Use these links to rapidly review the documentTable of Contents Item 15. Exhibits and Financial Statement Schedules

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSIONWASHINGTON, D.C. 20549

FORM 10-K

ý

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934For the fiscal year ended December 31, 2009oro

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934


Commission file number 1-115272

HOSPITALITY PROPERTIES TRUST(Exact Name of Registrant as Specified in Its Charter)

Maryland(State of Organization)

04-3262075(IRS Employer Identification No.)400 Centre Street, Newton, Massachusetts(Address of Principal Executive Offices)

02458(Zip Code)


Registrant's
Telephone Number, Including Area Code617-964-8389

Securities
registered pursuant to Section 12(b) of the Act:

Title Of Each Class

Name Of Each Exchange On Which RegisteredCommon Shares of Beneficial Interest

New York Stock ExchangeSeries B Cumulative Redeemable Preferred
Shares of Beneficial Interest

New York Stock ExchangeSeries C Cumulative Redeemable Preferred
Shares of Beneficial Interest

New York Stock Exchange


Securities
registered pursuant to Section 12(g) of the Act:None

Indicate
by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities
Act. Yes ý    No o

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the
Act. Yes o    No ý

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act
of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the
past 90 days. Yes ý    No o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to
be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter
period that the registrant was required to submit and post such
files). Yes o    No o

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not
be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to
this Form 10-K.    ý

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting
company. See definition of "large accelerated filer", "accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act. (Check One):

Large accelerated filer ý

Accelerated filer o

Non-accelerated filer o (Do not check if a
smaller reporting company)

Smaller reporting company o


Indicate
by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange
Act). Yes o    No ý

The aggregate market value of the voting shares of the registrant held by non-affiliates was $1.3 billion based on the $11.89 closing price per
common share on the New York Stock Exchange on June 30, 2009. For purposes of this calculation, an aggregate of 427,533 common shares of beneficial interest $0.01 par value, held by the
trustees and officers of the registrant have been included in the number of shares held by affiliates.

Number
of the registrant's common shares outstanding as of February 23, 2010: 123,380,335.

References
in this Annual Report on Form 10-K to the "Company," "HPT," "we," "us" or "our" include Hospitality Properties Trust and its consolidated subsidiaries
unless otherwise expressly stated or the context indicates otherwise.

DOCUMENTS INCORPORATED BY REFERENCE

Certain information required in Items 10, 11, 12, 13 and 14 of Part III of this Annual Report on Form 10-K is to be incorporated
herein by reference to our definitive Proxy Statement as filed with the SEC for the Annual Meeting of Shareholders to be held on April 15, 2010, or our definitive Proxy Statement.



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WARNING CONCERNING FORWARD LOOKING STATEMENTS

THIS ANNUAL REPORT OF FORM 10-K CONTAINS STATEMENTS AND IMPLICATIONS WHICH CONSTITUTE FORWARD LOOKING STATEMENTS WITHIN THE
MEANING OF THE PRIVATE SECURITIES LITIGATION REFORM ACT OF 1995 AND OTHER FEDERAL SECURITIES LAWS. WHENEVER WE USE WORDS SUCH AS "BELIEVE", "EXPECT", "ANTICIPATE", "INTEND", "PLAN", "ESTIMATE",
OR SIMILAR EXPRESSIONS, WE ARE MAKING FORWARD LOOKING STATEMENTS. THESE FORWARD LOOKING STATEMENTS ARE BASED UPON OUR PRESENT INTENT, BELIEFS OR EXPECTATIONS, BUT FORWARD LOOKING STATEMENTS ARE NOT
GUARANTEED TO OCCUR AND MAY NOT OCCUR. FORWARD LOOKING STATEMENTS IN THIS REPORT RELATE TO VARIOUS ASPECTS OF OUR BUSINESS, INCLUDING:



OUR
ACTUAL RESULTS MAY DIFFER MATERIALLY FROM THOSE CONTAINED IN OR IMPLIED BY OUR FORWARD LOOKING STATEMENTS AS A RESULT OF VARIOUS FACTORS. FACTORS THAT COULD HAVE A MATERIAL ADVERSE
EFFECT ON OUR FORWARD LOOKING STATEMENTS AND UPON OUR BUSINESS, RESULTS OF OPERATIONS, FINANCIAL CONDITION, FUNDS FROM OPERATIONS, CASH AVAILABLE FOR DISTRIBUTION, CASH FLOWS, LIQUIDITY AND PROSPECTS
INCLUDE, BUT ARE NOT LIMITED TO:



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FOR
EXAMPLE:



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THESE
RESULTS COULD OCCUR DUE TO MANY DIFFERENT CIRCUMSTANCES, SOME OF WHICH ARE BEYOND OUR CONTROL, SUCH AS NATURAL DISASTERS OR CHANGES IN OUR MANAGERS' OR TENANTS' REVENUES OR COSTS,
OR CHANGES IN CAPITAL MARKETS OR THE ECONOMY GENERALLY.

THE
INFORMATION CONTAINED ELSEWHERE IN THIS ANNUAL REPORT ON FORM 10-K OR INCORPORATED HEREIN IDENTIFIES OTHER IMPORTANT FACTORS THAT COULD CAUSE DIFFERENCES FROM OUR
FORWARD LOOKING STATEMENTS.

YOU
SHOULD NOT PLACE UNDUE RELIANCE UPON FORWARD LOOKING STATEMENTS.

EXCEPT
AS REQUIRED BY LAW, WE DO NOT INTEND TO UPDATE OR CHANGE ANY FORWARD LOOKING STATEMENTS AS A RESULT OF NEW INFORMATION, FUTURE EVENTS OR OTHERWISE.

STATEMENT CONCERNING LIMITED LIABILITY

THE AMENDED AND RESTATED DECLARATION OF TRUST ESTABLISHING HOSPITALITY PROPERTIES TRUST, DATED AUGUST 21, 1995, AS AMENDED AND
SUPPLEMENTED, AS FILED WITH THE STATE DEPARTMENT OF ASSESSMENTS AND TAXATION OF MARYLAND, PROVIDES THAT NO TRUSTEE, OFFICER, SHAREHOLDER, EMPLOYEE OR AGENT OF HOSPITALITY PROPERTIES TRUST SHALL BE
HELD TO ANY PERSONAL LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF, OR CLAIM AGAINST, HOSPITALITY PROPERTIES TRUST. ALL PERSONS DEALING WITH HOSPITALITY PROPERTIES TRUST IN ANY WAY SHALL LOOK
ONLY TO THE ASSETS OF HOSPITALITY PROPERTIES TRUST FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION.

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HOSPITALITY PROPERTIES TRUST
2009 FORM 10-K ANNUAL REPORT

Table of Contents



PagePart IItem 1.

Business


1Item 1A.

Risk Factors


36Item 1B.

Unresolved Staff Comments


48Item 2.

Properties


49Item 3.

Legal Proceedings


50Item 4.

Submission of Matters to a Vote of Security Holders


50Part IIItem 5.

Market for the Registrant's Common Equity, Related Stockholder
Matters and Issuer Purchases of Equity Securities


51Item 6.

Selected Financial Data


51Item 7.

Management's Discussion and Analysis of Financial Condition and
Results of Operations


53Item 7A.

Quantitative and Qualitative Disclosures About Market
Risk


78Item 8.

Financial Statements and Supplementary
Data


80Item 9.

Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure


80*Item 9A.

Controls and Procedures


80Item 9B.

Other Information


81*Part IIIItem 10.

Directors, Executive Officers and Corporate
Governance


82Item 11.

Executive Compensation


82*Item 12.

Security Ownership of Certain Beneficial Owners and Management and
Related Stockholder Matters


82*Item 13.

Certain Relationships and Related Transactions, and Director
Independence


83Item 14.

Principal Accountant Fees and Services


83*Part IVItem 15.

Exhibits and Financial Statement
Schedules


84


*Incorporated
by reference to our definitive Proxy Statement as filed with the SEC.


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PART I

Item 1.    Business

The Company.We are a real estate investment trust, or REIT, formed in 1995 under the laws of the State of Maryland. As of
December 31, 2009,
we owned 289 hotels with 42,880 rooms or suites, and 185 travel centers. Our properties are located in 44 states in the United States, Canada and Puerto Rico. Our principal place of business is 400
Centre Street, Newton, Massachusetts 02458, and our telephone number is (617) 964-8389.

Our
principal external growth strategy is to expand our investments in high quality real estate used in hospitality industries and enter leases and management agreements with qualified
operators which generate returns to us that exceed our operating and capital costs. Our principal internal growth strategy is to participate through percentage returns and rents in increases in total
sales at our properties, and, under some of our hotel management agreements, increases in the operating income of our properties.

Our
investment, financing and disposition policies and business strategies are established by our Board of Trustees and may be changed by our Board of Trustees at any time without
shareholder approval.

HOTEL PROPERTIES

As of December 31, 2009, our hotels are operated as Courtyard by Marriott®, Candlewood Suites®,
Staybridge Suites®, Residence Inn by Marriott®, Crowne Plaza Hotels & Resorts®, Hyatt Place®, InterContinental Hotels &
Resorts®, Marriott Hotels and Resorts®, Radisson® Hotels & Resorts, TownePlace Suites by Marriott®, Country Inns & Suites by
Carlson®, Holiday Inn Hotels & Resorts®, SpringHill Suites by Marriott®, or Park Plaza® Hotels & Resorts.

Courtyard by Marriott®hotels are designed to attract both business and leisure travelers. A typical Courtyard by
Marriott® hotel has 80-150 guest rooms. Most Courtyard by Marriott® hotels are situated on well landscaped grounds and typically are built with a courtyard
containing a patio, pool and socializing area that may be enclosed depending upon location. These hotels generally have a market offering 24 hour snacks & beverages, a restaurant,
lounge, meeting rooms, business services, a fitness center, guest laundry and a pool. The guest rooms are similar in size and furnishings to guest rooms in full service Marriott® hotels.
In addition, many of the same amenities as would be available in full service Marriott® hotels are available in Courtyard by Marriott® hotels, except that restaurants may be
open only for breakfast or serve limited menus, room service may not be available and meeting and function rooms are limited in size and number. According to Marriott International, Inc., or
Marriott, as of December 2009, 858 Courtyard by Marriott® hotels were open and operating in the United States and internationally. We believe that the Courtyard by Marriott®
brand is a leading brand in the upscale, select service segment of the United States hotel industry. We have invested a total of $856 million in 71 Courtyard by Marriott® hotels
with a total of 10,281 rooms.

Candlewood Suites®hotels are mid priced extended stay hotels which offer studio and one bedroom suites designed for business
and leisure travelers expecting to stay five or more nights. Each Candlewood Suites® suite contains a fully equipped kitchen, a combination living and work area and a sleeping area. The
kitchen typically includes a full size microwave, full size refrigerator, stove, dishwasher and coffee maker. The living area generally contains a convertible sofa or recliner, television, combination
videocassette and DVD player and compact disc player. The work area includes a large desk and executive chair, free high speed internet access, two phone lines, voice mail and free local calls. Most
Candlewood Suites® suites contain a king size bed. Other amenities generally offered at each Candlewood Suites® hotel include a fitness center, guest laundry facilities and a
Candlewood Cupboard® area where guests can purchase light meals, snacks and other refreshments 24 hours a day.

