items of income of the Partnership will be
treated as assets and gross income of the Company for purposes of applying the
requirements described herein.
75
Income Tests
In order for the Company to maintain its qualification as a REIT, there
are two requirements relating to the Company's gross income that must be
satisfied annually. First, at least 75% of the Company's gross income (excluding
gross income from prohibited transactions) for each taxable year must consist of
defined types of income derived directly or indirectly from investments relating
to real property or mortgages on real property (including "rents from real
property" and, in certain circumstances, interest) or temporary investment
income. Second, at least 95% of the Company's gross income (excluding gross
income from prohibited transactions) for each taxable year must be derived from
such real property or temporary investments, and from dividends, other types of
interest, and gain from the sale or disposition of stock or securities, or from
any combination of the foregoing. The specific application of these tests to the
Company is discussed below.
Rents received by the Company will qualify as "rents from real property"
in satisfying the gross income requirements for a REIT described above only if
several conditions are met. First, the amount of rent must not be based in whole
or in part on the income or profits of any person. However, an amount received
or accrued generally will not be excluded from the term "rents from real
property" solely by reason of being based on a fixed percentage or percentages
of receipts or sales. Second, the Code provides that rents received from a
tenant will not qualify as "rents from real property" in satisfying the gross
income tests if the Company, or an owner of 10% or more of the Company, directly
or constructively owns 10% or more of such tenant (a "Related Party Tenant").
Third, if rent attributable to personal property, leased in connection with a
lease of real property, is greater than 15% of the total rent received under the
lease, then the portion of rent attributable to such personal property will not
qualify as "rents from real property." Finally, for rents received to qualify as
"rents from real property," the Company generally must not operate or manage the
property or furnish or render services to the tenants of such property, other
than through an "independent contractor" who is adequately compensated and from
whom the Company derives no revenue. The "independent contractor" requirement,
however, does not apply with respect to certain de minimis services or to the
extent the services provided by the Company are "usually or customarily
rendered" in connection with the rental of space for occupancy only and are not
otherwise considered "rendered to the occupant."
Pursuant to the Percentage Leases, the Lessee will lease from the
Partnership the land, buildings, improvements, furnishings and equipment
comprising the Initial Hotels for a five-year period. The Percentage Leases
provide that the Lessee will be obligated to pay to the Partnership (i) the Rent
and (ii) certain other Additional Charges. The Percentage Rent is calculated by
multiplying fixed percentages by the gross room and other revenues for each of
the Initial Hotels. The Rent accrues and is required to be paid monthly. Until
the First Adjustment Date or the Second Adjustment Date, as applicable, the rent
on the Newly-Developed Hotels and the Newly-Renovated Hotels will be the Initial
Fixed Rents applicable to those hotels. After the First Adjustment Date or the
Second Adjustment Date, as applicable, rent will be computed with respect to the
Newly-Developed Hotels and the Newly-Renovated Hotels based on the Percentage
Rent formulas described herein.
In order for the Rent and the Additional Charges to constitute "rents from
real property," the Percentage Leases must be respected as true leases for
federal income tax purposes and not treated as service contracts, joint ventures
or some other type of arrangement. The determination of whether the Percentage
Leases are true leases depends on an analysis of all the surrounding facts and
circumstances. In making such a determination, courts have considered a variety
of factors, including the following: (i) the intent of the parties, (ii) the
form of the agreement, (iii) the degree of control over the property that is
retained by the property owner (e.g., whether the lessee has substantial control
over the operation of the property or whether the lessee was required simply to
use its best efforts to perform its obligations under the agreement), and (iv)
the extent to which the property owner retains the risk of loss with respect to
the property (e.g., whether the lessee bears the risk of increases in operating
expenses or the risk of damage to the property).
In addition, Code section 7701(e) provides that a contract that purports
to be a service contract (or a partnership agreement) is treated instead as a
lease of property if the contract is properly treated as such, taking into
account all relevant factors, including whether or not: (i) the service
recipient is in physical possession of the property, (ii) the service recipient
controls the property, (iii) the service recipient has a significant economic or
possessory interest in the property (e.g., the property's use is likely to be
dedicated to the service recipient for a substantial portion of the useful life
of the property, the recipient shares the risk that the property will decline in
value, the recipient shares in any appreciation in the value of the property,
the recipient shares in savings in the property's operating costs, or the
recipient bears the risk of damage to or loss of the property), (iv) the service
provider does not bear any risk of substantially diminished receipts or
substantially increased expenditures if there is nonperformance under the
contract, (v) the service provider does not use the property concurrently to
provide significant services to
76
entities unrelated to the service recipient, and (vi) the total contract price
does not substantially exceed the rental value of the property for the contract
period. Since the determination whether a service contract should be treated as
a lease is inherently factual, the presence or absence of any single factor may
not be dispositive in every case.
The Company believes that the Percentage Leases will be treated as true
leases for federal income tax purposes. Such belief is based, in part, on the
following facts: (i) the Partnership and the Lessee intend for their
relationship to be that of a lessor and lessee and such relationship will be
documented by lease agreements, (ii) the Lessee will have the right to exclusive
possession and use and quiet enjoyment of the Initial Hotels during the term of
the Percentage Leases, (iii) the Lessee will bear the cost of, and be
responsible for, day-to-day maintenance and repair of the Initial Hotels, other
than the cost of capital expenditures that are classified as capital items under
generally accepted accounting principles which are necessary for the continued
operation of the Initial Hotels and will dictate how the Initial Hotels are
operated, maintained, and improved, (iv) the Lessee will bear all of the costs
and expenses of operating the Initial Hotels (including the cost of any
inventory used in their operation) during the term of the Percentage Leases
(other than real and personal property taxes, property and casualty insurance,
and the cost of replacement or refurbishment of furniture, fixtures and
equipment, to the extent such costs do not exceed the allowance for such costs
provided by the Partnership under each Percentage Lease), (v) the Lessee will
benefit from any savings in the costs of operating the Initial Hotels during the
term of the Percentage Leases, (vi) in the event of damage or destruction to an
Initial Hotel, the Lessee will be at economic risk because it will be obligated
either (A) to restore the property to its prior condition, in which event it
will bear all costs of such restoration in excess of any insurance proceeds or
(B) to purchase the Initial Hotel for an amount generally equal to the fair
market value of the property, less any insurance proceeds, (vii) the Lessee will
indemnify the Partnership, as applicable, against all liabilities imposed on the
Partnership during the term of the Percentage Leases by reason of (A) injury to
persons or damage to property occurring at the Initial Hotels or (B) the
Lessee's use, management, maintenance or repair of the Initial Hotels, (viii)
the Lessee is obligated to pay substantial fixed rent for the period of use of
the Initial Hotels and (ix) the Lessee stands to incur substantial losses (or
reap substantial gains) depending on how successfully it operates the Initial
Hotels.
Investors should be aware that there are no controlling Treasury
Regulations, published rulings, or judicial decisions involving leases with
terms substantially the same as the Percentage Leases that discuss whether such
leases constitute true leases for federal income tax purposes. If the Percentage
Leases are recharacterized as service contracts or partnership agreements,
rather than true leases, part or all of the payments that the Partnership
receives from the Lessee may not be considered rent or may not otherwise satisfy
the various requirements for qualification as "rents from real property." In
that case, the Company likely would not be able to satisfy either the 75% or 95%
gross income test and, as a result, would lose its REIT status.
In order for the Rent to constitute "rents from real property," several
other requirements also must be satisfied. One requirement is that the Rent
attributable to personal property leased in connection with the lease of the
real property comprising an Initial Hotel must not be greater than 15% of the
Rent received under the Percentage Lease. The Rent attributable to the personal
property in an Initial Hotel is the amount that bears the same ratio to total
rent for the taxable year as the average of the adjusted bases of the personal
property associated with the Initial Hotel at the beginning and at the end of
the taxable year bears to the average of the aggregate adjusted bases of both
the real and personal property comprising the Initial Hotel at the beginning and
at the end of such taxable year (the "Adjusted Basis Ratio"). With respect to
each Initial Hotel, the initial adjusted bases of the personal property in such
hotel will be less than 15% of the initial adjusted bases of both the real and
personal property comprising such Hotel. Furthermore, the Partnership will not
acquire additional personal property for an Initial Hotel to the extent that
such acquisition would cause the Adjusted Basis Ratio for that hotel to exceed
15%. There can be no assurance, however, that the Service would not assert that
the adjusted basis of the personal property acquired by the Partnership exceeded
the adjusted basis claimed by the Partnership, or that a court would not uphold
such assertion. If such a challenge were successfully asserted, the Company
could fail the Adjusted Basis Ratio as to one or more of the Initial Hotels,
which in turn potentially could cause it to fail to satisfy the 95% or 75% gross
income test and thus lose its REIT status.
Another requirement for qualification of the Rent as "rents from real
property" is that the Percentage Rent must not be based in whole or in part on
the income or profits of any person. The Percentage Rent, however, will qualify
as "rents from real property" if it is based on percentages of receipts or sales
and the percentages (i) are fixed at the time the Percentage Leases are entered
into, (ii) are not renegotiated during the term of the Percentage Leases in a
manner that has the effect of basing Percentage Rent on income or profits, and
(iii) conform with normal business practice. More generally, the Percentage Rent
will not qualify as "rents from real property" if, considering the Percentage
Leases and all the surrounding circumstances, the arrangement does not conform
with normal business
77
practice, but is in reality used as a means of basing the Percentage Rent on
income or profits. Since the Percentage Rent is based on fixed percentages of
the gross revenues from the Initial Hotels that are established in the
Percentage Leases, and the Company has represented that the percentages (i) will
not be renegotiated during the terms of the Percentage Leases in a manner that
has the effect of basing the Percentage Rent on income or profits and (ii)
conform with normal business practice, the Percentage Rent should not be
considered based in whole or in part on the income or profits of any person.
Furthermore, the Company has represented that, with respect to other hotels that
it acquires in the future, it will not charge rent for any property that is
based in whole or in part on the income or profits of any person (except by
reason of being based on a fixed percentage of gross revenues, as described
above).
A third requirement for qualification of the Rent as "rents from real
property" is that the Company must not own, actually or constructively, 10% or
more of the ownership interests in the Lessee. The constructive ownership rules
generally provide that, if 10% or more in value of the shares of beneficial
interest in the Company are owned, directly or indirectly, by or for any person,
the Company is considered as owning the shares owned, directly or indirectly, by
or for such person. The Company initially will not own, actually or
constructively, any interest in the Lessee. The Limited Partners of the
Partnership, including Mr. Shah, who is a partner of the Lessee, may acquire
Common Shares by exercising their Redemption Rights. The Partnership Agreement,
however, provides that a redeeming Limited Partner will receive cash, rather
than Common Shares, at the election of the Company or if the acquisition of
Common Shares by such partner would cause the Company to own, actually or
constructively, 10% or more of the ownership interests in a tenant of the
Company's or the Partnership's real property, within the meaning of section
856(d)(2)(B) of the Code. The Declaration of Trust likewise prohibits a
shareholder of the Company from owning Common or Preferred Shares that would
cause the Company to own, actually or constructively, 10% or more of the
ownership interests in a tenant of the Company's real property, within the
meaning of section 856(d)(2)(B) of the Code. Thus, the Company should never own,
actually or constructively, 10% of more of the Lessee. Furthermore, the Company
has represented that, with respect to other hotels that it acquires in the
future, it will not rent any property to a Related Party Tenant.
A fourth requirement for qualification of the Rent as "rents from real
property" is that the Company cannot furnish or render noncustomary services to
the tenants of the Initial Hotels, or manage or operate the Initial Hotels,
other than through an independent contractor who is adequately compensated and
from whom the Company itself does not derive or receive any income. However, the
Company may furnish or render a de minimis amount of "noncustomary services" to
the tenants of an Initial Hotel other than through an independent contractor as
long as the amount that the Company receives that is attributable to such
services does not exceed 1% of its total revenue from the Initial Hotel. For
that purpose, the amount attributable to the Company's noncustomary services
will be at least equal to 150% of the Company's cost of providing the services.
Provided that the Percentage Leases are respected as true leases, the Company
should satisfy that requirement because the Partnership will not perform any
services other than customary ones for the Lessee. Furthermore, the Company has
represented that, with respect to other hotels that it acquires in the future,
it will not perform noncustomary services with respect to the tenant of the
property. As described above, however, if the Percentage Leases are
recharacterized as service contracts or partnership agreements, the Rent likely
would be disqualified as "rents from real property" because the Company would be
considered to furnish or render services to the occupants of the Initial Hotels
and to manage or operate the Initial Hotels other than through an independent
contractor who is adequately compensated and from whom the Company derives or
receives no income.
If the Rent does not qualify as "rents from real property" because the
rents attributable to personal property exceed 15% of the total Rent from an
Initial Hotel for a taxable year, the portion of the Rent that is attributable
to personal property will not be qualifying income for purposes of either the
75% or 95% gross income test. Thus, if the Rent attributable to personal
property, plus any other non-qualifying income, during the taxable year exceeds
5% of the Company's gross income during the year, the Company would lose its
REIT status. If, however, the Rent does not qualify as "rents from real
property" because either (i) the Percentage Rent is considered based on income
or profits of the Lessee, (ii) the Company owns, actually or constructively, 10%
or more of the Lessee, or (iii) the Company furnishes noncustomary services
(other than certain de minimis services) to the tenants of the Initial Hotels,
or manages or operates the Initial Hotels, other than through a qualifying
independent contractor, none of the Rent would qualify as "rents from real
property." In that case, the Company likely would lose its REIT status because
it would be unable to satisfy either the 75% or 95% gross income test.
In addition to the Rent, the Lessee is required to pay to the Partnership
the Additional Charges. To the extent that the Additional Charges represent
either (i) reimbursements of amounts that the Lessee is obligated to pay to
third parties or (ii) penalties for nonpayment or late payment of such amounts,
the Additional Charges should qualify as "rents from real property." To the
extent, however, that the Additional Charges represent interest that is accrued
on
78
the late payment of the Rent or the Additional Charges, the Additional Charges
should not qualify as "rents from real property," but instead should be treated
as interest that qualifies for the 95% gross income test.
The term "interest" generally does not include any amount received or
accrued (directly or indirectly) if the determination of such amount depends in
whole or in part on the income or profits of any person. However, an amount
received or accrued generally will not be excluded from the term "interest"
solely by reason of being based on a fixed percentage or percentages of receipts
or sales.
The net income derived from any prohibited transaction is subject to a
100% tax. The term "prohibited transaction" generally includes a sale or other
disposition of property (other than foreclosure property) that is held primarily
for sale to customers in the ordinary course of a trade or business. All
inventory required in the operation of the Initial Hotels will be purchased by
the Lessee or its designee as required by the terms of the Percentage Leases.
Accordingly, the Company believes that no asset owned by the Company or the
Partnership will be held for sale to customers and that a sale of any such asset
will not be in the ordinary course of business of the Company or the
Partnership. Whether property is held "primarily for sale to customers in the
ordinary course of a trade or business" depends, however, on the facts and
circumstances in effect from time to time, including those related to a
particular property. Nevertheless, the Company and the Partnership will attempt
to comply with the terms of safe-harbor provisions in the Code prescribing when
asset sales will not be characterized as prohibited transactions. Complete
assurance cannot be given, however, that the Company or the Partnership can
comply with the safe-harbor provisions of the Code or avoid owning property that
may be characterized as property held "primarily for sale to customers in the
ordinary course of a trade or business."
The Company will be subject to tax at the maximum corporate rate on any
income from foreclosure property (other than income that would be qualified
income under the 75% gross income test), less expenses directly connected with
the production of such income. However, gross income from such foreclosure
property will be qualifying income for purposes of the 75% and 95% gross income
tests. "Foreclosure property" is defined as any real property (including
interests in real property) and any personal property incident to such real
property (i) that is acquired by a REIT as the result of such REIT having bid in
such property at foreclosure, or having otherwise reduced such property to
ownership or possession by agreement or process of law, after there was a
default (or default was imminent) on a lease of such property or on an
indebtedness that such property secured and (ii) for which such REIT makes a
proper election to treat such property as foreclosure property. As a result of
the rules with respect to foreclosure property, if the Lessee defaults on its
obligations under a Percentage Lease for a Hotel, the Company terminates the
Lessee's leasehold interest, and the Company is unable to find a replacement
lessee for such Hotel within 90 days of such foreclosure, gross income from
hotel operations conducted by the Company from such Hotel would cease to qualify
for the 75% and 95% gross income tests. In such event, the Company likely would
be unable to satisfy the 75% and 95% gross income tests and, thus, would fail to
qualify as a REIT.
It is possible that, from time to time, the Company or the Partnership
will enter into hedging transactions with respect to one or more of its assets
or liabilities. Any such hedging transactions could take a variety of forms,
including interest rate swap contracts, interest rate cap or floor contracts,
futures or forward contracts, and options. To the extent that the Company or the
Partnership enters into an interest rate swap or cap contract, option, futures
contract, forward rate agreement or similar financial instrument to reduce its
interest rate risk with respect to indebtedness incurred or to be incurred to
acquire or carry real estate assets, any periodic income or gain from the
disposition of such contract should be qualifying income for purposes of the 95%
gross income test, but not the 75% gross income test. To the extent that the
Company or the Partnership hedges with other types of financial instruments or
in other situations, it may not be entirely clear how the income from those
transactions will be treated for purposes of the various income tests that apply
to REITs under the Code. The Company intends to structure any hedging
transactions in a manner that does not jeopardize its status as a REIT.
If the Company fails to satisfy one or both of the 75% and 95% gross
income tests for any taxable year, it may nevertheless qualify as a REIT for
such year if it is entitled to relief under certain provisions of the Code.
Those relief provisions will be generally available if the Company's failure to
meet such tests is due to reasonable cause and not due to willful neglect, the
Company attaches a schedule of the sources of its income to its return, and any
incorrect information on the schedule was not due to fraud with intent to evade
tax. It is not possible, however, to state whether in all circumstances the
Company would be entitled to the benefit of those relief provisions. As
discussed above in "Federal Income Tax Consequences-Taxation of the Company,"
even if those relief provisions apply, a 100% tax would be imposed with respect
to the gross income attributable to the greater of the amount by which the
Company fails the 75% or 95% gross income test, multiplied by a fraction
intended to reflect the Company's profitability.
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Asset Tests
The Company, at the close of each quarter of its taxable year, also must
satisfy two tests relating to the nature of its assets. First, at least 75% of
the value of the Company's total assets must be represented by cash or cash
items (including certain receivables), government securities, "real estate
assets," or, in cases where the Company raises new capital through share or
long-term (at least five-year) debt offerings, temporary investments in stock or
debt instruments during the one-year period following the Company's receipt of
such capital. The term "real estate assets" includes interests in real property,
interests in mortgages on real property to the extent the principal balance of
the mortgage does not exceed the value of the associated real property, and
shares of other REITs. For purposes of the 75% asset test, the term "interest in
real property" includes an interest in land and improvements thereon, such as
buildings or other inherently permanent structures (including items that are
structural components of such buildings or structures), a leasehold in real
property, and an option to acquire real property (or a leasehold in real
property). Second, of the investments not included in the 75% asset class, the
value of any one issuer's securities owned by the Company may not exceed 5% of
the value of the Company's total assets and the Company may not own more than
10% of any one issuer's outstanding voting securities (except for its ownership
interests in the Partnership or any qualified REIT subsidiary).
For purposes of the asset tests, the Company will be deemed to own its
proportionate share of the assets of the Partnership, rather than its
partnership interest in the Partnership. The Company has represented that, as of
the date of the Offering, (i) at least 75% of the value of its total assets will
be represented by real estate assets, cash and cash items (including
receivables), and government securities and (ii) it will not own any securities
that do not satisfy the 75% asset test. In addition, the Company has represented
that it will not acquire or dispose, or cause the Partnership to acquire or
dispose, of assets in the future in a way that would cause it to violate either
asset test.
