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Supplemental Financial Information SEPTEMBER 30, 2026 ANDAZ MAUI AT WAILEA RESORT
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TABLE OF CONTENTS 3 OVERVIEW About Host Hotels & Resorts 4 Analyst Coverage 5 Forward-Looking Statements 6 Non-GAAP Financial Measures 6 7 PROPERTY LEVEL DATA AND CORPORATE MEASURES Comparable Hotel Results by Location 8 Historical Comparable Hotel Results 16 Comparable Hotel Results 2026 Forecast and Full Year 2025 18 Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre for Full Year 2026 Forecasts 21 Ground Lease Summary as of December 31, 2025 22 23 CAPITALIZATION Comparative Capitalization 24 Consolidated Debt Summary 25 Consolidated Debt Maturity 26 Property Transactions 27 28 FINANCIAL COVENANTS Credit Facility and Senior Notes Financial Performance Tests 29 Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio 30 Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio 32 Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio 33 Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test 34 Reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test 35 Reconciliation of GAAP Interest Coverage Ratio to Senior Notes Indenture EBITDA-to-Interest Coverage Ratio 36 Reconciliation of GAAP Assets to Indebtedness Test to Senior Notes Unencumbered Assets to Unsecured Indebtedness Test 37 38 NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION Forecasts 39 Comparable Hotel Operating Statistics and Results 39 Non-GAAP Financial Measures 40
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HOST HOTELS & RESORTS CORPORATE HEADQUARTERS OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION
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© Host Hotels & Resorts, Inc. 4 BAKER'S CAY RESORT KEY LARGO, CURIO COLLECTION BY HILTON About Host Hotels & Resorts (1) Based on market cap as of September 30, 2026. See Comparative Capitalization for calculation. (2) At November 4, 2026. PREMIER U.S. LODGING REIT LUXURY & UPPER UPSCALE CONSOLIDATED HOTELS PORTFOLIO(2) S&P 500 COMPANY $15.6 BILLION MARKET CAP(1) $19.6 BILLION ENTERPRISE VALUE(1) 77 HOTELS 41,800 ROOMS 22 TOP U.S. MARKETS
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Analyst Coverage © Host Hotels & Resorts, Inc. 5 BAIRD Mike Bellisario 414-298-6130 mbellisario@rwbaird.com DEUTSCHE BANK SECURITIES Chris Woronka 212-250-9376 chris.woronka@db.com MORGAN STANLEY & CO. Stephen Grambling 212-761-1010 stephen.grambling@morganstanley.com BARCLAYS Rich Hightower 212-526-8768 richard.hightower@barclays.com EVERCORE ISI Duane Pfennigwerth 212-497-0817 duane.pfennigwerth@evercoreisi.com RAYMOND JAMES & ASSOCIATES RJ Milligan 727-567-2585 rjmilligan@raymondjames.com BOFA SECURITIES, INC. Shaun Kelley 646-855-1005 shaun.kelley@baml.com GREEN STREET ADVISORS Chris Darling 949-640-8780 cdarling@greenst.com STIFEL, NICOLAUS & CO. Simon Yarmak 443-224-1345 yarmaks@stifel.com BMO CAPITAL MARKETS Ari Klein 212-885-4103 ari.klein@bmo.com JEFFERIES David Katz 212-323-3355 dkatz@jefferies.com TRUIST C. Patrick Scholes 212-319-3915 patrick.scholes@suntrust.com CANTOR FITZGERALD Richard Anderson 929-441-6927 richard.anderson@cantor.com JPMORGAN Daniel Politzer 212-622-0110 daniel.politzer@jpmorgan.com UBS SECURITIES LLC Robin Farley 212-713-2060 robin.farley@ubs.com CITI INVESTMENT RESEARCH Smedes Rose 212-816-6243 smedes.rose@citi.com KOLYITCS David Abraham +44 7527 493597 david.abraham@kolytics.com WELLS FARGO SECURITIES LLC James Feldman 212-214-5328 james.feldman@wellsfargo.com COMPASS POINT RESEARCH & TRADING, LLC Ken Billingsley 202-534-1393 kbillingsley@compasspointllc.com LADENBURG THALMANN & CO. Floris Van Dijkum 212-409-2075 fvandijkum@ladenburg.com WOLFE RESEARCH Logan Epstein 646-582-9267 lepstein@wolferesearch.com The Company is followed by the analysts listed above. Please note that any opinions, estimates or forecasts regarding the Company’s performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of the Company or its management. The Company does not by its reference above imply its endorsement of or concurrence with any of such analysts’ information, conclusions or recommendations.
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ABOUT HOST HOTELS & RESORTS Host Hotels & Resorts, Inc., herein referred to as “we,” “Host Inc.,” or the “Company,” is a self-managed and self-administered real estate investment trust that owns hotel properties. We conduct our operations as an umbrella partnership REIT through an operating partnership, Host Hotels & Resorts, L.P. (“Host LP”), of which we are the sole general partner. When distinguishing between Host Inc. and Host LP, the primary difference is approximately 1% of the partnership interests in Host LP held by outside partners as of September 30, 2026, which are non-controlling interests in Host LP in our consolidated balance sheets and are included in net (income) loss attributable to non-controlling interests in our condensed consolidated statements of operations. Readers are encouraged to find further detail regarding our organizational structure in our annual report on Form 10-K. FORWARD-LOOKING STATEMENTS This supplemental information contains forward-looking statements within the meaning of federal securities regulations. These forward-looking statements include, but may not be limited to, our expectations regarding the strength of lodging demand, the continued recovery in Maui from the 2023 wildfires, and 2026 estimates with respect to our business, including our anticipated capital expenditures and financial and operating results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to, those described in the Company’s annual report on Form 10-K and other filings with the SEC. Although the Company believes the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this supplemental presentation is as of November 4, 2026, and the Company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Company’s expectations. NON-GAAP FINANCIAL MEASURES Included in this supplemental information are cer tain “non-GAAP financial measures,” which are measures of our historical or future financial performance that are not calculated and presented in accordance with GAAP (U.S. generally accepted accounting principles), within t he meaning of applicable SEC rules. They are as follows: : ( i) Funds From Operations (“FFO”) and FFO per diluted share (both NAREIT and Adjusted), (ii) EBITDA, both at hotel level and company-wide , (iii) EBITDAre and Adjusted EBITDAre, (iv) Net Operating Income (NOI), (v) Comparable Hotel Operating Statistics and Results and (vi) measures derived from EBITDA and NOI such as EBITDA multiples and capitalization rates. Also included are reconciliations to the most directly comparable GAAP measures. See the Notes to Supplemental Financial Information for definitions of these measures, why we believe these measures are useful and limitations on their use. Also included in this supplemental information is our leverage ratio, unsecured interest coverage ratio and fixed charge coverage ratio, calculated in accordance with our credit facility, along with our EBITDA to interest coverage ratio, indenture indebtedness test, indenture secured indebtedness test, and indenture unencumbered assets to unsecured indebtedness test, calculated in accordance with our senior notes indenture covenants. Included with these ratios are reconciliations calculated in accordance with GAAP. See the Notes to Supplemental Financial Information for information on how these supplemental measures are calculated, why we believe they are useful and limitations on their use. Overview © Host Hotels & Resorts, Inc. 6
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© Host Hotels & Resorts, Inc. 7 OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION 1 HOTEL NASHVILLE
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(1) See the Notes to Supplemental Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. RevPAR is the product of the average daily room rate charged and the average daily occupancy achieved. Total Revenues per Available Room ("Total RevPAR") is a summary measure of hotel results calculated by dividing the sum of room, food and beverage and other ancillary service revenue by room nights available to guests for the period. It includes ancillary revenues not included with RevPAR. (2) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (3) Certain Items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location. Comparable Hotel Results by Location (1) (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 8 Quarter ended September 30, 2026 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Maui 3 1,580 $ 637.25 76.1% $ 484.92 $ 109.7 $ 754.87 $ 7.9 $ 24.5 Jacksonville 1 446 571.04 72.9% 416.13 37.4 911.98 10.2 13.4 Miami 2 1,038 436.84 58.2% 254.44 45.2 459.22 (3.6) 5.3 Oahu 2 876 506.03 82.7% 418.48 52.7 643.91 5.0 11.6 Florida Gulf Coast 4 1,529 358.41 53.9% 193.11 57.1 406.21 (18.5) 1.9 New York 3 2,720 442.30 88.7% 392.53 132.9 531.16 30.8 38.2 Nashville 2 721 345.67 81.5% 281.64 32.4 488.48 5.2 11.6 Phoenix 3 1,565 275.17 40.1% 110.47 40.3 279.75 (11.0) 0.5 Los Angeles/Orange County 3 1,067 313.97 77.4% 242.97 34.5 351.09 6.0 8.1 San Diego 3 3,294 313.84 77.8% 244.08 130.1 429.21 24.7 42.0 Boston 2 1,496 319.87 83.6% 267.46 47.3 343.76 12.7 17.2 Washington, D.C. (CBD) 4 2,788 279.94 67.6% 189.30 70.8 276.10 4.4 17.3 Philadelphia 2 810 258.11 85.0% 219.45 23.8 319.47 6.2 7.8 San Francisco/San Jose 6 4,162 241.98 77.1% 186.54 102.6 267.88 3.8 16.7 Northern Virginia 2 916 273.59 73.8% 201.84 25.4 301.29 3.9 7.1 Chicago 3 1,562 293.68 85.0% 249.64 49.4 343.57 13.3 17.4 Seattle 2 1,315 277.90 86.2% 239.55 37.6 310.71 7.6 10.5 Orlando 1 2,004 209.36 56.9% 119.17 62.5 338.82 9.7 17.3 Austin 2 769 223.81 57.7% 129.15 18.1 255.71 (2.2) 3.7 Atlanta 2 810 225.60 69.0% 155.75 18.7 250.37 1.5 5.4 Houston 4 1,710 200.78 64.9% 130.40 28.7 182.47 4.3 7.8 San Antonio 2 1,512 215.52 62.0% 133.66 28.4 203.81 4.0 7.7 Denver 3 1,342 214.09 75.6% 161.81 29.3 237.11 7.6 10.7 New Orleans 1 1,333 164.81 58.5% 96.46 21.5 175.58 2.0 5.6 Other 6 2,056 221.88 70.9% 157.30 43.4 229.68 4.7 9.8 Other property level (2) 0.1 (0.5) (0.5) Domestic 68 39,421 307.98 71.8% 221.17 1,279.9 352.45 139.7 318.6 International 5 1,499 234.82 74.7% 175.46 32.5 235.72 10.7 12.3 All Locations - comparable hotels 73 40,920 305.20 71.9% 219.50 1,312.4 348.19 150.4 330.9 Non-comparable hotels 2 407 27.5 — 7.2 Gain on sale of property and corporate level income/expense (3) 6.7 (79.7) (13.7) Total 75 41,327 $ — — $ — $ 1,346.6 $ — $ 70.7 $ 324.4
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(1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 9 Quarter ended September 30, 2026 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Equals: Hotel EBITDA Maui 3 1,580 $ 7.9 $ 16.6 $ — $ — $ 24.5 Jacksonville 1 446 10.2 3.2 — — 13.4 Miami 2 1,038 (3.6) 8.9 — — 5.3 Oahu 2 876 5.0 6.6 — — 11.6 Florida Gulf Coast 4 1,529 (18.5) 20.4 — — 1.9 New York 3 2,720 30.8 7.4 — — 38.2 Nashville 2 721 5.2 6.4 — — 11.6 Phoenix 3 1,565 (11.0) 11.5 — — 0.5 Los Angeles/Orange County 3 1,067 6.0 2.1 — — 8.1 San Diego 3 3,294 24.7 17.3 — — 42.0 Boston 2 1,496 12.7 4.5 — — 17.2 Washington, D.C. (CBD) 4 2,788 4.4 12.9 — — 17.3 Philadelphia 2 810 6.2 1.6 — — 7.8 San Francisco/San Jose 6 4,162 3.8 12.9 — — 16.7 Northern Virginia 2 916 3.9 3.2 — — 7.1 Chicago 3 1,562 13.3 4.1 — — 17.4 Seattle 2 1,315 7.6 2.9 — — 10.5 Orlando 1 2,004 9.7 7.6 — — 17.3 Austin 2 769 (2.2) 5.0 0.9 — 3.7 Atlanta 2 810 1.5 3.9 — — 5.4 Houston 4 1,710 4.3 3.5 — — 7.8 San Antonio 2 1,512 4.0 3.7 — — 7.7 Denver 3 1,342 7.6 3.1 — — 10.7 New Orleans 1 1,333 2.0 3.6 — — 5.6 Other 6 2,056 4.7 5.1 — — 9.8 Other property level (1) (0.5) — — — (0.5) Domestic 68 39,421 139.7 178.0 0.9 — 318.6 International 5 1,499 10.7 1.6 — — 12.3 All Locations - comparable hotels 73 40,920 $ 150.4 $ 179.6 $ 0.9 $ — $ 330.9 Non-comparable hotels 2 407 — 7.2 — — 7.2 Gain on sale of property and corporate level income/expense (2) (79.7) 0.4 58.2 7.4 (13.7) Total 75 41,327 $ 70.7 $ 187.2 $ 59.1 $ 7.4 $ 324.4