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According
to InterContinental Hotels Group PLC, or InterContintental, the owner of the Candlewood Suites® brand, there were 254 Candlewood Suites® hotels open and
operating in the United States and internationally as of December 2009. We have invested $589 million in 76 Candlewood Suites® hotels with a total of 9,220 suites.

Staybridge Suites®are upscale extended stay hotels generally offer residential style studio and one or two bedroom suites for
business, governmental, relocations and family travelers. Each suite typically offers a fully equipped kitchen and a work area with an oversized desk, multi-feature telephones, an ergonomically
designed chair and high speed internet access. Other amenities usually include a free breakfast buffet, evening receptions, an on site convenience store, complimentary guest laundry, fitness center
and 24 hour business center. According to InterContinental, the owner of the Staybridge Suites® brand, there were 182 Staybridge Suites® hotels open and operating in the
United States and internationally as of December 2009. We have invested a total of $478 million in 35 Staybridge Suites® hotels with a total of 4,338 suites.

Residence Inn by Marriott®hotels are designed to provide business, governmental and family travelers with all the comforts of
home while on long-term trips. Residence Inn by Marriott® hotels generally have between 80 and 130 studio, one bedroom and two bedroom suites. Most Residence Inn by
Marriott® hotels are designed as residential style buildings with landscaped walkways, courtyards and recreational areas. Residence Inn by Marriott® hotels do not have
restaurants. All offer complimentary continental breakfast and a complimentary evening hospitality hour. In addition, each suite contains a fully equipped kitchen and many have fireplaces. Most
Residence Inn by Marriott® hotels also have swimming pools, exercise rooms, business centers, a Sport Court® and guest laundry. According to Marriott, as of December 2009, 608
Residence Inn by Marriott® hotels were open and operating in the United States, Mexico and Canada. We believe that the Residence Inn by Marriott® brand is a leading brand in
the extended stay segment of the United States hotel industry. We have invested a total of $460 million in 37 Residence Inn by Marriott® hotels with a total of 4,695 suites.

Crowne Plaza Hotels & Resorts®is InterContinental's upscale brand targeted at the business and leisure guest seeking
upscale accommodations at a reasonable price. Crowne Plaza Hotels & Resorts® have a particular focus on small to medium sized meeting accommodations and related services. Our Crowne
Plaza Hotels & Resorts® contain between 295 and 613 rooms and between 5,000 and 25,000 square feet of meeting and banquet space. With its wide variety of premium services and
amenities, including fully-appointed guest rooms with ample work space, full complement of business services, concierge services, dining choices, quality fitness facilities and comprehensive meeting
capabilities, Crowne Plaza Hotels & Resorts® attempts to exceed guest expectations by providing "the right room, the right technology and the right service". According to
InterContinental, there were 366 Crowne Plaza Hotels & Resorts® open and operating worldwide as of December 2009. We have invested a total of $381 million in 12 Crowne Plaza
Hotels & Resorts® with a total of 4,406 rooms.

Hyatt Place® hotels are all suite upscale hotels offering casual hospitality in a well designed, high tech and contemporary
environment. Our Hyatt Place hotels contain between 98 and 134 rooms. Hyatt Place® suites typically include upgraded bedding, a wet bar, granite counters, a sectional sofa, complimentary
Wi-Fi internet and a media center with a 42 inch high definition plasma television. A signature feature of Hyatt Place is the Gallery, where guests can enjoy complimentary continental
breakfast and access to the 24 hour guest kitchen that offers a variety of food selections for purchase. Hyatt Place® guests include individual and small group business travelers,
as well as families. Hyatt Place® properties are well suited to serve small corporate/executive meetings. According to Hyatt Hotels Corporation, or Hyatt, the owner of the Hyatt
Place® brand, there were 145 Hyatt Place® hotels open and operating in the United States as of December 2009. We have invested $302 million in 22 Hyatt
Place® hotels with a total of 2,724 suites.

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InterContinental Hotels & Resorts®are luxury hotels that blend consistent global standards with the distinctive
cultural features associated with their separate locations in an effort to deliver favorable guest experiences. Our InterContinental Hotels & Resorts® contain between 189 and 485
rooms. InterContinental Hotels & Resorts® offer high levels of service for business and leisure guests seeking a luxury hotel experience. Amenities include a wide range of personal
and business services in addition to restaurants, cocktail lounges, pools, saunas, meeting space and health/fitness centers. According to InterContinental, there were 166 InterContinental
Hotels & Resorts® hotels open worldwide as of December 2009. We have invested a total of $300 million in five InterContinental Hotels & Resorts® with a
total of 1,479 rooms.

Marriott Hotels and Resorts®are renowned for the consistent quality of their physical appearances and well trained staff. Our
Marriott Hotels and Resorts® contain between 356 and 601 rooms. The guest rooms offer luxury linens, a "smart workspace" with an ergonomic chair and multi-feature telephones. Our Marriott
Hotels and Resorts® have between 20,000 to
29,000 square feet of meeting and banquet space. Amenities include a wide range of personal and business services in addition to a choice of restaurants, cocktail lounges, concierge floors, pools,
saunas, and health/fitness centers. According to Marriott, there were 545 Marriott Hotels and Resorts® open worldwide as of December 2009. We have invested $160 million in
three Marriott Hotels and Resorts® with a total of 1,349 guest rooms.

Radisson® Hotels & Resortsis a leading full service hotel brand. Our Radisson® Hotels & Resorts
hotels contain between 159 and 381 rooms. Amenities and services often include Sleep Number® beds, large desks, free high speed internet access, a restaurant, room service and a
pre-arrival online check in system. The meeting facilities at our Radisson® Hotels & Resorts generally can accommodate groups of between 10 and 600 people in a flexible
meeting room design with audiovisual equipment. Most of our Radisson® Hotels & Resorts hotels also have a lobby lounge, a swimming pool and a fitness center. According to Carlson
Hotels Worldwide, or Carlson, the owner of the Radisson® Hotels & Resorts brand, there were 422 Radisson® Hotels & Resorts open and operating worldwide as of
December 2009. We have invested a total of $116 million in five Radisson® Hotels & Resorts with a total of 1,134 rooms.

TownePlace Suites by Marriott®are mid-priced extended stay hotels offering studio and one or two bedroom suites
for business and leisure travelers. TownePlace Suites by Marriott® compete in the mid-priced extended stay segment of the lodging industry. Each suite usually offers a fully
equipped kitchen, a bedroom and separate living and work areas, including the new in-room HomeOffice Suite. Other amenities offered typically include voice mail, free high
speed internet access, guest laundry facilities, 24 hour staffing, late night snack and beverage offerings and a fitness center. According to Marriott, there were 184 TownePlace Suites by
Marriott® open worldwide as of December 2009. We have invested $104 million in 12 TownePlace Suites by Marriott® with a total of 1,331 suites.

Country Inns & Suites by Carlson®is a mid-priced select service lodging chain catering to both business
and leisure travel. Our Country Inns & Suites by Carlson® hotels contain between 84 and 180 rooms. Amenities and services at these hotels generally include large desks, free
breakfast, weekday morning paper and high speed internet access. The meeting facilities at our Country Inns & Suites by Carlson® hotels generally can accommodate groups of between
10 and 200 people in a flexible meeting room design with audiovisual equipment. Most of our Country Inns & Suites by Carlson® hotels also feature a lobby with a fireplace, a
swimming pool, exercise facilities, fax and copy service, coin-op laundry service and a restaurant and lounge. According to Carlson, there were 494 Country Inns & Suites by
Carlson® open and operating worldwide as of December 2009. We have invested a total of $75 million in five Country Inns & Suites by Carlson® with a total of 753
rooms.

Holiday Inn Hotels & Resorts®offers business and leisure guests all the services and amenities of a full service hotel
in a contemporary style at a reasonable price. Our one Holiday Inn Hotel® and our

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two
Holiday Inn Select® hotels contain between 190 and 264 rooms. Amenities and services generally available at these hotels include a large work desk, phone with voicemail, free high
speed internet access, a business center with internet access, copy and fax service, in room coffee and tea service and designer bath amenities. The meeting facilities at our Holiday Inn
Hotels® generally can accommodate groups of between 18 and 280 people in a flexible meeting room design with audiovisual equipment and catering options. These hotels typically also offer a
swimming pool, fitness center, guest self-service laundry, a lobby lounge, room service and restaurant. According to InterContinental, the owner of the Holiday Inn Hotels &
Resorts® brand, there were 1,319 Holiday Inn Hotels® open and operating worldwide as of December 2009. We have invested a total of $36 million in three Holiday Inn
Hotels® with a total of 697 rooms.

SpringHill Suites by Marriott®are all suites hotels designed to attract value conscious business and family travelers. Guest
suites can be up to 25% larger than standard hotel rooms. Each suite usually has separate sleeping, living and work areas, a mini-refrigerator, a microwave and coffee service. Other
amenities offered include a pull out sofa bed, complimentary hot breakfast buffet, complimentary newspaper, two phone lines, free high speed internet access and voice mail, guest laundry, lobby
computer, access to a 24 hour market offering snacks and beverages and a fitness center. According to Marriott, there were 256 SpringHill Suites by Marriott® open as of December
2009. We have invested $21 million in two SpringHill Suites by Marriott® with a total of 264 suites.

Park Plaza® Hotels & Resortsis in the mid priced segment of the full service hotel category targeting both business
and leisure guests. Amenities and services available at this hotel include well appointed guest rooms with large desks, free high speed internet access, room service and a restaurant. The meeting
facilities at our Park Plaza® Hotel & Resort generally can accommodate groups of between 10 and 400 people in a flexible meeting room design with audiovisual equipment. Our Park
Plaza® Hotel & Resort hotel also has a lobby lounge, a swimming pool and a fitness center. According to Carlson, the owner of the Park Plaza® Hotels & Resorts
brand, there were 35 Park Plaza® Hotels & Resorts open and operating as of December 2009. At December 31, 2009, we had invested a total of $11 million in one Park
Plaza® Hotel & Resort with a total of 209 rooms.

The
following table is the detail of the Chain Scale and Service Level of our hotels as categorized by Smith Travel Research.

Service LevelChain Scale

Full
Service

Select
Service

Extended
Stay

TotalLuxury


5








5Upper Upscale


3








3Upscale


17


95


72


184MidscaleWith Food & Beverage


4








4MidscaleWithout Food & Beverage


5





88


93Totals


34


95


160


289


TRAVEL CENTER PROPERTIES

As of December 31, 2009, we owned 185 travel centers; 145 of our travel centers are operated under the TravelCenters of
America® or TA® brand names and 40 are operated under the Petro Stopping Centers®, or Petro® brand name.

Substantially
all our travel centers are full service sites located on or near an interstate highway and offer fuel and non-fuel products and services 24 hours per
day, 365 days per year. The typical travel center generally contains: over 23 acres of land with parking for 190 tractor trailers and 100 cars; a full service restaurant and one or more quick
service restaurants which are operated under nationally

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recognized
brands; a truck repair facility and parts store; multiple diesel and gasoline fueling points; a travel and convenience store; and a game room, lounge, private showers and other amenities
for professional truck drivers and motorists. In addition, some of our travel centers include a hotel.

