2021 ANN UAL repo rt
2021 highlights
OPERATIONAL IMPROVEMENT
Positive Adjusted FFO for last two quarters of 2021
ACTIVE CAPITAL RECYCLING
$477 million in asset sales from five hotels
Continued elimination of operating expenses begun
Utilized proceeds to repay $456 million in bank debt
in 2020 to result in $85 million in savings
STRENGTHENED BALANCE SHEET
Issued $750 million of senior secured notes
Paid down approximately $737 million in outstanding
bank debt
PROACTIVE ESG FOCUS
Published 2021 Corporate Responsibility Report,
including first TCFD disclosure
Participated in 2021 GRESB Real Estate Assessment
DIVERSE PORTFOLIO
WASHINGTON
4
NEVADA
1
UTAH
1
CALIFORNIA
16
COLORADO
2
ARIZONA
1
HAWAII
2
NEW YORK
1
MASSACHUSETTS
3
NEW JERSEY
1
VIRGINIA
3
WASHINGTON, D.C.
1
ILLINOIS
5
MISSOURI
1
TENNESSEE
1
TEXAS
1
LOUISIANA
1
FLORIDA
8
PUERTO RICO
1
COVER PHOTOGRAPHY, LEFT TO RIGHT
Casa Marina Key West, A Waldorf Astoria Resort | Hilton Hawaiian Village Waikiki Beach Resort | Signia by Hilton Orlando Bonnet Creek
to our stockholders
As we reach the two-year anniversary of
the pandemic, I am incredibly proud of how
remarkably the entire Park team has navigated
this unprecedented environment.
Reflecting on the early days of the pandemic, I think
of the hours spent with my Executive Team to develop
contingency plans for each hotel, map out alternative
capital allocation strategies and navigate ever-changing
health and safety data to protect our employees and
guests. We worked tirelessly, but with laser focus and
discipline, to create a roadmap for survival so that the
Company would be poised for success once demand
returned. Despite the many fits and starts of the evolv-
ing virus, the Park team has found ways to execute on
our near-term priorities to bring the Company back to
positive Adjusted FFO during the second half of 2021,
strengthen our balance sheet and continue to build upon
the foundation for long-term success.
2021: Pivoting from Survival to Recovery
While 2020 was a year of survival, 2021 marked the start
of Park’s recovery. Throughout the year, demand began
to selectively recover across our portfolio. Led by the
leisure segment, we began to see bookings noticeably
improve — market by market and segment by segment,
at varying rates. Capitalizing on this growing demand, we
successfully reopened six hotels in 2021, finishing the year
$1.7
300
billion in asset sales since 2018
bps in estimated Adjusted EBITDA Margin
improvement from operating model
adjustments
$2.1
billion of senior secured notes issued
since 2020
$1.6
billion in current liquidity with just 2%
of debt maturing through 2022
Expiration of Built-in Gain Taxes on legacy
Park asset sales in January 2022
Thomas J. Baltimore, Jr.
Chairman, President and
Chief Executive Officer
with 96% of our portfolio-wide rooms open and just two
hotels suspended. Furthermore, we achieved positive Hotel
Adjusted EBITDA for three consecutive quarters and pos-
itive Adjusted FFO for the last two quarters of the year, a
testament to our disciplined approach to hotel re-openings.
On the capital recycling front, we opportunistically sold
assets to repay outstanding debt and enhance our overall
portfolio quality and diversification. We sold five hotels
for a total of $477 million, utilizing proceeds to pay down
$456 million in bank debt. The sales included two hotels
in San Francisco, which reduced our exposure to the
market by 210 basis points to 14.6%, based on 2019 Pro-
forma Hotel Adjusted EBITDA. While we remain long-term
believers in San Francisco, we weighed the near-term
recovery challenges and our already large presence in the
market against our strategic near-term priority to de-lever
the balance sheet. To highlight the strategic success of
our capital recycling program, the sale of the 360-room Le
Meridien San Francisco for $221.5 million, or approximately
$615,000 per key, was the largest urban asset sale in the
U.S. for 2021, based on room count.
On the operations front, we continued to reimagine the
operating model to make our operations more efficient,
eliminating $85 million in expenses since the start of the
pandemic, which translates into an estimated nearly 300
basis points of Adjusted EBITDA Margin improvement,
the vast majority of which we believe will be permanent.
We eliminated duplicative managerial positions and
1
PARK HOTEL & RESORTS 2021
Throughout the pandemic, we have
worked tirelessly to maximize our
“
financial flexibility.
”
proceeds from our active capital recycling program, to
repay 97% of our outstanding bank debt, leaving just
$78 million outstanding on our remaining corporate term
loan and full capacity on our $901 million revolving credit
facility. Furthermore, in February 2022, we successfully
amended the credit facility to extend the covenant relief
period, increase the amount of investments permitted,
and eliminate restrictions on asset sales and capital
expenditures within the portfolio, while also giving us the
flexibility to prepay outstanding secured debt on some of
our smaller secured mortgages with near-term maturities.
complexed leadership roles where appropriate. We
selectively modified operating hours of outlets to better
reflect demand trends, working collectively with our brand
partners to relax brand standards. We also implemented
opt-in housekeeping at the vast majority of our hotels,
in line with brand standards and customer demands.
We believe that the changes that we have engineered
across our operating platform will result in a more efficient
and tailored operating model going forward, resulting in
meaningful value creation.
With improving cash flow, we restarted work on one of
our major return on investment (“ROI”) capital projects in
mid-2021. Work on the $110-million Bonnet Creek meeting
space platform expansion and hotel complex renovation
recommenced in July, with work expected to be com-
pleted by the end of 2022 at the Waldorf and the end
of 2023 at the Signia. This project will add over 100,000
square feet of modernized meeting and event space to
our world-class Bonnet Creek complex, which includes the
1,009-room Signia by Hilton Bonnet Creek, the 502-room
Waldorf Astoria Orlando, the 18-hole Waldorf Astoria
Golf Club, 12 food and beverage outlets, two pools and
one lazy river, a spa and 190,000 square feet of existing
meeting and event space. We also continued to plan for
additional value-enhancing ROI projects in other markets,
with work expected to ramp up in 2022.
Throughout the pandemic, we have worked tirelessly to
maximize our financial flexibility. Since May 2020, we
have raised approximately $2.1 billion of corporate debt
through the issuance of senior secured notes, including
$750 million in 2021, providing us with near-term liquidity
without having to issue dilutive equity, which was a key
priority for us. We have used these funds, along with
Waldorf Astoria Orlando –
Expansion Rendering
Hilton Chicago
New York Hilton Midtown
In addition, we secured the ability to buy back up to
$250 million of stock during the covenant relief period, an
important milestone to enhancing stockholder value given
the current spread between public and private real estate
values. Following the covenant relief period, our ability to
buy back stock increases to $300 million, subject to any
applicable limitations in our credit and term loan facilities
and indentures. We strongly believe that there is currently
no better capital allocation decision than to invest in
Park, either through stock repurchases or investment in
ROI projects. Overall, we finished 2021 with $1.6 billion
of liquidity and just 2% of debt maturing through 2022,
leaving us in excellent shape to pursue our internal and
external growth strategies.
In addition to these accomplishments, we have achieved
additional milestones that we believe enhance our ability
to focus our resources and maximize efficiencies. We
exited three free-standing laundry operations in late 2020,
and we converted the management of four select-service
hotels to third-party management agreements in mid-
2021, a more efficient use of our asset management and
administrative resources. Furthermore, we passed the
five-year period for built-in gain taxes in early 2022, which
gives us greater flexibility to sell non-core hotels without
the burden of a corporate tax penalty going forward.
$1.4B
2021 revenues, an increase of 60%
from 2020
16.4 pts
Pro-forma occupancy increase to
43.2% in 2021 from 2020
72%
increase in Pro-forma RevPAR to
$84.11 in 2021 from 2020
6,724
portfolio rooms reopened in 2021
3
PARK HOTEL & RESORTS 2021
We have been encouraged by trends
we are seeing in many of our urban
“
markets.
”
2021 Operational Review
Leisure demand paved the way toward recovery for Park’s
portfolio in 2021. Park’s footprint in key leisure destina-
tions such as Key West, Honolulu, Waikoloa, Miami and
Santa Barbara drove overall portfolio performance for the
year, with 2021 ADR at our eleven resort hotels surpassing
2019 rates by 11%. The ability to price leisure rates to
reflect the strong demand for well-located resorts has
emerged as a unique trait of this recovery cycle, and we
expect this trend to continue into 2022.
Looking at other segments of demand, we have been
encouraged by trends we are seeing in many of our urban
markets. The New York Hilton Midtown reopened in
October 2021 and achieved 62% occupancy in December,
benefiting from several group events and healthy transient
demand. Demand in New York slowed as the Omicron
variant impacted business in late December; however, the
pent-up demand for group events in this market remains
strong, and we expect the hotel to perform strongly in
2022, with most of the Omicron-related cancellations
expected to be contained to the first quarter of 2022.
Our hotels in Boston, New Orleans and Denver also fared
relatively well throughout the year due to a mix of group
demand and moderate levels of business transient demand.
Our portfolio was not without its challenges, and San
Francisco was certainly one of our most challenging hotel
markets in 2021. We reopened the 1,921-room Hilton San
Francisco Union Square in May 2021, and demand has
been slow to ramp up for the property due to the lack of
citywide group demand and the continued postponement
of returns to offices by many Bay Area tech companies.
San Francisco has also faced some well-publicized social
challenges that we believe have contributed to a sense
of uncertainty surrounding the market. Despite these
challenges, we remain long-term believers in San Francisco
due to its irreplaceable amenities and attractions and
high barriers to entry. I have been working closely with
pArk’s plaYbook in 2022
OPERATIONAL
n Achieve operational excellence through
re-imagined operating model
CAPITAL ALLOCATION
n Sell non-core hotels and buy back stock at
a discount to net asset value (NAV)
n Activate the real estate by reinvesting
in Park’s core portfolio through a robust
pipeline of value-enhancing ROI projects
n Selectively pursue accretive acquisitions
that enhance the overall quality of the
portfolio
BALANCE SHEET
n Refinance secured debt for near term
maturities
n Refinance $650M in senior secured notes
Caribe Hilton
4
PARK HOTEL & RESORTS 2021 Hilton Denver City Center
Royal Palm South Beach Miami,
a Tribute Portfolio Resort
5
PARK HOTEL & RESORTS 2021 Hilton Santa Barbara
Beachfront Resort
Hilton Waikoloa Village
6
PARK HOTEL & RESORTS 2021 77
72
Named by Newsweek to America’s
Most Responsible Companies
list (third consecutive year)
GRESB 7pt. Increase for Park’s 2021
Real Estate Assessment score
Published first TCFD Report in 2021
Issued Park’s 2021 Corporate
Responsibility Report in November
2021 (4th annual)
the mayor’s office and other business leaders to help
address some of the pressing issues surrounding public
health and safety, and I have been encouraged by the
collaboration and action thus far. We strongly believe that
San Francisco remains a key piece of Park’s success story,
both now and over the long term.
Continued Focus on ESG
We continued to invest in our environmental, social and
governance (“ESG”) efforts throughout 2021, focusing on
environmental improvements, increased disclosures for our
stakeholders, employee wellbeing and the expansion of
Park’s diversity, equity and inclusion efforts. Throughout
the year, we continued to invest in targeted environmental
initiatives that should drive accretive results over the
long term. We published our fourth annual Corporate
Responsibility report in November of 2021, which included
Global Reporting Initiative (“GRI”) and Sustainability
Accounting Standards Board (“SASB”) indices as well as
the addition of our first Task Force on Climate-related
Financial Disclosures (“TCFD”) report to more specifi-
cally address climate-related risks to our business. We
responded to our second Global Real Estate Sustainability
Benchmark (“GRESB”) Real Estate Assessment and are
proud to have made meaningful improvements to our per-
formance scores as our environmental initiatives continue
to mature. We also updated some of our ESG-specific
policies regarding human rights, the environment and
expectations of our vendors to reflect current practices
and expectations.
We made notable progress on key social initiatives
throughout 2021. We continued to offer enhanced
support for our corporate employees, who largely worked
from home for the entirety of the year, by expanding
our wellness offerings and resources. We conducted
mindfulness and emotional intelligence sessions and
facilitated discussions about mental and physical health
and wellbeing, and we published newsletters to help keep
our employees engaged and connected. In addition, Park’s
Diversity and Inclusion Steering Committee developed
actionable areas of focus to ensure that Park’s current
and future employee base creates a strong culture that is
supportive of diversity, equity and inclusion. As part of this
process, we engaged a third party to conduct a diversity
audit of Park’s corporate office and the Company’s policies
and procedures. We are pleased that the report found no
disparity in pay based on race or gender.
7
PARK HOTEL & RESORTS 2021 We believe we are poised to see
significant growth in 2022 as
“
demand returns to all segments,
not just leisure.
”
On the operational front, despite an uncertain macro and
geopolitical backdrop with COVID-19 still present around the
globe and the conflict between Ukraine and Russia intensi-
fying, we believe we are poised to see significant growth in
2022 as demand returns to all segments, not just leisure. We
firmly believe that there is significant pent-up demand and
strong appetite for travel following an unprecedented two
plus years of isolation. We also expect to see a measurable
tailwind once international travel returns, particularly to key
markets like Hawaii, New York, San Francisco and Chicago,
hopefully in the second half of 2022. While inflation and
labor-related shortages in the hospitality sector pose a
potential headwind, we are confident that the work done
to reimagine the operating model will continue to result in a
more efficient and tailored operating profile going forward.
We expect to continue to prioritize efforts to reshape the
portfolio by capitalizing on healthy demand for non-core
assets, using proceeds to reduce leverage or fund actionable
acquisition targets that meet our disciplined investment
criteria. We also plan to unlock the embedded value within
our portfolio through transformative ROI initiatives, including
brand repositionings, expansions and adaptive reuse of both
developed and undeveloped parcels at select properties.
And as we work collectively with industries across the
globe, we plan to continue to focus on decarbonizing our
portfolio and developing strategies to address climate risk.
We are confident our future is bright. We are excited
about the upcoming journey, and we thank you for your
continued interest in Park.
Thomas J. Baltimore, Jr.
Chairman, President and
Chief Executive Officer
8
Waldorf Astoria Orlando
2022 Outlook:
Brighter Days Expected Ahead
We celebrated Park’s five-year anniversary in January,
and I am so proud of what we have accomplished in such
a short period of time. We survived 2020 and mitigated
our losses through swift and decisive actions. We began
our recovery in 2021 with transformational work on Park’s
operating model and financial profile. And now, looking to
2022 and beyond, I believe that it is Park’s time to thrive.
I believe Park has an incredible platform from which to
achieve long-term success. We have an experienced and
talented team that is laser-focused on Park’s success
and that has already proven adept at transforming our
portfolio since Park’s spin-off from Hilton in 2017.
PARK HOTEL & RESORTS 2021 UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2021
OR
☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from ___ to ___
Commission File Number 001-37795
Park Hotels & Resorts Inc.
(Exact name of Registrant as specified in its Charter)
Delaware
(State or other jurisdiction of
incorporation or organization)
1775 Tysons Boulevard
7th Floor, Tysons, VA
(Address of principal executive offices)
36-2058176
(I.R.S Employer
Identification No.)
22102
(Zip Code)
(Registrant’s telephone number, including area code): (571) 302-5757
Securities registered pursuant to Section 12(b) of the Act.
Title of each class
Common Stock, $0.01 par value per share
Trading Symbol
PK
Name of exchange on which registered
New York Stock Exchange
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. YES ☒ NO ☐
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Act. YES ☐ NO ☒
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the
preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past
90 days. YES ☒ NO ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T
(§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). YES ☒ NO ☐
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth
company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer ☒
☐
Non-accelerated filer
Emerging growth company ☐
☐
Accelerated filer
Smaller reporting company ☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial
accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial
reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report. ☒
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). YES ☐ NO ☒
As of June 30, 2021, the aggregate market value of the registrant’s common stock held by non-affiliates of the registrant was approximately $4,825 million (based upon the
closing sale price of the common stock on that date on the New York Stock Exchange).
The number of shares of common stock outstanding on February 11, 2022 was 236,474,577.
Documents incorporated by reference: The information called for by Part III will be incorporated by reference from the registrant’s definitive Proxy Statement for the 2022
Annual Meeting of Stockholders to be filed pursuant to Regulation 14A.
TABLE OF CONTENTS
PART I
Page
Item 1.
Business . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1
Item 1A. Risk Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
12
Item 1B. Unresolved Staff Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Item 2.
Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Item 3.
Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Item 4. Mine Safety Disclosures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
PART II
Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities . . . . . . . . 28
Item 6.
[Reserved] . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Item 7A. Quantitative and Qualitative Disclosures About Market Risk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
Item 8.
Financial Statements and Supplementary Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Item 9A. Controls and Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Item 9B. Other Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Item 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
PART III
Item 10. Directors, Executive Officers and Corporate Governance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Item 11. Executive Compensation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters . . . . . . . . . . . . . . . . . 82
Item 13. Certain Relationships and Related Transactions, and Director Independence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Item 14. Principal Accounting Fees and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
PART IV
Item 15. Exhibits, Financial Statement Schedules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Item 16. Form 10-K Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
i
PARK HOTEL & RESORTS 2021
FORWARD-LOOKING STATEMENTS
This Annual Report on Form 10-K contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as
amended (“Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (“Exchange Act”). Forward-looking state-
ments include, but are not limited to, statements related to our current expectations regarding the performance of our business, our finan-
cial results, our liquidity and capital resources, including the expected dates for reopening our hotels and dates that our hotels will break
even or achieve positive Hotel Adjusted EBITDA, the impact to our business and financial condition and that of our hotel management
companies, measures being taken in response to COVID-19, the effects of competition, the effects of future legislation or regulations, the
expected completion of anticipated dispositions, the declaration and payment of future dividends and other non-historical statements.
Forward-looking statements include all statements that are not historical facts, and in some cases, can be identified by the use of for-
ward-looking terminology such as the words “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “could,” “seeks,”
“projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates”, “hopes” or the negative version of these words or other comparable
words. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors
which are, in some cases, beyond our control and which could materially affect our results of operations, financial condition, cash flows,
performance or future achievements or events. Actual results may differ materially from those expressed in these forward-looking state-
ments. You should not put undue reliance on any forward-looking statements and we urge investors to carefully review the disclosures we
make concerning risk and uncertainties in Item 1A: “Risk Factors” in this Annual Report on Form 10-K. Currently, one of the most significant
factors continues to be the adverse effect of COVID-19, including resurgences, on our financial condition, results of operations, cash flows
and performance, our hotel management companies and our hotels’ tenants, and the global economy and financial markets. COVID-19
has significantly affected our business, and the extent to which COVID-19 continues to affect us, our hotel managers, tenants and guests
at our hotels will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the
scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its effect, the emergence of virus
variants, the efficacy, availability and deployment of vaccinations and other treatments to combat COVID-19, including public adoption
rates of COVID-19 vaccines, additional closures that may be mandated or advisable even after the reopening of our hotels, whether due
to an increased number of COVID-19 cases or otherwise, and the direct and indirect economic effects of the pandemic and containment
measures, among others. Except as required by law, we undertake no obligation to update or revise publicly any forward-looking state-
ments, whether as a result of new information, future events or otherwise. Moreover, investors are cautioned to interpret many of the risks
identified in this Annual Report on Form 10-K as being heightened as a result of the ongoing and numerous adverse effects of COVID-19.
The risk factors discussed in Item 1A: “Risk Factors” could cause our results to differ materially from those expressed in forward-looking
statements. There may be other risks and uncertainties that we are unable to predict at this time or that we currently do not expect
to have a material adverse effect on our business. Any such risks could cause our results to differ materially from those expressed in
forward-looking statements.
DEFINITIONS
Except where the context suggests otherwise, we define certain terms in this Annual Report on Form 10-K as follows:
n ”Adjusted EBITDA” means EBITDA (as defined below) further adjusted to exclude: (i) gains or losses on sales of assets for both con-
solidated and unconsolidated investments; (ii) costs associated with hotel acquisitions or dispositions expensed during the period;
(iii) severance expense; (iv) share-based compensation expense; (v) impairment losses and casualty gains or losses; and (vi) other
items that we believe are not representative of our current or future operating performance. See “Management’s Discussion and
Analysis of Financial Condition and Results of Operations—Non-GAAP Financial Measures” for information regarding our use of
Adjusted EBITDA, which is a non-GAAP financial measure.
n ”Adjusted FFO attributable to stockholders” means Nareit funds from (used in) operations (“FFO”) attributable to stockholders
(as defined below), as further adjusted to exclude: (i) costs associated with hotel acquisitions or dispositions expensed during
the period; (ii) severance expense; (iii) share-based compensation expense; (iv) casualty gains or losses, and (v) other items that
we believe are not representative of our current or future operating performance. See “Management’s Discussion and Analysis of
Financial Condition and Results of Operations—Non-GAAP Financial Measures” for information regarding our use of Adjusted FFO
attributable to stockholders, which is a non-GAAP financial measure.
n ”ADR” or “average daily rate” represents rooms revenue divided by total number of room nights sold in a given period.
n ”EBITDA” reflects net income (loss) excluding depreciation and amortization, interest income, interest expense, income taxes and
also interest expense, income tax and depreciation and amortization included in equity in earnings (losses) from investments in
affiliates. See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP Financial
Measures” for information regarding our use of EBITDA, which is a non-GAAP financial measure.
ii
PARK HOTEL & RESORTS 2021 n ”HGV” refers to Hilton Grand Vacations Inc. and its consolidated subsidiaries, and references to “HGV Parent” refers only to Hilton
Grand Vacations Inc., exclusive of its subsidiaries.
n ”Hilton” refers to Hilton Worldwide Holdings Inc. and its consolidated subsidiaries, and references to “Hilton Parent” or “Parent”
refers only to Hilton Worldwide Holdings Inc., exclusive of its subsidiaries.
n ”Hotel Adjusted EBITDA” measures hotel-level results before debt service, depreciation and corporate expenses for our consoli-
dated hotels, which excludes hotels owned by unconsolidated affiliates. See “Management’s Discussion and Analysis of Financial
Condition and Results of Operations—Non-GAAP Financial Measures” for information regarding our use of Hotel Adjusted EBITDA,
which is a non-GAAP financial measure.
n a “luxury” hotel refers to a luxury hotel as defined by Smith Travel Research (“STR”).
n ”Nareit FFO attributable to stockholders” means net income (loss) attributable to stockholders (calculated in accordance with U.S.
generally accepted accounting principles (“U.S. GAAP”)), excluding depreciation and amortization, gains or losses on sales of assets,
impairment, and the cumulative effect of changes in accounting principles, plus adjustments for unconsolidated joint ventures.
Adjustments for unconsolidated joint ventures are calculated to reflect our pro rata share of the FFO of those entities on the same
basis. We calculate Nareit FFO attributable to stockholders for a given operating period in accordance with the guidelines of the
National Association of Real Estate Investment Trusts (“Nareit”) and its December 2018 “Nareit Funds from Operations White Paper
– 2018 Restatement”. See “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Non-GAAP
Financial Measures” for information regarding our use of Nareit FFO attributable to stockholders, which is a non-GAAP financial
measure.
n ”occupancy” represents the total number of room nights sold divided by the total number of room nights available at a hotel or
group of hotels. Room nights available to guests have not been adjusted for suspended or reduced operations at certain of our
hotels as a result of COVID-19.
n ”Park Hotels & Resorts,” “we,” “our,” “us” and the “Company” refer to Park Hotels & Resorts Inc. and its consolidated subsidiaries,
and references to “Park Parent” refers only to Park Hotels & Resorts Inc., exclusive of its subsidiaries.
n ”RevPAR” or “revenue per available room” represents rooms revenue divided by the total number of room nights available to guests
for a given period. Room nights available to guests have not been adjusted for suspended or reduced operations at certain of our
hotels as a result of COVID-19.
n ”Select Hotels” means the hotels that were managed by us rather than a third-party hotel management company, consisting of the
following four hotels: the Hilton Garden Inn LAX/El Segundo in Los Angeles, California; the Hampton Inn & Suites Memphis—Shady
Grove in Memphis, Tennessee, the Hilton Suites Chicago/Oak Brook in Chicago, Illinois and the Hilton Garden Inn Chicago/Oak
Brook in Chicago, Illinois. Management of the Select Hotels was transitioned to a third-party hotel management company during
2021.
n ”TRS” refers to a taxable REIT subsidiary under the Internal Revenue Code of 1986, as amended (the “Code”), and includes any sub-
sidiaries or other, lower-tier entities of that taxable REIT subsidiary.
n an “upper midscale” hotel refers to an upper midscale hotel as defined by STR.
n an “upper upscale” hotel refers to an upper upscale hotel as defined by STR.
n an “upscale” hotel refers to an upscale hotel as defined by STR.
iii
PARK HOTEL & RESORTS 2021 PART I
Item 1. Business
OUR COMPANY
We are the second largest publicly-traded lodging real estate investment trust (“REIT”) with a diverse portfolio of iconic and mar-
ket-leading hotels and resorts with significant underlying real estate value. We were originally formed as Hilton Hotels Corporation,
a Delaware corporation, and existed as a part of one of Hilton’s business segments. On January 3, 2017, Hilton Parent completed the
spin-off that resulted in our establishment as an independent, publicly traded company. As of February 18, 2022, our portfolio consists
of 54 premium-branded hotels and resorts with approximately 32,000 rooms, located in prime United States (“U.S.”) markets with high
barriers to entry. Over 86% of our rooms are luxury and upper upscale and all of our rooms are located in the U.S. and its territories. We
are focused on consistently delivering superior risk-adjusted returns to stockholders through active asset management and a thought-
ful external growth strategy while maintaining a strong and flexible balance sheet.
On September 18, 2019, pursuant to the terms and subject to the conditions set forth in the Agreement and Plan of Merger (the
“Merger Agreement”), dated as of May 5, 2019, by and among Park Parent, PK Domestic Property LLC, an indirect subsidiary of Park
Parent (“PK Domestic”), PK Domestic Sub LLC, a wholly-owned subsidiary of PK Domestic (“Merger Sub”) and Chesapeake Lodging
Trust (“Chesapeake”), Chesapeake merged with and into Merger Sub (the “Merger”). Park Intermediate Holdings LLC (our “Operating
Company”) continues to directly or indirectly hold all of our assets and conduct all of our operations. Park Parent owned 100% of the
interests in our Operating Company until December 31, 2021 when the business undertook an internal reorganization transitioning
our structure to a traditional umbrella partnership REIT structure (“UPREIT”). Effective January 1, 2022, Park Parent became the sole
general partner and a limited partner of our Operating Company and PK Domestic REIT Inc., a direct subsidiary of Park Parent, became
a limited partner. In the future, we may from time-to-time issue limited partnership units (“OP Units”) through our Operating Company
in connection with acquiring hotels, financing, compensation or other purposes. As of December 31, 2021, Park Parent and PK Domestic
REIT Inc. collectively owned 100% of the limited partnership interests of our Operating Company.
We are a REIT for U.S. federal income tax purposes. We have been organized and operated, and we expect to continue to be organized
and operate, in a manner to qualify as a REIT.
OUR BUSINESS AND GROWTH STRATEGIES
Our objective is to be the preeminent lodging REIT, focused on consistently delivering superior, risk-adjusted returns to stockholders
through active asset management and a thoughtful external growth strategy while maintaining a strong and flexible balance sheet. We
intend to pursue this objective through the following strategies:
n Operational Excellence through Active Asset Management. We are focused on continually improving the operating performance
and profitability of each of our hotels and resorts through our proactive asset management efforts. The novel strain of coronavirus
and the disease it causes (“COVID-19”) continued to challenge the lodging industry in 2021. Working with our hotel managers,
we have adapted our operational approach and implemented measures in an effort to ensure the safety of both hotel guests and
employees and minimize our losses. During 2020, we temporarily halted operations at a majority of our hotels located in challenged
markets where hotel lodging demand remained muted; consolidated demand into fewer hotels in markets where we have multiple
assets; reduced available rooms at hotels to help mitigate expenses; consolidated or eliminated managerial positions to reduce
payroll; and reimagined the operating model such as through limiting food and beverage operations and adjusting housekeeping
availability for both safety considerations and cost controls. Throughout 2021 we made progress toward recovery, as we strategi-
cally reopened all except two of our hotels while our portfolio as a whole has generated positive Hotel Adjusted EBITDA for the
past three consecutive quarters. We continue to identify revenue-enhancement opportunities and drive cost efficiencies to maxi-
mize the operating performance, cash flow and value of each property. As a pure-play lodging real estate company with significant
financial resources and an extensive portfolio of large, multi-use assets, including 9 hotels with 125,000 square feet of meeting
space or more, we believe our ability to implement compelling return on investment initiatives represents a significant embedded
growth opportunity. These may include the expansion of meeting platforms in convention and resort markets; the upgrade or
redevelopment of existing amenities, including retail platforms, food and beverage outlets, pools and other facilities; the develop-
ment of vacant land into income-generating uses, including retail or mixed-use properties; or the redevelopment or optimization of
underutilized spaces. Our current expansion project at the Bonnet Creek complex in Orlando, Florida includes additional meeting
space for the Signia by Hilton Orlando Bonnet Creek and the Waldorf Astoria Orlando project. We also may create value through
repositioning certain hotels across brands or chain scale segments and exploring adaptive reuse opportunities to ensure our assets
achieve their highest and best use. Finally, we are focused on maintaining the competitive strength of our properties and adapting
1
PARK HOTEL & RESORTS 2021 to evolving customer preferences by renovating properties to provide updated guestroom design, open and activated lobby areas,
food and beverage and public spaces, and modernized meeting space.
n Pursuing Growth and Diversification through Prudent Capital Allocation. We intend to leverage our scale, liquidity and trans-
action expertise to create value throughout all phases of the lodging cycle through opportunistic acquisitions and dispositions,
which we believe will enable us to further diversify our portfolio. In September 2019, we completed the $2.5 billion acquisition of
Chesapeake, which helped us to increase our scale and achieve greater diversification. Since our spin-off, we have sold or otherwise
disposed of 29 hotels, most of them located in lower growth domestic and non-core international markets for a combined sales
price of approximately $1.7 billion. Specifically in 2021, we sold five hotels for $477 million in gross proceeds, exceeding our goal of
completing $300 to $400 million of asset sales in 2021, providing us with liquidity to de-leverage our balance sheet and to execute
on a variety of strategic corporate initiatives. Additionally, in response to the COVID-19 pandemic we deferred $150 million of the
$200 million in capital expenditures previously budgeted for 2020 and reduced capital expenditures for maintenance projects to
approximately $44 million for 2021. We will continue to opportunistically seek to expand our presence in target markets and further
diversify over time, including by acquiring hotels that are affiliated with leading hotel brands and operators.
n Maintaining a Strong and Flexible Balance Sheet. We intend to maintain a strong and flexible balance sheet. We will focus on main-
taining sufficient liquidity with minimal short-term maturities and intend to have a mix of debt that will provide us with the flexibility
to prepay debt when desired, dispose of assets, pursue our value enhancement strategies within our existing portfolio, and support
acquisition activity. To increase liquidity and extend debt maturities while dealing with the effects of COVID-19, we drew $1 billion
from our revolving credit facility (“Revolver”) in March 2020 (which we subsequently fully repaid). In May 2020, we issued $650 million
of senior secured notes due 2025 (“2025 Senior Secured Notes”) (a portion of which was used to partially repay amounts outstanding
under our Revolver and the term loan due December 2021 (“2016 Term Loan”)). In September 2020, we issued $725 million of senior
secured notes due 2028 (“2028 Senior Secured Notes”) (a portion of which was used to repay the remaining amount outstanding
under the 2016 Term Loan in full as well as a portion of the Revolver) and extended almost 90% of the Revolver commitments until
2023. In May 2021, we issued $750 million of senior secured notes due 2029 (“2029 Senior Secured Notes,” collectively with the 2025
Senior Secured Notes and 2028 Senior Secured Notes, the “Senior Secured Notes”) (a portion of which was used to repay a portion of
the Revolver and a portion of our unsecured delayed draw term loan facility (“2019 Term Facility”)). Additionally, in 2021, we sold five
consolidated hotels, and net proceeds were used to repay the remaining outstanding amounts under the Revolver and partially repay
the 2019 Term Facility, leaving just $78 million outstanding on our sole remaining corporate term loan. Only 2% of our total outstanding
debt is maturing in 2022. We are maintaining higher than historical cash levels due to the continued uncertainty surrounding COVID-
19, and we intend to do so until markets stabilize and demand in the lodging industry significantly recovers. Additionally, we expect to
reduce our level of secured debt over time, which will provide additional balance sheet flexibility. Our senior management team has
extensive experience managing capital structures over multiple lodging cycles and has extensive and long-standing relationships with
numerous lending institutions and financial advisors to address our capital needs.
2
PARK HOTEL & RESORTS 2021 OUR PROPERTIES
The following tables provide summary information regarding our portfolio as of February 18, 2022.
Brand Affiliations and Chain Scale
We own and lease hotels and resorts primarily in the upper upscale chain scale segment. The following table sets forth our portfolio by
brand affiliations and chain scale segment:
Brand
Chain Scale
Number of
Properties
Total
Rooms
Hilton Hotels & Resorts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Upscale
25
22,045
DoubleTree by Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upscale
Embassy Suites by Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Upscale
W Hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Luxury
Hyatt Regency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Upscale
Waldorf Astoria Hotels & Resorts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Luxury
Marriott . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Upscale
Marriott Tribute Portfolio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Upscale
Curio - A Collection by Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Midscale
JW Marriott . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Luxury
Hyatt Centric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Upscale
Hilton Garden Inn . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upscale
Homewood Suites by Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upscale
Hampton by Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Upper Midscale
9
4
2
2
2
1
1
2
1
1
2
1
1
3,733
998
923
940
813
430
393
374
344
316
290
195
131
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
54
31,925
Type of Property Interest
The following table sets forth our properties according to the nature of our real estate interest:
Types of Interest
Fee Simple(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Ground Lease . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Unconsolidated Joint Ventures(2)
Fee Simple . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Ground Lease . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Number of
Properties
Total
Rooms
34
14
48
4
2
6
22,170
5,719
27,889
2,452
1,584
4,036
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
54
31,925
(1) Includes certain properties that, while primarily owned fee simple, are subject to ground lease in respect of certain portions of land or facilities. Refer to “—Ground
Leases,” Item 2: “Properties,” and Note 9: “Leases” in our audited consolidated financial statements included elsewhere in this Annual Report on Form 10-K for additional
information.
(2) Six of our hotels are owned by unconsolidated joint ventures in which we hold an interest. Refer to Item 2: “Properties” for the percentage ownership in such unconsoli-
dated joint ventures.
Hotel Laundry Operations
During the year ended December 31, 2020, we permanently closed operations at our three commercial laundry facilities located in
Piscataway, New Jersey, Portage, Indiana, and Portland, Oregon. Revenue from our commercial laundry operations accounted for less
than half a percent of our consolidated revenue in each of the years ended December 31, 2020 and 2019.
3
PARK HOTEL & RESORTS 2021
SUSTAINABILITY
We incorporate sustainability into our investment and asset management strategies, with a focus on minimizing environmental impact.
When we evaluate the acquisition of new properties, we will assess both sustainability opportunities and climate change-related risks as
part of our due diligence process. During the ownership of our properties, we seek to invest in proven sustainability practices in our rede-
velopment projects that can enhance asset value, while also improving environmental performance. In such projects, we target specific
environmental efficiency enhancements, equipment upgrades and replacements that reduce energy and water consumption and offer
appropriate returns on investment. We are committed to being a responsible corporate citizen and minimizing our impact on the environ-
ment. Our approach to corporate citizenship is reinforced by periodic engagement with key stakeholders to understand their corporate
responsibility priorities. We participated in the 2021 Global Real Estate Sustainability Benchmark (“GRESB”) assessment, ranking in the top
35% of all GRESB participant companies, and increased our score compared to 2020. Additionally, we were recognized by Newsweek as
one of America’s Most Responsible Companies for the third consecutive year, ranking in the top third of all selected companies.
We have published our 2021 Annual Corporate Responsibility Report on our website, which discloses our environmental and social
programs and performance and includes our first Task Force report on Climate-Related Financial Disclosures. As highlighted in our
report, in 2020, we saw continued decreases in energy and water consumption and intensity across our portfolio, as well as continued
decreases in carbon emissions and waste generated. Operations at a significant portion of our portfolio were temporarily suspended
for various durations throughout 2020, driving the reductions in utility consumption and intensities. However, the trend of decreasing
consumption and intensities is not limited to 2020. Our efforts to responsibly manage our environmental impact is reflected in the
continued year-over-year decreases in these metrics. Park has created a Green Sustainability Playbook, which outlines the Company’s
sustainability expectations and processes for its brand and management partners on a variety of topics, including HVAC equipment,
LED lighting and water efficiency. Park has also created a set of Engineering Renovation Guidelines, which address opportunities for
incorporating sustainable building attributes during renovations, such as the use of green materials and efficiency standards for HVAC
systems, toilets and showers.
Additionally, while non-essential capital expenditure projects were largely suspended or cancelled during 2020 due to cost elimina-
tion and cash efficiency measures taken in response to the COVID-19 pandemic, we continued to invest in efficiency projects related
to end-of-life equipment replacements or upgrades. With these projects, we were often able to notably decrease our environmental
impact by replacing older equipment with more efficient options. In 2020, completion of more than 20 capital expenditure projects,
with a total investment in excess of $4 million, helped to improve the overall efficiency of our portfolio. These projects, conducted at
15 of our hotels, are expected to generate average cost savings of 3 – 4% annually, while larger projects, such as chiller retrofits or
replacements, are expected to generate energy cost savings of approximately 20% annually.
OUR PRINCIPAL AGREEMENTS
In order for us to continue to qualify as a REIT, independent third parties must operate substantially all of our hotels. We lease sub-
stantially all of our hotels to our TRS lessees, which, in turn have engaged independent third-parties to operate these hotels pursuant
to management agreements. The hotels not leased to our TRS lessees are owned by TRSs, which have also engaged independent
third-parties to operate these hotels pursuant to management agreements. Certain of our hotels also have franchise agreements. We
may, in the future, re-flag existing properties, acquire additional properties that operate under other brands and/or engage other third-
party hotel managers and franchisors.
Below is a general overview of our management and franchise agreements.
Management Agreements
Our hotel managers control the day-to-day operations of our hotels that are subject to a management agreement. We have consulta-
tive and specified approval rights with respect to certain actions of our hotel managers, including entering into long-term or high value
contracts, engaging in certain actions relating to legal proceedings, approving the operating budget, making certain capital expendi-
tures and the hiring of certain management personnel.
As in our franchise agreements described below, we receive a variety of services and benefits under our management agreements with
our hotel managers, including the benefit of the name, marks and system of operation of the brand, as well as centralized reservation
systems, participation in customer loyalty programs, national advertising, marketing programs and publicity designed to increase brand
awareness, as well as training of personnel and payroll and accounting services.
4
PARK HOTEL & RESORTS 2021 Term
Our management agreements have initial terms ranging from 5 to 30 years and most allow for one or more renewal periods. Assuming
all renewal periods are exercised by our hotel managers, the total term of our management agreements range between 5 and 70 years.
Fees
Our management agreements generally contain a two-tiered fee structure, where our hotel managers receive a base management
fee and an incentive management fee. The base management fee for our hotels range from approximately 2% to 4% of gross hotel
revenues or receipts, as defined in each agreement. The incentive management fee is typically a percentage of a specified performance
measure such as operating income, cash flow or other performance measures, as defined in the agreements with some agreements
only providing for incentive fees following the satisfaction of certain dollar thresholds. We also pay certain service fees to our hotel
managers and generally reimburse our hotel managers for salaries and wages of their employees at our hotels, as well as for certain
other expenses incurred in connection with the operation of the hotel.