If the Company should fail to satisfy the asset tests at the end of a
calendar quarter, such a failure would not cause it to lose its REIT status if
(i) it satisfied all of the asset tests at the close of the preceding calendar
quarter and (ii) the discrepancy between the value of the Company's assets and
the asset test requirements arose from changes in the market values of its
assets and was not wholly or partly caused by an acquisition of non-qualifying
assets. If the condition described in clause (ii) of the preceding sentence were
not satisfied, the Company still could avoid disqualification by eliminating any
discrepancy within 30 days after the close of the quarter in which it arose.
Distribution Requirements
The Company, in order to qualify as a REIT, is required to distribute
dividends (other than capital gain dividends) to its shareholders in an amount
at least equal to (i) the sum of (A) 95% of its "REIT taxable income" (computed
without regard to the dividends paid deduction and its net capital gain) and (B)
95% of the net income (after tax), if any, from foreclosure property, minus (ii)
the sum of certain items of noncash income. Such distributions must be paid in
the taxable year to which they relate, or in the following taxable year if
declared before the Company timely files its tax return for such year and if
paid on or before the first regular dividend payment after such declaration. To
the extent that the Company does not distribute all of its net capital gain or
distributes at least 95%, but less than 100%, of its "REIT taxable income," as
adjusted, it will be subject to tax thereon at regular ordinary and capital
gains corporate tax rates. Furthermore, if the Company should fail to distribute
during each calendar year at least the sum of (i) 85% of its REIT ordinary
income for such year, (ii) 95% of its REIT capital gain income for such year,
and (iii) any undistributed taxable income from prior periods, the Company would
be subject to a 4% nondeductible excise tax on the excess of such required
distribution over the amounts actually distributed. The Company may elect to
retain and pay income tax on its net long-term capital gains, as described in
"-Taxation of Taxable U.S. Shareholders." Any such retained amount would be
treated as having been distributed by the Company for purposes of the 4% excise
tax. The Company intends to make timely distributions sufficient to satisfy all
annual distribution requirements.
It is possible that, from time to time, the Company may experience timing
differences between (i) the actual receipt of income and actual payment of
deductible expenses and (ii) the inclusion of that income and deduction of such
expenses in arriving at its REIT taxable income. For example, it is possible
that, from time to time, the Company may be allocated a share of net capital
gain attributable to the sale of depreciated property that exceeds its allocable
share of cash attributable to that sale. Therefore, the Company may have less
cash available for distribution than is necessary to meet its annual 95%
distribution requirement or to avoid corporate income tax or the excise tax
imposed on certain undistributed income. In such a situation, the Company may
find it necessary to arrange for short-term (or possibly long-term) borrowings
or to raise funds through the issuance of additional Common or Preferred Shares.
80
Under certain circumstances, the Company may be able to rectify a failure
to meet the distribution requirement for a year by paying "deficiency dividends"
to its shareholders in a later year, which may be included in the Company's
deduction for dividends paid for the earlier year. Although the Company may be
able to avoid being taxed on amounts distributed as deficiency dividends, it
will be required to pay to the Service interest based upon the amount of any
deduction taken for deficiency dividends.
Recordkeeping Requirement
Pursuant to applicable Treasury Regulations, the Company must maintain
certain records and request on an annual basis certain information from its
shareholders designed to disclose the actual ownership of its outstanding
shares. The Company intends to comply with such requirements.
Partnership Anti-Abuse Rule
The United States Treasury Department has issued a final regulation (the
"Anti-Abuse Rule"), under the partnership provisions of the Code (the
"Partnership Provisions") that authorizes the Service, in certain "abusive"
transactions involving partnerships, to disregard the form of the transaction
and recast it for federal tax purposes as the Service deems appropriate. The
Anti-Abuse Rule applies where a partnership is formed or utilized in connection
with a transaction (or series of related transactions) with a principal purpose
of substantially reducing the present value of the partners' aggregate federal
tax liability in a manner inconsistent with the intent of the Partnership
Provisions. The Anti-Abuse Rule states that the Partnership Provisions are
intended to permit taxpayers to conduct joint business (including investment)
activities through a flexible economic arrangement that accurately reflects the
partners' economic agreement and clearly reflects the partners' income without
incurring any entity-level tax. The purposes for structuring a transaction
involving a partnership are determined based on all of the facts and
circumstances, including a comparison of the purported business purpose for a
transaction and the claimed tax benefits resulting from the transaction. A
reduction in the present value of the partners' aggregate federal tax liability
through the use of a partnership does not, by itself, establish inconsistency
with the intent of the Partnership Provisions.
The Anti-Abuse Rule contains an example in which a corporation that elects
to be treated as a REIT contributes substantially all of the proceeds from a
public offering to a partnership in exchange for a general partnership interest.
The limited partners of the partnership contribute real property assets to the
partnership, subject to liabilities that exceed their respective aggregate bases
in such property. In addition, some of the limited partners have the right,
beginning two years after the formation of the partnership, to require the
redemption of their limited partnership interests in exchange for cash or REIT
stock (at the REIT's option) equal to the fair market value of their respective
interests in the partnership at the time of the redemption. The example
concludes that the use of the partnership is not inconsistent with the intent of
the Partnership Provisions and, thus, cannot be recast by the Service. The
Company believes that the Anti-Abuse Rule will not have any adverse impact on
its ability to qualify as a REIT. However, the Redemption Rights do not conform
in all respects to the redemption rights described in the foregoing example.
Moreover, the Anti-Abuse Rule is extraordinarily broad in scope and is applied
based on an analysis of all of the facts and circumstances. As a result, there
can be no assurance that the Service will not attempt to apply the Anti-Abuse
Rule to the Company. If the conditions of the Anti-Abuse Rule are met, the
Service is authorized to take appropriate enforcement action, including
disregarding the Partnership for federal tax purposes or treating one or more of
its partners as nonpartners. Any such action potentially could jeopardize the
Company's status as a REIT.
Failure to Qualify
If the Company fails to qualify for taxation as a REIT in any taxable
year, and the relief provisions do not apply, the Company will be subject to tax
(including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Distributions to the shareholders in any year in which
the Company fails to qualify will not be deductible by the Company nor will they
be required to be made. In such event, to the extent of current and accumulated
earnings and profits, all distributions to shareholders will be taxable as
ordinary income and, subject to certain limitations of the Code, corporate
distributees may be eligible for the dividends received deduction. Unless
entitled to relief under specific statutory provisions, the Company also will be
disqualified from taxation as a REIT for the four taxable years following the
year during which the Company ceased to qualify as a REIT. It is not possible to
state whether in all circumstances the Company would be entitled to such
statutory relief.
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Taxation of Taxable U.S. Shareholders
As long as the Company qualifies as a REIT, distributions made to the
Company's taxable U.S. shareholders out of current or accumulated earnings and
profits (and not designated as capital gain dividends or retained capital gains)
will be taken into account by such U.S. shareholders as ordinary income and will
not be eligible for the dividends received deduction generally available to
corporations. As used herein, the term "U.S. shareholder" means a holder of
Common Shares that for U.S. federal income tax purposes is (i) a citizen or
resident of the United States, (ii) a corporation, partnership, or other entity
created or organized in or under the laws of the United States or of any
political subdivision thereof, (iii) an estate whose income from sources without
the United States is includible in gross income for U.S. federal income tax
purposes regardless of its connection with the conduct of a trade or business
within the United States or (iv) any trust with respect to which (A) a U.S.
court is able to exercise primary supervision over the administration of such
trust and (B) one or more U.S. persons have the authority to control all
substantial decisions of the trust. Distributions that are designated as capital
gain dividends will be taxed as long-term capital gains (to the extent they do
not exceed the Company's actual net capital gain for the taxable year) without
regard to the period for which the shareholder has held his Common Shares.
However, corporate shareholders may be required to treat up to 20% of certain
capital gain dividends as ordinary income. The Company may elect to retain and
pay income tax on its net long-term capital gains. In that case, the Company's
shareholders would include in income their proportionate share of the Company's
undistributed long-term capital gains. In addition, the shareholders would be
deemed to have paid their proportionate share of the tax paid by the Company,
which would be credited or refunded to the shareholders. Each shareholder's
basis in his shares would be increased by the amount of the undistributed
long-term capital gain included in the shareholder's income, less the
shareholder's share of the tax paid by the Company.
Distributions in excess of current and accumulated earnings and profits
will not be taxable to a shareholder to the extent that they do not exceed the
adjusted basis of the shareholder's Common Shares, but rather will reduce the
adjusted basis of such shares. To the extent that distributions in excess of
current and accumulated earnings and profits exceed the adjusted basis of a
shareholder's Common Shares, such distributions will be included in income as
long-term capital gain (or short-term capital gain if the Common Shares has been
held for one year or less) assuming the Common Shares are capital assets in the
hands of the shareholder. In addition, any distribution declared by the Company
in October, November, or December of any year and payable to a shareholder of
record on a specified date in any such month shall be treated as both paid by
the Company and received by the shareholder on December 31 of such year,
provided that the distribution is actually paid by the Company during January of
the following calendar year.
Shareholders may not include in their individual income tax returns any
net operating losses or capital losses of the Company. Instead, such losses
would be carried over by the Company for potential offset against its future
income (subject to certain limitations). Taxable distributions from the Company
and gain from the disposition of the Common Shares will not be treated as
passive activity income and, therefore, shareholders generally will not be able
to apply any "passive activity losses" (such as losses from certain types of
limited partnerships in which the shareholder is a limited partner) against such
income. In addition, taxable distributions from the Company and gain from the
disposition of Common Shares generally will be treated as investment income for
purposes of the investment interest limitations. The Company will notify
shareholders after the close of the Company's taxable year as to the portions of
the distributions attributable to that year that constitute ordinary income,
return of capital, and capital gain.
Taxation of Shareholders on the Disposition of the Common Shares
In general, any gain or loss realized upon a taxable disposition of the
Common Shares by a shareholder who is not a dealer in securities will be treated
as long-term capital gain or loss if the Common Shares have been held for more
than one year and otherwise as short-term capital gain or loss. However, any
loss upon a sale or exchange of Common Shares by a shareholder who has held such
shares for six months or less (after applying certain holding period rules),
will be treated as a long-term capital loss to the extent of distributions from
the Company required to be treated by such shareholder as long-term capital
gain. All or a portion of any loss realized upon a taxable disposition of the
Common Shares may be disallowed if other Common Shares are purchased within 30
days before or after the disposition.
Capital Gains and Losses
A capital asset generally must be held for more than one year in order for
gain or loss derived from its sale or exchange to be treated as long-term
capital gain or loss. The maximum tax rate on net capital gains applicable to
noncorporate taxpayers is 28% for sales and exchanges of assets held for more
than one year but not more than 18 months, and 20% for sales and exchanges of
assets held for more than 18 months. The maximum tax rate on long-
82
term capital gain from the sale or exchange of "section 1250 property" (i.e.,
depreciable real property) held for more than 18 months is 25% to the extent
that such gain would have been treated as ordinary income if the property were
"section 1245 property." With respect to distributions designated by the Company
as capital gain dividends and any retained capital gains that the Company is
deemed to distribute, the Company may designate (subject to certain limits)
whether such a dividend or distribution is taxable to its noncorporate
stockholders at a 20%, 25% or 28% rate. Thus, the tax rate differential between
capital gain and ordinary income for noncorporate taxpayers may be significant.
In addition, the characterization of income as capital or ordinary may affect
the deductibility of capital losses. Capital losses not offset by capital gains
may be deducted against a noncorporate taxpayer's ordinary income only up to a
maximum annual amount of $3,000. Unused capital losses may be carried forward.
All net capital gain of a corporate taxpayer is subject to tax at ordinary
corporate rates. A corporate taxpayer can deduct capital losses only to the
extent of capital gains, with unused losses being carried back three years and
forward five years.
Information Reporting Requirements and Backup Withholding
The Company will report to its U.S. Shareholders and the Service the
amount of distributions paid during each calendar year, and the amount of tax
withheld, if any. Under the backup withholding rules, a shareholder may be
subject to backup withholding at the rate of 31% with respect to distributions
paid unless such holder (i) is a corporation or comes within certain other
exempt categories and, when required, demonstrates this fact or (ii) provides a
taxpayer identification number, certifies as to no loss of exemption from backup
withholding, and otherwise complies with the applicable requirements of the
backup withholding rules. A shareholder who does not provide the Company with
his correct taxpayer identification number also may be subject to penalties
imposed by the Service. Any amount paid as backup withholding will be creditable
against the shareholder's income tax liability. In addition, the Company may be
required to withhold a portion of capital gain distributions to any shareholders
who fail to certify their nonforeign status to the Company. The Service has
issued final regulations regarding the backup withholding rules as applied to
non-U.S. Shareholders. Those regulations alter the current system of backup
withholding compliance and will be effective for distributions made after
December 31, 1999. See "-Taxation of Non-U.S. Shareholders."
Taxation of Tax-Exempt Shareholders
Tax-exempt entities, including qualified employee pension and profit
sharing trusts and individual retirement accounts ("Exempt Organizations"),
generally are exempt from federal income taxation. However, they are subject to
taxation on their unrelated business taxable income ("UBTI"). While many
investments in real estate generate UBTI, the Service has issued a published
ruling that dividend distributions by a REIT to an exempt employee pension trust
do not constitute UBTI, provided that the shares of the REIT are not otherwise
used in an unrelated trade or business of the exempt employee pension trust.
Based on that ruling, amounts distributed by the Company to Exempt Organizations
generally should not constitute UBTI. However, if an Exempt Organization
finances its acquisition of Common Shares with debt, a portion of its income
from the Company will constitute UBTI pursuant to the "debt-financed property"
rules. Furthermore, social clubs, voluntary employee benefit associations,
supplemental unemployment benefit trusts, and qualified group legal services
plans that are exempt from taxation under paragraphs (7), (9), (17), and (20),
respectively, of Code section 501(c) are subject to different UBTI rules, which
generally will require them to characterize distributions from the Company as
UBTI. In addition, in certain circumstances, a pension trust that owns more than
10% of the Company's shares of beneficial interest is required to treat a
percentage of the dividends from the Company as UBTI (the "UBTI Percentage").
The UBTI Percentage is the gross income derived from an unrelated trade or
business (determined as if the Company were a pension trust) divided by the
gross income of the Company for the year in which the dividends are paid. The
UBTI rule applies to a pension trust holding more than 10% of the Company's
shares of beneficial interest only if (i) the UBTI Percentage is at least 5%,
(ii) the Company qualifies as a REIT by reason of the modification of the 5/50
Rule that allows the beneficiaries of the pension trust to be treated as holding
shares of beneficial interest of the Company in proportion to their actuarial
interests in the pension trust, and (iii) either (A) one pension trust owns more
than 25% of the value of the Company's shares of beneficial interest or (B) a
group of pension trusts individually holding more than 10% of the value of the
Company's shares of beneficial interest collectively owns more than 50% of the
value of the Company's shares of beneficial interest.
Taxation of Non-U.S. Shareholders
The rules governing U.S. federal income taxation of nonresident alien
individuals, foreign corporations, foreign partnerships, and other foreign
shareholders (collectively, "Non-U.S. Shareholders") are complex and no
83
attempt will be made herein to provide more than a summary of such rules.
PROSPECTIVE NON-U.S. SHAREHOLDERS SHOULD CONSULT WITH THEIR OWN TAX ADVISORS TO
DETERMINE THE IMPACT OF FEDERAL, STATE, AND LOCAL INCOME TAX LAWS WITH REGARD TO
AN INVESTMENT IN THE COMMON SHARES, INCLUDING ANY REPORTING REQUIREMENTS.
Distributions to Non-U.S. Shareholders that are not attributable to gain
from sales or exchanges by the Company of U.S. real property interests and are
not designated by the Company as capital gains dividends or retained capital
gains will be treated as dividends of ordinary income to the extent that they
are made out of current or accumulated earnings and profits of the Company. Such
distributions ordinarily will be subject to a withholding tax equal to 30% of
the gross amount of the distribution unless an applicable tax treaty reduces or
eliminates that tax. However, if income from the investment in the Common Shares
is treated as effectively connected with the Non-U.S. Shareholder's conduct of a
U.S. trade or business, the Non-U.S. Shareholder generally will be subject to
federal income tax at graduated rates, in the same manner as U.S. Shareholders
are taxed with respect to such distributions (and also may be subject to the 30%
branch profits tax in the case of a Non-U.S. Shareholder that is a foreign
corporation). The Company expects to withhold U.S. income tax at the rate of 30%
on the gross amount of any such distributions made to a Non-U.S. Shareholder
unless (i) a lower treaty rate applies and any required form evidencing
eligibility for that reduced rate is filed with the Company or (ii) the Non-U.S.
Shareholder files an IRS Form 4224 with the Company claiming that the
distribution is effectively connected income. The Service has issued final
regulations that modify the manner in which the Company complies with the
withholding requirements. Those regulations are effective for distributions made
after December 31, 1999. Distributions in excess of current and accumulated
earnings and profits of the Company will not be taxable to a shareholder to the
extent that such distributions do not exceed the adjusted basis of the
shareholder's Common Shares, but rather will reduce the adjusted basis of such
shares. To the extent that distributions in excess of current and accumulated
earnings and profits exceed the adjusted basis of a Non-U.S. Shareholder's
Common Shares, such distributions will give rise to tax liability if the
Non-U.S. Shareholder would otherwise be subject to tax on any gain from the sale
or disposition of his Common Shares, as described below. Because it generally
cannot be determined at the time a distribution is made whether or not such
distribution will be in excess of current and accumulated earnings and profits,
the entire amount of any distribution normally will be subject to withholding at
the same rate as a dividend. However, amounts so withheld are refundable to the
extent it is determined subsequently that such distribution was, in fact, in
excess of current and accumulated earnings and profits of the Company.
The Company is required to withhold 10% of any distribution in excess of
the Company's current and accumulated earnings and profits. Consequently,
although the Company intends to withhold at a rate of 30% on the entire amount
of any distribution, to the extent that the Company does not do so, any portion
of a distribution not subject to withholding at a rate of 30% will be subject to
withholding at a rate of 10%.
For any year in which the Company qualifies as a REIT, distributions that
are attributable to gain from sales or exchanges by the Company of U.S. real
property interests will be taxed to a Non-U.S. Shareholder under the provisions
of the Foreign Investment in Real Property Tax Act of 1980 ("FIRPTA"). Under
FIRPTA, distributions attributable to gain from sales of U.S. real property
interests are taxed to a Non-U.S. Shareholder as if such gain were effectively
connected with a U.S. business. Non-U.S. Shareholders thus would be taxed at the
normal capital gain rates applicable to U.S. shareholders (subject to applicable
alternative minimum tax and a special alternative minimum tax in the case of
nonresident alien individuals). Distributions subject to FIRPTA also may be
subject to a 30% branch profits tax in the hands of a foreign corporate
shareholder not entitled to treaty relief or exemption. The Company is required
to withhold 35% of any distribution that could be designated by the Company as a
capital gains dividend. The amount withheld is creditable against the Non-U.S.
Shareholder's FIRPTA tax liability.