The
physical layout of our travel centers varies from property to property. Many of our Travel Centers of America® and TA® properties have one building with
separate service areas, while many of our Petro® branded properties have several separate buildings. According to TA, there were 166 TA® and 67 Petro® sites open
and operating in the U.S. and Canada as of December 31, 2009. As of December 31, 2009, we have invested $1.8 billion in 145 TA® branded properties and
$706 million in 40 Petro® branded properties.

PRINCIPAL MANAGEMENT AGREEMENT OR LEASE FEATURES

As of December 31, 2009, 288 of our hotels are included in one of ten portfolio agreements; 197 hotels are leased to our
taxable REIT subsidiaries, or TRSs, and managed by independent hotel operating companies, and 92 hotels are leased to third parties. One hotel is not included in a portfolio and is leased to a third
party. Our 185 travel centers are leased under two portfolio agreements. The principal features of the management agreements and leases for our 474 properties are as
follows:



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Our
lease with a subsidiary of Host Hotels & Resorts Inc., or Host, for 18 Residence Inn hotels has a current expiration date of December 31, 2010. We received
notice in November 2008 that our tenant has determined not to renew this agreement. Upon expiration of the agreement, we expect to lease the hotels to one of our TRSs and to continue the existing
hotel brand and management agreement with Marriott.

INVESTMENT AND OPERATING POLICIES

Generally, we provide capital to owners and operators in hospitality related industries who wish to expand their businesses or divest
their properties while remaining in the hospitality business. Many other public hospitality REITs seek to control the operations of properties in which they invest and generally design their
management agreements or leases to capture substantially all net operating income from their hotels' businesses. Our agreements with our operators and tenants are designed with the expectation that,
over their terms, net operating income from our properties will exceed minimum amounts due to us. We believe that this difference in operating philosophy may afford us a competitive advantage over
other hospitality REITs in finding high quality investment opportunities on attractive terms and increase the dependability of our cash flows used to pay distributions.

Our
first investment in travel centers was structured differently than all our other investments. We acquired an operating travel centers business, reorganized the business to retain
substantially all of the real estate and then distributed a tenant operating company to our shareholders. We may in the future make investments in this fashion, but we have no present intention to do
so.

Our
investment objectives include increasing cash flow from operations from dependable and diverse sources in order to increase per share distributions. To achieve these objectives, we
seek to: maintain a strong capital base of shareholders' equity; invest in high quality properties operated by qualified operating companies; use moderate debt leverage to fund additional investments
which increase cash flow from operations because of positive spreads between our cost of investment capital and investment yields; structure investments which generate a minimum return and provide an
opportunity to participate in operating growth at our properties; when market conditions permit, refinance debt with additional equity or long term debt; and pursue diversification so that our cash
flow from operations comes from diverse properties and operators.

In
order to benefit from potential property appreciation, we prefer to own properties rather than make mortgage investments. We may invest in real estate joint ventures if we conclude
that we may benefit from the participation of co-ventures or that the opportunity to participate in the investment is contingent on the use of a joint venture structure. We may invest in
participating, convertible or other types of mortgages if we conclude that we may benefit from the cash flow or appreciation in the value of the mortgaged property. Convertible mortgages are similar
to equity participation because they permit lenders to either participate in increasing revenues from the property or convert some or all of that mortgage into equity ownership interests. At
December 31, 2009, we owned no convertible mortgages or joint venture interests.

We
may not achieve some or all of our investment objectives.

Because
we are a REIT, we generally may not operate our properties. We or our tenants have entered into arrangements for operation of our properties. As described elsewhere in this
Annual Report on Form 10-K, tax law changes known as the REIT Modernization Act, or the RMA, were enacted and became effective January 1, 2001. The RMA, among other things,
allows a REIT to lease

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hotels
to a TRS if the hotel is managed by a third party. As of December 31, 2009, 197 of our hotels are leased to our TRSs and managed by third parties. Any income realized by a TRS in excess
of the rent paid to us by the subsidiary is subject to income tax at customary corporate rates. As, and if, the financial performance of the hotels operated for the account of our TRSs improves, these
taxes may become material.

ACQUISITION POLICIES

We intend to pursue growth through the acquisition of additional properties. Generally, we prefer to purchase multiple properties in
one transaction because we believe a single management or lease agreement, cross default covenants and all or none renewal rights for multiple properties in diverse locations enhance the credit
characteristics and the security of our investments. In implementing our acquisition strategy, we consider a range of factors relating to proposed property purchases
including:



In
determining the competitive position of a property, we examine the proximity and convenience of the property to its expected customer base, the number and characteristics of
competitive properties within the property's market area and the existence of barriers to entry within that market, including site availability and zoning restrictions. While we have historically
focused on the acquisition of upscale limited service, extended stay and full service hotel properties and, more recently, full service travel centers, we consider acquisitions in all segments of the
hospitality industry. An important part of our
acquisition strategy is to identify and select, or create, qualified, experienced and financially stable operators.

Whenever
we purchase an individual property or a small number of properties, we attempt to arrange for these properties to be added to agreements covering, and operated in combination
with, properties we already own.

We
have no policies which specifically limit the percentage of our assets that may be invested in any individual property, in any one type of property, in properties operated by or
leased to any one entity or in properties operated by or leased to an affiliated group of entities.

As
stated above, our initial investment in travel center real estate was structured as the acquisition of an entire company, retention of the real estate and the creation of an operating
company tenant. In making this type of acquisition, we have generally applied the same analysis described herein to real estate which we retained.

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We
have in the past considered, and may in the future consider, the possibility of entering into mergers or strategic combinations with other companies. A principal goal of any such
transaction may be to further diversify our revenue sources and increase our cash flow from operations.

DISPOSITION POLICIES

In the past, we have occasionally sold a property or exchanged properties which we own for different properties. Although we may do so,
we have no current intention to dispose of any of our presently owned properties. We currently make decisions to dispose of properties based on factors including but not limited to the
following:



FINANCING POLICIES

Although there are no limitations in our organizational documents on the amount of indebtedness we may incur, our $750 million
unsecured revolving credit facility and our unsecured term debt and convertible notes indenture and its supplements contain financial covenants which, among other things, restrict our ability to incur
indebtedness and require us to maintain certain financial ratios and a minimum net worth. We currently intend to pursue our growth strategies while maintaining debt that is between 40% and 50% of our
total capitalization. We may from time to time re-evaluate and modify our financing policies in light of then current economic conditions, relative availability and costs of debt and
equity capital, market values of properties, growth and acquisition opportunities and other factors; and we may increase or decrease our ratio of debt to total capitalization accordingly.

Our
current revolving credit facility matures in October 2010, and, subject to certain conditions, we have an option to extend the facility an additional year by paying a fee. We
continue to monitor market conditions for comparable revolving credit facilities, and at this time our Board of Trustees has not made a decision to either pursue a new or amended revolving credit
facility or exercise the one year extension option. Our Board of Trustees may also determine to seek additional capital through equity offerings, interim or long term debt financings or retention of
cash flows in excess of distributions to shareholders, or a combination of these methods. Only one of our properties is encumbered by a mortgage. To the extent that our Board of Trustees decides to
obtain additional debt financing, we may do so on an unsecured basis or a secured basis. We may seek to obtain other lines of credit or to issue securities senior to our common and/or preferred
shares, including preferred shares of beneficial
interest and debt securities, either of which may be convertible into common shares or be accompanied by warrants to purchase common shares, or to engage in transactions which may involve a sale or
other conveyance of hotels to subsidiaries or to unaffiliated entities. We may finance acquisitions through an exchange of properties or through the issuance of additional common shares or other
securities. The proceeds from any of our financings may be used to pay distributions, to provide working capital, to refinance existing indebtedness or to finance acquisitions and expansions of
existing or new properties.

Manager.Our day to day operations are conducted by Reit Management & Research LLC, or RMR. RMR originates and presents
investment and
divestment opportunities to our Board of Trustees and provides management and administrative services to us. RMR is a Delaware limited liability company beneficially owned by Barry M. Portnoy and Adam
D. Portnoy, our Managing Trustees. RMR has a principal place of business at 400 Centre Street, Newton, Massachusetts 02458, and its telephone

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number
is (617) 332-3990. RMR also acts as the manager to Government Properties Income Trust, or GOV, HRPT Properties Trust, or HRPT, and Senior Housing Properties Trust, or SNH,
and provides management services to other public and private companies, including Five Star Quality Care, Inc., or Five Star, and TravelCenters of America LLC, or TA. Barry M. Portnoy is
the Chairman of RMR, and its other directors are Adam D. Portnoy, Gerard M. Martin, formerly one of our Managing Trustees, and David J. Hegarty. The executive officers of RMR are: Adam D. Portnoy,
President and Chief Executive Officer; Jennifer B. Clark, Executive Vice President and General Counsel; David J. Hegarty, Executive Vice President and Secretary; Mark L. Kleifges, Executive Vice
President; John G. Murray, Executive Vice President; Thomas M. O'Brien, Executive Vice President; John C. Popeo, Executive Vice President, Treasurer and Chief Financial Officer; David M. Blackman,
Senior Vice President; Ethan S. Bornstein, Senior Vice President; Richard A. Doyle, Senior Vice President; Paul Hoagland, Senior Vice President; David M. Lepore, Senior Vice President; Bruce J. Mackey
Jr., Senior Vice President; John A. Mannix, Senior Vice President; and Andrew J. Rebholz, Senior Vice President. Ethan S. Bornstein, Mark L. Kleifges and John G. Murray are also our executive
officers. Other executive officers of RMR also serve as officers of other companies to which RMR provides management services.

Employees.We have no employees. Services which would otherwise be provided by employees are provided by RMR and by our Managing
Trustees and
officers. As of February 24, 2010, RMR had approximately 600 full time employees, including a headquarters staff and regional offices and other personnel located throughout the United States.

Competition.The hotel industry is highly competitive. Generally our hotels are located in areas that include other hotels. Increases in
the number
of hotels in a particular area could have a material adverse effect on the occupancy and daily room rates at our hotels located in that area. Agreements
with the operators of our hotels sometimes restrict the right of each operator and its affiliates for periods of time to own, build, operate, franchise or manage other hotels of the same brand within
various specified areas around our hotels. Under these agreements, neither the operators nor their affiliates are usually restricted from operating other brands of hotels in the market areas of any of
our hotels, and after such period of time, the operators and their affiliates may also compete with our hotels by opening, managing or franchising additional hotels under the same brand name in direct
competition with our hotels.

The
travel center and truck stop industry is fragmented and highly competitive. Fuel and non-fuel products and services can be obtained by long haul truck drivers from a
variety of sources, including regional full service travel centers and pumper only truck stop chains, independently owned and operated truck stops and some large gas stations. In addition, some
trucking companies operate their own terminals to provide fuel and services to their own trucking fleets.

We
expect to compete for property acquisition and financing opportunities with entities which may have substantially greater financial resources than us, including, without limitation,
other REITs, operating companies in the hospitality industry, banks, insurance companies, pension plans and public and private partnerships. These entities may be able to accept more risk than we can
prudently manage, including risks with respect to the creditworthiness of property operators and the extent of leverage used in their capital structure. Such competition may reduce the number of
suitable property acquisition or financing opportunities available to us or increase the bargaining power of property owners seeking to sell or finance their properties.

