{"schema_version":"secwatch.filing_event.v1","accession":"0001474098-26-000040","form_type":"8-K","ticker":"PEB","cik":"0001474098","company_name":"Pebblebrook Hotel Trust","filed_at":"2026-04-28T23:59:59+00:00","discovered_at":"2026-05-14T18:02:32.332247+00:00","generated_at":"2026-05-15T02:50:20.663001+00:00","sec_items":["2.02","9.01"],"event_type":"earnings","sentiment":"positive","materiality_score":0.78,"calibrated_materiality_score":0.78,"confidence":"high","headline":"Pebblebrook Hotel Trust Q1 net loss narrows to $18.4M; Adj FFO per share doubles to $0.32","bullets":["Net loss $18.4M vs $32.2M YoY; Same-Property Hotel EBITDA $82.2M (+27.6%), $8.2M above outlook high-end.","Same-Property RevPAR +11.8% to $216, led by San Francisco (+44.5%) and Los Angeles (+31.5%).","Adjusted FFO per diluted share $0.32, double YoY and $0.09 above outlook high-end.","Balance sheet: net debt/EBITDA improved to 5.5x from 5.9x; cash $204.6M; interest rate 4.1%.","Full-year 2026 outlook raised: Adj EBITDAre midpoint +$10M to $342M; Adj FFO/sh midpoint +$0.09 to $1.65."],"urls":{"canonical":"https://secwatch.observer/filing/0001474098-26-000040","json":"https://secwatch.observer/filing/0001474098-26-000040.json","markdown":"https://secwatch.observer/filing/0001474098-26-000040.md","text":"https://secwatch.observer/filing/0001474098-26-000040.txt","edgar_index":"https://www.sec.gov/Archives/edgar/data/1474098/000147409826000040/0001474098-26-000040-index.htm","edgar_primary_document":"https://www.sec.gov/Archives/edgar/data/1474098/000147409826000040/peb-20260428.htm"},"model":{"generated_by":"deepseek-v4-flash:cloud@v2","generated_at":"2026-05-15T02:50:20.663001+00:00"},"review":{"review_status":"machine_generated","human_reviewed":false,"corrected":false,"correction_note":null,"correction_timestamp":null,"superseded_by":null,"related_filings":[]},"source_grounded_claims":[{"claim_id":"3c1b49833919b7adc746216dd39535f67cfe44de","claim":"Pebblebrook Hotel Trust reported the full year 2026 results: net income ($6.0) to $6.0 million, EPS $1.60 to $1.70. Guidance raised.","evidence_excerpt":"2026 OUTLOOK ▪ Net income (loss): ($6.0) to $6.0 million ▪ Same-Property Total RevPAR Growth Rate: 3.0% to 5.0%; midpoint increased by 75 bps ▪ Adjusted EBITDA re : $336.0 to $348.0 million; midpoint increased by $10.0 million ▪ Adjusted FFO per diluted share: $1.60 to $1.70; midpoint increased by $0.09","evidence_source":"SEC 8-K Item 2.02","evidence_url":"https://www.sec.gov/Archives/edgar/data/1474098/000147409826000040/0001474098-26-000040-index.htm","confidence":0.9,"family_label":"Earnings Releases","details":[{"label":"Period","value":"the full year 2026"},{"label":"Net income","value":"($6.0) to $6.0 million"},{"label":"EPS","value":"$1.60 to $1.70"},{"label":"Guidance","value":"raised"},{"label":"Result","value":"guidance update"}]},{"claim_id":"ce5a3afec0a4120c28febbf2d56021183ed1e8b5","claim":"Pebblebrook Hotel Trust reported the three months ended March 31, 2026 results: net income ($18.4) million, EPS $0.32.","evidence_excerpt":"Net loss: ($18.4) million ▪ Same-Property Hotel EBITDA: $82.2 million, $8.2 million above the high end of the Company’s outlook ▪ Adjusted EBITDA re : $73.3 million, $9.3 million above the outlook’s high end ▪ Adjusted FFO per diluted share: $0.32, exceeding the outlook’s high end by $0.09","evidence_source":"SEC 8-K Item 2.02","evidence_url":"https://www.sec.gov/Archives/edgar/data/1474098/000147409826000040/0001474098-26-000040-index.htm","confidence":0.9,"family_label":"Earnings Releases","details":[{"label":"Period","value":"the three months ended March 31, 2026"},{"label":"Net income","value":"($18.4) million"},{"label":"EPS","value":"$0.32"},{"label":"Result","value":"reported results"}]}],"license":"Source filings: public domain (SEC EDGAR). Summaries (headline + bullets): CC-BY-4.0; attribute https://secwatch.observer"}