Termination Events
Subject to certain qualifications, notice requirements and applicable cure periods, the management agreements generally are termi-
nable by either party upon a material casualty or condemnation of the hotel or the occurrence of certain customary events of default,
including, among others: the bankruptcy or insolvency of either party; the failure of either party to make a payment when due, and
failure to cure such non-payment after late payment notice; or breach by either party of covenants or obligations under the manage-
ment agreement. In certain instances, we retain the right to terminate a management agreement if manager fails to meet specified
performance criteria.
Additionally, our hotel managers generally have the right to terminate the management agreement in certain situations, including
the occurrence of certain actions with respect to a mortgage or our failing to complete or commence required repair after damage or
destruction to the hotel, or our failure to meet minimum brand standards. For certain properties, our management agreements also
allow early termination, subject to entering into a franchise agreement with an affiliated brand. If our hotel managers terminate due to
our default, our hotel managers may exercise all of their rights and remedies at law or in equity.
Sale of a Hotel
Our management agreements generally provide that we cannot sell a hotel to a person who (i) does not have sufficient financial
resources, (ii) is of bad moral character, (iii) is a competitor of our hotel managers, or (iv) is a specially designated national or blocked
person, as set forth in the applicable management agreement. It is generally an event of default if we proceed with a sale or an assign-
ment of the hotel’s management agreement to such a transferee, without receiving consent from our hotel managers.
Franchise Agreements
Nine of our hotels are subject to franchise agreements. Pursuant to the franchise agreements, we have been granted a limited, non-ex-
clusive license to use our franchisor’s brand names, marks and systems. The franchisor also may provide us with a variety of services
and benefits, including centralized reservation systems, participation in customer loyalty programs, national advertising, marketing
programs and publicity designed to increase brand awareness, as well as training of personnel. In return, we are required to operate
franchised hotels consistent with the applicable brand standards. The franchise agreements specify operational, record-keeping,
accounting, reporting and marketing standards and procedures with which we must comply, and will promote consistency across the
brand by outlining standards for guest services, products, signage and furniture, fixtures and equipment, among other things. To moni-
tor our compliance, the franchise agreements specify that we must make the hotel available for quality inspections by the franchisor.
Term
Our franchise agreements contain an initial term of between 13 and 20 years and require the franchisor’s consent to be extended.
Fees
Our franchise agreements require that we pay a royalty fee on gross rooms revenue at rates ranging from 4% to 6%, plus a percentage
of food and beverage revenue for certain hotels, which in most cases is 3%. We must also pay certain marketing, reservation, program
and other customary fees. In addition, the franchisor has the right to require that we renovate guest rooms and public facilities from
time to time to comply with then-current brand standards.
5
PARK HOTEL & RESORTS 2021 Termination Events
Our franchise agreements provide for termination at the franchisor’s option upon the occurrence of certain events, including, among
others: the failure to maintain brand standards; the failure to pay royalties and fees or to perform other obligations under the franchise
license; bankruptcy; and abandonment of the franchise or a change of control, and in the event of such termination, we are required to
pay liquidated damages.
SPIN-OFF RELATED AGREEMENTS
On January 3, 2017, Hilton Parent completed the spin-off that resulted in our establishment as an independent, publicly traded company.
Distribution Agreement
We entered into a distribution agreement (“Distribution Agreement”) with Hilton Parent regarding the principal actions taken or to be
taken in connection with the spin-off. The Distribution Agreement provided for certain transfers of assets and assumptions of liabilities
by us and Hilton Parent and the settlement or extinguishment of certain liabilities and other obligations among Hilton Parent and us. In
particular, the Distribution Agreement provided that, subject to the terms and conditions contained in the Distribution Agreement:
n all of the assets and liabilities (including whether accrued, contingent or otherwise, and subject to certain exceptions) associated
with the separated real estate business were retained by or transferred to us;
n all of the assets and liabilities (including whether accrued, contingent or otherwise, and subject to certain exceptions) associated
with the timeshare business were retained by or transferred to HGV Parent or its subsidiaries;
n all other assets and liabilities (including whether accrued, contingent or otherwise, and subject to certain exceptions) of Hilton
were retained by or transferred to Hilton Parent or its subsidiaries;
n
liabilities (including whether accrued, contingent or otherwise) related to, arising out of or resulting from businesses of Hilton that
were previously terminated or divested were allocated among the parties to the extent formerly owned or managed by or associ-
ated with such parties or their respective businesses;
n each of Park Parent and HGV Parent assumed or retained any liabilities (including under applicable U.S. federal and state securities
laws) relating to, arising out of or resulting from the Form 10 registering its common stock to be distributed by Hilton Parent in the
spin-off and from any disclosure documents that offered for sale securities in transactions related to the spin-off, subject to excep-
tions for certain information for which Hilton Parent retained liability; and
n except as otherwise provided in the Distribution Agreement or any ancillary agreement, we retained responsibility for any costs
or expenses incurred by us following the distribution in connection with the transactions contemplated by the Distribution
Agreement, including costs and expenses relating to legal counsel, financial advisors and accounting advisory work related to
the distribution.
In addition, notwithstanding the allocation described above, we, HGV and Hilton have agreed that losses related to certain contingent
liabilities (and related costs and expenses), which generally are not specifically attributable to any of the separated real estate busi-
ness, the timeshare business or the retained business of Hilton (“Shared Contingent Liabilities”), will be apportioned among the parties
according to fixed percentages of 65%, 26% and 9% for each of Hilton, us and HGV, respectively. Examples of Shared Contingent
Liabilities may include uninsured losses arising from actions (including derivative actions) against current or former directors or officers
of Hilton in respect of acts or omissions occurring prior to the distribution date, or against current or former directors or officers of any
of Hilton, HGV or us, arising out of, in connection with, or otherwise relating to, the spin-offs and the distribution, subject to certain
exceptions described in the Distribution Agreement. In addition, costs and expenses of, and indemnification obligations to, third party
professional advisors arising out of the foregoing actions may also be subject to these provisions. Subject to certain limitations and
exceptions, Hilton shall generally be vested with the exclusive management and control of all matters pertaining to any such Shared
Contingent Liabilities, including the prosecution of any claim and the conduct of any defense.
The Distribution Agreement also provides for cross-indemnities that, except as otherwise provided in the Distribution Agreement, are
principally designed to place financial responsibility for the obligations and liabilities of each business with the appropriate company.
6
PARK HOTEL & RESORTS 2021 Tax Matters Agreement
We entered into a tax matters agreement (“Tax Matters Agreement”) with Hilton Parent, HGV Parent and Hilton Domestic Operating
Company that governs the respective rights, responsibilities and obligations of us, Hilton Parent and HGV Parent after the spin-off with
respect to tax liabilities and benefits, tax attributes, tax contests and other tax sharing regarding U.S. federal, state, local and foreign
income taxes, other tax matters and related tax returns. Although binding between the parties, the Tax Matters Agreement is not
binding on the IRS. We and HGV Parent have joint and several liability with Hilton Parent to the IRS for the consolidated U.S. federal
income taxes of the Hilton consolidated group relating to the taxable periods in which we were part of that group. The Tax Matters
Agreement specifies the portion, if any, of this tax liability for which we bear responsibility, and each party has agreed to indemnify
the other against any amounts for which they are not responsible. The Tax Matters Agreement also provides special rules for allocating
tax liabilities in the event that the spin-off is not tax-free. In general, under the Tax Matters Agreement, each party is responsible for
any taxes imposed on Hilton that arise from the failure of the spin-off and certain related transactions to qualify as a tax-free trans-
action for U.S. federal income tax purposes under Sections 355 and 368(a)(1)(D) of the Code, as applicable, and certain other relevant
provisions of the Code, to the extent that the failure to qualify is attributable to actions taken by such party (or with respect to such
party’s stock). The parties share responsibility in accordance with sharing percentages for any such taxes imposed on Hilton that are
not attributable to actions taken by a particular party.
The Tax Matters Agreement also provides for cross-indemnities with respect to tax matters that, except as otherwise provided in the
Tax Matters Agreement, are principally designed to place financial responsibility for the tax-related obligations and liabilities of each
business with the appropriate company.
GROUND LEASES
The following table summarizes the remaining primary term, renewal rights and purchase rights as of February 18, 2022, associated
with land underlying our hotels and meeting facilities that we lease from third parties:
Property
Rooms
Current Lease
Term Expiration
Renewal Rights /
Purchase Rights
Leases of U.S. Properties (Excluding Properties Leased by Joint Ventures)
Embassy Suites Phoenix Airport
Portfolio of Five Hotels(1)
Embassy Suites Austin Downtown South Congress
Hilton Oakland Airport
Hilton Orlando Lake Buena Vista
Hilton Boston Logan Airport
182
2,053
262
360
814
604
November 30, 2031
December 31, 2025
February 28, 2029
January 19, 2034
January 31, 2034
September 30, 2044
Hilton Seattle Airport & Conference Center
396
December 31, 2046
None
2 x 5 years(2)
1 x 10 years(3)
None
1 x 25 years
2 x 20 years
Purchase Rights(4)
Renewal Rights
2 x 10 years;
1 x 5 years
Hyatt Regency Mission Bay Spa and Marina
Embassy Suites Kansas City Plaza
JW Marriott San Francisco Union Square
Hilton La Jolla Torrey Pines
Hilton San Diego Bayfront
438
266
344
January 31, 2056
None
January 30, 2076(5)
Renewal Rights(5)
2 x 25 years
January 14, 2083
None
Leases of U.S. Properties by Joint Ventures
394
1,190
June 30, 2067
1 x 10 years;
1 x 20 years(6)
December 31, 2071
None
(1) Reflects the terms of a master lease agreement pursuant to which we lease the following five hotels: the Hilton Salt Lake City Center; the DoubleTree Hotel Seattle
Airport; the DoubleTree Hotel San Diego—Mission Valley; the DoubleTree Hotel Sonoma Wine Country; and the DoubleTree Hotel Durango.
(2) The renewal option may be exercised for less than all 5 of the hotels. Minimum rent is reduced if the renewal option is exercised for less than all of the 5 hotels.
(3) The term of this renewal option exceeds the expiration of the underlying master ground lease in 2031. No extension rights are available, and it is unlikely that the land-
lord under the master ground lease will grant a term past 2031.
(4) Tenant has a right of first offer with respect to the property.
(5) Lease expires on January 30, 2026; however, the renewal rights are included in the current lease term expiration as the landlord has the option to renew the lease.
(6) Renewal rights are dependent on the amount of capital expenditures invested in the hotel during the term.
7
PARK HOTEL & RESORTS 2021 We (or certain joint ventures in which we own an interest) are also party to certain leases for facilities related to certain hotels owned
by us (or such joint ventures).
COMPETITION
The lodging industry is highly competitive. Our hotels compete with other hotels for guests on the basis of several factors, including the
attractiveness of the facility, location, level of service, quality of accommodations, amenities, food and beverage options and outlets, public
and meeting spaces and other guest services, consistency of service, room rate, brand reputation and the ability to earn and redeem loyalty
program points through a global system. Competition is often specific to the individual markets in which our hotels are located and includes
competition from existing and new hotels operated under brands primarily in the upper upscale chain scale segments. Increased competition
could have a material adverse effect on the occupancy rate, average daily room rate and RevPAR of our hotels or may require us to make cap-
ital improvements that we otherwise would not have to make, which may result in decreases in our profitability. We believe our hotels enjoy
certain competitive advantages as a result of being flagged with globally recognized brands, including access to centralized reservation
systems and national advertising, marketing and promotional services, strong hotel management expertise and guest loyalty programs.
Our principal competitors include hotel operating companies, ownership companies (including other lodging REITs) and national and
international hotel brands. We face increased competition from providers of less expensive accommodations, such as select-service
hotels or independently managed hotels, during periods of economic downturn when leisure and business travelers become more sen-
sitive to room rates. Increasingly, we also face competition from peer-to-peer inventory sources that allow travelers to stay at homes
and apartments booked from owners, thereby providing an alternative to hotel rooms. We face competition for the acquisition of
hotels from other REITs, private equity investors, institutional pension funds, sovereign wealth funds and numerous local, regional and
national owners, including franchisors, in each of our markets. Some of these entities may have substantially greater financial resources
than we do and may be able and willing to accept more risk than we believe we can prudently manage. During the recovery phase of
the lodging cycle, competition among potential buyers may increase the bargaining power of potential sellers, which may reduce the
number of suitable investment opportunities available to us or increase pricing. Similarly, during times when we seek to sell hotels,
competition from other sellers may increase the bargaining power of the potential property buyers.
SEASONALITY
The lodging industry is seasonal in nature, which can be expected to cause fluctuations in our hotel rooms revenues, occupancy levels,
room rates, operating expenses and cash flows. The periods during which our hotels experience higher or lower levels of demand vary
from property to property, depending principally upon location, type of property and competitive mix within the specific location.
CYCLICALITY
The lodging industry is cyclical and demand generally follows, on a lagged basis, key macroeconomic indicators. There is a history of
increases and decreases in demand for hotel rooms, in occupancy levels and in room rates realized by owners of hotels through eco-
nomic cycles. Variability of results through some of the cycles in the past has been more severe due to changes in the supply of hotel
rooms in given markets or in given segments of hotels. The combination of changes in economic conditions and in the supply of hotel
rooms can result in significant volatility in results for owners of hotel properties. As a result, in a negative economic environment the
rate of decline in earnings can be higher than the rate of decline in revenues.
GOVERNMENT REGULATIONS
Our business is subject to various federal and state laws and regulations (in the U.S. and Puerto Rico). In particular, we are subject to the
Americans with Disabilities Act (“ADA”). Under the ADA, all public accommodations are required to meet certain U.S. federal requirements
related to access and use by disabled persons. These regulations apply to accommodations first occupied after January 26, 1993. Public
accommodations built before January 26, 1993 are required to remove architectural barriers to disabled access where such removal is
“readily achievable.” The regulations also mandate certain operational requirements that hotel operators must observe. The failure of
a property to comply with the ADA could result in injunctive relief, fines, an award of damages to private litigants or mandated capital
expenditures to remedy such noncompliance. Any imposition of injunctive relief, fines, damage awards or capital expenditures could result
in reputational harm or otherwise materially and negatively affect our performance and results of operations.
In addition, a number of states regulate the activities of hospitality properties and restaurants, including safety and health standards,
as well as the sale of liquor at such properties, by requiring licensing, registration, disclosure statements and compliance with specific
standards of conduct. We are also subject to privacy and data security laws. Compliance with, or changes in, these laws could reduce
the revenue and profitability of our properties and could otherwise adversely affect our operations.
8
PARK HOTEL & RESORTS 2021 ENVIRONMENTAL MATTERS
We are subject to certain requirements and potential liabilities under various federal, state and local environmental, health and safety
laws and regulations (in the U.S. and Puerto Rico) and incur costs in complying with such requirements. These laws and regulations
govern our operations including any associated air emissions; the use, storage and disposal of hazardous and toxic substances and
petroleum projects; and wastewater disposal. In addition, as a current and former owner of property, we could be subject to investi-
gation and remediation liabilities that could arise under local, state and federal environmental laws, as well as personal injury, property
damage, fines or other claims by third parties associated with environmental compliance or the presence of contamination. We use
and store hazardous and toxic substances, such as cleaning materials, pool chemicals, heating oil and fuel for back-up generators at
some of our facilities, and we generate certain wastes in connection with our operations. In addition to our hotel accommodations, we
previously operated certain laundry facilities. Some of our properties include older buildings, and some may have, or may historically
have had impacts from current or historical site operations including dry-cleaning facilities, gasoline and auto service stations, under-
ground storage tanks for heating oil and back-up generators, and other operations that may have caused environmental contamination.
We have from time to time been responsible for investigating and remediating contamination at some of our facilities, such as con-
tamination from leaking underground storage tanks or as a result of current or historical dry-cleaning operations, and we could be held
responsible for any contamination resulting from the disposal of wastes that we generate, including at locations where such wastes
have been sent for treatment or disposal, without regard to whether we complied with environmental laws in sending our wastes to
such treatment or disposal sites. In some cases, we may be entitled to indemnification, but there can be no assurance that we would
be able to recover all or any costs we incur in addressing such problems. From time to time, we may also be required to manage, abate,
remove or contain mold, lead, asbestos-containing materials, radon gas or other hazardous conditions found in or on our properties.
We have implemented an on-going operations and maintenance plan that seeks to identify and remediate these conditions as appro-
priate. Although we have incurred, and expect that we will continue to incur, costs relating to the investigation, identification, manage-
ment, and remediation of hazardous materials or petroleum products known or discovered to exist at our properties, as well as costs of
complying with various local, state and federal environmental, health and safety laws, those costs have not had, and are not expected
to have, a material adverse effect on our financial condition, results of operations or cash flow.
REIT QUALIFICATION
We are a REIT for U.S. federal income tax purposes. We have been organized and operated, and we expect to continue to be organized
and operated, in a manner to qualify as a REIT. To qualify as a REIT, we must satisfy requirements related to, among other things, the
real estate qualification of sources of our income, the real estate composition and values of our assets, the amounts we distribute to
our stockholders annually and the diversity of ownership of our stock. To the extent we continue to remain qualified as a REIT, we gen-
erally will not be subject to U.S. federal income tax on taxable income generated by our REIT activities that we distribute annually to
our stockholders. To comply with REIT requirements, we may need to forego otherwise attractive opportunities and limit our expansion
opportunities and the manner in which we conduct our operations. Refer to “Risk Factors—Risks Related to our REIT Status and Certain
Other Tax Items.”
INSURANCE
We maintain insurance coverage for general liability, property, including business interruption, terrorism, and other risks with respect to
our business for all of our hotels. We also maintain workers’ compensation insurance for our corporate employees, while our managers
maintain workers’ compensation insurance for their employees at our hotels. Most of our insurance policies are written with self-insured
retentions or deductibles that are common in the insurance market for similar risks. These policies provide coverage for claim amounts
that exceed our self-insured retentions or deductibles. Our insurance provides coverage related to any claims or losses arising out of
the design, development and operation of our hotels.
HUMAN CAPITAL
Employees
Through ongoing employee development programs, comprehensive and competitive compensation and benefits, and a focus on our
employees’ health and well-being, we strive to help our employees in all aspects of their lives. As of December 31, 2021, we had 80
corporate employees. We believe relations are positive between us and our employees. Our hotel managers are generally responsible
for hiring and maintaining the labor force at each of our hotels. During 2021, management of the Select Hotels was transitioned to
a third-party hotel management company, and we no longer employ the employees at these hotels. Although we do not employ the
employees at our hotels, we still are subject to the costs and risks generally associated with the hotel labor force, particularly those
hotels with unionized labor. We believe relations are positive between our third-party hotel managers and their employees. For a
discussion of these relationships, refer to “Risk Factors—Risks Related to Our Business and Industry—We are subject to risks associ-
ated with the employment of hotel personnel, particularly with hotels that employ unionized labor, which could increase our operating
costs, reduce flexibility of our hotel managers to adjust the size of the workforce at our hotels and could materially and adversely
affect our revenues and profitability.”
9
PARK HOTEL & RESORTS 2021 Diversity, Equity and Inclusion
We value the unique perspectives that a workforce with diverse cultures, ages, genders, and ethnicities brings to our process, and we
are committed to enhancing diversity, equity and inclusion at Park. We have a skilled and highly diverse board of nine independent
directors, two of whom are gender diverse. In addition, our executive team is comprised of six members, two of whom are gender
diverse and three of whom are racially diverse. The following charts summarize the gender and ethnic diversity of our workforce as of
December 31, 2021:
Our commitment to enhancing diversity, equity and inclusion is reflected both in the actions we take within our Company and our
efforts in our larger community, such as through recruitment, employee development, mentorship, education, advocacy and community
outreach. We have established a Diversity & Inclusion Steering Committee, which is comprised of employees at our corporate head-
quarters and includes members of executive leadership from all corporate departments and a broad assortment of levels, genders,
ages and races. The committee is dedicated to enhancing our focus on activities that increase awareness and take actions in support
of equality, and it seeks to develop partnerships and adopt new initiatives that support systematic change related to racism and diver-
sity. The committee has spent significant time focusing on actions and commitments that impact Park internally such as recruitment
and retention practices, policy and process updates, training and increased communication and awareness programs. All our employees
are encouraged to take part in initiatives implemented by the Diversity & Inclusion Steering Committee.
Additionally, our Chief Executive Officer, Thomas J. Baltimore, Jr. serves as one of the three co-chairs of NAREIT’s Dividends Through
Diversity, Equity & Inclusion CEO Council, which supports the recruitment, inclusion, development, and advancement of women, Black
professionals, other people of color, ethnically diverse individuals, and members of other under-represented groups in REITs and the
publicly traded real estate industry.
We continually evaluate our practices related to diversity, equity and inclusion through internal and external resources. For example, in
2021, we added a gender and ethnic diversity analysis to our corporate compensation review, which reflected no pay disparity based
on any gender or ethnic group. In addition, in 2021, we engaged a third-party resource to perform a diversity audit of Park’s policies,
procedures and external websites. The results of the audit found that overall, Park policies and procedures reflect a company that is
committed to diversity, equity, and inclusion, and that has taken steps to effectuate those goals.
Training and Development
Human capital development underpins our efforts to successfully execute our Company-wide strategy. We continually invest in our
employees’ career growth and provide employees with a wide range of development opportunities. We also seek to increase aware-
ness and understanding through Company-wide trainings on diversity and inclusion, unconscious bias and other social issues, as well
as an annual anti-bribery/anti-corruption training. In 2021, we added a separate, mandatory training on diversity, equity, inclusion and
unconscious bias for corporate employees, and we expanded our training on social issues to include modern slavery/human trafficking
awareness. All employees also participate in anti-harassment and compliance training at least once a year.
Additionally, we provide employees at corporate headquarters with leadership development programs, management development
series programs, corporate technical “lunch and learn” trainings, REIT tax training, executive coaching and emotional intelligence train-
ing. Our leadership team encourages employees to continue education and professional certifications with time away from work and
training budgets. Our Corporate Strategy and Design & Construction departments also participate in sustainability training, including
Nareit’s ESG JumpStart workshop and REITworks conference.
10
PARK HOTEL & RESORTS 2021
To support employee development, we provide regular and consistent feedback to our corporate employees through our continuous
feedback performance management model. Regular one-on-one feedback sessions are conducted to ensure feedback is current and
to reinforce positive performance. We encourage our employees to participate in our Associate Satisfaction and Engagement Survey,
which is administered by a third party, and undertake initiatives to improve areas identified in the survey. As a direct result of the sur-
vey, each department Executive Committee leader conducts feedback sessions with their respective teams, and Company-wide action
plans are created and implemented by our Human Resources department. In addition, each department also creates departmental
action plans and implements them accordingly.
Our Board of Directors receives regular reports on these initiatives to ensure that we continue to demonstrate our strong commitment
to our employees, diversity and inclusion and other human capital matters.
Health, Safety and Well-being
We provide benefits to support our corporate employees and their families, including but not limited to medical, vision and dental
insurance, gym memberships, a 401(k) match program, paid parental leave, and an employee assistance program. We also provide
numerous initiatives focused on physical, mental and spiritual well-being including a flu shot clinic, mindfulness training with dedicated
coaches and leaders and emotional intelligence workshops. To support our employees in navigating the challenges of COVID-19, we
enhanced components of our health and well-being program. Our expanded program includes Wellness Wednesdays, an initiative
targeted to improve physical, social, mental and spiritual wellbeing through bi-weekly Company-wide virtual events. We also provided
each corporate employee with a membership to a 24/7 membership-based primary care medical practice with a mission to offer quality
care more accessibly.
Together with our hotel managers, we also aim to ensure the health, safety and well-being of all employees and guests at our prop-
erties. For example, in 2020, we committed to the American Hotel & Lodging Association’s 5-Star Promise, which enhances policies,
trainings and resources related to the safety of hotel employees and guests. We aim to promote health and well-being measures in
our design and construction projects through the use of natural ventilation, daylighting and air and water quality monitoring. Hotel
employee health and safety factors are designed into projects, which include alarm systems cameras, first aid locations and personal
alert devices.
Community Engagement
Our Park Cares Committee, a committee comprised of employees at our corporate headquarters, focuses on engagement with local
communities and spearheads volunteer work. We introduced an annual event, which aims to concentrate our volunteer efforts around
one central cause that all corporate headquarters’ employees can participate in if they desire. While the challenges resulting from
COVID-19 temporarily suspended in-person charitable activities in 2020, Park continued to support local communities and organiza-
tions in a virtual capacity and through charitable donations. In 2021, we supported over 13 organizations and/or programs through
charitable contributions, sponsorships and scholarships contributing a total of $170,000 in cash donations. The hotels within our
portfolio are also extremely involved with their respective communities, raising money or donating supplies, food or services as well as
contributing countless hours to many worthwhile causes.
For additional information on the above matters, please review our 2021 Annual Corporate Responsibility Report on our website.
CORPORATE INFORMATION
Our principal executive offices are currently located at 1775 Tysons Boulevard, 7th Floor, Tysons, Virginia 22102. Our telephone number
is (571) 302-5757. Our website is located at www.pkhotelsandresorts.com. The information that is found on or accessible through our
website is not incorporated into, and does not form a part of, this Annual Report on Form 10-K or any other report or document that
we file with or furnish to the Securities and Exchange Commission (“SEC”). We have included our website address in this Annual Report
on Form 10-K as an inactive textual reference and do not intend it to be an active link to our website.
We make available on our website, free of charge, our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports
on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act as soon as
reasonably practicable after we electronically file such material with, or furnish it to, the SEC. We also make our Code of Conduct, and
any amendments or waivers thereto, for our directors, officers and employees available on our website on the Corporate Governance –
Governance Documents page under the Investors section of our website.
AVAILABILITY OF REPORTS
The SEC maintains a website (http://www.sec.gov) that contains reports, proxy statements, information statements, and other infor-
mation regarding issuers that file electronically with the SEC.
11
PARK HOTEL & RESORTS 2021 Item 1A. Risk Factors.
Owning our common stock involves a number of significant risks. You should consider carefully the following risk factors. If any of the fol-
lowing risks, as well as additional risks and uncertainties not currently known to us or that we currently deem immaterial, occur, our busi-
ness, liquidity, financial condition and results of operations could be materially and adversely affected. If this were to happen, the market
price of our common stock could decline significantly, and you could lose all or a part of the value of your ownership in our common
stock. In addition, the statements in the following risk factors include forward-looking statements. See “Forward-Looking Statements.”
RISKS RELATED TO OUR BUSINESS
The COVID-19 pandemic, including the resulting and continued economic disruptions, travel restrictions and
decrease in demand for our hotel properties, has significantly adversely impacted and disrupted, and is expected
to continue to significantly adversely impact and disrupt, our business, financial performance and condition,
operating results and cash flows.
The outbreak of COVID-19 has had and continues to have, and another pandemic in the future could similarly have, significant reper-
cussions across regional and global economies and financial markets. The global and sustained impact of the outbreak and resulting
control measures, including states of emergency, mandatory quarantines, border closures, and other travel and large gatherings
restrictions, as well as declines in overall willingness to travel due to the risk of COVID-19 transmission, have significantly decreased
the demand for travel to our hotel properties. We have been and expect to continue to be negatively affected by these and other
governmental regulations and travel advisories to fight the pandemic, including recommendations by the U.S. Department of State, the
Center for Disease Control and Prevention and the World Health Organization. In addition, the COVID-19 pandemic triggered a global
economic contraction, which was followed by other economic challenges that affected discretionary spending and travel, including
supply chain disruptions and increased inflation.
COVID-19 has disrupted and has had a significant adverse effect on, and will continue to significantly adversely impact and disrupt, our
business, financial performance and condition, operating results and cash flows. The effects of the pandemic on the hotel industry are
unprecedented. Global demand for lodging has been drastically reduced and occupancy levels reached historic lows in 2020. Beginning
in late February 2020, we experienced a significant decline in occupancy and RevPAR associated with COVID-19 disruption through-
out our portfolio. Travel, especially business and leisure travel in the United States, where all of our hotels are located, was adversely
affected as result of COVID-19. Although we were able to recommence operations at all except two of our previously suspended hotels
by the end of 2021, there remains considerable uncertainty as to both the time it will take to see travel and demand for lodging and
travel-related experiences to fully recover. While transient business has improved across our portfolio, the recovery of group business
continues to be delayed by new COVID-19 variants. If demand does not recover, or if virus variants increase or travel restrictions
tighten, we may be required to suspend operations at additional hotels.
Additional factors that would negatively impact our ability to successfully operate during or following COVID-19 or another pandemic,
or that could otherwise significantly adversely impact and disrupt our business, financial performance and condition, operating results
and cash flows, include:
n sustained negative consumer or business sentiment, economic metrics (including inflation, unemployment levels, discretionary
spending and declines in personal wealth) or demand for travel, including beyond the end of the COVID-19 pandemic and the lifting
of travel restrictions and advisories, which could further adversely impact demand for lodging;
n significantly increased inflation, which may increase labor or other costs to maintain or operate hotels;
n
increased sanitation and hygiene requirements, social distancing and other mitigation measures, which have increased costs to us
and our operators;
n disruptions in our supply chains, which may among other things, affect our food and beverage offerings;
n disruptions in the continued service and availability of personnel, including our senior leadership team and key field personnel, and
our ability to recruit, attract and retain skilled personnel to the extent our management or personnel are impacted by the outbreak of
pandemic or epidemic disease and are not available or allowed to conduct work, which could result in increased labor expenses;
n
limited opportunities to acquire new properties or the need to dispose of properties to meet liquidity needs;
12
PARK HOTEL & RESORTS 2021 n the scaling back or delay of a significant amount of planned capital expenditures, including planned renovation projects, which
could adversely affect the value of our properties and guest experience at our properties;
n our ability to obtain bank lending or access the capital markets could deteriorate, including as a result of the COVID-19 pandemic,
or declines in our business performance or the general economy;
n our increased indebtedness and decreased operating revenues, which could increase our risk of default on our loans;
n we may require additional indebtedness, which may contain even more restrictive covenants than our existing indebtedness or may
require incremental collateral;
n our dependence on our hotel managers, who are facing similar challenges from the COVID-19 pandemic;
n disruptions as a result of corporate employees working remotely, including risk of cybersecurity incidents and disruptions to internal
control procedures; and
n benefits of government action to provide financial support to affected industries, including the travel and hospitality industry, may
not be available to us or our operators.
Moreover, many of the risk factors set forth elsewhere in the below risk factors should be interpreted as heightened risks as a result
of the impact of the COVID-19 pandemic. In addition, historical data regarding our business, properties, results of operations, financial
condition and liquidity prior to the first quarter of 2020 does not reflect the impact of the COVID-19 pandemic and related contain-
ment measures, and therefore comparability of our results between periods may be limited.
The significance, extent and duration of the impacts caused by the COVID-19 outbreak on our business, financial condition, operating
results and cash flows, remains largely uncertain and dependent on future developments that cannot be accurately predicted at this
time, such as the continued severity, duration (including the extent of any additional resurgences in the future), transmission rate and
geographic spread of COVID-19 in the United States, the extent and effectiveness of the containment measures taken, the timing of
and manner in which containment efforts are reduced or lifted, the continued emergence of virus variants, the efficacy, availability and
deployment of vaccinations and other treatments to combat COVID-19, including public adoption rates of COVID-19 vaccines, and the
response of the overall economy, the financial markets and the population, particularly in areas in which we operate, once the current
or any future containment measures are reduced or lifted. As a result, we cannot provide an estimate of the overall impact of the
COVID-19 pandemic on our business as the extent and duration of the effects of COVID-19 are not yet clear.
We face various risks posed by our acquisition activities.
A key element of our business strategy is identifying and consummating acquisitions of additional hotels and portfolios. We can pro-
vide no assurances that we will be successful in identifying attractive hotels in the future or that, once identified, we will be successful
in consummating future acquisitions. We also face significant competition for attractive investment opportunities, which may impact
our ability acquire certain hotels or portfolios that we deem attractive at a favorable price, pursuant to acceptable terms, or at all. Any
delay or failure on our part to identify, negotiate, finance on favorable terms, consummate and integrate such acquisitions could mate-
rially increase our costs or impede our growth.
We may continue to seek to sell certain hotels as we seek to pursue growth and diversification through prudent
capital allocation. However, investments in real estate are illiquid, and it may not be possible to dispose of
assets in a timely manner or on favorable terms, which could adversely affect our financial condition, operation
results and cash flows.
Our ability to dispose of properties on advantageous terms depends on factors beyond our control, including competition from other
sellers and the availability of attractive financing for potential buyers, and we cannot predict whether we will be able to sell any hotel
we desire to for the price or on the terms set by us or acceptable to us, or the length of time needed to find a willing buyer and to
close the sale of the hotel. Upon sales of properties or assets, we may become subject to contractual indemnity obligations, incur
unusual or extraordinary distribution requirements, be required to expend funds to correct defects or make capital improvements or, as
a result of required debt repayment, face a shortage of liquidity. In addition, many of our hotel management and franchise agreements
generally contain restrictive covenants that limit or restrict our ability to sell a hotel free of the management or franchise encumbrance
other than to permitted transferees, and as a result we may be prohibited from taking disposition actions that would otherwise be in
our and our stockholders’ best interests.
13
PARK HOTEL & RESORTS 2021 Moreover, the Code imposes restrictions on a REIT’s ability to dispose of properties that are not applicable to other types of real estate
companies. In addition, our ability to dispose of some of our hotels could be constrained by their tax attributes. Many of our hotels,
including related ancillary personal property, may have low tax bases. If we dispose of these hotels in taxable transactions, we may be
required to pay tax on the sale and will be required distribute the after-tax gain to our stockholders under the requirements of the Code
applicable to REITs, which, in turn, would impact our cash flow. Therefore, as a result of the foregoing events or circumstances, we may
not be able to adjust the composition of our portfolio promptly, on favorable terms or at all in response to changing economic, financial
and investment conditions, which may adversely affect our cash flows and our ability to make distributions to stockholders.
We are subject to risks associated with the concentration of our portfolio in the Hilton family of brands. Any
deterioration in the quality or reputation of the Hilton brands could have an adverse effect on our reputation,
business, financial condition or results of operations.
A majority of our properties currently utilize brands owned by Hilton and participate in the Hilton Honors guest loyalty and rewards
program. As a result, our ability to attract and retain guests depends, in part, on the public recognition of the Hilton brands and their
associated reputation. Changes in ownership or management practices, the occurrence of accidents or injuries, force majeure events,
crime, individual guest notoriety or similar events at our hotels or other properties managed, owned or leased by Hilton can harm our
reputation, create adverse publicity, subject us to legal claims and cause a loss of consumer confidence in our business. If the Hilton
brands become obsolete or consumers view them as unfashionable or lacking in consistency and quality, we may be unable to attract
guests to our hotels, which could adversely affect our business, financial condition or results of operations. In addition, any adverse
developments in Hilton’s business and affairs, reputation or financial condition could impair its ability to manage our properties and
could have a material adverse effect on us.
Hilton Honors guest loyalty program allows program members to accumulate points based on eligible stays and hotel charges and
redeem the points for a range of benefits, including free rooms and other items of value. The program is an important aspect of our
business and of the affiliation value of a majority of our hotels. Changes to the Hilton Honors loyalty program, which we do not control,
or our access to it could negatively impact our business. If the program deteriorates or materially changes in an adverse manner, or if
currently tax-exempt program benefits become subject to taxation such that a material number of Hilton Honors members choose to
no longer participate in the program, our business, financial condition or results of operations could be materially adversely affected.
Contractual and other disagreements with or involving our current and future third-party hotel managers and
franchisors could make us liable to them or result in litigation costs or other expenses.
Our management and franchise agreements require us and our managers to comply with operational and performance conditions that are
subject to interpretation and could result in disagreements, and we expect this will be true of any management and franchise agreements
that we enter into with future third-party hotel managers or franchisors. We cannot predict the outcome of any arbitration or litigation
related to such agreements, the effect of any negative judgment against us or the amount of any settlement that we may enter into with
any third-party. In the event we terminate a management or franchise agreement early and the hotel manager or franchisor considers such
termination to have been wrongful, they may seek damages. Additionally, we may be required to indemnify our third-party hotel managers
and franchisors against disputes with third parties pursuant to our management and franchise agreements. An adverse result in any of
these proceedings could materially and adversely affect our revenues and profitability.
We are dependent on the performance of our managers and could be materially and adversely affected if our
managers do not properly manage our hotels or otherwise act in our best interests or if we are unable to main-
tain a good relationship with our third-party hotel managers.
In order for us to continue to qualify as a REIT, independent third parties must operate substantially all of our hotels. We lease sub-
stantially all of our hotels to our TRS lessees. Our TRS lessees and the TRSs that own our hotels, in turn, have entered into manage-
ment agreements with independent third-party managers to operate our hotels. We could be materially and adversely affected if any
third-party hotel manager fails to provide quality services and amenities, fails to maintain a quality brand name or otherwise fails to
manage our hotels in our best interest, and could be held financially responsible for the actions and inactions of our third-party hotel
managers pursuant to our management agreements. In addition, our third-party hotel managers manage, and in some cases may own
or lease, or may have invested in or may have provided credit support or operating guarantees to hotels that compete with our hotels,
any of which could result in conflicts of interest. As a result, third-party managers may make decisions regarding competing lodging
facilities that are not in our best interests.
The success of our properties largely depends on our ability to establish and maintain good relationships with our hotel managers and
other third-party hotel managers and franchisors that we may engage in the future. If we are unable to maintain good relationships
with our third-party hotel managers and franchisors, we may be unable to renew existing management or franchise agreements or
expand relationships with them. Additionally, opportunities for developing new relationships with additional third-party managers or
franchisors may be adversely affected. This, in turn, could have an adverse effect on our results of operations and our ability to execute
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PARK HOTEL & RESORTS 2021 our growth strategy. In the event that we terminate any of our management agreements, we can provide no assurances that we could
find a replacement hotel manager or that any replacement hotel manager will be successful in operating our hotels. If any of the fore-
going were to occur, it could materially and adversely affect us.
Cyber threats and the risk of data breaches or disruptions of our hotel managers’ or our own information tech-
nology systems could materially adversely affect our business.
Our hotel managers are dependent on information technology networks and systems, including the internet, to access, process,
transmit and store proprietary and customer information, including personally identifiable information of hotel guests, including
credit card numbers.
These information networks and systems can be vulnerable to threats such as system, network or internet failures; computer hack-
ing or business disruption, including through network- and email-based attacks as well as social engineering; cyber-terrorism; cyber
extortion; viruses, worms or other malicious software programs; and employee error, negligence or fraud. The risk of a security breach
or disruption, particularly through cyber-attack or cyber intrusion, including by computer hackers, nation-state affiliated actors and
cyber terrorists, has generally increased as the number, intensity and sophistication of attempted attacks and intrusions from around
the world have increased. We rely on our hotel managers to protect proprietary and customer information from these threats. Any
compromise of our own network or hotel managers’ networks could result in a disruption to our booking or sales systems or other
operations, in increased costs (e.g., related to response, investigation, and notification) or in potential litigation and liability. In addition,
public disclosure or loss of customer or proprietary information could result in damage to the hotel manager’s reputation, a loss of con-
fidence among hotel guests, reputational harm for our hotels and potential litigation, any of which may have a material adverse effect
on our business, financial condition and results of operations. In the conduct of our business, we rely on relationships with third parties,
including cloud data storage and other information technology service providers, suppliers, distributors, contractors, and other external
business partners, for certain functions or for services in support of key portions of our operations. These third-party entities are sub-
ject to similar risks as we are relating to cybersecurity, privacy violations, business interruption, and systems and employee failures and
an attack against such third-party service provider or partner could have a material adverse effect on our business.
