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Indebtedness, net | 6 Months Ended
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Jun. 30, 2020
Debt Disclosure [Abstract] |
Indebtedness, net | Indebtedness, net Indebtedness, net consisted of the following (in thousands):
Indebtedness |  | Collateral |  | Maturity |  | Interest Rate (1) |  | Default Rate (2) |  | June 30, 2020 |  | December 31, 2019
Secured revolving credit facility (5) |  | Equity |  | October 2022 |  | Base Rate (4) + 1.25% to 2.50% or LIBOR (3) + 2.25% to 3.50% |  | n/a |  | $ | — |  |  | $ | — |
Mortgage loan (6) |  | Park Hyatt Beaver Creek |  | April 2021 |  | LIBOR (3) + 2.75% |  | n/a |  | 67,500 |  |  | 67,500 |
Mortgage loan (7) |  | The Notary Hotel |  | June 2021 |  | LIBOR (3) + 2.16% |  | n/a |  | 435,000 |  |  | 435,000 |
|  | Courtyard San Francisco Downtown |  |  |  |  |  |  |  |  |  |
|  | Sofitel Chicago Magnificent Mile |  |  |  |  |  |  |  |  |  |
|  | Marriott Seattle Waterfront |  |  |  |  |  |  |  |  |  |
Mortgage loan (8) |  | Ritz-Carlton, St. Thomas |  | August 2021 |  | LIBOR (3) + 3.95% |  | n/a |  | 42,500 |  |  | 42,500 |
Mortgage loan (9) |  | Hotel Yountville |  | May 2022 |  | LIBOR (3) + 2.55% |  | n/a |  | 51,000 |  |  | 51,000 |
Mortgage loan (9) |  | Bardessono Hotel |  | August 2022 |  | LIBOR (3) + 2.55% |  | n/a |  | 40,000 |  |  | 40,000 |
Term loan (5) |  | Equity |  | October 2022 |  | Base Rate (4) + 1.25% to 2.50% or LIBOR (3) + 2.25% to 3.50% |  | n/a |  | 65,000 |  |  | — |
Mortgage loan (9) |  | Ritz-Carlton, Sarasota |  | April 2023 |  | LIBOR (3) + 2.65% |  | n/a |  | 100,000 |  |  | 100,000 |
Mortgage loan (9) |  | Ritz-Carlton, Lake Tahoe |  | January 2024 |  | LIBOR(3) + 2.10% |  | n/a |  | 54,000 |  |  | 54,000 |
Mortgage loan (10) |  | Capital Hilton |  | February 2024 |  | LIBOR (3) + 1.70% |  | 5.00% |  | 195,000 |  |  | 195,000 |
|  | Hilton La Jolla Torrey Pines |  |  |  |  |  |  |  |  |  |
Mortgage loan (9) |  | Pier House Resort |  | September 2024 |  | LIBOR (3) + 1.85% |  | n/a |  | 80,000 |  |  | 80,000 |
|  |  |  |  |  |  |  |  |  | 1,130,000 |  |  | 1,065,000 |
Deferred loan costs, net |  |  |  |  |  |  |  |  |  | (6,687 | ) |  | (6,514 | )
Indebtedness, net |  |  |  |  |  |  |  |  |  | $ | 1,123,313 |  |  | $ | 1,058,486 |
__________________
(1) | Interest rates do not include default or late payment rates in effect on some mortgage loans.
(2) | Default rates are presented for mortgage loans which were in default, in accordance with the terms and conditions of the applicable mortgage agreement, as of June 30, 2020. The default rate is accrued in addition to the stated interest rate.
(3) | LIBOR rates were 0.162% and 1.763% at June 30, 2020 and December 31, 2019, respectively.
(4) | Base Rate, as defined in the secured term loan agreement, is the greater of (i) the prime rate set by Bank of America, or (ii) federal funds rate + 0.5%, or (iii) LIBOR + 1.0%.
(5) | Effective June 8, 2020, we amended this secured revolving credit facility totaling $75 million, which was the total borrowing capacity. In conjunction with the amendment, we repaid $10 million of principal and converted the facility to a term loan with a principal balance of $65 million. The amended term loan is interest only until March 2021 and bears interest at a rate of Base Rate + 1.25% - 2.50% or LIBOR + 2.25% - 3.5%, with a LIBOR floor of 0.50%. Beginning March 31, 2021, principal amortization payments of $5 million are due on the last day of each quarter.
(6) | This mortgage loan has three one-year extension options, subject to satisfaction of certain conditions, of which the second was exercised in April 2020.
(7) | Effective June 9, 2020, we executed a FF&E accommodation agreement for this mortgage loan. Terms of the agreement included lender-held reserves were made available to fund property-level operating expenses and monthly FF&E escrow deposits were waived through January 2021. This mortgage loan has five one-year extension options, subject to satisfaction of certain conditions, of which the first was exercised in June 2020.