Gain recognized by a Non-U.S. Shareholder upon a sale of his Common Shares
generally will not be taxed under FIRPTA if the Company is a "domestically
controlled REIT," defined generally as a REIT in which at all times during a
specified testing period less than 50% in value of the stock was held directly
or indirectly by foreign persons. However, because the Common Shares will be
publicly traded, no assurance can be given that the Company will be a
"domestically controlled REIT." Furthermore, gain not subject to FIRPTA will be
taxable to a Non-U.S. Shareholder if (i) investment in the Common Shares is
effectively connected with the Non-U.S. Shareholder's U.S. trade or business, in
which case the Non-U.S. Shareholder will be subject to the same treatment as
U.S. shareholders with respect to such gain, or (ii) the Non-U.S. Shareholder is
a nonresident alien individual who was present in the United States for 183 days
or more during the taxable year and certain other conditions apply, in which
case the nonresident alien individual will be subject to a 30% tax on the
individual's capital gains. However, a Non-U.S. Shareholder that owned, actually
or constructively, 5% or less of the Common Shares at all times during a
specified testing period will not be subject to tax under FIRPTA if the Common
Shares are "regularly traded" on an
84
established securities market. If the gain on the sale of the Common Shares were
to be subject to taxation under FIRPTA, the Non-U.S. Shareholder would be
subject to the same treatment as U.S. shareholders with respect to such gain
(subject to applicable alternative minimum tax, a special alternative minimum
tax in the case of nonresident alien individuals, and the possible application
of the 30% branch profits tax in the case of foreign corporations).
Other Tax Consequences
The Company, the Partnership, or the Company's shareholders may be subject
to state or local taxation in various state or local jurisdictions, including
those in which it or they own property, transact business, or reside. The state
and local tax treatment of the Company and its shareholders may not conform to
the federal income tax consequences discussed above. CONSEQUENTLY, PROSPECTIVE
SHAREHOLDERS SHOULD CONSULT THEIR OWN TAX ADVISORS REGARDING THE EFFECT OF STATE
AND LOCAL TAX LAWS ON AN INVESTMENT IN THE COMPANY.
Tax Aspects of the Partnership
The following discussion summarizes certain federal income tax
considerations applicable to the Company's direct or indirect investment in the
Partnership. The discussion does not cover state or local tax laws or any
federal tax laws other than income tax laws. Because 100% of the interests in
the subsidiary partnerships of the Partnership are owned, directly and
indirectly, by the Partnership, the subsidiary partnerships will not be treated
as entities separate from the partnership for federal income tax purposes.
Accordingly, this discussion does not cover the classification of the subsidiary
partnerships as partnerships for federal income tax purposes.
Classification as a Partnership
The Company will be entitled to include in its income its distributive
share of the Partnership's income and to deduct its distributive share of the
Partnership's losses only if the Partnership is classified for federal income
tax purposes as a partnership rather than as an association taxable as a
corporation. An entity will be classified as a partnership rather than as a
corporation for federal income tax purposes if the entity (i) is treated as a
partnership under Treasury regulations relating to entity classification (the
"Check-the-Box Regulations") and (ii) is not a "publicly traded" partnership.
In general, under the Check-the-Box Regulations, an unincorporated entity
with at least two members may elect to be classified either as an association
taxable as a corporation or as a partnership. If such an entity fails to make an
election, it generally will be treated as a partnership for federal income tax
purposes. The Partnership intends to be classified as a partnership and the
Company has represented that the Partnership will not elect to be treated as an
association taxable as a corporation for federal income tax purposes under the
Check-the-Box Regulations.
A publicly traded partnership is a partnership whose interests are traded
on an established securities market or are readily tradable on a secondary
market (or the substantial equivalent thereof). A publicly traded partnership
will be treated as a corporation for federal income tax purposes unless at least
90% of such partnership's gross income for a taxable year consists of
"qualifying income" under section 7704(d) of the Code, which generally includes
any income that is qualifying income for purposes of the 95% gross income test
applicable to REITs (the "90% Passive-Type Income Exception"). See
"-Requirements for Qualification-Income Tests." The U.S. Treasury Department has
issued regulations (the "PTP Regulations") that provide limited safe harbors
from the definition of a publicly traded partnership. Pursuant to one of those
safe harbors (the "Private Placement Exclusion"), interests in a partnership
will not be treated as readily tradable on a secondary market or the substantial
equivalent thereof if (i) all interests in the partnership were issued in a
transaction (or transactions) that was not required to be registered under the
Securities Act, and (ii) the partnership does not have more than 100 partners at
any time during the partnership's taxable year. In determining the number of
partners in a partnership, a person owning an interest in a flow-through entity
(i.e., a partnership, grantor trust or S corporation) that owns an interest in
the partnership is treated as a partner in such partnership only if (a)
substantially all of the value of the owner's interest in the flow-through
entity is attributable to the flow-through entity's interest (direct or
indirect) in the partnership and (b) a principal purpose of the use of the
flow-through entity is to permit the partnership to satisfy the 100-partner
limitation. The Partnership qualifies for the Private Placement Exclusion. If
the Partnership is considered a publicly traded partnership under the PTP
Regulations because it is deemed to have more than 100 partners, the Partnership
should not be treated as a corporation because it should be eligible for the 90%
Passive-Type Income Exception.
85
The Partnership has not requested, and does not intend to request, a
ruling from the Service that it will be classified as a partnership for federal
income tax purposes. Instead, at the closing of the Offering, Hunton & Williams
will deliver its opinion that the Partnership will be treated for federal income
tax purposes as a partnership and not as an association taxable as a
corporation. Unlike a tax ruling, an opinion of counsel is not binding upon the
Service, and no assurance can be given that the Service will not challenge the
status of the Partnership as a partnership for federal income tax purposes. If
such challenge were sustained by a court, the Partnership would be treated as a
corporation for federal income tax purposes, as described below. The opinion of
Hunton & Williams will be based on existing law, which is to a great extent the
result of administrative and judicial interpretation. No assurance can be given
that administrative or judicial changes would not modify the conclusions
expressed in the opinion.
If for any reason the Partnership was taxable as a corporation, rather
than as a partnership, for federal income tax purposes, the Company would not be
able to qualify as a REIT. See "-Requirements for Qualification-Income Tests"
and "-Requirements for Qualification-Asset Tests." In addition, any change in
the Partnership's status for tax purposes might be treated as a taxable event,
in which case the Company might incur a tax liability without any related cash
distribution. See "-Requirements for Qualification-Distribution Requirements."
Further, items of income and deduction of the Partnership would not pass through
to its partners, and its partners would be treated as shareholders for tax
purposes. Consequently, the Partnership would be required to pay income tax at
corporate tax rates on its net income, and distributions to its partners would
constitute dividends that would not be deductible in computing the Partnership's
taxable income.
Income Taxation of the Partnership and its Partners
Partners, Not the Partnership, Subject to Tax. A partnership is not a
taxable entity for federal income tax purposes. Rather, the Company will be
required to take into account its allocable share of the Partnership's income,
gains, losses, deductions, and credits for any taxable year of the Partnership
ending within or with the taxable year of the Company, without regard to whether
the Company has received or will receive any distribution from the Partnership.
Partnership Allocations. Although a partnership agreement generally will
determine the allocation of income and losses among partners, such allocations
will be disregarded for tax purposes under section 704(b) of the Code if they do
not comply with the provisions of section 704(b) of the Code and the Treasury
Regulations promulgated thereunder. If an allocation is not recognized for
federal income tax purposes, the item subject to the allocation will be
reallocated in accordance with the partners' interests in the partnership, which
will be determined by taking into account all of the facts and circumstances
relating to the economic arrangement of the partners with respect to such item.
The Partnership's allocations of taxable income, gain and loss are intended to
comply with the requirements of section 704(b) of the Code and the Treasury
Regulations promulgated thereunder.
Tax Allocations With Respect to Contributed Properties. Pursuant to
section 704(c) of the Code, income, gain, loss, and deduction attributable to
appreciated or depreciated property that is contributed to a partnership in
exchange for an interest in the partnership must be allocated for federal income
tax purposes in a manner such that the contributor is charged with, or benefits
from, the unrealized gain or unrealized loss associated with the property at the
time of the contribution. The amount of such unrealized gain or unrealized loss
is generally equal to the difference between the fair market value of the
contributed property at the time of contribution and the adjusted tax basis of
such property at the time of contribution. The Treasury Department has issued
regulations requiring partnerships to use a "reasonable method" for allocating
items affected by section 704(c) of the Code and outlining several reasonable
allocation methods. The Partnership generally will elect to use the traditional
method for allocating Code section 704(c) items with respect to the hotels it
acquires in exchange for Units.
Under the Partnership Agreement, depreciation or amortization deductions
of the Partnership generally will be allocated among the partners in accordance
with their respective interests in the Partnership, except to the extent that
the Partnership is required under Code section 704(c) to use a method for
allocating tax depreciation deductions attributable to the Initial Hotels or
other contributed properties that results in the Company receiving a
disproportionately large share of such deductions. In addition, gain on the sale
of an Initial Hotel will be specially allocated to the Limited Partners to the
extent of any "built-in" gain with respect to such Initial Hotel for federal
income tax purposes. Depending on the allocation method elected under Code
section 704(c), it is possible that the Company (i) may be allocated lower
amounts of depreciation deductions for tax purposes with respect to contributed
hotels than would be allocated to the Company if such hotels were to have a tax
basis equal to their fair market value at the time of contribution and (ii) may
be allocated taxable gain in the event of a sale of such contributed hotels in
excess of the economic profit allocated to the Company as a result of such sale.
These allocations may cause the
86
Company to recognize taxable income in excess of cash proceeds, which might
adversely affect the Company's ability to comply with the 95% distribution
requirement, although the Company does not anticipate that this event will
occur. The foregoing principles also will affect the calculation of the
Company's earnings and profits for purposes of determining which portion of the
Company's distributions is taxable as a dividend. The allocations described in
this paragraph may result in a higher portion of the Company's distributions
being taxed as a dividend than would have occurred had the Company purchased the
Initial Hotels for cash.
Basis in Partnership Interest. The Company's adjusted tax basis in its
partnership interest in the Partnership generally will be equal to (i) the
amount of cash and the basis of any other property contributed to the
Partnership by the Company, (ii) increased by (A) its allocable share of the
Partnership's income and (B) its allocable share of indebtedness of the
Partnership, and (iii) reduced, but not below zero, by (A) the Company's
allocable share of the Partnership's loss and (B) the amount of cash distributed
to the Company, including constructive cash distributions resulting from a
reduction in the Company's share of indebtedness of the Partnership.
If the allocation of the Company's distributive share of the Partnership's
loss would reduce the adjusted tax basis of the Company's partnership interest
in the Partnership below zero, the recognition of such loss will be deferred
until such time as the recognition of such loss would not reduce the Company's
adjusted tax basis below zero. To the extent that the Partnership's
distributions, or any decrease in the Company's share of the indebtedness of the
Partnership (such decrease being considered a constructive cash distribution to
the partners), would reduce the Company's adjusted tax basis below zero, such
distributions (including such constructive distributions) will constitute
taxable income to the Company. Such distributions and constructive distributions
normally will be characterized as capital gain, and, if the Company's
partnership interest in the Partnership has been held for longer than the
long-term capital gain holding period (currently one year), the distributions
and constructive distributions will constitute long-term capital gain.
Depreciation Deductions Available to the Partnership. Immediately after
the Offering, the Company will make a cash contribution to the Partnership in
exchange for a partnership interest in the Partnership. The Partnership's
initial basis in each Initial Hotel for federal income tax purposes should be
the same as the Selling Partnership's basis in that hotel on the date of
acquisition. Although the law is not entirely clear, the Partnership intends to
depreciate such depreciable hotel property for federal income tax purposes over
the same remaining useful lives and under the same methods used by the Selling
Partnership. The Partnership's tax depreciation deductions will be allocated
among the partners in accordance with their respective interests in the
Partnership (except to the extent that the Partnership is required under Code
section 704(c) to use a method for allocating depreciation deductions
attributable to the Initial Hotels or other contributed properties that results
in the Company receiving a disproportionately large share of such deductions).
To the extent the Partnership acquires additional hotel properties for cash, the
Partnership's initial basis in the properties for federal income tax purposes
generally will be equal to the purchase price paid by the Partnership. The
Partnership plans to depreciate such depreciable hotel property for federal
income tax purposes under MACRS. Under MACRS, the Partnership generally will
depreciate such furnishings and equipment over a seven-year recovery period
using a 200% declining balance method and a half-year convention. If, however,
the Partnership places more than 40% of its furnishings and equipment in service
during the last three months of a taxable year, a mid-quarter depreciation
convention must be used for the furnishings and equipment placed in service
during that year. Under MACRS, the Partnership generally will depreciate
buildings and improvements over a 39-year recovery period using a straight line
method and a mid-month convention.
Sale of the Company's or the Partnership's Property
Generally, any gain realized by the Company or the Partnership on the sale
of property held for more than one year will be long-term capital gain, except
for any portion of such gain that is treated as depreciation or cost recovery
recapture. Any gain recognized on the disposition of the Initial Hotels will be
allocated first to the Limited Partners under section 704(c) of the Code to the
extent of their "built-in gain" on those hotels for federal income tax purposes.
The Limited Partners' "built-in gain" on the Initial Hotels sold will equal the
excess of the Limited Partners' proportionate share of the book value of the
Initial Hotels over the Limited Partners' tax basis allocable to the Initial
Hotels at the time of the sale. Any remaining gain recognized by the Partnership
on the disposition of the Initial Hotels will be allocated among the partners in
accordance with their respective percentage interests in the Partnership. The
Board of Trustees has adopted a policy that any decision in connection with any
transaction involving the Company, including the purchase, sale lease or
mortgage of any real estate asset, in which a Trustee or officer of the Company,
or any Affiliate thereof, has any interest (other than solely as a result of his
status as a Trustee, officer or shareholder of the Company) must be approved by
a majority of the Trustees,
87
including a majority of the Independent Trustees. See "Risk Factors-Conflicts of
Interest-Conflicts Relating to Sales or Refinancing of Initial Hotels."
Any gain realized on the sale of any property held by the Company or the
Partnership as inventory or other property held primarily for sale to customers
in the ordinary course of the Company's or the Partnership's trade or business
will be treated as income from a prohibited transaction that is subject to a
100% penalty tax. See "-Requirements for Qualification-Income Tests." Such
prohibited transaction income also may have an adverse effect upon the Company's
ability to satisfy the income tests for REIT status. See "-Requirements For
Qualification-Income Tests" above. The Company, however, does not presently
intend to acquire or hold or to allow the Partnership to acquire or hold any
property that represents inventory or other property held primarily for sale to
customers in the ordinary course of the Company's or the Partnership's trade or
business.
UNDERWRITING
The Company has engaged the Underwriter exclusively to sell 2,500,000
Common Shares on a "best efforts all-or-none" basis. The Offering is being made
without a firm commitment by the Underwriter, which has no obligation or
commitment to purchase any of the Common Shares. The Company will pay the
Underwriter a selling commission of $0.48 per share. The Company intends to sell
166,667 Common Shares directly to certain Hersha Affiliates at the Offering
Price and no selling commission will be payable to the Underwriter with respect
to such shares.
Unless sooner withdrawn or canceled, the Offering will continue until the
earlier of the date on which all the Common Shares offered hereby are sold or
[__________________] (the "Offering Termination Date"). Until the Closing Date,
all proceeds from the sale of the Common Shares will be deposited in escrow with
First Union National Bank of North Carolina, Charlotte, North Carolina (the
"Escrow Agent"). Proceeds deposited in escrow with the Escrow Agent may not be
withdrawn prior to the Closing Date or the Offering Termination Date. If the
Offering is withdrawn or canceled or if all of the Common Shares offered hereby
are not sold and all proceeds therefrom are received by the Company on or prior
to the Offering Termination Date, all proceeds will be returned by the Escrow
Agent without interest to the persons from which they are received promptly
after such withdrawal or cancellation.
Pursuant to the Underwriting Agreement, the obligations of the Underwriter
to solicit offers to purchase the shares and of investors solicited by the
Underwriter to purchase the Common Shares are subject to approval of certain
legal matters by counsel to the Underwriter and to various other conditions
which are customary in transactions of this type, including that, as of the
closing date of the Offering, there shall not have occurred (i) a suspension or
material limitation in trading in securities generally on the New York Stock
Exchange or The American Stock Exchange; (ii) a general moratorium on commercial
banking activities in Virginia or New York, (iii) the engagement by the United
States in hostilities which have resulted in the declaration of a national
emergency or war if any such event would have such a materially adverse effect,
in the Underwriter's reasonable judgment, as to make it impracticable or
inadvisable to proceed with the solicitation of offers to consummate the
offering on the terms and in the manner contemplated herein; or (iv) such a
material adverse change in general economic, political, financial or
international conditions affecting financial markets in the United States having
a material adverse impact on trading prices of securities in general, as, in the
Underwriter's reasonable judgment, makes it inadvisable to proceed with the
solicitation of offers to purchase the shares or to consummate the offering with
respect to investors solicited by the Underwriter on the terms and conditions
contemplated herein. The Company has agreed to indemnify the Underwriter against
certain liabilities, including liabilities under the Securities Act.
The Company has granted the Underwriter the Underwriter Warrants to
purchase 250,000 Common Shares for a period of five years at a price per share
equal to 165% of the Offering Price. Until ____________, 2003, the Company has
agreed to file with the Commission a shelf registration statement covering the
resale of the Underwriter Warrants and all of the Common Shares that may be
issued upon exercise of the Underwriter Warrants ("Warrant Shares") in the event
that the holders of at least 50,000 Underwriter Warrants (or Warrant Shares)
request such registration. The first such registration shall be at the Company's
expense. The holders of Underwriter Warrants and/or Warrant Shares may also
request piggyback registration of the Underwriter Warrants and Warrant Shares at
the Company's expense for a period ending ____________, 2005. Upon any of such
requests, the Company will use its best efforts to have such registration
statement declared effective and to keep it effective for a period of 180 days.
88
The Company has granted the Underwriter a right of first refusal, for a
period of three years following consummation of the Offering, to act as
underwriter or sales agent with respect to any future offering by the Company or
the Partnership of any debt or equity securities. This right of first refusal,
by limiting the ability of the Company and the Partnership to use other
potential underwriters or selling agents, might have the effect of limiting the
access of the Company and the Partnership to capital markets.
Pursuant to the Underwriter's right to designate two Trustees to serve on
the Board of Trustees of the Company, L. McCarthy Downs, III and
____________________________ have agreed to serve as Trustees. Mr. Downs and
_____________ each will receive $15,000 per year for serving as a Trustee of the
Company.
The Underwriter may, at its election, employ other brokers, dealers or
underwriters in connection with the solicitation of subscriptions to purchase
Common Shares. The Underwriter may allow, and such dealers may allow, a
concession not in excess of $_______ per share to certain brokers and dealers.
The Underwriter does not intend to sell the Common Shares to any accounts
over which it exercises discretionary authority.
Prior to the Offering, there has been no public market for the Common
Shares. The initial public offering price is anticipated to be $6.00 per
share. See "Risk Factors-Market for Common Shares."
The Company and the Limited Partners have agreed, subject to certain
limited exceptions, not to offer, sell, contract to sell or otherwise dispose of
any Common Shares (or any securities convertible into, or exercisable or
exchangeable for shares in the Company) for a period of 90 days after the date
of this Prospectus, without the prior written consent of the Underwriter.
The Company will apply for listing of the Common Shares on The American
Stock Exchange under the trading symbol "HT."
EXPERTS
The balance sheet of the Company as of May 27, 1998 and of the Lessee as
of May 27, 1998 included in this Prospectus, and the Combined Financial
Statements and financial statement schedule of the Selling Partnerships Initial
Hotels as of December 31, 1997 and 1996 for each of the three years in the
period ended December 31, 1997 included in this Prospectus, have been audited by
Moore Stephens, P.C., independent certified public accountants, as set forth in
their reports thereon included elsewhere herein and in the Registration
Statement. Such Balance Sheets, Combined Financial Statements and financial
statement schedule are included in reliance upon such reports given on their
authority as experts in accounting and auditing.
