SVC / Service Properties Trust - Документы SEC, Годовой отчет, Доверенное заявление

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 29, 2025 SERVICE PROPERTIE

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 29, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

HOTEL MANAGEMENT AGREEMENT [HOTEL NAME] [SONESTA MANAGEMENT ENTITY] as OPERATOR [HOTEL LESSEE] as OWNER August 1, 2025 Table of Contents

Exhibit 10.1 HOTEL MANAGEMENT AGREEMENT for [HOTEL NAME] between [SONESTA MANAGEMENT ENTITY] as OPERATOR and [HOTEL LESSEE] as OWNER August 1, 2025 Table of Contents Page ARTICLE 1 DEFINITIONS 1 1.1 Definitions 1 ARTICLE 2 ENGAGEMENT OF THE OPERATOR 14 2.1 Engagement of Operator 14 2.2 Operator’s Employees 15 ARTICLE 3 TERM; TRADEMARKS 15 3.1 Term 15 3.2 Primary Name; Other Marks 15 3.3 Operator’s

Service Properties Trust Announces Second Quarter 2025 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Second Quarter 2025 Results Newton, MA (August 5, 2025). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended June 30, 2025, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conference call

Supplemental Indenture, dated as of June 27, 2025, among the Company, HPT Cambridge LLC, HPTMI Hawaii, Inc., HPTMI Properties Trust and Royal Sonesta, Inc., and U.S. Bank Trust Company, National Association, relating to the Company’s 8.375% Senior Guaranteed Unsecured Notes due 2029. (Filed herewith.)

Exhibit 4.17 SUPPLEMENTAL INDENTURE This Supplemental Indenture (this “Supplemental Indenture”), dated as of June 27, 2025, among HPT Cambridge LLC, a Massachusetts limited liability company, HPTMI Hawaii, Inc., a Delaware corporation, HPTMI Properties Trust, a Maryland real estate investment trust, and Royal Sonesta, Inc., a Louisiana corporation (collectively, the “Additional Subsidiary Guaranto

Supplemental Indenture, dated as of June 27, 2025, among the Company, HPT Cambridge LLC, HPTMI Hawaii, Inc., HPTMI Properties Trust and Royal Sonesta, Inc., and U.S. Bank Trust Company, National Association, relating to the Company’s 8.875% Senior Guaranteed Unsecured Notes due 2032. (Filed herewith.)

Exhibit 4.19 SUPPLEMENTAL INDENTURE This Supplemental Indenture (this “Supplemental Indenture”), dated as of June 27, 2025, among HPT Cambridge LLC, a Massachusetts limited liability company, HPTMI Hawaii, Inc., a Delaware corporation, HPTMI Properties Trust, a Maryland real estate investment trust, and Royal Sonesta, Inc., a Louisiana corporation (collectively, the “Additional Subsidiary Guaranto

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2025 ☐ TRANSITION REPORT PURSUANT TO S

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

Release of Certain Guarantors, dated as of June 27, 2025, by U.S. Bank Trust Company, National Association. (Filed herewith.)

Exhibit 10.7 RELEASE OF CERTAIN GUARANTORS Reference is made to that certain Eleventh Supplemental Indenture, dated as of June 30, 2024, as supplemented by that certain Supplemental Indenture, dated as of June 27, 2025 (the “Eleventh Supplemental Indenture”), among Service Properties Trust, a Maryland real estate investment trust, U.S. Bank Trust Company, National Association, as Trustee (the “Tru

(Schedule of applicable agreements filed herewith.)

Schedule to Exhibit 10.2 There are 20 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The hotels covered by that representative form of management agreement are listed on a schedule filed as Exhibit 10.2 to

Supplemental Indenture, dated as of June 27, 2025, among the Company, HPT Cambridge LLC, HPTMI Hawaii, Inc., HPTMI Properties Trust and Royal Sonesta, Inc., and U.S. Bank Trust Company, National Association, relating to the Company’s 8.625% Senior Notes due 2031. (Filed herewith.)

Exhibit 4.22 SUPPLEMENTAL INDENTURE This Supplemental Indenture (this “Supplemental Indenture”), dated as of June 27, 2025, among HPT Cambridge LLC, a Massachusetts limited liability company, HPTMI Hawaii, Inc., a Delaware corporation, HPTMI Properties Trust, a Maryland real estate investment trust, and Royal Sonesta, Inc., a Louisiana corporation (collectively, the “Additional Subsidiary Guaranto

Fourth Amendment to Third Amended and Restated Credit Agreement, dated as of May 30, 2025, among the Company, Wells Fargo Bank, National Association, as administrative agent, and each of the other institutions party thereto. (Filed herewith.)

Exhibit 10.3 EXECUTION VERSION FOURTH AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT THIS FOURTH AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT (this “Amendment”), dated as of May 30, 2025, by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the “Borrower”), the other Loan Parties solely for the purpose of Sectio

Pledge Supplement No. 1, dated as of May 30, 2025, among Highway Ventures Borrower LLC and Highway Ventures Properties Trust, and Wells Fargo Bank, National Association. (Filed herewith.)

Exhibit 10.4 EXECUTION VERSION PLEDGE SUPPLEMENT SUPPLEMENT NO. 1 dated as of May 30, 2025 to the AMENDED AND RESTATED PLEDGE AGREEMENT dated as of June 29, 2023 (as the same may be amended, restated, supplemented or otherwise modified from time to time, the “Pledge Agreement”), among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the “Borr

Release of Certain Guarantors, dated as of June 27, 2025, by U.S. Bank Trust Company, National Association. (Filed herewith.)

Exhibit 10.8 RELEASE OF CERTAIN GUARANTORS Reference is made to that certain Indenture, dated as of November 16, 2023, as supplemented by that certain Supplemental Indenture, dated as of April 4, 2024, and that certain Supplemental Indenture, dated as of June 27, 2025 (the “Indenture”), among Service Properties Trust, a Maryland real estate investment trust, U.S. Bank Trust Company, National Assoc

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): August 5, 2025 SERVICE PROPERTIES

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): August 5, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

Financial Results and Supplemental Information SECOND QUARTER 2025 August 5, 2025 Exhibit 99.2 24225 W. Lorenzo Road Wilmington, IL 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Second Quarter 2025 Financial Results .......

svc063025xexhibitx992 Financial Results and Supplemental Information SECOND QUARTER 2025 August 5, 2025 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 5, 2025 SERVICE PROPERTIES

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 5, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

(Updated schedules thereto filed herewith.)

Exhibit 10.1 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta Higgins Road LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jers

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the “Trust”), jointly and severally and fully and unconditionally, guaranteed the Trust’s 5.50% Senior Notes due 2027, the Trust’s 8.375% Senior Guaranteed Unsecured Notes due 2029 and the Trust’s 8.875% Senior Guaranteed Unsecured Notes due 2032: Exact Name o

Pledge Interest Release Letter, dated as of May 30, 2025, between the Company and Wells Fargo Bank, National Association. (Filed herewith.)

Exhibit 10.5 Service Properties Trust Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458-1634 May 30, 2025 Wells Fargo Bank, National Association, as Administrative Agent 550 South Tryon Street, 22nd Floor Charlotte, North Carolina 28202 Attn: Ethan Vink Ladies and Gentlemen: Reference is made to that certain the Third Amended and Restated Credit Agreement, dated as of J

Release of Certain Guarantors, dated as of June 27, 2025, by U.S. Bank Trust Company, National Association. (Filed herewith.)

Exhibit 10.9 RELEASE OF CERTAIN GUARANTORS Reference is made to that certain Twelfth Supplemental Indenture, dated as of June 30, 2024, as supplemented by that certain Supplemental Indenture, dated as of June 27, 2025 (the “Twelfth Supplemental Indenture”), among Service Properties Trust, a Maryland real estate investment trust, U.S. Bank Trust Company, National Association, as Trustee (the “Trust

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Release of Certain Guarantors, dated as of June 27, 2025, by U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association). (Filed herewith.)

Exhibit 10.6 RELEASE OF CERTAIN GUARANTORS Reference is made to that certain Tenth Supplemental Indenture, dated as of November 20, 2020, as supplemented by that certain Supplemental Indenture, dated as of January 29, 2021, that certain Supplemental Indenture, dated as of July 8, 2021, that certain Supplemental Indenture, dated as of October 28, 2021, that certain Supplemental Indenture, dated as

Supplemental Indenture, dated as of June 27, 2025, among the Company, HPT Cambridge LLC, HPTMI Hawaii, Inc., HPTMI Properties Trust and Royal Sonesta, Inc., and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association), relating to the Company’s 5.50% Senior Notes due 2027. (Filed herewith.)

Exhibit 4.15 SUPPLEMENTAL INDENTURE This Supplemental Indenture (this “Supplemental Indenture”), dated as of June 27, 2025, among HPT Cambridge LLC, a Massachusetts limited liability company, HPTMI Hawaii, Inc., a Delaware corporation, HPTMI Properties Trust, a Maryland real estate investment trust, and Royal Sonesta, Inc., a Louisiana corporation (collectively, the “Additional Subsidiary Guaranto

(Updated schedules thereto filed herewith.)

Exhibit 10.2 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Manager Service Level Initial Owner’s Priority 1. Sonesta Simply Suites Huntsville 201 Exchange Place Huntsville, AL HPT IHG-2 Properties Trust HPT TRS IHG-2, Inc. Sonesta International Hotels Corporation Select $620,594 2. Sonesta Simply Suites Phoenix 11411 North Black Canyon Highway Phoenix, AZ HPT IHG-2 Properties Trus

Service Properties Trust Second Amended and Restated 2012 Equity Compensation Plan (Filed herewith)

Exhibit 10.1 SERVICE PROPERTIES TRUST SECOND AMENDED AND RESTATED 2012 EQUITY COMPENSATION PLAN Service Properties Trust hereby adopts the Service Properties Trust Second Amended and Restated 2012 Equity Compensation Plan, effective as of the Effective Date (as defined in Section VIII). The Plan is an amendment and restatement of the Amended and Restated 2012 Equity Compensation Plan (the “Predece

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): June 13, 2025 Service Properties

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): June 13, 2025 Service Properties Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 001-11527 04-3262075 (Commission

Calculation of Filing Fee Table. (Filed herewith.)

Calculation of Filing Fee Tables S-8 Service Properties Trust Table 1: Newly Registered Securities Security Type Security Class Title Fee Calculation Rule Amount Registered Proposed Maximum Offering Price Per Unit Maximum Aggregate Offering Price Fee Rate Amount of Registration Fee 1 Equity Common shares of beneficial interest, par value $.

As filed with the Securities and Exchange Commission on June 13, 2025

As filed with the Securities and Exchange Commission on June 13, 2025 Registration No.

