Current Report · Items 2.02, 8.01, 9.01 · 8-K

Pebblebrook Hotel Trust

Results of Operations and Financial Condition · Other Events

Item 2.02. Results of Operations and Financial Condition. On July 29, 2026, Pebblebrook Hotel Trust (the "Company") issued a press release announcing the Company's results of operations for the three and six months ended June 30, 2026. A copy of the press release is furnished as Exhibit 99.1 to this report.

Filed Jul 29, 2026Accepted Jul 29, 2026, 4:45 PM EDTCIK 1474098Accession 0001474098-26-000056

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Company context

Pebblebrook Hotel Trust (NYSE: PEB) is a publicly traded real estate investment trust (“REIT”) and the largest owner of urban and resort lifestyle hotels in the United States. The Company owns 42 hotels, totaling approximately 10,800 guest rooms across 14 urban and resort markets. For more information, visit www.pebblebrookhotels.com and follow @PebblebrookPEB. This press release contains certain “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Reform Act of 1995. Forward-looking statements are generally identifiable by the use of forward-looking terminology such as “estimated” and “will” or other similar words or expressions. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections and forecasts and other forward-looking information and estimates. Examples of forward-looking statements include the estimates of hotel net operating loss and hotel EBITDA, the intended use of proceeds and the Company’s expectation regarding the effect of the transaction on its 2026 Outlook. These forward-looking statements are subject to various risks and uncertainties, many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties include, but are not limited to, the state of the U.S. economy, the operating performance of our hotels and the supply of ho

Current securities

PEBNYSE · ETF · Current PEB PRENYSE · PREFERRED · Current PEB PRFNYSE · PREFERRED · Current PEB PRGNYSE · PREFERRED · Current PEB PRHNYSE · PREFERRED · Current

Recent company filings

Disclosure sections

Items 2.02, 8.01, 9.01

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Item 2.02Item 2.02 - Results of Operations

Item 8.01Item 8.01 - Other Events

Item 8.01. Other Events. On July 24, 2026, the board of trustees of the Company authorized a new preferred share repurchase program of up to $50.0 million which will commence upon the completion of the Company's current $100.0 million preferred share repurchase program authorized on February 17, 2023, under which $45.6 million remains available for repurchase of preferred shares. Under the terms of the new program, the Company may repurchase up to an aggregate of $50.0 million of its 6.375% Series E Cumulative Redeemable Preferred Shares, 6.30% Series F Cumulative Redeemable Preferred Shares, 6.375% Series G Cumulative Redeemable Preferred Shares and 5.70% Series H Cumulative Redeemable Preferred Shares from time to time in transactions on the open market or by private agreement. As of July 24, 2026, the aggregate liquidation value of the preferred shares that may be repurchased pursuant to the preferred share repurchase programs was $639.5 million. The timing, manner, price and amount of any repurchases under the new program will be determined by the Company in its discretion and will depend on a variety of factors, including legal requirements, price, liquidity and economic considerations, and market conditions. The new program does not require the Company to repurchase any specific number of preferred shares. The new program does not have an expiration date and may be suspended, modified or discontinued at any time.

Filed exhibits (1)

EX-99.1 (by filename) a8kq2-2026erex991.htm

EX-99.1 2 a8kq2-2026erex991.htm EX-99.1 Document Exhibit 99.1 PEBBLEBROOK HOTEL TRUST REPORTS SECOND QUARTER 2026 RESULTS Q2 ▪Net income: $24.9 million. FINANCIAL ▪Same-Property Hotel EBITDA: $123.3 million, $6.6 million above the high end of the Company’s outlook and 7.1% higher than Q2 2025. RESULTS ▪Adjusted EBITDAre: $116.2 million, $6.2 million above the high end of the outlook. ▪Adjusted FFO per diluted share: $0.68, $0.06 over the high end of the outlook. Q2 HOTEL ▪Healthy Business Transient and Leisure Demand with Improving Pricing Power: Same-Property RevPAR +6.5%, driven by ADR +4.7% and Occupancy +1.7%; Same-Property Total RevPAR +4.7%. ▪Resorts and San Francisco Led Q2 Growth: Resort RevPAR +12.0%, Total RevPAR +10.9%, and Hotel EBITDA +18.5% on broad-based leisure transient and group demand and continued growth in out-of-room spend; San Francisco RevPAR +16.0% and Hotel EBITDA +24.6% on robust citywide convention activity and strong growth in business transient and leisure demand…

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