Environmental and Climate Change Matters.Under various laws, owners as well as tenants and operators of real estate may be required to
investigate
and clean up or remove hazardous substances present at or migrating from properties they own, lease or operate and may be held liable for property damage or personal injuries that result from
hazardous substances. These laws also expose us to the possibility that we may become liable to reimburse governments for damages and costs they incur in

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connection
with hazardous substances. Our travel centers include fueling areas, truck repair and maintenance facilities and tanks for the storage of petroleum products and other hazardous substances,
all of which create a potential for environmental damages. We reviewed environmental surveys and other studies of the properties we own prior to their purchase. Based upon those reviews we do not
believe that there are environmental conditions at any of our properties that have had or will have a material adverse effect on us. Under the terms of our management agreements and leases, our
tenants and operators have agreed to indemnify us from all environmental liabilities arising during the term of the agreements. However, no assurances can be given that conditions are not present at
our properties or that costs we may be required to incur in the future to remediate contamination will not have a material adverse effect on our business or financial condition. Moreover, our tenants
and operators may not have sufficient resources to pay environmental liabilities.

The
current political debate about climate change has resulted in various treaties, laws and regulations which are intended to limit carbon emissions. We believe these laws being enacted
or proposed may cause energy costs at our hotel and travel center properties to increase. We do not expect the direct impact of these increases to be material to our results of operations, because the
increased costs either would be the responsibility of our tenants or operators directly or in the longer term, passed through and paid by customers of our properties. Although we do not believe it is
likely in the foreseeable future, laws enacted to mitigate climate change may make some of our buildings obsolete or cause us to make material investments in our properties, which could materially and
adversely affect our financial condition or the financial condition of our tenants or operators and their ability to pay rent or returns to us.

Internet Website.Our internet website address is www.hptreit.com. Copies of our governance guidelines, or Governance Guidelines, code
of business
conduct and ethics, or Code of Conduct, and the charters of our audit, compensation and nominating and governance committees are posted on our website and also may be obtained free of charge by
writing to our Secretary, Hospitality Properties Trust, 400 Centre Street, Newton, MA 02458 or at our website. We make available, free of charge, on our website, our Annual Reports on
Form 10-K, our Quarterly Reports on Form 10-Q, our Current Reports on Form 8-K and amendments to these reports filed or furnished pursuant to
Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, or the Exchange Act, as soon as reasonably practicable after these forms are filed with, or furnished to, the
Securities and Exchange Commission, or SEC. Any shareholder or other interested party who desires to communicate with our Independent Trustees, individually or as a group, may do so by filling out a
report on our website. Our Board of Trustees also provides a process for security holders to send communications to the entire Board of Trustees. Information about the process for sending
communications to our Board of Trustees can be found on our website. Our website address is included several times in this Annual Report on Form 10-K as a textual reference only and
none of the information on our website is incorporated by reference into this Annual Report on Form 10-K.

Segment Information.As of December 31, 2009, we have two operating segments, hotel real estate investments and travel center real
estate
investments. See our consolidated financial statements included in Item 15 of this Annual Report on Form 10-K for further financial information on our operating segments.

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FEDERAL INCOME TAX CONSIDERATIONS

The following summary of federal income tax considerations is based on existing law, and is limited to investors who own our shares as
investment assets rather than as inventory or as property used in a trade or business. The summary does not discuss all of the particular tax consequences that might be relevant to you if you are
subject to special rules under federal income tax law, for example if you are:



The
Internal Revenue Code of 1986, as amended, or the IRC, sections that govern federal income tax qualification and treatment of a REIT and its shareholders are complex. This
presentation is a summary of applicable IRC provisions, related rules and regulations and administrative and judicial interpretations, all of which are subject to change, possibly with retroactive
effect. Future legislative, judicial, or administrative actions or decisions could also affect the accuracy of statements made in this summary. We have not received a ruling from the Internal Revenue
Service, or the IRS, with respect to any matter described in this summary, and we cannot assure you that the IRS or a court will agree with the statements made in this summary. The IRS or a court
could, for example, take a different position from that described in this summary with respect to our acquisitions, operations, restructurings or other matters, which, if successful, could result in
significant tax liabilities for applicable parties. In addition, this summary is not exhaustive of all possible tax consequences, and does not discuss any estate, gift, state, local, or foreign tax
consequences. For all these reasons, we urge you and any prospective acquiror of our shares to consult with a tax advisor about the federal income tax and other tax consequences of the acquisition,
ownership and disposition of our shares. Our intentions and beliefs described in this summary are based upon our understanding of applicable laws and regulations that are in effect as of the date of
this Annual Report on Form 10-K. If new laws or regulations are enacted which impact us directly or indirectly, we may change our intentions or beliefs.

Your
federal income tax consequences may differ depending on whether or not you are a "U.S. shareholder." For purposes of this summary, a "U.S. shareholder" for federal income tax
purposes is:



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whose
status as a U.S. shareholder is not overridden by an applicable tax treaty. Conversely, a "non-U.S. shareholder" is a beneficial owner of our shares who is not a U.S. shareholder. If
a partnership (including any entity treated as a partnership for federal income tax purposes) is a beneficial owner of our shares, the tax treatment of a partner in the partnership generally will
depend upon the status of the partner and the activities of the partnership. A beneficial owner that is a partnership and partners in such a partnership should consult their tax advisors about the
federal income tax consequences of the acquisition, ownership and disposition of our shares.

Taxation as a REIT

We have elected to be taxed as a REIT under Sections 856 through 860 of the IRC, commencing with our taxable year ending
December 31, 1995. Our REIT election, assuming continuing compliance with the then applicable qualification tests, continues in effect for subsequent taxable years. Although no assurance can be
given, we believe that we have been organized and have operated, and will continue to be organized and to operate, in a manner that qualified and will continue to qualify us to be taxed under the IRC
as a REIT.

As
a REIT, we generally are not subject to federal income tax on our net income distributed as dividends to our shareholders. Distributions to our shareholders generally are included in
their income as dividends to the extent of our current or accumulated earnings and profits. Our dividends are not generally entitled to the favorable 15% rate on qualified dividend income (scheduled
to increase to ordinary income rates for taxable years beginning after December 31, 2010), but a portion of our dividends may be treated as capital gain dividends, all as explained below. No
portion of any of our dividends is eligible for the dividends received deduction for corporate shareholders. Distributions in excess of current or accumulated earnings and profits generally are
treated for federal income tax purposes as return of capital to the extent of a recipient shareholder's basis in our shares, and will reduce this basis. Our current or accumulated earnings and profits
are generally allocated first to distributions made on our preferred shares, and thereafter to distributions made on our common shares. For all these purposes, our distributions include both cash
distributions and any in kind distributions of property that we might make, for example, our January 2007 spin off of TA to our common shareholders.

The
conversion formula of our convertible senior notes may be adjusted under a number of circumstances; adjustments may include changes in the type or amount of consideration a holder
receives upon conversion. Section 305 of the IRC treats some of these adjustments as constructive distributions, in which case they would be taxable in a similar manner to actual distributions.
In general, a holder of our convertible senior notes would be deemed to receive a constructive distribution if the conversion price is adjusted for a taxable distribution to the holders of common
shares. Such a holder's adjusted tax basis in the convertible senior notes would be increased by constructive distributions that are taxable as dividends or gain, and would be unaffected by
constructive distributions that are nontaxable returns of capital. Conversely, a failure to appropriately adjust the conversion price of our convertible senior notes could result in a constructive
distribution to shareholders that hold our common shares, which would be taxable to them in a similar manner as actual distributions. A holder may also receive a constructive distribution if a
conversion of its convertible senior notes is accompanied by a change in the conversion formula.

If
a shareholder actually or constructively owns none or a small percentage of our common shares, and such shareholder surrenders its preferred shares to us to be repurchased for cash
only, then the repurchase of the preferred shares is likely to qualify for sale or exchange treatment because the repurchase would not be "essentially equivalent to a dividend" as defined by the IRC.
More

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specifically,
a cash repurchase of preferred shares will be treated under Section 302 of the IRC as a distribution, and hence taxable as a dividend to the extent of our allocable current or
accumulated earnings and profits, as discussed above, unless the repurchase satisfies one of the tests set forth in Section 302(b) of the IRC and is therefore treated as a sale or exchange of
the repurchased shares. The repurchase will be treated as a sale or exchange if it (1) is "substantially disproportionate" with respect to the surrendering shareholder's ownership in us,
(2) results in a "complete termination" of the surrendering shareholder's common and preferred share interest in us, or (3) is "not essentially equivalent to a dividend" with respect to
the surrendering shareholder, all within the meaning of Section 302(b) of the IRC. In determining whether any of these tests have been met, a shareholder must generally take into account our
common and preferred shares considered to be owned by such shareholder by reason of constructive ownership rules set forth in the IRC, as well as our common and preferred shares actually owned by such
shareholder. In addition, if a repurchase is treated as a distribution under the preceding tests, then a shareholder's tax basis in the repurchased preferred shares generally will be transferred to
the shareholder's remaining shares of our common or preferred shares, if any, and if such shareholder owns no other shares of our common or preferred shares, such basis generally may be transferred to
a related person or may be lost entirely. Because the determination as to whether a shareholder will satisfy any of the tests of Section 302(b) of the IRC depends upon the facts and
circumstances at the time that the preferred shares are repurchased, we encourage you to consult your own tax advisor to determine your particular tax treatment.

Our
counsel, Sullivan & Worcester LLP, has opined that we have been organized and have qualified as a REIT under the IRC for our 1995 through 2009 taxable years, and that
our current investments and plan of operation enable us to continue to meet the requirements for qualification and taxation as a REIT under the IRC. Our continued qualification and taxation as a REIT
will depend upon our compliance with various qualification tests imposed under the IRC and summarized below. While we believe that we will satisfy these tests, our counsel does not review compliance
with these tests on a continuing basis. If we fail to qualify as a REIT, we will be subject to federal income taxation as if we were a C corporation and our shareholders will be taxed like
shareholders of C corporations. In this event, we could be subject to significant tax liabilities, and the amount of cash available for distribution to our shareholders may be reduced or eliminated.

If
we qualify as a REIT and meet the tests described below, we generally will not pay federal income tax on amounts we distribute to our shareholders. However, even if we qualify as a
REIT, we may be subject to federal tax in the following circumstances:



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If
we fail to qualify or elect not to qualify as a REIT, we will be subject to federal income tax in the same manner as a C corporation. Distributions to our shareholders if we do not
qualify as a REIT will not be deductible by us nor will distributions be required under the IRC. In that event, distributions to our shareholders will generally be taxable as ordinary dividends
potentially eligible for the 15% income tax rate (scheduled to increase to ordinary income rates for taxable years beginning after December 31, 2010) discussed below in "Taxation of U.S.
Shareholders" and, subject to limitations in the IRC, will be
eligible for the dividends received deduction for corporate shareholders. Also, we will generally be disqualified from qualification as a REIT for the four taxable years following disqualification. If
we do not qualify as a REIT for even one year, this could result in reduction or elimination of distributions to our shareholders, or in our incurring substantial indebtedness or liquidating
substantial investments in order to pay the resulting corporate-level taxes. The IRC provides certain relief provisions under which we might avoid automatically ceasing to be a REIT for failure to
meet certain REIT requirements, all as discussed in more detail below.