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(1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 10 Quarter ended September 30, 2025 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Maui 3 1,580 $ 611.54 69.9% $ 427.23 $ 98.2 $ 675.34 $ 3.5 $ 19.9 Jacksonville 1 446 516.44 72.4% 374.11 33.9 826.86 8.5 11.7 Miami 2 1,038 387.67 59.1% 229.04 42.6 433.63 (5.2) 3.5 Oahu 2 876 481.95 83.8% 403.71 50.8 620.81 5.3 11.6 Florida Gulf Coast 4 1,529 375.39 42.7% 160.16 49.4 350.93 (21.8) (2.2) New York 3 2,720 400.99 88.9% 356.36 122.1 487.87 23.2 34.6 Nashville 2 721 330.15 77.6% 256.22 29.8 449.68 3.9 10.0 Phoenix 3 1,565 262.62 61.9% 162.56 58.3 410.51 (0.8) 10.0 Los Angeles/Orange County 3 1,067 308.01 76.7% 236.26 34.8 354.62 3.9 6.7 San Diego 3 3,294 302.44 76.9% 232.44 124.5 410.75 24.9 41.2 Boston 2 1,496 297.49 79.6% 236.86 41.7 303.04 10.8 15.3 Washington, D.C. (CBD) 4 2,788 265.42 56.6% 150.31 59.5 232.09 2.5 13.9 Philadelphia 2 810 231.56 83.9% 194.39 22.5 301.51 4.7 7.2 San Francisco/San Jose 6 4,162 228.63 74.7% 170.68 93.3 243.57 (2.1) 12.1 Northern Virginia 2 916 254.61 72.4% 184.39 22.7 268.82 3.0 6.0 Chicago 3 1,562 275.28 83.7% 230.39 46.5 323.52 12.5 16.6 Seattle 2 1,315 278.57 82.7% 230.37 35.4 292.94 6.1 9.1 Orlando 1 2,004 207.95 54.1% 112.42 58.2 315.86 3.6 13.8 Austin 2 769 205.41 41.4% 85.07 11.1 157.45 (2.0) 2.8 Atlanta 2 810 205.50 69.2% 142.11 16.3 218.67 0.7 4.4 Houston 4 1,710 195.20 61.2% 119.37 25.7 163.15 2.2 7.2 San Antonio 2 1,512 207.97 58.2% 121.08 25.9 186.09 2.6 6.2 Denver 3 1,342 213.29 74.8% 159.43 28.4 230.23 6.8 10.4 New Orleans 1 1,333 150.07 58.8% 88.31 18.5 151.18 2.2 4.4 Other 6 2,056 211.73 72.4% 153.38 43.3 228.83 10.4 10.3 Other property level (1) 0.2 0.8 0.8 Domestic 68 39,421 291.67 69.8% 203.49 1,193.6 328.88 110.2 287.5 International 5 1,499 214.10 72.3% 154.77 28.5 206.87 8.1 9.8 All Locations - comparable hotels 73 40,920 288.73 69.8% 201.71 1,222.1 324.47 118.3 297.3 Non-comparable hotels 2 407 29.4 8.8 14.6 Property transaction adjustments (2) — — 79.8 — 12.2 Gain on sale of property and corporate level income/expense (3) — 35.5 104.2 Total 75 41,327 $ — — $ — $ 1,331.3 $ — $ 162.6 $ 428.3
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(1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 11 Quarter ended September 30, 2025 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Maui 3 1,580 $ 3.5 $ 16.4 $ — $ — $ — $ 19.9 Jacksonville 1 446 8.5 3.2 — — — 11.7 Miami 2 1,038 (5.2) 8.7 — — — 3.5 Oahu 2 876 5.3 6.3 — — — 11.6 Florida Gulf Coast 4 1,529 (21.8) 19.6 — — — (2.2) New York 3 2,720 23.2 11.4 — — — 34.6 Nashville 2 721 3.9 6.1 — — — 10.0 Phoenix 3 1,565 (0.8) 10.8 — — — 10.0 Los Angeles/Orange County 3 1,067 3.9 2.8 — — — 6.7 San Diego 3 3,294 24.9 16.3 — — — 41.2 Boston 2 1,496 10.8 4.5 — — — 15.3 Washington, D.C. (CBD) 4 2,788 2.5 11.6 — — (0.2) 13.9 Philadelphia 2 810 4.7 2.5 — — — 7.2 San Francisco/San Jose 6 4,162 (2.1) 14.2 — — — 12.1 Northern Virginia 2 916 3.0 3.0 — — — 6.0 Chicago 3 1,562 12.5 4.1 — — — 16.6 Seattle 2 1,315 6.1 3.0 — — — 9.1 Orlando 1 2,004 3.6 13.7 — — (3.5) 13.8 Austin 2 769 (2.0) 3.8 1.0 — — 2.8 Atlanta 2 810 0.7 3.7 — — — 4.4 Houston 4 1,710 2.2 4.9 — — 0.1 7.2 San Antonio 2 1,512 2.6 3.6 — — — 6.2 Denver 3 1,342 6.8 3.6 — — — 10.4 New Orleans 1 1,333 2.2 2.2 — — — 4.4 Other 6 2,056 10.4 8.5 — — (8.6) 10.3 Other property level (1) 0.8 — — — — 0.8 Domestic 68 39,421 110.2 188.5 1.0 — (12.2) 287.5 International 5 1,499 8.1 1.7 — — — 9.8 All Locations - comparable hotels 73 40,920 $ 118.3 $ 190.2 $ 1.0 $ — $ (12.2) $ 297.3 Non-comparable hotels 2 407 8.8 5.8 — — — 14.6 Property transaction adjustments (2) — — — — — — 12.2 12.2 Gain on sale of property and corporate level income/expense (3) 35.5 0.4 59.1 9.2 — 104.2 Total 75 41,327 $ 162.6 $ 196.4 $ 60.1 $ 9.2 $ — $ 428.3
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(1) See the Notes to Supplemental Financial Information for a discussion of comparable hotel operating statistics. CBD of a location refers to the central business district. RevPAR is the product of the average daily room rate charged and the average daily occupancy achieved. Total Revenues per Available Room ("Total RevPAR") is a summary measure of hotel results calculated by dividing the sum of room, food and beverage and other ancillary service revenue by room nights available to guests for the period. It includes ancillary revenues not included with RevPAR. (2) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (3) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (4) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location. Comparable Hotel Results by Location (1) (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 12 Year-to-date ended September 30, 2026 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Maui 3 1,580 $ 647.81 77.6% $ 502.67 $ 338.6 $ 785.01 $ 36.6 $ 86.5 Jacksonville 1 446 590.75 75.8% 447.90 122.4 1,005.52 37.7 47.3 Miami 2 1,038 610.37 73.3% 447.62 225.6 771.89 47.7 74.2 Oahu 2 876 499.03 80.3% 400.55 153.4 631.98 12.8 32.5 Florida Gulf Coast 4 1,529 541.75 67.8% 367.51 327.0 783.46 51.3 113.2 New York 3 2,720 410.20 86.2% 353.42 376.9 507.61 77.4 102.3 Nashville 2 721 355.95 80.8% 287.75 96.8 491.88 16.3 35.4 Phoenix 3 1,565 430.33 63.9% 274.90 264.2 618.46 62.5 97.1 Los Angeles/Orange County 3 1,067 318.80 77.6% 247.33 106.5 365.69 17.2 23.4 San Diego 3 3,294 312.45 77.0% 240.45 401.5 446.48 83.3 138.0 Boston 2 1,496 309.93 74.2% 230.10 125.9 308.16 28.0 41.6 Washington, D.C. (CBD) 4 2,788 308.08 69.3% 213.48 239.7 314.92 33.7 71.1 Philadelphia 2 810 256.54 81.2% 208.43 68.7 310.56 16.9 21.8 San Francisco/San Jose 6 4,162 281.75 73.4% 206.69 338.4 297.79 41.2 81.1 Northern Virginia 2 916 278.06 72.9% 202.77 77.2 308.70 12.1 21.8 Chicago 3 1,562 265.10 73.6% 195.20 118.2 277.13 19.3 31.6 Seattle 2 1,315 254.48 71.5% 181.97 88.1 245.44 6.9 15.6 Orlando 1 2,004 243.15 66.9% 162.61 231.5 423.08 61.4 77.3 Austin 2 769 248.25 65.0% 161.32 64.0 305.06 1.4 18.9 Atlanta 2 810 226.09 69.6% 157.25 58.8 266.08 6.3 18.1 Houston 4 1,710 217.35 69.3% 150.63 96.9 207.55 20.0 31.3 San Antonio 2 1,512 228.68 64.3% 147.10 96.4 233.54 19.4 30.4 Denver 3 1,342 206.28 66.6% 137.37 76.2 207.97 16.8 26.7 New Orleans 1 1,333 188.90 61.9% 116.98 72.7 199.75 14.5 24.4 Other 6 2,056 244.59 70.2% 171.69 141.6 252.19 28.3 39.1 Other property level (2) 0.3 (1.3) (1.3) Domestic 68 39,421 331.71 72.5% 240.59 4,307.5 399.76 767.7 1,299.4 International 5 1,499 218.72 67.8% 148.37 84.7 207.04 23.1 27.9 All Locations - comparable hotels 73 40,920 $ 327.84 72.4% $ 237.21 $ 4,392.2 $ 392.74 $ 790.8 $ 1,327.3 Non-comparable hotels 2 407 98.5 19.2 39.7 Property transaction adjustments (3) — — 55.0 — 11.0 Gain on sale of property and corporate level income/expense (4) 86.1 2.5 219.4 Total 75 41,327 — — — $ 4,631.8 — $ 812.5 $ 1,597.4
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(1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 13 Year-to-date ended September 30, 2026 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Maui 3 1,580 $ 36.6 $ 49.9 $ — $ — $ — $ 86.5 Jacksonville 1 446 37.7 9.6 — — — 47.3 Miami 2 1,038 47.7 26.5 — — — 74.2 Oahu 2 876 12.8 19.7 — — — 32.5 Florida Gulf Coast 4 1,529 51.3 61.9 — — — 113.2 New York 3 2,720 77.4 24.9 — — — 102.3 Nashville 2 721 16.3 19.1 — — — 35.4 Phoenix 3 1,565 62.5 34.6 — — — 97.1 Los Angeles/Orange County 3 1,067 17.2 6.2 — — — 23.4 San Diego 3 3,294 83.3 54.7 — — — 138.0 Boston 2 1,496 28.0 13.6 — — — 41.6 Washington, D.C. (CBD) 4 2,788 33.7 37.4 — — — 71.1 Philadelphia 2 810 16.9 4.9 — — — 21.8 San Francisco/San Jose 6 4,162 41.2 39.9 — — — 81.1 Northern Virginia 2 916 12.1 9.7 — — — 21.8 Chicago 3 1,562 19.3 12.3 — — — 31.6 Seattle 2 1,315 6.9 8.7 — — — 15.6 Orlando 1 2,004 61.4 22.8 — — (6.9) 77.3 Austin 2 769 1.4 14.6 2.9 — — 18.9 Atlanta 2 810 6.3 11.8 — — — 18.1 Houston 4 1,710 20.0 10.7 — — 0.6 31.3 San Antonio 2 1,512 19.4 11.0 — — — 30.4 Denver 3 1,342 16.8 9.9 — — — 26.7 New Orleans 1 1,333 14.5 9.9 — — — 24.4 Other 6 2,056 28.3 15.5 — — (4.7) 39.1 Other property level (1) (1.3) — — — — (1.3) Domestic 68 39,421 767.7 539.8 2.9 — (11.0) 1,299.4 International 5 1,499 23.1 4.8 — — — 27.9 All Locations - comparable hotels 73 40,920 $ 790.8 $ 544.6 $ 2.9 $ — $ (11.0) $ 1,327.3 Non-comparable hotels 2 407 19.2 20.5 — — — 39.7 Property transaction adjustments (2) — — — — — — 11.0 11.0 Gain on sale of property and corporate level income/expense (3) 2.5 1.2 173.5 42.2 — 219.4 Total 75 41,327 $ 812.5 $ 566.3 $ 176.4 $ 42.2 $ — $ 1,597.4
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(1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Refer to the table below for reconciliation of net income to EBITDA by location. Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 14 Year-to-date ended September 30, 2025 Location No. of Properties No. of Rooms Average Room Rate Average Occupancy Percentage RevPAR Total revenues Total Revenues per Available Room Hotel Net Income (Loss) Hotel EBITDA Maui 3 1,580 $ 641.29 71.8% $ 460.58 $ 314.3 $ 728.70 $ 33.9 $ 82.7 Jacksonville 1 446 546.80 74.6% 407.90 111.9 918.63 31.8 41.3 Miami 2 1,038 541.24 72.8% 394.28 202.2 694.08 37.8 63.6 Oahu 2 876 482.90 83.5% 403.43 150.1 618.34 16.2 34.8 Florida Gulf Coast 4 1,529 518.80 65.0% 337.19 306.4 734.07 37.2 96.4 New York 3 2,720 381.66 85.9% 327.75 349.9 471.21 53.4 89.8 Nashville 2 721 338.77 80.7% 273.48 92.4 469.46 13.5 31.7 Phoenix 3 1,565 389.03 71.5% 278.30 274.8 651.58 68.6 100.9 Los Angeles/Orange County 3 1,067 306.41 78.2% 239.47 105.2 361.29 12.8 21.2 San Diego 3 3,294 302.30 76.2% 230.25 387.3 430.73 85.3 132.7 Boston 2 1,496 291.42 75.7% 220.46 117.6 287.97 26.5 39.9 Washington, D.C. (CBD) 4 2,788 312.81 63.6% 198.84 221.3 290.96 46.6 72.2 Philadelphia 2 810 235.96 82.1% 193.71 65.4 295.87 13.1 20.5 San Francisco/San Jose 6 4,162 255.37 70.3% 179.44 301.2 265.08 12.9 55.3 Northern Virginia 2 916 268.51 68.6% 184.16 71.3 284.99 12.2 20.4 Chicago 3 1,562 252.43 72.0% 181.64 110.4 258.88 16.1 28.3 Seattle 2 1,315 251.35 71.8% 180.44 86.4 240.72 5.6 14.7 Orlando 1 2,004 237.25 67.0% 158.98 223.7 408.96 70.7 75.6 Austin 2 769 238.80 52.4% 125.10 48.5 231.79 3.7 17.6 Atlanta 2 810 214.99 68.2% 146.72 54.1 244.64 5.6 16.3 Houston 4 1,710 209.62 68.2% 142.92 92.6 198.42 16.9 29.9 San Antonio 2 1,512 223.44 61.8% 138.18 90.8 219.96 16.2 27.1 Denver 3 1,342 203.98 67.2% 137.17 76.0 207.38 13.6 24.5 New Orleans 1 1,333 205.67 65.4% 134.43 78.3 215.07 18.8 25.8 Other 6 2,056 236.90 70.8% 167.72 140.9 250.83 33.5 37.6 Other property level (1) 0.5 0.9 0.9 Domestic 68 39,421 316.34 71.4% 225.90 4,073.5 378.29 703.4 1,201.7 International 5 1,499 196.33 67.9% 133.40 75.0 183.36 18.8 23.9 All Locations - comparable hotels 73 40,920 $ 312.15 71.3% $ 222.51 $ 4,148.5 $ 371.19 $ 722.2 $ 1,225.6 Non-comparable hotels 2 407 66.4 21.8 37.1 Property transaction adjustments (2) — — 296.1 — 70.4 Gain on sale of property and corporate level income/expense (3) — (104.9) 103.3 Total 75 41,327 $ — — $ — $ 4,511.0 $ — $ 639.1 $ 1,436.4