In addition to the information technologies and systems our hotel managers use to operate our hotels, we have our own corpo-
rate technologies and systems that are used to access, store, transmit, and manage or support a variety of business processes and
employee personally identifiable information. We may be required to expend significant attention and financial resources to protect
these technologies and systems against physical or cybersecurity incidents and even then our security measures may subsequently
be deemed to have been inadequate by regulators or courts given the lack of prescriptive measures in data security and cybersecu-
rity laws. There can be no assurance that the security measures we have taken to protect the contents of these systems will prevent
failures, inadequacies or interruptions in system services or that system security will not be compromised through system or user error,
physical or electronic break-ins, computer viruses, or attacks by hackers. Any such compromise could have a material adverse effect
on our business, our financial reporting and compliance, and could subject us to or result in liability claims, monetary losses or regula-
tory penalties which could be significant.
Like many corporations, our information networks and systems are a target of attacks. In addition, third-party providers of data hosting
or cloud services may experience cybersecurity incidents that may involve data we share with them. Although the incidents that we
have experienced to date have not had a material effect on our business, financial condition or results of operations, such incidents
could have a material adverse effect on us in the future.
While we have purchased cybersecurity insurance, there are no assurances that the coverage would be adequate in relation to any
incurred losses. Moreover, as cyberattacks increase in frequency and magnitude, we may be unable to obtain cybersecurity insurance
in amounts and on terms we view as adequate for our operations.
Costs associated with, or failure to maintain, brand operating standards may materially and adversely affect our
results of operations and profitability.
The terms of our franchise and brand management agreements generally require us to meet specified operating standards and other
terms and conditions, and compliance with such standards may be costly. Failure by us, or any hotel management company that we
engage, to maintain these standards or other terms and conditions could result in a franchise license being canceled or the franchi-
sor requiring us to undertake a costly property improvement program. If a franchise license is terminated due to our failure to make
required improvements or to otherwise comply with its terms, we also may be liable to the franchisor for a termination payment, which
could materially and adversely affect our results of operations and profitability.
If we were to lose a brand license, the underlying value of a particular hotel could decline significantly (including from the loss of
brand name recognition, marketing support, guest loyalty programs, brand manager or franchisor central reservation systems or other
15
PARK HOTEL & RESORTS 2021 systems), which could require us to recognize an impairment on the hotel. Furthermore, the loss of a franchise license at a particular
hotel could harm our relationship with the franchisor or brand manager and cause us to incur significant costs to obtain a new fran-
chise license or brand management agreement for the particular hotel. Accordingly, if we lose one or more franchise licenses or brand
management agreements, it could materially and adversely affect our results of operations and profitability as well as limit or slow our
future growth.
Our efforts to develop, redevelop or renovate our properties, in connection with our active asset management
strategy, could be delayed or become more expensive, which could reduce revenues or impair our ability to com-
pete effectively.
If not maintained, the condition of certain of our properties could negatively affect our ability to attract guests or result in higher
operating and capital costs. These factors could reduce revenues or profits from these properties. There can be no assurance that our
planned replacements and repairs will occur, or even if completed, will result in improved performance. In addition, these efforts are
subject to a number of risks, including the following: construction delays or cost overruns; delays in obtaining, or failure to obtain,
zoning, occupancy and other required permits or authorizations; government restrictions on the size or kind of development; changes
in economic conditions that may result in weakened or lack of demand for improvements that we make or negative project returns;
and lack of availability of rooms or meeting spaces for revenue-generating activities during construction, modernization or renovation
projects. If our properties are not updated to meet guest preferences, if properties under development or renovation are delayed in
opening as scheduled, or if renovation investments adversely affect or fail to improve performance, our operations and financial results
could be negatively affected.
Our hotels are geographically concentrated in a limited number of markets and, accordingly, we could be dispro-
portionately harmed by adverse changes to these markets, natural disasters, climate change and related regula-
tions, or terrorist attacks.
A significant portion of our room count is located in a concentrated number of markets that exposes us to greater risk to local eco-
nomic or business conditions, changes in hotel supply in these markets, and other conditions than more geographically diversified
hotel companies. As of December 31, 2021, hotels in New York City, Chicago, San Francisco, Boston, New Orleans, Florida and Hawaii
represented approximately 64% of our room count, with our hotels in Florida, San Francisco and Hawaii alone each representing
greater than 11% of our room count, and 51% of our total revenue in 2021. An economic downturn, an increase in hotel supply, a force
majeure event, a natural disaster, changing weather patterns and other physical effects of climate change (including supply chain dis-
ruptions), a terrorist attack or similar event in any one of these markets likely would cause a decline in the hotel market and adversely
affect occupancy rates, the financial performance of our hotels in these markets and our overall results of operations, which could be
material, and could significantly increase our costs.
Over time, our hotel properties located in coastal markets and other areas that may be impacted by climate change are expected to
experience increases in storm intensity and rising sea-levels causing damage to our hotel properties, while hotels in other markets
may experience prolonged variations in temperature or precipitation that may limit access to the water needed to operate our hotel
properties, increasing operating costs at our hotels, such as the cost of water or energy, and requiring us to expend funds as we seek
to repair and protect our hotels against such risks. The effects of climate change may also affect our business by increasing the cost
of (or making unavailable) property insurance on terms we find acceptable in areas most vulnerable to such events. There can be no
assurance that climate change will not have a material adverse effect on our hotels, operations or business.
If the insurance that we carry does not sufficiently cover damage or other potential losses or liabilities involving
our properties, including as a result of terrorism and climate change, our profits could be reduced.
Because certain types of losses are uncertain, including natural disaster, the effects of climate change or other catastrophic losses,
they may be uninsurable or prohibitively expensive. There are also other risks that may fall outside the general coverage terms and
limits of our policies. Market forces beyond our control could limit the scope of the insurance coverage that we can obtain or may
otherwise restrict our ability to buy insurance coverage at reasonable rates. In the event of a substantial loss, the insurance coverage
that we carry may not be sufficient to pay the full value of our financial obligations, our liabilities or the replacement cost of any lost
investment or property. Furthermore, certain of our properties may qualify as legally permissible nonconforming uses and improve-
ments, including certain of our iconic and most profitable properties, and we may not be permitted to rebuild such properties as they
exist now or at all, regardless of insurance proceeds, if such properties are destroyed. Any loss of this nature, whether insured or not,
could materially adversely affect our results of operations and prospects.
In addition, we carry insurance to respond to both first-party and third-party liability losses related to terrorism under a program
authorized by Congress following the September 11, 2001 terrorist attacks, which is set to expire in 2027. If the program is not
extended or renewed upon its expiration in 2027, or if there are changes to the program that would negatively affect insurance
carriers, premiums for terrorism insurance coverage will likely increase and/or the terms of such insurance may be materially amended
16
PARK HOTEL & RESORTS 2021 to increase stated exclusions or to otherwise effectively decrease the scope of coverage available, perhaps to the point where it is
effectively unavailable.
We have investments in joint venture projects, which limit our ability to manage third-party risks associated
with these projects.
In certain cases, we are minority participants and do not control the decisions of the joint ventures in which we are involved.
Consequently, actions by a co-venturer or other third-party outside of our control could expose us to claims for damages, financial pen-
alties and reputational harm, any of which could adversely affect our business and operations. In addition, we may be unable to take
action without the approval of our joint venture partners (including approving distributions even from joint ventures with positive cash
flow), or our joint venture partners could take actions binding on the joint venture without our consent (including actions taken that
are inconsistent with our business interest or goals). Moreover, we may agree to guarantee indebtedness incurred by a joint venture or
co-venturer or provide standard indemnifications to lenders for loss liability or damage occurring as a result of our actions or actions of
the joint venture or other co-venturers. Such a guarantee or indemnity may be on a joint and several basis with a co-venturer, in which
case we may be liable in the event that our co-venturer defaults on its guarantee obligation. The non-performance of a co-venturer’s
obligations (including due to bankruptcy or inability of such party to meet their capital contribution or other financial obligations) may
cause losses to us in excess of the capital we initially may have invested or committed.
In addition, preparing our financial statements requires us to have access to information regarding the results of operations, financial
position and cash flows of our joint ventures. Any deficiencies in our joint ventures’ internal controls over financial reporting may affect
our ability to report our financial results accurately or prevent or detect fraud. Such deficiencies also could result in restatements of,
or other adjustments to, our previously reported or announced operating results, which could diminish investor confidence and reduce
the market price for our shares. Additionally, if our joint ventures are unable to provide this information for any meaningful period or fail
to meet expected deadlines, we may be unable to satisfy our financial reporting obligations or timely file our periodic reports, which
could have a material adverse impact on our business, growth or liquidity, including our ability to access external sources of capital and
our cost of capital.
We depend on external sources of capital for future growth. Any disruption to our ability to access capital at
times and on terms reasonably acceptable to us may affect adversely our business and results of operations.
Ownership of hotels is a capital-intensive business that requires significant capital expenditures to acquire, operate, maintain and reno-
vate properties. To continue to qualify as a REIT, we are required to distribute to our stockholders at least 90% of our REIT taxable income
(determined without regard to the deduction for dividends paid and excluding any net capital gain), including taxable income recognized
for U.S. federal income tax purposes but with regard to which we do not receive cash. As a result, we must finance our growth, fund debt
repayments and fund significant capital expenditures largely with external sources of capital. Our ability to access external capital could
be hampered by a number of factors, including, but not limited to, macroeconomic changes, changes in market perceptions of our growth
potential, fluctuations in the market price of our common stock, and changes in the terms of our indebtedness, any of which may be out-
side of our control, and which, individually or in combination, could prevent us from being able to obtain the external capital we require on
terms that are acceptable to us, or at all, which could have a material adverse effect on our ability to finance our future growth, our cost
of capital, our liquidity and our financial condition and results of operations.
We are subject to risks associated with the employment of hotel personnel, particularly with hotels that employ
unionized labor, which could increase our operating costs, reduce the flexibility of our hotel managers to adjust
the size of the workforce at our hotels and could materially and adversely affect our revenues and profitability.
While our hotel managers are responsible for hiring and maintaining the labor force at our hotels, we are subject to the costs and risks
generally associated with the hotel labor force, and increased labor costs due to factors like labor shortages and resulting increases in
wages, additional taxes or requirements to incur additional employee benefits costs may adversely impact our operating costs. Labor
costs, including wages, can be particularly challenging at those of our hotels with unionized labor, and additional hotels may be sub-
ject to new collective bargaining agreements in the future.
From time to time, strikes, lockouts, public demonstrations or other negative actions and publicity may disrupt hotel operations at
any of our hotels, negatively impact our reputation or the reputation of our brands, or harm relationships with the labor forces at our
hotels. We also may incur increased legal costs and indirect labor costs as a result of contract disputes or other events. Additionally,
hotels where our hotel managers have collective bargaining agreements with employees are more highly affected by labor force activi-
ties than others. The resolution of labor disputes or new or re-negotiated labor contracts could lead to increased labor costs, either by
increases in wages or benefits or by changes in work rules that raise hotel operating costs. Furthermore, labor agreements may limit
the ability of our hotel managers to reduce the size of hotel workforces during an economic downturn because collective bargaining
agreements are negotiated between the hotel managers and labor unions. As we do not directly employ the employees at our hotels,
we do not have the ability to control the outcome of these negotiations.
17
PARK HOTEL & RESORTS 2021 We could be materially and adversely affected if we are found to be in breach of a ground lease or are unable to
renew a ground lease.
Unless we purchase a fee interest in the land and improvements at our properties subject to our ground leases or extend the terms of
these leases before their expiration, we will lose our right to operate these properties and we will not have any economic interest in
the land or improvements at the expiration of our ground leases; therefore, we generally will not share in any increase in value of the
land or improvements beyond the term of a ground lease, notwithstanding our capital outlay to purchase our interest in the hotel or
fund improvements thereon, and will lose our right to use the hotel. We can provide no assurances that we will be able to renew any
ground lease upon its expiration at all or on favorable terms. In addition, if we are found to be in breach of certain of our third-party
ground leases, we could lose the right to use the applicable hotel. Our ability to exercise any extension options relating to our ground
leases is subject to the condition that we are not in default under the terms of the ground lease at the time that we exercise such
options. Additionally, if a governmental authority seizes a hotel subject to a ground lease under its eminent domain power, we may
only be entitled to a portion of any compensation awarded for the seizure. If we were to lose the right to use a hotel, we would be
unable to derive income from such hotel, which could adversely affect us.
Heightened focus on corporate responsibility, specifically related to environmental, social and governance (“ESG”)
factors, may constrain our business operations, impose additional costs and expose us to new risks that could
adversely impact our results of operations, financial condition and the price of our securities.
We are committed to sustainability and corporate responsibility, specifically related to ESG factors. Some investors may use ESG
factors to guide their investment strategies, and potential and current employees, business partners and vendors may consider these
factors when considering relationships with us, and guests may consider these factors when deciding whether to stay at our proper-
ties. Certain organizations that provide corporate risk and corporate governance advisory services to investors have developed scores
and ratings to evaluate companies based upon ESG metrics. Many investors focus on ESG-related business practices and scores when
choosing where to allocate their investments and may consider a company’s score as a factor in making an investment decision. The
focus and activism related to ESG and related matters may constrain our business operations or increase expenses. Additionally, we
may face reputational damage in the event our corporate responsibility initiatives do not meet the standards set by various constit-
uencies, including those of third-party providers of corporate responsibility ratings and reports. Furthermore, should peer companies
outperform us in such metrics, potential or current investors may elect to invest with our competitors and employees, vendors and
business partners may choose not to do business with us, or potential guests may choose to stay at competitor hotels, which could
have an adverse impact on us or the price of our securities.
RISKS RELATED TO OUR INDUSTRY
We operate in a highly competitive industry.
The lodging industry is highly competitive. Our principal competitors are other owners and investors in upper upscale, full-service
hotels, including other lodging REITs, as well as major hospitality chains with well-established and recognized brands. Our hotels face
competition for individual guests, group reservations and conference business. We also compete against smaller hotel chains and
independent and local hotel owners and operators. Additionally, we face competition from peer-to-peer inventory sources that allow
travelers to stay at homes and apartments booked from owners. New hotels may be constructed, and these additions create new
competitors, in some cases without corresponding increases in demand for hotel rooms. Our competitors may have greater commer-
cial, financial and marketing resources and more efficient technology platforms, which could allow them to improve their properties and
expand and improve their marketing efforts in ways that could affect our ability to compete for guests effectively and adversely affect
our revenues and profitability as well as limit or slow our future growth.
The growth of internet reservation channels is another source of competition that could adversely affect our business. A significant
percentage of hotel rooms for individual customers are booked through internet travel intermediaries. As intermediary bookings
increase, they may be able to obtain higher commissions, reduced room rates or other significant contract concessions from the brands
and hotel management companies managing and operating our hotels. While internet travel intermediaries traditionally have competed
to attract transient business rather than group and convention business, in recent years they have expanded their business to include
marketing to large group and convention business. If that expansion continues, it could both divert group and convention business
away from our hotels and increase our cost of sales for group and convention business and materially adversely affect our revenues
and profitability.
We also face competition for the acquisition of hotels from other REITs, private equity investors, institutional pension funds, sovereign
wealth funds and numerous local, regional and national owners, including franchisors, in each of our markets. Some of these entities may
have substantially greater financial resources than we do and may be able and willing to accept more risk than we believe we can pru-
dently manage, which may reduce the number of suitable investment opportunities available to us or increase pricing.
18
PARK HOTEL & RESORTS 2021 The lodging industry is subject to seasonal volatility, which is expected to contribute to fluctuations in our finan-
cial condition and results of operations.
The lodging industry is typically seasonal in nature. The periods during which our properties experience higher revenues vary from prop-
erty to property, depending principally upon location and the customer base served. This seasonality can be expected to cause periodic
fluctuations in a hotel’s rooms revenues, occupancy levels, room rates and operating expenses. We can provide no assurances that our
cash flows will be sufficient to offset any shortfalls that occur as a result of these fluctuations. Consequently, volatility in our financial
performance resulting from the seasonality of the lodging industry could adversely affect our financial condition and results of operations.
Governmental regulation may adversely affect the operation of our properties and our Company as a whole.
The hotel industry is subject to extensive U.S. federal, state and local governmental regulations, including those relating to the service
of alcoholic beverages, the preparation and sale of food, building and zoning requirements and data protection, cybersecurity and
privacy. We and our hotel managers are also subject to licensing and regulation by U.S. state and local departments relating to health,
sanitation, fire and safety standards, and to laws governing our relationships with employees, including minimum wage requirements,
overtime, working conditions and citizenship requirements. Our existing systems may be unable to satisfy changing regulatory
requirements and employee and customer expectations, or may require significant additional investments or time to do so. We are also
subject to certain environmental compliance costs, including associated air emissions, the use, storage and disposal of hazardous and
toxic substances, and wastewater disposal. Our failure to comply with any such laws, including any required permits or licenses, or
publicity resulting from actual or alleged compliance failures, could result in substantial fines or possible revocation of our authority to
conduct some of our operations or otherwise have an adverse effect on our business.
Environmental laws may also impose potential liability on a current or former owner or operator of real property for, among other things,
investigation, removal or remediation of hazardous or toxic substances at our currently or formerly owned or leased real property, regard-
less of whether or not we knew of, or caused, the presence or release of such substances. From time to time, we may be required to
remediate such substances or remove, abate or manage asbestos, mold, radon gas, lead or other hazardous conditions at our properties.
The presence or release of such toxic or hazardous substances at our currently or formerly owned or leased properties could result in
limitations on or interruptions to our operations or in third-party claims for personal injury, property or natural resource damages, busi-
ness interruption or other losses, including liens in favor of the government for costs the government incurs in cleaning up contamination.
Such claims and the need to investigate, remediate or otherwise address hazardous, toxic or unsafe conditions could adversely affect our
operations, the value of any affected real property, or our ability to sell, lease or assign our rights in any such property, or could otherwise
harm our business or reputation. In addition, we also may be liable for the costs of remediating contamination at off-site waste disposal
facilities to which we have arranged for the disposal, transportation or treatment of hazardous substances without regard to whether
we complied with environmental laws in doing so. Environmental, health and safety requirements have also become, and may continue
to become, increasingly stringent, and our costs may increase as a result. New or revised laws and regulations or new interpretations of
existing laws and regulations, such as those related to climate change, could affect the operation of our properties or result in significant
additional expense and operating restrictions on us or our hotel managers.
Further, failure of a property to comply with the ADA could result in injunctive relief, fines, an award of damages to private litigants
or mandated capital expenditures to remedy such noncompliance. Any imposition of injunctive relief, fines, damage awards or capital
expenditures could adversely impact our business or results of operations. If we fail to comply with the requirements of the ADA, we
could be subject to fines, penalties, injunctive action, reputational harm and other business effects which could materially and nega-
tively affect our performance and results of operations.
RISKS RELATED TO OUR INDEBTEDNESS
Our indebtedness and other contractual obligations could adversely affect our financial condition, our ability to
raise additional capital to fund our operations, our ability to operate our business, our ability to react to changes
in the economy or our industry and our ability to pay our debts and could divert our cash flow from operations
for debt payments.
Our outstanding debt and other contractual obligations could have important consequences, including requiring a substantial portion
of cash flow from operations to be dedicated to debt service payments, thereby reducing our ability to use our cash flow to fund our
operations, capital expenditures, distributions to stockholders and to pursue future business opportunities and limiting our flexibility in
planning for, or reacting to, changes in our business or market conditions, increasing our vulnerability to adverse economic, industry or
competitive developments and placing us at a competitive disadvantage compared to our competitors who may be better positioned
to take advantage of opportunities that our leverage prevents us from exploiting.
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PARK HOTEL & RESORTS 2021 Certain of our debt agreements impose significant operating and financial restrictions on us and our subsidiaries,
which may prevent us from capitalizing on business opportunities or could result in foreclosure of our hotels.
The debt agreements and instruments that govern our outstanding indebtedness, including our senior unsecured credit facilities and
senior secured notes, impose significant financial and operating restrictions on us, including covenants that may restrict our ability
to implement our business plan, finance future operations, respond to changing business and economic conditions, secure additional
financing, and engage in opportunistic transactions, such as strategic acquisitions, mergers or asset sales or transactions with affil-
iates. In addition, if we fail to satisfy the covenants contained in the credit facilities, our ability to borrow additional funds under
the credit facilities may be restricted. Furthermore, the credit agreements that govern our senior unsecured credit facilities contain
certain affirmative covenants that require us to be in compliance with certain leverage, liquidity and other financial ratios and the
mortgage-backed loans of our subsidiaries also require them to maintain certain debt service coverage ratios and minimum net worth
requirements. We cannot assure you that we will be able to comply with our financial or other covenants and, if we fail to do so, we
may not be able to obtain waivers from the lenders and/or amend the covenants. Our failure to comply with the restrictive covenants
described above, as well as other terms of our other indebtedness and/or the terms of any future indebtedness from time to time,
could result in an event of default, which, if not cured or waived, could result in our being required to repay these borrowings before
their due date. If we are forced to refinance these borrowings on less favorable terms or are unable to refinance these borrowings, our
financial condition and results of operations could be adversely affected. If we are unable to refinance our debt on acceptable terms
or at all, we may be forced to dispose of hotels at inopportune times or on disadvantageous terms, which could result in losses. To the
extent we cannot meet our future debt service obligations, we will also risk losing to foreclosure some or all of our hotels that may be
pledged to secure our obligation.
For tax purposes, a foreclosure of any of our hotels would be treated as a sale of the hotel for a purchase price equal to the outstand-
ing balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax
basis in the hotel, we would recognize taxable gain on foreclosure, but we would not receive any cash proceeds, which could impact
our ability to meet the REIT distribution requirements imposed by the Code. In addition, we may give full or partial guarantees to
lenders of mortgage debt on behalf of the entities that own our hotels. When we give a guarantee on behalf of an entity that owns
one of our hotels, we will be responsible to the lender for satisfaction of the debt if it is not paid by such entity. If any of our hotels are
foreclosed on due to a default, our ability to pay cash distributions to our stockholders will be limited.
We may be able to incur substantially more debt and enter into other transactions, which could further exac-
erbate the risks to our financial condition described above. The use of debt to finance future acquisitions could
restrict operations, inhibit our ability to grow our business and revenues, and negatively affect our business and
financial results.
We may be able to incur significant additional indebtedness in the future. We may also incur significant additional obligations, such as
trade payables, without restrictions under our debt instruments. In addition, we may incur mortgage debt by obtaining loans secured
by a portfolio of some or all of the hotels that we own or acquire. To the extent we incur additional debt, the substantial leverage risks
described in the preceding two risk factors would increase.
RISKS RELATED TO THE SPIN-OFF
We may be responsible for U.S. federal income tax liabilities that relate to the spin-off.
Hilton Parent received a ruling (“IRS Ruling”) from the U.S. Internal Revenue Service (“IRS”) regarding certain U.S. federal income tax
aspects of the spin-off. The IRS Ruling received is binding on the IRS, however, the validity of the IRS Ruling is based upon and subject to
the accuracy of factual statements and representations made to the IRS by Hilton Parent. As a result of the IRS’s ruling policy at the time
of Hilton Parent’s submission, with respect to transactions under Section 355 of the Code, the IRS Ruling is limited to specified aspects
of the spin-off under Section 355 of the Code and does not represent a determination by the IRS that all of the requirements necessary
to obtain tax-free treatment to holders of Hilton Parent’s common stock and to Hilton have been satisfied. Moreover, if any statement or
representation upon which the IRS Ruling is based is incorrect or untrue in any material respect, or if the facts upon which the IRS Ruling is
based are materially different from the facts that prevailed at the time of the spin-off, the IRS Ruling could be invalidated.
If all or a portion of the spin-off does not qualify as a tax-free transaction for any reason, Hilton Parent may recognize a substantial
gain for U.S. federal income tax purposes. In such case, under U.S. Treasury regulations, each member of the Hilton consolidated group
at the time of the spin-off (including us) would be jointly and severally liable for the resulting entire amount of any U.S. federal income
tax liability. Additionally, if the distribution of HGV Parent common stock and/or the distribution of Park Parent common stock do not
qualify as tax-free under Section 355 of the Code, Hilton Parent stockholders will be treated as having received a taxable dividend to
the extent of Hilton Parent’s current and accumulated earnings and profits and then would have a tax-free basis recovery up to the
amount of their tax basis in their shares and then would have taxable gain from the sale or exchange of the shares to the extent of
any excess.
20
PARK HOTEL & RESORTS 2021 Even if the spin-off otherwise qualifies as a tax-free transaction for U.S. federal income tax purposes, the distribution would be taxable
to us, Hilton Parent and HGV Parent (but not to Hilton Parent stockholders) pursuant to Section 355(e) of the Code if there were one or
more acquisitions (including issuances) of our stock, the stock of HGV Parent or the stock of Hilton Parent, representing 50% or more,
measured by vote or value, of the stock of any such corporation and the acquisition or acquisitions are deemed to be part of a plan or
series of related transactions that include the distribution. The distribution occurred on January 3, 2017. Any acquisition of our common
stock within the two-year period before or after January 3, 2017 (with exceptions, including public trading by less-than-5% stockholders
and certain compensatory stock issuances) generally would be presumed to have been part of such a plan; however, that presumption is
rebuttable. The resulting tax liability would be substantial, and under U.S. Treasury regulations, each member of the Hilton consolidated
group at the time of the spin-off (including us) would be jointly and severally liable for the resulting U.S. federal income tax liability. We
do not believe that there have been acquisitions of 50% or more of our stock pursuant to a plan that would cause the distribution to be
taxable pursuant to Section 355(e) of the Code. This determination relies in part upon factual statements and representations by Hilton
Parent, HGV Parent and certain of our shareholders. The rules for determining whether our shares have been acquired pursuant to the
requisite plan are not clear in all cases. Accordingly, the IRS or a court could disagree with our view.
Pursuant to the Tax Matters Agreement, we agreed to indemnify Hilton Parent and HGV Parent for any tax liabilities resulting from
certain actions we take, or fail to take, and Hilton Parent and HGV Parent agreed to indemnify us for any tax liabilities resulting
from transactions entered into, or actions not taken, by Hilton Parent or HGV Parent. For additional detail, see “Spin-off Related
Agreements—Tax Matters Agreement.”
We could be required to assume responsibility for obligations allocated to Hilton Parent or HGV Parent under
the Distribution Agreement or Tax Matters Agreement or could have indemnification obligations under such
agreements.
Under the Distribution Agreement and related ancillary agreements, from and after the spin-offs, each of Hilton Parent, Park Parent
and HGV Parent are generally responsible for the debts, liabilities and other obligations related to the business or businesses which
they own and operate following the spin-off. Although we do not expect to be liable for any obligations that are not allocated to us
under the Distribution Agreement, a court could disregard the allocation agreed to between the parties, and require that we assume
responsibility for obligations allocated to Hilton Parent or HGV (for example, tax and/or environmental liabilities), particularly if Hilton
Parent or HGV Parent were to refuse or were unable to pay or perform the allocated obligations. See “Spin-off Related Agreements—
Distribution Agreement.”
In addition, the Distribution Agreement and Tax Matters Agreement provide for cross-indemnities that, except as provided in such
agreements, are principally designed to place financial responsibility for the obligations and liabilities of each business with the
appropriate company. As well, losses in respect of certain shared contingent liabilities, which generally are not specifically attributable
to our business, HGV business or the retained business of Hilton, were determined on the date on which the Distribution Agreement
was entered into. The percentage of shared contingent liabilities for which we are responsible was fixed in a manner that is intended
to approximate our estimated enterprise value on the distribution date relative to the estimated enterprise values of HGV and Hilton.
Subject to certain limitations and exceptions, Hilton will generally be vested with the exclusive management and control of all matters
pertaining to any such shared contingent liabilities, including the prosecution of any claim and the conduct of any defense. Any of the
foregoing indemnification obligations or shared contingent liabilities could negatively affect our business, financial condition, results of
operations and cash flows. See “Spin-off Related Agreements—Distribution Agreement” and “—Tax Matters Agreement.”
In connection with the spin-offs, Hilton and HGV indemnified us for certain liabilities. These indemnities may not
be sufficient to insure us against the full amount of the liabilities assumed by Hilton and HGV, and Hilton and
HGV may be unable to satisfy their indemnification obligations to us in the future.
In connection with the spin-offs, each of Hilton and HGV indemnified us with respect to such parties’ assumed or retained liabilities
pursuant to the Distribution Agreement and breaches of the Distribution Agreement or other agreements related to the spin-offs.
There can be no assurance that the indemnities from each of Hilton and HGV will be sufficient to protect us against the full amount
of these and other liabilities. Third parties also could seek to hold us responsible for any of the liabilities that Hilton and HGV have
agreed to assume. Even if we ultimately succeed in recovering from Hilton or HGV any amounts for which we are held liable, we may
be temporarily required to bear those losses. Each of these risks could negatively affect our business, financial condition, results of
operations and cash flows.
21
PARK HOTEL & RESORTS 2021 RISKS RELATED TO OUR REIT STATUS AND CERTAIN OTHER TAX ITEMS
If we do not maintain our qualification as a REIT, we will be subject to tax as a C corporation and could face a sub-
stantial tax liability.
We have been taxed as a REIT for U.S. federal income tax purposes beginning January 4, 2017. We believe we have been organized
and operated, and expect to continue to be organized and operate, in a manner to qualify as a REIT. However, qualification as a REIT
involves the interpretation and application of highly technical and complex Code provisions for which no or only a limited number of
judicial or administrative interpretations may exist. Notwithstanding the availability of cure provisions in the Code, we could fail to
meet various compliance requirements, which could jeopardize our REIT status. Furthermore, new tax legislation, administrative guid-
ance or court decisions, in each instance potentially with retroactive effect, could make it more difficult or impossible for us to qualify
as a REIT. If we fail to qualify as a REIT in any tax year, then:
n we would be taxed as a C corporation, which under current laws, among other things, means being unable to deduct dividends
paid to stockholders in computing taxable income and being subject to U.S. federal income tax on our taxable income at corporate
income tax rates;
n any resulting tax liability could be substantial and could have a material adverse effect on our value and financial condition;
n unless we were entitled to relief under applicable statutory provisions, we would be required to pay income taxes, and thus, our cash
available for distribution to stockholders would be reduced for each of the years during which we did not qualify as a REIT; and
n we generally would not be eligible to requalify as a REIT for the subsequent four taxable years.
As a result of all these factors, our failure to qualify as a REIT could impair our ability to execute our business and growth strategies, as
well as make it more difficult for us to raise capital and service our indebtedness. In addition, if we fail to qualify as a REIT, we will not
be required to make distributions to stockholders.
Park would incur adverse tax consequences if Chesapeake or any of Park or Chesapeake’s subsidiary REITs failed
to qualify as a REIT for U.S. federal income tax purposes.
Park accepted that Chesapeake qualified as a REIT for U.S. federal income tax purposes prior to the Merger and that Park will be able to
continue to qualify as a REIT following the Merger. However, if Chesapeake has failed to qualify as a REIT, Merger Sub would succeed to
significant tax liabilities (including the significant tax liability that would result from the deemed sale of assets by Chesapeake pursuant to
the Merger) the economic burden of which would be borne by PK Domestic and Park, and Park could possibly lose its REIT status should
disqualifying activities continue after the Merger. Park’s REIT status is also dependent upon the ongoing qualification of subsidiary entities
qualifying as REITs or TRSs, as applicable, as a result of its substantial ownership interest in those entities.
We may face other tax liabilities that reduce our cash flows.
Even if we qualify for taxation as a REIT, we may be subject to certain U.S. federal, state and local taxes on our income and assets,
including taxes on any undistributed income, tax on income from some activities conducted as a result of a foreclosure, and prop-
erty and transfer taxes. Moreover, if we have net income from “prohibited transactions,” that income will be subject to a 100% tax. In
addition, we could, in certain circumstances, be required to pay an excise or penalty tax (which could be significant in amount) in order
to utilize one or more relief provisions under the Code to maintain our qualification as a REIT. We are subject to U.S. federal and state
income tax on the income earned by our TRSs. Any of these taxes would decrease cash available for distributions to stockholders.
Finally, we have operations and assets in Puerto Rico that are subject to tax. Any of these taxes decrease cash available for distribu-
tion to our stockholders.
Complying with REIT requirements may force us to borrow to make distributions to stockholders.
From time to time, our taxable income may be greater than our cash flow available for distribution to stockholders. If we do not have
other funds available in these situations, we may be unable to distribute substantially all of our taxable income as required by the REIT
provisions of the Code. In addition, we may be subject to limitations on the ability to use our net operating loss carryovers to offset
taxable income that we do not distribute. Thus, we could be required to borrow funds, raise additional equity capital, sell a portion of
our assets at disadvantageous prices, issue securities or find another alternative to make distributions to stockholders. These options
could increase our costs or reduce our equity.
22
PARK HOTEL & RESORTS 2021 Our transactions with our TRSs may cause us to be subject to a 100% penalty tax on certain income or deduc-
tions if those transactions are not conducted on arm’s-length terms.
The Code imposes a 100% excise tax on certain transactions between a TRS and its parent REIT that are not conducted on an arm’s-
length basis. The 100% tax may apply, for example, to the extent that we were found to have charged our TRS lessees rent in excess
of an arm’s-length rent. It is our policy to evaluate material intercompany transactions and to attempt to set the terms of such
transactions so as to achieve substantially the same result as would have been the case if they were unrelated parties. As a result, we
believe that all material transactions between and among us and the entities in which we own a direct or indirect interest have been
and will be negotiated and structured with the intention of achieving an arm’s-length result and that the potential application of the
100% excise tax will not have a material effect on us. There can be no assurance, however, that we will be able to comply with the TRS
limitation or to avoid application of the 100% excise tax.
If the leases of our hotels to our TRS lessees are not respected as true leases for U.S. federal income tax pur-
poses, we will fail to qualify as a REIT.
To continue to qualify as a REIT, we must annually satisfy two gross income tests, under which specified percentages of our gross
income must be derived from certain sources, such as “rents from real property.” Rents paid to us by our TRS lessees pursuant to the
leases of our hotels will constitute substantially all of our rents from real property gross income. In order for such rent to qualify as
“rents from real property” for purposes of the gross income tests, the leases must be respected as true leases for U.S. federal income
tax purposes and not be treated as service contracts, financing arrangements, joint ventures or some other type of arrangement. We
have structured our leases, and intend to structure any future leases, so that the leases will be respected as true leases for U.S. fed-
eral income tax purposes, but there can be no assurance that the IRS will agree with this characterization, not challenge this treatment
or that a court would not sustain such a challenge. If our leases are not respected as true leases for U.S. federal income tax purposes,
we will fail to qualify as a REIT.
If any third-party hotel managers do not qualify as “eligible independent contractors” or if our hotels are not
“qualified lodging facilities,” we will fail to qualify as a REIT.
Rent paid by a lessee that is a “related party tenant” of ours will not be qualifying income for purposes of the two gross income tests
applicable to REITs. An exception is provided, however, for leases of “qualified lodging facilities” to a TRS so long as the hotels are
operated by an “eligible independent contractor” and certain other requirements are satisfied. Substantially all of our hotels are leased
to our TRS lessees which have engaged third-party hotel managers (including Hilton, which manages a majority of our hotels) that we
believe qualify as “eligible independent contractors.” Among other requirements, an operator will qualify as an eligible independent
contractor if it meets certain ownership tests with respect to us, and if, at the time the operator enters into a property management
contract with a TRS or its TRS lessee with respect to one of our properties, the operator is actively engaged in the trade or business
of operating “qualified lodging facilities” (as defined below) for one or more persons not related to the REIT or its TRSs. No assurances
can be provided that any of our current and future hotel managers will in fact comply with this requirement. Failure to comply with
this requirement would require us to find other hotel managers for future contracts, and, if we hired a management company without
knowledge of the failure, it could jeopardize our status as a REIT.
Finally, each property with respect to which our TRS lessees pay rent must be a “qualified lodging facility.” A “qualified lodging
facility” is a hotel, motel, or other establishment more than one-half of the dwelling units in which are used on a transient basis,
including customary amenities and facilities, provided that no wagering activities are conducted at or in connection with such facil-
ity by any person who is engaged in the business of accepting wagers and who is legally authorized to engage in such business at
or in connection with such facility. We believe that the properties that are leased to our TRS lessees are qualified lodging facilities.
Although we intend to monitor future acquisitions and improvements of properties, REIT provisions of the Code provide no or only
limited guidance for making determinations under the requirements for qualified lodging facilities, and there can be no assurance
that these requirements will be satisfied.
23
PARK HOTEL & RESORTS 2021 RISKS RELATED TO OWNERSHIP OF OUR COMMON STOCK
Anti-takeover provisions in our organizational documents and Delaware law might discourage or delay acquisition
attempts for us that stockholders might consider favorable.
Our amended and restated certificate of incorporation and bylaws contains provisions that may make the merger or acquisition of our
company more difficult without the approval of our Board of Directors. Among other things, the provisions:
n
include a restriction on ownership and transfer of our stock to prevent any person from acquiring more than 9.8% (in value or by
number of shares, whichever is more restrictive) of our outstanding common stock or more than 9.8% (in value or by number of
shares, whichever is more restrictive) of any outstanding class or series of our preferred stock without the approval of our Board of
Directors (the “Ownership Limitation”);
n would allow us to authorize the issuance of undesignated preferred stock in connection with a stockholder rights plan or other-
wise, the terms of which may be established and the shares of which may be issued without stockholder approval, and which may
include super voting, special approval, dividend, or other rights or preferences superior to the rights of the holders of common stock
(although we do not have a stockholder rights plan, and our policy is to either submit any such plan to stockholders for ratification
or cause such plan to expire within a year);
n provide that our Board of Directors is expressly authorized to make, alter or repeal our bylaws; and
n establish advance notice requirements for nominations for elections to our board or for proposing matters that can be acted upon
by stockholders at stockholder meetings.
These anti-takeover provisions could discourage, delay or prevent a transaction involving a change in control of our company, including
actions that our stockholders may deem advantageous, or negatively affect the trading price of our common stock. These provisions
could also discourage proxy contests and make it more difficult for you and other stockholders to elect directors of your choosing and
to cause us to take other corporate actions you desire.
The stock ownership limits imposed by the Code for REITs and our amended and restated certificate of incorpo-
ration restrict stock transfers and/or business combination opportunities.
In order for us to maintain our qualification as a REIT under the Code, not more than 50% in value of our outstanding stock may be owned,
directly or indirectly, by five or fewer individuals (as defined in the Code to include certain entities) at any time during the last half of each
taxable year. Our amended and restated certificate of incorporation also contains other limitations, including the Ownership Limitation,
and prohibits any person from: (1) beneficially or constructively owning, as determined by applying certain attribution rules of the Code,
our stock if that would result in us being “closely held” under Section 856(h) of the Code or otherwise cause us to fail to qualify as a REIT;
(2) beneficially or constructively owning shares of our stock that would cause any person, including Hilton Parent, to fail to qualify as our
eligible independent contractor; (3) transferring stock if such transfer would result in our stock being owned by fewer than 100 persons;
and (4) beneficially owning shares of our stock to the extent such ownership would result in our failing to qualify as a “domestically
controlled qualified investment entity” within the meaning of Section 897(h) of the Code. In addition, there can be no assurances that our
board, as permitted in the charter, will not decrease the Ownership Limitation to lower than 9.8% in the future. These stock ownership
limits, including the Ownership Limitation, might delay or prevent a transaction or a change in our control that might involve a premium
price for our common stock or otherwise be in the best interests of our stockholders.