Investor Presentation 1 June 2025 | Nasdaq: SVC Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this presentation are not to be construed as legal, regulatory, business, accounting or tax adv

Investor Presentation 1 June 2025 | Nasdaq: SVC Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this presentation are not to be construed as legal, regulatory, business, accounting or tax advice.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): June 2, 2025 SERVICE PROPERTIES T

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): June 2, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fil

Form of Indemnification Agreement. (Filed herewith.)

Exhibit 10.1 SERVICE PROPERTIES TRUST FORM OF [AMENDED AND RESTATED]1 INDEMNIFICATION AGREEMENT THIS [AMENDED AND RESTATED] INDEMNIFICATION AGREEMENT (this “Agreement”), effective as of [DATE] (the “Effective Date”), by and between Service Properties Trust, a Maryland real estate investment trust (the “Company”), and [TRUSTEE/OFFICER] (“Indemnitee”). WHEREAS, Indemnitee currently serves as a trust

Updated schedules thereto filed herewith.

Exhibit 10.2 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta Higgins Road LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jers

Schedule of applicable agreements

Schedule to Exhibit 10.3 There are 20 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The hotels covered by that representative form of management agreement are listed on a schedule filed as Exhibit 10.3 to

Service Properties Trust Announces First Quarter 2025 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces First Quarter 2025 Results Newton, MA (May 6, 2025). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended March 31, 2025, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conference call to

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2025 ☐ TRANSITION REPORT PURSUANT TO

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

Updated schedules thereto filed herewith.

Exhibit 10.3 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Manager Service Level Initial Owner’s Priority 1. Sonesta Simply Suites Birmingham 600 Corporate Ridge Drive Birmingham, AL HPT IHG-2 Properties Trust HPT TRS IHG-2, Inc. Sonesta International Hotels Corporation Select $596,539 2. Sonesta Simply Suites Huntsville 201 Exchange Place Huntsville, AL HPT IHG-2 Properties Trust

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 6, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission File

Financial Results and Supplemental Information FIRST QUARTER 2025 May 6, 2025 Exhibit 99.2 24225 W. Lorenzo Road Wilmington, IL 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces First Quarter 2025 Financial Results ............

svc033125xexhibitx992 Financial Results and Supplemental Information FIRST QUARTER 2025 May 6, 2025 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RU

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.          )

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.          ) x Filed by the Registrant ¨ Filed by a Party other than the Registrant Check the appropriate box: ¨ Preliminary Proxy Statement ¨ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)

Investor Presentation March 2025 | Nasdaq: SVC Exhibit 99.1 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this presentation are not to be construed as legal, regulatory, business, accountin

Investor Presentation March 2025 | Nasdaq: SVC Exhibit 99.1 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this presentation are not to be construed as legal, regulatory, business, accounting or tax advice. You should consult your own attorney, business advisor, accountant and tax advisor as to legal, regulatory, business, accounting and

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): March 12, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): March 9, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fi

Service Properties Trust Insider Trading Policies and Procedures. (Filed herewith.)

Exhibit 19.1 Service Properties Trust Insider Trading Policies and Procedures To promote compliance with applicable insider trading laws and to protect our reputation for integrity and ethical conduct, we have adopted these insider trading policies and procedures, which we refer to as our “insider trading policy.” When we refer to the “Company” we are referring to Service Properties Trust and its

, 2025, among the Company, Wells Fargo Bank, National Association, as administrative agent, and each of the other institutions party thereto. (Filed herewith.)

Exhibit 10.13 EXECUTION VERSION THIRD AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT THIS THIRD AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT (this “Amendment”), dated as of February 25, 2025, by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the “Borrower”), the other Loan Parties solely for the purpose of Se

Description of Securities.

Exhibit 4.20 DESCRIPTION OF THE REGISTRANT’S SECURITIES REGISTERED PURSUANT TO SECTION 12 OF THE SECURITIES EXCHANGE ACT OF 1934 Service Properties Trust, or the Company, we, us or our, has one class of securities registered under Section 12 of the Securities Exchange Act of 1934, as amended, or the Exchange Act, Common Shares of Beneficial Interest, $.01 par value per share, or the common shares.

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): February 26, 2025 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

Service Properties Trust Fourth Quarter 2024 Financial Results and Supplemental Information February 26, 2025 Exhibit 99.2Sonesta Fort Lauderdale Beach Fort Lauderdale, FL 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Fourt

Service Properties Trust Fourth Quarter 2024 Financial Results and Supplemental Information February 26, 2025 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2024 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specifie

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SERVICE PROPERTIES TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Banner NewCo LLC Delaware Cambridge TRS, Inc. Maryland Candlewood Jersey City-Urban Renewal, L.L.C. New Jersey Harbor Court Associates, LLC Maryland Highway Ventures LLC Delaware Highway Ventures Borrower LLC Delaware Highway Ventures Properties LLC Maryland Highway Ventures

(Updated schedules thereto filed herewith.)

Exhibit 10.19 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta Higgins Road LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jer

(Updated schedules thereto filed herewith.)

Exhibit 10.18 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Manager Service Level Initial Owner’s Priority 1. Sonesta Simply Suites Birmingham 600 Corporate Ridge Drive Birmingham, AL HPT IHG-2 Properties Trust HPT TRS IHG-2, Inc. Sonesta International Hotels Corporation Select $596,539 2. Sonesta Simply Suites Huntsville 201 Exchange Place Huntsville, AL HPT IHG-2 Properties Trus

Service Properties Trust Announces Fourth Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Fourth Quarter 2024 Results Newton, MA (February 26, 2025). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended December 31, 2024, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conferen

Investor Presentation November 2024 | Nasdaq: SVC Exhibit 99.1 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this presentation are not to be construed as legal, regulatory, business, accoun

Investor Presentation November 2024 | Nasdaq: SVC Exhibit 99.1 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this presentation are not to be construed as legal, regulatory, business, accounting or tax advice. You should consult your own attorney, business advisor, accountant and tax advisor as to legal, regulatory, business, accounting a

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): November 18, 2024 SERVICE PROPERT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): November 18, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

chedules thereto filed herewith.)

Exhibit 10.1 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta Higgins Road LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jers

chedules thereto filed herewith.)

Exhibit 10.2 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Manager Service Level Initial Owner’s Priority 1. Sonesta Simply Suites Birmingham 600 Corporate Ridge Drive Birmingham, AL HPT IHG-2 Properties Trust HPT TRS IHG-2, Inc. Sonesta International Hotels Corporation Select $596,539 2. Sonesta ES Suites Birmingham Homewood 50 State Farm Parkway Homewood, AL HPTMI Properties Tru

Schedule of applicable agreements filed herewith.)

Schedule to Exhibit 10.2 There are 20 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The hotels covered by that representative form of management agreement are listed on a schedule filed as Exhibit 10.2 to

Service Properties Trust Third Quarter 2024 Financial Results and Supplemental Information November 6, 2024 Exhibit 99.224225 W. Lorenzo Road Wilmington, IL 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Third Quarter 2024 F

svc093024xexhibitx992 Service Properties Trust Third Quarter 2024 Financial Results and Supplemental Information November 6, 2024 Exhibit 99.

Service Properties Trust Announces Third Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Third Quarter 2024 Results Newton, MA (November 6, 2024). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 30, 2024, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conferenc

Second Amendment to Third Amended and Restated Credit Agreement, dated as of October 23, 2024, among the Company, Wells Fargo Bank, National Association, as administrative agent, and each of the other institutions party thereto. (Filed herewith.)

Exhibit 10.3 EXECUTION VERSION SECOND AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT THIS SECOND AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT (this “Amendment”), dated as of October 23, 2024, by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the “Borrower”), the Guarantors solely for the purpose of Section 11

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2024 ☐ TRANSITION REPORT PURSUANT

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Nam

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): November 6, 2024 SERVICE PROPERTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): November 6, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

SVC / Service Properties Trust / Hollingsworth Joseph A JR - SC 13G Passive Investment

SC 13G UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13G Under the Securities Exchange Act of 1934 (Amendment No.  )* Service Properties Trust (Name of Issuer) Common Stock, $0.01 par value per share (Title of Class of Securities) 81761L102 (CUSIP Number) August 28, 2024 (Date of Event Which Requires Filing of this Statement) Check the appropriate box to designat

As filed with the Securities and Exchange Commission on August 19, 2024

TABLE OF CONTENTS As filed with the Securities and Exchange Commission on August 19, 2024 Registration No.

Consent of Stone Pigman Walther Wittmann L.L.C. (included in Exhibit 5.3).**

Exhibit 5.3 August 19, 2024 Service Properties Trust Two Newton Place 255 Washington Street, Suite 300 Newton, MA 02458-1634 Re: Royal Sonesta, Inc. Ladies and Gentlemen: 1.             Introduction and Documents Reviewed 1.1           We have acted as special Louisiana (the "State") counsel to Royal Sonesta, Inc. (the "Corporation"), relating to the registration by Service Properties Trust, a rea

Filing Fee Table. **

Calculation of Filing Fee Tables S-3 Service Properties Trust Table 1: Newly Registered and Carry Forward Securities Security Type Security Class Title Fee Calculation or Carry Forward Rule Amount Registered Proposed Maximum Offering Price Per Unit Maximum Aggregate Offering Price Fee Rate Amount of Registration Fee Carry Forward Form Type Carry Forward File Number Carry Forward Initial Effective Date Filing Fee Previously Paid in Connection with Unsold Securities to be Carried Forward Newly Registered Securities Fees to be Paid 1 Debt Debt Securities 457(r) 0.

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Indenture dated February 3, 2016, between Service Properties Trust and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association).**

Exhibit 25.1 SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION (Exact name of Trustee as specified in its charter) 91-1821036 I.R.S. E

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Senior Indenture.**

Exhibit 25.2 SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION (Exact name of Trustee as specified in its charter) 91-1821036 I.R.S. E

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Junior Subordinated Indenture.**

Exhibit 25.4 SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION (Exact name of Trustee as specified in its charter) 91-1821036 I.R.S. E

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Senior Subordinated Indenture.**

Exhibit 25.3 SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION (Exact name of Trustee as specified in its charter) 91-1821036 I.R.S. E

filed herewith.)

Exhibit 10.2 There are 20 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as retained hotels, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. There are 2 management agreements for retained hotels that each

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 6, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

(Schedules thereto filed herewith.)