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(1) Other property level includes certain ancillary revenues and related expenses, as well as non-income taxes on TRS leases. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. (3) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the provision for income taxes. These items are reflected in “gain on sale of property and corporate level income/expense.” Comparable Hotel Results by Location (unaudited, in millions, except hotel statistics and per room basis) © Host Hotels & Resorts, Inc. 15 Year-to-date ended September 30, 2025 Location No. of Properties No. of Rooms Hotel Net Income (Loss) Plus: Depreciation Plus: Interest Expense Plus: Income Tax Plus: Property Transaction Adjustments Equals: Hotel EBITDA Maui 3 1,580 $ 33.9 $ 48.8 $ — $ — $ — $ 82.7 Jacksonville 1 446 31.8 9.5 — — — 41.3 Miami 2 1,038 37.8 25.8 — — — 63.6 Oahu 2 876 16.2 18.6 — — — 34.8 Florida Gulf Coast 4 1,529 37.2 59.2 — — — 96.4 New York 3 2,720 53.4 36.4 — — — 89.8 Nashville 2 721 13.5 18.2 — — — 31.7 Phoenix 3 1,565 68.6 32.3 — — — 100.9 Los Angeles/Orange County 3 1,067 12.8 8.4 — — — 21.2 San Diego 3 3,294 85.3 47.4 — — — 132.7 Boston 2 1,496 26.5 13.4 — — — 39.9 Washington, D.C. (CBD) 4 2,788 46.6 34.3 — — (8.7) 72.2 Philadelphia 2 810 13.1 7.4 — — — 20.5 San Francisco/San Jose 6 4,162 12.9 42.4 — — — 55.3 Northern Virginia 2 916 12.2 8.2 — — — 20.4 Chicago 3 1,562 16.1 12.2 — — — 28.3 Seattle 2 1,315 5.6 9.1 — — — 14.7 Orlando 1 2,004 70.7 41.3 — — (36.4) 75.6 Austin 2 769 3.7 11.0 2.9 — — 17.6 Atlanta 2 810 5.6 10.7 — — — 16.3 Houston 4 1,710 16.9 15.4 — — (2.4) 29.9 San Antonio 2 1,512 16.2 10.9 — — — 27.1 Denver 3 1,342 13.6 10.9 — — — 24.5 New Orleans 1 1,333 18.8 7.0 — — — 25.8 Other 6 2,056 33.5 27.0 — — (22.9) 37.6 Other property level (1) 0.9 — — — — 0.9 Domestic 68 39,421 703.4 565.8 2.9 — (70.4) 1,201.7 International 5 1,499 18.8 5.1 — — — 23.9 All Locations - comparable hotels 73 40,920 $ 722.2 $ 570.9 $ 2.9 $ — $ (70.4) $ 1,225.6 Non-comparable hotels 2 407 21.8 15.3 — — — 37.1 Property transaction adjustments (2) — — — — — — 70.4 70.4 Gain on sale of property and corporate level income/expense (3) (104.9) 1.2 172.2 34.8 — 103.3 Total 75 41,327 $ 639.1 $ 587.4 $ 175.1 $ 34.8 $ — $ 1,436.4
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Historical Comparable Hotel Metrics (1) 2026 Comparable Hotel Set (3) Three Months Ended Year Ended March 31, 2026 June 30, 2026 September 30, 2026 March 31, 2025 June 30, 2025 September 30, 2025 December 31, 2025 December 31, 2025 Number of hotels 73 73 73 73 73 73 73 73 Number of rooms 40,920 40,920 40,920 40,920 40,920 40,920 40,920 40,920 Comparable hotel RevPAR $ 242.78 $ 249.62 $ 219.50 $ 232.58 $ 233.58 $ 201.71 $ 218.72 $ 221.56 Comparable hotel occupancy 70.3 % 74.9 % 71.9 % 69.9 % 74.1 % 69.8 % 66.9 % 70.2 % Comparable hotel ADR $ 345.51 $ 333.42 $ 305.20 $ 332.60 $ 315.39 $ 288.73 $ 326.86 $ 315.69 Historical Comparable Hotel Revenues (1)(2) 2026 Comparable Hotel Set (3) Three Months Ended Year Ended March 31, 2026 June 30, 2026 September 30, 2026 March 31, 2025 June 30, 2025 September 30, 2025 December 31, 2025 December 31, 2025 Total revenues $ 1,645 $ 1,640 $ 1,347 $ 1,594 $ 1,586 $ 1,331 $ 1,603 $ 6,114 Less: Revenues from asset disposition (52) (3) — (117) (99) (80) (92) (388) Less: Revenues from non- comparable hotels (33) (38) (28) (11) (26) (29) (30) (96) Less: Revenues from condominium sales (26) (53) (7) — — — (99) (99) Comparable hotel revenues $ 1,534 $ 1,546 $ 1,312 $ 1,466 $ 1,461 $ 1,222 $ 1,382 $ 5,531 Historical Comparable Hotel Results with 2026 Comparable Hotel Set (unaudited, in millions, except hotel statistics) © Host Hotels & Resorts, Inc. 16
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Historical Comparable Hotel EBITDA (1)(2) 2026 Comparable Hotel Set (3) Three Months Ended Year Ended March 31, 2026 June 30, 2026 September 30, 2026 March 31, 2025 June 30, 2025 September 30, 2025 December 31, 2025 December 31, 2025 Net income $ 501 $ 241 $ 71 $ 251 $ 225 $ 163 $ 137 $ 776 Depreciation and amortization 190 193 187 196 195 196 208 795 Interest expense 59 58 59 57 58 60 60 235 Provision (benefit) for income taxes 17 18 7 (1) 27 9 7 42 Gain on sale of property and corporate level income/expense (230) 5 14 9 (8) (104) 29 (74) Property transaction adjustments (11) — — (34) (24) (12) (28) (98) Non-comparable hotel results, net (19) (14) (7) (8) (15) (16) (9) (48) Condominium sales (4) (8) — — 1 1 (19) (17) Comparable hotel EBITDA $ 503 $ 493 $ 331 $ 470 $ 459 $ 297 $ 385 $ 1,611 (1) Comparable hotel results represent adjustments for the following items: (i) to remove the results of operations of our hotels assumed to be sold or held-for-sale as of December 31, 2026, which operations are included in our condensed consolidated statements of operations as continuing operations, (ii) to include the results for periods prior to our ownership for hotels acquired as of September 30, 2026 and (iii) to remove the results of our non-comparable hotels. (2) Comparable hotel revenues and comparable hotel EBITDA are non-GAAP financial measures within the meaning of the rules of the Securities and Exchange commission. See the Notes to Supplemental Financial Information for discussion of these non-GAAP measures. (3) Comparable hotel results include 73 hotels (of our 75 hotels owned at September 30, 2026) that we have assumed will be classified as comparable as of December 31, 2026. Comparable hotel metrics do not yet include the results of 1 Hotel Brooklyn Bridge and Renaissance Dallas at Plano Legacy West Hotel, which were acquired in October 2026. We expect to include the comparable hotel results for these two hotels beginning in the fourth quarter. No assurances can be made as to the hotels that will be in the comparable hotel set for 2026. The following properties are expected to be non-comparable for full year 2026: • The Don CeSar (business disruption due to Hurricane Helene resulting in closure of the hotel beginning at the end of September 2024, reopened in March 2025); and • Alila Ventana Big Sur (business disruption due to local evacuation mandates and regional wildfire activity resulting in closure of the hotel beginning in August 2026, reopened in September 2026). Additionally, revenues and costs, including marketing and administrative expenses, related to the development and sale of condominium units adjacent to the Four Seasons Resort Orlando at Walt Disney World® Resort are excluded from our comparable hotel results. Historical Comparable Hotel Results with 2026 Comparable Hotel Set (cont.) (unaudited, in millions, except hotel statistics) © Host Hotels & Resorts, Inc. 17
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(1) The forecasts are based on the below assumptions: • Comparable hotel RevPAR will increase 6.75% compared to 2025 for the full year forecast, This forecast assumes a continued recovery at our Maui properties from the 2023 wildfires, however the timing of Maui's full recovery remains uncertain. • Comparable hotel EBITDA margins will increase approximately 80 basis points compared to 2025 for the full year forecast. • We expect to spend approximately $550 million to $600 million on capital expenditures. • Includes $3 million of net income and $6 million of EBITDA from the 1 Hotel Brooklyn Bridge and the Renaissance Dallas at Plano Legacy West Hotel, acquired in October 2026. Assumes no additional dispositions or acquisitions during the year. • Assumes an approximate $18 million contribution to net income and Adjusted EBITDAre from the sale of condominium units. • Includes $7 million of gain from business interruption proceeds related to hurricane claims already received in 2026, but assumes no further business interruption proceeds during the year. • Forecast comparable hotel results include 73 hotels (of our 75 hotels owned at September 30, 2026) that we have assumed will be classified as comparable as of December 31, 2026. Comparable hotel metrics do not yet include the results of the 1 Hotel Brooklyn Bridge and the Renaissance Dallas at Plano Legacy West Hotel, which were acquired in October 2026. We expect to include the comparable hotel results for these two hotels beginning in the fourth quarter. See “Comparable Hotel Operating Statistics and Results” in the Notes to Supplemental Financial Information. No assurances can be made as to the hotels that will be in the comparable hotel set for 2026. (2) Property transaction adjustments represent the following items: (i) the elimination of results of operations of our hotels sold or held-for-sale as of the reporting date, which operations are included in our unaudited condensed consolidated statements of operations as continuing operations, and (ii) the addition of results for periods prior to our ownership for hotels acquired as of the reporting date. Forecast data also eliminates results of hotels assumed to be sold during the year. Comparable Hotel Results 2026 Forecast and Full Year 2025 (unaudited, in millions, except hotel statistics) © Host Hotels & Resorts, Inc. 18 2026 Comparable Hotel Set 2026 Forecast(1) 2025 Number of hotels 73 73 Number of rooms 40,920 40,920 Comparable hotel Total RevPAR $ 392.35 $ 370.13 Comparable hotel RevPAR $ 236.52 $ 221.56 Operating profit margin(5) 15.4% 14.0% Comparable hotel EBITDA margin(5) 30.0% 29.2% Food and beverage profit margin(5) 33.6% 32.1% Comparable hotel food and beverage profit margin(5) 33.7% 32.9% Net income $ 978 $ 776 Depreciation and amortization 759 795 Interest expense 243 235 Provision for income taxes 56 42 Gain on sale of property and corporate level income/expense (195) (74) Forecast results for subsequent acquisitions(1) (6) — Property transaction adjustments⁽²⁾ (11) (98) Non-comparable hotel results, net⁽³⁾ (49) (48) Condominium sales ⁽⁴⁾ (18) (17) Comparable hotel EBITDA $ 1,757 $ 1,611
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(3) N o n - c o m p a r a b l e h o t e l r e s u l t s , n e t , i n c l u d e s t h e f o l l o w i n g i t e m s : ( i ) t h e r e s u l t s o f o p e r a t i o n s o f o u r n o n - c o m p a r a b l e h o t e l s , w h i c h o p e r a t i o n s a r e i n c l u d e d i n o u r c o n s o l i d a t e d s t a t e m e n t s o f o p e r a t i o n s a s c o n t i n u i n g o p e r a t i o n s , a n d ( i i ) g a i n s o n b u s i n e s s i n t e r r u p t i o n p r o c e e d s c o v e r i n g l o s t r e v e n u e s w h i l e t h e p r o p e r t y w a s c o n s i d e r e d n o n - c o m p a r a b l e . The following properties are expected to be non- comparable for full year 2026: • The Don CeSar (business disruption due to Hurricane Helene resulting in closure of the hotel beginning at the end of September 2024, reopened in March 2025); and • Alila Ventana Big Sur (business disruption due to local evacuation mandates and regional wildfire activity resulting in closure of the hotel beginning in August 2026, reopened in September 2026). (4) Includes revenues and costs, including marketing and administrative expenses of approximately $6 million million and $2 million for the 2026 forecast and 2025, respectively, related to the development and sale of condominium units adjacent to the Four Seasons Resort Orlando at Walt Disney World® Resort. (5) Profit margins are calculated by dividing the applicable operating profit by the related revenue amount. GAAP profit margins are calculated using amounts presented in the unaudited condensed consolidated statements of operations. Comparable hotel margins are calculated using amounts presented in the following tables, which include reconciliations to the applicable GAAP results: Comparable Hotel Results 2026 Forecast and Full Year 2025 (cont.) (unaudited, in millions, except hotel statistics) © Host Hotels & Resorts, Inc. 19