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REIT Qualification Requirements

General Requirements.Section 856(a) of the IRC defines a REIT as a corporation, trust or association:



Section 856(b)
of the IRC provides that conditions (1) through (4) must be met during the entire taxable year and that condition (5) must be met during at least
335 days of a taxable year of 12 months, or during a pro rata part of a taxable year of less than 12 months. Section 856(h)(2) of the IRC provides that neither
condition (5) nor (6) need be met for our first taxable year as a REIT. We believe that we have met conditions (1) through (7) during each of the requisite periods ending
on or before our most recently completed taxable year, and that we can continue to meet these conditions in future taxable years. There can, however, be no assurance in this regard.

By
reason of condition (6), we will fail to qualify as a REIT for a taxable year if at any time during the last half of a year more than 50% in value of our outstanding shares is
owned directly or indirectly by five or fewer individuals. To help comply with condition (6), our declaration of trust and bylaws restrict transfers of our shares. In addition, if we comply
with applicable Treasury regulations to ascertain the ownership of our shares and do not know, or by exercising reasonable diligence would not have known, that we failed condition (6), then we
will be treated as having met condition (6). However, our failure to comply with these regulations for ascertaining ownership may result in a penalty of $25,000, or $50,000 for intentional
violations. Accordingly, we have complied and will continue to comply with these regulations, including requesting annually from record holders of significant percentages of our shares information
regarding the ownership of our shares. Under our declaration of trust and bylaws, our shareholders are required to respond to these requests for information.

For
purposes of condition (6), the term "individuals" is defined in the IRC to include natural persons, supplemental unemployment compensation benefit plans, private foundations
and portions of a trust permanently set aside or used exclusively for charitable purposes, but not other entities or qualified pension plans or profit-sharing trusts. As a result, REIT shares owned by
an entity that is not an "individual" are considered to be owned by the direct and indirect owners of the entity that are individuals (as so defined), rather than to be owned by the entity itself.
Similarly, REIT shares held by a qualified pension plan or profit-sharing trust are treated as held directly by the beneficiaries in proportion to their actuarial interests in such plan or trust.
Consequently, five or fewer such trusts could own more than 50% of the interests in an entity without jeopardizing that entity's federal income
tax qualification as a REIT. However, as discussed below, if a REIT is a "pension-held REIT," each qualified pension plan or profit-sharing pension trust owning more than 10% of the REIT's
shares by value generally may be taxed on a portion of the dividends it receives from the REIT.

The
IRC provides that we will not automatically fail to be a REIT if we do not meet conditions (1) through (6), provided we can establish reasonable cause for any such failure.
Each such

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excused
failure will result in the imposition of a $50,000 penalty instead of REIT disqualification. It is impossible to state whether in all circumstances we would be entitled to the benefit of this
relief provision. This relief provision applies to any failure of the applicable conditions, even if the failure first occurred in a prior taxable year.

Our Wholly-Owned Subsidiaries and Our Investments through Partnerships.Except in respect of TRSs as discussed below, Section 856
(i) of the
IRC provides that any corporation, 100% of whose stock is held by a REIT, is a qualified REIT subsidiary and shall not be treated as a separate corporation. The assets, liabilities and items of
income, deduction and credit of a qualified REIT subsidiary are treated as the REIT's. We believe that each of our direct and indirect wholly-owned subsidiaries, other than the TRSs discussed below,
will be either a qualified REIT subsidiary within the meaning of Section 856(i) of the IRC, or a noncorporate entity that for federal income tax purposes is not treated as separate from its
owner under regulations issued under Section 7701 of the IRC. Thus, except for the TRSs discussed below, in applying all the federal income tax REIT qualification requirements described in this
summary, all assets, liabilities and items of income, deduction and credit of our direct and indirect wholly-owned subsidiaries are treated as ours.

We
have invested and may invest in real estate through one or more limited or general partnerships or limited liability companies that are treated as partnerships for federal income tax
purposes. In the case of a REIT that is a partner in a partnership, regulations under the IRC provide that, for purposes of the REIT qualification requirements regarding income and assets discussed
below, the REIT is deemed to own its proportionate share of the assets of the partnership corresponding to the REIT's proportionate capital interest in the partnership and is deemed to be entitled to
the income of the partnership attributable to this proportionate share. In addition, for these purposes, the character of the assets and gross income of the partnership generally retain the same
character in the hands of the REIT. Accordingly, our proportionate share of the assets, liabilities, and items of income of each partnership in which we are a partner is treated as ours for purposes
of the income tests and asset tests discussed below. In contrast, for purposes of the distribution requirement discussed below, we must take into account as a partner our share of the partnership's
income as determined under the general federal income tax rules governing partners and partnerships under Sections 701 through 777 of the IRC.

Taxable REIT Subsidiaries.We are permitted to own any or all of the securities of a "taxable REIT subsidiary" as defined in
Section 856(l) of
the IRC, provided that no more than 25% of our assets, at the close of each quarter, is comprised of our investments in the stock or securities of our TRSs. (For our 2001 through 2008 taxable years,
no more than 20% of our assets, at the close of each quarter, was permitted to be comprised of our investments in the stock or securities of our TRSs; before the introduction of TRSs in 2001, our
ability to own separately taxable corporate subsidiaries was more limited.) Among other requirements, a TRS must:



In
addition, a corporation other than a REIT in which a TRS directly or indirectly owns more than 35% of the voting power or value will automatically be treated as a TRS. Subject to the
discussion

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below,
we believe that we and each of our TRSs have complied with, and will continue to comply with, the requirements for TRS status at all times during which we intend for the subsidiary's TRS
election to be in effect, and we believe that the same will be true for any TRS that we later form or acquire.

Our
ownership of stock and securities in TRSs is exempt from the 10% and 5% REIT asset tests discussed below. Also, as discussed below, TRSs can perform services for our tenants without
disqualifying the rents we receive from those tenants under the 75% or 95% gross income tests discussed below. Moreover, because TRSs are taxed as C corporations that are separate from us, their
assets, liabilities and items of income, deduction and credit generally are not imputed to us for purposes of the REIT qualification requirements described in this summary. Therefore, TRSs can
generally undertake third-party management and development activities and activities not related to real estate. Finally, while a REIT is generally limited in its ability to earn qualifying rental
income from a TRS, a REIT can earn qualifying rental income from the lease of a qualified lodging facility to a TRS if an eligible independent contractor operates the facility, as discussed more fully
below.

Restrictions
are imposed on TRSs to ensure that they will be subject to an appropriate level of federal income taxation. For example, a TRS may not deduct interest paid in any year to an
affiliated REIT to the extent that the interest payments exceed, generally, 50% of the TRS's adjusted taxable income for that year. However, the TRS may carry forward the disallowed interest expense
to a succeeding year, and deduct the interest in that later year subject to that year's 50% adjusted taxable income limitation. In addition, if a TRS pays interest, rent, or other amounts to its
affiliated REIT in an amount that exceeds what an unrelated third party would have paid in an arm's length transaction, then the REIT generally will be subject to an excise tax equal to 100% of the
excessive portion of the payment. Finally, if in comparison to an arm's length transaction, a tenant has overpaid rent to the REIT in exchange for underpaying the TRS for services rendered, then the
REIT may be subject to an excise tax equal to 100% of the overpayment. There can be no assurance that arrangements involving our TRSs will not result in the imposition of one or more of these
deduction limitations or excise taxes, but we do not believe that we are or will be subject to these impositions.

Income Tests.There are two gross income requirements for qualification as a REIT under the IRC:



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For
purposes of the 75% and 95% gross income tests outlined above, income derived from a "shared appreciation provision" in a mortgage loan is generally treated as gain recognized on the sale of the
property to which it relates. Although we will use our best efforts to ensure that the income generated by our investments will be of a type that satisfies both the 75% and 95% gross income tests,
there can be no assurance in this regard.

In
order to qualify as "rents from real property" under Section 856 of the IRC, several requirements must be met:



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We
believe that all or substantially all our rents have qualified and will qualify as rents from real property for purposes of Section 856 of the IRC, subject to the considerations in the
following paragraph.

We
have received opinions from our counsel, Sullivan & Worcester LLP, that (i) our underground storage tanks should constitute real estate assets, rather than
personal property, for purposes of the various REIT qualification tests described in this summary, and (ii) with respect to each of our leases with TA, although the matter is not free from
doubt, for purposes of applying the 15% incidental personal property test above, regarding rent attributable to incidental personal property leased in connection with real property, the test will be
applied in the aggregate to all the travel center sites leased under each such lease on a lease by lease basis, rather than on a site by site basis. If the IRS or a court determines that one or both
of these opinions is incorrect, then a portion of the rental income we receive from TA could be nonqualifying income for purposes of the 75% and 95% gross income tests, possibly jeopardizing our
compliance with the 95% gross income test. Under those circumstances, however, we expect we would qualify for the gross income tests' relief provision described below, and thereby preserve our
qualification as a REIT. If the relief provision below were to apply to us, we would be subject to tax at a 100% rate on the amount by which we failed the 95% gross income test, with adjustments,
multiplied by a fraction intended to reflect our profitability for the taxable year; however, in a typical taxable year, we have little or no nonqualifying income from other sources and thus would
expect to owe little tax in such circumstances.

In
order to qualify as mortgage interest on real property for purposes of the 75% test, interest must derive from a mortgage loan secured by real property with a fair market value, at
the time the loan is made, at least equal to the amount of the loan. If the amount of the loan exceeds the fair market value of the real property, the interest will be treated as interest on a
mortgage loan in a ratio equal to the ratio of the fair market value of the real property to the total amount of the mortgage loan.

Amounts
payable to us under agreements relating to the Canadian hotels we acquired in 2005 may be determined by reference to revenue and expenditure items denominated in Canadian
dollars. Real estate foreign exchange gains recognized after July 30, 2008 are not considered in the 75% and 95% gross income tests summarized above. For exchange gains recognized prior to
July 31, 2008, there was a lack of precise authority. However, because amounts paid to us, as opposed to our TRS, under these Canadian hotel agreements are denominated in U.S. dollars and
determined by reference to more than just exchange rates, we believe that we did not have material amounts of exchange gains in respect of our Canadian investments from 2005 through July 30,
2008.

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Our
January 31, 2007 spin off of TA was treated for federal income tax purposes as though we disposed of each of the individual assets of TA and its principal subsidiaries in a
taxable transaction in which individual asset gains, but not losses, were recognized. The amount realized on each asset in this taxable disposition was equal to the fair market value of that asset at
the time of the spin off, and our tax basis in the asset was the carryover tax basis inherited from TravelCenters. For these purposes, the assets and liabilities of any TRSs are ignored, and instead
the stock in the TRS is treated like any other individual asset being distributed. Even though some of the gains we recognized on the distributed assets were not qualifying gross income under the 75%
and 95% gross income tests of Section 856(c) of the IRC, we do not believe the recognized gains from the distribution materially affected our ability to comply with these tests. Although our
counsel, Sullivan & Worcester LLP, is unable to opine on factual matters such as the fair market value of the distributed assets at the time of the spin off, Sullivan &
Worcester LLP has opined that it is more likely than not that we have been reasonable in our approach to valuations and gain computations (including valuation methodology) in connection with
the spin off of TA and thus that, even if our computations should be successfully challenged so as to result in our failing the 95% gross income test, we would more likely than not qualify for the
gross income tests' relief provision described below and thereby preserve our qualification as a REIT. If the relief provision below were to apply to us, we would be subject to tax at a 100% rate on
the amount by which we failed the 95% gross income test, with adjustments, multiplied by a fraction intended to reflect our profitability for the taxable year; but we would expect to owe little tax in
such circumstances.

