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We have previously indicated our target leverage levels to be around 6x. Turning to our balance sheet. Turning to our recent investment activity. Generally, these rent deferrals are for 1 to 3 months of rent and will be repaid by the tenants over a month period beginning in September Notably, we've recently experienced several of our tenants rescinding previously requested rent relief as a result of accessing liquidity through the Paycheck Protection Program and anticipate that many of our other small and midsized net lease retail operators will qualify for financing for the Main Street Lending Program. And with that, I'll turn the call over to John. Actual results may differ materially from those projected in these forward-looking statements. As we look forward, our next debt maturity is in February of We are exploring different solutions, including the Federal Reserve's Primary Market Corporate Credit Facility and other traditional financing options.{/INSERTKEYS}{/PARAGRAPH} Kristin A. As a reminder, our business management fee is paid on the lessor of total market capitalization, our assets under management is currently being paid on total market capitalization. Brian E. Thank you, Todd. While the sudden absence of demand midway through March significantly impacted the typically weaker first quarter, the most severe effects are expected to be felt in the second quarter. Looking ahead, our operators are predicting the steepest RevPAR declines of the year will be experienced during the second quarter with stabilization in the third quarter and the start of recovery in the fourth quarter. Thereafter, as the economy safely reopens, we expect gradual improvement. As of quarter end, debt was Next, I'd like to discuss our liquidity. Our Retail Asset Management team has been in discussions with our other net lease retail tenants to understand the impact of COVID on their businesses and then evaluating tenant rent deferral requests on a case-by-case basis, including analyzing tenants industry segment, corporate financial health, rent coverage and liquidity. Based on current estimates, we project all the security deposits and most of the guarantees could be exhausted in the second quarter of as a result of current market conditions. Please note that the recording, transmission and transcription of today's conference call is prohibited without the prior written consent of SVC. The weighted average lease term for these leases was 5. Efforts to reduce operating expenses include, but are not limited to, staffing reductions and furloughs, utility consumption reductions, purchasing reductions and eliminations, service contract reductions or eliminations, food and beverage outlet and fitness center closures and the reduction or elimination of certain marketing expenditures. Our extended stay hotels have reported stronger occupancies than any other type of hotel and are forecasted to realize continued base occupancy from long-term residents, medical, construction and government business. Generally, under the terms of our hotel agreements, working capital advances are reimbursable to us from a share of future cash flow from the applicable hotel operations in excess of the minimum returns due to us in certain management fees, if any. Starting with operating results of our comparable hotels this quarter. I'll now turn the call over to Brian. For the 28 days ended May 2, , occupancy for our hotels was Despite overall weak demand, our suburban extended-stay hotels and select-service hotels have so far performed better than our urban full-service hotels. We have taken multiple necessary and difficult actions to preserve capital and our liquidity position. This call is being recorded. We expect our diverse portfolio of suburban extended stay and select-service hotels may recover more quickly than our urban full-service hotels when stay-at-home orders are lifted as we expect guests may prefer smaller hotels and less densely populated suburban communities to large urban group hotels, at least until this health crisis is behind us. The highest concentration of closures is among full-service urban hotels, but business levels have been substantially reduced at all hotels. The combination of our high-quality portfolio of hotels and retail assets, the secured structure of our agreements and our liquidity management should enable us to navigate these difficult times until the recovery takes hold. TA's essential services to the trucking industry, including diesel fuel sales, quick service restaurant offerings and truck repair services, have enabled it to navigate the early stages of this pandemic better than most of our tenants. At our hotels, our asset managers continue to work diligently with our hotel operators to mitigate the impact of the pandemic on our hotel operations. {PARAGRAPH}{INSERTKEYS}TEXT version of Transcript. With that, I'll turn the call over to Todd to discuss our net lease portfolio in further detail as well as our recent investment activity. Under recent accounting guidance related to rent relief requests, these deferrals are considered payment plans, and we do not expect them to impact our revenue recognition. All of our hotel portfolios were negatively affected. Additional information concerning factors that could cause those differences is contained in our Form Q to be filed later today with the SEC and in our supplemental operating and financial data found on our website at www. As the impact of travel restrictions and stay-at-home orders continue, hotel performance within the top 25 markets has underperformed all other markets as citywide events and most gatherings of 10 or more people were canceled and people sought out perceived safety and lower population density locations. Todd W. TA has also been