Exhibit 10.1 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta Higgins Road LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jers

List of Subsidiary Guarantors. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2024.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the “Trust”), jointly and severally and fully and unconditionally, guaranteed the Trust’s 5.50% Senior Notes due 2027, the Trust’s 8.375% Senior Guaranteed Unsecured Notes due 2029 and the Trust’s 8.875% Senior Guaranteed Unsecured Notes due 2032: Exact Name o

Service Properties Trust Second Quarter 2024 Financial Results and Supplemental Information August 6, 2024 Exhibit 99.2Sonesta Los Angeles Airport LAX Los Angeles, CA 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Second Qua

Service Properties Trust Second Quarter 2024 Financial Results and Supplemental Information August 6, 2024 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2024 ☐ TRANSITION REPORT PURSUANT TO S

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

Service Properties Trust Announces Second Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Second Quarter 2024 Results Newton, MA (August 6, 2024). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended June 30, 2024, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conference call

Third Amended and Restated Bylaws of the Company, adopted June 14, 2024 (marked copy) (Filed herewith)

Exhibit 3.4 SERVICE PROPERTIES TRUST SECONDTHIRD AMENDED AND RESTATED BYLAWS As of June 1314, 20232024 TABLE OF CONTENTS Page ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Regular or Special Meetings 1 Section 2.5 Notice o

Third Amended and Restated Bylaws of the Company, adopted effective June 14, 2024. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on June 17, 2024.)

Exhibit 3.3 SERVICE PROPERTIES TRUST THIRD AMENDED AND RESTATED BYLAWS As of June 14, 2024 TABLE OF CONTENTS Page ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Regular or Special Meetings 1 Section 2.5 Notice of Adjourned

Amendments to Articles of Incorporation or Bylaws; Change in Fiscal Year, Financial Statements and Exhibits, Submission of Matters to a Vote of Security Holders

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): June 14, 2024 Service Properties Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 001-11527 04-3262075 (Commission

Eleventh Supplemental Indenture, dated as of June 3, 2024, among the Company, certain subsidiaries of the Company named therein as guarantors and U.S. Bank Trust Company, National Association, relating to the Company’s 8.375% Senior Guaranteed Unsecured Notes due 2029, including form thereof. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on June 3, 2024.)

Exhibit 4.2 ELEVENTH SUPPLEMENTAL INDENTURE among SERVICE PROPERTIES TRUST THE SUBSIDIARY GUARANTORS NAMED HEREIN and U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION, as Trustee Dated as of June 3, 2024 SUPPLEMENTAL TO THE INDENTURE DATED AS OF FEBRUARY 3, 2016 SERVICE PROPERTIES TRUST 8.375% Senior Guaranteed Unsecured Notes due 2029 This ELEVENTH SUPPLEMENTAL INDENTURE (this “Supplemental Indentur

Financial Statements and Exhibits, Other Events

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): June 3, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fil

Supplemental Indenture, dated as of June 3, 2024, between the Company and U.S. Bank Trust Company, National Association, relating to the Company’s 4.50% Senior Notes due 2025. (Filed herewith.)

Exhibit 4.4 This SUPPLEMENTAL INDENTURE (this “Supplemental Indenture”) made and entered into as of June 3, 2024 between SERVICE PROPERTIES TRUST (formerly known as HOSPITALITY PROPERTIES TRUST), a Maryland real estate investment trust (the “Company”), and U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION, a national banking association (as successor in interest to U.S. Bank, National Association (as

Underwriting Agreement, dated as of May 17, 2024, among the Company, certain subsidiaries of the Company named therein as guarantors and the underwriters named therein, pertaining to $700 million in aggregate principal amount of the Company’s 8.375% Senior Guaranteed Unsecured Notes due 2029 and $500 million in aggregate principal amount of the Company’s 8.875% Senior Guaranteed Unsecured Notes due 2032. (Filed herewith.)

Exhibit 1.1 SERVICE PROPERTIES TRUST (a Maryland real estate investment trust) $700,000,000 Aggregate Principal Amount 8.375% Senior Guaranteed Unsecured Notes due 2029 $500,000,000 Aggregate Principal Amount 8.875% Senior Guaranteed Unsecured Notes due 2032 UNDERWRITING AGREEMENT May 17, 2024 Citigroup Global Markets Inc. 388 Greenwich Street New York, New York 10013 BofA Securities, Inc. One Bry

Twelfth Supplemental Indenture, dated as of June 3, 2024, among the Company, certain subsidiaries of the Company named therein as guarantors and U.S. Bank Trust Company, National Association, relating to the Company’s 8.875% Senior Guaranteed Unsecured Notes due 2032, including form thereof. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on June 3, 2024.)

Exhibit 4.3 TWELFTH SUPPLEMENTAL INDENTURE among SERVICE PROPERTIES TRUST THE SUBSIDIARY GUARANTORS NAMED HEREIN and U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION, as Trustee Dated as of June 3, 2024 SUPPLEMENTAL TO THE INDENTURE DATED AS OF FEBRUARY 3, 2016 SERVICE PROPERTIES TRUST 8.875% Senior Guaranteed Unsecured Notes due 2032 This TWELFTH SUPPLEMENTAL INDENTURE (this “Supplemental Indenture”

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): May 22, 2024 SERVICE PROPERTIES T

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): May 22, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fil

Service Properties Trust (Nasdaq: SVC) Investor Presentation May 2024 Exhibit 99.1 2 SERVICE PROPERTIES TRUST (Nasdaq: SVC) | May 2024 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures The contents of this pre

svcinvestorpresentationm Service Properties Trust (Nasdaq: SVC) Investor Presentation May 2024 Exhibit 99.

$1,200,000,000 Service Properties Trust $700,000,000 8.375% Senior Guaranteed Unsecured Notes due 2029 $500,000,000 8.875% Senior Guaranteed Unsecured Notes due 2032

TABLE OF CONTENTS  Filed Pursuant to Rule 424(b)(5)  Registration No. 333-258975 PROSPECTUS SUPPLEMENT (To prospectus dated August 20, 2021) $1,200,000,000 Service Properties Trust $700,000,000 8.375% Senior Guaranteed Unsecured Notes due 2029 $500,000,000 8.875% Senior Guaranteed Unsecured Notes due 2032 We are offering $700.0 million aggregate principal amount of our 8.375% senior guaranteed uns

CALCULATION OF REGISTRATION FEE

EX-FILING FEES CALCULATION OF REGISTRATION FEE Title of Each Class of Securities to Be Registered Maximum Amount to be Registered Amount of Registration Fee(1) 8.

SERVICE PROPERTIES TRUST PRICING TERM SHEET

Filed Pursuant to Rule 433 Issuer Free Writing Prospectus dated May 17, 2024 Registration No.

Subject to Completion Preliminary Prospectus Supplement, Dated May 15, 2024

TABLE OF CONTENTS The information in this preliminary prospectus supplement is not complete and may be changed.

First Amendment to Third Amended and Restated Lease Agreement No. 1, dated as of February 28, 2024, among HPT TA Properties Trust, HPT TA Properties LLC and TA Operating LLC. (Filed herewith.)

Exhibit 10.1 FIRST AMENDMENT TO THIRD AMENDED AND RESTATED LEASE AGREEMENT NO. 1 THIS FIRST AMENDMENT TO THIRD AMENDED AND RESTATED LEASE AGREEMENT NO. 1 (this “Amendment”) is dated as of February 28, 2024 (the “Effective Date”), by and among HPT TA PROPERTIES TRUST, a Maryland real estate investment trust, and HPT TA PROPERTIES LLC, a Maryland limited liability company (collectively, “Landlord”),

Service Properties Trust Announces First Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces First Quarter 2024 Results Newton, MA (May 7, 2024). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended March 31, 2024, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conference call to

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 7, 2024 SERVICE PROPERTIES TR

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 7, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission File

Supplemental Indenture, dated as of April 4, 2024, among the Company, SVC Higgins Road TRS LLC, SVC Mannheim Road TRS LLC, and U.S. Bank Trust Company, National Association, relating to the Company’s 8.625% Senior Notes due 2031. (Filed herewith.)

Exhibit 4.27 Supplemental Indenture This Supplemental Indenture (this “Supplemental Indenture”), dated as of April 4, 2024, among SVC Higgins Road TRS LLC and SVC Mannheim Road TRS LLC, each a limited liability company formed and existing under the laws of the State of Maryland (collectively, the “Additional Subsidiary Guarantors”), each a subsidiary of Service Properties Trust, a real estate inve

(Schedules thereto filed herewith.)

Exhibit 10.2 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta Higgins Road LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jers

Service Properties Trust First Quarter 2024 Financial Results and Supplemental Information May 7, 2024 Exhibit 99.2The Royal Sonesta Boston Cambridge, MA 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces First Quarter 2024 Fina

svc033124xexhibitx992 Service Properties Trust First Quarter 2024 Financial Results and Supplemental Information May 7, 2024 Exhibit 99.

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the “Trust”), jointly and severally and fully and unconditionally, guaranteed the Trust’s 7.50% Senior Notes due 2025 and the Trust’s 5.50% Senior Notes due 2027: Exact Name of Subsidiary Guarantor Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associa

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2024 ☐ TRANSITION REPORT PURSUANT TO

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

Supplemental Indenture, dated as of April 4, 2024, among the Company, SVC Higgins Road TRS LLC, SVC Mannheim Road TRS LLC, and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association), relating to the Company’s 5.50% Senior Notes due 2027. (Filed herewith.)

Exhibit 4.25 Supplemental Indenture This Supplemental Indenture (this “Supplemental Indenture”), dated as of April 4, 2024, among SVC Higgins Road TRS LLC and SVC Mannheim Road TRS LLC, each a limited liability company formed and existing under the laws of the State of Maryland (collectively, the “Additional Subsidiary Guarantors”), each a subsidiary of Service Properties Trust, a real estate inve

Supplemental Indenture, dated as of April 4, 2024, among the Company, SVC Higgins Road TRS LLC, SVC Mannheim Road TRS LLC, and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association), relating to the Company’s 7.50% Senior Notes due 2025. (Filed herewith.)

Exhibit 4.19 Supplemental Indenture This Supplemental Indenture (this “Supplemental Indenture”), dated as of April 4, 2024, among SVC Higgins Road TRS LLC and SVC Mannheim Road TRS LLC, each a limited liability company formed and existing under the laws of the State of Maryland (collectively, the “Additional Subsidiary Guarantors”), each a subsidiary of Service Properties Trust, a real estate inve

(Schedule of applicable agreements filed herewith.)

Schedule to Exhibit 10.3 There are 20 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as retained hotels, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The hotels covered by that representative form of ma

Filing Fee Table. **

Exhibit 107 Calculation of Filing Fee Tables Form S-3 (Form Type) Service Properties Trust (Exact Name of Registrant as Specified in its Charter) Table 1: Newly Registered and Carry Forward Securities Security Type Security Class Title Fee Calculation or Carry Forward Rule Amount Registered Proposed Maximum Offering Price Per Unit Maximum Aggregate Offering Price Fee Rate Amount of Registration Fe

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Indenture dated February 3, 2016, between Service Properties Trust and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association).**

Exhibit 25.1 securities and exchange commission Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION (Exact name of Trustee as specified in its charter) 91-1821036 I.R.S. E

As filed with the Securities and Exchange Commission on April 4, 2024

As filed with the Securities and Exchange Commission on April 4, 2024 Registration No.