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Comparable hotel results includes the results of our properties in Maui. The following table reconciles net income to Hotel EBITDA based on the expected 2026 results of these properties (in millions); any changes to net income would be equal to the change in Hotel EBITDA: Forecast non-comparable hotel results, net includes the results of The Don CeSar and Alila Ventana Big Sur. The following table reconciles net income to Hotel EBITDA based on the expected 2026 results of the properties, excluding business interruption proceeds (in millions); any changes to net income would be equal to the change in Hotel EBITDA: Forecast results for the October 2026 acquisitions include the results of the Renaissance Dallas at Plano Legacy West Hotel and 1 Hotel Brooklyn Bridge. The following table reconciles net income to Hotel EBITDA based on the expected 2026 results of the properties from the date of acquisition (in millions): Hotel Net Income (loss) Plus: Depreciation Equals: Hotel EBITDA 2026 Acquisitions $ 3 $ 3 $ 6 Comparable Hotel Results 2026 Forecast and Full Year 2025 (cont.) (unaudited, in millions) © Host Hotels & Resorts, Inc. 20 Forecast Year ended December 31, 2026 Year ended December 31, 2025 Adjustments Adjustments GAAP Results Forecast results for October acquisitions Property Transaction Adjustment Non- comparable hotel results, net Condominium sales Depreciation and corporate level items Comparable hotel Results GAAP Results Property transaction adjustments Non- comparable hotel results, net Condominium sales Depreciation and corporate level items Comparable hotel Results Revenues Room $ 3,650 $ (11) $ (32) $ (70) $ — $ — $ 3,537 $ 3,608 $ (241) $ (56) $ — $ — $ 3,311 Food and beverage 1,839 (8) (16) (40) — — 1,775 1,803 (101) (27) — — 1,675 Other 724 (2) (7) (20) (141) — 554 703 (46) (13) (99) — 545 Total revenues 6,213 (21) (55) (130) (141) — 5,866 6,114 (388) (96) (99) — 5,531 Expenses Room 911 (3) (7) (17) — — 884 906 (52) (12) — — 842 Food and beverage 1,222 (5) (12) (28) — — 1,177 1,224 (78) (21) — — 1,125 Other 2,129 (7) (25) (43) (6) — 2,048 2,154 (160) (39) (2) — 1,953 Depreciation and amortization 759 — — — — (759) — 795 — — — (795) — Cost of goods sold 117 — — — (117) — — 80 — — (80) — — Corporate and other expenses 128 — — — — (128) — 124 — — — (124) — Net gain on insurance settlements (7) — — 7 — — — (24) — 24 — — — Total expenses 5,259 (15) (44) (81) (123) (887) 4,109 5,259 (290) (48) (82) (919) 3,920 Operating Profit - Comparable hotel EBITDA $ 954 $ (6) $ (11) $ (49) $ (18) $ 887 $ 1,757 $ 855 $ (98) $ (48) $ (17) $ 919 $ 1,611 Location No. of Properties Net Income (loss) Plus: Depreciation Equals: Hotel EBITDA Maui 3 $ 56 $ 66 $ 122 Hotel Net Income (loss) Plus: Depreciation Equals: Hotel EBITDA The Don CeSar $ 12 $ 19 $ 31 Alila Ventana Big Sur $ 3 $ 8 $ 11
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(1) See "Comparable Hotel Results 2026 Forecast and Full Year 2025" for forecast assumptions. Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre for Full Year 2026 Forecasts(1) (unaudited in millions, except per share amounts) © Host Hotels & Resorts, Inc. 21 Full Year 2026 Net income $ 978 Interest expense 243 Depreciation and amortization 755 Income taxes 56 EBITDA 2,032 Gain on dispositions (235) Non-cash impairment expense 4 Equity investment adjustments: Equity in earnings of affiliates (25) Pro rata EBITDAre of equity investments 62 EBITDAre 1,838 Adjustments to EBITDAre: Non-cash stock-based compensation expense 27 Adjusted EBITDAre $ 1,865
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(1) Exercise of Host’s option to extend is subject to certain conditions, including the existence of no defaults and subject to any applicable rent escalation or rent re-negotiation provisions. (2) The lease was amended in 2024 resulting in extension of the term and an upfront payment for the extension. No further rental payments are required for the remainder of the lease term. Ground Lease Summary as of December 31, 2025 © Host Hotels & Resorts, Inc. 22 As of December 31, 2025 No. of rooms Lessor Institution Type Minimum rent Current expiration Expiration after all potential options (1) 1 Boston Marriott Copley Place 1,145 Public N/A⁽²⁾ 12/31/2123 12/31/2123 2 Coronado Island Marriott Resort & Spa 300 Public 1,565,770 10/31/2062 10/31/2078 3 Denver Marriott West 305 Private 160,000 12/28/2028 12/28/2058 4 Houston Airport Marriott at George Bush Intercontinental 573 Public 1,560,000 10/31/2053 10/31/2053 5 Houston Marriott Medical Center/Museum District 398 Non-Profit 160,000 12/28/2029 12/28/2059 6 Manchester Grand Hyatt San Diego 1,628 Public 6,600,000 5/31/2067 5/31/2083 7 Marina del Rey Marriott 370 Public 2,082,082 3/31/2043 3/31/2043 8 Marriott Downtown at CF Toronto Eaton Centre 461 Non-Profit 364,300 9/20/2082 9/20/2082 9 Marriott Marquis San Diego Marina 1,366 Public 7,650,541 11/30/2061 11/30/2083 10 Newark Liberty International Airport Marriott 591 Public 2,676,119 12/31/2055 12/31/2055 11 Philadelphia Airport Marriott 419 Public 1,509,994 6/29/2045 6/29/2045 12 San Antonio Marriott Rivercenter 1,000 Private 700,000 12/31/2033 12/31/2063 13 San Francisco Marriott Marquis 1,500 Public 1,500,000 8/25/2046 8/25/2076 14 Santa Clara Marriott 766 Private 100,025 11/30/2028 11/30/2058 15 Tampa Airport Marriott 298 Public 1,545,291 12/31/2043 12/31/2043 16 The Ritz-Carlton, Marina del Rey 304 Public 2,078,916 7/29/2067 7/29/2067 17 The Ritz-Carlton, Tysons Corner 398 Private 1,043,459 6/30/2112 6/30/2112 18 The Westin South Coast Plaza, Costa Mesa 393 Private 625,000 9/30/2059 9/30/2059 Weighted average remaining lease term (assuming all extension options) 47 years Percentage of leases (based on room count) with Public/Private/Non-Profit lessors 70% / 23% / 7%
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OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION SAN FRANCISCO MARRIOTT MARQUIS
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(1) Each OP Unit is redeemable for cash or, at our option, for 1.021494 common shares of Host Inc. At September 30, 2026, June 30, 2026, March 31, 2026, December 31, 2025, and September 30, 2025, there were 9.2 million, 9.4 million, 9.4 million, 9.4 million, and 8.6 million in common OP Units, respectively, held by non-controlling interests. (2) Share prices are the closing price as reported by the NASDAQ. (3) Market value of common equity is calculated as the number of common shares outstanding including assumption of conversion of OP units multiplied the closing share price on that day. (4) Based on pro rata total capitalization at September 30, 2026, adjusted for Host’s common stock price of $25.30 as of October 30, 2026, Host’s net income multiple is 22.1x calculated based on the ratio between our pro rata total capitalization, as adjusted, and our full year 2026 forecast net income and Host’s EBITDA multiple is 11.6x calculated based on the ratio between our pro rata total capitalization, as adjusted, and our full year 2026 forecast Adjusted EBITDAre. See Reconciliation of Net Income to EBITDA, EBITDAre and Adjusted EBITDAre for Full Year 2026 Forecasts. Comparative Capitalization (in millions, except security pricing and per share amounts) © Host Hotels & Resorts, Inc. 24 As of As of As of As of As of September 30, June 30, March 31, December 31, September 30, Shares/Units 2026 2026 2026 2025 2025 Common shares outstanding 685.1 685.0 684.9 687.8 687.7 Common shares outstanding assuming conversion of OP Units (1) 694.6 694.5 694.4 697.4 696.4 Preferred OP Units outstanding 0.01 0.01 0.01 0.01 0.01 Security pricing Common stock at end of quarter (2) $ 22.39 $ 23.71 $ 19.16 $ 17.73 $ 17.02 High during quarter 25.54 25.13 20.40 18.64 17.68 Low during quarter 21.64 19.09 17.79 15.82 15.27 Capitalization Market value of common equity (3) $ 15,552 $ 16,467 $ 13,305 $ 12,365 $ 11,853 Consolidated debt 5,084 5,082 5,079 5,077 5,079 Less: Cash (1,492) (1,953) (1,703) (768) (539) Consolidated total capitalization 19,144 19,596 16,681 16,674 16,393 Plus: Share of debt in unconsolidated investments 480 446 379 329 312 Pro rata total capitalization(4) $ 19,624 $ 20,042 17,060 17,003 16,705 Quarter ended Quarter ended Quarter ended Quarter ended Quarter ended September 30, June 30, March 31, December 31, September 30, 2026 2026 2026 2025 2025 Dividends declared per common share $ 0.20 $ 0.92 $ 0.20 $ 0.35 $ 0.20
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(1) There are no outstanding credit facility revolver borrowings at September 30, 2026 and December 31, 2025. Amount shown represents deferred financing costs related to the credit facility revolver. (2) In accordance with GAAP, total debt includes the debt of entities that we consolidate, but of which we do not own 100%, and excludes the debt of entities that we do not consolidate, but of which we have a non-controlling ownership interest and record our investment therein under the equity method of accounting. As of September 30, 2026, our share of debt in unconsolidated investments is $480 million and none of our debt is attributable to non-controlling interests. (3) Total debt as of September 30, 2026 and December 31, 2025, includes net discounts and deferred financing costs of $59 million and $67 million, respectively. (4) Maturity dates related to the outstanding credit facility term loans reflect the extensions provided by the amended and restated credit facility agreement effective October 21, 2026 . Weighted average interest rate and weighted average maturity is presented as if the amendment was effective at September 30, 2026. Consolidated Debt Summary (in millions) © Host Hotels & Resorts, Inc. 25 Debt Senior debt Rate Maturity date September 30, 2026 December 31, 2025 Series H 3 ⅜% 12/2029 646 645 Series I 3 ½% 9/2030 742 741 Series J 2.9% 12/2031 444 443 Series K 5.7% 7/2034 587 586 Series L 5.5% 4/2035 686 685 Series M 5.7% 6/2032 491 491 Series N 4.25% 12/2028 396 395 2027 Credit facility term loan(4) 4.8% 1/2031 500 500 2028 Credit facility term loan(4) 4.8% 1/2032 500 499 Credit facility revolver(1)(4) —% 1/2031 (1) (3) 4,991 4,982 Mortgage and other debt Mortgage and other debt 4.67% 11/2027 93 95 Total debt(2)(3) $ 5,084 $ 5,077 Percentage of fixed rate debt 80% 80% Weighted average interest rate(4) 4.8% 4.8% Weighted average debt maturity(4) 5.2 years 5.1 years Credit Facility Total capacity $ 1,500 Available capacity 1,500 Consolidated assets encumbered by mortgage debt 1
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(1) Maturity dates related to the outstanding credit facility term loans reflect the extensions provided by the amended and restated credit facility agreement effective October 21, 2026. The first term loan under our credit facility that is due in 2031 has an extension option that would extend maturity of the instrument to 2032, subject to meeting certain conditions, including payment of a fee. The second term loan tranche that is due in 2032 does not have an extension option. (2) Mortgage and other debt excludes principal amortization of $2 million in 2027 for the mortgage loan that matures in 2027. Consolidated Debt Maturity as of September 30, 2026 (in millions) © Host Hotels & Resorts, Inc. 26 Debt Balance (in Millions) 400 650 750 450 500 600 700 500 500 90 Senior Notes Term Loan (1) Mortgage and Other Debt (2) 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 $0 $250 $500 $750 $1,000