REPORTS TO SHAREHOLDERS
The Company intends to furnish its shareholders with annual reports
containing consolidated financial statements audited by its independent
certified public accountants and with quarterly reports containing unaudited
condensed consolidated financial statements for each of the first three quarters
of each fiscal year.
LEGAL MATTERS
The validity of the Common Shares offered hereby will be passed upon for
the Company by Hunton & Williams. In addition, the description of federal income
tax consequences contained in the section of the Prospectus entitled "Federal
Income Tax Consequences" is based on the opinion of Hunton & Williams. Certain
legal matters related to this Offering will be passed upon for the Underwriter
by Willcox & Savage, P.C. Hunton & Williams and Willcox & Savage, P.C. will rely
on the opinion of Ballard Spahr Andrews & Ingersoll, LLP as to certain matters
of Maryland law.
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ADDITIONAL INFORMATION
The Company has filed with the Commission a Registration Statement on Form
S-11 (of which this Prospectus is a part) under the Securities Act with respect
to the securities offered hereby. This Prospectus does not contain all of the
information set forth in the Registration Statement, certain portions of which
have been omitted as permitted by the rules and regulations of the Commission.
Statements contained in this Prospectus as to the content of any contract or
other document are not necessarily complete. In each instance reference is made
to the copy of such contract or other document filed as an exhibit to the
Registration Statement, each such statement being qualified in all respects by
such reference and the exhibits and schedules hereto. For further information
regarding the Company and the Common Shares offered hereby, reference is hereby
made to the Registration Statement and such exhibits and schedules.
The Registration Statement and the exhibits and schedules forming a part
thereof filed by the Company with the Commission can be inspected and copies
obtained from the Commission at Room 1204, Judiciary Plaza, 450 Fifth Street,
N.W., Washington, D.C. 20549, and at the following regional offices of the
Commission: 7 World Trade Center, 13th Floor, New York, New York 10048 and
Northwestern Atrium Center, 500 West Madison Street, Suite 1400, Chicago,
Illinois 60661. Copies of such material can be obtained from the Public
Reference Section of the Commission, 450 Fifth Street, N.W., Washington, D.C.
20549, at prescribed rates. The Commission also maintains a website that
contains reports, proxy and information statements and other information
regarding registrants that file documents with the Commission, including the
Company, and the address is http://www.sec.gov.
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GLOSSARY
Unless the context otherwise requires, the following capitalized terms
shall have the meanings set forth below for the purposes of this Prospectus.
"5/50 Rule" means the requirement in the Code that not more than 50% in
value of the outstanding shares of beneficial interest of the Company be owned,
directly or indirectly, by five or fewer individuals (as defined in the Code to
include certain entities) during the last half of each taxable year.
"Acquisition Policy" means the Company's policy to acquire a hotel for
which it expects to receive rents at least equal to 12% of the purchase price
paid for the hotel, not of (i) property and casualty insurance premiums, (ii)
real estate and personal property taxes, and (iii) a reserve for furniture,
fixtures and equipment equal to 4% of gross revenues at the hotel.
"ADA" means the Americans with Disabilities Act of 1990.
"Additional Charges" means certain amounts payable by the Lessee in
connection with Percentage Leases, including interest accrued on any late
payments or charges.
"ADR" means average daily room rate.
"Affiliate" means (i) any person directly or indirectly owning,
controlling, or holding, with power to vote ten percent or more of the
outstanding voting securities of such other person, (ii) any person ten percent
or more of whose outstanding voting securities are directly or indirectly owned,
controlled, or held, with power to vote, by such other person, (iii) any person
directly or indirectly controlling, controlled by, or under common control with
such other person, (iv) any executive officer, director, trustee or general
partner of such other person, and (v) any legal entity for which such person
acts as an executive officer, director, trustee or general partner. The term
"person" means and includes any natural person, corporation, partnership,
association, limited liability company or any other legal entity. An indirect
relationship shall include circumstances in which a person's spouse, children,
parents, siblings or mothers-, fathers-, sisters- or brothers-in-law is or has
been associated with a person.
"Assumed Indebtedness" means that certain indebtedness in the aggregate
approximate principal amount of approximately $11.7 million secured by Initial
Hotels, to be assumed by the Partnership in the Formation Transactions and to
remain outstanding after the application of the net proceeds of the Offering.
"Base Rent" means the fixed obligation of the Lessee to pay a sum certain
in monthly Rent under each of the Percentage Leases.
"Beneficiary" means the beneficiary of a Trust.
"Board of Trustees" means the Board of Trustees of the Company.
"Bylaws" means the Bylaws of the Company.
"Choice Hotels" means Choice Hotels International, Inc.
"Closing Date" means the closing date of the Offering.
"Closing Price" means the last sale price quoted on the American Stock
Exchange.
"Code" means the Internal Revenue Code of 1986, as amended.
"Commission" means the United States Securities and Exchange Commission.
"Common Shares" means the common shares of beneficial interest, par value
$.01 per share, of the Company.
"Company" means Hersha Hospitality Trust, a Maryland real estate
investment trust.
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"Debt Policy" means the Company's policy to limit consolidated
indebtedness to less than 55% of the aggregate purchase price paid by the
Company for the hotels in which it has invested.
"Declaration of Trust" means the Declaration of Trust of the Company,
as amended and restated.
"FIRPTA" means Foreign Investment in Real Property Tax Act of 1980, as
amended.
"First Adjustment Date" means December 31, 1999.
"Formation Transactions" means the principal transactions in connection
with the formation of the Company as a REIT, the Offering and the acquisition of
the Initial Hotels.
"Franchise Licenses" means the franchise licenses held by the Lessee
for the Initial Hotels.
"Funds From Operations" means net income, (computed in accordance with
generally accepted accounting principles), excluding gains, or losses, from debt
restructuring or sales of property, plus depreciation and amortization, and
after adjustments for unconsolidated partnerships and joint ventures.
"General Partner" means Hersha Hospitality Trust, as the sole general
partner of the Partnership.
"Hersha Affiliates" means Hasu P. Shah; Jay H. Shah; Neil H. Shah;
Bharat C. Mehta; Kanti D. Patel; Rajendra O. Gandhi; Kiran P. Patel; David L.
Desfor; Madhusudan I. Patni; Manahar Gandhi; Shree Associates; JSK
Associates; Shanti Associates; Shreeji Associates; Kunj Associates; Devi
Associates; Shreenathji Enterprises, Ltd.; 2144 Associates; 144 Associates,
344 Associates, 544 Associates and 644 Associates, joint tenants doing
business as 2544 Associates; the Lessee and their Affiliates, collectively
owning 100% of the interests of the Selling Partnerships.
"Hersha Warrants" means warrants that the Partnership has granted to 2744
Associates, L.P., which is a Hersha Affiliate, to purchase 250,000 Units for a
period of five years at a price per Unit equal to $165% of the Offering Price.
"Independent Trustee" means a Trustee of the Company who is not an
officer, director or employee of the Company, any lessee of the Company's or the
Partnership's properties or any underwriter or placement agent of the shares of
beneficial interest of the Company that has been engaged by the Company within
the past three years, or any Affiliate thereof.
"Initial Hotels" means ten hotels to be owned by the Partnership after the
Formation Transactions are completed, which hotels include three Holiday Inn
Express hotels, two Hampton Inn hotels, two Holiday Inn hotels, two Comfort Inn
hotels and one Clarion Suites hotel.
"Initial Fixed Rent" means the fixed rent payable by the Lessee with
respect to the Newly-Developed Hotels and the Newly-Renovated Hotels until the
First Adjustment Date or the Second Adjustment Date, as applicable.
"Interested Shareholder" means any person who beneficially owns 10% or
more of a company's voting shares, or an Affiliate of a company that, at any
time within the two-year period prior to the date in question, was the
beneficial owner of 10% or more of the voting power of a company's voting
shares.
"Lessee" means Hersha Hospitality Management, LP, a Pennsylvania limited
partnership, which will lease and operate the Initial Hotels from the
Partnership pursuant to the Percentage Leases.
"Limited Partners" means the limited partners of the Partnership.
"Line of Credit" means a $10 million line of credit facility that the
Company is currently negotiating to obtain from various lenders.
"Market Price" means, on a given day, the average Closing Price for the
five consecutive Trading Days ending on such date.
"NAREIT" means the National Association of Real Estate Investment
Trusts, Inc.
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"Newly-Developed Hotels" means the Holiday Inn Express(Registered
Trademark) hotels located in Hershey, Pennsylvania and New Columbia,
Pennsylvania, the Hampton Inn(Registered Trademark) hotel located in Carlisle,
Pennsylvania and the Comfort Inn(Registered Trademark) hotel located in
Harrisburg, Pennsylvania.
"Newly-Renovated Hotels" means the Holiday Inn Express(Registered
Trademark) hotel located in Harrisburg, Pennsylvania, the Holiday Inn(Registered
Trademark) hotel located in Milesburg, Pennsylvania and the Comfort Inn located
in Denver, Pennsylvania.
"Non-U.S. Shareholders" means nonresident alien individuals, foreign
corporations, foreign partnerships and other foreign shareholders.
"Offering" means the offering of Common Shares hereby.
"Offering Price" means the initial public offering price of the Common
Shares in the Offering of $6.00 per share.
"Offering Termination Date" means [_______________]
"Option Agreement" means the option agreement to be executed by the
Partnership and Hasu P. Shah, Jay H. Shah, Neil H. Shah, Bharat C. Mehta,
Kanti D. Patel, Rajendra O. Gandhi, Kiran P. Patel, David L. Desfor,
Madhusudan I. Patni and Manahar Gandhi, each a Hersha Affiliate, granting the
Partnership certain rights to acquire certain hotels to be developed or
acquired by the Hersha Affiliates.
"Option Plan" means the Hersha Hospitality Trust Option Plan.
"Ownership Limitation" means the restriction on ownership (or deemed
ownership by virtue of the attribution provisions of the Code) of more than 9.9%
of the number of outstanding Common Shares or the number of outstanding
Preferred Shares of any series.
"Partnership" means Hersha Hospitality Limited Partnership, a limited
partnership organized under the laws of the Commonwealth of Virginia.
"Partnership Agreement" means the partnership agreement of the
Partnership, as amended and restated.
"Percentage Leases" mean operating leases between the Lessee and the
Partnership pursuant to which the Lessee will lease the ten Initial Hotels from
the Partnership and any additional hotels acquired by the Company after the date
of the Offering.
"Percentage Rents" means Rent based on percentages of revenues payable by
the Lessee pursuant to the Percentage Leases.
"Preferred Shares" means the preferred shares of beneficial interest, par
value $.01 per share, of the Company.
"Prohibited Owner" means the record owner of Shares-in-Trust.
"Redemption Right" means the right of the persons receiving Units in the
Formation Transactions to cause the redemption of Units in exchange for cash or,
at the option of the Company, Common Shares on a one-for-one basis.
"REIT" means real estate investment trust, as defined in section 856 of
the Code.
"Rent" means the Initial Fixed Rent, the Base Rent and the Percentage
Rents.
"REVPAR" means revenue per available room for the applicable period,
determined by dividing room revenue by available rooms.
"Rule 144" means the rule promulgated under the Securities Act that
permits holders of restricted securities as well as affiliates of an issuer of
the securities, pursuant to certain conditions and subject to certain
restrictions, to sell their securities publicly without registration under the
Securities Act.
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"Securities Act" means the Securities Act of 1933, as amended.
"Second Adjustment Date" means December 31, 2000.
"Selling Partnerships" means Hasu P. Shah; Neil H. Shah; Bharat C.
Mehta; David L. Desfor; Madhusudan I. Patni; Manahar Gandhi; Shree
Associates; JSK Associates; Shanti Associates; Shreeji Associates; Kunj
Associates; Devi Associates; Shreenathji Enterprises, Ltd.; 2144 Associates;
and 144 Associates, 344 Associates, 544 Associates and 644 Associates, joint
tenants doing business as 2544 Associates, collectively the limited
partnerships, corporation and individuals that, prior to the Formation
Transactions, own the Initial Hotels.
"Service" means the United States Internal Revenue Service.
"Shares-in-Trust" means any Common Shares or Preferred Shares the
purported transfer of which would (i) result in any person owning, directly or
indirectly, Common Shares or Preferred Shares in excess of the Ownership
Limitation, (ii) result in the Common Shares and Preferred Shares being owned by
fewer than 100 persons (determined without reference to any rules of
attribution), (iii) result in the Company being "closely held" within the
meaning of Section 856(h) of the Code, or (iv) cause the Company to own,
actually or constructively, 10% or more of the ownership interests in a tenant
of the Company's, the Partnership's real property, within the meaning of Section
856(d)(2)(B) of the Code.
"Stabilized Hotels" means the Hampton Inn(Registered Trademark) hotel
located in Selinsgrove, Pennsylvania, the Holiday Inn(Registered Trademark)
hotel located in Harrisburg, Pennsylvania and the Clarion Suites(Registered
Trademark) hotel located in Philadelphia, Pennsylvania.
"Threshold" means the amount of annual room revenues set out in each
Percentage Lease above which the Lessee will pay a Percentage Rent relating to
annual room revenues above that Threshold.
"Trading Day" means a trading day on the American Stock Exchange.
"Treasury Regulations" means the income tax regulations promulgated
under the Code.
"Trust" means a trust established to hold Shares-in-Trust.
"Trustee" means a member of the Company's Board of Trustees.
"Trustees' Plan" means the Hersha Hospitality Trust Non-Employee
Trustees' Option Plan.
"Underwriter" means Anderson & Strudwick, Incorporated.
"Underwriter Warrants" means warrants that the Company has granted the
Underwriter to purchase 250,000 Common Shares for a period of five years at a
price per Unit equal to 165% of the Offering Price.
"Units" means units of limited partnership interest in the Partnership.
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INDEX TO PRO FORMA CONDENSED AND COMBINED FINANCIAL STATEMENTS
Hersha Hospitality Trust
Condensed Statement of Estimated Revenues and Expenses for the
three months ended March 31, 1998 ................................. F-2
Condensed Statement of Estimated Revenues and Expenses for the
year ended December 31, 1997....................................... F-4
Pro Forma Condensed Combined Balance Sheet as of March 31, 1998.... F-5
Independent Auditors' Report....................................... F-8
Balance Sheet as of May 27, 1998................................... F-9
Notes to Balance Sheet............................................. F-10
Hersha Hospitality Limited Partnership
Financial statements are not presented as the Partnership is not active and when
active will be consolidated with the financial results of Hersha Hospitality
Trust.
Hersha Hospitality Management, L.P.
Independent Auditors' Report....................................... F-12
Balance Sheet as of May 27, 1998................................... F-13
Notes to Balance Sheet............................................. F-14
Combined Entities - Initial Hotels
Pro Forma Condensed Combined Statement of Operations
for the three months ended March 31, 1998 .......................... F-15
Pro Forma Condensed Combined Statement of Operations
for the year ended December 31, 1997................................ F-16
Independent Auditors' Report........................................ F-17
Combined Financial Statements
Balance Sheets as of March 31, 1998 [Unaudited] and December 31, 1997
and 1996........................................................... F-18
Statements of Operations for the three months ended March 31, 1998
and 1997 [Unaudited] and for the years ended December 31, 1997, 1996,
and 1995.......................................................... F-19
Statement of Owners' Equity for the three months ended March 31, 1998
[Unaudited] and for the years ended December 31, 1997, 1996,
and 1995........................................................... F-20
Statements of Cash Flows for the three months ended March 31,
1998 and 1997 [Unaudited] and for the years ended
December 31, 1997, 1996, and 1995.................................. F-21
Notes to Combined Financial Statements............................ F-23
Schedule XI - Real Estate and Accumulated Depreciation............. F-31
. . . . . . . . .
F-1
HERSHA HOSPITALITY TRUST
CONDENSED STATEMENT OF ESTIMATED REVENUES AND EXPENSES FOR THE THREE MONTHS
ENDED MARCH 31, 1998.
[UNAUDITED, IN THOUSANDS EXCEPT SHARE AND PER SHARE DATA]
This unaudited Condensed Statement of Estimated Revenues and Expenses of Hersha
Hospitality Trust is presented as if the acquisition of the Initial Hotels and
the consummation of the Offering contemplated by this prospectus had occurred on
January 1, 1997. Such estimated information is based in part upon the pro forma
Condensed Combined Statements of Operations of the Combined Entities - Initial
Hotels and the application of the proceeds of the offering as set forth under
the caption "Use of Proceeds"and assumes the issuance of 3,450,833 Units to the
Hersha Affiliates which give rise to a minority interest percentage of 56.41%.
It should be read in conjunction with the pro forma Condensed Combined
Statements of Operations and the Combined Financial Statements and Notes thereto
of the Combined Entities - Initial Hotels included at pages F-17 through F-28 of
this Prospectus. In management's opinion, all adjustments necessary to reflect
the effects of this transaction have been made.
The historical results of operations which provide the basis for the pro forma
information excludes any operations for a hotel opened in May 1998.
This unaudited Condensed Statement of Estimated Revenues and Expenses is not
necessarily indicative of what actual results of operations of the Company would
have been assuming such transactions had been completed as of January 1, 1997,
nor does it purport to represent the results of operations for future periods.
Three months ended
Historical Adjustments March 31, 1998
Operating Data:
Percentage Lease Revenue $ -- $ 1,179[A] $ 1,179
Depreciation and Amortization -- 382[B] 394
12[G]
Real Estate and Personal Property Taxes and
Property Insurance -- 96[C] 96
Interest Expense -- 246[D] 246
General and Administrative -- 84[E] 84
Land Lease -- 5[F] 5
Minority Interest -- 200[H] 200
------- --------- --------
Net Income Applicable to Common
Shareholders $ -- $154 $ 154
======= ========= ========
Weighted Average Number of Common
Shares Outstanding 2,666,667
=========
Basic Earnings Per Share $ .06
=========
[A] Represents anticipated lease payments from Hersha Hospitality Management,
L.P. [the "Lessee"] to Hersha Hospitality Limited Partnership [the
"Partnership"] calculated on a pro forma basis using the rent provisions
in the Percentage Leases and the historical revenue of the Initial
Hotels. Percentage lease payments for the three months ended March 31,
1998, are calculated as the expected annual lease payment, [which may
include contingent rents based on the attainment of certain rent
targets], based on projected 1998 revenues, multiplied by the ratio
that revenues for the quarter ended March 31, 1998 bears to total
projected 1998 revenue. Under Emerging Issues Task Force Issue No. 98-9
dated May 21, 1998, the calculation of percentage lease payments for
interim periods would preclude the inclusion of contingent rent amounts
until the specified rent target is met. The effect of this change
would be to reduce percentage lease revenue, net income applicable to
Common Shareholders and basic earnings per share to $1,131, $133 and $.05,
respectively.
F-2
HERSHA HOSPITALITY TRUST
CONDENSED STATEMENT OF ESTIMATED REVENUES AND EXPENSES FOR THE THREE MONTHS
ENDED MARCH 31, 1998.
[UNAUDITED, IN THOUSANDS EXCEPT SHARE AND PER SHARE DATA]
[Continued]
[B] Represents depreciation on the Initial Hotel properties and renovations
thereto and amortization of intangibles excluding franchise fees.
Depreciation is computed based upon estimated useful lives of 15 to 40
years for buildings and improvements, 5 to 7 years for furniture and
equipment and 5 to 30 years for intangibles. These estimated useful lives
are based on management's' knowledge of the properties and the hotel
industry in general.
[C] Represents real estate and personal property taxes and property insurance
to be paid by the Partnership.