Power of Attorney of Rajan C. Penkar.**

Exhibit 24.1 POWER OF ATTORNEY The undersigned, Rajan C. Penkar, hereby constitutes and appoints Todd W. Hargreaves and Brian E. Donley, and each of them, with full power to act without the other, as his true and lawful attorney-in-fact and agent, with full power of substitution and resubstitution, for such person and in his name, place and stead, in any and all capacities, to sign any and all ame

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RU

Your Vote Counts! *Please check the meeting materials for any special requirements for meeting attendance. Smartphone users Point your camera here and vote without entering a control number For complete information and to vote, visit www.ProxyVote.co

Your Vote Counts! *Please check the meeting materials for any special requirements for meeting attendance.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): February 28, 2024 SERVICE PROPERT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): February 28, 2024 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

First Amendment to Third Amended and Restated Credit Agreement, dated as of November 3, 2023, among the Company, Wells Fargo Bank, National Association, as Administrative Agent, and each of the other institutions party thereto. (Filed herewith.)

Exhibit 10.11 EXECUTION VERSION FIRST AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT THIS FIRST AMENDMENT TO THIRD AMENDED AND RESTATED CREDIT AGREEMENT (this “Amendment”) dated as of November 3, 2023, by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the “Borrower”), the Guarantors solely for the purpose of Section 11 h

Clawback Policy. (Filed herewith.)

Exhibit 97.1 SERVICE PROPERTIES TRUST CLAWBACK POLICY We do not currently pay incentive-based compensation. However, as required by the applicable rules of The Nasdaq Stock Market LLC, we are adopting this policy whereby we will recover in accordance with such rules, the amount of erroneously awarded incentive-based compensation received by our current or former executive officers in the event we

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SERVICE PROPERTIES TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Banner NewCo LLC Delaware Cambridge TRS, Inc. Maryland Candlewood Jersey City-Urban Renewal, L.L.C. New Jersey Harbor Court Associates, LLC Maryland Highway Ventures LLC Delaware Highway Ventures Borrower LLC Delaware Highway Ventures Properties LLC Maryland Highway Ventures

Service Properties Trust Fourth Quarter 2023 Financial Results and Supplemental Information February 28, 2024 Exhibit 99.2The Royal Sonesta Chicago Downtown Chicago, IL 2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Fourth Q

svc123123xexhibitx992 Service Properties Trust Fourth Quarter 2023 Financial Results and Supplemental Information February 28, 2024 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2023 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specifie

Service Properties Trust Announces Fourth Quarter 2023 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Fourth Quarter 2023 Results Newton, MA (February 28, 2024). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended December 31, 2023, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conferen

Indenture, dated as of November 16, 2023, among the Company, certain subsidiaries of the Company named therein as guarantors and U.S. Bank Trust Company, National Association, relating to the Company’s 8.625% Senior Secured Notes due 2031, including form thereof. (Incorporated by reference to the Company’s Annual Report on Form 10-K for the year ended December 31, 2023.)

Exhibit 4.24 SERVICE PROPERTIES TRUST THE SUBSIDIARY GUARANTORS NAMED ON THE SIGNATURE PAGES HERETO and U.S. BANK TRUST COMPANY, NATIONAL ASSOCIATION, as Trustee and as Collateral Agent INDENTURE Dated as of November 16, 2023 8.625% SENIOR SECURED NOTES DUE 2031 TABLE OF CONTENTS PAGE ARTICLE 1 DEFINITIONS AND INCORPORATION BY REFERENCE Section 1.01. Definitions 1 Section 1.02. Other Definitions 2

SVC / Service Properties Trust / VANGUARD GROUP INC - SCHEDULE 13G/A Passive Investment

SC 13G/A 1 tv01905-servicepropertiestru.htm SCHEDULE 13G/A SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Schedule 13G Under the Securities Exchange Act of 1934 (Amendment No.: 20)* Name of issuer: Service Properties Trust Title of Class of Securities: Common Stock CUSIP Number: 81761L102 Date of Event Which Requires Filing of this Statement: December 29, 2023 Check the appropriate box

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): November 13, 2023 SERVICE PROPERT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): November 13, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

Service Properties Trust (Nasdaq: SVC) Investor Presentation November 2023 2SERVICE PROPERTIES TRUST (Nasdaq: SVC) | November 2023 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures This presentation contains f

Service Properties Trust (Nasdaq: SVC) Investor Presentation November 2023 2SERVICE PROPERTIES TRUST (Nasdaq: SVC) | November 2023 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures This presentation contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws that are subject to risks and uncertainties.

Triggering Events That Accelerate or Increase a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement, Other Events

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): November 8, 2023 Service Properties Trust (Exact name of registrant as specified in its charter) Maryland 1-11527 04-3262075 (State or other jurisdiction of incorporation) (Commission

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): November 6, 2023 SERVICE PROPERTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): November 6, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

Release of Certain Guarantors, dated as of September 28, 2023, by U.S. Bank Trust Company, National Association (f/k/a U.S. Bank National Association) (Filed herewith.)

Exhibit 10.2 RELEASE OF CERTAIN GUARANTORS Reference is made to that certain Ninth Supplemental Indenture, dated as of June 17, 2020, as supplemented by that certain Supplemental Indenture, dated as of July 15, 2020, that certain Supplemental Indenture, dated as of October 9, 2020, that certain Supplemental Indenture, dated as of November 13, 2020, that certain Supplemental Indenture, dated as of

Service Properties Trust Announces Third Quarter 2023 Results

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Third Quarter 2023 Results Newton, MA (November 6, 2023). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 30, 2023, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conferenc

Form of Share Award Agreement. (+) (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2023.)

Exhibit 10.1 FORM OF SERVICE PROPERTIES TRUST Share Award Agreement This Share Award Agreement (this “Agreement”) is made as of «DATE», 2023, between «NAME» (the “Recipient”) and Service Properties Trust (the “Company”). In consideration of the mutual promises and covenants contained in this Agreement, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledg

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2023 ☐ TRANSITION REPORT PURSUANT

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Nam

elease of Certain Guarantors, dated as of September 28, 2023, by U.S. Bank Trust Company, National Assoc

Exhibit 10.3 RELEASE OF CERTAIN GUARANTORS Reference is made to that certain Tenth Supplemental Indenture, dated as of November 20, 2020, as supplemented by that certain Supplemental Indenture, dated as of January 29, 2021, that certain Supplemental Indenture, dated as of July 8, 2021, that certain Supplemental Indenture, dated as of October 28, 2021, and that certain Supplemental Indenture, dated

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the “Trust”), jointly and severally and fully and unconditionally, guaranteed the Trust’s 7.50% Senior Notes due 2025 and the Trust’s 5.50% Senior Notes due 2027: Exact Name of Subsidiary Guarantor Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associa

Service Properties Trust Third Quarter 2023 Financial Results and Supplemental Information November 6, 2023 Exhibit 99.2TA - 065 Seymour Seymour, IN 2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties Trust Announces T

ex992svcq32023supp Service Properties Trust Third Quarter 2023 Financial Results and Supplemental Information November 6, 2023 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): August 21, 2023 SERVICE PROPERTIE

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): August 21, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

Service Properties Trust (Nasdaq: SVC) Investor Presentation August 2023 Exhibit 99.1 2SERVICE PROPERTIES TRUST (Nasdaq: SVC) | August 2023 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures This presentation c

Service Properties Trust (Nasdaq: SVC) Investor Presentation August 2023 Exhibit 99.

Third Amended and Restated Lease Agreement No. 1, dated as of May 15, 2023, among HPT TA Properties Trust, HPT TA Properties LLC and TA Operating LLC. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.6 THIRD AMENDED AND RESTATED LEASE AGREEMENT NO. 1, dated as of May 15, 2023, by and among HPT TA PROPERTIES TRUST and HPT TA PROPERTIES LLC, AS LANDLORD, and TA OPERATING LLC, AS TENANT TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 “AAA” 1 1.2 “Additional Charges” 1 1.3 “Affiliated Person” 1 1.4 “Agreement” 2 1.5 “Appellate Rules” 2 1.6 “Applicable Laws” 2 1.7 “Arbitration Award”

Third Amended and Restated Lease Agreement No. 2, dated as of May 15, 2023, among HPT TA Properties Trust, HPT TA Properties LLC and TA Operating LLC. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.8 THIRD AMENDED AND RESTATED LEASE AGREEMENT NO. 2, dated as of May 15, 2023 by and among HPT TA PROPERTIES TRUST and HPT TA PROPERTIES LLC, AS LANDLORD, and TA OPERATING LLC, AS TENANT TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 “AAA” 1 1.2 “Additional Charges” 1 1.3 “Affiliated Person” 1 1.4 “Agreement” 2 1.5 “Appellate Rules” 2 1.6 “Applicable Laws” 2 1.7 “Arbitration Award” 2

Second Amended and Restated Guaranty Agreement, dated as of May 15, 2023, by BP Corporation North America Inc. for the benefit of SVC HYB Lease Pool 3 LLC (relating to Third Amended and Restated Lease Agreement No. 3). (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.11 SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (Third Amended and Restated Lease Agreement No. 3) THIS SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (this “Agreement”) is dated as of May 15, 2023 (the “Effective Date”), by BP CORPORATION NORTH AMERICA, INC., an Indiana corporation (together with any successor or assign, the “Guarantor”), for the benefit of HPT TA PROPERTIES TRUST, a

Exhibit 10.1 to our Quarterly Report on Form 10-Q for the quarter ended June 30, 2023

Exhibit 10.1 SERVICE PROPERTIES TRUST FORM OF [AMENDED AND RESTATED]1 INDEMNIFICATION AGREEMENT THIS [AMENDED AND RESTATED] INDEMNIFICATION AGREEMENT (this “Agreement”), effective as of [DATE] (the “Effective Date”), by and between Service Properties Trust, a Maryland real estate investment trust (the “Company”), and [TRUSTEE/OFFICER] (“Indemnitee”). WHEREAS, Indemnitee currently serves as a trust

and TA Operating LLC. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.12 THIRD AMENDED AND RESTATED LEASE AGREEMENT NO. 4, dated as of May 15, 2023 by and among HPT TA PROPERTIES TRUST and HPT TA PROPERTIES LLC, AS LANDLORD, and TA OPERATING LLC, AS TENANT TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 “AAA” 1 1.2 “Additional Charges” 1 1.3 “Affiliated Person” 1 1.4 “Agreement” 2 1.5 “Appellate Rules” 2 1.6 “Applicable Laws” 2 1.7 “Arbitration Award”