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The following table presents net income and hotel EBITDA multiples, cap rates and per key amounts for the 2026 acquisitions through November 4, 2026, with purchase price presented in millions: No. of Rooms Price Net income Cap Rate(5) Cap Rate(3) Net income multiple(5) EBITDA multiple(4) Net income per key EBITDA per key Renaissance Dallas at Plano Legacy West Hotel 308 $ 172 5.7 % 7.9 % 18 x 11.2 x $ 31,500 $ 49,500 1 Hotel Brooklyn Bridge 195 $ 202 5.0 % 8.2 % 20 x 10.2 x $ 52,000 $ 101,000 2026 Acquisitions(1) 503 $ 374 5.3 % 8.0 % 19 x 10.7 x The following table reconciles net income to Hotel EBITDA and Hotel Net Operating Income for the 2026 acquisitions through November 4, 2026 (in millions): (1) Acquisition multiples are based on forecast operations in the year of acquisition . Any forecast incremental increases to net income compared to net income at underwriting would be equal to the incremental increases in Hotel EBITDA. Some operating results are based on actual results from the manager for periods prior to our ownership. Since the operations include periods prior to our ownership, the results may not necessarily correspond to our actual results. (2) Certain items from our statement of operations are not allocated to individual properties, including interest on our senior notes, corporate and other expenses, and the benefit (provision) for income taxes. (3) The cap rate is calculated as the ratio between net operating income (NOI) and the sales price. (4) The EBITDA multiple is calculated as the ratio between the sales price and Hotel EBITDA. (5) Net income cap rate is calculated as the ratio between net income and the sales price. Net income multiple is calculated as the ratio between the sales price and Hotel net income. The reconciliations from net income to Hotel EBITDA and NOI appear above. Property Transactions © Host Hotels & Resorts, Inc. 27 Hotel Net Income(2) Plus: Depreciation Equals: Hotel EBITDA Renewal & Replacement funding Hotel Net Operating Income Renaissance Dallas at Plano Legacy West Hotel $ 9.8 $ 5.4 $ 15.2 $ (1.7) $ 13.5 1 Hotel Brooklyn Bridge $ 10.1 $ 9.6 $ 19.7 $ (3.2) $ 16.5 2026 Acquisitions(1) $ 19.9 $ 15.0 $ 34.9 $ (4.9) $ 30.0
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OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION 1 HOTEL SOUTH BEACH
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On October 21, 2026, we amended our Credit Facility agreement. The covenant requirements are consistent with previous amendment covenant levels: Covenant ratios are calculated using Host’s credit facility and senior notes definitions. See the subsequent pages for a reconciliation of the equivalent GAAP measure. The GAAP ratio is not relevant for the purpose of the financial covenants. The following tables present the financial performance tests for our credit facility and senior notes as of: (1) If the leverage ratio is greater than 7.0x, then the unsecured interest coverage ratio minimum will decrease to 1.50x. (2) The GAAP ratio is based on net income, while the covenant ratio is based on EBITDA. See subsequent pages for a reconciliation of net income to EBITDA. Financial Covenants: Credit Facility and Senior Notes Financial Performance Tests (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 29 Leverage Ratio Maximum 7.25x Fixed Charge Coverage Ratio Minimum 1.25x Unsecured Interest Coverage Ratio Minimum 1.75x (1) September 30, 2026 Credit Facility Financial Performance Tests Permitted GAAP Ratio Covenant Ratio Leverage Ratio Maximum 7.25x 5.4x 2.0x Unsecured Interest Coverage Ratio Minimum 1.75x(1) 4.0x 7.6x Consolidated Fixed Charge Coverage Ratio Minimum 1.25x 4.0x 5.8x September 30, 2026 Bond Compliance Financial Performance Tests Permitted GAAP Ratio Covenant Ratio Indebtedness Test Maximum 65% 40% 22% Secured Indebtedness Test Maximum 40% <1% <1% EBITDA-to-interest Coverage ratio (2) Minimum 1.5x 4.0x 7.5x Ratio of Unencumbered Assets to Unsecured Indebtedness Minimum 150% 251% 446%
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The following tables present the calculation of our leverage ratio using GAAP measures and as used in the financial covenants of the credit facility. In addition, for this quarter, we are also presenting our leverage ratio as adjusted for certain post quarter transactions that are not part of the typical adjustments required under our credit facility definition (“Leverage Ratio per Credit Facility, as Adjusted”): • $162 million cash consideration for the acquisition of Renaissance Dallas at Plano Legacy West Hotel; • $202 million cash consideration for the acquisition of 1 Hotel Brooklyn Bridge; and • the third quarter dividend paid on common stock of $137 million. (1) The following presents the reconciliation of debt to net debt per our credit facility definition, and as adjusted: Financial Covenants: Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 30 GAAP Leverage Ratio Trailing Twelve Months September 30, 2026 Debt $ 5,084 Net income 950 GAAP Leverage Ratio 5.4x Leverage Ratio per Credit Facility Leverage Ratio per Credit Facility, as Adjusted Trailing Twelve Months As Adjusted September 30, 2026 September 30, 2026 Net debt (1) $ 3,629 $ 4,130 Adjusted Credit Facility EBITDA (2) 1,775 1,810 Leverage Ratio 2.0x 2.3x September 30, 2026 Debt $ 5,084 Less: Cash and cash equivalents over $35 million (1,455) Net debt per credit facility definition $ 3,629 Plus: Subsequent cash payments 501 Net debt per credit facility definition, as adjusted $ 4,130
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(2) The following presents the reconciliation of net income to EBITDA, EBITDAre, Adjusted EBITDAre, and Adjusted EBITDA per our credit facility definition in determining leverage ratio, and as adjusted: Financial Covenants: Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 31 Trailing Twelve Months September 30, 2026 Net income $ 950 Interest expense 236 Depreciation and amortization 766 Income taxes 49 EBITDA 2,001 Gain on dispositions (235) Non-cash impairment expense 12 Equity in earnings of affiliates (18) Pro rata EBITDAre of equity investments 54 EBITDAre 1,814 Non-cash stock-based compensation expense 29 Adjusted EBITDAre 1,843 Pro forma EBITDA - Dispositions (38) Non-cash partnership adjustments (30) Adjusted Credit Facility EBITDA $ 1,775 Pro forma EBITDA - Acquisitions 35 Adjusted Credit Facility EBITDA, as adjusted $ 1,810
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The following tables present the calculation of our unsecured interest coverage ratio using GAAP measures and as used in the financial covenants of the credit facility: ` (1) The following reconciles Adjusted Credit Facility EBITDA to Unencumbered Consolidated EBITDA per our credit facility definition. See Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio for calculation and reconciliation of net income to Adjusted Credit Facility EBITDA: (2) The following reconciles GAAP interest expense to unsecured interest expense per our credit facility definition: Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 32 GAAP Interest Coverage Ratio Trailing Twelve Months September 30, 2026 Net income $ 950 Interest expense 236 GAAP Interest Coverage Ratio 4.0x Unsecured Interest Coverage per Credit Facility Ratio Trailing Twelve Months September 30, 2026 Unencumbered consolidated EBITDA per credit facility definition (1) $ 1,767 Adjusted Credit Facility unsecured interest expense (2) 234 Unsecured Interest Coverage Ratio 7.6x Trailing Twelve Months September 30, 2026 Adjusted Credit Facility EBITDA $ 1,775 Less: Encumbered EBITDA (7) Corporate overhead allocated to encumbered assets (1) Unencumbered Consolidated EBITDA per credit facility definition $ 1,767 Trailing Twelve Months September 30, 2026 GAAP Interest expense $ 236 Interest on secured debt (4) Deferred financing cost amortization (8) Capitalized interest 11 Pro forma interest adjustments (1) Adjusted Credit Facility Unsecured Interest Expense $ 234
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The following tables present the calculation of our GAAP Interest coverage ratio and our fixed charge coverage ratio as used in the financial covenants of the credit facility: (1) The following reconciles Adjusted Credit Facility EBITDA to Credit Facility Fixed Charge Coverage Ratio EBITDA. See Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio for calculation and reconciliation of Adjusted Credit Facility EBITDA: (2) The following table calculates the fixed charges per our credit facility definition. See Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Unsecured Interest Coverage Ratio for reconciliation of GAAP interest expense to adjusted unsecured interest expense per our credit facility definition: Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 33 GAAP Fixed Charge Coverage Ratio Trailing Twelve Months September 30, 2026 Net income $ 950 Interest expense 236 GAAP Fixed Charge Coverage Ratio 4.0x Credit Facility Fixed Charge Coverage Ratio Trailing Twelve Months September 30, 2026 Credit Facility Fixed Charge Coverage Ratio EBITDA (1) $ 1,481 Fixed charges (2) 254 Credit Facility Fixed Charge Coverage Ratio 5.8x Trailing Twelve Months September 30, 2026 Adjusted Credit Facility EBITDA $ 1,775 Less: 5% of hotel property gross revenue (293) Less: 3% of revenues from other real estate (1) Credit Facility Fixed Charge Coverage Ratio EBITDA $ 1,481 Trailing Twelve Months September 30, 2026 Adjusted Credit Facility Unsecured Interest Expense $ 234 Interest on secured debt 4 Adjusted Credit Facility Interest Expense 238 Scheduled principal payments 2 Cash taxes on ordinary income 14 Fixed Charges $ 254
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The following tables present the calculation of our total indebtedness to total assets using GAAP measures and as used in the financial covenants of our senior notes indenture: (1) The following reconciles our GAAP total indebtedness to our total indebtedness per our senior notes indenture: (2) The following presents the reconciliation of total assets to adjusted total assets per the financial covenants of our senior notes indenture definition: Financial Covenants: Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 34 GAAP Total Indebtedness to Total Assets September 30, 2026 Debt $ 5,084 Total assets 12,753 GAAP Total Indebtedness to Total Assets 40% Total Indebtedness to Total Assets per Senior Notes Indenture September 30, 2026 Adjusted indebtedness (1) $ 5,109 Adjusted total assets (2) 22,973 Total Indebtedness to Total Assets 22% September 30, 2026 Debt $ 5,084 Add: Deferred financing costs 25 Adjusted Indebtedness per Senior Notes Indenture $ 5,109 September 30, 2026 Total assets $ 12,753 Add: Accumulated depreciation 10,771 Add: Inventory impairment at unconsolidated investment 11 Less: Intangibles (5) Less: Right-of-use assets (557) Adjusted Total Assets per Senior Notes Indenture $ 22,973
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The following table presents the calculation of our secured indebtedness using GAAP measures and as used in the financial covenants of our senior notes indenture: (1) The following presents the reconciliation of mortgage debt to secured indebtedness per the financial covenants of our senior notes indenture definition: (2) See Reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test for reconciliation of GAAP Total Assets to Adjusted Total Assets per our senior notes indenture. Financial Covenants: Reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 35 GAAP Secured Indebtedness September 30, 2026 Mortgage and other secured debt $ 93 Total assets 12,753 GAAP Secured Indebtedness to Total Assets <1% Secured Indebtedness per Senior Notes Indenture September 30, 2026 Secured indebtedness (1) $ 93 Adjusted total assets (2) 22,973 Secured Indebtedness to Total Assets <1% September 30, 2026 Mortgage and other secured debt $ 93 Secured Indebtedness $ 93