24
PARK HOTEL & RESORTS 2021 Item 1B. Unresolved Staff Comments.
None.
Item 2. Properties.
OUR PROPERTIES
The following table provides a list of our portfolio as of February 18, 2022:
Location
Arizona
Embassy Suites Phoenix Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
California
Hilton San Francisco Union Square . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton San Diego Bayfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Parc 55 San Francisco - a Hilton Hotel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel San Jose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Ontario Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hyatt Regency Mission Bay Spa and Marina . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton La Jolla Torrey Pines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Santa Barbara Beachfront Resort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Oakland Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
JW Marriott San Francisco Union Square . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hyatt Centric Fisherman’s Wharf . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel San Diego – Mission Valley . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Sonoma Wine Country . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Juniper Hotel Cupertino, Curio Collection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Checkers Los Angeles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Garden Inn LAX/El Segundo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Colorado
Hilton Denver City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Durango . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
District of Columbia . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Capital Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Florida . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Orlando. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Signia by Hilton Orlando Bonnet Creek . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Orlando Lake Buena Vista . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Miami Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Waldorf Astoria Orlando . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Royal Palm South Beach Miami - a Tribute Portfolio Resort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Casa Marina, A Waldorf Astoria Resort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
The Reach Key West, Curio Collection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
25
Type(1)
Ownership
Percentage
Rooms
GL
FS
JV, GL
FS
FS
FS
GL
JV, GL
FS
GL
GL
FS
GL
GL
FS
FS
FS
FS(2)
GL
100%
182
100%
25%
100%
100%
67%
100%
25%
50%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
1,921
1,190
1,024
505
482
438
394
360
360
344
316
300
245
224
193
162
613
159
JV, FS
25%
550
JV, FS
FS
GL
FS
FS
FS
FS
FS
20%
100%
100%
100%
100%
100%
100%
100%
1,424
1,009
814
508
502
393
311
150
PARK HOTEL & RESORTS 2021 Location
Hawaii
Hilton Hawaiian Village Waikiki Beach Resort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Waikoloa Village . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Illinois
Hilton Chicago . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
W Chicago - Lakeshore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
W Chicago - City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Chicago/Oak Brook Suites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Garden Inn Chicago/Oak Brook Terrace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Louisiana
Type(1)
Ownership
Percentage
Rooms
FS(2)
FS(2)
FS
FS
FS
FS
FS
100%
100%
100%
100%
100%
100%
100%
2,860
647
1,544
520
403
211
128
Hilton New Orleans Riverside . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FS(2)
100%
1,622
Massachusetts
Hilton Boston Logan Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hyatt Regency Boston . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Boston Marriott Newton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Missouri
Embassy Suites Kansas City Plaza . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
GL
FS
FS
GL
100%
100%
100%
604
502
430
100%
266
Nevada
DoubleTree Hotel Las Vegas Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
JV, FS(2)
50%
190
New Jersey
Hilton Short Hills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FS
100%
314
New York
New York Hilton Midtown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FS(2)
100%
1,878
Puerto Rico
Caribe Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FS(2)
100%
652
Tennessee
Hampton Inn & Suites Memphis – Shady Grove . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Texas
Embassy Suites Austin Downtown South Congress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Utah
Hilton Salt Lake City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Virginia
DoubleTree Hotel Washington DC - Crystal City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton McLean Tysons Corner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FS
GL
GL
FS
FS
Embassy Suites Alexandria Old Town . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
JV, FS(2)
Washington
DoubleTree Hotel Seattle Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Seattle Airport & Conference Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Spokane City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Homewood Suites Seattle Convention Center Pike Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
GL
GL
FS
FS
Total
(1) “FS” refers to fee simple ownership interest; “GL” refers to ground lease; “JV” refers to unconsolidated joint venture.
(2) Certain portions of land or facilities are subject to lease.
100%
131
100%
262
100%
499
100%
100%
50%
100%
100%
10%
100%
627
458
288
850
396
375
195
31,925
26
PARK HOTEL & RESORTS 2021 Item 3. Legal Proceedings.
We are involved in various claims and lawsuits arising in the ordinary course of business, some of which include claims for substantial
sums, including proceedings involving tort and other general liability claims, employee claims and consumer protection claims. Most
occurrences involving liability, claims of negligence and employees are covered by insurance with solvent insurance carriers. For those
matters not covered by insurance, which include commercial matters, we recognize a liability when we believe the loss is probable
and can be reasonably estimated. The ultimate results of claims and litigation cannot be predicted with certainty. We believe we have
adequate reserves against such matters. We currently believe that the ultimate outcome of such lawsuits and proceedings will not,
individually or in the aggregate, have a material adverse effect on our consolidated financial position, results of operations or liquidity.
However, depending on the amount and timing, an unfavorable resolution of some or all of these matters could materially affect our
future results of operations in a particular period.
Additionally, the Distribution Agreement and Tax Matters Agreement provide for cross-indemnities that, except as otherwise provided
in the Distribution Agreement and Tax Matters Agreement, are principally designed to place financial responsibility for the obliga-
tions and liabilities of Hilton, HGV and the Company with the appropriate company. See “Spin-off Related Agreements – Distribution
Agreement” and “– Tax Matters Agreement” and Note 15: “Commitments and Contingencies” in our audited consolidated financial
statements included elsewhere within this Annual Report on Form 10-K for additional information.
Item 4. Mine Safety Disclosures.
Not applicable.
27
PARK HOTEL & RESORTS 2021 PART II
Item 5. Market for Registrant’s Common Equity,
Related Stockholder Matters and Issuer Purchases
of Equity Securities.
Market Information
Our common stock trades on the NYSE under the symbol “PK”.
Shareholder Information
At February 11, 2022, we had 12 holders of record of our common stock. However, because our common stock is held by brokers and
other institutions on behalf of stockholders, we believe there are substantially more beneficial holders of our common stock than
record holders.
In order to comply with certain requirements related to our qualification as a REIT, subject to certain exceptions, our amended and
restated certificate of incorporation provides that no person may own, or be deemed to own by virtue of the attribution provisions of
the Code, more than 9.8% (in value or by number of shares, whichever is more restrictive) of our outstanding common stock or more
than 9.8% (in value or by number of shares, whichever is more restrictive) of any outstanding class or series of our preferred stock.
Distribution Information
In order to maintain our qualification for taxation as a REIT, we intend to distribute annually at least 90% of our REIT taxable income
(determined without regard to the deduction for dividends paid and excluding any net capital gain). To avoid paying tax on our income,
we intend to make distributions of all, or substantially all, of our REIT taxable income (including net capital gains) to our stockholders.
Prior to the COVID-19 pandemic, we regularly declared quarterly cash dividends. However, in light of COVID-19, after the payment of
the first quarter 2020 dividend, we suspended our quarterly dividend.
We are currently evaluating the reinstatement of a quarterly cash distribution of $0.01 per share, subject to approval by our Board of
Directors. Any such distribution and any future distributions will be at the sole discretion of our Board of Directors. When determining
the amount of future distributions, we expect that our Board of Directors will consider, among other factors, (1) the amount required to
be distributed to maintain our status as a REIT, (2) limitations on our ability to make distributions contained in the indentures for the
Senior Secured Notes and in our credit facilities, which restrict our ability to make distributions subject to limited exceptions, includ-
ing permitting us to make cash distributions of $0.01 per share per fiscal quarter and distributions to the extent required to maintain
our status as a REIT, (3) the amount of cash generated from our operating activities, (4) our expectations of future cash flows, (5) our
determination of near-term cash needs for debt
repayments, existing or future share repurchases,
and selective acquisitions of new properties, (6) the
timing of significant capital investments and expen-
ditures and the establishment of any cash reserves,
(7) our ability to continue to access additional
sources of capital, and (8) the sufficiency of legally
available assets.
Share Performance Graph
The following graph compares our cumulative
total stockholder return since January 4, 2017 (the
day our stock began “regular way” trading on the
NYSE) against the cumulative total returns of the
National Association of Real Estate Investment Trust
(“Nareit”) Equity Index and the Standard and Poor’s
MidCap 400 Index (“S&P 400 Index”). The graph
assumes an initial investment of $100 in our com-
mon stock and each of the indexes on January 4,
2017, and that all dividends and other distributions
were reinvested.
28
PARK HOTEL & RESORTS 2021
1/4/2017
12/31/2017
12/31/2018
12/31/2019
12/31/2020
12/31/2021
Park Hotels and Resorts Inc. . . . . . . . . . . . . . . $
100.00
$
111.56
$
108.81
$
117.89
$
84.45
$
S&P 400 Index . . . . . . . . . . . . . . . . . . . . . . . . .
Nareit Equity Index. . . . . . . . . . . . . . . . . . . . . .
100.00
100.00
112.07
105.23
98.07
100.36
121.65
126.45
136.02
116.34
92.97
167.59
166.64
This performance graph shall not be deemed “filed” for the purposes of Section 18 of the Exchange Act, or incorporated by reference
into any filing by us under the Securities Act, except as shall be expressly set forth by specific reference in such filing.
Unregistered Sales of Equity Securities
We did not sell any equity securities during the fiscal year ended December 31, 2021 that were not registered under the Securities Act
of 1933, as amended.
Use of Proceeds from Registered Securities
We did not receive any proceeds from registered securities during the fiscal year ended December 31, 2021.
Purchases of Equity Securities by the Issuer and Affiliate Purchasers
Record Date
Total
number
of shares
purchased(1)
Weighted
average
price paid
per share(2)
Total number
of shares
purchased as
part of publicly
announced plans
or programs
Maximum number (or
approximate dollar value)
of common shares that
may yet be purchased
under the plans or
programs(3) (in millions)
January 1, 2021 through January 31, 2021 . . . . . . . .
3
February 1, 2021 through February 28, 2021 . . . . . .
95,565
March 1, 2021 through March 31, 2021 . . . . . . . . . . .
April 1, 2021 through April 30, 2021 . . . . . . . . . . . . . .
May 1, 2021 through May 31, 2021 . . . . . . . . . . . . . . .
June 1, 2021 through June 30, 2021 . . . . . . . . . . . . .
July 1, 2021 through July 31, 2021 . . . . . . . . . . . . . . .
August 1, 2021 through August 31, 2021. . . . . . . . . .
392
230
58
50
168
31
September 1, 2021 through September 30, 2021 . .
6,659
October 1, 2021 through October 31, 2021 . . . . . . .
November 1, 2021 through November 30, 2021 . . . .
December 1, 2021 through December 31, 2021 . . . .
42
21
—
103,219
$
$
$
$
$
$
$
$
$
$
$
$
17.15
20.91
21.15
21.82
22.31
20.52
20.33
17.63
19.42
19.92
19.61
—
$
$
$
$
$
$
$
$
$
$
$
$
—
—
—
—
—
—
—
—
—
—
—
—
—
234
234
—
—
—
—
—
—
—
—
—
—
(1) The number of shares purchased represents shares of common stock surrendered by certain of our employees to satisfy their federal and state tax obligations associated
with the vesting of restricted common stock.
(2) The weighted average price paid per share for shares of common stock surrendered by certain employees is based on the closing price of our common stock on the
trading date immediately prior to the date of delivery of the shares.
(3) The stock repurchase program authorized in February 2019 for the repurchase of up to $300 million of the Company’s common stock expired on February 28, 2021.
Stock Repurchase Program
In February 2019, our Board of Directors approved a stock repurchase program allowing us to repurchase up to $300 million of our
common stock over a two-year period, which ended in February 2021. Stock repurchases were made through open market purchases, in
privately negotiated transactions, or in such other manner that complied with applicable securities laws. The timing of stock repurchases
and the number of shares repurchased were dependent upon prevailing market conditions and other factors. During the three months
ended March 31, 2020, we repurchased 4.6 million shares of our common stock for a total purchase price of $66 million. No additional
common stock was repurchased during 2020 or in the first two months of 2021 prior to the expiration of this stock repurchase program.
We may make future stock repurchases, subject to the approval of a new stock repurchase program by our Board of Directors.
29
PARK HOTEL & RESORTS 2021
Item 6. [Reserved]
Item 7. Management’s Discussion and Analysis of
Financial Condition and Results of Operations.
The following discussion and analysis of our financial condition and results of operations should be read in conjunction with the
accompanying consolidated financial statements, related notes included thereto and Item 1A., “Risk Factors,” appearing elsewhere in
this Annual Report on Form 10-K. For the discussion and analysis of our 2019 financial condition and results of operations compared to
2020, refer to Item 7., “Management’s Discussion and Analysis of Financial Condition and Results of Operations” of our Annual Report
on Form 10-K for the year ended December 31, 2020.
OVERVIEW
We have a diverse portfolio of iconic and market-leading hotels and resorts with significant underlying real estate value. We currently
hold investments in entities that have ownership or leasehold interests in 54 hotels, consisting of premium-branded hotels and resorts
with approximately 32,000 rooms, of which over 86% are luxury and upper upscale and all are located in prime U.S. markets and its
territories. Our high-quality portfolio includes hotels in major urban and convention areas, such as New York City, Washington, D.C.,
Chicago, San Francisco, Boston, New Orleans and Denver; premier resorts in key leisure destinations, including Hawaii, Orlando, Key
West and Miami Beach; and hotels adjacent to major gateway airports, such as Los Angeles International, Boston Logan International
and Miami International, as well as hotels in select suburban locations.
Our objective is to be the preeminent lodging real estate investment trust (“REIT”), focused on consistently delivering superior,
risk-adjusted returns to stockholders through active asset management and a thoughtful external growth strategy while maintain-
ing a strong and flexible balance sheet. As a pure-play real estate company with direct access to capital and independent financial
resources, we believe our enhanced ability to implement compelling return on investment initiatives within our portfolio represents
a significant embedded growth opportunity. Finally, given our scale and investment expertise, we believe we will be able to success-
fully execute single-asset and portfolio acquisitions and dispositions to further enhance the value and diversification of our assets
throughout the lodging cycle, including potentially taking advantage of the economies of scale that could come from consolidation
in the lodging REIT industry.
We operate our business through two operating segments, our consolidated hotels and unconsolidated hotels. Our consolidated
hotels operating segment is our only reportable segment. Refer to Note 14: “Geographic and Business Segment Information” in our
audited consolidated financial statements included elsewhere within this Annual Report on Form 10-K for additional information
regarding our operating segments.
Basis of Presentation
The consolidated financial statements reflect our financial position, results of operations and cash flows, in conformity with
U.S. generally accepted accounting principles (“U.S. GAAP”). Refer to Note 2: “Basis of Presentation and Summary of Significant
Accounting Policies” in our audited consolidated financial statements included elsewhere within this Annual Report on Form 10-K for
additional information.
COVID-19 Operational Update
The global outbreak of a novel strain of coronavirus and the disease it causes (“COVID-19”) has had and continues to have a signifi-
cant effect on the lodging industry and our business. We cannot presently determine the extent or duration of the overall operational
and financial effects that COVID-19 will have on our business. In March and April 2020, travel restrictions and mandated closings of
non-essential businesses were imposed, which resulted in temporary suspensions of operations at a majority of our hotels, all except
two of which have now reopened. Temporary closings of restaurants and hotels as well as travel restrictions across entire regions also
contributed to severely reduced overall lodging demand. The effects of COVID-19 continue to have a significant adverse effect on the
hospitality industry, including our business; however, the increase in vaccination rates across the country and the easing or removal of
restrictions, quarantining, and “social distancing” mandates resulted in increased travel and hospitality spending beginning in the sec-
ond quarter of 2021 as compared to the same period in 2020. In December 2021, the rapid rise in COVID-19 cases from the Omicron
variant resulted in additional group cancellations and cautious business travel sentiment during the first quarter of 2022, labor disrup-
tions throughout the travel industry resulting in widespread airline cancellations and hotel staff shortages, and re-imposed restrictions
on gatherings and business events by an increasing number of jurisdictions. Despite the near-term reduction in demand due to the
seasonal decline in leisure travel following the holiday season and the delay in return of business travel, coupled with concerns over
30
PARK HOTEL & RESORTS 2021 the spread of the Omicron variant and related travel restrictions, we expect a broader based recovery to continue beginning in the
second quarter of 2022 as leisure demand trends and group booking activity continue to improve. We expect to see a return of group
demand beginning in the second quarter of 2022 in select markets as groups continued to push out meetings originally scheduled for
the second half of 2021 into 2022.
Beginning in March 2020, we experienced a significant decline in occupancy, Average Daily Rate (“ADR”) and Revenue per Available
Room (“RevPAR”) associated with the COVID-19 pandemic throughout our consolidated portfolio, which has resulted in a decline in
our operating cash flow. As distribution of the COVID-19 vaccine continues, we have seen improvement in traveler sentiment, and as a
result, an improvement in occupancy, ADR and RevPAR during 2021. Changes in our 2021 pro-forma metrics, which exclude results from
properties disposed of and include results from properties acquired as of February 18, 2022, as compared to the same periods in 2019
and 2020, respectively, and pro-forma occupancy are as follows:
Change in Pro-forma
ADR
Change in Pro-forma
Occupancy
Change in Pro-forma
RevPAR
2021
vs.
2020
2021
vs.
2019
2021
vs.
2020
2021
vs.
2019
2021
vs.
2020
2021
vs.
2019
2021
Pro-forma
Occupancy
Q1 2021 . . . . . . . . . . . . . . . . .
(28.9)%
(30.6)%
(35.0)%pts
(50.7)% pts
(69.3)%
(76.2)%
26.6%
Q2 2021 . . . . . . . . . . . . . . . . .
44.8
Q3 2021 . . . . . . . . . . . . . . . . .
50.0
October 2021 . . . . . . . . . . . .
November 2021 . . . . . . . . . . .
December 2021 . . . . . . . . . . .
Q4 2021 . . . . . . . . . . . . . . . . .
51.9
59.3
53.7
55.8
(16.7)
(7.0)
(13.8)
(6.1)
8.0
(4.2)
36.1
32.2
26.9
32.4
36.5
31.9
(43.4)
(33.0)
(34.3)
(29.1)
(20.9)
(28.1)
897.0
301.6
226.5
321.8
356.9
297.9
(58.9)
(43.4)
(48.7)
(39.8)
(21.7)
(37.6)
42.2
51.3
50.4
52.1
55.0
52.5
We believe demand will remain significantly reduced as long as mandatory travel restrictions, “social distancing” and cost-saving
or other measures, such as the postponing or cancelling of non-essential business travel, remain in place or if these restrictions
tighten or demand for travel continues to be depressed due to virus variants. Although we were able to recommence operations at
all except two of our previously suspended hotels by the end of 2021, there remains considerable uncertainty as to both the time it
will take to see travel and demand for lodging and travel-related experiences to fully recover. If demand does not recover, or if virus
variants increase or travel restrictions tighten, we may be required to suspend operations at additional hotels. Further, uncertainty
as to the timing of when remaining restrictions will be removed generally will make it more difficult to execute on our external
growth strategy. The uncertainties surrounding the COVID-19 pandemic recovery, including new variants, make it difficult to predict
operating results for our hotels in 2022, thus there can be no assurances that we will not experience further declines in hotel reve-
nues or earnings at our hotels.
We and our hotel managers have taken various actions to mitigate the effects of the COVID-19 pandemic, including temporarily sus-
pending operations at a majority of our hotels beginning in March 2020, limiting capacity at our open hotels, deferring approximately
$150 million of capital expenditures planned for 2020, reducing capital expenditures for maintenance projects to approximately $44
million for 2021 and suspending our dividend after the first quarter of 2020. Additionally, as a precautionary measure to increase liquid-
ity and preserve financial flexibility, we fully drew on our revolving credit facility (“Revolver”) in 2020 and completed three corporate
bond offerings totaling $2.1 billion in 2020 and 2021 and five asset sales in 2021, the proceeds of which were used to fully repay the
Revolver and our term loan due December 2021 (“2016 Term Loan”), as well as a majority of our unsecured delayed draw term loan
facility (“2019 Term Facility”).
Since originally suspending operations, we have commenced the phased reopening of all except two of our hotels. The timing of the
reopening of these remaining hotels will depend primarily on government restrictions imposed or re-imposed and recovery in demand.
The status of our hotels as of February 18, 2022 is as follows:
31
PARK HOTEL & RESORTS 2021 Status
Number of Hotels
Total Rooms
Consolidated Open . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Consolidated Suspended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total Consolidated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Unconsolidated Open . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total Hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
46
2
48
6
54
26,551
1,338
27,889
4,036
31,925
In addition, the operating environment for us and our hotel managers has improved as government restrictions are lifted and demand
for travel returns. Economic indicators such as GDP growth, corporate earnings, consumer confidence and employment are highly
correlated with lodging demand and have generally returned to pre-pandemic levels. We expect the significance of the COVID-19
pandemic, including the extent of its effect on our financial and operational results, to be dictated by, among other things, its duration,
the success of efforts to contain it, the emergence of virus variants, efficacy, availability and deployment of vaccinations and other
treatments to combat COVID-19, including public adoption rates of COVID-19 vaccines, and the effect of actions taken in response
(such as travel advisories and restrictions and social distancing), including the extent and duration of such actions.
The extent and duration of the effects of COVID-19 are not yet clear. Despite cost reduction initiatives, we do not expect to be able
to fully, or even materially, offset revenue losses from the COVID-19 pandemic. In addition, we cannot predict whether our reopened
hotels will be forced to suspend operations again in the future or be subjected to operating restrictions following further outbreaks or
variants of COVID-19.
PRINCIPAL COMPONENTS OF AND FACTORS AFFECTING OUR RESULTS OF OPERATIONS
Revenues
Revenues from our hotels are primarily derived from two categories of customers: transient and group, which historically have
accounted for approximately two thirds and one third, respectively, of our rooms revenue. Transient guests are individual travelers
who are traveling for business or leisure. Group guests are traveling for group events that reserve rooms for meetings, confer-
ences or social functions sponsored by associations, corporate, social, military, educational, religious or other organizations. Group
business usually includes a block of room accommodations, as well as other ancillary services, such as meeting facilities, catering
and banquet services. A majority of our food and beverage sales and other ancillary services are provided to customers who also
are occupying rooms at our hotels. As a result, occupancy affects all components of revenues from our hotels. Due to the effects of
COVID-19, we have experienced a greater shift to transient business as a result of the cancellation or postponement of business
conferences and other group events.
Principal Components
Rooms. Represents the sale of room rentals at our hotels and accounts for a substantial majority of our total revenue.
Food and beverage. Represents revenue from group functions, which may include both banquet revenue and audio and visual revenue,
as well as revenue from outlets such as restaurants and lounges at our hotels.
Ancillary hotel. Represents revenue for guest services provided at our hotels, including parking, telecommunications, golf course and
spa. Also includes tenant leases and other rental revenue.
Other. Primarily related to support services we provide to Hilton Grand Vacations (“HGV”) timeshare properties that have a presence
within or adjacent to certain of our hotels, which include cost reimbursements for the costs of providing housekeeping, landscaping,
general maintenance and other services plus a fee representing a percentage of cost reimbursements. Also included in the comparative
period, revenue from our laundry business prior to permanent suspension of operations in 2020.
Factors Affecting our Revenues
Consumer demand. Consumer demand for our products and services is closely linked to the performance of the general economy
and is sensitive to business and personal discretionary spending levels. Leading indicators of demand include gross domestic prod-
uct, non-residential fixed investment and the consumer price index. Declines in consumer demand due to adverse general economic
conditions, reductions in travel patterns, lower consumer confidence, outbreaks of pandemic or contagious diseases, and adverse
political conditions can lower the revenues and profitability of our hotels. Further, competition for guests and the supply of services at
our hotels affect our ability to sustain or increase rates charged to customers at our hotels. As a result, changes in consumer demand
and general business cycles have historically subjected and could in the future subject our revenues to significant volatility. In addition,
leisure travelers currently make up the majority of our transient demand. Therefore, we will be significantly more affected by trends in
leisure travel than trends in business travel.
32
PARK HOTEL & RESORTS 2021 Supply. New room supply is an important factor that can affect the lodging industry’s performance. Room rates and occupancy, and
thus RevPAR, tend to increase when demand growth exceeds supply growth. The addition of new competitive hotels and resorts
affects the ability of existing hotels and resorts to sustain or grow RevPAR, and thus profits. New development is determined largely
by construction costs, the availability of financing and expected performance of existing hotels and resorts.
Expenses
Principal Components
Rooms. These costs include housekeeping, reservation systems, room supplies, laundry services at our hotels and front desk costs.
Food and beverage. These costs primarily include food, beverage and the associated labor and will correlate closely with food and
beverage revenues.
Other departmental and support. These costs include labor and other costs associated with other ancillary revenue, such as parking,
telecommunications, golf course and spa, as well as labor and other costs associated with administrative departments, sales and
marketing, repairs and minor maintenance and utility costs. Additionally, these costs include franchise fees and are generally computed
as a percentage of rooms revenues. Refer to Item 1: “Business – Our Principal Agreements,” included elsewhere in this Annual Report on
Form 10-K for additional information on franchise fees.
Other property-level. These costs consist primarily of real and personal property taxes, other local taxes, ground rent, equipment rent
and property insurance.
Management fees. Base management fees are computed as a percentage of gross revenue. Incentive management fees generally are
paid if specified financial performance targets are achieved. Refer to Item 1: “Business – Our Principal Agreements,” included elsewhere
in this Annual Report on Form 10-K for additional information.
Impairment and casualty loss, net. Impairment losses are non-cash expenses that are recognized when circumstances indicate that the
carrying value of a long-lived asset is not recoverable. An impairment loss is recognized for the excess of the carrying value over the fair
value of the asset. Casualty losses are expenses that represent losses incurred resulting from property damage or destruction caused by
any sudden, unexpected or unusual event such as a hurricane. Casualty gains are insurance proceeds for property damage claims that are
in excess of any associated impairment loss recognized and clean-up and recovery costs incurred, less any insurance deductible.
Depreciation and amortization. These are non-cash expenses that primarily consist of depreciation of fixed assets such as buildings,
furniture, fixtures and equipment at our hotels, as well as amortization of finite lived intangible assets.
Corporate general & administrative. These costs include general and administrative expenses, including costs associated with the
potential disposition of hotels. General and administrative expenses consist primarily of compensation expense for our corporate
staff and personnel supporting our business, professional fees, travel and entertainment expenses, and office administrative and
related expenses.
Acquisition costs. These costs include expenses associated with our hotel acquisitions.
Other. These costs include costs to provide support services to certain HGV timeshare properties. Also included in the comparative
period, expenses for our laundry business prior to permanent suspension of operations in 2020.
Factors Affecting our Costs and Expenses
Variable expenses. Expenses associated with our room expense and food and beverage expense are mainly affected by occupancy
and correlate closely with their respective revenues. These expenses can increase based on increases in salaries and wages, as well
as on the level of service and amenities that are provided. Additionally, food and beverage expense is affected by the mix of business
between banquet, catering and outlet sales.
Fixed expenses. Many of the other expenses associated with our hotels are relatively fixed. These expenses include portions of rent
expense, property taxes and insurance. Since we generally are unable to decrease these costs significantly or rapidly when demand for
our hotels decreases, any resulting decline in our revenues can have a greater adverse effect on our net cash flow, margins and profits.
This effect can be especially pronounced during periods of economic contraction or slow economic growth. The effectiveness of any
cost-cutting efforts is limited by the amount of fixed costs inherent in our business. As a result, we may not be able to successfully
offset revenue reductions through cost cutting. The individuals employed at certain of our hotels are party to collective bargaining
agreements with our hotel managers that may also limit the manager’s ability to make timely staffing or labor changes in response
to declining revenues. In addition, any efforts to reduce costs, or to defer or cancel capital improvements, could adversely affect the
33
PARK HOTEL & RESORTS 2021 economic value of our hotels. We have taken steps to reduce our fixed costs to levels we believe are appropriate to maximize profit-
ability and respond to market conditions without jeopardizing the overall customer experience or the value of our hotels.
Changes in depreciation and amortization expense. Changes in depreciation expense are due to renovations of existing hotels, acquisition
or development of new hotels, the disposition of existing hotels through sale or closure or changes in estimates of the useful lives of our
assets. As we place new assets into service, we will be required to recognize additional depreciation expense on those assets.
KEY BUSINESS METRICS USED BY MANAGEMENT
Occupancy
Occupancy represents the total number of room nights sold divided by the total number of room nights available at a hotel or group
of hotels. Room nights available to guests have not been adjusted for suspended or reduced operations at certain of our hotels as
a result of COVID-19. Occupancy measures the utilization of our hotels’ available capacity. Management uses occupancy to gauge
demand at a specific hotel or group of hotels in a given period. Occupancy levels also help us determine achievable ADR levels as
demand for rooms increases or decreases.
Average Daily Rate
ADR represents rooms revenue divided by total number of room nights sold in a given period. ADR measures average room price
attained by a hotel and ADR trends provide useful information concerning the pricing environment and the nature of the customer
base of a hotel or group of hotels. ADR is a commonly used performance measure in the hotel industry, and we use ADR to assess
pricing levels that we are able to generate by type of customer, as changes in rates have a more pronounced effect on overall revenues
and incremental profitability than changes in occupancy, as described above.
Revenue per Available Room
RevPAR represents rooms revenue divided by the total number of room nights available to guests for a given period. Room nights
available to guests have not been adjusted for suspended or reduced operations at certain of our hotels as a result of COVID-19. We
consider RevPAR to be a meaningful indicator of our performance as it provides a metric correlated to two primary and key factors of
operations at a hotel or group of hotels: occupancy and ADR. RevPAR is also a useful indicator in measuring performance over compara-
ble periods.
Comparable Hotels Data
Historically, we have presented certain data for our hotels on a comparable hotel basis as supplemental information for investors. We
defined our comparable hotels as those that: (i) were active and operating in our portfolio since January 1st of the previous year; and
(ii) have not sustained substantial property damage or business interruption, have not undergone large-scale capital projects or for
which comparable results are not available. We presented comparable hotel results to help us and our investors evaluate the ongoing
operating performance of our comparable hotels. However, given the significant effect of COVID-19 on most of our hotels and the lack
of comparability to prior periods, we do not believe this supplemental information is useful to us or our investors at this time. Under
“Results of Operations” below, we have provided information on the effects from dispositions and other factors to our results of oper-
ations for the year ended December 31, 2021 as compared to the year ended December 31, 2020. Change from other factors primarily
relates to the effects of COVID-19.
NON-GAAP FINANCIAL MEASURES
We also evaluate the performance of our business through certain other financial measures that are not recognized under U.S. GAAP.
Each of these non-GAAP financial measures should be considered by investors as supplemental measures to GAAP performance mea-
sures such as total revenues, operating profit and net income.
EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA
EBITDA, presented herein, reflects net income (loss) excluding depreciation and amortization, interest income, interest expense, income
taxes and also interest expense, income tax and depreciation and amortization included in equity in earnings (losses) from investments
in affiliates.
Adjusted EBITDA, presented herein, is calculated as EBITDA, further adjusted to exclude:
n Gains or losses on sales of assets for both consolidated and unconsolidated investments;
n Costs associated with hotel acquisitions or dispositions expensed during the period;
n Severance expense;
34
PARK HOTEL & RESORTS 2021 n Share-based compensation expense;
n Impairment losses and casualty gains or losses; and
n Other items that we believe are not representative of our current or future operating performance.
Hotel Adjusted EBITDA measures hotel-level results before debt service, depreciation and corporate expenses for our consolidated
hotels, which excludes hotels owned by unconsolidated affiliates, and is a key measure of our profitability. We present Hotel Adjusted
EBITDA to help us and our investors evaluate the ongoing operating performance of our consolidated hotels.
EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA are not recognized terms under U.S. GAAP and should not be considered as
alternatives to net income (loss) or other measures of financial performance or liquidity derived in accordance with U.S. GAAP. In
addition, our definitions of EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA may not be comparable to similarly titled measures of
other companies.
We believe that EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA provide useful information to investors about us and our
financial condition and results of operations for the following reasons: (i) EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA are
among the measures used by our management team to make day-to-day operating decisions and evaluate our operating performance
between periods and between REITs by removing the effect of our capital structure (primarily interest expense) and asset base
(primarily depreciation and amortization) from our operating results; and (ii) EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA are
frequently used by securities analysts, investors and other interested parties as a common performance measure to compare results or
estimate valuations across companies in our industry.
EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA have limitations as analytical tools and should not be considered either in iso-
lation or as a substitute for net income (loss) or other methods of analyzing our operating performance and results as reported under
U.S. GAAP. Some of these limitations are:
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect our interest expense;
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect our income tax expense;
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect the effect on earnings or changes resulting from matters that
we consider not to be indicative of our future operations; and
n other companies in our industry may calculate EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA differently, limiting their use-
fulness as comparative measures.
We do not use or present EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA as measures of our liquidity or cash flow. These
measures have limitations as analytical tools and should not be considered either in isolation or as a substitute for cash flow or other
methods of analyzing our cash flows and liquidity as reported under U.S. GAAP. Some of these limitations are:
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect changes in, or cash requirements for, our working capital needs;
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect the cash requirements necessary to service interest or principal
payments, on our indebtedness;
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect the cash requirements to pay our taxes;
n EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect historical cash expenditures or future requirements for capital
expenditures or contractual commitments; and
n although depreciation and amortization are non-cash charges, the assets being depreciated and amortized will often have to be
replaced in the future, and EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA do not reflect any cash requirements for such
replacements.
Because of these limitations, EBITDA, Adjusted EBITDA and Hotel Adjusted EBITDA should not be considered as discretionary cash
available to us to reinvest in the growth of our business or as measures of cash that will be available to us to meet our obligations.
35
PARK HOTEL & RESORTS 2021 The following table provides a reconciliation of Net loss to Hotel Adjusted EBITDA:
Year Ended December 31,
2021
2020
(in millions)
Net loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(452)
$ (1,444)
Depreciation and amortization expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Income tax expense (benefit) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense, income tax and depreciation and amortization
included in equity in earnings from investments in affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
EBITDA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Loss (gain) on sales of assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Gain on sale of investments in affiliates(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Acquisition costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Severance expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Share-based compensation expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Impairment and casualty loss, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other items(2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Adjusted EBITDA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Less: Adjusted EBITDA from investments in affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Add: All other(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hotel Adjusted EBITDA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
281
(1)
258
2
11
99
5
—
—
—
19
9
10
142
(7)
42
177
298
(2)
213
(6)
16
(925)
(62)
(1)
10
33
20
696
35
(194)
3
44
$
(147)
(1) Included in other (loss) gain, net.
(2) For the year ended December 31, 2020, includes a $12 million reserve related to ongoing claims in connection with our obligation to indemnify Hilton under the spin-off
agreements. Refer to Note 15: “Commitments and Contingencies” in our audited consolidated financial statements included elsewhere within this Annual Report on Form
10-K for additional information.
(3) Includes other revenues and other expenses, non-income taxes on TRS leases included in other property-level expenses and corporate general and administrative
expenses.
Nareit FFO attributable to stockholders and Adjusted FFO attributable to stockholders
We present Nareit FFO attributable to stockholders and Nareit FFO per diluted share (defined as set forth below) as non-GAAP
measures of our performance. We calculate funds from (used in) operations (“FFO”) attributable to stockholders for a given operating
period in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”), as net income
(loss) attributable to stockholders (calculated in accordance with U.S. GAAP), excluding depreciation and amortization, gains or losses
on sales of assets, impairment, and the cumulative effect of changes in accounting principles, plus adjustments for unconsolidated joint
ventures. Adjustments for unconsolidated joint ventures are calculated to reflect our pro rata share of the FFO of those entities on
the same basis. As noted by Nareit in its December 2018 “Nareit Funds from Operations White Paper – 2018 Restatement,” since real
estate values historically have risen or fallen with market conditions, many industry investors have considered presentation of oper-
ating results for real estate companies that use historical cost accounting to be insufficient by themselves. For these reasons, Nareit
adopted the FFO metric in order to promote an industry-wide measure of REIT operating performance. We believe Nareit FFO provides
useful information to investors regarding our operating performance and can facilitate comparisons of operating performance between
periods and between REITs. Our presentation may not be comparable to FFO reported by other REITs that do not define the terms in
accordance with the current Nareit definition, or that interpret the current Nareit definition differently than we do. We calculate Nareit
FFO per diluted share as our Nareit FFO divided by the number of fully diluted shares outstanding during a given operating period.
We also present Adjusted FFO attributable to stockholders and Adjusted FFO per diluted share when evaluating our performance
because we believe that the exclusion of certain additional items described below provides useful supplemental information to
investors regarding our ongoing operating performance. Management historically has made the adjustments detailed below in
evaluating our performance and in our annual budget process. We believe that the presentation of Adjusted FFO provides useful
supplemental information that is beneficial to an investor’s complete understanding of our operating performance. We adjust Nareit
FFO attributable to stockholders for the following items, which may occur in any period, and refer to this measure as Adjusted FFO
attributable to stockholders:
36
PARK HOTEL & RESORTS 2021 n Costs associated with hotel acquisitions or dispositions expensed during the period;
n Severance expense;
n Share-based compensation expense; and
n Other items that we believe are not representative of our current or future operating performance.
The following table provides a reconciliation of net loss attributable to stockholders to Nareit FFO attributable to stockholders and
Adjusted FFO attributable to stockholders:
Year Ended December 31,
2021
2020
(in millions)
Net loss attributable to stockholders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(459)
$
(1,440)
Depreciation and amortization expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization expense attributable to noncontrolling interests . . . . . . . . . . . . . . . . .
Loss (gain) on sales of assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Gain on sale of investments in affiliates(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Impairment loss. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Equity investment adjustments:
Equity in losses from investments in affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Pro rata FFO of investments in affiliates. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
281
(4)
5
—
5
7
2
Nareit FFO attributable to stockholders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(163)
Casualty loss (gain), net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Severance expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Acquisition costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Share-based compensation expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other items(2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4
—
—
19
4
Adjusted FFO attributable to stockholders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Nareit FFO per share - Diluted(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Adjusted FFO per share - Diluted(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
$
$
(136)
$
(0.69)
(0.57)
298
(4)
(62)
(1)
697
22
(10)
(500)
(1)
33
10
20
49
(389)
(2.12)
(1.65)
(1) Included in other (loss) gain, net.
(2) For the year ended December 31, 2020, includes $37 million of tax expense on hotels sold during 2020.
(3) Per share amounts are calculated based on unrounded numbers.
RESULTS OF OPERATIONS
The following items have had a significant effect on the year-over-year comparability of our operations and are illustrated further in the
table of Hotel Revenues and Operating Expenses below:
n Property Dispositions: Between January 1, 2020 and December 31, 2021, we disposed of seven consolidated hotels. As a result of
these dispositions, our revenues and operating expenses decreased for the year ended December 31, 2021 as compared to the same
period in 2020. The results of operations during our period of ownership of these hotels are included in our consolidated results.
n COVID-19: Beginning in March 2020, we experienced a significant decline in ADR, occupancy and RevPAR due to COVID-19. The
economic contraction resulting from the spread of COVID-19 has and is expected to continue to significantly affect our business. As
discussed in “Overview — COVID-19 Operational Update,” since April, 2021, we have seen increases in ADR, occupancy and RevPAR
each month compared to 2020. Consequently, the results of our portfolio during the year ended December 31, 2021 will not be
comparable to the same period in 2020.
37
PARK HOTEL & RESORTS 2021 Hotel Revenues and Operating Expenses
Year Ended December 31,
2021
2020
Change
(in millions)
Change
from
Property
Dispositions
Change
from Other
Factors(1)
Rooms revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$ 870
$ 526
$
344
$
(12 ) $
356
Food and beverage revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Ancillary hotel revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Rooms expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Food and beverage expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other departmental and support expense . . . . . . . . . . . . . . . . . . . . . .