Second Amended and Restated Lease Agreement No. 5, dated as of May 15, 2023, among Highway Ventures Properties Trust, Highway Ventures Properties LLC and TA Operating LLC. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.14 SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 5, dated as of May 15, 2023 by and among HIGHWAY VENTURES PROPERTIES TRUST and HIGHWAY VENTURES PROPERTIES LLC, AS LANDLORD, and TA OPERATING LLC, AS TENANT TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 “AAA” 1 1.2 “Additional Charges” 1 1.3 “Affiliated Person” 1 1.4 “Agreement” 2 1.5 “Appellate Rules” 2 1.6 “Applicable Laws” 2 1.7

Supplemental Indenture, dated as of July 27, 2023, among the Company, HPTWN Properties Trust, Highway Ventures Properties Trust, Highway Ventures Properties LLC, HPT TA Properties LLC and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association), relating to the Company’s 5.50% Senior Notes due 2027. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 4.26 Supplemental Indenture This Supplemental Indenture (this “Supplemental Indenture”), dated as of July 27, 2023, among HPTWN Properties Trust and Highway Ventures Properties Trust, each a real estate investment trust formed and existing under the laws of the State of Maryland, and Highway Ventures Properties LLC and HPT TA Properties LLC, each a limited liability company formed and exis

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2023 ☐ TRANSITION REPORT PURSUANT TO S

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

Service Properties Trust Announces Second Quarter 2023 Results

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Second Quarter 2023 Results Newton, MA (August 7, 2023). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended June 30, 2023, which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conference call

Service Properties Trust Second Quarter 2023 Financial Results and Supplemental Information August 7, 2023 Exhibit 99.2Sonesta Philadelphia Downtown Philadelphia, PA 2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties

ex992svcq22023supp Service Properties Trust Second Quarter 2023 Financial Results and Supplemental Information August 7, 2023 Exhibit 99.

Supplemental Indenture, dated as of July 27, 2023, among the Company, HPTWN Properties Trust, Highway Ventures Properties Trust, Highway Ventures Properties LLC, HPT TA Properties LLC and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association), relating to the Company’s 7.50% Senior Notes due 2025. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 4.21 Supplemental Indenture This Supplemental Indenture (this “Supplemental Indenture”), dated as of July 27, 2023, among HPTWN Properties Trust and Highway Ventures Properties Trust, each a real estate investment trust formed and existing under the laws of the State of Maryland, and Highway Ventures Properties LLC and HPT TA Properties LLC, each a limited liability company formed and exis

(Schedule of applicable agreements filed herewith.)

Schedule to Exhibit 10.5 There are 18 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as retained hotels, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. There are two management agreements for retained hot

Second Amended and Restated Guaranty Agreement, dated as of May 15, 2023, by BP Corporation North America Inc. for the benefit of SVC HYB Lease Pool 4 LLC (relating to Third Amended and Restated Lease Agreement No. 4). (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.13 SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (Third Amended and Restated Lease Agreement No. 4) THIS SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (this “Agreement”) is dated as of May 15, 2023 (the “Effective Date”), by BP CORPORATION NORTH AMERICA, INC., an Indiana corporation (together with any successor or assign, the “Guarantor”), for the benefit of HPT TA PROPERTIES TRUST, a

(Schedules thereto incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.5 There are 18 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as retained hotels, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. There are two management agreements for retained hotels that eac

Second Amended and Restated Guaranty Agreement, dated as of May 15, 2023, by BP Corporation North America Inc. for the benefit of HPT TA Properties Trust and HPT TA Properties LLC (relating to Third Amended and Restated Lease Agreement No. 1). (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.7 SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (Third Amended and Restated Lease Agreement No. 1) THIS SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (this “Agreement”) is dated as of May 15, 2023 (the “Effective Date”), by BP CORPORATION NORTH AMERICA, INC., an Indiana corporation (together with any successor or assign, the “Guarantor”), for the benefit of HPT TA PROPERTIES TRUST, a

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 7, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.10 THIRD AMENDED AND RESTATED LEASE AGREEMENT NO. 3, dated as of May 15, 2023 by and among HPT TA PROPERTIES TRUST and HPT TA PROPERTIES LLC, AS LANDLORD, and TA OPERATING LLC, AS TENANT TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 “AAA” 1 1.2 “Additional Charges” 1 1.3 “Affiliated Person” 1 1.4 “Agreement” 2 1.5 “Appellate Rules” 2 1.6 “Applicable Laws” 2 1.7 “Arbitration Award”

Letter Agreement, dated as of May 1, 2023, between the Company and The RMR Group LLC. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 99.1 May 1, 2023 The RMR Group LLC Two Newton Place 255 Washington Street Newton, MA 02458 Ladies and Gentlemen: Reference is made to the Third Amended and Restated Property Management Agreement, dated as of June 22, 2021 (as amended, restated or supplemented from time to time, the “Property Management Agreement”), by and between Service Properties Trust (together with its subsidiaries, “S

Second Amended and Restated Guaranty Agreement, dated as of May 15, 2023, by BP Corporation North America Inc. for the benefit of HPT TA Properties Trust and HPT TA Properties LLC (relating to Third Amended and Restated Lease Agreement No. 2). (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.9 SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (Third Amended and Restated Lease Agreement No. 2) THIS SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (this “Agreement”) is dated as of May 15, 2023 (the “Effective Date”), by BP CORPORATION NORTH AMERICA, INC., an Indiana corporation (together with any successor or assign, the “Guarantor”), for the benefit of HPT TA PROPERTIES TRUST, a

Second Amended and Restated Guaranty Agreement, dated as of May 15, 2023, by BP Corporation North America Inc. for the benefit of Highway Ventures Properties Trust and Highway Ventures Properties LLC (relating to Second Amended and Restated Lease Agreement No. 5). (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.15 SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (Second Amended and Restated Lease Agreement No. 5) THIS SECOND AMENDED AND RESTATED GUARANTY AGREEMENT (this “Agreement”) is dated as of May 15, 2023 (the “Effective Date”), by BP CORPORATION NORTH AMERICA, INC., an Indiana corporation (together with any successor or assign, the “Guarantor”), for the benefit of HIGHWAY VENTURES PROPERTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): June 29, 2023 SERVICE PROPERTIES

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): June 29, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fi

Incremental Revolving Commitment Assumption Agreement, dated as of July 5, 2023, among the Company, certain of its subsidiaries party thereto, Wells Fargo Bank, National Association, as Administrative Agent, and each of the other institutions party thereto. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on July 6, 2023.)

Exhibit 10.2 EXECUTION VERSION INCREMENTAL REVOLVING COMMITMENT ASSUMPTION AGREEMENT THIS INCREMENTAL REVOLVING COMMITMENT ASSUMPTION AGREEMENT, dated as of July 5, 2023 (this “Agreement”), is by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the “Borrower”), the other Loan Parties solely for the purpose of Section VI hereof, WELL

Third Amended and Restated Credit Agreement, dated as of June 29, 2023, among the Company, Wells Fargo Bank, National Association, as Administrative Agent, and each of the other institutions party thereto. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on July 6, 2023.)

Exhibit 10.1 Revolving Credit Loan Number/ CUSIP Number: 1005467/ 44106VAC6 EXECUTION VERSION THIRD AMENDED AND RESTATED CREDIT AGREEMENT Dated as of June 29, 2023 by and among SERVICE PROPERTIES TRUST, as Borrower, THE FINANCIAL INSTITUTIONS PARTY HERETO AND THEIR ASSIGNEES UNDER SECTION 12.5., as Lenders, WELLS FARGO BANK, National Association, as Administrative Agent, WELLS FARGO SECURITIES, LL

Amended and Restated Pledge Agreement, dated as of June 29, 2023, between the Company, certain of its direct and indirect subsidiaries and Wells Fargo Bank, National Association. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on July 6, 2023.)

Exhibit 10.3 EXECUTION VERSION AMENDED AND RESTATED PLEDGE AGREEMENT THIS AMENDED AND RESTATED PLEDGE AGREEMENT, dated as of June 29, 2023 (as the same may be amended, restated, supplemented or otherwise modified from time to time, the “Pledge Agreement”), is entered into by and among Service Properties Trust, a real estate investment trust formed under the laws of the State of Maryland (the “Borr

Second Amended and Restated Bylaws of the Company, as of June 13, 2023 (marked copy)

Exhibit 3.4 SERVICE PROPERTIES TRUST SECOND AMENDED AND RESTATED BYLAWS As Amended and Restated September 7, 2016, and As Amended April 20, 2017, and As Amended April 12, 2018, and As Amended April 3, 2019, and As Amended September 23, 2019 As of June 13, 2023 1 TABLE OF CONTENTS ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS

Second Amended and Restated Bylaws of the Company, adopted effective June 13, 2023. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on June 14, 2023.)

EX-3.3 2 tm2317995d1ex3-3.htm EXHIBIT 3.3 Exhibit 3.3 SERVICE PROPERTIES TRUST SECOND AMENDED AND RESTATED BYLAWS As of June 13, 2023 TABLE OF CONTENTS Article I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 Article II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Regular or Special Meeti

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): June 12, 2023 SERVICE PROPERTIES

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): June 12, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 001-11527 04-3262075 (Commission

Service Properties Trust (Nasdaq: SVC) Investor Presentation May 2023 Exhibit 99.1 2SERVICE PROPERTIES TRUST (Nasdaq: SVC) | May 2023 Warning Concerning Forward-Looking Statements, Disclaimers and Non-GAAP Financial Measures This presentation contain

svcq1-23investorpresent Service Properties Trust (Nasdaq: SVC) Investor Presentation May 2023 Exhibit 99.

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): May 24, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fil

TA / TravelCenters of America Inc / Service Properties Trust - SC 13D/A Activist Investment

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13D/A Under the Securities Exchange Act of 1934 (Amendment No. 1)* TRAVELCENTERS OF AMERICA INC. (Name of Issuer) Common Stock, $0.001 par value (Title of Class of Securities) 89421B 109 (CUSIP Number) Brian E. Donley Chief Financial Officer and Treasurer Service Properties Trust Two Newton Place, 255 Washington Street, Suite 300 N

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 8, 2023 SERVICE PROPERTIES TR

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 8, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission File

Service Properties Trust First Quarter 2023 Financial Results and Supplemental Information May 8, 2023 Exhibit 99.2 Royal Sonesta Chicago Riverfront Chicago, IL 2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties Trust

EX-99.2 3 ex992svcq12023presentati.htm EX-99.2 Service Properties Trust First Quarter 2023 Financial Results and Supplemental Information May 8, 2023 Exhibit 99.2 Royal Sonesta Chicago Riverfront Chicago, IL 2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties Trust Announces First Quarter 2023 Financial Results .......................................................