(8) | The interest rate spread on this mortgage loan changed from 4.95% as of December 31, 2019, to 3.95% as of March 31, 2020, based on an appraisal received in accordance with the August 5, 2019 loan amendment. This mortgage loan has a LIBOR floor of 1.00%. This mortgage loan has three one-year extension options, subject to satisfaction of certain conditions.
(9) | Effective May 1, 2020, we executed a forbearance agreement for this mortgage loan. Terms of the agreement included adding a LIBOR floor to 0.25%, deferral of interest payments for three months, with the option to extend the interest payment deferral an additional three months, which was exercised in August 2020, with all deferred payments due at maturity, lender-held reserves were made available to fund property-level operating expenses, and monthly FF&E escrow deposits were waived through December 2020.
(10) | As of June 30, 2020, this mortgage loan was in default under the terms and conditions of the mortgage loan agreement. Default interest has been accrued, in accordance with the terms of the mortgage loan agreement, and is reflected in the Company’s condensed consolidated balance sheet and statements of operations.
In April 2020, certain subsidiaries of the Company applied for and received loans from Key Bank, N.A. under the Payroll Protection Program (“PPP”), which was established under the CARES Act. All funds borrowed under the PPP totaling $34.3 million were returned on or before May 7, 2020. On June 8, 2020, the Company entered into the First Amendment to Second Amended and Restated Credit Agreement (the “Amendment”). The Amendment converts the $75 million Second Amended and Restated Credit Agreement, dated October 25, 2019 (the “Credit Facility”), which was a secured revolving credit facility, into a $65 million secured term loan. The Company had borrowed the full borrowing capacity of $75 million under the Credit Facility and repaid $10 million on June 8, 2020, in connection with the signing of the Amendment. Pursuant to the terms of the Amendment, borrowings will bear interest at a rate of LIBOR plus 3.50% or Base Rate plus 2.50% until June 30, 2021. After such date, the pricing will revert to the original terms of the Credit Facility. The Amendment also adds principal amortization of $5 million per quarter commencing on March 31, 2021. The Amendment changes the terms of certain financial covenants that the Company was subject to under the Credit Facility. The Amendment has the same maturity date of October 25, 2022 but removes the two one -year extension options and also removes the Company’s ability to reborrow amounts that have been repaid. We are required to maintain certain financial ratios under secured term loan. If we violate covenants in any debt agreement, we could be required to repay all or a portion of our indebtedness before maturity at a time when we might be unable to arrange financing for such repayment on attractive terms, if at all. The assets of certain of our subsidiaries are pledged under non-recourse indebtedness and are not available to satisfy the debts and other obligations of the consolidated group. Beginning on April 1, 2020, we did not make at least one interest payment under nearly all of our loan agreements, which constituted an “Event of Default” as such term is defined under the applicable loan documents. Further, the Company triggered an “Event of Default,” as defined under the secured revolving credit facility agreement as a result of the Company being in default on mortgage and mezzanine loans with an aggregate principal amount in excess of $200 million. Pursuant to the terms of the applicable loan documents, such an Event of Default caused an automatic increase in the interest rate on our outstanding loan balance for the period such Event of Default remains outstanding. Following an Event of Default, our lenders can generally elect to accelerate all principal and accrued interest payments that remain outstanding under the applicable loan agreement and foreclose on the applicable hotel properties that are security for such loans. Such Event of Default under the senior revolving credit facility agreement was eliminated by the First Amendment to Second Amended and Restated Credit Agreement, dated June 8, 2020, which provides that defaults under mortgage and mezzanine loans with an aggregate principal amount in excess of $200 million do not trigger a default under the senior revolving credit agreement unless such mort gage or mezzanine loans are also accelerated, and excluding from the $200 million threshold, any default and acceleration under those certain mortgage and mezzanine loans having an aggregate principal amount of $435 million and secured by the Marriott Seattle Waterfront, Sofitel Chicago Magnificent Mile, The Notary Hotel and Courtyard San Francisco Downtown. During the second quarter of 2020, we reached forbearance and other agreements with our lenders relating to loans secured by the Pier House Resort, Ritz-Carlton Sarasota, Ritz-Carlton Lake Tahoe, Hotel Yountville, Bardessono Hotel, Sofitel Chicago Magnificent Mile, The Notary Hotel, Courtyard San Francisco Downtown and Marriott Seattle Waterfront. In the aggregate, we have entered into forbearance and other agreements with varying terms and conditions that conditionally waive or defer payment defaults for loans with a total outstanding principal balance of approximately $760.0 million out of approximately $1.1 billion in property level debt outstanding as of June 30, 2020. See note 14 for discussion of the loan modification agreement with Lismore Capital LLC (“Lismore”).

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