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The following tables present the calculation of our interest coverage ratio using our GAAP measures and as used in the financial covenants of the senior notes indenture: (1) See Reconciliation of GAAP Leverage Ratio to Credit Facility Leverage Ratio for the calculation of Adjusted Credit Facility EBITDA and reconciliation to net income. (2) See Reconciliation of GAAP Interest Coverage Ratio to Credit Facility Fixed Charge Coverage Ratio for the calculation of Adjusted Credit Facility interest expense and reconciliation to GAAP interest expense. Financial Covenants: Reconciliation of GAAP Interest Coverage Ratio to Senior Notes Indenture EBITDA-to-Interest Coverage Ratio (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 36 GAAP Interest Coverage Ratio Trailing Twelve Months September 30, 2026 Net income $ 950 Interest expense 236 GAAP Interest Coverage Ratio 4.0x EBITDA to Interest Coverage Ratio Trailing Twelve Months September 30, 2026 Adjusted Credit Facility EBITDA (1) $ 1,775 Non-controlling interest adjustment 2 Adjusted Senior Notes EBITDA 1,777 Adjusted Credit Facility Interest Expense (2) and Adjusted Senior Notes Interest Expense 238 EBITDA to Interest Coverage Ratio 7.5x
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The following tables present the calculation of our total assets to total debt using GAAP measures and unencumbered assets to unsecured debt as used in the financial covenants of our senior notes indenture: (1) The following presents the reconciliation of adjusted total assets to unencumbered assets per the financial covenants of our senior notes indenture definition: (a) See reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test for reconciliation of GAAP Total Assets to Adjusted Total Assets per our senior notes indenture. (2) The following presents the reconciliation of total debt to unsecured debt per the financial covenants of our senior notes indenture definition: (b) See reconciliation of GAAP Indebtedness Test to Senior Notes Indenture Indebtedness Test for reconciliation of GAAP Total Debt to Adjusted Indebtedness per our senior notes indenture. (c) See reconciliation of GAAP Secured Indebtedness Test to Senior Notes Indenture Secured Indebtedness Test for the reconciliation of mortgage and other secured debt to senior notes secured indebtedness. Financial Covenants: Reconciliation of GAAP Assets to Indebtedness Test to Senior Notes Unencumbered Assets to Unsecured Indebtedness Test (unaudited, in millions, except ratios) © Host Hotels & Resorts, Inc. 37 GAAP Assets / Debt September 30, 2026 Total assets $ 12,753 Total debt 5,084 GAAP Total Assets / Total Debt 251% Unencumbered Assets / Unsecured Debt per Senior Notes Indenture September 30, 2026 Unencumbered Assets (1) $ 22,392 Unsecured Debt (2) 5,016 Unencumbered Assets / Unsecured Debt 446% September 30, 2026 Adjusted total assets (a) $ 22,973 Less: Partnership adjustments (310) Less: Inventory impairment at unconsolidated investment (11) Less: Encumbered Assets (260) Unencumbered Assets $ 22,392 September 30, 2026 Adjusted indebtedness (b) $ 5,109 Less: Secured indebtedness (c) (93) Unsecured Debt $ 5,016
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OVERVIEW PROPERTY LEVEL DATA AND CORPORATE MEASURES CAPITALIZATION FINANCIAL COVENANTS NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION GRAND HYATT WASHINGTON
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FORECASTS Our forecast of net income, earnings per diluted share, NAREIT and Adjusted FFO per diluted share, EBITDA, EBITDA re, Adjusted EBITDAre and comparable hotel results are forward-looking statements and are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause actual results and performance to differ materially from those expressed or implied by these forecasts. Although we believe the expectations reflected in the forecasts are based upon reasonable assumptions, we can give no assurance that the expectations will be attained or that the results will not be materially different. Risks that may affect these assumptions and forecasts include the following: potential changes in overall economic outlook make it inherently difficult to forecast the level of RevPAR, earnings and profitability; the amount and timing of debt payments may change significantly based on market conditions, which will directly affect the level of interest expense and net income; the amount and timing of transactions involving shares of our common stock may change based on market conditions; and other risks and uncertainties associated with our business described herein and in our annual report on Form 10-K, quarterly reports on Form 10-Q and current reports on Form 8-K filed with the SEC. COMPARABLE HOTEL OPERATING STATISTICS AND RESULTS To facilitate a year-to-year comparison of our operations, we present certain operating statistics (i.e., Total RevPAR, RevPAR, average daily rate and average occupancy) and operating results (revenues, expenses, hotel EBITDA and associated margins) for the periods included in our reports on a comparable hotel basis in order to enable our investors to better evaluate our operating performance. We define our comparable hotels as those that: (i) are owned or leased by us as of the reporting date and are not classified as held-for-sale; and (ii) have not sustained substantial property damage or business interruption, or undergone large- scale capital projects, in each case requiring closures lasting one month or longer (as further defined below), during the reporting periods being compared. We make adjustments to include recent acquisitions to include results for periods prior to our ownership. For these hotels, since the year-over-year comparison includes periods prior to our ownership, the changes will not necessarily correspond to changes in our actual results. Additionally, operating results of hotels that we sell are excluded from the comparable hotel set once the transaction has closed or the hotel is classified as held-for-sale. The hotel business is capital-intensive and renovations are a regular part of the business. Generally, hotels under renovation remain comparable hotels. A large- scale capital project would cause a hotel to be excluded from our comparable hotel set if it requires the entire property to be closed to hotel guests for one month or longer. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 39
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COMPARABLE HOTEL OPERATING STATISTICS AND RESULTS (continued) Similarly, hotels are excluded from our comparable hotel set from the date that they sustain substantial property damage or business interruption if it requires the property to be closed to hotel guests for one month or longer. In each case, these hotels are returned to the comparable hotel set when the operations of the hotel have been included in our consolidated results for one full calendar year after the hotel has reopened. Often, related to events that cause property damage and the closure of a hotel, we will collect business interruption insurance proceeds for the near-term loss of business. These proceeds are included in net gain on insurance settlements on our condensed consolidated statements of operations. Business interruption insurance gains covering lost revenues while the property was considered non-comparable also will be excluded from the comparable hotel results. Of the 75 hotels that we owned as of September 30, 2026, 73 have been classified as comparable hotels. The operating results of the following properties that we owned as of September 30, 2026 are excluded from comparable hotel results for these periods: • The Don CeSar (business disruption due to Hurricane Helene resulting in closure of the hotel beginning at the end of September 2024, reopened in March 2025); • Alila Ventana Big Sur (business disruption due to local evacuation mandates and regional wildfire activity resulting in closure of the hotel beginning in August 2026, reopened in September 2026); and • Operations related to the development and sale of condominium units on a development parcel adjacent to the Four Seasons Resort Orlando at Walt Disney World® Resort. Comparable hotel metrics do not yet include the results of 1 Hotel Brooklyn Bridge and Renaissance Dallas at Plano Legacy West Hotel, which were acquired in October 2026. We expect to include the comparable hotel results for these two hotels beginning in the fourth quarter. NON-GAAP FINANCIAL MEASURES Included in this supplemental information are certain “non -GAAP financial measures,” which are measures of our historical or future financial performance that are not calculated and presented in accordance with GAAP, within the meaning of applicable SEC rules. They are as follows: (i) FFO and FFO per diluted share (both NAREIT and Adjusted), (ii) EBITDA, both at the hotel level and company-wide, (iii) EBITDA re and Adjusted EBITDA re, (iv) net operating income (NOI), (v) Comparable Hotel Operating Statistics and Results, (vi) measures derived from EBITDA and NOI such as EBITDA multiples and capitalization rates, (vii) Credit Facility Financial Performance Tests, an d (viii) Senior Notes Financial Performance Tests. The following discussion defines these measures and presents why we believe they are useful supplemental measures of our performance. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 40
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NON-GAAP FINANCIAL MEASURES (continued) NAREIT FFO AND NAREIT FFO PER DILUTED SHARE We present NAREIT FFO and NAREIT FFO per diluted share as non-GAAP measures of our performance in addition to our earnings per share (calculated in accordance with GAAP). We calculate NAREIT FFO per diluted share as our NAREIT FFO (defined as set forth below) for a given operating period, as adjusted for the effect of dilutive securities, divided by the number of fully diluted shares outstanding during such period, in accordance with NAREIT guidelines. As noted in NAREIT’s Funds From Operations White Paper – 2018 Restatement, NAREIT defines FFO as net income (calculated in accordance with GAAP) excluding depreciation and amortization related to certain real estate assets, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment expense of certain real estate assets and investments and adjustments for consolidated partially owned entities and unconsolidated affiliates. Adjustments for consolidated partially owned entities and unconsolidated affiliates are calculated to reflect our pro rata share of the FFO of those entities on the same basis. We believe that NAREIT FFO per diluted share is a useful supplemental measure of our operating performance and that the presentation of NAREIT FFO per diluted share, when combined with the primary GAAP presentation of diluted earnings per share, provides beneficial information to investors. By excluding the effect of real estate depreciation, amortization, impairment expense and gains and losses from sales of depreciable real estate, all of which are based on historical cost accounting and which may be of lesser significance in evaluating current performance, we believe that such measures can facilitate comparisons of operating performance between periods and with other REITs, even though NAREIT FFO per diluted share does not represent an amount that accrues directly to holders of our common stock. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. As noted by NAREIT in its Funds From Operations White Paper – 2018 Restatement, the primary purpose for including FFO as a supplemental measure of operating performance of a REIT is to address the artificial nature of historical cost depreciation and amortization of real estate and real estate-related assets mandated by GAAP. For these reasons, NAREIT adopted the FFO metric in order to promote a uniform industry-wide measure of REIT operating performance. ADJUSTED FFO PER DILUTED SHARE We also present Adjusted FFO per diluted share when evaluating our performance because management believes that the exclusion of certain additional items described below provides useful supplemental information to investors regarding our ongoing operating performance. Management historically has made the adjustments detailed below in evaluating our performance, in our annual budget process and for our compensation programs. We believe that the presentation of Adjusted FFO per diluted share, when combined with both the primary GAAP presentation of diluted earnings per share and FFO per diluted share as defined by NAREIT, provides useful supplemental information that is beneficial to an investor’s understanding of our operating performance. We adjust NAREIT FFO per diluted share for the following items, which may occur in any period, and refer to this measure as Adjusted FFO per diluted share: • Gains and Losses on the Extinguishment of Debt – We exclude the effect of finance charges and premiums associated with the extinguishment of debt, including the acceleration of the write-off of deferred financing costs from the original issuance of the debt being redeemed or retired and incremental interest expense incurred during the refinancing period. We also exclude the gains on debt repurchases and the original issuance costs associated with the retirement of preferred stock. We believe that these items are not reflective of our ongoing finance costs. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 41