[D] Represents interest on approximately $11,753 of debt remaining after the
closing of the formation transactions assumed outstanding for the full
quarter at 8.38%.
[E] Estimated at $84 per quarter based on the administrative services
agreement, legal fees, audit fees, directors fees, salaries and related
expenses.
[F] Represents land lease payments to be paid to Mr. Hasu P. Shah.
[G] Represents amortization of franchise license transfer fees, transfer taxes,
improvements, and other.
[H] Calculated at 56.41% of lease income minus depreciation and amortization,
real estate and personal property taxes, property insurance, interest
expense, land leases and general and administrative expenses.
F-3
HERSHA HOSPITALITY TRUST
CONDENSED STATEMENT OF ESTIMATED REVENUES AND EXPENSES FOR THE YEAR ENDED
DECEMBER 31, 1997.
[UNAUDITED, IN THOUSANDS EXCEPT SHARE AND PER SHARE DATA]
This unaudited Condensed Statement of Estimated Revenues and Expenses of Hersha
Hospitality Trust is presented as if the acquisition of the Initial Hotels and
the consummation of the Offering contemplated by this prospectus had occurred on
January 1, 1997. Such estimated information is based in part upon the pro forma
Condensed Combined Statements of Operations of the Combined Entities - Initial
Hotels and the application of the proceeds of the offering as set forth under
the caption "Use of Proceeds"and assumes the issuance of 3,450,833 Units to the
Hersha Affiliates which give rise to a minority interest percentage of 56.41%.
It should be read in conjunction with the pro forma Condensed Combined
Statements of Operations and the Combined Financial Statements and Notes thereto
of the Combined Entities - Initial Hotels included at pages F-17 through F-28 of
this Prospectus. In management's opinion, all adjustments necessary to reflect
the effects of this transaction have been made.
The historical results of operations which provide the basis for the pro forma
information includes the operations of three hotel properties only from the date
they commenced operations in June, October and December 1997. The pro forma
information excludes any operations for a hotel opened in May 1998.
This unaudited Condensed Statement of Estimated Revenues and Expenses is not
necessarily indicative of what actual results of operations of the Company would
have been assuming such transactions had been completed as of January 1, 1997,
nor does it purport to represent the results of operations for future periods.
Year ended
Historical Adjustments December 31,1997
Operating Data:
Percentage Lease Revenue $ -- $ 4,945[A] $ 4,945
Depreciation and Amortization -- 1,143[B] 1,190
47[G]
Real Estate and Personal Property Taxes and
Property Insurance -- 375[C] 375
Interest Expense -- 873[D] 873
General and Administrative -- 335[E] 335
Land Lease -- 21[F] 21
Minority Interest -- 1,213[H] 1,213
------- --------- --------
Net Income Applicable to Common
Shareholders $ -- $ 938 $ 938
-------------------------------- ======= ========= ========
Weighted Average Number of Common Shares Outstanding 2,666,667
=========
Basic Earnings Per Share $ .35
=========
[A] Represents anticipated lease payments from Hersha Hospitality Management,
L.P. [the "Lessee"] to Hersha Hospitality Limited Partnership [the
"Partnership"] calculated on a pro forma basis using the rent provisions in
the Percentage Leases and the historical revenue of the Initial Hotels.
[B] Represents depreciation on the Initial Hotel properties and renovations
thereto and amortization of intangibles excluding franchise fees.
Depreciation is computed based upon estimated useful lives of 15 to 40
years for buildings and improvements, 5 to 7 years for furniture and
equipment and 5 to 30 years for intangibles. These estimated useful lives
are based on management's' knowledge of the properties and the hotel
industry in general.
[C] Represents real estate and personal property taxes and property insurance
to be paid by the Partnership.
[D] Represents interest on approximately $10,407 of debt remaining after the
closing of the formation transactions assumed outstanding for the full year
at 8.39%.
[E] Estimated at $335 per year based on the administrative services agreement,
legal fees, audit fees, directors fees, salaries and related expenses.
[F] Represents land lease payments to be paid to Mr. Hasu P. Shah.
[G] Represents amortization of franchise license transfer fees, transfer taxes,
improvements and other.
[H] Calculated at 56.41% of lease income minus depreciation and amortization,
real estate and personal property taxes, property insurance, interest
expense, land leases and general and administrative expenses.
F-4
HERSHA HOSPITALITY TRUST
PRO FORMA CONDENSED COMBINED BALANCE SHEET AS OF MARCH 31, 1998.
[UNAUDITED, IN THOUSANDS]
This unaudited pro forma Condensed Combined Balance Sheet is presented as if the
acquisition of the Initial Hotels and the consummation of the Offering
contemplated by this prospectus had occurred on March 31, 1998. Such pro forma
information is based upon the Combined Balance Sheets of the Combined Entities -
Initial Hotels as adjusted for the application of the proceeds of the Offering
as set forth under the caption "Use of Proceeds"and assumes the issuance of
3,450,833 Units to the Hersha Affiliates which give rise to a minority interest
percentage of 56.41%. It should be read in conjunction with the Combined
Financial Statements of the Combined Entities - Initial Hotels and the Notes
thereto included at pages F-17 through F-28 of this Prospectus. In management's
opinion, all adjustments necessary to reflect the effects of this transaction
have been made.
This unaudited pro forma Condensed Combined Balance Sheet is not necessarily
indicative of what the actual financial position would have been assuming such
transactions had been completed as of March 31, 1998, nor does it purport to
represent the future financial position of the Company.
F-5
HERSHA HOSPITALITY TRUST
PRO FORMA CONDENSED COMBINED BALANCE SHEET AS OF MARCH 31, 1998.
[UNAUDITED, IN THOUSANDS]
Historical
Combined
Entities Proceeds of Pro Forma Use of Pro Forma
Initial Hotels Offering Company Proceeds Company
[A] [B] [C]
Assets:
Net Investment in Hotel
Properties $ 26,125 $ -- $ 26,125 $ (250) [D] $ 25,966
(256) [E]
(153) [E]
Cash 442 14,213 14,655 (14,655) [D] --
Other Assets 1,105 -- 1,105 (1,105) [E] --
Intangibles 1,397 -- 1,397 488 [D] 1,595
(290) [E]
Total Assets $ 29,069 $14,213 $ 43,282 $ (15,721) $ 27,561
========== ======= ========== ========= ========
Liabilities:
Mortgages $ 17,667 $ -- $ 17,667 $ (5,914) [D] $ 11,753
Due to Related Parties 7,561 -- 7,561 (7,561) [D] --
Accounts Payable, Accrued
Expenses and Other
Liabilities 567 -- 567 (567) [E] --
---------- ------- ---------- --------- --------
Total Liabilities 25,795 -- 25,795 (14,042) 11,753
---------- ------- ---------- --------- --------
Minority Interest in
Partnership -- -- -- 8,917 [F] 8,917
---------- ------- ---------- --------- --------
Shareholders' Equity:
Common Shares -- 27 27 -- 27
Additional Paid-in Capital -- 14,186 14,186 (7,322)[G] 6,864
Net Combined Equity 3,274 -- 3,274 (3,274)[F,G]
---------- ------- ---------- ----------
Total Shareholders' Equity 3,274 14,213 17,470 (10,587) 6,891
---------- ------- --------- ---------- ========
Total Liabilities and
Shareholders' Equity $ 29,069 $14,213 $ 43,282 $ (15,721) $ 27,561
========== ======= ========== ========= ========
F-6
HERSHA HOSPITALITY TRUST
PRO FORMA CONDENSED COMBINED BALANCE SHEET AS OF MARCH 31, 1998.
[UNAUDITED, IN THOUSANDS]
[A] Represents proceeds of the Offering ($16,000) less expenses of the Offering
($1,787).
[B] Represents the combined interests of the Initial Hotels and the Company
after the proceeds of the Offering, but before the use of proceeds.
[C] Represents the combined interests of the Company after the use of the
proceeds of the offering.
[D] Net decrease reflects the following proposed transactions:
Cash Not Being Purchased $ 442
Repayment of Amounts Payable to Affiliates and Partners 7,561
Repayment of Mortgage Indebtedness 5,914
Payment of Franchise License Transfer Fees ($145) Transfer Taxes ($233)
Improvements ($250) and Other ($110) 738
-----------
Net Decrease in Cash $ 14,655
===========
[E] Assets and liabilities; not being purchased consist of:
Cash $ (442)
Land (256)
Personal Property (153)
Other Assets (1,105)
Initial Franchise License Fees (290)
Accounts Payable, Accrued Expenses and Other Liabilities 567
-----------
Net Assets and Liabilities Not Purchased $ (1,679)
===========
[F]Represents the recognition of the interest in the Partnership that will not
be owned by the Company determined as follows:
Net Proceeds of Offering $ 14,213
Net Combined Equity 3,274
Net Assets Not Acquired (1,679)
-----------
15,808
Minority Interest Percentage .5641
Minority Interest $ 8,917
===========
[G] Net decrease reflects the following proposed transactions:
Elimination of Net Combined Equity $ 3,274
Assets and Liabilities of Initial Hotels Not Purchased (1,679)
Recognition of Minority Interest in Partnership (8,917)
-----------
$ (7,322)
F-7
INDEPENDENT AUDITORS' REPORT
To the Board of Directors and Shareholder
Hersha Hospitality Trust
We have audited the accompanying balance sheet of Hersha Hospitality
Trust as of May 27, 1998. This balance sheet is the responsibility of the
Company's management. Our responsibility is to express an opinion on the balance
sheet based on our audit.
We conducted our audit in accordance with generally accepted
auditing standards. Those standards require that we plan and perform the audit
to obtain reasonable assurance about whether the balance sheet is free of
material misstatement. An audit includes examining, on a test bases, evidence
supporting the amounts and disclosures in the balance sheet. An audit also
includes assessing the accounting principles used and significant estimates made
by management, as well as evaluating the overall balance sheet presentation. We
believe that our audit provides a reasonable basis for our opinion.
In our opinion, the balance sheet referred to above presents fairly,
in all material respects, the financial position of Hersha Hospitality Trust as
of May 27, 1998, in conformity with generally accepted accounting principles.
MOORE STEPHENS, P. C.
Certified Public Accountants.
Cranford, New Jersey
May 27, 1998
F-8
HERSHA HOSPITALITY TRUST
BALANCE SHEET AS OF MAY 27, 1998.
Assets $ --
===========
Liabilities and Shareholders' Equity:
Liabilities --
Commitments and Contingencies --
Shareholders' Equity:
Common Shares, $.01 par value, 1,000 shares authorized, 100
shares issued and outstanding 1
Additional paid-in capital 99
Subscription Receivable (100)
-----------
Total Liabilities and Shareholders' Equity $ --
===========
The Accompanying Notes Are an Integral Part of This Financial Statement.
F-9
HERSHA HOSPITALITY TRUST
NOTES TO BALANCE SHEET AS OF MAY 27, 1998
[1] Organization and Basis of Financial Presentation
Hersha Hospitality Trust [the "Company"] was formed in May, 1998 to acquire
equity interests in ten existing hotel properties. The Company is a
self-administered, Maryland real estate investment trust ["REIT"] and expects to
qualify as a REIT for Federal income tax purposes. As such, the Company is
subject to a number of organizational and operational requirements, including a
requirement that it currently distribute at least 95% of its taxable income. The
Company intends to offer for sale 2,666,667 [See Note 3] common shares in an
initial public offering [the "Offering"] and Hersha Hospitality Limited
Partnership [the "Partnership"] will issue approximately 3,500,000 Units of
partnership interest ["Units"] to Mr. Hasu P. Shah and certain affiliates owning
100% of the ownership interest in the ten existing hotel properties [the "Hersha
Affiliates" or "Combined Entities"], which are redeemable under certain
circumstances beginning after one year from the closing of the Offering. The
number of Units issued is subject to adjustment based on the performance of
certain Initial Hotels which as of the date of the Offering do not have
established operating histories.
Upon completion of the offering, the Company will contribute substantially all
of the net proceeds of the Offering to Partnership in exchange for an
approximate 43% general partnership interest in the Partnership. The Partnership
will use the proceeds from the Company to acquire ten existing hotel properties
[collectively the "Initial Hotels"]. The Partnership will acquire the Initial
Hotels in exchange for (i) Units, which will be redeemable, subject to certain
limitations, for an aggregate of approximately 3,500,000 Common Shares of the
Company valued at approximately $21 million based on an offering price of $6.00
per Common Share [the "Offering Price"] , and (ii) the assumption of
approximately $24 million of outstanding indebtedness as of December 31, 1997.
The Hersha Affiliates have agreed that they will (i) exchange all their
interests in the Initial Hotels for Units in the Partnership, and (ii) grant an
option to the Company to acquire any hotels acquired or developed by the Hersha
Affiliates within 15 miles of any of the Initial Hotels or any hotel
subsequently acquired by the Company.
After consummation of the Offering, (a) the Company will own approximately 43%
of the Partnership, (b) the Hersha Affiliates will own approximately 57% of the
Partnership, and (c) the Partnership will own 100% of the equity interest in the
Initial Hotels.
[2] Summary of Significant Accounting Policies
Distributions - The Company intends to pay regular quarterly dividends which are
initially dependent upon receipt of distributions from the Partnership.
[3] Commitments and Contingencies
The Company, in conjunction with the Offering, intends to amend its Declaration
of Trust to provide for the issuance of up to 50,000,000, $.01 par value, common
shares of beneficial interest and 10,000,000, $.01 par value, preferred shares
of beneficial interest.
In conjunction with the offering, the Partnership will enter into agreements for
the acquisition of the ten Initial Hotels and will enter into percentage lease
agreements with Hersha Hospitality Management L.P. [the "Lessee"]. Under the
Percentage Leases, the Partnership is obligated to pay the costs of certain
capital improvements, real estate and personal property taxes and property
insurance, and to make available to the Lessee an amount equal to 4% [6% for
some hotels] of room revenues per quarter, on a cumulative basis, for the
periodic replacement or refurbishment of furniture, fixtures and equipment at
the Initial Hotels.
F-10
HERSHA HOSPITALITY TRUST
NOTES TO BALANCE SHEET AS OF MAY 27, 1998, Sheet #2
[3] Commitments and Contingencies [Continued]
Pursuant to the Partnership Agreement, the Hersha Affiliates will receive
Redemption Rights, which will enable them to cause the Partnership to redeem
their interests in the Partnership in exchange for Common Shares or for cash at
the election of the Company. The Redemption Rights may be exercised by the
Hersha Affiliates commencing one year following the closing of the Offering
depending on the length of time the hotel has been in operation. The number of
Common Shares initially issuable to the Hersha Affiliates upon exercise of the
Redemption Rights is approximately 3,500,000 and has been determined based on
the value of their interests in the Combined Entities divided by the expected
offering price of $6.00 per share. The number of shares issuable upon exercise
of the Redemption Rights will be adjusted upon the occurrence of stock splits,
mergers, consolidations or similar pro rata share transactions which otherwise
would have the effect of diluting the ownership interests of the Hersha
Affiliates or the shareholders of the Company.
The Company acts as the general partner in the Partnership and as such, is
liable for all recourse debt of the Partnership to the extent not paid by the
Partnership. In the opinion of management, the Company does not anticipate any
losses as a result of its general partner obligations.
The Company expects to incur expenses of approximately $275,000 related to the
transfer of ownership of the franchise licenses from the existing owners to the
Lessee.
Summary operating results for the Initial Hotels [in thousands] are as follows:
Three months ended Years ended
March 31, December 31,
1998 1997 1997 1996 1995
----- ----- ---- ----- -------
[Unaudited] [Unaudited]
Total Revenue $ 3,143 $ 2,286 $13,445 $ 9,989 $ 7,219
Total Expenses 3,022 2,261 11,716 10,017 7,595
------- ------- ------- ------- --------
Net Income [Loss] $ 121 $ 25 $ 1,729 $ (28) $ (376)
----------------- ======= ======= ======= ======= ========
[4] Subsequent Event [Unaudited]
Prior to the Offering, the Company will adopt the Company's "Option Plan". The
Option Plan will be administered by the Compensation Committee of the Board of
Trustees, or its delegate [the "Administrator"].
Officers and other employees of the Company generally will be eligible to
participate in the Option Plan. The Administrator will select the individuals
who will participate in the Option Plan ["Participants"].
The Option Plan will authorize the issuance of options to purchase up to 650,000
Common Shares. The Plan provides for the grant of (i) options intended to
qualify as incentive stock options under Section 422 of the Code, and (ii)
options not intended to so qualify. Options under the Option Plan may be awarded
by the Administrator, and the Administrator will determine the option exercise
period and any vesting requirements. The options granted under the Option Plan
will be exercisable only if (i) the Company obtains a per share closing price on
the Common Shares of $9.00 or higher for 20 consecutive trading days and (ii)
the closing price per Common Share for the prior trading day was higher. In
addition, no option granted under the Option Plan may be exercised more than
five/ten years after the date of grant. The exercise price for options granted
under the Option Plan will be determined by the Compensation Committee at the
time of grant.
F-11
HERSHA HOSPITALITY TRUST
NOTES TO BALANCE SHEET AS OF MAY 27, 1998, Sheet #3
[4] Subsequent Event [Unaudited]
No option award may be granted under the Option Plan more than ten years after
the date the Board of Trustees approved such Plan. The Board may amend or
terminate the Option Plan at any time, but an amendment will not become
effective without shareholder approval if the amendment (i) increases the number
of shares that may be issued under the Option Plan, (ii) materially changes the
eligibility requirements or (iii) extends the length of the Option Plan. No
amendment will affect a Participant's outstanding award without the
Participant's consent.
No options have been granted under the Option Plan.
. . . . . . . .
F-12
INDEPENDENT AUDITORS' REPORT
To the Partners of
Hersha Hospitality Management, L.P.
We have audited the accompanying balance sheet of Hersha Hospitality
Management, L.P. as of May 27, 1998. This balance sheet is the responsibility of
the Partnership's management. Our responsibility is to express an opinion on the
balance sheet based on our audit.
We conducted our audit in accordance with generally accepted
auditing standards, Those standards require that we plan and perform the audit
to obtain reasonable assurance about whether the balance sheet is free of
material misstatement. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the balance sheet. An audit also
includes assessing the accounting principles used and significant estimates made
by management, as well as evaluating the overall balance sheet presentation. We
believe that our audit provides a reasonable basis for our opinion.
In our opinion, the balance sheet referred to above presents fairly,
in all material respects, the financial position of Hersha Hospitality
Management, L.P. as of May 27, 1998, in conformity with generally accepted
accounting principles.
MOORE STEPHENS, P. C.
Certified Public Accountants.
Cranford, New Jersey
May 27, 1998
F-13
HERSHA HOSPITALITY MANAGEMENT, L.P.
BALANCE SHEET AS OF MAY 27, 1998.
Assets $ --
===========
Liabilities and Partners' Capital:
Liabilities --
Commitments and Contingencies --
Partners' Capital --
-----------
Total Liabilities and Partners' Capital $ --
===========
The Accompanying Notes Are an Integral Part of This Financial Statement.
F-14
HERSHA HOSPITALITY MANAGEMENT, L.P.
NOTES TO BALANCE SHEET AS OF MAY 27, 1998.
[1] Organization
Hersha Hospitality Management, L.P. [the "Lessee"] was organized under the laws
of the State of Pennsylvania in May, 1998 to lease and operate ten existing
hotel properties from Hersha Hospitality Limited Partnership [the "Partnership"]
[collectively the "Initial Hotels"]. The Lessee is owned by Mr. Hasu P. Shah and
certain affiliates some of whom have ownership interests in the Initial Hotels.