negatively impacted by the pandemic, particularly by the closure of its full-service restaurants and a significant decline in the sale of gasoline. Turning to leasing activity during the first quarter. I would like to point out that today's conference call contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of and other securities laws. Conference Call Participants. And we are taking necessary steps at both the corporate and property level to help navigate the storm as we have previous crises. John G. During this time, we have drawn on the security deposits and guarantees from our operators and expect they will continue to pay our minimum returns even if the credit support is depleted to avoid defaulting on our agreements. SVC has maintained a strong balance sheet and has well-structured agreements, which enabled us to be well-positioned as we entered the pandemic-driven lockdown. With the absence of room demand during the last 2 weeks of March had a devastating impact across the lodging sector. Please go ahead. We currently expect transactions related to any of these hotels will be delayed until later in or as a result of current market conditions due to the COVID pandemic, and these transactions may be delayed beyond or may not occur. Capital expenditures will be limited under the amendment to maintenance capital, contractual obligations, projects and process and other committed amounts. Representing SVC's other net lease tenants represent To date, SVC has entered into rent deferral agreements with 84 net lease retail tenants. Our select service and extended stay hotels are operating with extremely limited staffing, reflecting minimal business levels driven by various stay-at-home restrictions throughout the U. Turning to our consolidated financial results. Investors are cautioned not to place undue reliance upon any forward-looking statements. At this time, for opening remarks and introductions, I would like to turn the call over to the Director of Investor Relations, Kristin Brown. Service Properties Trust - VP. To date, no rent has been forgiven or abated. While the first quarter of our comparable hotels started out with results flat to slightly up versus last year, the pandemic caused the final results to reflect average occupancy of With a few exceptions, demand was made up of airline crews, health care workers or extended stay guests using hotel as temporary housing. Operator [1]. Rent coverage for our largest tenant, TravelCenters of America, was 1. We believe this calculation is indicative of the alignment of interest with shareholders built into our management contract with the RMR Group. Based on the current environment, we expect our leverage metrics to continue to be elevated until our hotel portfolio results stabilize. Thank you, Kristin, and good morning. The COVID pandemic and related lockdown of most of the United States has had a dramatically negative impact on our economy, and particularly hard hit has been hotels, restaurants and other service retail businesses like theaters and fitness centers. The amendment gives us continued access to undrawn amounts and includes the waiver of certain financial covenants through March The interest rate we currently pay on both the revolver and term loan during the waiver period will increase 50 basis points per annum. RevPAR increased Gross operating profit margin percentage decreased by Cash flow coverage of our minimum returns and rents for our comparable hotels decreased to 0. The amendment also includes restrictions on acquisitions, incurring certain debt and share repurchases. Corporate Participants. We are hopeful that the gradual lifting of restrictions and good common sense, social distancing and hygiene will allow recovery to take hold in our hotels, restaurants, theaters, fitness centers and other service retail assets across our portfolio. Good morning. These forward-looking statements are based on SVC's present beliefs and expectations as of today, May 11, The company undertakes no obligation to revise or publicly release the results of any revision to the forward-looking statements made in today's conference call other than through filings with the Securities and Exchange Commission, or SEC. SVC expects these sales to be completed by the third quarter of We were also in the process of marketing for sale 20 Wyndham and 33 Marriott-branded hotels as well as launching a marketing effort related to our 39th Sonesta ES Suites hotels. As of March 31, , SVC owned net lease service-oriented retail properties, including our travel centers with The aggregate coverage of SVC's net lease portfolio's minimum rent was 2. Riley FBR, Inc. The first quarter is usually the seasonally weakest quarter for our hotels and for the industry generally. However, they will temporarily reduce our cash flows. Thanks, John. Our planned capital expenditures for the remainder of will be prioritized to maintenance capital, projects in progress and contractual obligations. Turning to our consolidated hotel results. The amendment, which Brian will discuss in further detail, includes a waiver of certain financial covenants through March 31, , and provides continued access to undrawn amounts under the credit facility. Today's call includes a presentation by management followed by a question-and-answer session with analysts. Average occupancy for our comparable hotel portfolios ranged between Subsequent to quarter end, hotel performance continues to decrease dramatically industry-wide. SVC has entered agreements to sell 7 net lease properties totaling approximately , square feet in 6 states. The decrease was due primarily to operating losses at our Sonesta and Wyndham hotels in the first quarter and an increase in interest expense, partially offset by increased returns and rents as a result of our acquisition activity.