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Debt | 9 Months Ended
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Sep. 30, 2020
Debt Disclosure [Abstract] |
Debt | Debt The Company’s mortgage loans are collateralized by first-mortgage liens on certain of the Company’s properties. The mortgage loans are non-recourse except for instances of fraud or misapplication of funds. Mortgage and revolving credit facility debt consisted of the following (dollars in thousands):
Collateral | Interest Rate |  | Maturity Date | 9/30/20 Property Carrying Value |  | Balance Outstanding on Loan as of |
September 30, 2020 |  | December 31, 2019 |
Revolving Credit Facility (1) | 3.09 | % |  | March 8, 2022 | $ | 393,215 |  |  | $ | 173,000 |  |  | $ | 90,000 |  |
Construction loan (2) | 7.75 | % |  | August 3, 2024 | 33,719 |  |  | 3,923 |  |  | — |  |
Residence Inn by Marriott New Rochelle, NY | 5.75 | % |  | September 1, 2021 | 21,835 |  |  | 12,717 |  |  | 12,936 |  |
Residence Inn by Marriott San Diego, CA | 4.66 | % |  | February 6, 2023 | 43,836 |  |  | 26,798 |  |  | 27,272 |  |
Homewood Suites by Hilton San Antonio, TX | 4.59 | % |  | February 6, 2023 | 28,887 |  |  | 15,290 |  |  | 15,563 |  |
Residence Inn by Marriott Vienna, VA | 4.49 | % |  | February 6, 2023 | 31,267 |  |  | 20,911 |  |  | 21,291 |  |
Courtyard by Marriott Houston, TX | 4.19 | % |  | May 6, 2023 | 30,376 |  |  | 17,237 |  |  | 17,559 |  |
Hyatt Place Pittsburgh, PA | 4.65 | % |  | July 6, 2023 | 34,058 |  |  | 21,157 |  |  | 21,520 |  |
Residence Inn by Marriott Bellevue, WA | 4.97 | % |  | December 6, 2023 | 62,765 |  |  | 43,220 |  |  | 43,857 |  |
Residence Inn by Marriott Garden Grove, CA | 4.79 | % |  | April 6, 2024 | 41,368 |  |  | 31,615 |  |  | 32,053 |  |
Residence Inn by Marriott Silicon Valley I, CA | 4.64 | % |  | July 1, 2024 | 76,651 |  |  | 63,674 |  |  | 64,406 |  |
Residence Inn by Marriott Silicon Valley II, CA | 4.64 | % |  | July 1, 2024 | 84,863 |  |  | 69,471 |  |  | 70,270 |  |
Residence Inn by Marriott San Mateo, CA | 4.64 | % |  | July 1, 2024 | 63,382 |  |  | 47,755 |  |  | 48,305 |  |
Residence Inn by Marriott Mountain View, CA | 4.64 | % |  | July 6, 2024 | 50,346 |  |  | 37,241 |  |  | 37,670 |  |
SpringHill Suites by Marriott Savannah, GA | 4.62 | % |  | July 6, 2024 | 33,639 |  |  | 29,477 |  |  | 29,817 |  |
Hilton Garden Inn Marina del Rey, CA | 4.68 | % |  | July 6, 2024 | 38,339 |  |  | 20,604 |  |  | 20,931 |  |
Homewood Suites by Hilton Billerica, MA | 4.32 | % |  | December 6, 2024 | 13,252 |  |  | 15,484 |  |  | 15,693 |  |
Hampton Inn & Suites Houston Medical Center, TX | 4.25 | % |  | January 6, 2025 | 15,938 |  |  | 17,478 |  |  | 17,717 |  |
Total debt before unamortized debt issue costs |  |  |  | $ | 1,097,736 |  |  | $ | 667,052 |  |  | $ | 586,860 |  |
Unamortized mortgage debt issue costs |  |  |  |  |  | (1,105) |  |  | (1,395) |  |
Total debt outstanding |  |  |  |  |  | $ | 665,947 |  |  | $ | 585,465 |  |
1.The interest rate for the revolving credit facility is variable and based on LIBOR (subject to a 0.5% floor) plus a spread of 2.5% if borrowings remain at or below $200 million and a spread of 3.0% if borrowings exceed $200 million. At September 30, 2020 and December 31, 2019, the Company had $173.0 million and $90.0 million, respectively, of outstanding borrowings under its $250.0 million revolving credit facility. The credit facility provides two six-month extension options that would extend the final maturity to March 8, 2023 if exercised. 