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Debt
 9 Months Ended
Sep. 30, 2021
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):
 
CollateralInterest RateMaturity Date9/30/21 Property Carrying ValueBalance Outstanding on Loan as of
September 30, 2021December 31,
2020
Revolving Credit Facility (1)3.45 %March 8, 2022$616,243 $70,000 $135,300 
Construction loan (2)7.75 %August 3, 202464,168 32,283 13,325 
Residence Inn by Marriott New Rochelle, NY5.75 %September 1, 202121,366 — 12,602 
Homewood Suites by Hilton San Antonio, TX 4.59 %February 6, 202327,810 14,907 15,195 
Residence Inn by Marriott Vienna, VA4.49 %February 6, 202330,358 20,380 20,780 
Courtyard by Marriott Houston, TX4.19 %May 6, 202329,422 16,788 17,126 
Hyatt Place Pittsburgh, PA4.65 %July 6, 202332,972 20,647 21,031 
Residence Inn by Marriott Bellevue, WA4.97 %December 6, 202361,253 42,322 42,998 
Residence Inn by Marriott Garden Grove, CA4.79 %April 6, 202440,191 30,999 31,463 
Residence Inn by Marriott Silicon Valley I, CA 4.64 %July 1, 202472,695 62,642 63,418 
Residence Inn by Marriott Silicon Valley II, CA4.64 %July 1, 202480,661 68,345 69,192 
Residence Inn by Marriott San Mateo, CA 4.64 %July 1, 202460,542 46,981 47,564 
Residence Inn by Marriott Mountain View, CA4.64 %July 6, 202446,053 36,638 37,092 
SpringHill Suites by Marriott Savannah, GA4.62 %July 6, 202432,620 28,997 29,358 
Hilton Garden Inn Marina del Rey, CA4.68 %July 6, 202437,328 20,143 20,490 
Homewood Suites by Hilton Billerica, MA 4.32 %December 6, 202412,393 15,190 15,411 
Hampton Inn & Suites Houston Medical Center, TX 4.25 %January 6, 202515,281 17,145 17,396 
Total debt before unamortized debt issue costs$1,281,356 $544,407 $609,741 
Unamortized mortgage debt issue costs(710)(971)
Total debt outstanding$543,697 $608,770 
 
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, 2021 and December 31, 2020, the Company had $70.0 million and $135.3 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, 2021 and December 31, 2020 was $450.7 million and $462.6 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, 2021, the Company’s variable rate debt consisted of its revolving credit facility and construction loan. The estimated fair value of the Company’s variable rate debt as of September 30, 2021 and December 31, 2020 was $102.3 million and $148.6 million, respectively.
On December 16, 2020, the Company, entered into a Third Amendment to the Company’s Amended and Restated Credit Agreement, dated as of March 8, 2018 (as amended by the Credit Agreement Amendment, and as previously amended by that certain First Amendment to the Amended and Restated Credit Agreement, dated as of May 6, 2020, and as further amended by that certain Second Amendment to Amended and Restated Credit Agreement, dated as of July 23, 2020), with certain lenders for whom Barclays Bank PLC is acting as the administrative agent. The amendment provides for the waiver of certain financial covenants through December 31, 2021 and allows the Company to borrow up to the entire $250.0 million facility size during this period. During this covenant waiver period, the Company will be required to maintain a minimum liquidity of $25.0 million which will include both unrestricted cash and credit facility availability. In connection with the amendment, the Company added 6 hotels to the credit facility’s borrowing base which now has a total of 24 properties. The amendment provided the Company’s credit facility lenders with pledges of the equity in the 24 borrowing base hotels. The amendment places additional limits on the Company’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 2.50% if borrowings remain at or below $200.0 million and a spread of 3.0% if borrowings exceed $200.0 million. As of September 30, 2021, the Company was in compliance with all of its modified financial covenants.

Our mortgage debt agreements contain “cash trap” provisions that are triggered when the hotel’s operating results
fall below a certain debt service coverage ratio or debt yield. When these provisions are triggered, all of the excess cash flow generated by the hotel is deposited directly into cash management accounts for the benefit of our lenders until a specified debt service coverage ratio or debt yield is reached. Such provisions do not allow the lender the right to accelerate repayment of the underlying debt. As of September 30, 2021, the debt service coverage ratios or debt yields for all of our mortgage loans were below the minimum thresholds such that the cash trap provision of each respective loan could be enforced. As of September 30, 2021, none of our mortgage debt lenders has enforced cash trap provisions. We do not expect that such cash traps will affect our ability to satisfy our short-term liquidity requirements.
Future scheduled principal payments of debt obligations as of September 30, 2021, for the current year and each of the next five calendar years and thereafter are as follows (in thousands):
Amount
2021 (remaining three months)$2,450 
202279,249 
2023117,876 
2024328,898 
202515,934 
Thereafter— 
Total debt before unamortized debt issue costs$544,407 
Unamortized mortgage debt issue costs(710)
Total debt outstanding$543,697 

Accounting for Derivative Instruments
The Company has entered into interest rate cap agreements to hedge against interest rate fluctuations related to the construction loan 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 consolidated statement of operations. As of September 30, 2021, the fair value of the interest rate caps were $41 thousand.