[2] Commitments
The Lessee will enter into Percentage Leases, each with an initial term of 5
years with two 5 year renewal options, relating to each of the Initial Hotels.
Pursuant to the terms of the Percentage Leases, the Lessee is required to pay
the greater of the Base Rent or the Percentage Rent for hotels with established
operating histories. The Base Rent is 6.5 percent of the purchase price assigned
to each Initial Hotel. The Percentage Rent for each Initial Hotel is comprised
of (i) a percentage of room revenues up to the Threshold, (ii) a percentage of
room revenues in excess of the Threshold, but not more than the Incentive
Threshold, (iii) a percentage of room revenues in excess of the Incentive
Threshold and (iv) a percentage of revenues other than room revenues. For hotels
with limited operating histories, the leases provide for the payment of Initial
Fixed Rent for certain periods as specified in the leases and the greater of
Base Rent or Percentage Rent thereafter. The Lessee also will be obligated to
pay certain other amounts, including interest accrued on any late payments or
charges. The Lessee is entitled to all profits from the operations of the
Initial Hotels after the payment of certain specified operating expenses.
The Lessee will assume the rights and obligations under the terms of existing
franchise licenses relating to the Initial Hotels upon acquisition of the hotels
by the Partnership. The franchise licenses generally specify certain management,
operational, accounting, reporting and marketing standards and procedures with
which the franchisee must comply and provide for annual franchise fees based
upon percentages of gross room revenue.
The Lessee will provide certain administrative services to the Partnership for
an annual fee of $55,000 plus $10,000 per hotel.
. . . . . . . .
F-15
COMBINED ENTITIES - INITIAL HOTELS
PRO FORMA CONDENSED COMBINED STATEMENT OF OPERATIONS FOR THE THREE MONTHS ENDED
MARCH 31, 1998.
[UNAUDITED IN THOUSANDS]
This unaudited pro forma Condensed Combined Statement of Operations is presented
as if the sale of the Initial Hotels and the consummation of the Offering
contemplated by this prospectus had occurred on January 1, 1997. Such pro forma
information is based in part upon the Combined Statements of Operations of the
Combined Entities Initial Hotels and the application of the proceeds of the
Offering as set forth under the caption "Use of Proceeds." It should be read in
conjunction with the Combined Financial Statements and Notes thereto of the
Combined Entities - Initial Hotels included at pages F-17 through F-28 of this
Prospectus, In management's opinion, all adjustments necessary to reflect the
effects of this transaction have been made.
This unaudited pro forma Condensed Combined Statement of Operations is not
necessarily indicative of what actual results of operations of the Company would
have been assuming such transactions had been completed as of January 1, 1997,
nor does it purport to represent the results of operations for future periods.
Three months ended March 31, 1998
Historical
Combined
Entities -
Initial Hotels Adjustments Pro Forma
Total Revenue $ 3,143 $ -- $ 3,143
Expenses:
Initial Hotel Operating
Costs and Expenses 1,726 (96)[A] 1,630
Advertising and Marketing 100 100
Depreciation and Amortization 389 (382)[B] 7
Interest Expense 397 (397)[C] --
General and Administrative 410 (37)[D] 295
(78)[E]
Percentage Lease Payments -- 1,179 [F] 1,179
------- --------- --------
Lessee Operating Income $ 121 $ (189) $ (68)
----------------------- ======= ========= ========
[A] Decrease reflects personal property, real estate taxes and casualty
insurance to be paid by the Partnership.
[B] Decrease reflects elimination of amortization expense excluding franchise
fee amortization and the elimination of depreciation expense at the Combined
Entity level.
[C] Decrease reflects reduction of interest costs due to the expected repayment
of certain of the related party and mortgage indebtedness and the
elimination of the remaining interest to be paid by the Partnership.
[D] Decrease reflects the elimination of an estimate of certain expenses to be
paid by the Partnership.
[E] To eliminate related party management fees.
[F] Represents lease payments calculated on a pro forma basis using the rent
provisions in the Percentage Lease Agreements.
F-16
COMBINED ENTITIES - INITIAL HOTELS
PRO FORMA CONDENSED COMBINED STATEMENT OF OPERATIONS FOR THE YEAR ENDED DECEMBER
31, 1997.
[UNAUDITED IN THOUSANDS]
This unaudited pro forma Condensed Combined Statement of Operations is presented
as if the sale of the Initial Hotels and the consummation of the Offering
contemplated by this prospectus had occurred on January 1, 1997. Such pro forma
information is based in part upon the Combined Statements of Operations of the
Combined Entities Initial Hotels and the application of the proceeds of the
Offering as set forth under the caption "Use of Proceeds." It should be read in
conjunction with the Combined Financial Statements and Notes thereto of the
Combined Entities - Initial Hotels included at pages F-17 through F-28 of this
Prospectus, In management's opinion, all adjustments necessary to reflect the
effects of this transaction have been made.
This unaudited pro forma Condensed Combined Statement of Operations is not
necessarily indicative of what actual results of operations of the Company would
have been assuming such transactions had been completed as of January 1, 1997,
nor does it purport to represent the results of operations for future periods.
Year ended December 31, 1997
Historical
Combined
Entities -
Initial Hotels Adjustments Pro Forma
Total Revenue $13,445 $ $ 13,445
Expenses:
Initial Hotel Operating
Costs and Expenses 7,088 (375)[A] 6,713
Advertising and Marketing 370 -- 370
Depreciation and Amortization 1,189 (1,143)[B] 46
Interest Expense 1,354 (1,354)[C] --
General and Administrative 1,701 (123)[D] 1,306
(272)[E]
Other 14 -- 14
Percentage Lease Payments -- 4,945 [F] 4,945
------- --------- --------
Lessee Operating Income $ 1,729 $ 1,678 $ 51
----------------------- ======= ========= ========
[A] Decrease reflects personal property, real estate taxes and casualty
insurance to be paid by the Partnership.
[B] Decrease reflects elimination of amortization expense excluding franchise
fee amortization and the elimination of depreciation expense at the Combined
Entity level.
[C] Decrease reflects reduction of interest costs due to the expected repayment
of certain of the related party and mortgage indebtedness and the
elimination of the remaining interest to be paid by the Partnership.
[D] Decrease reflects the elimination of an estimate of certain expenses to be
paid by the Partnership.
[E] To eliminate related party management fees.
[F] Represents lease payments calculated on a pro forma basis using the rent
provisions in the Percentage Lease Agreements.
F-17
INDEPENDENT AUDITORS' REPORT
To the Board of Directors and Shareholder
Hersha Hospitality Trust
We have audited the accompanying combined balance sheets of the
Combined Entities - Initial Hotels as of December 31, 1997 and 1996, and the
related combined statements of operations, owners' equity, and cash flows for
each of the three years in the period ended December 31, 1997. Our audits also
included the combined financial statement schedule included on pages F-29 and
F-30 of the accompanying Prospectus. These Combined financial statements and the
combined financial statement schedule are the responsibility of the Company's
management. Our responsibility is to express an opinion on these combined
financial statements and the combined financial statement schedule based on our
audits.
We conducted our audits in accordance with generally accepted
auditing standards. Those standards require that we plan and perform the audit
to obtain reasonable assurance about whether the combined financial statements
are free of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the combined financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
combined financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.
In our opinion, the financial statements referred to above present
fairly, in all material respects, the combined financial position of the
Combined Entities - Initial Hotels as of December 31, 1997 and 1996, and the
combined results of their operations and their cash flows for each of the three
years in the period ended December 31, 1997, in conformity with generally
accepted accounting principles. In addition, in our opinion, the combined
financial statement schedule referred to above, when considered in relationship
to the basic combined financial statements taken as a whole, presents fairly, in
all material respects, the information required to be included therein as of
December 31, 1997.
MOORE STEPHENS, P. C.
Certified Public Accountants.
Cranford, New Jersey
March 21, 1998
F-18
COMBINED ENTITIES - INITIAL HOTELS
COMBINED BALANCE SHEETS
[IN THOUSANDS]
March 31, December 31,
--------- ------------
1 9 9 8 1 9 9 7 1 9 9 6
------- ------- -------
[Unaudited]
Assets:
Investment in Hotel Properties:
Land $ 2,099 $ 2,099 $ 1,843
Buildings and Improvements 19,396 19,276 9,950
Furniture, Equipment and Other 6,117 6,056 3,682
------------ --------- -----------
Totals 27,612 27,431 15,475
Less: Accumulated Depreciation 3,735 3,356 2,533
------------ --------- -----------
Totals 23,877 24,075 12,942
Construction in Progress 2,248 1,412 857
------------ --------- -----------
Net Investment in Hotel Properties 26,125 25,487 13,799
Cash and Cash Equivalents 442 694 237
Accounts Receivable 562 394 191
Prepaid Expenses and Other Assets 226 182 154
Due from Related Parties 317 268 107
Intangible Assets 1,397 1,427 1,418
------------ --------- -----------
Total Assets $ 29,069 $ 28,452 $ 15,906
============ ========= ===========
Liabilities and Owners' Equity:
Mortgages Payable $ 17,667 $ 14,713 $ 8,571
Accounts Payable and Accrued Expenses 306 1,092 649
Accrued Expenses - Related Parties 57 153 11
Due to Related Parties 7,561 9,169 4,236
Other Liabilities 204 172 250
------------ --------- -----------
Total Liabilities 25,795 25,299 13,717
Commitments -- -- --
Owners' Equity:
Net Combined Equity 3,274 3,153 2,189
------------ --------- -----------
Total Liabilities and Owners' Equity $ 29,069 $ 28,452 $ 15,906
============ ========= ===========
The Accompanying Notes Are an Integral Part of These Combined Financial
Statements.
F-19
COMBINED ENTITIES - INITIAL HOTELS
COMBINED STATEMENTS OF OPERATIONS
[IN THOUSANDS]
Three months ended Years ended
March 31, December 31,
1998 1997 1997 1996 1995
------- ------- ------- ------- -------
[Unaudited] [Unaudited]
Revenues from Hotel Operations:
Room Revenue $ 2,572 $ 1,659 $ 10,880 $ 7,273 $ 5,262
Restaurant Revenue 432 412 1,744 2,106 1,515
Other Revenue 139 215 821 610 442
---------- --------- --------- --------- ----------
Total Revenue 3,143 2,286 13,445 9,989 7,219
---------- --------- --------- --------- ----------
Expenses:
Hotel Operating Expenses 1,497 1,235 6,092 4,989 3,866
Restaurant Operating Expenses 229 229 996 1,304 884
Advertising and Marketing 100 89 370 418 185
Depreciation and Amortization 389 233 1,189 924 711
Interest Expense 270 163 821 605 434
Interest Expense - Related
Parties 127 35 533 316 200
General and Administrative 332 277 1,381 1,085 779
General and Administrative -
Related Parties 78 -- 320 364 102
Loss on Asset Disposals -- -- -- 12 284
Liquidation Damages -- -- 14 -- 150
---------- --------- --------- --------- ----------
Total Expenses 3,022 2,261 11,716 10,017 7,595
---------- --------- --------- --------- ----------
Net Income [Loss] $ 121 $ 25 $ 1,729 $ (28) $(376)
========== ========= ========= ========= ======
The Accompanying Notes Are an Integral Part of These Combined Financial
Statements.
F-20
COMBINED ENTITIES - INITIAL HOTELS
COMBINED STATEMENTS OF OWNERS' EQUITY
[IN THOUSANDS]
Net Combined
Owners' Equity
Balance - December 31, 1994 $ 772
Net [Loss] (376)
Capital Contributions 2,287
Cash Distributions (466)
------------
Balance - December 31, 1995 2,217
Net [Loss] (28)
Capital Contributions 470
Cash Distributions (470)
------------
Balance - December 31, 1996 2,189
Net Income 1,729
Capital Contributions 59
Cash Distributions (824)
------------
Balance - December 31, 1997 3,153
Net Income 121
Capital Contributions --
Cash Distributions --
------------
Balance - March 31, 1998 [Unaudited] $ 3,274
============
The Accompanying Notes Are an Integral Part of These Combined Financial
Statements.
F-21
COMBINED ENTITIES - INITIAL HOTELS
COMBINED STATEMENTS OF CASH FLOWS
[IN THOUSANDS]
Three months ended Years ended
March 31, December 31,
1998 1997 1997 1996 1995
------- ------- ------- ------- -------
[Unaudited] [Unaudited]
Operating Activities:
Net income [Loss] $ 121 $ 25 $ 1,729 $ (28) $(376)
Adjustments to Reconcile Net
Income to Net Cash Provided by
Operating Activities:
Depreciation and Amortization
Expense 407 245 1,246 966 751
Loss on Disposal of Assets -- -- -- 12 284
Writeoff of Financing Fees -- -- 44 -- --
Changes in Assets and Liabilities:
Accounts Receivable (168) (100) (203) 105 (226)
Prepaid Expenses and Other
Assets (44) 6 (28) (28) 39
Accounts Payable and Accrued
Expenses (882) 434 584 241 293
Other Liabilities 32 (129) (78) 79 129
---------- ------- ----- --- ----
Net Cash - Operating Activities (534) 481 3,294 1,347 894
--------- ---- ------- ------ -----
Investing Activities:
Improvements and Additions to
Hotel Properties (1,015) (5,261) (12,821) (5,601) (5,086)
Payment for Intangibles -- (67) (166) (117) (925)
Advances to Related Parties (152) (20) (268) (99) (576)
Repayment of Advances to
Related Parties 103 97 107 584 62
Proceeds from Sale of Assets -- -- -- 129 --
---------- --------- --------- --------- ----------
Net Cash - Investing
Activities (1,064) (5,251) (13,148) (5,104) (6,525)
---------- --------- --------- --------- ----------
Financing Activities:
Proceeds from Mortgages and
Notes Payable 3,154 1,550 9,526 3,631 4,615
Principal Payments on Mortgages
and Notes Payable (195) (100) (3,383) (612) (1,143)
Advances from Related Parties 1,576 5,179 6,555 2,756 809
Repayments of Advances from
Related Parties (3,189) (1,452) (1,622) (1,915) (1,065)
Capital Contributions -- 97 59 470 2,287
Distributions Paid -- (445) (824) (470) (466)
---------- --------- -------- -------- -------
Net Cash - Financing
Activities 1,346 4,829 10,311 3,860 5,037
---------- --------- -------- ------ -------
Net [Decrease] Increase in
Cash and Cash Equivalents -
Forward $ (252) $ 59 $ 457 $ 103 $ (594)
The Accompanying Notes Are an Integral Part of These Combined Financial
Statements.
F-22
COMBINED ENTITIES - INITIAL HOTELS
COMBINED STATEMENTS OF CASH FLOWS
[IN THOUSANDS]
Three months ended Years ended
March 31, December 31,
1998 1997 1997 1996 1995
------- ------- ------- ------- -------
[Unaudited] [Unaudited]
Net [Decrease] Increase in
Cash and Cash Equivalents -
Forwarded $ (252) $ 59 $ 457 $ 103 $ (594)
Cash and Cash Equivalents at
Beginning of Periods 694 237 237 134 728
---------- --------- --------- --------- ----------
Cash and Cash Equivalents at
End of Periods $ 442 $ 296 $ 694 $ 237 $ 134
========== ========= ========= ========= ==========
Supplemental Disclosures of Cash Flow Information:
Cash paid during the period for:
Interest [Net of Amounts
Capitalized] $ 339 $ 191 $ 1,133 $ 903 $ 591
The Accompanying Notes Are an Integral Part of These Combined Financial
Statements.
F-23
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[1] Organization, Proposed Initial Public Offering and Basis of Presentation
Organization - Hersha Hospitality Trust [the "Company"] has been established to
own initially ten existing hotels [collectively the "Initial Hotels"] and to
continue the hotel acquisition and operating strategies of Mr. Hasu P. Shah,
Chairman of the Board of Trustees and President of the Company. The Company
intends to qualify as a real estate investment trust [REIT] under the Internal
Revenue Code of 1986, as amended, [the "Code"] . The Initial Hotels include
three hotels operated as Holiday Inn Express7 hotels, two Hampton Inn7 hotels,
two Holiday Inn7 hotels, two Comfort Inn7 hotels, one of which is under
construction, and one Clarion Suites7 hotel with an aggregate of 989 rooms and
are located in Pennsylvania. Upon completion of the proposed initial public
offering [see below], the Company will own an approximate 43% general
partnership interest in Hersha Hospitality Limited Partnership, a Pennsylvania
limited partnership [the "Partnership"]. The Company will be the sole general
partner of the Partnership. The Partnership will own the Initial Hotels and
lease them to Hersha Hospitality Management, L.P. ["Lessee"] under Percentage
Leases, each having a 5 year term with two 5 year renewals, which shall provide
for rent equal to the greater of (i) fixed base rent, or (ii) percentage rents
based upon specific percentages of room and other revenue of each of the Initial
Hotels. The Company will enter into management agreements with the Lessee
whereby the Lessee will be required to perform all management functions
necessary to operate the Initial Hotels. Under the administrative services
agreement, the Lessee will be paid a fee equal to $10 per hotel or $100 per year
based on the ten initial hotels.
Basis of Presentation - The combined financial statements include the accounts
of various partnerships, individuals, certain other corporations and Subchapter
S corporations which perform property management services and own property
improvements and furniture and fixtures [collectively the "Combined Entities"]
[See Note 5] using their historical cost basis. No adjustments have been
reflected in these combined financial statements to give effect to the purchase
of the Initial Hotels by the Partnership.
The Combined Entities are owned by Mr. Hasu P. Shah and certain affiliates of
Mr. Hasu P. Shah [the "Hersha Affiliates"] for all periods presented. Due to
common ownership and management of the Combined Entities, the historical
combined financial statements have been accounted for as a group of entities
under common control. All significant intercompany transactions and balances
have been eliminated in the combined presentation.
Proposed Initial Public Offering - The Company expects to file a registration
statement with the Securities and Exchange Commission pursuant to which the
Company expects to offer 2,500,000 common shares to the public and 166,667
common shares to Mr. Hasu P. Shah and certain affiliates of Mr. Hasu P. Shah
[the "Offering"]. The Company expects to qualify as a real estate investment
trust under Sections 856-860 of the Code. Under the proposed structure, the
Company will become the sole general partner in the Partnership and the Hersha
Affiliates will be the limited partners.
Upon completion of the Offering, the Company will contribute substantially all
of the net proceeds of the offering to the Partnership in exchange for an
approximate 43% general partnership interest in the Partnership. The Partnership
will use the proceeds from the Company to acquire the Initial Hotels from the
Combined Entities and to repay certain outstanding indebtedness. Rather than
receiving cash for their interests in the Combined Entities upon the sale of the
Initial Hotels, the Hersha Affiliates have elected to receive limited
partnership interests in the Partnership aggregating an approximate 57%
ownership interest in the Partnership.
F-24
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #2
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[1] Organization, Proposed Initial Public Offering and Basis of
Presentation [Continued]
Proposed Initial Public Offering [Continued] - After consummation of the
Offering, the Company's acquisition of an interest in the Partnership and the
Partnership's acquisition of the Initial Hotels, (a) the Company will own
approximately 43% of the Partnership, (b) the Hersha Affiliates will own an
aggregate of approximately 57% of the Partnership, and (c) the Partnership will
own 100% of the equity interest in the Initial Hotels.
[2] Summary of Significant Accounting Policies
Nature of Operations - Operations consist of hotel room rental, conferences room
rental and the associated sales of food and beverages principally in the
Harrisburg and central Pennsylvania area.
Investment in Hotel Properties - Investment in hotel properties are stated at
cost. Depreciation for financial reporting purposes is principally based upon
the straight-line method for buildings and improvements and accelerated methods
for furniture and equipment acquired prior to the year ended December 31, 1997
and the straight-line method thereafter.
