Service Properties Trust Prices $745 Million Asset-Backed Securitization at 5.96% that Matures in March 2031

Contributes an Additional 158 Retail Net Lease Properties to Its Existing Master Trust

Announces Early Redemption of $700 Million 8.375% Senior Notes Due June 2029

Expects Refinancing to Generate Annual Cash Savings of Approximately $14 Million

Service Properties Trust (NASDAQ:SVC) today announced that its wholly owned subsidiaries, SVC ABS LLC, SVC 2026 ABS LLC and SVC 2026 TA ABS LLC, acting as co-issuers, have priced $745 million in principal amount of net lease mortgage notes in a transaction exempt from registration from the Securities Act of 1933, as amended, or the Securities Act, and sold to Qualified Institutional Buyers as defined in Rule 144A under the Securities Act and in offshore transactions to non-U.S. persons outside the U.S. in accordance with Regulation S under the Securities Act. This transaction is expected to close on March 6, 2026, subject to the satisfaction of customary closing conditions. The notes will be issued in three classes to institutional buyers in the following principal amounts, and are expected to be rated by Standard & Poor's Ratings Services as follows:

• Class A: $220.0 million of 5.157% of AAA rated notes
• Class B: $375.0 million of 5.795% of AA rated notes
• Class M: $150.0 million of 7.549% of BBB rated notes

The weighted average coupon of the three classes is 5.96%. The Class A and Class B notes will require monthly principal repayments at an annualized rate of 0.50% and 0.25% of the balance outstanding, respectively, and the Class M notes will require interest payments only. The notes are expected to mature in March 2031 and SVC may redeem the notes at par beginning in March 2029. To support this financing, SVC is contributing 158 retail net lease properties which generate $84 million of annual minimum rents, with an appraised value of approximately $1.1 billion, to its existing master trust. The properties contributed for this financing include 34 travel center properties leased to TravelCenters of America Inc. pursuant to a master lease which SVC refers to as its TA Lease No. 1. The net proceeds from this transaction, after initial purchaser discounts and offering costs, are expected to be approximately $730 million and will be used for the repayment of outstanding debt and general corporate purposes.

SVC also announced the early redemption, in full, of its outstanding 8.375% Senior Guaranteed Unsecured Notes due June 2029 at a redemption price equal to the principal amount of $700 million, plus accrued and unpaid interest thereon, to, but not including, the redemption date of March 7, 2026, and the applicable premium. SVC currently expects to fund this redemption with the proceeds from the net lease mortgage notes transaction.

Brian Donley, Chief Financial Officer of SVC, made the following statement regarding today's announcement:

"We are pleased to announce our second securitization of net lease assets. This financing provides meaningful annual cash interest savings of approximately $14 million, or $.08 per share, and underscores SVC's continued access to efficient sources of capital and proactive approach to balance sheet management."

This announcement is for information purposes only and does not constitute or form any part of an offer to sell or the solicitation of an offer to acquire, purchase or subscribe for securities, nor shall there be any sale of the securities described above in any jurisdiction in which their offer, solicitation or sale would be unlawful prior to the registration or qualification under the securities laws of such state or jurisdiction. The net lease mortgage notes will not be registered under the Securities Act or any state securities laws and, unless so registered, may not be offered or sold in the United States except pursuant to an applicable exemption from the registration requirements of the Securities Act and applicable state securities laws.

About Service Properties Trust

Service Properties Trust (NASDAQ:SVC) is a real estate investment trust with over $10 billion invested in two asset categories: service-focused retail net lease properties and hotels. As of September 30, 2025, SVC owned 752 service-focused retail net lease properties with over 13.1 million square feet throughout the United States. SVC also owned 160 hotels with over 29,000 guest rooms throughout the United States and in Puerto Rico and Canada. SVC is managed by The RMR Group (NASDAQ:RMR), a leading U.S. alternative asset management company with approximately $39 billion in assets under management as of September 30, 2025, and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. SVC is headquartered in Newton, MA.

WARNING REGARDING FORWARD-LOOKING STATEMENTS

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. These forward-looking statements are based upon SVC's present intent, beliefs and expectations, but these statements and the implications of these statements are not guaranteed to occur and may not occur for various reasons, some of which are beyond SVC's control. For example:

• This press release states that the net lease mortgage notes transaction is expected to close on March 6, 2026. The closing of this transaction is subject to various conditions and contingencies as are customary in note purchase agreements in the United States. If these conditions are not satisfied or the specified contingencies do not occur, this transaction may not close.
• SVC's current intent to use the net proceeds from the net lease mortgage notes transaction to redeem its outstanding 8.375% Senior Guaranteed Unsecured Notes due June 2029 is dependent on the closing of the transaction and may not occur.
• Mr. Donley made statements in this press release regarding SVC's expected annual cash interest savings. However, the closing of the financing is subject to conditions and may not occur on the terms or timeline as expected. As a result, SVC may not be able to lock in a lower interest rate and generate its expected annual cash savings.

The information contained in SVC's filings with the Securities and Exchange Commission, including under the caption "Risk Factors" in SVC's periodic reports, or incorporated therein, identifies other important factors that could cause differences from SVC's forward-looking statements. SVC's filings with the SEC are available on the SEC's website at www.sec.gov.

You should not place undue reliance upon forward-looking statements.

Except as required by law, SVC does not intend to update or change any forward-looking statements as a result of new information, future events or otherwise.

A Maryland Real Estate Investment Trust with transferable shares of beneficial interest listed on the Nasdaq.

No shareholder, Trustee or officer is personally liable for any act or obligation of the Trust.

View source version on businesswire.com: https://www.businesswire.com/news/home/20260220045330/en/

Kevin Barry, Senior Director, Investor Relations

(617) 796-8232