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2023 ☐ TRANSITION REPORT PURSUANT TO

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the “Trust”), jointly and severally and fully and unconditionally, guaranteed the Trust’s 7.50% Senior Notes due 2025 and the Trust’s 5.50% Senior Notes due 2027: Exact Name of Subsidiary Guarantor Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associa

Service Properties Trust Announces First Quarter 2023 Results

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces First Quarter 2023 Results Newton, MA (May 8, 2023). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended March 31, 2023 which can be found at the Quarterly Results section of SVC’s website at https://www.svcreit.com/investors/financial-information/default.aspx. A conference call wil

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RU

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.          )

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.          ) x Filed by the Registrant ¨ Filed by a Party other than the Registrant Check the appropriate box: ¨ Preliminary Proxy Statement ¨ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): March 15, 2023 SERVICE PROPERTIES

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): March 15, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

Service Properties Trust (Nasdaq: SVC) Investor Presentation March 2023 2SERVICE PROPERTIES TRUST (Nasdaq: SVC) | March 2023 Warning Concerning Forward-Looking Statements This presentation contains statements that constitute forward-looking statement

svcq4-22investorpresent Service Properties Trust (Nasdaq: SVC) Investor Presentation March 2023 2SERVICE PROPERTIES TRUST (Nasdaq: SVC) | March 2023 Warning Concerning Forward-Looking Statements This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2022 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specifie

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the “Trust”), jointly and severally and fully and unconditionally, guaranteed the Trust’s 7.50% Senior Notes due 2025 and the Trust’s 5.50% Senior Notes due 2027: Exact Name of Subsidiary Guarantor Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associa

(Incorporated by reference to the Company’s Annual Report on Form 10-K for the year ended December 31, 2022.)

Exhibit 99.2 February 10, 2023 The RMR Group LLC Two Newton Place 255 Washington Street, Suite 300 Newton, MA 02458 Ladies and Gentlemen: Reference is made to that certain Third Amended and Restated Property Management Agreement, dated as of June 22, 2021 (as amended, restated or supplemented from time to time, the “Master Property Management Agreement”), by and between Service Properties Trust, a

Royal Sonesta Chase Park Plaza St. Louis, MO FOURTH QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2The Stephen F Austin Royal Sonesta Hotel Austin, TX Supplemental Q4 2022 2 Table of Conte

ex992svcq42022supp Royal Sonesta Chase Park Plaza St. Louis, MO FOURTH QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2The Stephen F Austin Royal Sonesta Hotel Austin, TX Supplemental Q4 2022 2 Table of Contents CORPORATE INFORMATION Company Profile .........................................................................................

First Amendment to Second Amended and Restated Lease Agreement No. 3, dated as of October 31, 2022, among HPT TA Properties Trust, HPT TA Properties LLC and TA Operating LLC. (Filed herewith.)

EX-10.37 3 exhibit1037svc12312022.htm EX-10.37 Exhibit 10.37 FIRST AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 3 THIS FIRST AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 3 (this “Amendment”) is made and entered into as of October 31, 2022 (the “Effective Date”), by and between HPT TA PROPERTIES TRUST, a Maryland real estate investment trust, and HPT TA PROPERTIES LL

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SERVICE PROPERTIES TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Banner NewCo LLC Delaware Cambridge TRS, Inc. Maryland Candlewood Jersey City-Urban Renewal, L.L.C. New Jersey Harbor Court Associates, LLC Maryland Highway Ventures LLC Delaware Highway Ventures Borrower LLC Delaware Highway Ventures Properties LLC Maryland Highway Ventures

Service Properties Trust Announces Fourth Quarter 2022 Results Net Loss of $(0.19) Per Common Share 159% Increase in Normalized FFO to $0.44 Per Common Share 27% Increase in Adjusted EBITDAre to $150.5 Million Completes $610.2 Million Secured Financi

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Fourth Quarter 2022 Results Net Loss of $(0.19) Per Common Share 159% Increase in Normalized FFO to $0.44 Per Common Share 27% Increase in Adjusted EBITDAre to $150.5 Million Completes $610.2 Million Secured Financing Agrees to Amend Lease Terms upon Completion of BP’s Acquisition of TravelCenters of America Inc. Newton, MA (Feb

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): February 28, 2023 SERVICE PROPERT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): February 28, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

TA / TravelCenters of America Inc / Service Properties Trust - SC 13D Activist Investment

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13D Under the Securities Exchange Act of 1934 (Amendment No. )* TRAVELCENTERS OF AMERICA INC. (Name of Issuer) Common Stock, $0.001 par value (Title of Class of Securities) 89421B 109 (CUSIP Number) Brian E. Donley Chief Financial Officer and Treasurer Service Properties Trust Two Newton Place, 255 Washington Street, Suite 300 Newt

Entry into a Material Definitive Agreement, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): February 15, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

Consent and Amendment Agreement, dated as of February 15, 2023, among the Company, HPT TA Properties Trust, HPT TRS Inc., HPT TA Properties LLC, Highway Ventures Properties Trust, Highway Ventures Properties LLC, TravelCenters of America Inc., TA Operating LLC and BP Products North America Inc. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on February 21, 2023.)

Exhibit 10.1 EXECUTION VERSION CONSENT AND AMENDMENT AGREEMENT THIS CONSENT AND AMENDMENT AGREEMENT (this “Agreement”) is entered into as of February 15, 2023, by and among the parties identified herein as the SVC Parties, the parties identified herein as the TCA Parties and BP Products North America Inc. (“Parent”). RECITALS: WHEREAS, TA LLC leases from the SVC Parties certain real properties and

Voting Agreement, dated as of February 15, 2023, between the Company and BP Products North America Inc.

Exhibit 10.2 EXECUTION VERSION VOTING AGREEMENT This VOTING AGREEMENT (this “Agreement”), dated as of February15, 2023, is entered into by and between BP Products North America Inc., a Maryland corporation (“Parent”) and Service Properties Trust, a Maryland real estate investment trust (the “Stockholder” and, together with Parent, each a “Party” and collectively, the “Parties”), of TravelCenters o

SVC / Service Properties Trust / VANGUARD GROUP INC - SCHEDULE 13G/A Passive Investment

SC 13G/A 1 tv01877-servicepropertiestru.htm SCHEDULE 13G/A SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Schedule 13G Under the Securities Exchange Act of 1934 (Amendment No.: 19)* Name of issuer: Service Properties Trust Title of Class of Securities: REIT CUSIP Number: 81761L102 Date of Event Which Requires Filing of this Statement: December 30, 2022 Check the appropriate box to desig

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): February 3, 2023 SERVICE PROPERTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): February 3, 2023 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): November 15, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

Service Properties Trust (Nasdaq: SVC) Investor Presentation November 2022

Exhibit 99.1 Service Properties Trust (Nasdaq: SVC) Investor Presentation November 2022 2 SERVICE PROPERTIES TRUST (Nasdaq: SVC) | November 2022 Warning Concerning Forward - Looking Statements This presentation contains statements that constitute forward - looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws . Whenever we use words

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the ?Trust?), jointly and severally and fully and unconditionally, guaranteed the Trust?s 7.50% Senior Notes due 2025 and the Trust?s 5.50% Senior Notes due 2027: Exact Name of Subsidiary Guarantor Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associa

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2022 ☐ TRANSITION REPORT PURSUANT

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2022 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Nam

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): November 3, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

Service Properties Trust Announces Third Quarter 2022 Results Net Income of $0.05 Per Common Share 100.0% Increase in Normalized FFO to $0.54 Per Common Share 26.3% Increase in Adjusted EBITDAre to $173.5 Million

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Third Quarter 2022 Results Net Income of $0.05 Per Common Share 100.0% Increase in Normalized FFO to $0.54 Per Common Share 26.3% Increase in Adjusted EBITDAre to $173.5 Million Newton, MA (November 3, 2022). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 30, 2022. To

Royal Sonesta Chase Park Plaza St. Louis, MO THIRD QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Cambridge, MA Supplemental Q3 2022 2 Table of Contents CORPORATE INFORMATIO

Royal Sonesta Chase Park Plaza St. Louis, MO THIRD QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Cambridge, MA Supplemental Q3 2022 2 Table of Contents CORPORATE INFORMATION Company Profile ....................................................................................................................................

Form of Share Award Agreement. (+) (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2022.)

Exhibit 10.2 FORM OF SERVICE PROPERTIES TRUST Share Award Agreement This Share Award Agreement (this ?Agreement?) is made as of ?DATE?, 2022, between ?NAME? (the ?Recipient?) and Service Properties Trust (the ?Company?). In consideration of the mutual promises and covenants contained in this Agreement, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledg

Entry into a Material Definitive Agreement, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): October 4, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

Sixth Amendment to Amended and Restated Credit Agreement, dated as of October 4, 2022, among Service Properties Trust, Wells Fargo Bank, National Association, as Administrative Agent, and each of the other institutions party thereto. (Filed herewith.)

Exhibit 10.1 EXECUTION VERSION SIXTH AMENDMENT TO SECOND AMENDED AND RESTATED CREDIT AGREEMENT This SIXTH AMENDMENT TO SECOND AMENDED AND RESTATED CREDIT AGREEMENT (this ?Amendment?) dated as of October 4, 2022, by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the ?Borrower?), the other Loan Parties solely for the purpose of Sect

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Subsidiary Guarantors The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the ?Trust?), jointly and severally and fully and unconditionally, guaranteed the Trust?s 7.50% Senior Notes due 2025 and the Trust?s 5.50% Senior Notes due 2027: Exact Name of Subsidiary Guarantor Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associa

Royal Sonesta Chase Park Plaza St. Louis, MO SECOND QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Cambridge, MA Supplemental Q2 2022 2 Table of Contents CORPORATE INFORMATI

Royal Sonesta Chase Park Plaza St. Louis, MO SECOND QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Cambridge, MA Supplemental Q2 2022 2 Table of Contents CORPORATE INFORMATION Company Profile ...................................................................................................................................

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2022 ☐ TRANSITION REPORT PURSUANT TO S

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2022 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): August 4, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

First Amendment to Second Amended and Restated Lease Agreement No. 1, dated as of May 6, 2022, among HPT TA Properties Trust, HPT TA Properties LLC and TA Operating LLC. (Filed herewith.)