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NON-GAAP FINANCIAL MEASURES (continued) • Acquisition Costs – Under GAAP, costs associated with completed property acquisitions that are considered business combinations are expensed in the year incurred. We exclude the effect of these costs because we believe they are not reflective of the ongoing performance of the Company. • Litigation Gains and Losses – We exclude the effect of gains or losses associated with litigation recorded under GAAP that we consider to be outside the ordinary course of business. We believe that including these items is not consistent with our ongoing operating performance. • Severance Expense – In certain circumstances, we will add back hotel-level severance expenses when we do not believe that such expenses are reflective of the ongoing operation of our properties. Situations that would result in a severance add-back include, but are not limited to, (i) costs incurred as part of a broad- based reconfiguration of the operating model with the specific hotel operator for a portfolio of hotels and (ii) costs incurred at a specific hotel due to a broad- based and significant reconfiguration of a hotel and/or its workforce. We do not add back corporate-level severance costs or severance costs at an individual hotel that we consider to be incurred in the normal course of business. • Non-Cash Stock-Based Compensation - We exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and consistent with the presentation of Adjusted FFO per diluted share for the majority of other lodging REIT filers. In unusual circumstances, we also may adjust NAREIT FFO for gains or losses that management believes are not representative of the Company’s current operating performance. For example, in 2017, as a result of the reduction of the U.S. federal corporate income tax rate from 35% to 21% by the Tax Cuts and Jobs Act, we remeasured our domestic deferred tax assets as of December 31, 2017 and recorded a one-time adjustment to reduce our deferred tax assets and to increase the provision for income taxes by approximately $11 million. We do not consider this adjustment to be reflective of our ongoing operating performance and, therefore, we excluded this item from Adjusted FFO. EBITDA AND NOI AND ASSOCIATED METRICS Earnings before Interest Expense, Income Taxes, Depreciation and Amortization (“EBITDA”) is a commonly used measure of performance in many industries. Management believes EBITDA provides useful information to investors regarding our results of operations because it helps us and our investors evaluate the ongoing operating performance of our properties after removing the impact of the Company’s capital structure (primarily interest expense) and its asset base (primarily depreciation and amortization). Management also believes the use of EBITDA facilitates comparisons between us and other lodging REITs, hotel owners that are not REITs and other capital-intensive companies. Management uses EBITDA to evaluate property-level results and as one measure in determining the value of acquisitions and dispositions and, like FFO and Adjusted FFO per diluted share, it is widely used by management in the annual budget process and for our compensation programs. Management also uses EBITDA when calculating EBITDA multiples to evaluate acquisitions and dispositions. EBITDA multiples are calculated as the sales price divided by hotel EBITDA. Management believes using EBITDA multiples allow for a consistent valuation method in comparing the purchase or sale value of properties. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 42
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NON-GAAP FINANCIAL MEASURES (continued) For a specific hotel, NOI is calculated as the hotel or entity level EBITDA less an estimate for the annual contractual reserve requirements for renewal and replacement expenditures. Management uses NOI when calculating capitalization rates (“Cap Rates”) to evaluate acquisitions and dispositions. Cap rates are calculated as hotel NOI divided by sales price. As with EBITDA multiples, management believes using Cap Rates allows for a consistent valuation method in comparing the purchase or sale value of properties. EBITDAre AND ADJUSTED EBITDAre We present EBITDA re in accordance with NAREIT guidelines, as defined in its September 2017 white paper “Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate,” to provide an additional performance measure to facilitate the evaluation and comparison of the Company’s results with other REITs. NAREIT defines EBITDA re as net income (calculated in accordance with GAAP) excluding interest expense, income tax, depreciation and amortization, gains or losses on disposition of depreciated property (including gains or losses on change of control), impairment expense for depreciated property and of investments in unconsolidated affiliates caused by a decrease in value of depreciated property in the affiliate, and adjustments to reflect the entity’s pro rata share of EBITDAre of unconsolidated affiliates. We make additional adjustments to EBITDA re when evaluating our performance because we believe that the exclusion of certain additional items described below provides useful supplemental information to investors regarding our ongoing operating performance. We believe that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income, is beneficial to an investor’s understanding of our operating performance. Adjusted EBITDA re also is similar to the measure used to calculate certain credit ratios for our credit facility and senior notes. We adjust EBITDA re for the following items, which may occur in any period, and refer to this measure as Adjusted EBITDAre: • Property Insurance Gains and Property Damage Losses – We exclude the effect of property insurance gains reflected in our condensed consolidated statements of operations because we believe that including them in Adjusted EBITDAre is not consistent with reflecting the ongoing performance of our assets. In addition, property insurance gains could be less important to investors given that the depreciated asset book value written off in connection with the calculation of the property insurance gain often does not reflect the market value of real estate assets. Similarly, losses from property damage or remediation costs that are not covered through insurance are excluded. • Acquisition Costs – Under GAAP, costs associated with completed property acquisitions that are considered business combinations are expensed in the year incurred. We exclude the effect of these costs because we believe they are not reflective of the ongoing performance of the Company. • Litigation Gains and Losses – We exclude the effect of gains or losses associated with litigation recorded under GAAP that we consider to be outside the ordinary course of business. We believe that including these items is not consistent with our ongoing operating performance. • Severance Expense – In certain circumstances, we will add back hotel-level severance expenses when we do not believe that such expenses are reflective of the ongoing operation of our properties. Situations that would result in a severance add-back include, but are not limited to, (i) costs incurred as part of a broad-based reconfiguration of the operating model with the specific hotel operator for a portfolio of hotels and (ii) costs incurred at a specific hotel due to a broad-based and significant reconfiguration of a hotel and/or its workforce. We do not add back corporate-level severance costs or severance costs at an individual hotel that we consider to be incurred in the normal course of business. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 43
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NON-GAAP FINANCIAL MEASURES (continued) • Non-Cash Stock-Based Compensation - We exclude the expense recorded for non-cash stock-based compensation, as it represents a non-cash transaction and the add back is consistent with the calculation of Adjusted EBITDA for our financial covenant ratios under our credit facility and senior notes indentures and consistent with the presentation of Adjusted EBITDAre for the majority of other lodging REIT filers. In unusual circumstances, we also may adjust EBITDA re for gains or losses that management believes are not representative of the Company’s current operating performance. The last adjustment of this nature was a 2013 exclusion of a gain from an eminent domain claim. LIMITATIONS ON THE USE OF NAREIT FFO PER DILUTED SHARE, ADJUSTED FFO PER DILUTED SHARE, EBITDA, EBITDA re AND ADJUSTED EBITDAre We calculate EBITDA re and NAREIT FFO per diluted share in accordance with standards established by NAREIT, which may not be comparable to measures calculated by other companies that do not use the NAREIT definition of EBITDA re and FFO or do not calculate FFO per diluted share in accordance with NAREIT guidance. In addition, although EBITDA re and FFO per diluted share are useful measures when comparing our results to other REITs, they may not be helpful to investors when comparing us to non-REITs. We also calculate Adjusted FFO per diluted share and Adjusted EBITDAre, which measures are not in accordance with NAREIT guidance and may not be comparable to measures calculated by other REITs or by other companies. This information should not be considered as an alternative to net income, operating profit, cash from operations or any other operating performance measure calculated in accordance with GAAP. Cash expenditures for various long-term assets (such as renewal and replacement capital expenditures, with the exception of NOI), interest expense (for EBITDA, EBITDAre, Adjusted EBITDAre, and NOI purposes only), severance expense related to significant property-level reconfiguration and other items have been, and will be, made and are not reflected in the presentations for EBITDA (and measures derived from EBITDA such as NOI, Cap Rates and EBITDA multiples), EBITDA re, Adjusted EBITDAre, NAREIT FFO per diluted share and Adjusted FFO per diluted share. Management compensates for these limitations by separately considering the impact of these excluded items to the extent they are material to operating decisions or assessments of our operating performance. Our consolidated statements of operations and consolidated statements of cash flows in the Company’s annual report on Form 10-K and quarterly reports on Form 10-Q include interest expense, capital expenditures, and other excluded items, all of which should be considered when evaluating our performance, as well as the usefulness of our non-GAAP financial measures. Additionally, NAREIT FFO per diluted share, Adjusted FFO per diluted share, EBITDA, EBITDA re and Adjusted EBITDAre should not be considered as measures of our liquidity or indicative of funds available to fund our cash needs, including our ability to make cash distributions. In addition, NAREIT FFO per diluted share and Adjusted FFO per diluted share do not measure, and should not be used as measures of, amounts that accrue directly to stockholders’ benefit. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 44