Other property-level expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Management fees expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
251
190
254
208
423
191
59
189
108
193
173
359
258
30
62
82
61
35
64
(67 )
29
(3 )
(2 )
(2 )
(3 )
(7 )
(5 )
(1 )
65
84
63
38
71
(62)(2)
30
(1) Change from other factors primarily relates to the effects of COVID-19, except as otherwise noted. The increase in revenues and expenses was primarily due to the
reopening of most of our hotels that were suspended during 2020 and improved occupancy due to an increase in leisure travel as compared to 2020.
(2) The reduction is primarily a result of $30 million of severance expense incurred in 2020 that was not incurred in 2021 and a reduction of real estate taxes of $15 million
compared to 2021.
Group, transient, contract and other rooms revenue for the year ended December 31, 2021, as well as the change for each segment
compared to 2020 are as follows:
Year Ended December 31,
2021
2020
Change
(in millions)
Change
from
Property
Dispositions
Change
from Other
Factors(1)
Group rooms revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$ 114
$ 136
$
(22)
$
Transient rooms revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Contract rooms revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other rooms revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
690
50
16
330
48
12
360
2
4
$
(4)
(8)
—
—
(18)
368
2
4
Rooms revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$ 870
$ 526
$
344
$
(12)
$
356
(1) Change from other factors primarily relates to the effects of COVID-19. The increase in revenues was primarily due to the reopening of most of our hotels that were
suspended during 2020 and improved traveler sentiment as vaccine distribution significantly increased and operating restrictions were lifted throughout 2021.
Other revenue and Other expense
During the second half of 2020, we permanently closed operations at all three of our laundry facilities resulting in a decrease in both
laundry revenue and laundry expense. The increases in support services revenue and expense are due to the reopening of our hotels
that have service arrangements with HGV, which were suspended for a majority of 2020.
Support services revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $
Laundry revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total other revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $
38
Year Ended December 31,
2021
2020
(in millions)
51
—
51
$
$
27
2
29
Percent
change
88.9%
(100.0)%
75.9%
PARK HOTEL & RESORTS 2021 Support services expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Laundry expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total other expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Corporate general and administrative
Year Ended December 31,
2021
2020
(in millions)
$
$
48 $
1
49 $
26
10
36
Percent
change
84.6%
(90.0)%
36.1%
Year Ended December 31,
General and administrative expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
43 $
Share-based compensation expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Disposition costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Severance expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
19
—
—
Total corporate general and administrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
62 $
40
20
1
2
63
2021
2020
(in millions)
Percent
change
7.5%
(5.0)
(100.0)
(100.0)
(1.6)%
Acquisition costs
During the year ended December 31, 2020, we incurred $10 million of acquisition costs, primarily as a result of $9 million of transfer tax
in connection with the Merger with Chesapeake based on new information received during 2020.
Impairment and casualty loss, net
During the year ended December 31, 2021, we recognized an impairment loss of $5 million related to one of our hotels classified as
held for sale as of June 30, 2021. We also recognized $4 million of casualty losses as a result of damage caused by Hurricane Ida at
one of our hotels.
During the year ended December 31, 2020, we recognized a net loss of $696 million primarily as a result of $607 million of impairment
losses related to our goodwill and $90 million of impairment losses primarily related to one of our hotels, and our inability to recover
the carrying value of the asset because of COVID-19.
(Loss) Gain on sales of assets, net
During the year ended December 31, 2021, we recognized a net loss of $5 million primarily as a result of the sales of five of our consol-
idated hotels.
During the year ended December 31, 2020, we recognized a net gain of $62 million primarily as a result of the sale of two of our con-
solidated hotels.
Non-operating Income and Expenses
Interest expense
Interest expense increased during the year ended December 31, 2021 compared to the same period in 2020 as a result of the
issuances of $2.1 billion of Senior Secured Notes during the second and third quarters of 2020 and May 2021, partially offset by a
decrease in interest expense as a result of the full repayment of the 2016 Term Loan in September 2020, partial repayment of the 2019
Term Facility during the second and third quarters of 2021 and the full repayment of the Revolver during 2021. Interest expense associ-
ated with our debt for the years ended December 31, 2021 and 2020 were as follows:
39
PARK HOTEL & RESORTS 2021 Year ended December 31,
2021
2020
(in millions)
SF and HHV Mortgage Loans(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $
85 $
Other Mortgage Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2016 Term Loan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2019 Term Facility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Revolver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 Senior Secured Notes(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2028 Senior Secured Notes(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2029 Senior Secured Notes(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
24
—
12
10
49
43
23
12
85
22
15
20
19
29
12
—
11
Total interest expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $
258 $
213
Percent
change
—%
9.1%
NM(2)
(40.0)%
(47.4)%
69.0%
258.3%
9.1%
21.1%
(1) In October 2016, we entered into a $725 million CMBS loan secured by the Hilton San Francisco Union Square and the Parc 55 Hotel San Francisco (“SF Mortgage Loan”)
and a $1.275 billion CMBS loan secured by the Hilton Hawaiian Village Waikiki Beach Resort (“HHV Mortgage Loan”).
(2) Percentage change is not meaningful.
(3) In May and September 2020, Park Intermediate Holdings LLC (our “Operating Company”), PK Domestic Property LLC, an indirect subsidiary of the Company (“PK
Domestic”), and PK Finance Co-Issuer Inc. (“PK Finance”) issued an aggregate of $650 million of senior secured notes due 2025 (“2025 Senior Secured Notes”) and an
aggregate of $725 million of senior secured notes due 2028 (“2028 Senior Secured Notes”), respectively. Additionally, in May 2021, our Operating Company, PK Domestic
and PK Finance issued an aggregate of $750 million of senior secured notes due 2029 (“2029 Senior Secured Notes,” collectively with the 2025 Senior Secured Notes
and 2028 Senior Secured Notes, the “Senior Secured Notes”).
Our current debt outstanding is approximately $4.7 billion at a weighted average interest rate of 5.0%, of which approximately 99%
is fixed-rate debt, refer to Item 7A: “Interest Rate Risk” and Note 7: “Debt” in our audited consolidated financial statements included
elsewhere within this Annual Report on Form 10-K for additional information.
Other (loss) gain, net
During the year ended December 31, 2021, we recognized a net loss of $7 million, which is primarily due to $5 million related to the
loss on extinguishment of debt during the year.
During the year ended December 31, 2020, we recognized a net loss of $15 million, which is primarily due to an additional $12 million
reserve related to ongoing claims in connection with our obligation to indemnify Hilton under the spin-off agreements.
Income tax (expense) benefit
Year Ended December 31,
2021
2020
(in millions)
Percent
Change
Income tax (expense) benefit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(2 )
$
6
NM(1)
(1) Percentage change is not meaningful.
Income tax expense for the year ended December 31, 2021, primarily consists of $6 million of income tax expense related to our
taxable REIT subsidiaries, partially offset by $4 million of state tax benefits from utilizing state NOLs and a $1 million benefit from the
derecognition of deferred tax liabilities.
Income tax benefit for the year ended December 31, 2020 includes a TRS income tax benefit of $24 million from utilizing the NOL
carryback provisions of the CARES Act and $22 million of a net tax benefit from the derecognition of deferred tax liabilities, partially
offset by $37 million of income tax expense from hotels sold during the period.
40
PARK HOTEL & RESORTS 2021 LIQUIDITY AND CAPITAL RESOURCES
Overview
We seek to maintain sufficient amounts of liquidity with an appropriate balance of cash, debt and equity to provide financial flexibility.
As of December 31, 2021, we had total cash and cash equivalents of $688 million and $75 million of restricted cash. Restricted cash
primarily consists of cash restricted as to use by our debt agreements and reserves for capital expenditures in accordance with certain
of our management agreements. We currently have higher than historical balances in restricted cash due to certain of our mortgage
loans that require deposits of excess cash with the lender when certain financial ratios are not met, which occurred during the period
as a result of the effect from COVID-19 on operating results at the associated hotels.
As a result of the economic uncertainty resulting from the effects of COVID-19, including decreased occupancy, ADR and RevPAR at our
hotels, as described above under “COVID-19 Operational Update”, we expect our cash flows through at least the first quarter of 2022
to be significantly lower than prior to COVID-19. We have taken several steps to preserve capital and increase liquidity, including draw-
ing $1 billion from our Revolver in March 2020 (which we subsequently fully repaid), issuing $650 million of 2025 Senior Secured Notes
in May 2020 (a portion of which was used to partially repay amounts outstanding under our Revolver and 2016 Term Loan), issuing
$725 million of 2028 Senior Secured Notes in September 2020 (a portion of which was used to repay the 2016 Term Loan in full as well
as a portion of the Revolver), issuing $750 million of 2029 Senior Secured Notes in May 2021 (a portion of which was used to partially
repay the Revolver and the 2019 Term Facility), suspending our dividend following the payment of the first quarter 2020 dividend and
implementing various cost saving initiatives at our hotels including temporary suspension of operations at certain hotels and selected
restaurants and other businesses and outlets and reductions in capital expenditures for maintenance projects to approximately $44
million for 2021. We will continue to assess when the deferred capital expenditures will resume or if any of the deferred expenditures
will be cancelled.
In 2021, we sold five consolidated hotels, the W New Orleans – French Quarter, the Hotel Indigo San Diego Gaslamp Quarter, the
Courtyard Washington Capitol Hill Navy Yard, the Hotel Adagio, Autograph Collection and the Le Meridien San Francisco. Net pro-
ceeds from the sales of these hotels were used to repay $37 million outstanding under the Revolver, which currently has no remaining
balance outstanding, and to partially repay $419 million of the 2019 Term Facility.
We generated positive Hotel Adjusted EBITDA for the quarter ended December 31, 2021, the third consecutive quarter since the start
of the pandemic. With the availability under our Revolver and existing cash and cash equivalents as a result of net proceeds from the
offering of our Senior Secured Notes and the proceeds from the sales of two consolidated hotels in 2020 and the sale of five consol-
idated hotels in 2021, we have sufficient liquidity to pay our debt maturities and to fund other liquidity obligations over the next year
and beyond. Only 2% of our total outstanding debt is maturing in 2022. We are maintaining higher than historical cash levels due to
the continued uncertainty surrounding COVID-19, and we intend to do so until markets stabilize and demand in the lodging industry
significantly recovers. In addition, we also may take other actions to improve our liquidity, such as the issuance of additional debt,
equity or equity-linked securities, if we determine that doing so would be beneficial to us. However, there can no assurance as to
the timing of any such issuance, which may be in the near term, or that any such additional financing will be completed on favorable
terms, or at all. In 2020, we amended our credit facilities, which in addition to providing enhanced liquidity, extending the maturity of
the Revolver and extending the waiver period for the testing of the financial covenants, placed certain restrictions on the Company,
including limitations on our ability to make dividends and distributions (except to the extent required to maintain REIT status, the abil-
ity to pay a $0.01 per share per fiscal quarter dividend and certain other agreed exceptions). In February 2022, we further amended
our credit and term loan facilities, including extending the waiver period for the testing of the financial covenants, refer to “Note 17:
“Subsequent Events” in our audited consolidated financial statements included elsewhere within this Annual Report on Form 10-K for
additional information.
Our known short-term liquidity requirements primarily consist of funds necessary to pay for operating expenses and other expenditures,
including reimbursements to our hotel manager for payroll and related benefits, costs associated with the operation of our hotels, interest
and scheduled principal payments on our outstanding indebtedness, capital expenditures for renovations and maintenance at our hotels,
corporate general and administrative expenses, and, when resumed, dividends to our stockholders. Many of the other expenses associ-
ated with our hotels are relatively fixed, including portions of rent expense, property taxes and insurance. Since we generally are unable
to decrease these costs significantly or rapidly when demand for our hotels decreases, the resulting decline in our revenues can have a
greater adverse effect on our net cash flow, margins and profits. Our long-term liquidity requirements primarily consist of funds necessary
to pay for scheduled debt maturities, capital improvements at our hotels (to the extent not cancelled or deferred), and costs associated
with potential acquisitions. Despite the effect of COVID-19 on the global economy and our business, we were able to access the debt
capital markets during the past two years to complete three separate offerings of our Senior Secured Notes.
Our commitments to fund capital expenditures for renovations and maintenance at our hotels will be funded by cash and cash
equivalents, restricted cash to the extent permitted by our lending agreements and cash flow from operations. We have construction
contract commitments of approximately $94 million for capital expenditures at our properties, of which $72 million relates to the
41
PARK HOTEL & RESORTS 2021 expansion project at the Bonnet Creek complex. The Bonnet Creek expansion project includes additional meeting space for the Signia
by Hilton Orlando Bonnet Creek and the Waldorf Astoria Orlando. Our contracts contain clauses that allow us to cancel all or some
portion of the work. Additionally, we have established reserves for capital expenditures (“FF&E reserve”) in accordance with our man-
agement and certain debt agreements. Generally, these agreements require that we fund 4% of hotel revenues into an FF&E reserve,
unless such amounts have been incurred.
Our cash management objectives continue to be to maintain the availability of liquidity, minimize operational costs, make debt pay-
ments and fund our capital expenditure programs and future acquisitions. Further, we have an investment policy that is focused on the
preservation of capital and maximizing the return on new and existing investments.
Stock Repurchase Program
In February 2019, our Board of Directors approved a stock repurchase program allowing us to repurchase up to $300 million of our
common stock over a two-year period, which ended in February 2021. Stock repurchases were made through open market purchases, in
privately negotiated transactions, or in such other manner that complied with applicable securities laws. The timing of stock repurchases
and the number of shares repurchased were dependent upon prevailing market conditions and other factors. During the three months
ended March 31, 2020, we repurchased 4.6 million shares of our common stock for a total purchase price of $66 million. No additional
common stock was repurchased during 2020 or in the first two months of 2021 prior to the expiration of this stock repurchase program.
We may make future stock repurchases, subject to the approval of a new stock repurchase program by our Board of Directors.
Sources and Uses of Our Cash and Cash Equivalents
The following tables summarize our net cash flows and key metrics related to our liquidity:
Net cash used in operating activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$ (137)
$
(438)
Net cash provided by investing activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net cash (used in) provided by financing activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
394
(475)
119
914
2021
2020
(in millions)
Percent
change
68.7%
231.1%
NM(1)
Year Ended December 31,
(1) Percentage change is not meaningful.
Operating Activities
Cash flow from operating activities are primarily generated from the operating income generated at our hotels.
The $301 million decrease in net cash used in operating activities for the year ended December 31, 2021 compared to the year ended
December 31, 2020 was primarily due to an increase in cash from operations as a result of the increase in occupancy as our hotels
continue to recover from the effects of COVID-19, partially offset by an increase in cash paid for interest of $55 million and an increase
in cash paid for taxes of $8 million.
Investing Activities
The $394 million in net cash provided by investing activities for the year ended December 31, 2021 was primarily attributable to $454
million of net proceeds from the sale of five of our consolidated hotels, partially offset by $54 million in capital expenditures.
The $119 million in net cash provided by investing activities for the year ended December 31, 2020 was primarily attributable to the
$207 million in net proceeds received from the sale of hotels, partially offset by $86 million in capital expenditures.
Financing Activities
The $475 million in net cash used in financing activities for the year ended December 31, 2021 was primarily attributable to $1.2 billion of
debt repayments and $15 million of debt issuance costs, partially offset by the issuance of $750 million of 2029 Senior Secured Notes.
The $914 million in net cash provided by financing activities for the year ended December 31, 2020 was primarily attributable to
borrowings of $1 billion from our Revolver as a result of COVID-19, the issuance of our $650 million 2025 Senior Secured Notes and
$725 million of 2028 Senior Secured Notes, partially offset by $1.1 billion of debt repayments, $241 million in dividends paid and the
repurchase of 4.6 million shares of our common stock for $66 million.
42
PARK HOTEL & RESORTS 2021 Dividends
As a REIT, we are required to distribute at least 90% of our REIT taxable income, determined without regard to the deduction for
dividends paid and excluding net capital gain, and after utilization of any NOL carryforward to our stockholders on an annual basis.
Therefore, as a general matter, it is unlikely that we will be able to retain substantial cash balances that could be used to meet our
liquidity needs from our annual taxable income. Instead, we will need to meet these needs from external sources of capital and
amounts, if any, by which our cash flow generated from operations exceeds taxable income. However, as a precautionary measure in
light of COVID-19, after the payment of the first quarter dividend in 2020, we suspended our quarterly dividend. In addition, except
for certain exceptions described above under “—Overview,” our ability to pay dividends is restricted pursuant to our amended credit
facility. As described above under Item 5: “Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases
of Equity Securities—Distribution Information,” we are currently evaluating the reinstatement of a quarterly cash distribution of $0.01
per share, subject to approval by our Board of Directors. Any such distribution and any future distributions will be at the sole discre-
tion of our Board of Directors.
Debt
As of December 31, 2021, our total indebtedness was approximately $4.7 billion, including approximately $2.1 billion of our Senior
Secured Notes, as disclosed above, and excluding approximately $225 million of our share of debt from investments in affiliates.
Substantially all the debt of such unconsolidated affiliates is secured solely by the affiliates’ assets or is guaranteed by other partners
without recourse to us. Refer to Note 7: “Debt” in our audited consolidated financial statements included elsewhere within this Annual
Report on Form 10-K for additional information.
CRITICAL ACCOUNTING ESTIMATES
The preparation of our financial statements in accordance with U.S. GAAP requires us to make estimates and assumptions that affect
the reported amounts of assets and liabilities as of the date of our financial statements, the reported amounts of revenues and
expenses during the reporting periods and the related disclosures in our historical consolidated financial statements and accom-
panying footnotes. We believe that of our significant accounting policies, which are described in Note 2: “Basis of Presentation and
Summary of Significant Accounting Policies” in our audited consolidated financial statements included elsewhere within this Annual
Report on Form 10-K, the following accounting policies are critical because they involve a higher degree of judgment, and the esti-
mates required to be made were based on assumptions that are inherently uncertain. As a result, these accounting policies could
materially affect our financial position, results of operations and related disclosures. On an ongoing basis, we evaluate these estimates
and judgments based on historical experiences and various other factors that are believed to reflect the current circumstances. While
we believe our estimates, assumptions and judgments are reasonable, they are based on information presently available. Actual results
may differ significantly from these estimates due to changes in judgments, assumptions and conditions as a result of unforeseen
events or otherwise, which could have a material effect on our financial position or results of operations.
Acquisitions
We evaluate each of our acquisitions to determine if it is as an asset acquisition or a business combination. An asset acquisition
occurs when substantially all the fair value of an acquisition is concentrated in a single identifiable asset or a group of similar iden-
tifiable assets. In an acquisition of assets, the total cash consideration, including transaction costs is allocated to the individual
assets acquired and liabilities assumed, respectively, on a relative fair value basis. In a business combination, the assets acquired and
liabilities assumed are measured at fair value. We evaluate several factors, including market data for similar assets, expected future
cash flows discounted at risk-adjusted rates and replacement cost for the assets to determine an appropriate fair value of the assets.
Changes to these factors could affect the measurement of assets and liabilities.
Impairment of Long-Lived Assets with Finite Lives
We evaluate the carrying value of our property and equipment and intangible assets with finite lives by comparing the expected undis-
counted future cash flows to the net book value of the assets if we determine there are indicators of potential impairment. If it is deter-
mined that the expected undiscounted future cash flows are less than the net book value of the assets, the excess of the net book value
over the estimated fair value is recorded in our consolidated statements of comprehensive (loss) income as an impairment loss.
As part of the process described above, we exercise judgment to:
n determine if there are indicators of impairment present. Factors we consider when making this determination include assessing the
overall effect of trends in the hospitality industry and the general economy, historical experience, capital costs and other asset-spe-
cific information;
43
PARK HOTEL & RESORTS 2021 n determine the projected undiscounted future cash flows when indicators of impairment are present. Judgment is required when
developing projections of future revenues and expenses based on estimated growth rates over the expected hold period of the
asset group. These estimated growth rates are based on historical operating results, as well as various internal projections and
external sources; and
n determine the asset fair value when required. In determining the fair value, we often use internally-developed discounted cash
flow models. Assumptions used in the discounted cash flow models include estimating cash flows, which may require us to adjust
for specific market conditions, as well as capitalization rates, which are based on location, property or asset type, market-specific
dynamics and overall economic performance. The discount rate takes into account our weighted average cost of capital according
to our capital structure and other market specific considerations.
Changes in estimates and assumptions used in our impairment testing of property and equipment and intangible assets with finite
lives could result in future impairment losses, which could be material.
We did not identify any additional property and equipment and intangible assets with finite lives with indicators of impairment for
which an additional 10% change in our estimates of undiscounted future cash flows or other significant assumptions would result in
material impairment losses.
Income Taxes
We use a prescribed more-likely-than-not recognition threshold and measurement attribute for the financial statement recognition
and measurement of a tax position taken or expected to be taken in a tax return if there is uncertainty in income taxes recognized in
the financial statements. Assumptions and estimates are used to determine the more-likely-than-not designation. Changes to these
assumptions and estimates can lead to an additional income tax expense (benefit), which can materially change our consolidated
financial statements.
Consolidations
We use judgment when evaluating whether we have a controlling financial interest in an entity, including the assessment of the impor-
tance of rights and privileges of the partners based on voting rights, as well as financial interests in an entity that are not controllable
through voting interests. If the entity is considered to be a variable interest entity (“VIE”), we use judgment determining whether
we are the primary beneficiary, and then consolidate those VIEs for which we have determined we are the primary beneficiary. If the
entity in which we hold an interest does not meet the definition of a VIE, we evaluate whether we have a controlling financial interest
through our voting interest in the entity. Changes to judgments used in evaluating our partnerships and other investments could mate-
rially affect our consolidated financial statements.
Item 7A. Quantitative and Qualitative Disclosures
About Market Risk.
We are exposed to market risk primarily from changes in interest rates, which may affect our future income, cash flows and fair value,
depending on changes to interest rates. In certain situations, we may seek to reduce cash flow volatility associated with changes in
interest rates by entering into financial arrangements intended to provide a hedge against a portion of the risks associated with such
volatility. We continue to have exposure to such risks to the extent they are not hedged.
INTEREST RATE RISK
We are exposed to interest rate risk on our variable-rate debt. Interest rates on our variable-rate debt discussed below are based on
one-month LIBOR, so we are most vulnerable to changes in this rate.
44
PARK HOTEL & RESORTS 2021 The following table sets forth the contractual maturities and the total fair values as of December 31, 2021 for our financial instruments
that are materially affected by interest rate risk:
Maturities by Period
2022
2023
2024
2025
2026
Thereafter
(in millions, excluding average interest rate)
Carrying
Value
Fair
Value
Liabilities:
Fixed-rate debt (1) . . . . . . . . . . . . . . . . .
$
67
$ 830
$
85
$ 657
$ 1,562
$
1,475
$ 4,676
$ 4,772
Average interest rate . . . . . . . . . . . . . .
4.80%
4.13 %
4.49 %
7.47 %
4.20 %
5.37 %
5.03 %
Variable-rate debt . . . . . . . . . . . . . . . .
$ 30
$ —
$ —
$ —
$ — $
— $
30
$
30
Average interest rate . . . . . . . . . . . . . .
3.25%
— %
— %
— %
— %
— %
3.25 %
(1) Excludes finance lease obligations with a carrying value of $1 million as of December 31, 2021.
Refer to Note 7: “Debt” in our audited consolidated financial statements included elsewhere in this Annual Report on Form 10-K for
additional information.
Item 8. Financial Statements and Supplementary Data.
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
Management’s Report on Internal Control Over Financial Reporting
Reports of Independent Registered Public Accounting Firm (PCAOB ID: 42)
Consolidated Balance Sheets as of December 31, 2021 and 2020
Consolidated Statements of Comprehensive (Loss) Income for the Years Ended December 31, 2021, 2020 and 2019
Consolidated Statements of Cash Flows for the Years Ended December 31, 2021, 2020 and 2019
Consolidated Statements of Equity for the Years Ended December 31, 2021, 2020 and 2019
Notes to Consolidated Financial Statements
Schedule III – Real Estate and Accumulated Depreciation
PAGE
46
47
50
51
52
53
54
76
45
PARK HOTEL & RESORTS 2021
MANAGEMENT’S REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING
Management of Park Hotels & Resorts Inc. (the “Company”) is responsible for establishing and maintaining adequate internal control
over financial reporting as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act of 1934, as amended.
The Company’s internal control over financial reporting is designed to provide reasonable assurance regarding the reliability of financial
reporting and the preparation of financial statements for external purposes in accordance with U.S. generally accepted account-
ing principles. The Company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the
maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the
Company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements
in accordance with generally accepted accounting principles, and that receipts and expenditures of the Company are being made only
in accordance with authorizations of the Company’s management and directors; and (3) provide reasonable assurance regarding pre-
vention or timely detection of unauthorized acquisition, use or disposition of assets of the Company that could have a material effect
on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections
of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes
in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
Management has assessed the effectiveness of the Company’s internal control over financial reporting as of December 31, 2021. In
making this assessment, management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway
Commission (COSO) in Internal Control—Integrated Framework (2013). Based on this assessment, management determined that the
Company maintained effective internal control over financial reporting as of December 31, 2021.
Ernst & Young LLP, the independent registered public accounting firm that has audited the consolidated financial statements included
in this Annual Report on Form 10-K, has issued an attestation report on the Company’s internal control over financial reporting as of
December 31, 2021. The report is included herein.
46
PARK HOTEL & RESORTS 2021 REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Stockholders and Board of Directors of Park Hotels & Resorts Inc.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Park Hotels & Resorts Inc. (the Company) as of December 31, 2021
and 2020, the related consolidated statements of comprehensive (loss) income, cash flows, and equity for each of the three years in
the period ended December 31, 2021, and the related notes and financial statement schedule listed in the Index at Item 15 (collectively
referred to as the “consolidated financial statements”). In our opinion, the consolidated financial statements present fairly, in all mate-
rial respects, the financial position of the Company at December 31, 2021 and 2020, and the results of its operations and its cash flows
for each of the three years in the period ended December 31, 2021, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB),
the Company’s internal control over financial reporting as of December 31, 2021, based on criteria established in Internal Control -
Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) and our
report dated February 18, 2022 expressed an unqualified opinion thereon.
Basis for Opinion
These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the
Company’s financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to
be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regula-
tions of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the
audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error
or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether
due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evi-
dence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles
used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We
believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the financial statements that was
communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are mate-
rial to the financial statements and (2) involved our especially challenging, subjective or complex judgments. The communication of
the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as a whole, and we are
not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or
disclosures to which it relates.
47
PARK HOTEL & RESORTS 2021 Valuation of Property and Equipment
Description
of the Matter
At December 31, 2021, the Company’s property and equipment, net balance was $8,511 million and the Company rec-
ognized impairment charges totaling $5 million on property and equipment during the year ended December 31, 2021.
As discussed in Note 2 of the consolidated financial statements, property and equipment is evaluated for recoverabil-
ity based on expected future cash flows if there are indicators of potential impairment
Auditing management’s assessment of potential impairment of property and equipment was complex and highly
judgmental due to the significant estimation required in determining the estimated hold period, expected future cash
flows, and capitalization rates for the properties subject to a recoverability test and/or a fair value measurement.
In particular, the expected future cash flows are based on assumptions, including the projections of revenues and
expenses based on estimated growth rates that are forward looking, could be affected by future economic and mar-
ket conditions, and sensitive to capitalization rate changes.
How We
Addressed
the Matter
in Our Audit
We obtained an understanding, evaluated the design and tested the operating effectiveness of controls over the
Company’s review process over impairment testing of property and equipment, including controls over management’s
review of the significant assumptions described above.
Our testing of the Company’s impairment assessment included, among other procedures, evaluating the significant
assumptions and testing the completeness and accuracy of the underlying data used by the Company to develop the
expected future cash flows, if applicable, for their properties. We compared the significant assumptions used by man-
agement to current industry and economic trends, changes to the Company’s strategy and other relevant factors. For
example, we compared estimates of future income growth and capitalization rates used in the undiscounted cash flow
models to market data. We assessed the historical accuracy of management’s estimates and performed sensitivity
analyses of significant assumptions to evaluate changes in the expected undiscounted future cash flows that would
result from changes in the assumptions. We held discussions with management about the current status of potential
transactions and about management’s judgments to understand the probability of future events that could affect
the hold period and other cash flow assumptions for the properties. We searched for and evaluated information that
corroborates and/or contradicts the Company’s assumptions.
/s/ Ernst & Young LLP
We have served as the Company’s auditor since 2016.
Tysons, Virginia
February 18, 2022
48
PARK HOTEL & RESORTS 2021
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Stockholders and the Board of Directors of Park Hotels & Resorts Inc.
Opinion on Internal Control Over Financial Reporting
We have audited Park Hotels & Resorts Inc.’s internal control over financial reporting as of December 31, 2021, based on criteria estab-
lished in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission
(2013 framework) (the COSO criteria). In our opinion, Park Hotels & Resorts Inc. (the Company) maintained, in all material respects,
effective internal control over financial reporting as of December 31, 2021, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB),
the consolidated balance sheets of the Company as of December 31, 2021 and 2020, the related consolidated statements of com-
prehensive (loss) income, cash flows, and equity for each of the three years in the period ended December 31, 2021, and the related
notes and financial statement schedule listed in the Index at Item 15 and our report dated February 18, 2022 expressed an unqualified
opinion thereon.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of
the effectiveness of internal control over financial reporting included in the accompanying Management’s Report on Internal Control
Over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based
on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the
Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange
Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit
to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness
exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such
other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of
financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting
principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the mainte-
nance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the com-
pany; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in
accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in
accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding preven-
tion or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on
the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections
of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes
in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
/s/ Ernst & Young LLP
Tysons, Virginia
February 18, 2022
49
PARK HOTEL & RESORTS 2021
PARK HOTELS & RESORTS INC.
CONSOLIDATED BALANCE SHEETS
(in millions, except share and per share data)
December 31,
2021
2020
ASSETS
Property and equipment, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
8,511
$
9,193
Investments in affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Intangibles, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash and cash equivalents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts receivable, net of allowance for doubtful accounts of $2 and $3 . . . . . . . . . . . . . . . . . . .
Prepaid expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating lease right-of-use assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
15
44
688
75
96
35
69
210
14
45
951
30
26
39
60
229
TOTAL ASSETS (variable interest entities - $237 and $229). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
9,743
$
10,587
LIABILITIES AND EQUITY
Liabilities
Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
4,672
$
5,121
Accounts payable and accrued expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Due to hotel managers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred income tax liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating lease liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
156
111
9
165
227
147
88
10
134
244
Total liabilities (variable interest entities - $219 and $213) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5,340
5,744
Commitments and contingencies - refer to Note 15. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Stockholders’ Equity
Common stock, par value $0.01 per share, 6,000,000,000 shares
authorized, 236,888,804 shares issued and 236,483,990 shares outstanding
as of December 31, 2021 and 236,217,344 shares issued and 235,915,749
shares outstanding as of December 31, 2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Additional paid-in capital . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Accumulated deficit) retained earnings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated other comprehensive loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total stockholders’ equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Noncontrolling interests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2
4,533
(83)
—
4,452
(49)
4,403
2
4,519
376
(4)
4,893
(50)
4,843
TOTAL LIABILITIES AND EQUITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
9,743
$
10,587
Refer to the notes to the consolidated financial statements.
50
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE (LOSS) INCOME
(in millions, except per share data)
Revenues
Rooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
Food and beverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Ancillary hotel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating expenses
Rooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Food and beverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other departmental and support. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other property-level . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Management fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Impairment loss and casualty (gain) loss, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Corporate general and administrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Acquisition costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) gain on sales of assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating (loss) income
Interest income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Equity in (losses) earnings from investments in affiliates . . . . . . . . . . . . . . . . . . . . . . . . .
Other (loss) gain, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) Income before income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Income tax (expense) benefit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net (income) loss attributable to noncontrolling interests . . . . . . . . . . . . . . . . . . . . .
Net (loss) income attributable to stockholders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other comprehensive income (loss), net of tax expense:
Currency translation adjustment, net of tax expense of $0, $0 and $4 . . . . . . . . . . . .
Change in fair value of interest rate swap, net of tax expense of $0 . . . . . . . . . . . . . .
Loss from interest rate swap reclassified into earnings . . . . . . . . . . . . . . . . . . . . . . . . . .
Total other comprehensive income (loss) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Comprehensive (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Comprehensive (income) loss attributable to noncontrolling interests . . . . . . . . . .
Comprehensive (loss) income attributable to stockholders . . . . . . . . . . . . . . . . . . . . .
(Loss) Earnings per share:
(Loss) Earnings per share - Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) Earnings per share - Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Weighted average shares outstanding - Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Weighted average shares outstanding - Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Refer to the notes to the consolidated financial statements.
$
$
$
$
$
51
Year Ended December 31,
2021
2020
2019
870
251
190
51
1,362
254
208
423
191
59
9
281
62
—
49
1,536
(5)
(179)
1
(258)
(7)
(7)
(450)
(2)
(452)
(7)
(459)
—
2
2
4
(448)
(7)
(455)
(1.95)
(1.95)
236
236
$
$
$
$
$
$
526
189
108
29
852
193
173
359
258
30
696
298
63
10
36
2,116
62
(1,202)
2
(213)
(22)
(15)
(1,450)
6
(1,444)
4
(1,440)
4
(5)
—
(1)
(1,445)
4
(1,441)
(6.11 )
(6.11 )
236
236
$
1,764
743
260
77
2,844
467
518
638
219
139
(18)
264
62
70
78
2,437
19
426
6
(140)
14
45
351
(35)
316
(10)
306
3
—
—
3
319
(10)
309
1.44
1.44
212
213
$
$
$
$
$
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in millions)
Operating Activities:
Year Ended December 31,
2020
2021
2019
Net (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(452)
$
(1,444)
$
316
Adjustments to reconcile net (loss) income to net cash
(used in) provided by operating activities:
Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Loss (gain) on sales of assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Impairment loss and casualty (gain) loss, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Equity in losses (earnings) from investments in affiliates . . . . . . . . . . . . . . . . . . . . . . .
Other loss (gain), net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Share-based compensation expense. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Amortization of deferred financing costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Distributions from unconsolidated affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Changes in operating assets and liabilities:
Accounts receivable, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Prepaid expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts payable and accrued expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Due to hotel managers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net cash (used in) provided by operating activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Investing Activities:
Acquisitions, net of cash and restricted cash acquired . . . . . . . . . . . . . . . . . . . . . . . . . .
Capital expenditures for property and equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Proceeds from asset dispositions, net. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Proceeds from the sale of investments in affiliates, net . . . . . . . . . . . . . . . . . . . . . . . . . .
Insurance proceeds for property damage claims . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Contributions to unconsolidated affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Purchase of investment security, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net cash provided by (used in) investing activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Financing Activities:
Proceeds from issuance of Senior Secured Notes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Borrowings from credit facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Repayments of credit facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Proceeds from the issuance of mortgage debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Repayments of mortgage debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Debt issuance costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Dividends paid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Distributions to noncontrolling interests, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Tax withholdings on share-based compensation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Repurchase of common stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net cash (used in) provided by financing activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net (decrease) increase in cash and cash equivalents and restricted cash . . . . . . .
Cash and cash equivalents and restricted cash, beginning of period . . . . . . . . . . . .
Cash and cash equivalents and restricted cash, end of period . . . . . . . . . . . . . . . . . .
281
5
9
7
7
19
12
—
(1)
(70)
4
(12)
—
23
27
4
(137)
—
(54)
454
—
4
(6)
(4)
394
750
—
(1,193)
14
(20)
(15)
—
(6)
(5)
—
(475)
(218)
981
763
$
298
(62)
696
22
15
20
9
5
(30)
152
44
(22)
(51)
(71)
(21)
2
(438)
—
(86)
207
1
1
(4)
—
119
1,376
1,000
(1,099)
—
(6)
(39)
(241)
(1)
(10)
(66)
914
595
386
981
$
264
(19)
(18)
(14)
(45)
16
5
22
5
(3)
6
(20)
(28)
7
10
(5)
499
(914)
(240)
429
51
39
—
—
(635)
—
850
(232)
—
—
(11)
(494)
(9)
(7)
—
97
(39)
425
386
$
For supplemental disclosures, refer to Note 16: “Supplemental Disclosures of Cash Flow Information”
Refer to the notes to the consolidated financial statements.
52
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
CONSOLIDATED STATEMENTS OF EQUITY
(in millions)
Common Stock
Shares Amount
Additional
Paid-in
Capital
Accumu-
lated
Other
Compre-
hensive
(Loss)
Income
Retained
Earnings
(Accumu-
lated
Deficit)
Non-
controlling
Interests
Total
Balance as of December 31, 2018 . . . . . . .
Issuance of common stock . . . . . . . . . . . . .
Share-based compensation, net . . . . . . . . .
Net income . . . . . . . . . . . . . . . . . . . . . . . . . .
Other comprehensive income . . . . . . . . . . .
Dividends and dividend equivalents(1) . . . .
Distributions to noncontrolling interests .
Cumulative effect of change in
accounting principle. . . . . . . . . . . . . . . . .
Balance as of December 31, 2019 . . . . . . .
Share-based compensation, net . . . . . . . . .
Net loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other comprehensive loss . . . . . . . . . . . . . .
Dividends and dividend equivalents(1) . . . .
Repurchase of common stock . . . . . . . . . . .
Distributions to noncontrolling interests
Balance as of December 31, 2020 . . . . . .
Share-based compensation, net . . . . . . . .
Net (loss) income . . . . . . . . . . . . . . . . . . . .
Other comprehensive income . . . . . . . . . .
Distributions to noncontrolling
interests . . . . . . . . . . . . . . . . . . . . . . . . . .
Balance as of December 31, 2021. . . . . . .
201
38
—
—
—
—
—
—
239
1
—
—
—
(4)
—
236
—
—
—
—
236
$
$
2
—
—
—
—
—
—
—
2
—
—
—
—
—
—
2
—
—
—
—
2
$
3,589
$
2,047
$
(6) $
(46)
$ 5,586
978
8
—
—
—
—
—
4,575
10
—
—
—
(66)
—
4,519
14
—
—
—
—
—
306
—
(423)
—
(8)
1,922
—
(1,440)
—
(106)
—
—
376
—
(459)
—
—
—
—
—
3
—
—
—
(3)
—
—
(1)
—
—
—
(4)
—
—
4
—
—
—
10
—
—
(9)
—
(45)
—
(4)
—
—
—
(1)
978
8
316
3
(423)
(9)
(8)
6,451
10
(1,444)
(1)
(106)
(66)
(1)
(50)
4,843
—
7
—
(6)
14
(452)
4
(6)
$
4,533
$
(83)
$
— $
(49)
$ 4,403
(1) Dividends declared per common share were $1.90 and $0.45 for the years ended December 31, 2019 and December 31, 2020, respectively.
Refer to the notes to the consolidated financial statements.
53
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
Note 1: Organization and Recent Events
Organization
Park Hotels & Resorts Inc. (“we,” “us,” “our” or the “Company”) is a Delaware corporation that owns a portfolio of premium-branded
hotels and resorts primarily located in prime city center and resort locations. On January 3, 2017, Hilton Worldwide Holdings Inc.
(“Hilton” or “Parent”) completed the spin-off of a portfolio of hotels and resorts that established Park Hotels & Resorts Inc. as an inde-
pendent, publicly traded company.