Absent
the "foreclosure property" rules of Section 856(e) of the IRC, a REIT's receipt of business operating income from a property would not qualify under the 75% and 95% gross
income tests. But as foreclosure property, gross income from such a business operation would so qualify. In the case of property leased by a REIT to a tenant, foreclosure property is defined under
applicable Treasury regulations to include generally the real property and incidental personal property that the REIT reduces to possession upon a default or imminent default under the lease by the
tenant, and as to which a foreclosure property election is made by attaching an appropriate statement to the REIT's federal income tax return.

Any
gain that a REIT recognizes on the sale of foreclosure property, plus any income it receives from foreclosure property that would not qualify under the 75% gross income test in the
absence of foreclosure property treatment, reduced by expenses directly connected with the production of those items of income, would be subject to income tax at the maximum corporate rate, currently
35%, under the foreclosure property income tax rules of Section 857(b)(4) of the IRC. Thus, if a REIT should lease foreclosure property in exchange for rent that qualifies as "rents from real
property" as described above, then that rental income is not subject to the foreclosure property income tax.

Other
than sales of foreclosure property, any gain we realize on the sale of property held as inventory or other property held primarily for sale to customers in the ordinary course of
business will be treated as income from a prohibited transaction that is subject to a penalty tax at a 100% rate. This prohibited transaction income also may adversely affect our ability to satisfy
the 75% and 95% gross income tests for federal income tax qualification as a REIT. We cannot provide assurances as to whether or not the IRS might successfully assert that one or more of our
dispositions is subject to the 100% penalty tax. However, we believe that dispositions of assets that we have made or that we might make in the future will not be subject to the 100% penalty tax,
because we intend to:



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If we fail to satisfy one or both of the 75% or the 95% gross income tests in any taxable year, we may nevertheless qualify as a REIT for that year if we satisfy
the following requirements:



It
is impossible to state whether in all circumstances we would be entitled to the benefit of this relief provision for the 75% and 95% gross income tests. Even if this relief provision does apply, a
100% tax is imposed upon the greater of the amount by which we failed the 75% test or the 95% test, with adjustments, multiplied by a fraction intended to reflect our profitability. This relief
provision applies to any failure of the applicable income tests, even if the failure first occurred in a prior taxable year.

Asset Tests.At the close of each quarter of each taxable year, we must also satisfy the following asset percentage tests in order to
qualify as a
REIT for federal income tax purposes:



When
a failure to satisfy the above asset tests results from an acquisition of securities or other property during a quarter, the failure can be cured by disposition of sufficient
nonqualifying assets within 30 days after the close of that quarter.

In
addition, if we fail the 5% value test or the 10% vote or value tests at the close of any quarter and do not cure such failure within 30 days after the close of that quarter,
that failure will nevertheless be excused if (a) the failure is de minimis and (b) within 6 months after the last day of the quarter in which we identify the failure, we either
dispose of the assets causing the failure or otherwise satisfy the 5% value and 10% vote and value asset tests. For purposes of this relief provision, the failure will be "de
minimis" if the value of the assets causing the failure does not exceed the lesser of (a) 1% of the total value of our assets at the end of the relevant quarter or (b) $10,000,000. If
our failure is not de minimis, or if any of the other REIT asset tests have been violated, we may nevertheless qualify as a REIT if (a) we provide the IRS with a description of each asset
causing the failure, (b) the failure was due to reasonable cause and not willful neglect, (c) we pay a tax equal to the greater of (i) $50,000 or (ii) the highest rate of
corporate tax imposed (currently 35%) on the net income generated by the assets causing the failure during the period of the failure, and (d) within 6 months after the last day of the
quarter in which we identify the failure, we either dispose of the assets causing the failure or otherwise satisfy all of the REIT asset tests. These relief provisions apply to any failure of the
applicable asset tests, even if the failure first occurred in a prior taxable year.

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The
IRC also provides an excepted securities safe harbor to the 10% value test that includes among other items (a) "straight debt" securities, (b) certain rental agreements
in which payment is to be made in subsequent years, (c) any obligation to pay rents from real property, (d) securities issued by governmental entities that are not dependent in whole or
in part on the profits of or payments from a nongovernmental entity, and (e) any security issued by another REIT.

We
have maintained and will continue to maintain records of the value of our assets to document our compliance with the above asset tests, and intend to take actions as may be required
to cure any failure to satisfy the tests within 30 days after the close of any quarter.

Our Relationship with TA.On January 31, 2007, we spun off all the then outstanding TA common shares. Under the transaction
agreement that
governed the spin off, TA will generally be responsible for the tax filings and liabilities, including federal income tax filings and liabilities, of TravelCenters and its subsidiaries for the periods
ending on or before the distribution date. Because TA and its principal subsidiaries were entities which were not regarded as separate from us for tax purposes prior to the spin off, TA and these
subsidiaries immediately after the spin off were (and expected thereafter to remain) tenants in whom we have at all times during each taxable year an actual and constructive ownership interest of less
than 10% by vote and by value. On August 11, 2008, we entered into a rent deferral agreement with TA under which TA has the option to defer certain monthly rent payments from July 1,
2008 through December 31, 2010. In exchange, TA issued shares to us then equal to 9.6% of its outstanding shares (8.9% as of December 31, 2009), determined after this new issuance. In
the event TA chooses not to defer the full permitted amount of its monthly rent payments, the pro rata amount of TA shares issued to us may be repurchased by TA for nominal consideration. Our lease
with TA, TA's limited liability company operating agreement, the transaction agreement governing the spin off, and the rent deferral agreement collectively contain restrictions upon the ownership of
TA common shares and require TA to refrain from taking any actions that may result in any affiliation with us that would jeopardize our qualification as a REIT under the IRC. Accordingly, subject to
the personal property considerations discussed above and commencing with the January 31, 2007 spin off, we expect
that the rental income we receive from TA and its subsidiaries will be "rents from real property" under Section 856(d) of the IRC, and therefore qualifying income under the 75% and 95% gross
income tests described above.

Our Relationship with Our Taxable REIT Subsidiaries.We currently own hotels that we purchased to be leased to our TRSs or which are
being leased to
our TRSs as a result of modifications to a prior lease that were agreed to among us, the former tenant and the manager. We may from time to time in the future lease additional hotels that we acquire
in this manner.

In
connection with lease defaults, we terminated occupancy of some of our hotels by defaulting tenants and immediately leased these hotels to our TRSs and entered into new third party
management agreements for these hotels. We may in the future employ similar arrangements if we again face lease or occupancy terminations.

In
transactions involving our TRSs, our intent is that the rents paid to us by the TRS qualify as "rents from real property" under the REIT gross income tests summarized above. In order
for this to be the case, the manager engaged by the applicable TRS must be an "eligible independent contractor" within the meaning of Section 856(d)(9)(A) of the IRC, and the hotels leased to
the TRS must be "qualified lodging facilities" within the meaning of Section 856(d)(9)(D) of the IRC. Qualified lodging facilities are defined as hotels, motels, or other establishments where
more than half of the dwelling units are used on a transient basis, provided that legally authorized wagering or gambling activities are not conducted at or in connection with such facilities. Also
included in the definition are the qualified lodging facility's customary amenities and facilities.

For
these purposes, a contractor qualifies as an "eligible independent contractor" if it is less than 35% affiliated with the REIT and, at the time the contractor enters into the
agreement with the TRS

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to
operate the qualified lodging facility, that contractor or any person related to that contractor is actively engaged in the trade or business of operating qualified lodging facilities for persons
unrelated to the TRS or its affiliated REIT. For these purposes, an otherwise eligible independent contractor is not disqualified from that status on account of the TRS bearing the expenses of the
operation of the qualified lodging facility, the TRS receiving the revenues from the operation of the qualified lodging facility, net of expenses for that operation and fees payable to the eligible
independent contractor, or the REIT receiving income from the eligible independent contractor pursuant to a preexisting or otherwise grandfathered lease of another property.

As
explained above, we will be subject to a 100% tax if the IRS successfully asserts that the rents paid by our TRS to us exceed an arm's length rental rate. Although there is no clear
precedent to
distinguish for federal income tax purposes among leases, management contracts, partnerships, financings, and other contractual arrangements, we believe that our leases and our TRSs' management
agreements will be respected for purposes of the requirements of the IRC discussed above. Accordingly, we expect that the rental income from our current and future TRSs will qualify as "rents from
real property," and that the 100% tax on excessive rents from a TRS will not apply.

Annual Distribution Requirements.In order to qualify for taxation as a REIT under the IRC, we are required to make annual
distributions other than
capital gain dividends to our shareholders in an amount at least equal to the excess of:



The
distributions must be paid in the taxable year to which they relate, or in the following taxable year if declared before we timely file our tax return for the earlier taxable year and if paid on
or before the first regular distribution payment after that declaration. If a dividend is declared in October, November, or December to shareholders of record during one of those months, and is paid
during the following January, then for federal income tax purposes the dividend will be treated as having been both paid and received on December 31 of the prior taxable year. A distribution
which is not pro rata within a class of our beneficial interests entitled to a distribution, or which is not consistent with the rights to distributions among our classes of beneficial interests, is a
preferential distribution that is not taken into consideration for purposes of the distribution requirements, and accordingly the payment of a preferential distribution could affect our ability to
meet the distribution requirements. Taking into account our distribution policies, including the dividend reinvestment plan we have adopted, we do not believe that we have made or will make any
preferential distributions. The distribution requirements may be waived by the IRS if a REIT establishes that it failed to meet them by reason of distributions previously made to meet the requirements
of the 4% excise tax discussed below. To the extent that we do not distribute all of our net capital gain and all of our real estate investment trust taxable income, as adjusted, we will be subject to
tax on undistributed amounts.

In
addition, we will be subject to a 4% nondeductible excise tax to the extent we fail within a calendar year to make required distributions to our shareholders of 85% of our ordinary
income and 95% of our capital gain net income plus the excess, if any, of the "grossed up required distribution" for the preceding calendar year over the amount treated as distributed for that
preceding calendar year. For this purpose, the term "grossed up required distribution" for any calendar year is the sum of our taxable income for the calendar year without regard to the deduction for
dividends paid and all amounts from earlier years that are not treated as having been distributed under the provision. We will

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be
treated as having sufficient earnings and profits to treat as a dividend any distribution by us up to the amount required to be distributed in order to avoid imposition of the 4% excise tax.

Pursuant
to Revenue Procedure 2010-12 and for taxable years ending on or before December 31, 2011, the IRS has indicated that it will respect certain distributions
from a publicly traded REIT paid partly in cash and partly in stock as distributions that count toward the REIT's annual distribution requirements. Under Revenue Procedure 2010-12, a
publicly traded REIT may pay a distribution partly in shares if each shareholder is permitted to elect to receive his or her distribution in either shares or cash, provided that: (a) the amount
of cash that is set aside to be distributed, or cash limitation, is not less than 10% of the total distribution; and (b) if the aggregate amount of cash that shareholders elect to receive
exceeds the cash limitation, the full amount of the allocated cash will be distributed pro rata to each shareholder electing to receive cash, such amount being at least 10% of each such shareholder's
total distribution. Accordingly, if we elect to pay a distribution to our common shareholders partly in cash and partly in shares with a cash election feature in accordance with this Revenue Procedure
2010-12, then the total distribution will include both the stock component and the cash component, and your tax liability with respect to that distribution may exceed the amount of cash
that you receive.