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NON-GAAP FINANCIAL MEASURES (continued) Similarly, EBITDAre, Adjusted EBITDA re, NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of our equity investments, and NAREIT FFO and Adjusted FFO per diluted share include adjustments for the pro rata share of non-controlling partners in consolidated partnerships. Our equity investments consist of interests ranging from 11% to 67% in seven domestic partnerships that own a total of 124 properties and a vacation ownership development. Due to the voting rights of the outside owners, we do not control and, therefore, do not consolidate these entities. The non-controlling partners in consolidated partnerships primarily consist of the approximate 1% interest in Host LP held by unaffiliated limited partners and a 15% interest held by an unaffiliated limited partner in a partnership owning one hotel for which we do control the entity and, therefore, consolidate its operations. These pro rata results for NAREIT FFO and Adjusted FFO per diluted share, EBITDA re and Adjusted EBITDA re were calculated as set forth in the definitions above. Readers should be cautioned that the pro rata results presented in these measures for consolidated partnerships (for NAREIT FFO and Adjusted FFO per diluted share) and equity investments may not accurately depict the legal and economic implications of our investments in these entities. COMPARABLE HOTEL PROPERTY LEVEL OPERATING RESULTS We present certain operating results for our hotels, such as hotel revenues, expenses, food and beverage profit, and EBITDA (and the related margins), on a comparable hotel, or "same store," basis as supplemental information for our investors. Our comparable hotel results present operating results for our hotels without giving effect to dispositions or properties that experienced closures due to renovations or property damage, as discussed in “Comparable Hotel Operating Statistics and Results” above. We present comparable hotel EBITDA to help us and our investors evaluate the ongoing operating performance of our comparable hotels after removing the impact of the Company’s capital structure (primarily interest expense) and its asset base (primarily depreciation and amortization expense). Corporate-level costs and expenses also are removed to arrive at property-level results. We believe these property-level results provide investors with supplemental information about the ongoing operating performance of our comparable hotels. Comparable hotel results are presented both by location and for the Company’s properties in the aggregate. We eliminate from our comparable hotel level operating results severance costs related to broad- based and significant property-level reconfiguration that is not considered to be within the normal course of business, as we believe this elimination provides useful supplemental information that is beneficial to an investor’s understanding of our ongoing operating performance. We also eliminate depreciation and amortization expense because, even though depreciation and amortization expense are property-level expenses, these non-cash expenses, which are based on historical cost accounting for real estate assets, implicitly assume that the value of real estate assets diminishes predictably over time. As noted earlier, because real estate values historically have risen or fallen with market conditions, many real estate industry investors have considered presentation of historical cost accounting for operating results to be insufficient. Because of the elimination of corporate-level costs and expenses, gains or losses on disposition, certain severance expenses and depreciation and amortization expense, the comparable hotel operating results we present do not represent our total revenues, expenses, operating profit or net income and should not be used to evaluate our performance as a whole. Management compensates for these limitations by separately considering the impact of these excluded items to the extent they are material to operating decisions or assessments of our operating performance. Our condensed consolidated statements of operations include such amounts, all of which should be considered by investors when evaluating our performance. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 45
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NON-GAAP FINANCIAL MEASURES (continued) We present these hotel operating results on a comparable hotel basis because we believe that doing so provides investors and management with useful information for evaluating the period-to-period performance of our hotels and facilitates comparisons with other hotel REITs and hotel owners. In particular, these measures assist management and investors in distinguishing whether increases or decreases in revenues and/or expenses are due to growth or decline of operations at comparable hotels (which represent the vast majority of our portfolio) or from other factors. While management believes that presentation of comparable hotel results is a supplemental measure that provides useful information in evaluating our ongoing performance, this measure is not used to allocate resources or to assess the operating performance of each of our hotels, as these decisions are based on data for individual hotels and are not based on comparable hotel results in the aggregate. For these reasons, we believe comparable hotel operating results, when combined with the presentation of GAAP operating profit, revenues and expenses, provide useful information to investors and management. CREDIT FACILITY – LEVERAGE, UNSECURED INTEREST COVERAGE AND CONSOLIDATED FIXED CHARGE COVERAGE RATIOS Host’s credit facility contains certain financial covenants, including allowable leverage, unsecured interest coverage and fixed charge ratios, which are determined using EBITDA as calculated under the terms of our credit facility (“Adjusted Credit Facility EBITDA”). The leverage ratio is defined as net debt plus preferred equity to Adjusted Credit Facility EBITDA. The unsecured interest coverage ratio is defined as unencumbered Adjusted Credit Facility EBITDA to unsecured consolidated interest expense. The fixed charge coverage ratio is defined as Adjusted Credit Facility EBITDA divided by fixed charges, which include interest expense, required debt amortization payments, cash taxes and preferred stock payments. These calculations are based on pro forma results for the prior four fiscal quarters giving effect to transactions such as acquisitions, dispositions and financings as if they occurred at the beginning of the period. The credit facility also incorporates by reference the ratio of unencumbered assets to unsecured indebtedness test from our senior notes indentures, calculated in the same manner, and the covenant is discussed below with the senior notes covenants. Additionally, total debt used in the calculation of our leverage ratio is based on a “net debt” concept, under which cash and cash equivalents in excess of $35 million are deducted from our total debt balance. Management believes these financial ratios provide useful information to investors regarding our compliance with the covenants in our credit facility and our ability to access the capital markets, in particular debt financing. SENIOR NOTES INDENTURE – INDEBTEDNESS TEST, SECURED INDEBTEDNESS TO TOTAL ASSETS TEST, EBITDA-TO-INTEREST COVERAGE RATIO AND RATIO OF UNENCUMBERED ASSETS TO UNSECURED INDEBTEDNESS Host’s senior notes indentures contains certain financial covenants, including allowable indebtedness, secured indebtedness to total assets, EBITDA-to-interest coverage and unencumbered assets to unsecured indebtedness. The indebtedness test is defined as adjusted indebtedness, which includes total debt adjusted for deferred financing costs, divided by adjusted total assets, which includes undepreciated real estate book values (“Adjusted Total Assets”). The secured indebtedness to total assets is defined as secured indebtedness, which includes mortgage debt and finance leases, divided by Adjusted Total Assets. The EBITDA-to-interest coverage ratio is defined as EBITDA as calculated under our senior notes indenture (“Adjusted Senior Notes EBITDA”) to interest expense as defined by our senior notes indenture. The ratio of unencumbered assets to unsecured indebtedness is defined as unencumbered adjusted assets, which includes Adjusted Total Assets less encumbered assets, divided by unsecured debt, which includes the aggregate principal amount of outstanding unsecured indebtedness plus contingent obligations. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 46
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NON-GAAP FINANCIAL MEASURES (continued) Under the terms of the senior notes indentures, interest expense excludes items such as the gains and losses on the extinguishment of debt, deferred financing charges related to the senior notes or the credit facility, amortization of debt premiums or discounts that were recorded at issuance of a loan to establish its fair value and non-cash interest expense, all of which are included in interest expense on our consolidated statement of operations. As with the credit facility covenants, management believes these financial ratios provide useful information to investors regarding our compliance with the covenants in our senior notes indentures and our ability to access the capital markets, in particular debt financing. LIMITATIONS ON CREDIT FACILITY AND SENIOR NOTES CREDIT RATIOS These metrics are useful in evaluating the Company’s compliance with the covenants contained in its credit facility and senior notes indentures. However, because of the various adjustments taken to the ratio components as a result of negotiations with the Company’s lenders and noteholders they should not be considered as an alternative to the same ratios determined in accordance with GAAP. For instance, interest expense as calculated under the credit facility and senior notes indenture excludes the items noted above such as deferred financing charges and amortization of debt premiums or discounts, all of which are included in interest expense on our consolidated statement of operations. Management compensates for these limitations by separately considering the impact of these excluded items to the extent they are material to operating decisions or assessments of performance. In addition, because the credit facility and indenture ratio components are also based on pro forma results for the prior four fiscal quarters, giving effect to transactions such as acquisitions, dispositions and financings as if they occurred at the beginning of the period, they are not reflective of actual performance over the same period calculated in accordance with GAAP. NOTES TO SUPPLEMENTAL FINANCIAL INFORMATION © Host Hotels & Resorts, Inc. 47