On May 5, 2019, the Company, PK Domestic Property LLC, an indirect subsidiary of the Company (“PK Domestic”), and PK Domestic
Sub LLC, a wholly-owned subsidiary of PK Domestic (“Merger Sub”) entered into a definitive Agreement and Plan of Merger (the
“Merger Agreement”) with Chesapeake Lodging Trust (“Chesapeake”). On September 18, 2019, pursuant to the terms and subject
to the conditions set forth in the Merger Agreement, Chesapeake merged with and into Merger Sub (the “Merger”) and each of
Chesapeake’s common shares of beneficial interest, $0.01 par value per share, was converted into $11.00 in cash and 0.628 of a share
of our common stock. No fractional shares of our common stock were issued in the Merger. The value of any fractional interests to
which a Chesapeake shareholder would otherwise have been entitled was paid in cash.
We are a real estate investment trust (“REIT”) for United States (“U.S.”) federal income tax purposes. We have been organized and oper-
ated, and we expect to continue to be organized and operate, in a manner to qualify as a REIT. From the date of our spin-off from Hilton,
Park Intermediate Holdings LLC (our “Operating Company”), directly or indirectly, has held all our assets and has conducted all of our
operations. Park Parent owned 100% of the interests in our Operating Company until December 31, 2021 when the business undertook an
internal reorganization transitioning our structure to a traditional umbrella partnership REIT structure (“UPREIT”). Effective January 1, 2022,
Park Parent became the sole general partner and a limited partner of our Operating Company and PK Domestic REIT Inc., a direct subsid-
iary of Park Parent, became a limited partner. In the future, we may from time-to-time issue limited partnership units (“OP Units”) through
our Operating Company in connection with acquiring hotels, financing, compensation or other purposes. As of December 31, 2021, Park
Parent and PK Domestic REIT Inc. collectively owned 100% of the limited partnership interests of our Operating Company.
COVID-19 Update
The novel strain of coronavirus and the disease it causes (“COVID-19”) has had and continues to have a significant effect on the hos-
pitality industry and our business. The effects of COVID-19, including government restrictions such as mandated closings of non-es-
sential businesses and travel restrictions, have severely reduced overall lodging demand. Beginning in March 2020, we experienced
a significant decline in occupancy and Revenue per Available Room (“RevPAR”) associated with COVID-19 throughout our portfolio,
which resulted in a decline in our operating cash flow. The increase in vaccination rates across the country and the easing or removal
of government restrictions, quarantining and “social distancing” mandates have resulted in increased travel and hospitality spending
beginning in the second quarter of 2021. However, the seasonal decline in leisure travel following the holiday season and the delay in
return of business travel, coupled with concerns over the spread of the Omicron variant, have reduced near-term demand.
We and our hotel managers have taken various actions to mitigate the effects of COVID-19, including temporarily suspending oper-
ations at certain of our hotels beginning in March 2020, limiting capacity at our open hotels, deferring approximately $150 million of
capital expenditures planned for 2020, reducing capital expenditures for maintenance projects to approximately $44 million for 2021,
suspending our dividend after the first quarter of 2020, and, as a precautionary measure to increase liquidity and preserve financial
flexibility, drawing on our revolving credit facility (“Revolver”) and completing three corporate bond offerings totaling $2.1 billion in
2020 and 2021. We have since commenced a phased reopening of all except two of our hotels as restrictions are removed and demand
returns. The timing of fully reopening our two remaining suspended hotels will depend primarily on government restrictions imposed or
re-imposed, recommendations of health officials and market demand.
We are committed to using our liquidity to support our hotels’ operations during the COVID-19 pandemic and subsequent recovery,
while being focused on continuing to maintain and enhance our stockholders’ value.
Note 2: Basis of Presentation and Summary of Significant Accounting Policies
Basis of Presentation
Principles of Consolidation
The consolidated financial statements include the accounts of the Company, our wholly owned subsidiaries and entities in which we
have a controlling financial interest, including variable interest entities (“VIEs”) where we are the primary beneficiary. The consolidated
financial statements reflect our financial position, results of operations and cash flows, in conformity with U.S. generally accepted
accounting principles (“U.S. GAAP”). All significant intercompany transactions and balances within these consolidated financial state-
ments have been eliminated.
54
PARK HOTEL & RESORTS 2021 Use of Estimates
The preparation of financial statements in conformity with U.S. GAAP 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 state-
ments and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.
Summary of Significant Accounting Policies
Property and Equipment
Property and equipment are recorded at cost, and interest applicable to major construction or development projects is capitalized.
Costs of improvements that extend the economic life or improve service potential are also capitalized. Capitalized costs are depreci-
ated over their estimated useful lives. Costs for normal repairs and maintenance are expensed as incurred.
Depreciation is recorded using the straight-line method over the assets’ estimated useful lives, which are generally as follows: build-
ings and improvements (8 to 40 years); furniture and equipment (3 to 8 years); and computer equipment and acquired software (3
years). Leasehold improvements are depreciated over the shorter of the estimated useful life, based on the estimates above, or the
lease term.
We evaluate the carrying value of our property and equipment if there are indicators of potential impairment. We perform an analysis
to determine the recoverability of the asset’s carrying value by comparing the expected undiscounted future cash flows to the net
book value of the asset. If it is determined that the expected undiscounted future cash flows are less than the net book value of the
asset, the excess of the net book value over the estimated fair value is recorded in our consolidated statements of comprehensive
(loss) income within impairment losses. Fair value is generally estimated using valuation techniques that consider the discounted cash
flows of the asset using discount and capitalization rates deemed reasonable for the type of asset, as well as prevailing market condi-
tions, appraisals, recent similar transactions in the market and, if appropriate and available, current estimated net sales proceeds from
pending offers.
If sufficient information exists to reasonably estimate the fair value of a conditional asset retirement obligation, including environmen-
tal remediation liabilities, we recognize the fair value of the obligation when the obligation is incurred, which is generally upon acquisi-
tion, construction or development and/or through the normal operation of the asset.
Assets Held for Sale
We classify a property as held for sale when we commit to a plan to sell the asset, the sale of the asset is probable within one year,
and it is unlikely that action to complete the sale will change or that the sale will be withdrawn. When we determine that classifi-
cation of an asset as held for sale is appropriate, we cease recording depreciation for the asset and value the property at the lower
of depreciated cost or fair value, less costs to dispose. Further, the related assets and liabilities of the held for sale property will be
classified as assets held for sale in our consolidated balance sheets. Any gains on sales of properties are recognized at the time of sale
or deferred and recognized in net (loss) income in subsequent periods as any relevant conditions requiring deferral are satisfied.
Investments in Affiliates
The consolidated financial statements include entities in which we have a controlling financial interest, including VIEs where we are
the primary beneficiary. The determination of a controlling financial interest is based upon the terms of the governing agreements of
the respective entities, including the evaluation of rights held by other interests. If the entity is considered to be a VIE, we determine
whether we are the primary beneficiary, and then consolidate those VIEs for which we have determined we are the primary beneficiary.
If the entity in which we hold an interest does not meet the definition of a VIE, we evaluate whether we have a controlling financial
interest through our voting interests in the entity. We consolidate entities when we own more than 50 percent of the voting shares of
a company or otherwise have a controlling financial interest. References in these financial statements to net (loss) income attributable
to stockholders do not include non-controlling interests, which represent the outside ownership interests of our consolidated, non-
wholly owned entities and are reported separately.
We hold investments in affiliates that primarily own or lease hotels. Investments in affiliates over which we exercise significant influ-
ence, but lack a controlling financial interest, are accounted for using the equity method. We account for investments using the equity
method when we have the ability to exercise significant influence over the entity, typically through a more than minimal investment.
Our proportionate share of earnings (losses) from our equity method investments is presented as equity in (losses) earnings from
investments in affiliates in our consolidated statements of comprehensive (loss) income. Distributions from investments in affiliates are
presented as an operating activity in our consolidated statements of cash flows when such distributions are a return on investment.
Distributions from investments in affiliates are recorded as an investing activity in our consolidated statements of cash flows when
such distributions are a return of investment.
55
PARK HOTEL & RESORTS 2021 We assess the recoverability of our equity method investments if there are indicators of potential impairment. If an identified event
or change in circumstances requires an evaluation to determine if an investment may have an other-than-temporary impairment, we
assess the fair value of the investment based on accepted valuation methodologies, which include discounted cash flows, estimates of
sales proceeds and external appraisals. If an investment’s fair value is below its carrying value and the decline is considered to be oth-
er-than-temporary, we will recognize an impairment loss in equity in (losses) earnings from investments in affiliates in our consolidated
statements of comprehensive (loss) income.
Non-controlling Interests
We present the portion of any equity that we do not own in entities that we have a controlling financial interest (and thus consolidate)
as non-controlling interests and classify those interests as a component of total equity, separate from total stockholders’ equity, on
our consolidated balance sheets. For consolidated joint ventures with pro rata distribution allocations, net income or loss is allocated
between the joint venture partners based on their respective stated ownership percentages. In addition, we include net income (loss)
attributable to the noncontrolling interest in net (loss) income in our consolidated statements of comprehensive (loss) income.
Goodwill
Goodwill represents the future economic benefits arising from other assets acquired in a business combination that are not individually
identified and separately recognized. We do not amortize goodwill, but rather evaluate goodwill for potential impairment on an annual
basis or at other times during the year if events or circumstances indicate that the carrying amount may not be recoverable. We typi-
cally evaluate the carrying value of our goodwill annually. However, due to the effects of COVID-19, including (i) the significant decline
in our common stock price, (ii) negative operating cash flows in the first quarter of 2020, (iii) the suspension of operations at certain of
our hotels, and (iv) significant declines in occupancy and demand, we assessed goodwill during the first quarter of 2020.
We had two reporting units, consolidated and unconsolidated hotels, to which goodwill has been allocated. Certain of the entities
that are included in our consolidated financial statements were consolidated subsidiaries of our Parent at the time of its predecessor’s
merger with an affiliate of The Blackstone Group L.P. (“Blackstone Merger”). Our Parent allocated goodwill to us based on the relative
fair value of our properties compared to that of Parent’s ownership segment as of the date of the Blackstone Merger. We reviewed
the carrying value of goodwill by comparing the carrying value of a reporting unit to its fair value, as determined by us. The valuation
was based on internal projections of expected future cash flows and operating plans, as well as market conditions relative to the
operations of our reporting unit. We determined that the carrying value of our consolidated and unconsolidated hotel reporting units
exceeded their respective estimated fair value and fully impaired our remaining goodwill balance, recognizing an impairment loss of
$607 million in the first quarter of 2020 included within impairment and casualty loss, net in our consolidated statements of compre-
hensive (loss) income.
Intangible Assets
Intangible assets with finite useful lives primarily include an air rights contract. The air rights contract value is based on the present
value of the difference between the contractual rental amounts and the market rental rates for similar contracts, measured over a
period equal to the remaining non-cancellable term of the contract. Intangible assets are amortized using the straight-line method over
the remaining term of the contract.
We review all finite lived intangible assets for impairment when circumstances indicate that their carrying amounts may not be recov-
erable. If the carrying value of an asset group is not recoverable, we recognize an impairment loss for the excess of the carrying value
over the fair value in our consolidated statements of comprehensive (loss) income.
Asset Acquisitions
We consider an asset acquisition to occur when substantially all the fair value of an acquisition is concentrated in a single identifiable
asset or a group of similar identifiable assets. In an acquisition of assets, we are not required to expense our acquisition-related costs,
and goodwill is not assigned. We will account for the properties purchased as asset acquisitions by allocating the total cash consider-
ation, including transaction costs, to the individual assets acquired and liabilities assumed, respectively, on a relative fair value basis.
Business Combinations
We consider a business combination to occur when we take control of a business by acquiring its net assets or equity interests. We
record the assets acquired, liabilities assumed and non-controlling interests at fair value as of the acquisition date, including any con-
tingent consideration. We evaluate factors, including market data for similar assets, expected future cash flows discounted at risk-ad-
justed rates and replacement cost for the assets to determine an appropriate fair value of the assets. Acquisition-related costs, such
as due diligence, legal and accounting fees, are expensed in the period incurred and are not capitalized or applied in determining the
fair value of the acquired assets.
56
PARK HOTEL & RESORTS 2021 Cash and Cash Equivalents
Cash and cash equivalents include all highly liquid investments with original maturities, when purchased, of three months or less.
Restricted Cash
Restricted cash includes cash balances established as lender reserves required by our debt agreements and reserves for capital expen-
ditures in accordance with certain of our management agreements.
Allowance for Doubtful Accounts
An allowance for doubtful accounts is provided on accounts receivable when losses are probable based on historical collection activity
and current business conditions.
Leases
We consider an arrangement to contain a lease if it conveys the right to control the use of an identified asset for a period of time in
exchange for compensation. Right-of-use (“ROU”) assets represent our right to use an underlying asset for the lease term and lease
liabilities represent the present value of our fixed payment obligations. Leases with a term of 12 months or less are not recorded on
the balance sheet. We use our estimated incremental borrowing rate to determine the present value of our lease obligations. Our
operating leases may require fixed payments, variable payments based on a percentage of revenue or income, or payments equal to
the greater of a fixed or variable payment. Variable payments are excluded from the ROU assets and lease liabilities and are recog-
nized in the period in which the obligation is incurred. Operating lease expense is recognized on a straight-line basis over the lease
term. Our lease terms include renewal options that we are reasonably certain to exercise, and renewal options controlled by the lessor.
Fair Value Measurements—Valuation Hierarchy
Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between
market participants on the measurement date (an exit price). We use the three-level valuation hierarchy for classification of fair value
measurements. The valuation hierarchy is based upon the transparency of inputs to the valuation of an asset or liability as of the mea-
surement date. Inputs refer broadly to the assumptions that market participants would use in pricing an asset or liability. Inputs may
be observable or unobservable. Observable inputs are inputs that reflect the assumptions market participants would use in pricing the
asset or liability developed based on market data obtained from independent sources. Unobservable inputs are inputs that reflect our
own assumptions about the assumptions market participants would use in pricing the asset or liability developed based on the best
information available in the circumstances. The three-level hierarchy of inputs is summarized below:
n Level 1—Valuation is based upon quoted prices (unadjusted) for identical assets or liabilities in active markets.
n Level 2—Valuation is based upon quoted prices for similar assets and liabilities in active markets, or other inputs that are observ-
able for the asset or liability, either directly or indirectly, for substantially the full term of the instrument.
n Level 3—Valuation is based upon other unobservable inputs that are significant to the fair value measurement.
The classification of assets and liabilities within the valuation hierarchy is based upon the lowest level of input that is significant to the
fair value measurement in its entirety at the end of each reporting period.
Derivative Instruments
We may use derivative instruments as part of our overall strategy to manage our exposure to market risks associated with fluctuations
in interest rates. We will regularly monitor the financial stability and credit standing of the counterparties to our derivative instruments.
Under the terms of certain loan agreements, we may be required to maintain derivative financial instruments to manage interest rates.
We do not enter into derivative financial instruments for trading or speculative purposes.
We record all derivatives at fair value. On the date the derivative contract is entered, we designate the derivative as one of the following:
a hedge of a forecasted transaction or the variability of cash flows to be paid (“cash flow hedge”); a hedge of the fair value of a recog-
nized asset or liability (“fair value hedge”); or an undesignated hedge instrument. Changes in the fair value of a derivative that is qualified,
designated and highly effective as a cash flow hedge or net investment hedge are recorded in other comprehensive (loss) income in the
consolidated statements of comprehensive (loss) income until they are reclassified into earnings in the same period or periods during
which the hedged transaction affects earnings. Changes in the fair value of a derivative that is qualified, designated and highly effective
as a fair value hedge, along with the gain or loss on the hedged asset or liability that is attributable to the hedged risk, are recorded in
current period earnings. Changes in the fair value of undesignated derivative instruments and the ineffective portion of designated deriv-
ative instruments are reported in current period earnings. Cash flows from designated derivative financial instruments are classified within
57
PARK HOTEL & RESORTS 2021 the same category as the item being hedged in the consolidated statements of cash flows. Cash flows from undesignated derivative
financial instruments are included as an investing activity in our consolidated statements of cash flows.
If we determine that we qualify for and will designate a derivative as a hedging instrument, at the designation date we formally docu-
ment all relationships between hedging activities, including the risk management objective and strategy for undertaking various hedge
transactions. This process includes matching all derivatives that are designated as cash flow hedges to specific forecasted transac-
tions and linking all derivatives designated as fair value hedges to specific assets and liabilities in our consolidated balance sheets.
To the extent we have designated a derivative as a hedging instrument, each reporting period we assess the effectiveness of our des-
ignated hedges in offsetting the variability in the cash flows or fair values of the hedged assets or obligations using the Hypothetical
Derivative Method. This method compares the cumulative change in fair value of each hedging instrument to the cumulative change
in fair value of a hypothetical hedging instrument, which has terms that identically match the critical terms of the respective hedged
transactions. Thus, the hypothetical hedging instrument is presumed to perfectly offset the hedged cash flows. Ineffectiveness results
when the cumulative change in the fair value of the hedging instrument exceeds the cumulative change in the fair value of the hypo-
thetical hedging instrument. We discontinue hedge accounting prospectively, when the derivative is not highly effective as a hedge,
the underlying hedged transaction is no longer probable, or the hedging instrument expires, is sold, terminated or exercised.
Revenue Recognition
Our results of operations primarily consist of room rentals, food and beverage sales and other ancillary goods and services from hotel
properties. Other revenues primarily relate to support services we provide to Hilton Grand Vacations (“HGV”), in addition to revenue
from our laundry business prior to permanently suspending operations in 2020. Hotel operating revenues are disaggregated into room
revenue, food and beverage revenue, ancillary hotel revenue and other revenue on the consolidated statements of comprehensive
(loss) income to illustrate how economic factors affect the nature, amount and timing, and uncertainty of revenue and cash flows.
Rooms revenue is recognized over time when rooms are occupied and food and beverage revenue is recognized at a point in time when
goods and services have been delivered or rendered. Ancillary hotel revenue and other revenue is generally recognized at a point in
time as goods and services are delivered or rendered.
We assess if we are the principal or agent for certain ancillary services provided by third parties. If we are the principal, we recognize rev-
enue based on the gross sales price. If we are the agent, we recognize revenue net of costs paid to service providers. Payment received
for a future stay or event is recognized as an advance deposit, which is included in other liabilities on our consolidated balance sheet.
Advance deposits are recognized as revenue when rooms are occupied or goods or services have been delivered or rendered to our cus-
tomer. Our advance deposit balance as of December 31, 2021 and 2020 was $87 million and $46 million, respectively, and are generally
recognized as revenue within a one-year period. Additionally, we collect sales, use, occupancy and similar taxes at our hotels, which we
present on a net basis (excluded from revenues) in our consolidated statements of comprehensive (loss) income.
Share-based Compensation
We recognize the cost of services received in share-based payment transactions with employees and non-employee directors as ser-
vices are received and recognize a corresponding increase in additional paid-in capital for equity classified awards. We account for any
forfeitures when they occur.
The measurement objective for these equity awards is the estimated fair value at the grant date of the equity instruments that we will be
obligated to issue when employees have rendered the requisite service and satisfied any other conditions necessary to earn the right to ben-
efit from the instruments. The compensation expense for an award classified as an equity instrument is recognized ratably over the requisite
service period. The requisite service period is the period during which an employee is required to provide service in exchange for an award.
Income Taxes
We are a REIT for U.S. federal income tax purposes. We have been organized and operated, and we expect to continue to be orga-
nized and operate, in a manner to qualify as a REIT. To qualify as a REIT, we must satisfy requirements related to, among other things,
the real estate qualification of sources of our income, the real estate composition and values of our assets, the amounts we distribute
to our stockholders annually and the diversity of ownership of our stock. To the extent we continue to remain qualified as a REIT, we
generally will not be subject to U.S. federal income tax on taxable income generated by our REIT activities that we distribute annu-
ally to our stockholders. Accordingly, no provision for U.S. federal income taxes has been included in our accompanying consolidated
financial statements for the years ended December 31, 2021, 2020 and 2019 related to our REIT activities other than taxes related to
our built-in gain property (representing property held by us with an excess of fair value over tax basis on January 4, 2017). We were
subject to U.S. federal income tax on taxable sales of built-in gain property during the five-year period following the date of our spin-
off, which ended in January 2022. In addition, we are subject to non-U.S. income tax on foreign held REIT activities and certain sales
of foreign investments. Further, our taxable REIT subsidiaries (“TRSs”) are generally subject to U.S. federal, state and local, and foreign
income taxes (as applicable).
58
PARK HOTEL & RESORTS 2021 We account for income taxes using the asset and liability method. The objectives of accounting for income taxes are to recognize
the amount of taxes payable or refundable for the current year, to recognize the deferred tax assets and liabilities that relate to tax
consequences in future years, which result from differences between the respective tax basis of assets and liabilities and their financial
reporting amounts, and tax loss and tax credit carry forwards. Deferred tax assets and liabilities are measured using enacted tax rates
in effect for the year in which the respective temporary differences or operating loss or tax credit carry forwards are expected to be
recovered or settled. The realization of deferred tax assets and tax loss and tax credit carry forwards is contingent upon the genera-
tion of future taxable income and other restrictions that may exist under the tax laws of the jurisdiction in which a deferred tax asset
exists. Valuation allowances are provided to reduce such deferred tax assets to amounts more likely than not to be ultimately realized.
We use a prescribed recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax
position taken in a tax return. For all income tax positions, we first determine whether it is “more-likely-than-not” that a tax position will
be sustained upon examination, including resolution of any related appeals or litigation processes, based on the technical merits of the
position. If it is determined that a position meets the more-likely-than-not recognition threshold, the benefit recognized in the financial
statements is measured as the largest amount of benefit that is greater than 50 percent likely of being realized upon settlement.
Note 3: Dispositions and Acquisitions
Dispositions
During the year ended December 31, 2021, we sold the five consolidated hotels listed in the table below, received total gross pro-
ceeds of approximately $477 million and recognized a net $5 million loss due to selling costs, which is included in (loss) gain on sales
of assets, net in our consolidated statements of comprehensive (loss) income. In addition, we recognized a $5 million impairment loss
from the classification of the Hotel Adagio, Autograph Collection, as held for sale at June 30, 2021, as the selling costs reduced the
gross proceeds to less than the net book value of the property, which is included in impairment and casualty loss, net in our consoli-
dated statements of comprehensive (loss) income.
Hotel
Location
Month Sold
W New Orleans – French Quarter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
New Orleans, Louisiana
Hotel Indigo San Diego Gaslamp Quarter(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
San Diego, California
Courtyard Washington Capitol Hill Navy Yard(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Washington, D.C.
Hotel Adagio, Autograph Collection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
San Francisco, California
April 2021
June 2021
June 2021
July 2021
Le Meridien San Francisco . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
San Francisco, California
August 2021
(1) Sold as a portfolio in the same transaction.
Net proceeds from the sales of these hotels were used to repay $37 million under the Revolver, which currently has no remaining bal-
ance outstanding, and partially repay $419 million of our term loan facility due in 2024 (“2019 Term Facility”).
In February 2020, we sold the Embassy Suites Washington DC Georgetown and our interests in the entity that owns the Hilton São
Paulo Morumbi for total gross proceeds of $208 million and recognized a gain, net of selling costs, of $63 million on these hotels,
which is included in (loss) gain on sales of assets, net in our consolidated statements of comprehensive (loss) income. Additionally, the
net gain includes the reclassification of a currency translation adjustment of $7 million from accumulated other comprehensive loss
into earnings concurrent with the sale of the Hilton São Paulo Morumbi.
During the year ended December 31, 2019, we sold seven consolidated hotels listed in the table below, received total gross proceeds
of $436 million and recognized a total gain, net of selling costs, of $19 million on these hotels which is included in (loss) gain on sales
of assets, net in our consolidated statements of comprehensive (loss) income.
Hotel
Location
Month Sold
Pointe Hilton Squaw Peak Resort . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Phoenix, Arizona
February 2019
Hilton Nuremberg . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Nuremberg, Germany
March 2019
Hilton Atlanta Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Atlanta, Georgia
Hilton New Orleans Airport(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
New Orleans, Louisiana
Embassy Suites Parsippany(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Parsippany, New Jersey
June 2019
June 2019
June 2019
Ace Hotel Downtown Los Angeles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Los Angeles, California
December 2019
Le Meridien New Orleans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
New Orleans, Louisiana
December 2019
(1) Sold as a portfolio in the same transaction.
59
PARK HOTEL & RESORTS 2021
Additionally, in November 2019, we and the other owners of the entity that own the Conrad Dublin sold our ownership interest in
the entity that owns the hotel for a gross sales price of approximately $128 million, before customary closing adjustments and debt
repayment, of which our pro rata share was approximately $61 million. We recognized a net gain of approximately $44 million, which is
included in other (loss) gain, net in our consolidated statements of comprehensive (loss) income.
Additionally, on December 16, 2019, we terminated the ground lease for the Hilton Sheffield.
Acquisitions
Merger with Chesapeake
For the year ended December 31, 2020, we incurred an additional $9 million in acquisition costs in connection with the Merger, primar-
ily related to transfer taxes based on new information received during 2020. For the year ended December 31, 2019, we incurred $70
million in acquisition costs in connection with the Merger primarily related to severance, transfer tax and fees for financial advisors,
legal, accounting, tax and other professional services. The Merger-related costs noted above are included in acquisition costs in our
consolidated statements of comprehensive (loss) income.
The following unaudited condensed pro-forma financial information presents the results of operations as if the Merger had taken place
on January 1, 2019. The unaudited condensed pro-forma financial information is not necessarily indicative of what our actual results of
operations would have been assuming the Merger had taken place on January 1, 2019, nor is it indicative of the results of operations
for future periods. The unaudited condensed pro-forma financial information is as follows:
(unaudited)
Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
Operating income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
For the year ended December 31, 2019
(in millions)
3,250
504
359
From the date of the Merger through December 31, 2019, we recognized $156 million of total revenues, $20 million of operating income
and $16 million of net income related to the hotels acquired in connection with the Merger.
Note 4: Property and Equipment
Property and equipment were:
December 31,
2021
2020
(in millions)
Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$ 3,333
$ 3,429
Buildings and leasehold improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Furniture and equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Construction-in-progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6,606
1,005
82
11,026
(2,515)
6,951
1,042
52
11,474
(2,281)
$
8,511
$
9,193
Depreciation of property and equipment was $281 million, $297 million and $262 million during the years ended December 31, 2021,
2020 and 2019, respectively.
For the year ended December 31, 2021, we recognized $5 million of impairment losses related to one of our hotels, which was classi-
fied as held for sale as of June 30, 2021, and subsequently sold in July 2021, as the estimated selling costs were expected to reduce
the gross proceeds below the net book value of the property.
For the year ended December 31, 2020, we recognized $90 million of impairment losses, primarily related to one of our hotels, and our
inability to recover the carrying value of the asset because of COVID-19.
60
PARK HOTEL & RESORTS 2021 Transactions with HGV
In October 2016, we completed the sale of 600 rooms at the Hilton Waikoloa Village to HGV in connection with timeshare projects.
The net book value of these assets was approximately $177 million. Due to our continuing involvement, this transaction was not
recognized as a sale and was accounted for as a sales-leaseback liability under the financing method. Pursuant to an arrangement
representing a lease, we reserved exclusive rights to occupy and operate these rooms beginning on the date of transfer and continuing
until the end of the lease term, which expired on December 31, 2019. During 2017, 134 of the 600 rooms at the Hilton Waikoloa Village
previously transferred to HGV and leased back by us were released to HGV; accordingly, we derecognized $38 million of property
and equipment, net, and the related $39 million liability due to HGV. During 2018, we transferred a restaurant at the Hilton Waikoloa
Village to HGV and derecognized $3 million of property and equipment, net and $3 million of the related liability due to HGV. On
December 31, 2019, the remaining 466 rooms at the Hilton Waikoloa Village were released to HGV and we derecognized $123 million of
property and equipment, net, and the related $135 million liability due to HGV, and recognized a gain of $12 million within other (loss)
gain, net in our consolidated statements of comprehensive (loss) income.
Hurricanes Irma and Maria
In September 2017, Hurricanes Irma and Maria caused damage and disruption at certain of our hotels in Florida and the Caribe Hilton
in Puerto Rico. The Caribe Hilton remained closed throughout 2018 and reopened on May 15, 2019. Our insurance coverage pro-
vides us with reimbursement for the replacement cost for the damage to these hotels, which includes certain clean-up and repair
costs, exceeding the applicable deductibles, in addition to loss of business. Claims related to the Hilton Caribe were fully settled in
December 2019, and claims related to our Florida hotels were fully settled in January 2021.
During the year ended December 31, 2019, we recognized $70 million of insurance recoveries, of which $39 million related to prop-
erty damage, $28 million related to business interruption, and $3 million related to expense reimbursements. Business interruption
proceeds are included within ancillary hotel revenue in our consolidated statements of comprehensive (loss) income. Additionally, we
recognized a net gain of $18 million within impairment and casualty loss, net in our consolidated statements of comprehensive (loss)
income, which includes a gain of $27 million for amounts recovered from insurance in excess of the insurance receivable and a loss of
$9 million relating to property damage at certain of our hotels that we may not recover from insurers.
Note 5: Consolidated Variable Interest Entities (“VIEs”) and Investments in Affiliates
Consolidated VIEs
We consolidate VIEs that own three hotels in the U.S. We are the primary beneficiary of these VIEs as we have the power to direct the
activities that most significantly affect their economic performance. Additionally, we have the obligation to absorb their losses and the
right to receive benefits that could be significant to them. The assets of our VIEs are only available to settle the obligations of these
entities. Our consolidated balance sheets include the following assets and liabilities of these entities:
December 31,
2021
2020
(in millions)
Property and equipment, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
209 $
216
Cash and cash equivalents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts receivable, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Prepaid expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts payable and accrued expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Due to hotel managers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
18
6
3
1
—
208
7
1
3
8
2
1
1
1
207
5
—
1
61
PARK HOTEL & RESORTS 2021 Unconsolidated Entities
Investments in affiliates were:
Ownership %
2021
2020
December 31
Hilton San Diego Bayfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
25%
All others (5 and 6 hotels)(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
20% - 50%
in millions
11
4
15
$
11
3
14
$
(1) The ground lease for the Embassy Suites Secaucus Meadowlands expired on October 31, 2021 and the property was turned over to the ground lessor on that date.
The affiliates in which we own investments accounted for under the equity method had total debt of approximately $943 million as of
December 31, 2021 and 2020, respectively. Substantially all the debt is secured solely by the affiliates’ assets or is guaranteed by other
partners without recourse to us.
Note 6: Goodwill and Intangibles
Due to the effects of COVID-19, we assessed goodwill for impairment during the first quarter of 2020. We determined that the carry-
ing value of our consolidated and unconsolidated hotel reporting units exceeded their respective estimated fair value. As a result, we
fully impaired our remaining goodwill balance, recognizing an impairment loss of $607 million in the first quarter of 2020. Refer to Note
8: “Fair Value Measurements” for additional information.
Intangible assets were:
Air rights contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
December 31,
2021
2020
(in millions)
45
8
(9)
44
$
45
8
(8)
45
$
As of December 31, 2021, we estimated our future amortization expense for our intangible assets to be:
Year
(in millions)
2022 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Thereafter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
1
1
1
1
1
39
44
62
PARK HOTEL & RESORTS 2021 Note 7: Debt
Debt balances and associated interest rates as of December 31, 2021 were:
Interest Rate at
December 31, 2021
Maturity Date
December 31, 2021
December 31, 2020
Principal balance as of
SF Mortgage Loan . . . . . . . . . . . . . . . .
4.11%
November 2023
$
HHV Mortgage Loan . . . . . . . . . . . . . .
4.20%
November 2026
Other mortgage loans . . . . . . . . . . . . .
Average rate of 4.21%
2022 to 2026(1)(2)
2019 Term Facility(3) . . . . . . . . . . . . . . .
L + 2.65%
August 2024
Revolver(3) . . . . . . . . . . . . . . . . . . . . . . . .
L + 3.00%
2021 to 2023(4)
2025 Senior Secured Notes . . . . . . . .
2028 Senior Secured Notes . . . . . . . .
2029 Senior Secured Notes . . . . . . . .
Finance lease obligations . . . . . . . . . .
Add: unamortized premium . . . . . . . . .
Less: unamortized deferred
financing costs and discount . . . . . . .
7.50%
5.88%
4.88%
3.07%
June 2025
October 2028
May 2029
2021 to 2022
(in millions)
$
725
1,275
503
78
—
650
725
750
—
4,706
4
(38)
$
4,672
$
725
1,275
509
670
601
650
725
—
1
5,156
3
(38)
5,121
(1) Assumes the exercise of all extensions that are exercisable solely at our option. The mortgage loan for Hilton Denver City Center matures in 2042 but is callable by the
lender beginning August 2022.
(2) In November 2021, we modified the $75 million mortgage loan secured by the W Chicago City Center to require interest only payments until its maturity date.
(3) In May 2020, we amended our credit and term loan facilities to add a LIBOR floor of 25 basis points.
(4) In September 2020, we increased our aggregate commitments under the Revolver by $75 million to $1.075 billion and extended the maturity date with respect to $901
million of the aggregate commitments for two years to December 2023, including all $75 million of the increased Revolver commitments. The maturity date for the
remaining $174 million of commitments under the Revolver was December 2021.
Mortgage Loans
In October 2016, we entered into a $725 million CMBS loan secured by the Hilton San Francisco Union Square and the Parc 55 Hotel
San Francisco (“SF Mortgage Loan”) and a $1.275 billion CMBS loan secured by the Hilton Hawaiian Village (“HHV Mortgage Loan”).
Both the SF Mortgage Loan and the HHV Mortgage Loan bear interest at a fixed-rate and require interest-only payments through
their respective maturity dates. The SF Mortgage Loan is currently able to be partially or fully repaid, without penalty, and the HHV
Mortgage Loan may be partially or fully prepaid, subject to prepayment penalties.
Our mortgage loans, which are associated with our three consolidated VIEs and mortgage loans acquired through the Merger, bear
interest at either a fixed-rate or variable rate. Our mortgage loans associated with our VIEs require interest-only loan payments
through their respective maturity dates and most of the mortgage loans associated with the Merger require payments of principal and
interest on a monthly basis.
We are required to deposit with lenders certain cash reserves for restricted uses. As of December 31, 2021 and December 31, 2020, our
consolidated balance sheets included $60 million and $10 million of restricted cash, respectively, related to our mortgage loans. We
currently have higher than historical balances in restricted cash due to certain of our mortgage loans that require deposits of excess
cash with the lender when certain financial ratios are not met, which occurred during the period as a result of the effect from COVID-
19 on operating results at the associated hotels.
Credit Facilities
2016 Term Loan and Revolver
In December 2016, we entered into a credit agreement (“Credit Agreement”) with Wells Fargo Bank, National Association as adminis-
trative agent, and certain others financial institutions party thereto as lenders. The facility included a $1 billion revolving credit facility
(“Revolver), which was increased to $1.075 billion in September 2020, and a term loan due December 2021 (“2016 Term Loan”), which
63
PARK HOTEL & RESORTS 2021
was fully repaid in September 2020. The Revolver and 2016 Term Loan borrowings bear interest at variable rates at our option, based
upon either a base rate or LIBOR rate, plus an applicable margin based on our leverage ratio. We incur an unused facility fee on the
Revolver of between 0.2% and 0.3%, based on our level of usage. The Credit Agreement also contains certain financial covenants
including a maximum leverage ratio, minimum fixed charge coverage ratio, maximum secured leverage ratio, maximum unsecured
indebtedness to unencumbered asset value ratio and minimum unencumbered adjusted net operating income to unsecured interest
coverage ratio. Additionally, the Revolver permits one or more standby letters of credit, up to a maximum aggregate outstanding
balance of $50 million, to be issued on behalf of us. Any outstanding standby letters of credit reduce the available borrowings on the
Revolver by a corresponding amount.
In March 2020, we fully drew down our $1 billion Revolver as a precautionary measure to increase liquidity and preserve financial flexi-
bility in connection with the economic effect of COVID-19. We subsequently repaid the Revolver in full using proceeds from: i) the issu-
ance of $2.1 billion of senior secured notes, ii) the sales of consolidated hotels and iii) existing cash. We also used proceeds from the
issuance of the $725 million of senior secured notes due 2028 (“2028 Senior Secured Notes”) to repay all of the amounts outstanding
under our 2016 Term Loan.
In May 2020, in order to maintain compliance under our credit and term loan facilities in future quarters, we amended our credit and term
loan facilities to suspend compliance with all existing financial covenants tested through and including March 31, 2021 and to adjust the
levels of particular financial covenants after such period. In September 2020, we further amended our Revolver and our unsecured delayed
draw term loan facility (“2019 Term Facility”), as discussed in more detail below, to extend the waiver period for the testing of the financial
covenants to the date the financial statements are delivered for the quarter ended March 31, 2022. As part of the amendment process,
we (i) increased commitments under the Revolver by $75 million to $1.075 billion and extended the maturity date with respect to $901
million of the aggregate commitments for two years to December 2023, including all $75 million of the increased Revolver commitments,
(ii) extended the temporary periods for which certain financial covenants are adjusted once quarterly testing of financial covenants
resumes, (iii) increased the mandatory repayment carve out for equity issuances from $500 million to $1 billion, so long as proceeds from
the issuances are used for capital expenditures and hotel acquisitions that become part of the unencumbered pool, (iv) maintained the
existing guarantees by certain Park-affiliated entities until repayment of the Revolver and 2019 Term Facility and existing pledges of
equity interests in Park-affiliated entities owning certain unencumbered assets during the extended waiver period and until the ratio of
net debt to EBITDA falls below 6.50x for two consecutive quarters, (v) extended the minimum liquidity covenant through December 2022,
(vi) obtained the ability to pay a $0.01 per share per fiscal quarter dividend during the extended waiver period and (vii) modified certain
restrictions and covenants for the duration of the extended waiver period, including certain mandatory prepayments. The September
2020 amendment also contained limitations on our ability to make dividends and distributions (except to the extent required to maintain
REIT status, the ability of the Park Parent to pay a $0.01 per share per fiscal quarter dividend and certain other agreed exceptions). In
February 2022, we further amended our credit and term loan facilities, including extending the waiver period for the testing of the finan-
cial covenants, refer to “Note 17: “Subsequent Events” for additional information.
2019 Term Facility
In advance of the Merger, in August 2019, the Company, our Operating Company and PK Domestic entered into the 2019 Term Facility
with Bank of America, N.A. as administrative agent, and certain other financial institutions party thereto as lenders. The 2019 Term Facility
provided for $950 million unsecured delayed draw term loan commitments to fund the Merger. The 2019 Term Facility included a $100
million two-year delayed draw term loan tranche, which was unfunded and the commitments thereunder terminated on September 18,
2019, and a $850 million five-year delayed draw term loan tranche, which has a scheduled maturity date of August 2024. On September
18, 2019, the five-year tranche was fully drawn to fund the Merger of which $180 million was prepaid in December 2019.
Borrowings from the 2019 Term Facility bear interest at variable rates at our option, based upon either a base rate or LIBOR rate, plus
an applicable margin based on our leverage ratio. Beginning in August 2019, we accrued an unused commitment fee equal to 0.25%
per annum of the undrawn portion of the 2019 Term Facility, which was paid on September 18, 2019 when the 2019 Term Facility was
fully drawn. Additionally, we incurred upfront financing fees of $9 million associated with the 2019 Term Facility, of which $3 million
was expensed in connection with the terminated commitments and the $180 million prepayment in December 2019. During the year
ended December 31, 2021, we repaid $592 million of the 2019 Term Facility using proceeds from the issuance of $750 million of senior
secured notes due 2029 (“2029 Senior Secured Notes) and from the sales of consolidated hotels during 2021.