Exhibit 10.3 FIRST AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 1 THIS FIRST AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 1 (this ?First Amendment?) is entered into as of May 6, 2022, by and between HPT TA PROPERTIES TRUST, a Maryland real estate investment trust, and HPT TA PROPERTIES LLC, a Maryland limited liability company (?HPT? and, collectively with HPT TA Pr

(Schedules thereto filed herewith.)

Exhibit 10.5 SCHEDULE A MANAGERS Sonesta International Hotels Corporation, a Maryland corporation Sonesta Nanuet LLC, a Maryland limited liability company Sonesta NJ LLC, a Maryland limited liability company SCHEDULE B OWNERS Cambridge TRS, Inc., a Maryland corporation HPT CY TRS, Inc., a Maryland corporation SVC Nanuet TRS LLC, a Maryland limited liability company SVC NJ TRS LLC, a Maryland limit

(Schedule of applicable agreements filed herewith.)

Schedule to Exhibit 10.4 There are 3 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as sale hotels, a representative form of which is filed as Exhibit 10.3 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The other 2 management agreements for sale hotels, with t

Service Properties Trust Announces Second Quarter 2022 Results Net Income of $0.07 Per Common Share 238% Increase in Normalized FFO to $0.54 Per Common Share 53% Increase in Adjusted EBITDAre to $181.9 Million Sold 76 Properties Raising Proceeds of $

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Second Quarter 2022 Results Net Income of $0.07 Per Common Share 238% Increase in Normalized FFO to $0.54 Per Common Share 53% Increase in Adjusted EBITDAre to $181.9 Million Sold 76 Properties Raising Proceeds of $523.1 Million YTD Through July 31st Met All Financial Covenant Requirements Newton, MA (August 4, 2022). Service Pr

(Schedules thereto filed herewith.)

Exhibit 10.4 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Service Level Initial Owner?s Priority 1. Intentionally Deleted. 2. Intentionally Deleted. 3. Intentionally Deleted. 4. Intentionally Deleted. 5. Intentionally Deleted. 6. Intentionally Deleted. 7. Intentionally Deleted. 8. Intentionally Deleted. 9. Intentionally Deleted. 10. Sonesta Select Bettendorf 895 Golden Valley Dri

Summary of Trustee Compensation

Exhibit 10.2 SERVICE PROPERTIES TRUST Summary of Trustee Compensation The following is a summary of the currently effective compensation of the Trustees of Service Properties Trust (the ?Company?) for services as Trustees, which is subject to modification at any time by the Board of Trustees (the ?Board?) or the Compensation Committee of the Board, as applicable: ? Each Independent Trustee receive

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Financial Statements and Exhibits, Other Events, Submission of Matters to a Vote of Security Holders

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): June 15, 2022 Service Properties Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 001-11527 04-3262075 (Commission

Service Properties Trust Amended and Restated 2012 Equity Compensation Plan. (+) (Incorporated by reference to the Company’s Current Report on Form 8-K filed on June 16, 2022.)

Exhibit 10.1 SERVICE PROPERTIES TRUST Service Properties Trust hereby adopts the Service Properties Trust Amended and Restated 2012 Equity Compensation Plan, effective as of the Restatement Effective Date (as defined in Section VIII). I. PURPOSE The Plan is intended to advance the interests of the Company and its subsidiaries by providing a means of rewarding selected officers and Trustees of the

SERVICE PROPERTIES TRUST (Nasdaq: SVC) Investor Day: May 23, 2022 2 SERVICE PROPERTIES TRUST (Nasdaq: SVC) | May 2022 Warning Concerning Forward-Looking Statements This presentation contains statements that constitute forward-looking statements withi

Exhibit 99.1 SERVICE PROPERTIES TRUST (Nasdaq: SVC) Investor Day: May 23, 2022 2 SERVICE PROPERTIES TRUST (Nasdaq: SVC) | May 2022 Warning Concerning Forward-Looking Statements This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever we use words such as ?believe,?

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): May 23, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fil

Other Events

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 13, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission Fil

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): May 4, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission File

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2022 ☐ TRANSITION REPORT PURSUANT TO

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2022 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Guarantor Subsidiaries The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the ?Trust?), jointly and severally and fully and unconditionally, guaranteed the Trust?s 7.50% Senior Notes due 2025 and the Trust?s 5.50% Senior Notes due 2027: Exact Name of Guarantor Subsidiary Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associ

Royal Sonesta Chase Park Plaza St. Louis, MO FIRST QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Sonesta Irvine - Orange County Airport Irvine, CA Supplemental Q1 2022 2 Table of Content

Royal Sonesta Chase Park Plaza St. Louis, MO FIRST QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Sonesta Irvine - Orange County Airport Irvine, CA Supplemental Q1 2022 2 Table of Contents CORPORATE INFORMATION Company Profile ..............................................................................................................

Service Properties Trust Announces First Quarter 2022 Results Net Loss of $(0.73) Per Common Share Normalized FFO of $(0.02) Per Common Share Adjusted EBITDAre of $90.1 million Amended Revolving Credit Facility and Extended Maturity to January 2023 P

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces First Quarter 2022 Results Net Loss of $(0.73) Per Common Share Normalized FFO of $(0.02) Per Common Share Adjusted EBITDAre of $90.1 million Amended Revolving Credit Facility and Extended Maturity to January 2023 Progress on Hotel Disposition Plan Continues Newton, MA (May 4, 2022). Service Properties Trust (Nasdaq: SVC) today

Fifth Amendment to Amended and Restated Credit Agreement, dated as of April 14, 2022, among Service Properties Trust, Wells Fargo Bank, National Association, as Administrative Agent, and each of the other institutions party thereto. (Filed herewith.)

Exhibit 10.1 EXECUTION VERSION FIFTH AMENDMENT TO SECOND AMENDED AND RESTATED CREDIT AGREEMENT This FIFTH AMENDMENT TO SECOND AMENDED AND RESTATED CREDIT AGREEMENT (this ?Amendment?) dated as of April 14, 2022, by and among SERVICE PROPERTIES TRUST, a real estate investment trust formed under the laws of the State of Maryland (the ?Borrower?), the other Loan Parties solely for the purpose of Secti

Entry into a Material Definitive Agreement, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): April 14, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No. )

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No. ) Filed by the Registrant Filed by a Party other than the Registrant Check the appropriate box: Preliminary Proxy Statement CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)) Definitive Prox

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.??????) ? ?? ? ? Filed by the Registrant ? ? ?? ? ? Filed by a Party other than the Registrant ? ? ? Check the appropriate box: ? ? ? ? ?? ? ? ? Preliminary Proxy Statement ? ? ? ? ?? ? ? ? CONFIDENTIAL

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): March 10, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission F

Royal Sonesta Chase Park Plaza St. Louis, MO FOURTH QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Kaua'i Resort Lihue Lihue, HI Supplemental Q4 2021 2 Table of Contents COR

Royal Sonesta Chase Park Plaza St. Louis, MO FOURTH QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Kaua'i Resort Lihue Lihue, HI Supplemental Q4 2021 2 Table of Contents CORPORATE INFORMATION Company Profile ...................................................................................................................

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SERVICE PROPERTIES TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Banner NewCo LLC Delaware Cambridge TRS, Inc. Maryland Candlewood Jersey City-Urban Renewal, L.L.C. New Jersey Harbor Court Associates, LLC Maryland Highway Ventures LLC Delaware Highway Ventures Borrower LLC Delaware Highway Ventures Properties LLC Maryland Highway Ventures

s Annual Report on Form 10-K for the year ended December 31, 2021

Exhibit 10.32 SCHEDULE A MANAGERS Sonesta Canada ULC, a British Columbian company Sonesta Chicago LLC, a Maryland limited liability company Sonesta Clift LLC, a Maryland limited liability company Sonesta Gatehall Drive LLC, a Maryland limited liability company Sonesta International Hotels Corporation, a Maryland corporation Sonesta Jersey City LLC, a Maryland limited liability company Sonesta Minn

s Annual Report on Form 10-K for the year ended December 31, 2021

Schedule to Exhibit 10.31 There are 17 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as retained hotels, a representative form of which is filed as Exhibit 10.1 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The other 16 management agreements for retained hot

Service Properties Trust Announces Fourth Quarter 2021 Results Fourth Quarter Net Loss of $(1.21) Per Common Share Fourth Quarter Normalized FFO of $0.17 Per Common Share Fourth Quarter Adjusted EBITDAre of $119.0 million Progress on Hotel Dispositio

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Fourth Quarter 2021 Results Fourth Quarter Net Loss of $(1.21) Per Common Share Fourth Quarter Normalized FFO of $0.17 Per Common Share Fourth Quarter Adjusted EBITDAre of $119.0 million Progress on Hotel Disposition Plan Continues Newton, MA (February 24, 2022). Service Properties Trust (Nasdaq: SVC) today announced its financi

Form 10-K for the year ended December 31, 2021.)

Exhibit 10.31 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Service Level Initial Owner?s Priority 1. Sonesta Simply Suites Birmingham 600 Corporate Ridge Drive Birmingham, AL HPT IHG-2 Properties Trust HPT TRS IHG-2, Inc. Select $596,539 2. Sonesta ES Suites Birmingham Homewood 50 State Farm Parkway Homewood, AL HPTMI Properties Trust HPT TRS MRP, Inc. Select $871,176 3. Sonesta

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): February 24, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commissio

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2021 ☐TRANSITION REPORT PURSUANT TO SECTION

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ?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 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified

(Schedule of applicable agreements filed herewith.)

Schedule to Exhibit 10.28 There are 8 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as sale hotels, a representative form of which is filed as Exhibit 10.3 to our Current Report on Form 8-K dated January 7, 2022 and which is incorporated herein by reference. The other 7 management agreements for sale hotels, with

Schedules thereto

Exhibit 10.29 SCHEDULE A MANAGERS Sonesta International Hotels Corporation, a Maryland corporation Sonesta Mahwah LLC, a Maryland limited liability company Sonesta Nanuet LLC, a Maryland limited liability company Sonesta NJ LLC, a Maryland limited liability company Sonesta Parsippany LLC, a Maryland limited liability company Sonesta Somerset LLC, a Maryland limited liability company Sonesta South

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Guarantor Subsidiaries The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the ?Trust?), jointly and severally and fully and unconditionally, guaranteed the Trust?s 7.50% Senior Notes due 2025 and the Trust?s 5.50% Senior Notes due 2027: Exact Name of Guarantor Subsidiary Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associ

(Schedules thereto filed herewith.)