If
we do not have enough cash or other liquid assets to meet the 90% distribution requirements, we may find it necessary and desirable to arrange for new debt or equity financing to
provide funds for required distributions in order to maintain our REIT status. We can provide no assurance that financing would be available for these purposes on favorable terms.

We
may be able to rectify a failure to pay sufficient dividends for any year by paying "deficiency dividends" to shareholders in a later year. These deficiency dividends may be included
in our deduction for dividends paid for the earlier year, but an interest charge would be imposed upon us for the delay in distribution.

In
addition to the other distribution requirements above, to preserve our status as a REIT we are required to timely distribute C corporation earnings and profits that we inherit from
acquired corporations.

Under
Section 108(i) of the IRC, we may elect to defer recognition of income from the 2009 or 2010 discharge of indebtedness arising from our repurchase and retirement of our
outstanding debt. To the extent we make such an election, we will recognize the deferred income ratably over a five-year period commencing in 2014, subject to possible acceleration upon
the occurrence of certain events. As a REIT, the amount and timing of our receipt of earnings and profits generally will follow the amount and timing of our recognition of taxable income pursuant to
the election. Once made, an election under Section 108(i) of the IRC is irrevocable. Pursuant to this provision, we expect to defer approximately $64.1 million of taxable income arising
from our repurchase and retirement of certain of our outstanding debt in 2009, and we do not anticipate that any portion of this deferred amount will be accelerated to a period prior to the
five-year period commencing in 2014.

Acquisition of C Corporations

In 2005 we purchased a hotel in Puerto Rico. In order to acquire the Puerto Rican hotel, we acquired all of the outstanding stock of a
C corporation that owned that hotel as its primary asset. Upon our acquisition, the acquired C corporation became our qualified REIT subsidiary under Section 856(i) of the IRC. Thus, after the
acquisition, all assets, liabilities and items of income, deduction and credit of the acquired corporation have been treated as ours for purposes of the various REIT qualification tests described
above. In our acquisitions of the stock of C corporations, we are generally treated as the successor to the acquired corporation's federal income tax attributes, such as its adjusted tax bases in its
assets and its C corporation earnings and profits. However, because we made an election under Section 338(g) of the IRC in respect of this acquired Puerto Rican corporation, we

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did
not succeed to its earnings and profits, nor do we have any built-in gain in this former C corporation's assets.

On
January 31, 2007, we acquired all of the outstanding stock of TravelCenters, a C corporation. At the time of that acquisition, this C corporation directly or indirectly owned
all of the outstanding equity interests in various corporate and noncorporate subsidiaries. Upon our acquisition, the acquired entities generally became either our qualified REIT subsidiaries under
Section 856(i) of the IRC or disregarded entities under Treasury regulations issued under Section 7701 of the IRC. Thus, after the acquisition, all assets, liabilities and items of
income, deduction and credit of these acquired entities have been treated as ours for purposes of the various REIT qualification tests described above. In addition, we generally were treated as the
successor to these acquired subsidiaries' federal income tax attributes, such as these entities' adjusted tax bases in their assets and their depreciation schedules; we were also treated as the
successor to these acquired corporate subsidiaries' earnings and profits for federal income tax purposes, if any.

Upon
completing the acquisition, we effected a restructuring of the travel center business so as to divide it between us and TA, and we then spun off TA on January 31, 2007.

Built-in Gains from C Corporations.As described above, notwithstanding our qualification and taxation as a REIT, we may still be
subject
to corporate taxation in particular circumstances. Specifically, if we acquire an asset from a corporation in a transaction in which our adjusted tax basis in the asset is determined by reference to
the adjusted tax basis of that asset in the hands of a present or former C corporation, and if we subsequently recognize gain on the disposition of that asset during the ten year period beginning on
the date on which the asset ceased to be owned by the C corporation, then we will generally pay tax at the highest regular corporate tax rate, currently 35%, on the lesser of (1) the excess, if
any, of the asset's fair market value over its adjusted tax basis, each determined as of the time the asset ceased to be owned by the C corporation, or (2) our gain recognized in the
disposition. Accordingly, any taxable disposition of an asset so acquired during the applicable ten year period could be subject to tax under these rules. However, except as described below, we have
not disposed, and have no present plan or intent to dispose, of any material assets acquired in such transactions.

In
the case of assets acquired in the January 31, 2007 acquisition, any built-in gain subject to tax may generally be reduced by certain net operating loss
carryforwards that we inherited. Other than the assets we distributed in the spin off of TA as described above, we have not disposed of, and have no present plan or intent to dispose of, any other
assets acquired in the January 31, 2007 acquisition. Although Sullivan & Worcester LLP is unable to render an opinion on factual determinations such as assets' fair market value,
we reported only modest taxable gains from the spin off of TA, and net operating loss carryforwards were available to us so as to eliminate any applicable tax on such recognized gains.

To
the extent of our gains in a taxable year that are subject to the built-in gains tax described above, net of any taxes paid on such gains with respect to that taxable
year, our taxable dividends paid to you in the following year are eligible for treatment as qualified dividends that are taxed to our noncorporate shareholders at the maximum capital gain rate of 15%
(scheduled to expire for taxable years beginning after December 31, 2010).

Earnings and Profits.A REIT may not have any undistributed C corporation earnings and profits at the end of any taxable year. Upon the
closing of
the January 31, 2007 transaction, we succeeded to the undistributed earnings and profits, if any, of the acquired corporate entities. Thus, we needed to distribute any such earnings and profits
no later than the end of the applicable tax year. If we failed to do so, we would not qualify to be taxed as a REIT for that year and a number of years thereafter, unless we are able to rely on the
relief provision described below.

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Although
Sullivan & Worcester LLP is unable to render an opinion on factual determinations such as the amount of undistributed earnings and profits, we retained accountants
to compute the amount of undistributed earnings and profits that we inherited in the January 31, 2007 transaction. Based on these calculations, we believe that we did not inherit any
undistributed earnings and profits that remained undistributed at the end of the applicable tax year. However, there can be no assurance that the IRS would not, upon subsequent examination, propose
adjustments to our calculation of the undistributed earnings and profits that we inherited, including adjustments that might be deemed necessary by the IRS as a result of its examination of the
companies we acquired. In any such examination, the IRS might consider all taxable years of the acquired subsidiaries as open for review for purposes of its proposed adjustments. If it is subsequently
determined that we had undistributed earnings and profits as of the end of the applicable tax year, we may be eligible for a relief provision similar to the "deficiency dividends" procedure described
above. To utilize this relief provision, we would have to pay an interest charge for the delay in distributing the undistributed earnings and profits; in addition, we would be required to distribute
to our shareholders, in addition to our other REIT distribution requirements, the amount of the undistributed earnings and profits less the interest charge paid.

Acquisition of Partnership

In 2007, we acquired all of the limited partnership interests and the general partnership interest of a partnership as well as certain
of the partnership's noncorporate subsidiary entities. Pursuant to Treasury regulations issued under Section 7701 of the IRC, each of these acquired entities was either a partnership or
disregarded entity for federal income tax purposes, and thus upon our acquisition these entities became disregarded entities of ours. Accordingly, after this 2007 acquisition, all assets, liabilities
and items of income, deduction and credit of these acquired entities have been treated as ours for purposes of the various REIT qualification tests described above. Our initial tax basis in the
acquired assets is our cost for acquiring them, and we believe that we did not succeed to any C corporation earnings and profits in this acquisition.

Depreciation and Federal Income Tax Treatment of Leases

Our initial tax bases in our assets will generally be our acquisition cost. We will generally depreciate our real property on a
straight-line basis over 40 years and our personal property over the applicable shorter periods. These depreciation schedules may vary for properties that we acquire through
tax-free or carryover basis acquisitions.

We
are entitled to depreciation deductions from our facilities only if we are treated for federal income tax purposes as the owner of the facilities. This means that the leases of the
facilities must be classified for federal income tax purposes as true leases, rather than as sales or financing arrangements, and we believe this to be the case. In the case of
sale-leaseback arrangements, the IRS could assert that we realized prepaid rental income in the year of purchase to the extent that the value of a leased property, at the time of purchase,
exceeded the purchase price for that property. While we believe that the value of leased property at the time of purchase did not exceed purchase prices, because of the lack of clear precedent we
cannot provide assurances as to whether the IRS might successfully assert the existence of prepaid rental income in any of our sale-leaseback transactions.

Taxation of U.S. Shareholders

The maximum individual federal income tax rate for long-term capital gains is generally 15% (scheduled to increase to 20%
for taxable years beginning after December 31, 2010) and for most corporate dividends is generally also 15% (scheduled to increase to ordinary income rates for taxable years beginning after
December 31, 2010). However, because we are not generally subject to federal income tax on the portion of our REIT taxable income or capital gains distributed to our shareholders, dividends on
our shares generally are not eligible for such 15% tax rate on dividends while that rate is

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in
effect. As a result, our ordinary dividends continue to be taxed at the higher federal income tax rates applicable to ordinary income. However, the favorable federal income tax rates for
long-term capital gains, and while in effect, for dividends, generally apply to:



As
long as we qualify as a REIT for federal income tax purposes, a distribution to our U.S. shareholders (including any constructive distributions on our common shares or on our senior
convertible notes) that we do not designate as a capital gain dividend will be treated as an ordinary income dividend to the extent of our current or accumulated earnings and profits. Distributions
made out of our current or accumulated earnings and profits that we properly designate as capital gain dividends will be taxed as long-term capital gains, as discussed below, to the extent
they do not exceed our actual net capital gain for the taxable year. However, corporate shareholders may be required to treat up to 20% of any capital gain dividend as ordinary income under
Section 291 of the IRC.

In
addition, we may elect to retain net capital gain income and treat it as constructively distributed. In that case:



If
we elect to retain our net capital gains in this fashion, we will notify our U.S. shareholders of the relevant tax information within 60 days after the close of the affected taxable year.

As
discussed above, for noncorporate U.S. shareholders, long-term capital gains are generally taxed at maximum rates of 15% (scheduled to increase to 20% for taxable years
beginning after December 31, 2010) or 25%, depending upon the type of property disposed of and the previously claimed depreciation with respect to this property. If for any taxable year we
designate capital gain dividends for U.S. shareholders, then a portion of the capital gain dividends we designate will be allocated to the holders of a particular class of shares on a percentage basis
equal to the ratio of the amount of the total dividends paid or made available for the year to the holders of that class of shares to the total dividends paid or made available for the year to holders
of all classes of our shares. We will similarly designate the portion of any capital gain dividend that is to be taxed to noncorporate U.S. shareholders at the maximum rates of 15% (scheduled to
increase to 20% for taxable years beginning

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after
December 31, 2010) or 25% so that the designations will be proportionate among all classes of our shares.

Distributions
in excess of current or accumulated earnings and profits will not be taxable to a U.S. shareholder to the extent that they do not exceed the shareholder's adjusted tax
basis in the shareholder's shares, but will reduce the shareholder's basis in those shares. To the extent that these excess distributions exceed the adjusted basis of a U.S. shareholder's shares, they
will be included in income as capital gain, with long-term gain generally taxed to noncorporate U.S. shareholders at a maximum rate of 15% (scheduled to increase to 20% for taxable years
beginning after December 31, 2010). No U.S. shareholder may include on his federal income tax return any of our net operating losses or any of our capital losses.