The 2019 Term Facility agreement includes the option to increase the size of the 2019 Term Facility and enter into additional incre-
mental term loan credit facilities, subject to certain limitations and obtaining additional commitments, in an aggregate amount not
to exceed $400 million for all such increases. The 2019 Term Facility agreement contains certain financial covenants relating to our
maximum leverage ratio, minimum fixed charge coverage ratio, maximum secured leverage ratio, maximum unsecured indebtedness to
unencumbered asset value and minimum unencumbered adjusted net operating income to unsecured interest coverage. If an event
of default exists, we generally are not permitted to make distributions to stockholders, other than those required to qualify for and
maintain REIT status and certain other limited exceptions.
64
PARK HOTEL & RESORTS 2021 In connection with the Merger, we assumed an interest rate swap from Chesapeake, which is designated as a cash flow hedge, to hedge
the interest rate risk on a portion of the 2019 Term Facility. The interest rate swap requires us to pay fixed interest of 1.86% per annum
maturing on April 21, 2022 on a notional amount of $225 million, in exchange for floating rate interest equal to one-month LIBOR. In
September 2021, following partial repayments of the 2019 Term Facility, we partially terminated the swap to reduce the notional amount
to $78 million, the current outstanding balance of the 2019 Term Facility, and removed the designation of the swap as a cash flow hedge.
Senior Secured Notes
2025 Senior Secured Notes
In May 2020, our Operating Company, PK Domestic and PK Finance issued an aggregate of $650 million of senior secured notes due 2025
(“2025 Senior Secured Notes”). We used $219 million of the net proceeds to partially repay the Revolver, $69 million to partially repay the
2016 Term Loan and the remainder was used for general corporate purposes. The 2025 Senior Secured Notes bear interest at a rate of
7.500% per annum, payable semi-annually in arrears on June 1 and December 1 of each year, beginning December 1, 2020. The 2025 Senior
Secured Notes will mature on June 1, 2025. We capitalized $13 million of issuance costs during the year ended December 31, 2020.
We may redeem the 2025 Senior Secured Notes at any time prior to June 1, 2022, in whole or in part, at a redemption price equal to
100% of the principal amount thereof plus accrued and unpaid interest, if any, to the redemption date plus a make-whole premium.
On or after June 1, 2022, we may redeem the 2025 Senior Secured Notes, in whole or in part, at the applicable redemption prices set
forth in the indenture. On or after June 1, 2024, we may redeem the 2025 Senior Secured Notes at 100% of the principal amount, plus
accrued and unpaid interest, if any, to, but excluding, the redemption date. In addition, before June 1, 2022, we may redeem up to 40%
of the 2025 Senior Secured Notes with the net cash proceeds from certain equity offerings at a redemption price of 107.500% of the
principal amount redeemed.
2028 Senior Secured Notes
In September 2020, our Operating Company, PK Domestic LLC and the PK Finance issued an aggregate of $725 million of 2028 Senior
Secured Notes. The 2028 Senior Secured Notes bear interest at a rate of 5.875% per annum, payable semi-annually in arrears on April
1 and October 1 of each year beginning April 1, 2021. Net proceeds were used to repay the 2016 Term Loan in full and to repay $80
million of our outstanding balance under the Revolver, which may be redrawn. We capitalized $13 million of issuance costs during the
year ended December 31, 2020.
We may redeem the 2028 Senior Secured Notes at any time prior to October 1, 2023, in whole or in part, at a redemption price equal
to 100% of the principal amount thereof plus accrued and unpaid interest, if any, to the redemption date plus a make-whole premium.
On or after October 1, 2023, we may redeem the 2028 Senior Secured Notes, in whole or in part, at the applicable redemption prices
set forth in the indenture. On or after October 1, 2025, we may redeem the 2028 Senior Secured Notes at 100% of the principal
amount, plus accrued and unpaid interest, if any, to, but excluding, the redemption date. In addition, before October 1, 2023, we may
redeem up to 40% of the 2028 Senior Secured Notes with the net cash proceeds from certain equity offerings at a redemption price of
105.875% of the principal amount redeemed.
2029 Senior Secured Notes
In May 2021, our Operating Company, PK Domestic and PK Finance issued an aggregate of $750 million of 2029 Senior Secured Notes.
Net proceeds were used to repay $564 million of our outstanding balance under the Revolver, which may be redrawn, and $173 million
of the 2019 Term Facility. The 2029 Senior Secured Notes bear interest at a rate of 4.875% per annum, payable semi-annually in arrears
on May 15 and November 15 of each year, beginning November 15, 2021. The 2029 Senior Secured Notes will mature on May 15, 2029.
We capitalized $13 million of issuance costs during the year ended December 31, 2021.
We may redeem the 2029 Senior Secured Notes at any time prior to May 15, 2024, in whole or in part, at a redemption price equal to
100% of the principal amount thereof plus accrued and unpaid interest, if any, to the redemption date plus a make-whole premium.
On or after May 15, 2024, we may redeem the 2029 Senior Secured Notes, in whole or in part, at the applicable redemption prices set
forth in the indenture. On or after May 15, 2026, we may redeem the 2029 Senior Secured Notes at 100% of the principal amount, plus
accrued and unpaid interest, if any, to, but excluding, the redemption date. In addition, before May 15, 2024, we may redeem up to
40% of the 2029 Senior Secured Notes with the net cash proceeds from certain equity offerings at a redemption price of 104.875% of
the principal amount redeemed.
Indentures
The 2025 Senior Secured Notes, 2028 Senior Secured Notes and 2029 Senior Secured Notes (collectively, the “Senior Secured Notes”)
are guaranteed by us and by the subsidiaries of our Operating Company that also guarantee indebtedness under our credit facilities.
The guarantees are full and unconditional and joint and several. The Senior Secured Notes are secured, subject to permitted liens,
by a first priority security interest in all of the capital stock of certain wholly-owned subsidiaries of certain of the guarantors and PK
65
PARK HOTEL & RESORTS 2021 Domestic, which collateral also secures the obligations under our credit and term loan facilities on a first priority basis. The indentures
governing the Senior Secured Notes contain customary covenants that limit the issuers’ ability and, in certain instances, the ability of
the issuers’ subsidiaries, to borrow money, create liens on assets, make distributions and pay dividends on or redeem or repurchase
stock, make certain types of investments, sell stock in certain subsidiaries, enter into agreements that restrict dividends or other
payments from subsidiaries, enter into transactions with affiliates, issue guarantees of indebtedness, and sell assets or merge with
other companies. These covenants are subject to a number of exceptions and qualifications, including the ability to declare or pay
any cash dividend or make any cash distribution to us to the extent necessary for us to fund a dividend or distribution by us that we
believe is necessary to maintain our status as a REIT or to avoid payment of any tax for any calendar year that could be avoided by
reason of such distribution, and the ability to make certain restricted payments not to exceed $100 million, plus 95% of our cumulative
Funds From Operations (as defined in the indentures), plus the aggregate net proceeds from (i) the sale of certain equity interests in,
(ii) capital contributions to, and (iii) certain convertible indebtedness of the Operating Company. In addition, the indentures require our
Operating Company to maintain total unencumbered assets as of each fiscal quarter of at least 150% of total unsecured indebtedness,
in each case calculated on a consolidated basis.
Debt Maturities
The contractual maturities of our debt, assuming the exercise of all extensions that are exercisable solely at our option, as of
December 31, 2021 were:
Year
2022 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Thereafter(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(in millions)
97
830
85
657
1,562
1,475
4,706
(1) Assumes the exercise of all extensions that are exercisable solely at our option.
Note 8: Fair Value Measurements
We did not elect the fair value measurement option for our financial assets or liabilities. The fair values of our other financial instru-
ments not included in the table below are estimated to be equal to their carrying amounts.
The fair value of our debt and the hierarchy level we used to estimate fair values are shown below:
Liabilities:
SF Mortgage Loan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
HHV Mortgage Loan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2019 Term Facility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Revolver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 Senior Secured Notes . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2028 Senior Secured Notes . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2029 Senior Secured Notes . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other mortgage loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
December 31, 2021
December 31, 2020
Hierarchy
Level
Carrying
Amount
Fair Value
Carrying
Amount
Fair Value
(in millions)
3
3
3
3
1
1
1
3
$
725
$
733
$
725
$
1,275
1,282
1,275
78
—
650
725
750
503
76
—
688
761
771
491
670
601
650
725
—
509
708
1,195
661
596
705
774
—
480
During the year ended December 31, 2020, we recognized impairment losses for goodwill and for certain assets resulting from a signifi-
cant decline in market value of those assets due to the effects from the COVID-19 pandemic. The estimated fair values of these assets
that were measured on a nonrecurring basis were:
66
PARK HOTEL & RESORTS 2021
Property and equipment(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Goodwill(2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
December 31, 2020
Fair Value
Impairment
Loss
(in millions)
24
—
24
$
$
90
607
697
$
$
(1) Fair value of our property and equipment as of December 31, 2020 was measured using significant unobservable inputs (Level 3). We estimated fair value of the assets
using discounted cash flow analyses, with an estimated stabilized growth rate of 3%, a discounted cash flow term between 1.7 to 10 years, terminal capitalization rate
ranging from 7.25% to 7.75%, and discount rates ranging from 9.5% to 12.5%. The discount and terminal capitalization rates used for the fair value of the assets reflected
the risk profile of the markets where these properties are located.
(2) Fair value of our consolidated and unconsolidated hotel reporting units was measured using significant unobservable inputs (Level 3), which included discounted cash
flows, terminal capitalization rates, and discount rates.
Note 9: Leases
We lease hotel properties, land and equipment under operating and financing leases. We are subject to ground leases on 14 of our
consolidated properties. Our leases expire, including options under lessor control, at various dates through 2083, with varying renewal
options, and the majority expire before 2032.
Our operating leases may require minimum rent payments, variable rent payments based on a percentage of revenue or income or rent
payments equal to the greater of a minimum rent or variable rent. In addition, we may be required to pay some, or all, of the capital
costs for property and equipment in the hotel during the term of the lease.
The future minimum rent payments under our current leases, due in each of the next five years and thereafter as of December 31, 2021, were:
Year
Operating Leases
(in millions)
2022 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Thereafter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total minimum rent payments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Less: imputed interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total operating lease liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
29
24
24
24
14
327
442
215
227
As of December 31, 2021 and 2020, the weighted average remaining operating lease term was 26.9 years and 26.5 years, respectively,
and the weighted average discount rate used to determine the operating lease liabilities was 5.3% for both periods.
The components of rent expense, which are primarily included in other property-level expenses in our consolidated statements of com-
prehensive (loss) income, as well as supplemental cash flow and non-cash information for all operating leases were:
Year Ended
December 31, 2021
Year Ended
December 31, 2020
Year Ended
December 31, 2019
(in millions)
Operating lease expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
Variable lease expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating cash flows for operating leases . . . . . . . . . . . . . . . . . .
Right-of-use assets obtained in exchange
for lease obligations(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
29
4
30
—
$
30
2
28
—
30
13
36
278
(1) For the year ended December 31, 2019, balance represents right-of-use assets recognized upon adoption of ASC 842, Leases, on January 1, 2019, and right-of-use assets
assumed in connection with the Merger.
67
PARK HOTEL & RESORTS 2021 Note 10: Income Taxes
We are a REIT for U.S. federal income tax purposes. We have been organized and operated, and we expect to continue to be organized
and operate in a manner to qualify as a REIT. To qualify as a REIT, we must satisfy requirements related to, among other things, the real
estate qualification of sources of our income, the real estate composition and values of our assets, the amounts we distribute to our
stockholders annually and the diversity of ownership of our stock. To the extent we continue to remain qualified as a REIT, we gener-
ally will not be subject to U.S. federal income tax on taxable income generated by our REIT activities that we distribute annually to
our stockholders. Accordingly, no provision for U.S. federal income taxes has been included in our accompanying consolidated finan-
cial statements for the years ended December 31, 2021, 2020 and 2019 related to our REIT activities other than taxes related to our
built-in gain property (representing property held by us with an excess of fair value over tax basis on January 4, 2017).
We were subject to U.S. federal income tax on taxable sales of built-in gain property during the five-year period following the date of
our spin-off, which expired on January 3, 2022. In addition, we are subject to non-U.S. income tax on foreign held REIT activities and
certain sales of foreign investments. Further, our taxable REIT subsidiaries (“TRSs”) are generally subject to U.S. federal, state and local,
and foreign income taxes (as applicable).
The Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”) was enacted on March 27, 2020 and included several tax
provisions that may affect us and our subsidiaries, including:
n the ability for our TRSs to carry back net operating losses (“NOLs”) arising in 2020 to all post spin-off taxable years preceding the
taxable year of the loss;
n an increase of the business interest limitation under Internal Revenue Code (“Code”) section 163(j) from 30 percent to 50 percent
of adjusted taxable income for taxable years beginning in 2019 and 2020 and the addition of an election by taxpayers to use their
2019 adjusted taxable income as their adjusted taxable income in 2020 for purposes of applying the limitation; and
n a “technical correction” amending Code section 168(e)(3)(E) to add “qualified improvement property” to “15-year property” and
assigning a class life of 20-years under section 168(g)(3)(B) to qualified improvement property under section 168(e)(3)(E)(vii).
Our tax provision includes U.S. federal, state and foreign income taxes payable. The domestic and foreign components of (loss) income
before income taxes were:
U.S. (loss) income before tax . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Foreign (loss) income before tax . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) income before income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
The components of our provision (benefit) for income taxes were:
Year Ended December 31,
2021
2020
2019
(in millions)
$
$
(450)
$
(1,449)
—
(1)
(450)
$
(1,450)
$
$
350
1
351
Year Ended December 31,
2021
2020
2019
(in millions)
Current:
U.S. Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Foreign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total current . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred:
U.S. Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Foreign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total deferred . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total provision (benefit) for income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
5
(2)
—
3
(1)
—
(1)
2
$
$
1
3
20
24
(29)
(1)
(30)
16
3
11
30
3
2
5
$
(6)
$
35
68
PARK HOTEL & RESORTS 2021 Reconciliations of our tax provision at the U.S. statutory rate to the provision (benefit) for income taxes were:
Year Ended December 31,
2021
2020
2019
(in millions)
Statutory U.S. federal income tax (benefit) provision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(94)
$
(306) $
State income taxes, net of U.S. federal tax benefit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Foreign income tax expense, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Change in deferred tax asset valuation allowance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Tax rate change . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
REIT income not subject to tax . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Derecognition and remeasurement of deferred taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Recognized built-in gain tax . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Provision (benefit) for income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
—
—
(22)
—
116
(1)
—
3
2
1
19
71
(7)
221
(35)
29
1
$
(6) $
74
2
13
2
—
(69)
13
—
—
35
Deferred income taxes represent the tax effect of the differences between the book and tax bases of assets and liabilities plus carry-
forward items. The composition of net deferred tax balances were as follows:
Deferred income tax assets(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred income tax liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net deferred tax liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(1) Included within other assets in our consolidated balance sheets, net of valuation allowance.
December 31,
2021
2020
(in millions)
1
(9)
(8)
$
$
$
$
1
(10)
(9)
The tax effects of the temporary differences and carryforwards that give rise to our net deferred tax liability were:
Deferred tax assets:
Net operating loss carryforwards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
Deferred income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued compensation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total gross deferred tax assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Less: valuation allowance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred tax assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred tax liabilities:
Property and equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Investments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued compensation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred tax liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net deferred tax liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
December 31,
2021
2020
(in millions)
51
5
2
7
65
(55)
10
(4)
(9)
(5)
(18)
(8)
$
$
74
5
1
6
86
(77)
9
(4)
(10)
(4)
(18)
(9)
As of December 31, 2021, we had U.S. federal and state net operating loss carryforwards of approximately $2 billion, which resulted in
deferred tax assets of $51 million. Our U.S. federal and state net operating loss carryforwards of approximately $984 million and $1.1
billion begin to expire in 2038 and 2025, respectively.
69
PARK HOTEL & RESORTS 2021 For periods ended prior to January 4, 2017, Hilton filed income tax returns for us, with U.S. federal, state and foreign jurisdictions.
Hilton is under regular and recurring audit by the Internal Revenue Service on open tax positions. The timing of the resolution of tax
audits is highly uncertain, as are the amounts, if any, that may ultimately be paid upon such resolution. Changes may result from the
conclusion of ongoing audits, appeals or litigation in U.S. federal, state, local, and foreign tax jurisdictions or from the resolution of
various proceedings between the U.S. and foreign tax authorities. Hilton is no longer subject to U.S. federal income tax examination
for years through 2004. As of December 31, 2021, Hilton remains subject to U.S. federal examinations from 2005 through 2017, state
examinations from 2005 through 2017 and foreign examinations of their income tax returns for the years 1996 through 2017. We will be
subject to U.S. federal, state and foreign examinations for periods ending after January 4, 2017.
For U.S. federal income tax purposes, we made no cash distributions to our stockholders in 2021. The cash distributions to stockhold-
ers in 2020 are characterized as follows:
Year Ended December 31,
2020
Common distributions (per share):
Ordinary dividends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
Capital gain distributions(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
0.244571
0.205429
(1) Capital gain distribution disclosure pursuant to Treasury Regulation §1.1061-6(c). The following additional information relates to the capital gain distribution for calendar
year 2020, as reported on Park Hotels & Resorts Inc. Form 1099-DIV, Box 2a. For purposes of Internal Revenue Code Section 1061, which is generally applicable to direct
and indirect holders of “applicable partnership interests,”: (i) the “One Year Amounts” are $0.205429 per share, and (ii) the “Three Year Amounts” are $0.205429 per
share, with respect to the 2020 capital gain distribution.
Note 11: Share-Based Compensation
We issue equity-based awards to our employees pursuant to the 2017 Omnibus Incentive Plan (“2017 Employee Plan”) and our non-em-
ployee directors pursuant to the 2017 Stock Plan for Non-Employee Directors (as amended and restated from time to time, the “2017
Director Plan”). The 2017 Employee Plan provides that a maximum of 8,000,000 shares of our common stock may be issued, and as
of December 31, 2021, 2,914,000 shares of common stock remain available for future issuance. As amended and approved by our
stockholders in April 2021, the 2017 Director Plan provides that a maximum of 950,000 shares of our common stock may be issued,
and as of December 31, 2021, 491,394 shares of common stock remain available for future issuance. For the years ended December 31,
2021, 2020 and 2019, we recognized $19 million, $20 million and $16 million of share-based compensation expense, respectively. As of
December 31, 2021, unrecognized compensation expense was $18 million, which is expected to be recognized over a weighted-average
period of 1.7 years. The total fair value of shares vested (calculated as the number of shares multiplied by the vesting date share price)
during the years ended December 31, 2021, 2020 and 2019 was $18 million, $27 million and $21 million, respectively.
Restricted Stock Awards
Restricted Stock Awards (“RSAs”) generally vest in annual installments between one and three years from each grant date. The follow-
ing table provides a summary of RSAs for the years ended December 31, 2021, 2020 and 2019:
Number
of Shares
Weighted-Average
Grant Date
Fair Value
Unvested at January 1, 2019 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
585,106
$
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Forfeited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Unvested at December 31, 2019 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Forfeited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Unvested at December 31, 2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Forfeited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
302,506
(312,462)
(17,905)
557,245
672,689
(333,685)
(61,991)
834,258
434,486
(456,357)
(23,065)
Unvested at December 31, 2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
789,322
$
26.89
31.24
26.99
29.58
29.10
18.18
25.67
28.97
21.68
20.52
19.08
22.45
22.52
70
PARK HOTEL & RESORTS 2021 Performance Stock Units
Performance Stock Units (“PSUs”) generally vest at the end of a three-year performance period and are subject to the achievement
of a market condition based on a measure of our total shareholder return relative to the total shareholder return of the companies
that comprise the FTSE Nareit Lodging Resorts Index (that have a market capitalization in excess of $1 billion as of the first day of
the applicable performance period). The number of PSUs that may become vested ranges from zero to 200% of the number of PSUs
granted to an employee, based on the level of achievement of the foregoing performance measure.
Additionally, in November 2020, we granted special awards with vesting of these awards subject to the achievement of eight increas-
ing levels of our average closing sales price per share, from $11.00 to $25.00, over a consecutive 20 trading day period (“Share Price
Target”). One-eighth of PSUs will vest at each date a Share Price Target is achieved and any PSUs remaining after a four-year per-
formance period will be forfeited. As of December 31, 2021, six of the eight Share Price Targets were achieved and thus 75% of the
awards granted were vested.
The following table provides a summary of PSUs for the years ended December 31, 2021, 2020 and 2019:
Number
of Shares
Weighted-Average
Grant Date
Fair Value
Unvested at January 1, 2019 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
537,936
$
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
314,858
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(277,325)
Forfeited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(672)
Unvested at December 31, 2019 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
574,797
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1,641,117
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(973,891)
Forfeited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(163,468)
Unvested at December 31, 2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1,078,555
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
327,416
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(428,255)
Forfeited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(5,642)
Unvested at December 31, 2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
972,074
$
31.16
34.28
31.25
42.05
32.82
14.39
20.00
17.34
18.70
27.16
16.33
20.29
22.59
The grant date fair values of the awards that are subject to the achievement of market conditions based on total shareholder return
were determined using a Monte Carlo simulation valuation model with the following assumptions:
Year Ended December 31,
2021
2020
2019
Expected volatility(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
60.0% 22.0% - 65.0% 19.5% - 21.5%
Dividend yield(2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
—
—
—
Risk-free rate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
0.2% - 0.3%
0.3% - 1.5%
1.8% - 2.4%
Expected term. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3 years
1 - 4 years
3 years
(1) The weighted average expected volatility for the years ended December 31, 2021, 2020 and 2019 was 60.0%, 46.2% and 20.5%, respectively.
(2) Dividends are assumed to be reinvested in shares of our common stock and dividends will not be paid unless shares vest.
71
PARK HOTEL & RESORTS 2021 Note 12: Earnings Per Share
The following table presents the calculation of basic and diluted earnings per share (“EPS”):
Year Ended December 31,
2021
2020
2019
(in millions, except per share amounts)
Numerator:
Net (loss) income attributable to stockholders . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(459)
$
(1,440)
$
Earnings attributable to participating securities . . . . . . . . . . . . . . . . . . . . . . . . . . .
—
—
306
(1)
Net (loss) income attributable to stockholders,
net of earnings allocated to participating securities . . . . . . . . . . . . . . . . . . . . .
$
(459)
$
(1,440)
$
305
Denominator:
Weighted average shares outstanding – basic . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Unvested restricted shares . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Weighted average shares outstanding – diluted . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) Earnings per share - Basic(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) Earnings per share - Diluted(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
$
236
—
236
(1.95)
(1.95)
$
$
236
—
236
(6.11)
(6.11)
$
$
212
1
213
1.44
1.44
(1) Per share amounts are calculated based on unrounded numbers and are calculated independently for each period presented.
Certain of our outstanding equity awards were excluded from the above calculation of EPS for the years ended December 31, 2021,
2020 and 2019 because their effect would have been anti-dilutive.
Note 13: Hotel Management Operating and License Agreements
Management and Franchise Fees
We have management agreements, whereby we pay a base fee equal to a percentage of total revenues, as defined, as well as an
incentive fee if specified financial performance targets are achieved. Our managers generally have sole responsibility for all activities
necessary for the operation of the hotels, including establishing room rates, processing reservations and promoting and publicizing
the hotels. Our managers also generally provide all employees for the hotels, prepare reports, budgets and projections, and provide
other administrative and accounting support services to the hotels. We have consultative and limited approval rights with respect to
certain actions of our managers, including entering into long-term or high value contracts, engaging in certain actions relating to legal
proceedings, approving the operating budget, making certain capital expenditures and the hiring of certain management personnel.
Our management agreements have initial terms ranging from 5 to 30 years and allow for one or more renewal periods. Assuming all
renewal periods are exercised by our hotel managers, the total term of our management agreements range from 5 to 70 years.
We also have franchise agreements for 9 hotels. The franchise agreements have an initial term of 13 to 20 years and cannot be
extended without the franchisor’s consent.
Marketing Fees
Additionally, the management and franchise agreements generally require a marketing fee equal to a percentage of rooms revenues.
Total marketing fees were $26 million, $15 million and $53 million for the years ended December 31, 2021, 2020 and 2019, respectively,
and were included in other departmental and support expense in our consolidated statements of comprehensive (loss) income.
Employee Cost Reimbursements
We are responsible for reimbursing our managers for certain employee related costs outside of payroll. These costs include contributions
to a defined contribution 401(k) Retirement Savings Plan administered by our managers, union-sponsored pension plans and other post-re-
tirement plans. All of these plans are the responsibility of our managers and our obligation is only for the reimbursement of these costs for
individuals who work at our hotel properties. Total employee cost reimbursements were $55 million, $57 million and $133 million for the
years ended December 31, 2021, 2020 and 2019, respectively, and were included in the respective operating expenses line item in our con-
solidated statements of comprehensive (loss) income based upon the nature of services provided by such employees.
72
PARK HOTEL & RESORTS 2021 Note 14: Geographic and Business Segment Information
As of December 31, 2021, we have two operating segments, our consolidated hotels and unconsolidated hotels. Our unconsolidated
hotels operating segment does not meet the definition of a reportable segment, thus our consolidated hotels is our only reportable
segment. We evaluate our consolidated hotels primarily based on hotel adjusted earnings (loss) before interest expense, taxes and
depreciation and amortization (“EBITDA”). Hotel Adjusted EBITDA is calculated as EBITDA from hotel operations, adjusted to exclude:
n Gains or losses on sales of assets for both consolidated and unconsolidated investments;
n Costs associated with hotel acquisitions or dispositions expensed during the period;
n Severance expense;
n Share-based compensation expense;
n
Impairment losses and casualty gains or losses; and
n Other items that we believe are not representative of our current or future operating performance.
The following table presents revenues for our consolidated hotels reconciled to our consolidated amounts and net loss to Hotel
Adjusted EBITDA:
Year Ended December 31,
2021
2020
2019
(in millions)
$
$
$
Revenues:
Total consolidated hotel revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net (loss) income
Other revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Impairment loss and casualty (gain) loss, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Corporate general and administrative expense(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Acquisition costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other operating expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Loss (gain) on sales of assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Equity in losses (earnings) from investments in affiliates . . . . . . . . . . . . . . . . . . . . . .
Income tax expense (benefit) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other loss (gain), net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Severance expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other items . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hotel Adjusted EBITDA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
(1) Excludes severance expense.
1,311
51
1,362
(452)
(51)
9
281
62
—
49
5
(1)
258
7
2
7
—
1
177
$
$
$
823
29
852
(1,444)
$
$
$
(29)
696
298
61
10
36
(62)
(2)
213
22
(6)
15
33
12
2,767
77
2,844
316
(77)
(18)
264
61
70
78
(19)
(6)
140
(14)
35
(45)
2
15
$
(147)
$
802
73
PARK HOTEL & RESORTS 2021 The following table presents total assets for our consolidated hotels, reconciled to total assets:
Consolidated hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
All other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
December 31,
2021
2020
(in millions)
9,724
$
10,568
19
19
9,743
$
10,587
$
$
The following table presents total revenues and property and equipment, net for each of the geographical areas in which we operate:
As of and for the Year Ended December 31,
2021
2020
2019
Revenues
Property and
Equipment, net
Revenues
Property and
Equipment, net
Revenues
Property and
Equipment, net(1)
(in millions)
United States(2) . . . . . . . . . . . . . .
All other . . . . . . . . . . . . . . . . . . . .
$
$
1,362 $
—
1,362 $
8,511
—
8,511
$
$
849 $
9,193 $
2,804
3
—
40
852 $
9,193 $
2,844
$
$
9,594
—
9,594
(1) Excludes $62 million of property and equipment, net classified as held for sale as of December 31, 2019.
(2) Includes revenues of $2 million and $11 million for the years ended December 31, 2020 and 2019 from our laundry operations, which was not part of our segment and was
permanently closed as of December 31, 2020. Also includes property and equipment, net of $2 million, $2 million and $5 million as of December 31, 2021, 2020 and 2019,
respectively, from our laundry operations.
Note 15: Commitments and Contingencies
As of December 31, 2021, we had outstanding commitments under third-party contracts of approximately $94 million for capital expen-
ditures at our properties, of which $72 million relates to the expansion project at the Bonnet Creek complex. The Bonnet Creek expan-
sion project includes additional meeting space for the Signia by Hilton Orlando Bonnet Creek and the Waldorf Astoria Orlando. Our
contracts contain clauses that allow us to cancel all or some portion of the work. If cancellation of a contract occurred, our commit-
ment would be any costs incurred up to the cancellation date, in addition to any costs associated with the discharge of the contract.
We are involved in litigation arising from the normal course of business, some of which includes claims for substantial sums, and may
make certain indemnifications or guarantees to select buyers of our hotels as part of a sale process. We are also involved in claims and
litigation that is not in the ordinary course of business in connection with the spin-off from Hilton. The spin-off agreements indemnify
us from certain of these claims as well as require us to indemnify Hilton for other claims. In addition, losses related to certain contin-
gent liabilities could be apportioned to us under the spin-off agreements. In connection with our obligation to indemnify Hilton under
the spin-off agreements, we have reserved approximately $8 million as of December 31, 2021 related to litigation with respect to an
audit by the Australian Tax Office (“ATO”) of Hilton related to the sale of the Hilton Sydney in June 2015. In February 2021, we were
required to make a payment to Hilton of approximately $11 million representing our share of the deposit required by the ATO of Hilton
to further defend against the claim and for certain out-of-pocket expenses incurred by Hilton. This amount could change as the litiga-
tion of the ATO’s claim progresses.
Note 16: Supplemental Disclosures of Cash Flow Information
Interest paid during the years ended December 31, 2021, 2020 and 2019, was $242 million, $187 million and $135 million, respectively.
We paid $31 million, $23 million and $15 million in income taxes during the years ended December 31, 2021, 2020 and 2019,
respectively.
Capital expenditures included within accounts payable and accrued expenses in our consolidated balance sheets were $11 million, $6
million, and $26 million during the years ended December 31, 2021, 2020 and 2019, respectively.
74
PARK HOTEL & RESORTS 2021
The following non-cash investing and financing activities were excluded from the consolidated statements of cash flows:
During the year ended December 31, 2019:
n We issued $978 million of common stock and assumed $310 million of mortgage loans in connection with the Merger.
n We transferred rooms at the Hilton Waikoloa Village to HGV and accordingly derecognized $123 million of property and equipment,
net and $135 million of the related liability due to HGV.
n We declared $136 million of dividends that were unpaid and accrued as of December 31, 2019.
Note 17: Subsequent Events
In February 2022, we amended our credit and term loan facilities to extend the waiver period for the testing of the financial covenants
to the date the financial statements are delivered for the quarter ended September 30, 2022 (except for the minimum fixed charge
coverage ratio, which waiver period for such covenant will end as of the date the financial statements are delivered for the quarter
ended June 30, 2022), in each case, unless Park elects an earlier date, and to adjust the required ratio levels of particular financial
covenants after such waiver periods. As part of the amendment process, we (i) extended the temporary periods for which calculation
of certain financial covenants are annualized once quarterly testing of financial covenants resumes, (ii) extended the minimum liquid-
ity covenant of $200 million through March 2023, (iii) obtained the ability to repurchase up to $250 million of shares as long as the
Revolver balance is $0, (iv) increased the amount of non-recourse debt allowed to be incurred during the waiver period to $500 million
from $350 million, (v) obtained the ability during the waiver period to voluntarily prepay certain debt maturing in 2022 and 2023, (vi)
removed the limitation applied during the waiver period on capital expenditures within the portfolio, (vii) increased the ability during
the waiver period to acquire investments to $1 billion from $200 million, with an option to expand to $1.5 billion with a corresponding
increase of the minimum liquidity covenant to $300 million, and (viii) removed any restrictions on asset sales that applied during the
waiver period. In addition, we amended the mandatory prepayment requirements that apply during the waiver period to, among other
things, only require mandatory repayments from specified events if and to the extent the Revolver balance exceeds $600 million (and
no prepayment of the 2019 Term Facility being required).
75
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
SCHEDULE III
REAL ESTATE AND ACCUMULATED DEPRECIATION
(Dollars in millions)
December 31, 2021
Hotel Property
Encumbrances
Land
Building &
Improvements
Furniture,
Fixtures &
Equipment
Initial Cost
Caribe Hilton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
DoubleTree Hotel Durango . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Ontario Airport . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel San Diego—Mission Valley . . . . . . . . . . . . . . . . .
DoubleTree Hotel San Jose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Seattle Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Sonoma Wine Country . . . . . . . . . . . . . . . . . . . . .
Embassy Suites Austin Downtown South Congress . . . . . . . . . . . .
Embassy Suites Phoenix—Airport . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hampton Inn & Suites Memphis—Shady Grove . . . . . . . . . . . . . . .
Hilton Boston Logan Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Chicago . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Garden Inn LAX/El Segundo . . . . . . . . . . . . . . . . . . . . . . . . . .
—
—
30
—
—
—
—
—
—
—
—
—
—
$
38
$
—
14
—
15
—
—
—
—
1
—
69
13
Hilton Hawaiian Village Waikiki Beach Resort . . . . . . . . . . . . . . . . .
1,275
925
Hilton McLean Tysons Corner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton New Orleans Riverside . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Oakland Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Salt Lake City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton San Francisco Union Square . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Santa Barbara Beachfront Resort . . . . . . . . . . . . . . . . . . . . . .
Hilton Seattle Airport & Conference Center . . . . . . . . . . . . . . . . . .
Hilton Short Hills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Waikoloa Village . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
New York Hilton Midtown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Washington DC—Crystal City . . . . . . . . . . . . . .
Hilton Miami Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
DoubleTree Hotel Spokane City Center . . . . . . . . . . . . . . . . . . . . . .
Hilton Orlando Lake Buena Vista . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Garden Inn Chicago/Oak Brook . . . . . . . . . . . . . . . . . . . . . . .
Hilton Suites Chicago/Oak Brook . . . . . . . . . . . . . . . . . . . . . . . . . . .
Embassy Suites Kansas City—Plaza . . . . . . . . . . . . . . . . . . . . . . . . .
Signia by Hilton Orlando Bonnet Creek . . . . . . . . . . . . . . . . . . . . . .
—
—
—
—
725
165
—
—
—
—
—
—
14
—
—
—
—
—
(2)
50
89
—
—
113
71
—
59
160
1,096
43
64
3
—
1
1
—
15
$
56
—
58
—
67
—
—
45
15
13
108
233
14
807
82
217
13
—
232
50
70
54
340
542
95
36
24
137
6
10
26
377
7
2
3
2
5
11
4
2
1
2
6
12
2
17
3
3
3
10
16
2
3
3
25
13
2
3
2
10
2
4
1
31
(1) On October 24, 2007, a predecessor to our Parent became a wholly owned subsidiary of an affiliate of The Blackstone Group L.P. following the completion of the
Blackstone Merger.
76
PARK HOTEL & RESORTS 2021 Gross Amounts at Which Carried at Close of Period
Costs
Capitalized
Subsequent
to Acquisition
Land
Building &
Improvements
Furniture,
Fixtures &
Equipment
Accumulated
Depreciation
Date of
Construction
Date
Acquired(1)
Total
Life Upon
Which
Depreciation
is Computed
$
85
6
19
17
26
27
11
18
(16 )
4
30
158
4
358
(14 )
90
2
19
133
38
15
(92 )
(72 )
133
49
37
11
39
2
4
4
48
$
40
$
111
$
35
$ 186
$
—
13
—
16
—
—
—
—
1
—
69
13
963
23
90
—
—
113
71
—
13
106
1,043
43
64
3
—
1
1
—
18
3
63
10
81
11
6
57
—
15
129
354
16
1,050
55
262
10
8
339
72
80
10
288
653
127
60
30
156
7
12
28
421
5
18
9
16
27
9
8
—
4
15
49
4
94
43
47
8
21
42
18
8
1
59
88
19
16
7
30
3
6
3
8
94
19
113
38
15
65
—
20
144
472
33
2,107
121
399
18
29
494
161
88
24
453
1,784
189
140
40
186
11
19
31
32
471
77
(42)
(6)
(35)
(13)
(42)
(31)
(11)
(35)
—
(9)
(50)
(159)
(10)
(476)
(66)
(132)
(11)
(23)
(144)
(37)
(39)
(1)
(160)
(279)
(64)
(38)
(14)
(68)
(4)
(9)
(19)
(81)
1949
10/24/2007
3 - 40 years
1985
10/24/2007
3 - 40 years
1974
10/24/2007
3 - 40 years
1989
10/24/2007
3 - 40 years
1980
10/24/2007
3 - 40 years
1969
10/24/2007
3 - 40 years
1977
10/24/2007
3 - 40 years
1983
10/24/2007
3 - 40 years
1986
10/24/2007
3 - 40 years
1999
10/24/2007
3 - 40 years
1999
10/24/2007
3 - 40 years
1927
10/24/2007
3 - 40 years
2000
10/24/2007
3 - 40 years
1961
10/24/2007
3 - 40 years
1987
10/24/2007
3 - 40 years
1977
10/24/2007
3 - 40 years
1970
10/24/2007
3 - 40 years
2002
10/24/2007
3 - 40 years
1964
10/24/2007
3 - 40 years
1986
10/24/2007
3 - 40 years
1961
10/24/2007
3 - 40 years
1988
10/24/2007
3 - 40 years
1988
10/24/2007
3 - 40 years
1963
10/24/2007
3 - 40 years
1982
1984
1986
1983
1999
1988
1973
12/14/2007
3 - 40 years
12/14/2007
3 - 40 years
1/1/2010
3 - 40 years
8/30/2010
3 - 40 years
8/5/2011
3 - 40 years
8/5/2011
3 - 40 years
7/25/2014
3 - 40 years
2009
2/12/2015
3 - 40 years
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
SCHEDULE III
REAL ESTATE AND ACCUMULATED DEPRECIATION
(Dollars in millions)
December 31, 2021
Hotel Property
Encumbrances
Land
Building &
Improvements
Furniture,
Fixtures &
Equipment
Initial Cost
Parc 55 San Francisco - A Hilton Hotel . . . . . . . . . . . . . . . . . . . . . . . . .
$
— (2) $
175
$
Waldorf Astoria Orlando . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Casa Marina, A Waldorf Astoria Resort . . . . . . . . . . . . . . . . . . . . . . . . .
The Reach Key West, Curio Collection . . . . . . . . . . . . . . . . . . . . . . . . .
Juniper Hotel Cupertino, Curio Collection . . . . . . . . . . . . . . . . . . . . . .
Boston Marriott Newton . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Checkers Los Angeles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hilton Denver City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Homewood Suites by Hilton Seattle Convention Center Pike Street .
Hyatt Centric Fisherman’s Wharf . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hyatt Regency Boston . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Hyatt Regency Mission Bay Spa and Marina . . . . . . . . . . . . . . . . . . . .
JW Marriott San Francisco Union Square . . . . . . . . . . . . . . . . . . . . . . .
Royal Palm South Beach Miami, a Tribute Portfolio Resort . . . . . . . . .
W Chicago – City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
W Chicago – Lakeshore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
—
—
—
—
—
26
58
—
—
135
—
—
—
75
—
34
164
57
40
24
19
14
5
33
—
5
—
16
20
22
$
315
274
174
67
64
74
44
163
75
122
177
118
191
139
76
58
32
29
9
3
8
15
7
21
7
11
14
15
13
12
14
8
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
2,503
$ 3,468
$
5,858
$
430
(1) During 2021, management of the Select Hotels was transitioned to a third-party hotel management company.