Exhibit 10.28 SCHEDULE 1 HOTELS Trade Name and Street Address Landlord Owner Service Level Initial Owner?s Priority 1. Sonesta ES Suites Birmingham 3 Greenhill Parkway Birmingham, AL HPT IHG-2 Properties Trust Cambridge TRS, Inc. Select $568,462 2. Sonesta Select Birmingham 4300 Colonnade Parkway Birmingham, AL HPTMI Properties Trust HPT TRS MRP, Inc. Select $1,177,451 3. Sonesta ES Suites Montgom

Second Amendment to Second Amended and Restated Lease Agreement No. 4, dated as of November 9, 2021, among HPT TA Properties Trust, HPT TA Properties LLC and TA Operating LLC. (Filed herewith.)

Exhibit 10.41 SECOND AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 4 THIS SECOND AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 4 (this ?Second Amendment?) is entered into as of November 9, 2021, by and between HPT TA PROPERTIES TRUST, a Maryland real estate investment trust, and HPT TA PROPERTIES LLC, a Maryland limited liability company (collectively, ?Landlord?), an

SVC / Service Properties Trust / VANGUARD GROUP INC - SCHEDULE 13G/A Passive Investment

SC 13G/A 1 tv01871-servicepropertiestru.htm SCHEDULE 13G/A SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Schedule 13G Under the Securities Exchange Act of 1934 (Amendment No.: 18)* Name of issuer: Service Properties Trust Title of Class of Securities: REIT CUSIP Number: 81761L102 Date of Event Which Requires Filing of this Statement: December 31, 2021 Check the appropriate box to desig

Amended, Restated and Consolidated Pooling Agreement for Sale Hotels, dated as of January 1, 2022, among Sonesta International Hotels Corporation, certain subsidiaries of the Company named therein as owners and certain subsidiaries of Sonesta International Hotels Corporation named therein as managers. (Sale Hotels)

Exhibit 10.4 AMENDED, RESTATED AND CONSOLIDATED POOLING AGREEMENT FOR SALE HOTELS THIS AMENDED, RESTATED AND CONSOLIDATED POOLING AGREEMENT FOR SALE HOTELS (this ?Agreement?) is made as of January 1, 2022 (the ?Effective Date?), by and among Sonesta International Hotels Corporation, a Maryland corporation, and the parties listed on Schedule A, as managers (each, a ?Manager? and, collectively, ?Man

Representative Form of Amended and Restated Management Agreement among Sonesta International Hotels Corporation, Cambridge TRS, Inc., HPT CY TRS, Inc., HPT TRS IHG-2, Inc. and HRP TRS MRP, Inc. (Incorporated by reference to the Company’s Current Report on Form 8-K filed on January 10, 2022.)

Exhibit 10.1 AMENDED, RESTATED AND CONSOLIDATED MASTER MANAGEMENT AGREEMENT by and AMONG SONESTA INTERNATIONAL HOTELS CORPORATION as ?MANAGER? AND CAMBRIDGE TRS, INC., HPT CY TRS, INC., HPT TRS IHG-2, INC. and HRP TRS MRP, INC. as ?OWNERS? Dated as of JANUARY 1, 2022 TABLE OF CONTENTS Article I APPOINTMENT OF MANAGER 1 1.01 Appointment 1 1.02 Management of the Hotels 2 1.03 Services Provided by Ma

Representative Form of Amended and Restated Management Agreement among Sonesta International Hotels Corporation, Cambridge TRS, Inc., HPT CY TRS, Inc., HPT TRS IHG-2, Inc. and HRP TRS MRP, Inc. (

Exhibit 10.3 AMENDED, RESTATED AND CONSOLIDATED MASTER MANAGEMENT AGREEMENT FOR SALE HOTELS by and AMONG SONESTA INTERNATIONAL HOTELS CORPORATION as ?MANAGER? AND CAMBRIDGE TRS, INC., HPT CY TRS, INC., HPT TRS IHG-2, INC. and HRP TRS MRP, INC. as ?OWNERS? Dated as of JANUARY 1, 2022 TABLE OF CONTENTS Article I APPOINTMENT OF MANAGER 1 1.01 Appointment 1 1.02 Management of the Hotels 2 1.03 Service

Amended, Restated and Consolidated Pooling Agreement, dated as of January 1, 2022, among Sonesta International Hotels Corporation, certain subsidiaries of the Company named therein as owners and certain subsidiaries of Sonesta International Hotels Corporation named therein as managers. (Retained Hotels) (Incorporated by reference to the Company’s Current Report on Form 8-K filed on January 10, 2022).

Exhibit 10.2 AMENDED, RESTATED AND CONSOLIDATED POOLING AGREEMENT THIS AMENDED, RESTATED AND CONSOLIDATED POOLING AGREEMENT (this ?Agreement?) is made as of January 1, 2022 (the ?Effective Date?), by and among Sonesta International Hotels Corporation, a Maryland corporation, and the parties listed on Schedule A, as managers (each, a ?Manager? and, collectively, ?Managers?), and the parties listed

Entry into a Material Definitive Agreement, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): January 7, 2022 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

Royal Sonesta Chase Park Plaza St. Louis, MO THIRD QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Chicago Downtown Chicago, IL Supplemental Q3 2021 2 Table of Contents CORPO

Royal Sonesta Chase Park Plaza St. Louis, MO THIRD QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Royal Sonesta Chicago Downtown Chicago, IL Supplemental Q3 2021 2 Table of Contents CORPORATE INFORMATION Company Profile .....................................................................................................................

relating to the Company’s 7.50% Senior Notes due 2025. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2021.)

Exhibit 4.22 Supplemental Indenture This Supplemental Indenture (this ?Supplemental Indenture?), dated as of October 28, 2021, among SVC Minneapolis TRS LLC, a limited liability company formed and existing under the laws of the State of Maryland (the ?Additional Subsidiary Guarantor?), a subsidiary of Service Properties Trust, a real estate investment trust organized and existing under the laws of

Representative Form of Management Agreement between Sonesta International Hotels Corporation and Cambridge TRS, Inc. (Conversion Hotels) (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2020.) (Schedule of applicable agreements filed herewith.)

Exhibit 10.2 Schedule to Exhibit 10.2 There are 209 management agreements with subsidiaries of Sonesta Holdco Corporation, or Sonesta, for hotels which we and Sonesta have designated as conversion hotels, a representative form of which is filed as Exhibit 10.6 to our Quarterly Report on Form 10-Q for the quarter ended September 30, 2020 and which is incorporated herein by reference. The other 208

Pooling Agreement, dated as of December 15, 2020, among Sonesta International Hotels Corporation, certain subsidiaries of the Company named therein as owners and certain subsidiaries of Sonesta International Hotels Corporation named therein as managers. (Conversion Hotels) (Filed herewith.)

EX-10.3 6 exhibit103-poolingagreemen.htm EX-10.3 Exhibit 10.3 POOLING AGREEMENT (CONVERSION HOTELS) THIS POOLING AGREEMENT (this “Agreement”) is executed on December 15, 2020, but is made effective as of September 18, 2020, by and among Sonesta International Hotels Corporation, a Maryland corporation, and the other parties listed on Schedule A, as managers (each a “Manager” and collectively, “Mana

First Amendment to Second Amended and Restated Business Management Agreement, effective as of August 1, 2021, between the Company and The RMR Group LLC. (+) (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2021.)

Exhibit 10.1 FIRST AMENDMENT TO SECOND AMENDED AND RESTATED BUSINESS MANAGEMENT AGREEMENT This FIRST AMENDMENT TO SECOND AMENDED AND RESTATED BUSINESS MANAGEMENT AGREEMENT (this ?Amendment?), effective as of August 1, 2021, is made and entered into by and between Service Properties Trust, a Maryland real estate investment trust (the ?Company?), and The RMR Group LLC, a Maryland limited liability c

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of Report (Date of earliest event reported): November 4, 2021 SERVICE PROPERTIES TRUST (Exact Name of Registrant as Specified in Its Charter) Maryland (State or Other Jurisdiction of Incorporation) 1-11527 04-3262075 (Commission

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2021 ☐ TRANSITION REPORT PURSUANT

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2021 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 1-11527 SERVICE PROPERTIES TRUST (Exact Nam

Service Properties Trust Announces Third Quarter 2021 Results Third Quarter Net Loss of $(0.36) Per Common Share Third Quarter Normalized FFO of $0.27 Per Common Share Third Quarter Adjusted EBITDAre of $137.3 million

EXHIBIT 99.1 FOR IMMEDIATE RELEASE Service Properties Trust Announces Third Quarter 2021 Results Third Quarter Net Loss of $(0.36) Per Common Share Third Quarter Normalized FFO of $0.27 Per Common Share Third Quarter Adjusted EBITDAre of $137.3 million Newton, MA (November 4, 2021). Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 30, 202

Supplemental Indenture, dated as of October 28, 2021, among the Company, SVC Minneapolis TRS LLC and U.S. Bank Trust Company, National Association (as successor in interest to U.S. Bank National Association), relating to the Company’s 5.50% Senior Notes due 2027. (Incorporated by reference to the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2021.)

Exhibit 4.26 Supplemental Indenture This Supplemental Indenture (this ?Supplemental Indenture?), dated as of October 28, 2021, among SVC Minneapolis TRS LLC, a limited liability company formed and existing under the laws of the State of Maryland (the ?Additional Subsidiary Guarantor?), a subsidiary of Service Properties Trust, a real estate investment trust organized and existing under the laws of

List of Subsidiary Guarantors. (Filed herewith.)

Exhibit 22.1 List of Guarantor Subsidiaries The following subsidiaries of Service Properties Trust, a Maryland real estate investment trust (the ?Trust?), jointly and severally and fully and unconditionally, guaranteed the Trust?s 7.50% Senior Notes due 2025 and the Trust?s 5.50% Senior Notes due 2027: Exact Name of Guarantor Subsidiary Jurisdiction Cambridge TRS, Inc. Maryland Harbor Court Associ

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Indenture dated February 3, 2016, between Service Properties Trust and U.S. Bank National Association.**

EX-25.1 5 tm2131052d1ex25-1.htm EXHIBIT 25.1 Exhibit 25.1 securities and exchange commission Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK NATIONAL ASSOCIATION (Exact name of trustee as specified in it

As filed with the Securities and Exchange Commission on October 28, 2021

As filed with the Securities and Exchange Commission on October 28, 2021 Registration No.

Statement of Eligibility of Trustee on Form T-1 under the Trust Indenture Act of 1939, as amended, of the trustee under the Senior Indenture.**

EX-25.2 9 tm2124884d2ex25-2.htm EXHIBIT 25.2 Exhibit 25.2 securities and exchange commission Washington, D.C. 20549 FORM T-1 Statement of Eligibility Under The Trust Indenture Act of 1939 of a Corporation Designated to Act as Trustee ¨ Check if an Application to Determine Eligibility of a Trustee Pursuant to Section 305(b)(2) U.S. BANK NATIONAL ASSOCIATION (Exact name of trustee as specified in it