The estimated lives used to depreciate the Initial Hotel properties are as
follows:
Years
Building and Improvements 15 to 40
Furniture and Equipment 5 to 7
Maintenance and repairs are charged to operations as incurred; major renewals
and betterments are capitalized. Upon the sale or disposition of a fixed asset,
the asset and related accumulated depreciation are removed from the accounts,
and the gain or loss is included in income from operations.
Depreciation expense was $1,076, $819 and $624 for the years ended December
31, 1997, 1996 and 1995, respectively.
Room linens and restaurant supplies are capitalized and amortized utilizing the
straight-line method over periods of three and two years, respectively, and are
charged to Hotel Operating Expenses. Amortization expense was $57, $42 and $40
for the years ended December 31, 1997, 1996 and 1995, respectively.
Impairment of Long-Lived Assets - Long-lived assets are reviewed for impairment
whenever events or changes in business circumstances indicate that the carrying
amount of the assets may not be fully recoverable. The Company performs
undiscounted cash flow analyses to determine if an impairment exists. If an
impairment is determined to exist, any related impairment loss is calculated
based on fair value.
Cash and Cash Equivalents - Cash and cash equivalents are comprised of certain
highly liquid investments with a maturity of three months or less when
purchased.
Inventories - Inventories, consisting primarily of food and beverages and which
are included in prepaid expenses and other assets, are stated at the lower of
cost [generally, first-in, first-out] or market.
F-25
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #3
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[2] Summary of Significant Accounting Policies [Continued]
Intangible Assets - Intangible assets are carried at cost and consist of initial
franchise fees, loan acquisition costs and goodwill. Amortization is computed
using the straight-line method based upon the terms of the franchise and loan
agreements which range from 5 to 30 years, and over a 15 year period for
goodwill.
Income Taxes - The Combined Entities are not a legal entity subject to income
taxes. Hersha Enterprises, Ltd., an entity included in these combined financial
statements, is a taxable corporate entity [See Note 5]. Income taxes are
provided for the tax effects of transactions reported in the financial
statements and consist of taxes currently due plus deferred taxes resulting from
temporary differences. Such temporary differences result from differences in the
carrying value of assets and liabilities for tax and financial reporting
purposes. The deferred tax assets and liabilities represent the future tax
consequences of those differences, which will either be taxable or deductible
when the assets and liabilities are recovered or settled. Deferred taxes are
also recognized for operating losses that are available to offset future taxable
income. Valuation allowances are established to reduce deferred tax assets to
the amount expected to be realized. The Combined Partnerships and S corporations
are not subject to federal or state income taxes; however, they must file
informational income tax returns and the partners must take income or loss of
the Combined Entities into consideration when filing their respective tax
returns. The cumulative difference between the book basis and tax basis of the
Combined Entities' assets and liabilities is approximately $3.7 million due
primarily to depreciation and amortization expense on the tax basis in excess of
the book basis.
Revenue Recognition - Revenue is recognized as earned which is generally when a
guest occupies a room and utilizes the hotel's services.
Concentration of Credit Risk - Financial instruments that potentially subject
the Company to concentrations of credit risk include cash and cash equivalents
and accounts receivable arising from its normal business activities. The Company
places its cash with high credit quality financial institutions. The Company
does not require collateral to support its financial instruments.
The Company periodically has money in financial institutions that is subject to
normal credit risk beyond insured amounts. This credit risk, representing the
excess of the bank's deposit liabilities reported by the bank over the amounts
that would have been covered by federal insurance, amounted to approximately $71
and $-0- at December 31, 1997 and 1996, respectively.
The Company's extension of credit to its customers results in accounts
receivable arising from its normal business activities. The Company does not
require collateral from its customers, but routinely assesses the financial
strength of its customers. Based upon factors surrounding the credit risk of its
customers and the Company's historical collection experience, no allowance for
uncollectible accounts has been established at December 31, 1997 and 1996,
respectively. The Company believes that its accounts receivable credit risk
exposure is limited. Such assessment may be subject to change in the near term.
Use of Estimates - The preparation of financial statements in conformity with
generally accepted accounting principles requires management to make estimates
and assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
F-26
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #4
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[2] Summary of Significant Accounting Policies [Continued]
Advertising and Marketing - Advertising costs are expensed as incurred and
totaled $370, $418 and $185 for the years ended December 31, 1997, 1996 and
1995, respectively. In connection with its franchise agreements, a portion of
the franchise fees paid is for marketing services. Payments under these
agreements related to marketing services amounted to $201, $114 and $78 for the
years ended December 31, 1997, 1996 and 1995, respectively, and are included in
Hotel Operating Expenses.
[3] Intangible Assets
At December 31, 1997 and 1996, intangibles consisted of the following:
Accumulated
December 31, 1997: Cost Amortization Net
Goodwill $ 1,168 $ 216 $ 952
Franchise Fees 342 46 296
Loan Acquisition Fees 196 17 179
-------- --------- --------
Totals $ 1,706 $ 279 $ 1,427
------ ======== ========= ========
Accumulated
December 31, 1996: Cost Amortization Net
Goodwill $ 1,168 $ 138 $ 1,030
Franchise Fees 296 56 240
Loan Acquisition Fees 166 18 148
-------- --------- --------
Totals $ 1,630 $ 212 $ 1,418
------ ======== ========= ========
Amortization expense was $113, $105 and $87 for the years ended December 31,
1997, 1996 and 1995, respectively.
[4] Mortgages Payable
December 31,
1997 1996
Holiday Inn, Harrisburg, Pennsylvania:
Note payable to bank dated August 19, 1997 with
monthly payments of $34 including interest at
8.45% until November 1, 2002. Thereafter the
rate is negotiated or the bank's prime rate
plus 1/4%. Final payment is due November 1,
2012. The property previously was financed by a
bank with a note payable with monthly payments
of $27 including interest at the prime rate
plus 1-1/2% maturing March 2, 2010 and another
note payable with monthly payments of $7 plus
interest at 8-1/2% maturing January 5, 2001. $ 3,500 $ 3,096
Holiday Inn, Milesburg, Pennsylvania:
Note payable to bank dated June 2, 1977 with
monthly payments of $11 including interest at
8% until June 6, 1999 914 970
----------- --------
Totals - Forward $ 4,414 $ 4,066
F-27
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #5
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[4] Mortgages Payable [Continued]
December 31,
1997 1996
Totals - Forwarded $ 4,414 $ 4,066
Clarion Suites, Philadelphia, Pennsylvania:
Note payable to a bank dated June 21, 1995 with
monthly payments of $16 as adjusted for
interest at the prime rate plus 1.25% until
July 1, 2010. Guaranteed by PIDC Local
Development Corporation and the Small Business
Administration. 1,195 1,245
Note payable to a bank dated June 21, 1995 with
monthly payments of $3 plus interest at the
prime rate plus .5%. Principal balance is due
July 1, 2002. 419 453
Hampton Inn, Selinsgrove, Pennsylvania:
Note payable to a bank dated April 3, 1996 with
monthly payments of $24 including interest at
8-1/4% until October 3, 2011, includes personal
guarantees. 2,385 2,476
Hampton Inn, Carlisle, Pennsylvania:
Note payable to a bank dated September 6, 1996
with monthly payments of $28 including interest
at 8% until March 6, 2001. Thereafter, the
rate is negotiated or prime rate plus 1%.
Final payment is due June 6, 2012. 2,848 331
Holiday Inn Express, New Columbia, Pennsylvania:
Note payable to a bank dated August 28, 1997 with
monthly payments of $27 including interest at
8-1/2% until February 1, 2003. Thereafter
interest will be at the prime rate plus 1/4% as
of January 1, 2003 and January 1, 2008. Final
payment is due January 1, 2013. 1,000 --
Holiday Inn Express, Harrisburg, Pennsylvania:
Note payable to a bank dated September 26, 1997
with monthly payments of $11 including interest
at 8.35% until October 1, 2000. Thereafter, the
rate is as negotiated or at prime plus 1%.
Final payment is due October 1, 2012. 1,110 --
Holiday Inn Express, Hershey, Pennsylvania:
Note payable to a bank dated December 30, 1996
with monthly payments of $27 including interest
at 8.15% until December 31, 2001. Thereafter,
the rate is as negotiated or prime plus 3/4%.
Final payment is due January 1, 2013. 1,342 --
--------- -------
Totals $14,713 $8,571
------ ========= =======
Substantially all the Combined Entities' mortgage indebtedness is collateralized
by property and equipment and is personally guaranteed by the partners and
stockholders of the Combined Entities. One of the hotel properties also
collateralizes a $500 line of credit of a related party.
At December 31, 1997, the prime rate was 8.5%.
F-28
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #6
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[4] Mortgages Payable [Continued]
As of December 31, 1997, aggregate annual principal payments for the five years
following December 31, 1997, and thereafter are as follows:
Year ending
December 31,
1998 $ 730
1999 1,572
2000 787
2001 856
2002 932
Thereafter 9,836
----------
Total $ 14,713
----- ==========
[5] Owners' Equity
The owners' equity [deficit] of the Combined Entities by entity is as follows:
December 31,
1997 1996
----- -------
Hasu P. Shah/Bharat C. Mehta $ -- $ 269
244 Associates 542 --
844 Associates 285 27
944 Associates 29 75
1244 Associates 373 196
1444 Associates 829 432
1644 Associates (72) --
2144 Associates 833 863
2244 Associates (54) --
2544 Associates (60) --
Colonial Care Inns, Ltd. -- 308
Hersha Enterprises 267 (57)
Harrisburg Lodging, Inc. -- (21)
MEPS Associates 170 (32)
Philadelphia Lodging, Inc. -- 2
Sajneim Motel, Inc. -- 127
Shree Associates 11 --
-------- --------
Totals $ 3,153 $ 2,189
------ ======== ========
F-29
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #7
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[6] Income Taxes
Included in the Combined Entities for the years ended December 31, 1997, 1996
and 1995 is a corporation which computed its income taxes pursuant to Statement
of Financial Accounting Standards No. 109, "Accounting for Income Taxes."
Deferred income taxes at December 31, 1997 and 1996 was comprised of deferred
tax assets of $-0- and $56, respectively, representing financial reporting to
tax basis differences, and $20 and $8, respectively, representing net operating
loss carryforwards, offset by full valuation allowances of $20 and $64,
respectively. Under the transaction contemplated in connection with the proposed
initial public offering, the net operating loss carryforwards will not be
available to the Company.
The Combined Entities neither incurred nor paid any income taxes during the
periods presented.
[7] Related Party Transactions
At December 31, 1997 and 1996, the Combined Entities are indebted to various
related entities, partners, and stockholders in the amount of $9,169 and $4,236,
respectively. The loans carry interest ranging from 8.5% on short-term loans to
10.5% on longer term loans. Accrued interest payable was $153 and $11 at
December 31, 1997 and 1996, respectively, and interest expense was $533, $316
and $200 for the years ended December 31, 1997, 1996 and 1995, respectively.
At December 31, 1997 and 1996, various related entities, partners and
stockholders are indebted to the Combined Entities in the amount of $268 and
$107, respectively. The loans carry interest ranging from 0% on short-term loans
to 9% on longer term loans. Accrued interest receivable was $1 and $1 at
December 31, 1997 and 1996, respectively, and interest income was $9, $1 and $1
for the years ended December 31, 1997, 1996 and 1995, respectively.
The Combined Entities have paid or accrued $9,433, $856 and $-0- during the
years ended December 31, 1997, 1996 and 1995 to related entities for various
hotel construction projects and interest costs during construction. Capitalized
interest amounted to $183, $10 and $-0- for the years ended December 31, 1997,
1996 and 1995, respectively.
Certain properties are managed by individual partners or related entities.
Management fees paid to these individuals or related entities were $272, $97 and
$72 during the years ended December 31, 1997, 1996 and 1995, respectively.
A related entity rents office space in a hotel owned by the Combined Entities on
a month to month basis. The Combined Entities received rent of $30 for the year
ended December 31, 1997. The rent amount includes an allocation of certain
related expenses.
During the year ended December 31, 1996, the Combined Entities sold for $129,
the book value of the assets, certain leasehold improvements to Mr. Hasu P.
Shah.
On September 26, 1997, the Combined Entities acquired from Mr. Hasu P. Shah, the
Holiday Inn Express in Harrisburg, Pennsylvania by paying off the $1,106
indebtedness on the property. Prior to the sale, the Combined Entities had
rented the property from Mr. Hasu P. Shah under an informal rent arrangement.
Rent paid to Mr. Hasu P. Shah was $48, $267 and $70 for the years ended December
31, 1997, 1996 and 1995, respectively. Mr. Hasu P. Shah owns a parcel of land on
which a hotel is situated for which no land rent is charged.
F-30
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO FINANCIAL STATEMENTS, Sheet #8
[Information relating to March 31, 1998 and 1997 is Unaudited]
[AMOUNTS IN THOUSANDS]
[8] Commitments
Franchise Agreements - The Initial Hotels have executed franchise agreements
that have initial lives ranging from 10 to 20 years but may be terminated by
either party on certain anniversary dates specified in the agreements. In
addition to initial fees totaling $342, which are being amortized over the
franchise lives, the agreements require annual payments for franchise royalties,
reservation, and advertising services which are based upon percentages of gross
room revenue. Such fees were approximately $779, $524 and $368 for the years
ended December 31, 1997, 1996, 1995, respectively. The Initial Hotels will
continue to be operated under the franchise agreements.
Construction in Progress - At December 31, 1997, the Combined Entities had
future obligations under various hotel construction project in the amount of
$255. Through December 31, 1997, the Combined Entities had incurred expenses of
$1,412 in connection with the construction of a hotel property in West Hanover,
Pennsylvania. The construction is being contracted and funded through a related
party and the total construction cost is expected to be approximately $3,100.
The Combined Entities have obtained a construction/term loan in the amount of
$2,500 under which no borrowings are outstanding at December 31, 1997. The loan
bears interest at 8% for 5 years and 9 months and the Wall Street Journal prime
rate thereafter through maturity 10 years and 9 months from inception. The loan
is collateralized by the property and is guaranteed by certain partners,
stockholders, Combined Entities and related parties.
[9] Fair Value of Financial Instruments
At December 31, 1997 and 1996 financial instruments include cash and cash
equivalents, accounts receivable, accounts payable, loans to and from related
parties and mortgage payables. The fair values of cash, accounts receivable and
accounts payable approximate carrying value because of the short-term nature of
these instruments. Loans to and from related parties carry interest at rates
that approximate the Combined Entities' borrowing cost. The fair value of
mortgages payable approximates carrying value since the interest rates
approximate the interest rates currently offered for similar debt with similar
maturities.
[10] Unaudited Interim Statements
The financial statements as of March 31, 1998 and for the three months ended
March 31, 1998 and 1997 are unaudited; however, in the opinion of management all
adjustments [consisting solely of normal recurring adjustments] necessary for a
fair presentation of the financial statements for the interim period have been
made. The results of the interim periods are not necessarily indicative of the
results to be obtained for a full fiscal year.
. . . . . . . .
F-31
COMBINED ENTITIES - INITIAL HOTELS
SCHEDULE XI - REAL ESTATE AND ACCUMULATED DEPRECIATION AS OF DECEMBER 31, 1997.
[IN THOUSANDS]
Cost Capitalized Gross Amounts at
Subsequent to Which Carried at
Initial Cost Acquisition Close of Period
--------------------- ---------------------- --------------------------
Buildings and Buildings and Buildings and
Description Encumbrances Land Improvements Land Improvements Land Improvements Total
Holiday Inn,
Harrisburg, PA $3,500 $ 412 $1,234 $-- $1,518 $412 $2,752 $ 3,164
Holiday Inn,
Milesburg, PA 914 42 1,158 -- 681 42 1,839 1,881
Holiday Inn Express,
New Columbia, PA 1,000 94 2,510 -- -- 94 2,510 2,604
Holiday Inn Express,
Harrisburg, PA 1,110 256 850 -- 120 256 970 1,226
Holiday Inn Express,
Hershey, PA 1,342 426 2,645 -- -- 426 2,645 3,071
Clarion Suites,
Philadelphia, PA 1,614 262 1,049 150 776 412 1,825 2,237
Comfort Inn,
Denver, PA 434 -- 782 -- 327 -- 1,109 1,109
Hampton Inn,
Selinsgrove, PA 2,385 157 2,511 -- 6 157 2,517 2,674
Hampton Inn,
Carlisle, PA 2,848 300 3,109 -- -- 300 3,109 3,409
------ ------ ------ ---- ------ ------ ------ ------
$15,147 $1,949 $15,848 $150 $3,428 $2,099 $19,276 $21,375
======= ====== ======= ==== ====== ====== ======= =======
Life
Accumulated Net Upon Which
Depreciation Book Value Latest Income
Buildings and Buildings and Date of Statement is
Description Improvements Improvements Acquisition Computed
Holiday Inn,
Harrisburg, PA $ 204 $2,960 12/15/94 15 to 40
Holiday Inn,
Milesburg, PA 439 1,442 08/15/85 15 to 40
Holiday Inn Express,
New Columbia, PA 6 2,598 12/01/97 15 to 40
Holiday Inn Express,
Harrisburg, PA 9 1,217 06/15/85 15 to 40
Holiday Inn Express,
Hershey, PA 17 3,054 10/01/97 15 to 40
Clarion Suites,
Philadelphia, PA 135 2,102 06/30/95 15 to 40
Comfort Inn,
Denver, PA 200 909 01/01/88 15 to 40
Hampton Inn,
Selinsgrove, PA 86 2,588 09/12/96 15 to 40
Hampton Inn,
Carlisle, PA 45 3,364 06/01/97 15 to 40
------ ------
$1,141 $20,234
====== =======
F-32
COMBINED ENTITIES - INITIAL HOTELS
NOTES TO SCHEDULE XI
[IN THOUSANDS]
[A] Reconciliation of Real Estate:
1 9 9 7 1 9 9 6 1 9 9 5
------- ------- -------
Balance at Beginning of Year $ 9,950 $ 6,354 $ 3,785
Additions During Year 9,369 3,725 2,907
Deletions During Year (43) (129) (338)
------------ --------- ----------
Balance at End of Year $ 19,276 $ 9,950 $ 6,354
============ ========= ==========
[B] Reconciliation of Accumulated Depreciation:
Balance at Beginning of Year $ 834 $ 614 $ 546
Depreciation for the Year 307 220 139
Accumulated Depreciation on Deletions -- -- (71)
------------ --------- ----------
Balance at End of Year $ 1,141 $ 834 $ 614
============ ========= ==========
[C] The aggregate cost of land, buildings and improvements for federal income
tax purposes is approximately $19,284.
[D] Depreciation is computed based upon the following useful lives:
Buildings and Improvements 15 to 40 years
F-33
CONSENT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
We consent to the reference to our firm under the heading "Experts" and
"Selected Financial Information" and to the use of our report dated May 27,
1998, on our audit of Hersha Hospitality Trust, our report dated May 27, 1998,
on our audit of Hersha Hospitality Management L.P., and our report dated March
21, 1998, on our audit of the Combined Entities Initial Hotels in this
Registration Statement and related Prospectus of Hersha Hospitality Trust.
MOORE STEPHENS, P. C.
Certified Public Accountants.
Cranford, New Jersey
June 4, 1998
F-34
No dealer, salesperson or other individual has been authorized to give any
information or to make any representations other than those contained in this
Prospectus in connection with the offer made by this Prospectus and, if given or
made, such information or representations must not be relied upon as having been
authorized by the Company or the Underwriters. This Prospectus does not
constitute an offer to sell or a solicitation of an offer to buy any securities
in any jurisdiction in which such offer or solicitation is not authorized or in
which the person making such offer or solicitation is not qualified to do so, or
to any person to whom it is unlawful to make such offer or solicitation. Neither
the delivery of this Prospectus nor any sale made hereunder shall, under any
circumstances, create any implication that there has been no change in the
affairs of the Company or that information contained herein is correct as of any
time subsequent to the date hereof.