(2) Single $725 million CMBS loan secured by Hilton San Francisco Union Square and Parc 55 San Francisco – A Hilton Hotel.
78
PARK HOTEL & RESORTS 2021 Gross Amounts at Which Carried at Close of Period
Costs
Capitalized
Subsequent to
Acquisition
Building &
Improvements
Land
Furniture,
Fixtures &
Equipment
Accumulated
Depreciation
Date of
Construction
Date
Acquired(1)
Total
Life Upon
Which
Depreciation
is Computed
$
16
$ 175
$
9
6
18
3
—
2
—
—
1
—
1
1
3
—
1
34
164
57
40
24
19
14
5
33
—
5
—
16
20
22
$
325
275
177
79
64
74
46
163
75
123
177
119
192
141
76
58
38
37
12
9
11
15
7
21
7
11
14
15
13
13
14
9
$ 538
$
346
353
145
115
113
72
198
87
167
191
139
205
170
110
89
(91)
(88)
(42)
(16)
(21)
(11)
(5)
(17)
(7)
(15)
(20)
(14)
(16)
(14)
(9)
(10)
1984
2/12/2015
3 - 40 years
2009
2/12/2015
3 - 40 years
1920
2/17/2015
3 - 40 years
1970
1973
1969
1927
1982
1990
1990
1985
2/17/2015
3 - 40 years
6/2/2015
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
1961
9/18/2019
3 - 40 years
1987
1926
1928
1965
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
9/18/2019
3 - 40 years
$
1,254
$3,332
$
6,688
$
990
$11,010
$
(2,504)
79
PARK HOTEL & RESORTS 2021 PARK HOTELS & RESORTS INC.
SCHEDULE III
REAL ESTATE AND ACCUMULATED DEPRECIATION—(CONTINUED)
(Dollars in millions)
December 31, 2021
Notes:
(A) The change in total cost of properties for the fiscal years ended December 31, 2021, 2020 and 2019 is as follows:
Year Ended December 31,
2021
2020
2019
(in millions)
Balance at beginning of period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
11,376
$
11,566
$
9,921
Additions during period:
Acquisitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Capital expenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Transfer to real estate assets (1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deductions during period:
Transfers to assets held for sale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Dispositions, including casualty losses and
impairment loss on planned dispositions . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Foreign exchange effect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
—
62
83
—
(511)
—
—
66
—
—
(250)
(6)
2,220
248
—
(86)
(734)
(3)
Balance at end of period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
11,010
$
11,376
$
11,566
(1) During 2021, management of the Select Hotels was transitioned to a third-party hotel management company.
(B) The change in accumulated depreciation for the fiscal years ended December 31, 2021, 2020 and 2019 is as follows:
Year Ended December 31,
2021
2020
2019
(in millions)
Balance at beginning of period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
2,241
$
2,038
$
2,011
Additions during period:
Depreciation expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Transfer to real estate assets (1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deductions during period:
Transfers to assets held for sale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Dispositions, including casualty losses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Foreign exchange effect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
280
30
—
(47)
—
294
—
—
(89)
(2)
256
—
(24)
(206)
1
Balance at end of period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$
2,504
$
2,241
$
2,038
(1) During 2021, management of the Select Hotels was transitioned to a third-party hotel management company.
(C) The aggregate cost of real estate for U.S. federal income tax purposes is approximately $6.288 billion as of December 31, 2021.
80
PARK HOTEL & RESORTS 2021 Item 9. Changes in and Disagreements with Accountants
on Accounting and Financial Disclosure.
None.
Item 9A. Controls and Procedures.
Evaluation of Disclosure Controls and Procedures
Our management has evaluated, under the supervision and with the participation of the Company’s Chief Executive Officer and Chief
Financial Officer, the effectiveness of the disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the
Securities Exchange Act of 1934, as amended, (“the Exchange Act”), as required by paragraph (b) of Rules 13a-15 and 15d-15 of the
Exchange Act. Based on this evaluation, our Chief Executive Officer and Chief Financial Officer have concluded that as of December 31,
2021, our disclosure controls and procedures were effective to ensure that information we are required to disclose in reports filed or
submitted with the Securities and Exchange Commission (i) is recorded, processed, summarized and reported within the time periods
specified in the Securities and Exchange Commission’s rules and forms and (ii) is accumulated and communicated to our management,
including our Chief Executive Officer and Chief Financial Officer, as appropriate to allow timely decisions regarding disclosure.
Management’s Annual Report on Internal Control over Financial Reporting
We have set forth management’s report on internal control over financial reporting and the attestation report of our independent regis-
tered public accounting firm on the effectiveness of our internal control over financial reporting in Item 8 of this Annual Report on Form
10-K. Management’s report on internal control over financial reporting is incorporated in this Item 9A by reference.
Changes in Internal Control over Financial Reporting
There were no changes in our internal control over financial reporting during our most recent fiscal quarter that has materially affected,
or is reasonably likely to materially affect, our internal control over financial reporting.
Item 9B. Other Information.
On February 16, 2022, Mr. Gordon M. Bethune informed the Board of Directors of the Company that he will not stand for re-election
to the Board of Directors at the Company’s 2022 annual stockholder meeting (the “2022 Annual Meeting”). Mr. Bethune will continue
to serve as a member of the Board of Directors until his current term as a director expires at the commencement of the 2022 Annual
Meeting. Mr. Bethune’s decision to not stand for re-election to the Board of Directors was not a result of any disagreement with the
Company on any matter relating to the Company or its operations, policies or practices.
The Company thanks Mr. Bethune for his years of exceptional service on the Board of Directors and his invaluable dedication, leader-
ship and guidance contributing to the growth of the Company.
Item 9C. Disclosure Regarding Foreign Jurisdictions
that Prevent Inspections.
None.
81
PARK HOTEL & RESORTS 2021 PART III
Item 10. Directors, Executive Officers and Corporate
Governance.
The information required by this item will be incorporated by reference from our definitive Proxy Statement to be filed pursuant to
Regulation 14A.
Item 11. Executive Compensation.
The information required by this item will be incorporated by reference from our definitive Proxy Statement to be filed pursuant to
Regulation 14A.
Item 12. Security Ownership of Certain Beneficial
Owners and Management and Related Stockholder
Matters.
The information required by this item will be incorporated by reference from our definitive Proxy Statement to be filed pursuant to
Regulation 14A.
Item 13. Certain Relationships and Related Transactions,
and Director Independence.
The information required by this item will be incorporated by reference from our definitive Proxy Statement to be filed pursuant to
Regulation 14A.
Item 14. Principal Accounting Fees and Services.
The information required by this item will be incorporated by reference from our definitive Proxy Statement to be filed pursuant to
Regulation 14A.
82
PARK HOTEL & RESORTS 2021
PART IV
Item 15. Exhibits, Financial Statement Schedules.
The following documents are filed as part of this report.
(a) Financial Statements
We include this portion of Item 15 under Item 8 of this Annual Report on Form 10-K.
(b) Financial Statement Schedules
Schedule III – Real Estate and Accumulated Depreciation is filed herewith.
All other schedules are omitted as the required information is either not present, not present in material amounts or presented
within the consolidated financial statements or related notes.
(c) Exhibits
Exhibit
Number Description
Exhibit Index
2.1
2.2
3.1
3.2
4.1
4.2
4.3
4.4
10.1
10.2
10.3
Distribution Agreement by and among Hilton Worldwide Holdings Inc., Park Hotels & Resorts Inc., Hilton Grand
Vacations Inc. and Hilton Domestic Operating Company Inc., dated as of January 2, 2017 (incorporated by reference to
Exhibit 2.1 to our Current Report on Form 8-K, filed on January 4, 2017).
Agreement and Plan of Merger by and among Park Hotels & Resorts Inc., PK Domestic Property LLC, PK Domestic Sub
LLC, and Chesapeake Lodging Trust, dated as of May 5, 2019 (incorporated by reference to Exhibit 2.1 to our Current
Report on Form 8-K, filed on May 6, 2019).
Amended and Restated Certificate of Incorporation of Park Hotels & Resorts Inc. (incorporated by reference to Exhibit
3.1 to our Current Report on Form 8-K, filed on April 30, 2019).
Amended and Restated By-laws of Park Hotels & Resorts Inc. (incorporated by reference to Exhibit 3.1 to our Current
Report on Form 8-K, filed on February 26, 2019).
Description of Park Hotels & Resorts Inc. Common Stock (incorporated by reference to Exhibit 4.1 to our Current Report
on Form 10-K, filed on February 26, 2021).
Indenture, dated as of May 29, 2020, among Park Intermediate Holdings LLC, PK Domestic Property LLC, PK Finance
Co-Issuer Inc., Park Hotels & Resorts Inc., the subsidiary guarantors party thereto and The Bank of New York Mellon, as
trustee. (incorporated by reference to Exhibit 4.1 to our Current Report on Form 8-K, filed on May 29, 2020).
Indenture, dated as of September 18, 2020, among Park Intermediate Holdings LLC, PK Domestic Property LLC, PK
Finance Co-Issuer Inc., Park Hotels & Resorts Inc., the subsidiary guarantors party thereto and U.S. Bank National
Association, as trustee. (incorporated by reference to Exhibit 4.1 to our Current Report on Form 8-K, filed on September
18, 2020).
Indenture, dated as of May 14, 2021, among Park Intermediate Holdings LLC, PK Domestic Property LLC, PK Finance
Co-Issuer Inc., Park Hotels & Resorts Inc., the subsidiary guarantors party thereto and U.S. Bank National Association, as
trustee and collateral agent (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K, filed on May 14, 2021).
Tax Matters Agreement by and among Hilton Worldwide Holdings Inc., Park Hotels & Resorts Inc., Hilton Grand Vacations
Inc. and Hilton Domestic Operating Company Inc., dated as of January 2, 2017 (incorporated by reference to Exhibit 10.2
to our Current Report on Form 8-K, filed on January 4, 2017).
Park Hotels & Resorts Inc. 2017 Omnibus Incentive Plan, dated as of January 3, 2017 (incorporated by reference to
Exhibit 10.5 to our Current Report on Form 8-K, filed on January 4, 2017).
Loan Agreement, dated as of October 7, 2016, among S.F. Hilton LLC and P55 Hotel Owner LLC, collectively, as
Borrowers and JPMorgan Chase Bank, National Association, Deutsche Bank, AG, New York Branch, Goldman Sachs
Mortgage Company, Barclays Bank PLC and Morgan Stanley Bank, N.A., collectively, as Lenders and the other parties
thereto (incorporated by reference to Exhibit 10.7 to our Registration Statement on Form 10 (File No. 001-37795), as filed
on November 14, 2016).
83
PARK HOTEL & RESORTS 2021
Exhibit
Number Description
10.4
10.5
10.6
10.7
10.8
10.9
10.10
10.11
10.12
10.13
10.14
10.15
10.16
10.17
10.18
10.19
10.20
Guaranty Agreement, dated as of October 7, 2016, among Park Intermediate Holdings LLC and JPMorgan Chase Bank,
National Association, Deutsche Bank AG, New York Branch, Goldman Sachs Mortgage Company, Barclays Bank PLC
and Morgan Stanley Bank, N.A., collectively, as Lender (incorporated by reference to Exhibit 10.8 to our Registration
Statement on Form 10 (File No. 001-37795), as filed on November 14, 2016).
Employment Agreement dated April 26, 2016, between Park Hotels & Resorts Inc. and Thomas J. Baltimore Jr (incorpo-
rated by reference to Exhibit 10.10 to our Registration Statement on Form 10 (File No. 001-37795), as filed on September
16, 2016). †
Park Hotels & Resorts Inc. 2017 Stock Plan for Non-Employee Directors (as amended and restated as of April 30, 2021)
(incorporated by reference to Exhibit 4.3 to the Company’s Registration Statement on Form S-8, filed on April 30, 2021). †
Loan Agreement, dated as of October 24, 2016, among Hilton Hawaiian Village LLC, as Borrower, Hilton Hawaiian Village
Lessee LLC, as Operating Lessee, and JPMorgan Chase Bank, National Association, Deutsche Bank AG, New York Branch,
Goldman Sachs Mortgage Company, Barclays Bank PLC and Morgan Stanley Bank, N.A., collectively, as Lender and the
other parties thereto (incorporated by reference to Exhibit 10.15 to our Registration Statement on Form 10 (File No. 001-
37795), as filed on November 14, 2016).
Guaranty Agreement, dated as of October 24, 2016, among Park Intermediate Holdings LLC and JPMorgan Chase Bank,
National Association, Deutsche Bank AG, New York Branch, Goldman Sachs Mortgage Company, Barclays Bank PLC
and Morgan Stanley Bank, N.A., collectively, as Lender (incorporated by reference to Exhibit 10.16 to our Registration
Statement on Form 10 (File No. 001-37795), as filed on November 14, 2016).
Form of Indemnification Agreement entered into between Park Hotels & Resorts Inc. and each of its directors and exec-
utive officers (incorporated by reference to Exhibit 10.5 to our Registration Statement on Form 10 (File No. 0001-37795),
filed on November 14, 2016).†
Park Hotels & Resorts Inc. Executive Long-Term Incentive Program (incorporated by reference to Exhibit 10.2 to our
Current Report on Form 8-K, filed on March 1, 2017).†
Form of CEO Performance Stock Unit Agreement (incorporated by reference to Exhibit 10.3 to our Current Report on
Form 8-K, filed on March 1, 2017).†
Form of CEO Restricted Stock Award Agreement (incorporated by reference to Exhibit 10.4 to our Current Report on
Form 8-K, filed on March 1, 2017).†
Form of Executive Performance Stock Unit Award Agreement (incorporated by reference to Exhibit 10.5 to our Current
Report on Form 8-K, filed on March 1, 2017).†
Form of Executive Restricted Stock Award Agreement (incorporated by reference to Exhibit 10.6 to our Current Report
on Form 8-K, filed on March 1, 2017).†
Park Hotels & Resorts Inc. Executive Severance Plan (incorporated by reference to Exhibit 10.1 to our Current Report on
Form 8-K, filed on May 3, 2017).†
Form of Award Notice and Nonqualified Stock Option Agreement (Converted Award) (incorporated by reference to
Exhibit 10.19 to our Quarterly Report on Form 10-Q, filed on May 4, 2017).†
Form of Nonqualified Stock Option Agreement (Converted Award-2014 Grant) (incorporated by reference to Exhibit
10.20 to our Quarterly Report on Form 10-Q, filed on May 4, 2017).†
Park Hotels & Resorts Inc. Executive Long-Term Incentive Program (amended and restated as of January 25, 2019) (incor-
porated by reference to Exhibit 10.31 to our Annual Report on Form 10-K, filed on February 28, 2019). †
Park Hotels & Resorts Inc. Executive Short-Term Incentive Program (amended and restated as of January 25, 2019) (incor-
porated by reference to Exhibit 10.32 to our Annual Report on Form 10-K, filed on February 28, 2019). †
Credit Agreement, dated as of December 28, 2016, by and among Park Intermediate Holdings LLC, Park Hotels & Resorts
Inc., the lenders party thereto, Wells Fargo Bank, National Association, as administrative agent, Bank of America, N.A.
and JPMorgan Chase Bank, N.A., as syndication agents, Barclays Bank PLC, Deutsche Bank Securities Inc., Goldman
Sachs Bank USA and Morgan Stanley Senior Funding, Inc., as documentation agents, and The Bank of New York Mellon,
Citibank, N.A., PNC Bank, National Association and Royal Bank of Canada, as senior managing agents (incorporated by
reference to Exhibit 10.1 to our Current Report on Form 8-K, filed on December 30, 2016).
84
PARK HOTEL & RESORTS 2021
Exhibit
Number Description
10.21
10.22
10.23
10.24
10.25
10.26
10.27
10.28
10.29
10.30
10.31
10.32
10.33
10.34
10.35
10.36
10.37
First Amendment to Credit Agreement, by and among Park Intermediate Holdings LLC, Park Hotels & Resorts Inc., the
Subsidiary Borrowers, and Wells Fargo Bank, National Association (incorporated by reference to Exhibit 10.2 to our
Quarterly Report on Form 10-Q, filed on August 1, 2019).
Second Amendment to Credit Agreement, dated as of August 28, 2019, by and among Park Hotels & Resorts Inc., PK
Domestic Property LLC, Park Intermediate Holdings LLC, Wells Fargo Bank, National Association, as administrative agent,
and the lenders party thereto (incorporated by reference to Exhibit 10.2 to our Current Report on Form 8-K, filed on
September 4, 2019).
Third Amendment to Credit Agreement, dated as of May 8, 2020, among Park Intermediate Holdings LLC and PK
Domestic Property LLC, as Borrowers, Park Hotels & Resorts Inc., the lenders party thereto and Wells Fargo Bank,
National Association, as Administrative Agent (incorporated by reference to Exhibit 10.1 to our Current Report on Form
8-K, filed on May 8, 2020).
Fourth Amendment to Credit Agreement, dated as of September 14, 2020, among Park Intermediate Holdings LLC and
PK Domestic Property LLC, as Borrowers, Park Hotels & Resorts Inc., the lenders party thereto and Wells Fargo Bank,
National Association, as Administrative Agent (incorporated by reference to Exhibit 10.1 to our Current Report on Form
8-K, filed on September 14, 2020).
Fifth Amendment to Credit Agreement, dated as of February 16, 2022, among Park Intermediate Holdings LLC and
PK Domestic Property LLC, as Borrowers, Park Hotels & Resorts Inc., the lenders party thereto and Wells Fargo Bank,
National Association, as Administrative Agent (incorporated by reference to Exhibit 10.1 to our Current Report on Form
8-K, filed on February 17, 2022).
Delayed Draw Term Loan Agreement, dated as of August 28, 2019, by and among Park Hotels & Resorts Inc., PK
Domestic Property LLC, Park Intermediate Holdings LLC, Bank of America, N.A., as administrative agent, and the lenders
party thereto (incorporated by reference to Exhibit 10.1 to our Current Report on Form 8-K, filed on September 4, 2019).
First Amendment to Delayed Draw Loan Agreement, dated as of May 8, 2020, among Park Intermediate Holdings LLC
and PK Domestic Property LLC, as Borrowers, Park Hotels & Resorts Inc., the lenders party thereto and Bank of America,
N.A., as Administrative Agent (incorporated by reference to Exhibit 10.2 to our Current Report on Form 8-K, filed on May
8, 2020).
Second Amendment to Delayed Draw Loan Agreement, dated as of September 14, 2020, among Park Intermediate
Holdings LLC and PK Domestic Property LLC, as Borrowers, Park Hotels & Resorts Inc., the lenders party thereto and
Bank of America, N.A., as Administrative Agent (incorporated by reference to Exhibit 10.2 to our Current Report on Form
8-K, filed on September 14, 2020).
Third Amendment to Delayed Draw Loan Agreement, dated as of February 16, 2022, among Park Intermediate Holdings
LLC and PK Domestic Property LLC, as Borrowers, Park Hotels & Resorts Inc., the lenders party thereto and Bank of
America, N.A., as Administrative Agent (incorporated by reference to Exhibit 10.2 to our Current Report on Form 8-K, filed
on February 17, 2022).
Form of CEO Special Restricted Stock Award Agreement (incorporated by reference to Exhibit 10.2 to our Current Report
on Form 8-K, filed on February 26, 2020).†
Form of Executive Special Restricted Stock Award Agreement (incorporated by reference to Exhibit 10.4 to our Current
Report on Form 8-K, filed on February 26, 2020).†
Park Hotels & Resorts Inc. Executive Short-Term Incentive Program (amended and restated as of February 24, 2020)
(incorporated by reference to Exhibit 10.5 to our Current Report on Form 8-K, filed on February 26, 2020).†
Park Hotels & Resorts Inc. Executive Long-Term Incentive Program (amended and restated as of February 24, 2020)
(incorporated by reference to Exhibit 10.6 to our Current Report on Form 8-K, filed on February 26, 2020).†
Separation Agreement and Release, by and between Matthew A. Sparks and Park Hotels & Resorts Inc. (incorporated by
reference to Exhibit 10.7 to our Quarterly Report on Form 10-Q, filed on May 11, 2020).
Increasing Lender Supplement, dated as of September 14, 2020, among Park Intermediate Holdings LLC, the lenders
party thereto and Wells Fargo Bank, National Association, as Administrative Agent (incorporated by reference to Exhibit
10.3 to our Current Report on Form 8-K, filed on September 14, 2020).
Form of CEO PSU Agreement (incorporated by reference to Exhibit 10.1 to our Current Report on Form 8-K, filed on
November 10, 2020). †
Form of Executive PSU Agreement (incorporated by reference to Exhibit 10.2 to our Current Report on Form 8-K, filed on
November 10, 2020). †
85
PARK HOTEL & RESORTS 2021
Exhibit
Number Description
10.38
21*
23*
Form of Restricted Stock Agreement issued pursuant to the Park Hotels & Resorts Inc. 2017 Stock Plan for Non-Employee
Directors (as amended and restated as of April 30, 2021) (incorporated by reference to Exhibit 10.2 to the Company’s
Form 8-K, filed on May 4, 2021). †
Subsidiaries of Park Hotels & Resorts Inc.
Consent of Independent Registered Public Accounting Firm, Ernst & Young LLP.
24.1*
Power of Attorney (included on the Signature Page of this Annual Report on Form 10-K).
31.1*
Certification of Principal Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2*
32.1*
32.2*
Certification of Principal Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of Principal Executive Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, furnished herewith.
Certification of Principal Financial Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, furnished herewith.
101.INS*
Inline XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL
tags are embedded within the Inline XBRL document.
101.SCH*
Inline XBRL Taxonomy Extension Schema Document.
101.CAL*
Inline XBRL Taxonomy Extension Calculation Linkbase Document.
101.DEF*
Inline XBRL Taxonomy Extension Definition Linkbase Document.
101.LAB*
Inline XBRL Taxonomy Extension Label Linkbase Document.
101.PRE*
Inline XBRL Taxonomy Extension Presentation Linkbase Document.
104*
Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).
*
Filed herewith
† Denotes a management contract or compensatory plan, contract or arrangement
Item 16. Form 10-K Summary
None.
SIGNATURE
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended, the Registrant has duly
caused this Report to be signed on its behalf by the undersigned, thereunto duly authorized.
Park Hotels & Resorts Inc.
Date: February 18, 2022
By:
/s/ Thomas J. Baltimore Jr.
Thomas J. Baltimore, Jr.
Chairman of the Board,
President and Chief Executive Officer
86
PARK HOTEL & RESORTS 2021
SIGNATURES AND POWER OF ATTORNEY
KNOW ALL PERSONS BY THESE PRESENTS, that each person whose signature appears below hereby constitutes and appoints Thomas
J. Baltimore, Jr., Sean M. Dell’Orto and Thomas C. Morey, and each of them (with full power to act alone), the individual’s true and
lawful attorneys-in-fact and agents, with full power of substitution and resubstitution, for the person and in his or her name, place
and stead, in any and all capacities, to sign any and all amendments to this Annual Report on Form 10-K and any other documents in
connection therewith, with the Securities and Exchange Commission, granting unto said attorneys-in-fact and agents, and each of
them, full power and authority to do and perform each and every act and thing requisite and necessary to be done in and about the
premises, as fully to all intents and purposes as such person might or could do in person, hereby ratifying and confirming all that such
attorneys-in-fact and agents, or their substitute or substitutes, may lawfully do or cause to be done by virtue hereof. This Power of
Attorney may be signed in several counterparts.
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this Report has been signed below by the following
persons on behalf of the Registrant in the capacities and on the dates indicated.
Name
Title
Date
/s/ Thomas J. Baltimore, Jr.
Thomas J. Baltimore, Jr.
/s/ Sean M. Dell’Orto
Sean M. Dell’Orto
/s/ Darren W. Robb
Darren W. Robb
/s/ Patricia M. Bedient
Patricia M. Bedient
/s/ Gordon M. Bethune
Gordon M. Bethune
/s/ Thomas D. Eckert
Thomas D. Eckert
/s/ Geoffrey M. Garrett
Geoffrey M. Garrett
/s/ Christie B. Kelly
Christie B. Kelly
/s/ Joseph I. Lieberman
Joseph I. Lieberman
/s/ Thomas A. Natelli
Thomas A. Natelli
/s/ Timothy J. Naughton
Timothy J. Naughton
/s/ Stephen I. Sadove
Stephen I. Sadove
Chairman of the Board, President and Chief Executive
February 18, 2022
Officer (Principal Executive Officer)
Executive Vice President, Chief Financial Officer and
Treasurer (Principal Financial Officer)
February 18, 2022
Senior Vice President and Chief Accounting Officer
(Principal Accounting Officer)
February 18, 2022
Director
Director
Director
Director
Director
Director
Director
Director
Director
87
February 18, 2022
February 18, 2022
February 18, 2022
February 18, 2022
February 18, 2022
February 18, 2022
February 18, 2022
February 18, 2022
February 18, 2022
PARK HOTEL & RESORTS 2021
PARK HOTELS & RESORTS INC.
LIST OF SUBSIDIARIES
EXHIBIT 21
Name
Jurisdiction
American Plaza Parking LLC
A-R HHC Orlando Convention Hotel Member, LLC
A-R HHC Orlando Convention Hotel Mezz, LLC
A-R HHC Orlando Convention Hotel, LLC
A-R HHC Orlando New Parcel Owner, LLC
Ashford HHC Partners III LP
Austin Lessee LLC
Bonnet Creek Equity Holdings LLC
Bonnet Creek Hilton Lessee LLC
Boston Airport Lessee LLC
BRE/FL Development Parcels L.L.C.
Buckingham’s Chicago, LLC
Casa Marina Equity Holdings LLC
Casa Marina Lessee LLC
Casa Marina Owner, LLC
Chesapeake Lodging, L.P.
CHH Capital Hotel GP, LLC
CHH Capital Hotel Partners, LP
CHH Capital Tenant Corp.
CHH III Tenant Parent Corp.
CHH Torrey Pines Hotel GP, LLC
CHH Torrey Pines Hotel Partners, LP
CHH Torrey Pines Tenant Corp.
Chicago Hilton LLC
Chicago Lessee LLC
CHSP Boston II LLC
CHSP Boston LLC
CHSP Bridge Lender LLC
CHSP Chicago LLC
CHSP DC Holding Trust
CHSP Denver LLC
CHSP Fisherman Wharf LLC
CHSP French Quarter LLC
CHSP Lakeshore LLC
CHSP LLC
CHSP Los Angeles LLC
CHSP Miami Beach Holdings LLC
CHSP Mission Bay LLC
CHSP Navy Yard LLC
CHSP Newton LLC
CHSP San Diego LLC
CHSP San Francisco LLC
CHSP Seattle LLC
CHSP TRS Boston II LLC
88
Utah
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Maryland
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
PARK HOTEL & RESORTS 2021
Name
CHSP TRS Chicago LLC
CHSP TRS Denver LLC
CHSP TRS Fisherman Wharf LLC
CHSP TRS French Quarter LLC
CHSP TRS Lakeshore LLC
CHSP TRS LLC
CHSP TRS Los Angeles LLC
CHSP TRS Mission Bay LLC
CHSP TRS Navy Yard LLC
CHSP TRS Newton LLC
CHSP TRS San Diego LLC
CHSP TRS San Francisco LLC
CHSP TRS Seattle LLC
CHSP TRS Union Square II LLC
CHSP TRS Union Square LLC
CHSP Union Square II LLC
CHSP Union Square LLC
Club Mack OPCO, L.L.C.
Crystal City Lessee LLC
Crystal City LLC
Cupertino Hotel Owner LLC
Cupertino Lessee LLC
DC Lessee LLC
DJONT Leasing L.L.C.
Doubletree DTWC LLC
Doubletree Spokane City Center LLC
DR Spokane City Center LLC
DT Ontario GP LLC
DT Ontario Hotel Partners
DT Ontario Hotel Partners Lessee LLC
DT Spokane Equity Holdings LLC
DTR TM Holdings, LLC
DTWC Spokane City Center SPE, LLC
Durango Lessee LLC
El Segundo Lessee LLC
EPT Kansas City Limited Partnership
EPT Meadowlands Limited Partnership
Fess Parker-Red Lion Hotel
G/B/H Condo Owner, LLC
G/B/H Four Star, LLC
G/B/H Golf Course, LLC
Global Resort Partners
Global Resort Partners GP LLC
HHC One Park Boulevard, LLC
Hilton Brazil Holdings LLC
Hilton CMBS Holdings LLC
Hilton El Segundo LLC
Hilton Embassy Holdings LLC
89
Jurisdiction
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Nevada
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
California
California
Delaware
Arizona
Delaware
Delaware
Delaware
Delaware
Delaware
California
Delaware
Delaware
Delaware
Hawaii
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
PARK HOTEL & RESORTS 2021
Name
Hilton Hawaiian Village LLC
Hilton International of Puerto Rico LLC
Hilton Land Investment 1, LLC
Hilton New Orleans, LLC
Hilton OPB, LLC
Hilton Orlando Partners III, LLC
Hilton Riverside, LLC
Hilton Seattle Airport LLC
Hilton Suites, LLC
HLT Alexandria Equity Holding LLC
HLT CA Hilton LLC
HLT DC Owner LLC
HLT Domestic Owner LLC
HLT Hawaii Holding LLC
HLT Logan LLC
HLT Memphis LLC
HLT NY Hilton LLC
HLT NY Waldorf LLC
HLT Operate DTWC LLC
HLT Owned VIII Holding LLC
HLT Property Acquisition LLC
HLT Resorts GP LLC
HLT San Jose LLC
International Rivercenter, L.L.C.
Kansas City Plaza Lessee LLC
KC Plaza GP LLC
Key West Reach Lessee LLC
Key West Reach Owner, LLC
King Street Station Hotel Associates L.P.
King Street Station Hotel Associates Lessee LLC
Kitty O’Shea’s Chicago, LLC
Lake Buena Vista Lessee LLC
Las Vegas Hotel Lessee LLC
McLean Hilton LLC
McLean Lessee LLC
Meritex, LLC
Memphis Lessee LLC
Miami Airport Lessee LLC
Miami Airport LLC
New Orleans Rivercenter
New Orleans Riverside Lessee LLC
New York Lessee LLC
NORC Riparian Property, LLC
Oakbrook Hilton Suites & Garden Inn LLC
Oakland Airport Lessee LLC
Oakbrook Lessee LLC
One Park Boulevard, LLC
P55 Hotel Owner LLC
90
Jurisdiction
Hawaii
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Louisiana
Delaware
Delaware
Delaware
Delaware
Virginia
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Louisiana
Delaware
Delaware
Delaware
Illinois
Delaware
Delaware
Delaware
Delaware
PARK HOTEL & RESORTS 2021
Jurisdiction
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Florida
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Maryland
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Name
Park Ala Moana LLC
Park DT Ontario Lessee Holdings LLC
Park Embassy Alexandria Lessee Holdings LLC
Park Intermediate Holdings LLC
Park LA Holdings LLC
Park Las Vegas Lessee Holdings LLC
Park TRS II Operating Company LLC
Park TRS Operating Company LLC
Park US Lessee Holdings Inc.
Park-OCCC Hotel, Inc.
Phoenix Lessee LLC
PK Alternative Investments LLC
PK Domestic Property LLC
PK Domestic Lessee LLC
PK Domestic REIT Inc.
PK Domestic Sub LLC
PK Finance Co-Issuer Inc.
PK Risk Management LLC
Puerto Rico Caribe Lessee LLC
Reach Equity Holdings LLC
RP Holdings Trust
RP Hotel Holdings, LLC
RP Hotel Operating Co. LLC
S.F. Hilton LLC
Salt Lake City Lessee LLC
San Diego Lessee LLC
San Francisco Lessee LLC
San Jose Lessee LLC
Santa Barbara Hotel Lessee LLC
Santa Barbara JV Holdings LLC
Santa Barbara Lessee Holdings LLC
Seattle Airport DT Lessee LLC
Seattle Airport HLT Lessee LLC
Short Hills Hilton LLC
Short Hills Lessee LLC
Sonoma Lessee LLC
Suite Life LLC
Sunstone Park Lessee LLC
Tex Holdings LLC
Waikoloa Village Lessee LLC
91
PARK HOTEL & RESORTS 2021
EXHIBIT 23
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in the following Registration Statements:
(1) Registration Statement (Form S-3 No. 333-253927) of Park Hotels & Resorts Inc. and the related Prospectus,
(2) Registration Statement (Form S-8 No. 333-215324) pertaining to the Park Hotels & Resorts Inc. 2017 Omnibus Incentive Plan and
the Park Hotels & Resorts Inc. 2017 Stock Plan for Non-Employee Directors, and
(3) Registration Statement (Form S-8 No. 333- 255660) pertaining to the Park Hotels & Resorts Inc. 2017 Stock Plan for Non-
Employee Directors (as amended and restated as of April 30, 2021);
of our reports dated February 18, 2022, with respect to the consolidated financial statements of Park Hotels & Resorts Inc. and the
effectiveness of internal control over financial reporting of Park Hotels & Resorts Inc. included in this Annual Report (Form 10-K) for the
year ended December 31, 2021.
/s/ Ernst & Young LLP
Tysons, Virginia
February 18, 2022
92
PARK HOTEL & RESORTS 2021
EXHIBIT 31.1
CERTIFICATION OF PRINCIPAL EXECUTIVE OFFICER PURSUANT TO
SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
I, Thomas J. Baltimore, Jr., certify that:
1. I have reviewed this Annual Report on Form 10-K of Park Hotels & Resorts Inc.;
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact nec-
essary to make the statements made, in light of the circumstances under which such statements were made, not misleading with
respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material
respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this
report;
4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures
(as defined in the Securities Exchange Act of 1934, as amended, Rules 13a-15(e) and 15d-15(e)) and internal control over financial
reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our
supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known
to us by others within those entities, particularly during the period in which this report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed
under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of
financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions
about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on
such evaluation; and
(d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the reg-
istrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially
affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial
reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the
equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which
are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information;
and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s
internal control over financial reporting.
Date: February 18, 2022
By:
/s/ Thomas J. Baltimore, Jr.
Thomas J. Baltimore, Jr.
Chairman of the Board, President and
Chief Executive Officer
93
PARK HOTEL & RESORTS 2021
EXHIBIT 31.2
CERTIFICATION OF PRINCIPAL FINANCIAL OFFICER PURSUANT TO
SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
I, Sean M. Dell’Orto, certify that:
1. I have reviewed this Annual Report on Form 10-K of Park Hotels & Resorts Inc.;
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact nec-
essary to make the statements made, in light of the circumstances under which such statements were made, not misleading with
respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material
respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this
report;
4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures
(as defined in the Securities Exchange Act of 1934, as amended, Rules 13a-15(e) and 15d-15(e)) and internal control over financial
reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our
supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known
to us by others within those entities, particularly during the period in which this report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed
under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of
financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions
about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on
such evaluation; and
(d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the reg-
istrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially
affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial
reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the
equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which
are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information;
and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s
internal control over financial reporting.
Date: February 18, 2022
By:
/s/ Sean M. Dell’Orto
Sean M. Dell’Orto
Executive Vice President,
Chief Financial Officer and Treasurer
94
PARK HOTEL & RESORTS 2021
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
EXHIBIT 32.1
In connection with the Annual Report of Park Hotels & Resorts Inc. (the “Company”) on Form 10-K for the year ended December 31,
2021 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Thomas J. Baltimore, Jr., President and
Chief Executive Officer, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:
1. The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and
2. The information contained in the Report fairly presents, in all material respects, the financial condition and result of operations of
the Company.
Date: February 18, 2022
By:
/s/ Thomas J. Baltimore, Jr.
Thomas J. Baltimore, Jr.
Chairman of the Board, President and
Chief Executive Officer
In accordance with SEC Release NO. 34-47986, this Exhibit is furnished to the SEC as an accompanying document and is not deemed
“filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that
Section, nor shall it be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended.
95
PARK HOTEL & RESORTS 2021
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
EXHIBIT 32.2
In connection with the Annual Report of Park Hotels & Resorts Inc. (the “Company”) on Form 10-K for the year ended December 31,
2021 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Sean M. Dell’Orto, Executive Vice
President and Chief Financial Officer, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of
2002, that:
1. The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and
2. The information contained in the Report fairly presents, in all material respects, the financial condition and result of operations of
the Company.
Date: February 18, 2022
By:
/s/ Sean M. Dell’Orto
Sean M. Dell’Orto
Executive Vice President,
Chief Financial Officer and Treasurer
In accordance with SEC Release NO. 34-47986, this Exhibit is furnished to the SEC as an accompanying document and is not deemed
“filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that
Section, nor shall it be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended.
96
PARK HOTEL & RESORTS 2021
Corporate Information
BOARD OF DIRECTORS
Thomas J. Baltimore, Jr.
Chairman of the Board,
President and
Chief Executive Officer
Park Hotels & Resorts Inc.
Patricia M. Bedient
Former Executive Vice President
and Chief Financial Officer
Weyerhaeuser Company
Gordon M. Bethune
Former Chairman of the Board
and Chief Executive Officer
United Continental Holdings, Inc.
Thomas D. Eckert
Former Chairman of the
Board, President and
Chief Executive Officer
Capital Automotive
Real Estate Services, Inc.
EXECUTIVE OFFICERS
Thomas J. Baltimore, Jr.
Chairman of the Board,
President and Chief
Executive Officer
Sean M. Dell’Orto
Executive Vice President,
Chief Financial Officer
and Treasurer
Geoffrey Garrett
Dean
Marshall School of Business
of the University of
Southern California
Christie B. Kelly
Executive Vice President,
Chief Financial Officer
and Treasurer
Realty Income Corporation
Senator Joseph I. Lieberman
Former U.S. Senator
State of Connecticut and
current Senior Counsel at
Kasowitz Benson Torres LLP
Thomas A. Natelli
President and
Chief Executive Officer
Natelli Communities
Timothy Naughton
Executive Chairman
of the Board and
Former Chief Executive Officer
AvalonBay Communities, Inc.
Stephen I. Sadove
Founding Partner
JW Levin Management
Partners LLC and
Former Chairman and
Chief Executive Officer
Saks Incorporated
Carl A. Mayfield
Executive Vice President,
Design & Construction
Thomas C. Morey
Executive Vice President,
Chief Investment Officer
Jill C. Olander
Executive Vice President,
Human Resources
Nancy M. Vu
Senior Vice President,
General Counsel and Secretary
Common Stock
(based on closing price)
2021 Stock Price
HIGH
LOW
1st Quarter
$ 24.60
$ 16.50
2nd Quarter
$ 22.82
$ 20.20
3rd Quarter
$ 20.78
$ 17.41
4th Quarter
$ 21.12
$ 15.98
Corporate Headquarters
Park Hotels & Resorts
1775 Tysons Blvd, 7th Floor
Tysons, VA 22102
(571) 302-5757
(703) 442-0370 (fax)
Transfer Agent and Registrar
EQ Shareowner Services
1110 Centre Pointe Curve, Suite 101
Mendota Heights, MN 55120
(800) 468-9716 Toll Free
(651) 450-4064 (Outside U.S.)
www.shareowneronline.com
Stock Exchange Listing
New York Stock Exchange
Ticker Symbol: PK
Stockholders of Record
12 as of March 4, 2022
BACK COVER PHOTOGRAPHY, LEFT TO RIGHT
Hilton Chicago | Royal Palm South Beach Miami | Hyatt Regency Mission Bay Spa and Marina
PARK HOTELS & RESORTS
1775 TYSONS BLVD, 7TH FLOOR
TYSONS, VA 22102
(571) 302-5757
WWW.PKHOTELSANDRESORTS.COM