2.On August 4, 2020, a subsidiary of Chatham entered into an agreement with affiliates of Mack Real Estate Credit Strategies to obtain a $40 million loan to fund the remaining construction costs of the Warner Center hotel development. The loan has an initial term of 4 years and there are two six-month extension options. The rate on the loan is LIBOR, subject to a 0.25% floor, plus a spread of 7.5%. The Company estimates the fair value of its fixed rate debt by discounting the future cash flows of each instrument at estimated market rates. All of the Company's mortgage loans are fixed-rate. Rates take into consideration general market conditions, quality and estimated value of collateral and maturity of debt with similar credit terms and are classified within level 3 of the fair value hierarchy. The estimated fair value of the Company’s fixed rate debt as of September 30, 2020 and December 31, 2019 was $471.4 million and $501.5 million, respectively. The Company estimates the fair value of its variable rate debt by taking into account general market conditions and the estimated credit terms it could obtain for debt with similar maturity and is classified within level 3 of the fair value hierarchy. As of September 30, 2020, the Company’s only variable rate debt is under its revolving credit facility. The estimated fair value of the Company’s variable rate debt as of September 30, 2020 and December 31, 2019 was $176.9 million and $90.0 million, respectively. On May 6, 2020, the company amended its credit facility to provide it with certain relief from the effects of the COVID-19 pandemic. The amendment provides for the waiver of certain financial covenants through March 31, 2021 and allows Chatham to borrow up to the entire $250 million facility size during this period. During this covenant waiver period, Chatham will be required to maintain a minimum liquidity of $25 million which will include both unrestricted cash and credit facility availability. In connection with the amendment, Chatham added six hotels to the credit facility’s borrowing base which now has a total of 18 properties. The amendment provided Chatham’s credit facility lenders with pledges of the equity in the 18 borrowing base hotels. The amendment places additional limits on Chatham’s ability to incur debt, pay dividends, and make capital expenditures during the covenant waiver period. During the covenant waiver period interest will be calculated as LIBOR (subject to a 0.5% floor) plus a spread of 2.5% if borrowings remain at or below $200 million and a spread of 3.0% if borrowings exceed $200 million. As of September 30, 2020, the Company was in compliance with all of its modified financial covenants. Future scheduled principal payments of debt obligations as of September 30, 2020, for the current year and each of the next five calendar years and thereafter are as follows (in thousands):
| Amount
2020 (remaining three months) | $ | 2,665 |
2021 | 22,121 |
2022 | 182,954 |
2023 | 143,084 |
2024 | 300,309 |
2025 | 15,919 |
Thereafter | — |
Total debt before unamortized debt issue costs | $ | 667,052 |
Unamortized mortgage debt issue costs | (1,105) |
Total debt outstanding | $ | 665,947 |
Accounting for Derivative Instruments The Company has entered into interest rate cap agreements to hedge against interest rate fluctuations related to the construction loans for the Warner Center hotel. The Company records its derivative instruments on the balance sheet at their estimated fair values. Changes in the fair value of the derivatives are recorded each period in current earnings or in other comprehensive income, depending on whether a derivative is designated as part of a hedging relationship and, if it is, depending on the type of hedging relationship. The Company's interest rate caps are not designated as a hedge but to eliminate the incremental cost to the Company if the one-month LIBOR were to exceed 3.5%. Accordingly, the interest rate caps are recorded on the balance sheet under prepaid expenses and other assets at the estimated fair value and realized and unrealized changes in the fair value are reported in the combined statement of operations.

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- Definition The entire disclosure for long-term debt. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 470 -URI http://asc.fasb.org/topic&trid=2208564 + Details
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