TABLE OF CONTENTS page
PROSPECTUS SUMMARY..................... 1
RISK FACTORS........................... 17
THE COMPANY............................ 25
GROWTH STRATEGY........................ 28
USE OF PROCEEDS........................ 29
DISTRIBUTION POLICY.................... 30
PRO FORMA CAPITALIZATION............... 32
DILUTION............................... 33
SELECTED FINANCIAL INFORMATION......... 34
MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS........................ 38
BUSINESS AND PROPERTIES................ 40
POLICIES AND OBJECTIVES WITH RESPECT
TO CERTAIN ACTIVITIES................ 52
FORMATION TRANSACTIONS................. 54
MANAGEMENT............................. 57
CERTAIN RELATIONSHIPS AND TRANSACTIONS. 61
THE LESSEE............................. 61
PRINCIPAL SHAREHOLDERS................. 63
DESCRIPTION OF SHARES OF BENEFICIAL
INTEREST............................. 63
CERTAIN PROVISIONS OF MARYLAND LAW
AND OF THE COMPANY'S DECLARATION OF
TRUST AND BYLAWS..................... 66
SHARES AVAILABLE FOR FUTURE SALE....... 70
PARTNERSHIP AGREEMENT.................. 71
FEDERAL INCOME TAX CONSEQUENCES........ 73
UNDERWRITING........................... 88
EXPERTS................................ 89
REPORTS TO SHAREHOLDERS................ 89
LEGAL MATTERS.......................... 89
ADDITIONAL INFORMATION................. 90
GLOSSARY............................... 91
INDEX TO FINANCIAL STATEMENTS..........F-1
Until __________ __, 199_ (25 days after the date of this Prospectus), all
dealers effecting transactions in the registered securities, whether or not
participating in this distribution, may be required to deliver a prospectus.
This is in addition to the obligation of dealers to deliver a Prospectus when
acting as underwriters and with respect to their unsold allotment or
subscriptions.
2,666,667 Shares
HERSHA HOSPITALITY
TRUST
Common Shares
of Beneficial Interest
--------------
PROSPECTUS
--------------
ANDERSON & STRUDWICK
INCORPORATED
, 1998
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
Item 31. Other Expenses of Issuance and Distribution
Set forth below is an estimate of the approximate amount of the fees and
expenses (other than sales commissions) payable by the Registrant in connection
with the issuance and distribution of the Common Shares.
Securities and Exchange Commission, registration fee.............. $ 4,720
NASD filing fee................................................... 2,100
American Stock Exchange listing fee............................... 30,000
Printing and mailing.............................................. 45,000
Accountant's fees and expenses.................................... 140,000
Counsel fees and expenses......................................... 362,000
Miscellaneous..................................................... 3,180
---------
Total......................................................... $ 587,000
=========
Item 32. Sales to Special Parties
None.
Item 33. Recent Sales of Unregistered Securities
On May 27, 1998, the Company was capitalized with subscription by Hasu P.
Shah for 100 Common Shares for a purchase price of $1 per share for an aggregate
purchase price of $100. The Common Shares were purchased for investment and for
the purpose of organizing the Company. The Company issued these Common Shares in
reliance on an exemption from registration under Section 4(2) of the Securities
Act. Mr. Shah's 100 Common Shares will be redeemed concurrently with the closing
of the Offering.
Item 34. Indemnification of Trustees and Officers
The Maryland REIT Law permits a Maryland real estate investment trust to
include in its Declaration of Trust a provision limiting the liability of its
trustees and officers to the trust and its shareholders for money damages except
for liability resulting from (a) actual receipt of an improper benefit or profit
in money, property or services or (b) active and deliberate dishonesty
established by a final judgment as being material to the cause of action. The
Declaration of Trust of the Company contains such a provision which eliminates
such liability to the maximum extent permitted by the Maryland REIT Law.
The Declaration of Trust of the Company authorizes it, to the maximum
extent permitted by Maryland law, to obligate itself to indemnify and to pay or
reimburse reasonable expenses in advance of final disposition of a proceeding to
(a) any present or former shareholder, Trustee or officer or (b) any individual
who, while a Trustee of the Company and at the request of the Company, serves or
has served another real estate investment trust, corporation, partnership, joint
venture, trust, employee benefit plan or any other enterprise as a trustee,
director, officer or partner of such real estate investment trust, corporation,
partnership, joint venture, trust, employee benefit plan or other enterprise
from and against any claim or liability to which such person may become subject
or which such person may incur by reason of his status as a present or former
shareholder. The Bylaws of the Company obligate it, to the maximum extent
permitted by Maryland law, to indemnify and to pay or reimburse reasonable
expenses in advance of final disposition of a proceeding to (a) any present or
former shareholder, Trustee or officer who is made a party to the proceeding by
reason of his service in that capacity or (b) any individual who, while a
Trustee of the Company and at the request of the Company, serves or has served
another real estate investment trust, corporation, partnership, joint venture,
trust, employee benefit plan or any other enterprise as a trustee, director,
officer or partner of such real estate investment trust, corporation,
partnership, joint venture, trust, employee benefit plan or other enterprise and
who is made a party to the proceeding by reason of his service in that capacity.
The Declaration of Trust and Bylaws also permit the Company to indemnify and
advance expenses to any person who served a predecessor of the Company in any of
the capacities described above and to any employee or agent of the Company or a
predecessor of the Company. The Bylaws require the Company to indemnify a
Trustee or officer
who has been successful, on the merits or otherwise, in the defense of any
proceeding to which he is made a party by reason of his service in that
capacity.
The Maryland REIT Law permits a Maryland real estate investment trust to
indemnify and advance expenses to its trustees, officers, employees and agents
to the same extent as permitted by the MGCL for directors and officers of
Maryland corporations. The MGCL permits a corporation to indemnity its present
and former directors and officers, among others, against judgments, penalties,
fines, settlements and reasonable expenses actually incurred by them in
connection with any proceeding to which they may be made a party by reason of
their service in those or other capacities unless it is established that (a) the
act or omission of the director or officer was material to the matter giving
rise to the proceeding and (i) was committed in bad faith or (ii) was the result
of active and deliberate dishonesty, (b) the director or officer actually
received an improper personal benefit in money, property or services or (c) in
the case of any criminal proceeding, the director or officer had reasonable
cause to believe that the act or omission was unlawful. However, a Maryland
corporation may not indemnify for an adverse judgment in a suit by or in the
right of the corporation or for a judgment of liability on the basis that
personal benefit was improperly received, unless in either case a court orders
indemnification and then only for expenses. In accordance with the MGCL, the
Bylaws of the Company require it, as a condition to advancing expenses, to
obtain (a) a written affirmation by the Trustee or officer of his good faith
belief that he has met the standard of conduct necessary for indemnification by
the Company as authorized by the Bylaws and (b) a written statement by him or on
his behalf to repay the amount paid or reimbursed by the Company if it shall
ultimately be determined that the standard of conduct was not met.
Item 35. Treatment of Proceeds from Shares Being Registered
None.
Item 36. Financial Statements and Exhibits
(a) Financial Statements
All other schedules are omitted because the required information is
not applicable or the information required has been disclosed in the financial
statements and related notes included in the Prospectus.
(b) Exhibits
Exhibit
Number Exhibit
1.1* Form of Underwriting Agreement
1.2* Form of Selected Dealer Agreement
1.3* Form of Escrow Agreement
1.4 Executed Escrow Agreement
3.1* Amended and Restated Declaration of Trust of the Registrant
3.2* Bylaws of the Registrant
4.1* Form of Common Share Certificate
5.1 Opinion of Hunton & Williams
8.1 Opinion of Hunton & Williams as to Tax Matters
10.1* Form of First Amended and Restated Agreement of Limited
Partnership of Hersha Hospitality Limited Partnership
10.2* Contribution Agreement, dated as of June 3, 1998, between Hasu
P. Shah and Bharat C. Mehta, as Contributor, and Hersha
Hospitality Limited Partnership, as Acquiror.
10.3* Contribution Agreement, dated as of June 3, 1998, between
Shree Associates, JSK Associates, Shanti Associates, Shreeji
Associates, Kunj Associates, Devi Associates, Neil H. Shah,
David L. Desfor, Madhusudan I. Patni, Manahar Gandhi and
Shreenathji
II-2
Enterprises, Ltd., as Contributor, and Hersha Hospitality
Limited Partnership, as Acquiror.
10.4* Contribution Agreement,dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj
Associates, Devi Associates, Neil H. Shah, David L. Desfor and
Shreenathji Enterprises, Ltd. as Contributor, and Hersha
Hospitality Limited Partnership, as Acquiror.
10.5* Contribution Agreement, dated as of June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.6* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj
Associates, Neil H. Shah, David L. Desfor, Madhusudan I.
Patni, Manahar Gandhi and Shreenathji Enterprises, Ltd., as
Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.7* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj
Associates, Neil H. Shah, Madhusudan I. Patni and Shreenathji
Enterprises, Ltd., as Contributor, and Hersha Hospitality
Limited Partnership, as Acquiror.
10.8* Contribution Agreement, dated as of June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.9* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj
Associates, Neil H. Shah, David L. Desfor and Shreenathji
Enterprises, Ltd., as Contributor, and Hersha Hospitality
Limited Partnership, as Acquiror.
10.10* Contribution Agreement, dated as of June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.11* Contribution Agreement, dated as of June 3, 1998, between 144
Associates, 344 Associates, 544 Associates and 644 Associates,
Joint Tenants Doing Business as 2544 Associates, as
Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.12* Contribution Agreement dated June 3, 1998, between Shree
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.13* Contribution Agreement dated June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.14* Contribution Agreement dated June 3, 1998, between 144
Associates, 344 Associates, 544 Associates and 644 Associates,
Joint Tenants Doing Business as 2544 Associates, as
Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.15* Contribution Agreement, dated June 3, 1998, between Shree
Associates, Devi Associates, Shreeji Associates, Madhusudan I.
Patni and Shreenathji Enterprises, Ltd., as Contributor, and
Hersha Hospitality Limited Partnership, as Acquiror.
10.16* Contribution Agreement, dated June 3, 1998, between Shree
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.17* Form of Ground Lease
10.18* Form of Percentage Lease
10.19* Option Agreement, dated June 3, 1998, between Hasu P. Shah,
Jay H. Shah, Neil H. Shah, Bharat C. Mehta, Kanti D. Patel,
Rajendra O. Gandhi, Kiran P. Patel, David L. Desfor,
Madhusudan I. Patni and Manahar Gandhi, and Hersha Hospitality
Limited Partnership.
10.20* Administrative Services Agreement, dated June __, 1998,
between Hersha Hospitality Trust and Hersha Hospitality
Management, L.P.
10.21* Warrant Agreement, dated _______ __, 1998, between Anderson &
Strudwick, Inc. and Hersha Hospitality Trust.
10.22* Warrant Agreement, dated June 3, 1998, between 2744
Associates, L.P. and Hersha Hospitality Limited Partnership.
10.23* Hersha Hospitality Trust Option Plan
10.24* Hersha Hospitality Trust Non-Employee Trustees' Option Plan
23.1 Consent of Hunton & Williams (included in Exhibits 5.1 and
8.1)
II-3
23.2* Consent of Moore Stephens, P.C.
24.1 Power of Attorney (included on signature page)
99.1 Consent of certain individuals to be named as Trustee
- ------------
*Filed herewith.
Item 37. Undertakings
Insofar as indemnification for liabilities arising under the Securities
Act of 1933 may be permitted to directors, officers and controlling persons of
the Registrant pursuant to the provisions referred to in Item 33 of this
Registration Statement, or otherwise, the Registrant has been advised that in
the opinion of the Securities and Exchange Commission such indemnification is
against public policy as expressed in the Act and is, therefore, unenforceable.
In the event that a claim for indemnification against such liabilities (other
than the payment by the Registrant of expenses incurred or paid by a director,
officer, or controlling person of the Registrant in the successful defense of
any action, suit, or proceeding) is asserted by such director, officer, or
controlling person in connection with the securities being registered, the
Registrant will, unless in the opinion of its counsel the matter has been
settled by controlling precedent, submit to a court of appropriate jurisdiction
the question as to whether such indemnification by it is against public policy
as expressed in the Act, and will be governed by the final adjudication of such
issue.
The undersigned Registrant hereby undertakes to provide to the
underwriters at the closing specified in the Underwriting Agreement certificates
in such denominations and registered in such names as required by the
underwriters to permit prompt delivery to each purchaser.
The undersigned Registrant hereby undertakes:
(1) For the purpose of determining any liability under the Securities Act
of 1933, each such post-effective amendment shall be deemed to be a new
registration statement relating to the securities offered therein, and the
offering of such securities at that time shall be deemed to be the initial bona
fide offering thereof;
(2) For purposes of determining any liability under the Securities Act of
1933, the information omitted from the form of Prospectus filed as part of this
Registration Statement in reliance upon Rule 430A and contained in a form of
Prospectus filed by the Registrant pursuant to Rule 424(b)(1) or (4) or 497(h)
under the Securities Act shall be deemed to be part of this registration
statement as of the time it was declared effective.
II-4
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, the Registrant
has duly caused this Registration Statement to be signed on its behalf by the
undersigned, thereunto duly authorized in the City of Harrisburg, State of
Pennsylvania, on the 30th day of July, 1998.
Hersha Hospitality Trust,
a Maryland real estate investment trust
(Registrant)
By /s/ Hasu P. Shah
-------------------
Hasu P. Shah
Chairman of the Board and Chief Executive Officer
Each person whose signature appears below hereby constitutes and appoints
Hasu P. Shah and Kiran P. Patel and each or either of them, his true and lawful
attorney-in-fact with full power of substitution and resubstitution, for him and
in his name, place and stead, in any and all capacities, to sign any and all
amendments (including post-effective amendments) to this Registration Statement,
or any Registration Statement for the same offering that is to be effective upon
filing pursuant to Rule 462(b) under the Securities Act of 1933, and to cause
the same to be filed, with all exhibits thereto and other documents in
connection therewith, with the Securities and Exchange Commission, hereby
granting to said attorneys-in-fact and agents, and each of them, full power and
authority to do and perform each and every act and thing whatsoever requisite or
desirable to be done in and about the premises, as fully to all intents and
purposes as the undersigned might or could do in person, hereby ratifying and
confirming all acts and things that said attorneys-in-fact and agents, or either
of them, or their substitutes or substitute, may lawfully do or cause to be done
by virtue hereof.
Pursuant to the requirements of the Securities Act of 1933, this
Registration Statement has been signed by the following persons on the 30th day
of July, 1998 in the capacities indicated.
Signature Title
- --------- -----
/s/ Hasu P. Shah Chairman of the Board of Trustees, Chief
- ---------------- Executive Officer and Trustee
Hasu P. Shah (Principal Executive Officer)
/s/ Kiran P. Patel Chief Financial Officer and Treasurer
- ------------------ (Principal Financial and Accounting Officer)
Kiran P. Patel
II-5
EXHIBIT INDEX
-------------
Sequentially
Exhibit Document Numbered Page
- ------- -------- -------------
1.1* Form of Underwriting Agreement
1.2* Form of Selected Dealer Agreement
1.3* Form of Escrow Agreement
1.4 Executed Escrow Agreement
3.1* Amended and Restated Declaration of Trust of the Registrant
3.2* Bylaws of the Registrant
4.1* Form of Common Share Certificate
5.1 Opinion of Hunton & Williams
8.1 Opinion of Hunton & Williams as to Tax Matters
10.1* Form of First Amended and Restated Agreement of Limited Partnership
of Hersha Hospitality Limited Partnership
10.2* Contribution Agreement, dated as of June 3, 1998, between Hasu P.
Shah and Bharat C. Mehta, as Contributor, and Hersha Hospitality
Limited Partnership, as Acquiror.
10.3* Contribution Agreement, dated as of June 3, 1998, between Shree
Associates, JSK Associates, Shanti Associates, Shreeji Associates,
Kunj Associates, Devi Associates, Neil H. Shah, David L. Desfor,
Madhusudan I. Patni, Manahar Gandhi and Shreenathji Enterprises,
Ltd., as Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.4* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj Associates,
Devi Associates, Neil H. Shah, David L. Desfor and Shreenathji
Enterprises, Ltd. as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.5* Contribution Agreement, dated as of June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.6* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj Associates,
Neil H. Shah, David L. Desfor, Madhusudan I. Patni, Manahar Gandhi
and Shreenathji Enterprises, Ltd., as Contributor, and Hersha
Hospitality Limited Partnership, as Acquiror.
10.7* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj Associates,
Neil H. Shah, Madhusudan I. Patni and Shreenathji Enterprises, Ltd.,
as Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.8* Contribution Agreement, dated as of June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.9* Contribution Agreement, dated as of June 3, 1998, between JSK
Associates, Shanti Associates, Shreeji Associates, Kunj Associates,
Neil H. Shah, David L. Desfor and Shreenathji Enterprises, Ltd., as
Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.10* Contribution Agreement, dated as of June 3, 1998, between 2144
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.11* Contribution Agreement, dated as of June 3, 1998, between 144
Associates, 344 Associates, 544 Associates and 644 Associates, Joint
Tenants Doing Business as 2544 Associates, as Contributor, and
Hersha Hospitality Limited Partnership, as Acquiror.
10.12* Contribution Agreement dated June 3, 1998, between Shree Associates,
as Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.13* Contribution Agreement dated June 3, 1998, between 2144 Associates,
as Contributor, and Hersha Hospitality Limited Partnership, as
Acquiror.
10.14* Contribution Agreement dated June 3, 1998, between 144 Associates,
344 Associates, 544 Associates and 644 Associates, Joint Tenants
Doing Business as 2544 Associates, as Contributor, and Hersha
Hospitality Limited Partnership, as Acquiror.
10.15* Contribution Agreement, dated June 3, 1998, between Shree
Associates, Devi Associates, Shreeji Associates, Madhusudan I. Patni
and Shreenathji Enterprises, Ltd., as Contributor, and Hersha
Hospitality Limited Partnership, as Acquiror.
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10.16* Contribution Agreement, dated June 3, 1998, between Shree
Associates, as Contributor, and Hersha Hospitality Limited
Partnership, as Acquiror.
10.17* Form of Ground Lease
10.18* Form of Percentage Lease
10.19* Option Agreement, dated June 3, 1998, between Hasu P. Shah,
Jay H. Shah, Neil H. Shah, Bharat C. Mehta, Kanti D. Patel,
Rajendra O. Gandhi, Kiran P. Patel, David L. Desfor,
Madhusudan I. Patni and Manahar Gandhi, and Hersha Hospitality
Limited Partnership.
10.20* Administrative Services Agreement, dated June __, 1998,
between Hersha Hospitality Trust and Hersha Hospitality
Management, L.P.
10.21* Warrant Agreement, dated ______ __, 1998, between Anderson &
Strudwick, Inc. and Hersha Hospitality Trust.
10.22* Warrant Agreement, dated June 3, 1998, between 2744
Associates, L.P. and Hersha Hospitality Limited Partnership.
10.23* Hersha Hospitality Trust Option Plan
10.24* Hersha Hospitality Trust Non-Employee Trustees' Option Plan
23.1 Consent of Hunton & Williams (included in Exhibits 5.1 and 8.1)
23.2* Consent of Moore Stephens, P.C.
24.1 Power of Attorney (included on signature page)
99.1 Consent of certain individuals to be named Trustee
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*Filed herewith.
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