If
a dividend is declared in October, November, or December to shareholders of record during one of those months, and is paid during the following January, then for federal income tax
purposes the dividend will be treated as having been both paid and received on December 31 of the prior taxable year. Also, items that are treated differently for regular and alternative
minimum tax purposes are to be allocated between a REIT and its shareholders under Treasury regulations which are to be prescribed. It is possible that these Treasury regulations will require tax
preference items to be allocated to our shareholders with respect to any accelerated depreciation or other tax preference items that we claim.

A
U.S. shareholder will generally recognize gain or loss equal to the difference between the amount realized and the shareholder's adjusted basis in our shares that are sold or
exchanged. This gain or loss will be capital gain or loss, and will be long-term capital gain or loss if the shareholder's holding period in the shares exceeds one year. In addition, any
loss upon a sale or exchange of our shares held for six months or less will generally be treated as a long-term capital loss to the extent of our long-term capital gain
dividends during the holding period.

The
IRC imposes a penalty for the failure to properly disclose a "reportable transaction." A reportable transaction currently includes, among other things, a sale or exchange of our
shares resulting in a tax loss in excess of (i) $10 million in any single year or $20 million in any combination of years in the case of our shares held by a C corporation or by a
partnership with only C corporation partners or (ii) $2 million in any single year or $4 million in any combination of years in the case of our shares held by any other
partnership or an S corporation, trust or individual, including losses that flow through pass through entities to individuals. A taxpayer discloses a reportable transaction by filing IRS
Form 8886 with its federal income tax return and, in the first year of filing, a copy of Form 8886 must be sent to the IRS's Office of Tax Shelter Analysis. The penalty for failing to
disclose a reportable transaction is generally $10,000 in the case of a natural person and $50,000 in any other case.

Noncorporate
U.S. shareholders who borrow funds to finance their acquisition of our shares could be limited in the amount of deductions allowed for the interest paid on the indebtedness
incurred. Under Section 163(d) of the IRC, interest paid or accrued on indebtedness incurred or continued to purchase or carry property held for investment is generally deductible only to the
extent of the investor's net investment income. A U.S. shareholder's net investment income will include ordinary income dividend distributions received from us and, if an appropriate election is made
by the shareholder, capital gain dividend distributions received from us; however, distributions treated as a nontaxable return of the shareholder's basis will not enter into the computation of net
investment income.

Taxation of Tax-Exempt Shareholders

In Revenue Ruling 66-106, the IRS ruled that amounts distributed by a REIT to a tax-exempt employees' pension
trust did not constitute "unrelated business taxable income," even though the REIT may have financed some of its activities with acquisition indebtedness. Although revenue rulings are

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interpretive
in nature and subject to revocation or modification by the IRS, based upon the analysis and conclusion of Revenue Ruling 66-106, our distributions made to shareholders that
are tax-exempt pension plans, individual retirement accounts, or other qualifying tax-exempt entities should not constitute unrelated business taxable income, provided that the
shareholder has not financed its acquisition of our shares with "acquisition indebtedness"
within the meaning of the IRC, and provided further that, consistent with our present intent, we do not hold a residual interest in a real estate mortgage investment conduit.

Tax-exempt
pension trusts that own more than 10% by value of a "pension-held REIT" at any time during a taxable year may be required to treat a percentage of all
dividends received from the pension-held REIT during the year as unrelated business taxable income. This percentage is equal to the ratio of:



except
that this percentage shall be deemed to be zero unless it would otherwise equal or exceed 5%. A REIT is a pension-held REIT if:



A
REIT is predominantly held by tax-exempt pension trusts if at least one tax-exempt pension trust owns more than 25% by value of the REIT's stock or beneficial interests, or
if one or more tax-exempt pension trusts, each owning more than 10% by value of the REIT's stock or beneficial interests, own in the aggregate more than 50% by value of the REIT's stock or
beneficial interests. Because of the share ownership concentration restrictions in our declaration of trust and bylaws, we believe that we are not and will not be a
pension-held REIT. However, because our shares are publicly traded, we cannot completely control whether or not we are or will become a pension-held REIT.

Social
clubs, voluntary employee benefit associations, supplemental unemployment benefit trusts and qualified group legal services plans exempt from federal income taxation under
Sections 501(c)(7), (c)(9), (c)(17) and (c)(20) of the IRC, respectively, are subject to different unrelated business taxable income rules, which generally will require them to characterize
distributions from a REIT as unrelated business taxable income. In addition, these prospective investors should consult their own tax advisors concerning any "set aside" or reserve requirements
applicable to them.

Taxation of Non-U.S. Shareholders

The rules governing the United States federal income taxation of non-U.S. shareholders are complex, and the following
discussion is intended only as a summary of these rules. If you are a non-U.S. shareholder, we urge you to consult with your own tax advisor to determine the impact of United States
federal, state, local, and foreign tax laws, including any tax return filing and other reporting requirements, with respect to your investment in our shares.

In
general, a non-U.S. shareholder will be subject to regular United States federal income tax in the same manner as a U.S. shareholder with respect to its investment in our
shares if that investment is effectively connected with the non-U.S. shareholder's conduct of a trade or business in the United States (and, if provided by an applicable income tax treaty,
is attributable to a permanent establishment

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or
fixed base the non-U.S. shareholder maintains in the United States). In addition, a corporate non-U.S. shareholder that receives income that is or is deemed effectively
connected with a trade or business in the United States may also be subject to the 30% branch profits tax under Section 884 of the IRC, which is payable in addition to regular United States
federal corporate income tax. The balance of this discussion of the United States federal income taxation of non-U.S. shareholders addresses only those non-U.S. shareholders
whose investment in our shares is not effectively connected with the conduct of a trade or business in the United States.

A
distribution by us to a non-U.S. shareholder that is not attributable to gain from the sale or exchange of a United States real property interest and that is not designated
as a capital gain dividend will be treated as an ordinary income dividend to the extent that it is made out of current or accumulated earnings and profits. A distribution of this type will generally
be subject to United States
federal income tax and withholding at the rate of 30%, or at a lower rate if the non-U.S. shareholder has in the manner prescribed by the IRS demonstrated its entitlement to benefits under
a tax treaty. In the case of any in kind distributions of property, we or other applicable withholding agents will collect the amount required to be withheld by reducing to cash for remittance to the
IRS a sufficient portion of the property that the non-U.S. shareholder would otherwise receive, and the non-U.S. shareholder may bear brokerage or other costs for this
withholding procedure. Because we cannot determine our current and accumulated earnings and profits until the end of the taxable year, withholding at the rate of 30% or applicable lower treaty rate
will generally be imposed on the gross amount of any distribution to a non-U.S. shareholder that we make and do not designate a capital gain dividend. Notwithstanding this withholding on
distributions in excess of our current and accumulated earnings and profits, these distributions are a nontaxable return of capital to the extent that they do not exceed the non-U.S.
shareholder's adjusted basis in our shares, and the nontaxable return of capital will reduce the adjusted basis in these shares. To the extent that distributions in excess of current and accumulated
earnings and profits exceed the non-U.S. shareholder's adjusted basis in our shares, the distributions will give rise to tax liability if the non-U.S. shareholder would
otherwise be subject to tax on any gain from the sale or exchange of these shares, as discussed below. A non-U.S. shareholder may seek a refund from the IRS of amounts withheld on
distributions to him in excess of our current and accumulated earnings and profits.

From
time to time, some of our distributions may be attributable to the sale or exchange of United States real property interests. However, capital gain dividends that are received by a
non-U.S. shareholder, including dividends attributable to our sales of United States real property interests, and that are deductible by us in respect of our 2005 taxable year and
thereafter will be subject to the taxation and withholding regime applicable to ordinary income dividends and the branch profits tax will not apply, provided that (1) the capital gain dividends
are received with respect to a class of shares that is "regularly traded" on a domestic "established securities market" such as the New York Stock Exchange, or the NYSE, both as defined by applicable
Treasury regulations, and (2) the non-U.S. shareholder does not own more than 5% of that class of shares at any time during the one-year period ending on the date of
distribution of the capital gain dividends. If both of these provisions are satisfied, qualifying non-U.S. shareholders will not be subject to withholding on capital gain dividends as
though those amounts were effectively connected with a United States trade or business, and qualifying non-U.S. shareholders will not be required to file United States federal income tax
returns or pay branch profits tax in respect of these capital gain dividends. Instead, these dividends will be subject to United States federal income tax and withholding as ordinary dividends,
currently at a 30% tax rate unless reduced by applicable treaty, as discussed below. Although there can be no assurance in this regard, we believe that our common shares and each class of our
preferred shares have been and will remain "regularly traded" on a domestic "established securities market" within the meaning of applicable Treasury regulations; however, we can provide no assurance
that our shares will continue to be "regularly traded" on a domestic "established securities market" in future taxable years.

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Except as discussed above, for any year in which we qualify as a REIT, distributions that are attributable to gain from the sale or exchange of a United States
real property interest are taxed to a non-U.S. shareholder as if these distributions were gains effectively connected with a trade or business in the United States conducted by the
non-U.S. shareholder. Accordingly, a non-U.S. shareholder that does not qualify for the special rule above will be taxed on these amounts at the normal capital gain rates
applicable to a U.S. shareholder, subject to any applicable alternative minimum tax and to a special alternative minimum tax in the case of nonresident alien individuals; such a non-U.S.
shareholder will be required to file a United States federal income tax return reporting these amounts, even if applicable withholding is imposed as described below; and such a
non-U.S. shareholder that is also a corporation may owe the 30% branch profits tax under Section 884 of the IRC in respect of these amounts. We or other applicable withholding
agents will be required to withhold from distributions to such non-U.S. shareholders, and remit to the IRS, 35% of the maximum amount of any distribution that could be designated as a
capital gain dividend. In addition, for purposes of this withholding rule, if we designate prior distributions as capital gain dividends, then subsequent distributions up to the amount of the
designated prior distributions will be treated as capital gain dividends. The amount of any tax withheld is creditable against the non-U.S. shareholder's United States federal income tax
liability, and the non-U.S. shareholder may file for a refund from the IRS of any amount of withheld tax in excess of that tax liability.

Effective
generally from and after 2006, a special "wash sale" rule applies to a non-U.S. shareholder who owns any class of our shares if (1) the shareholder owns more
than 5% of that class of shares at any time during the one-year period ending on the date of the distribution described below, or (2) that class of our shares is not, within the
meaning of applicable Treasury
regulations, "regularly traded" on a domestic "established securities market" such as the NYSE. Although there can be no assurance in this regard, we believe that our common shares and each class of
our preferred shares have been and will remain "regularly traded" on a domestic "established securities market" within the meaning of applicable Treasury regulations, all as discussed above; however,
we can provide no assurance that our shares will continue to be "regularly traded" on a domestic "established securities market" in future taxable years. We thus anticipate this wash sale rule to
apply, if at all, only to a non-U.S. shareholder that owns more than 5% of either our common shares or any class of our preferred shares. Such a non-U.S. shareholder will be
treated as having made a "wash sale" of our shares if it (1) disposes of an interest in our shares during the 30 days preceding the ex-dividend date of a distribution by us
that, but for such disposition, would have been treated by the non-U.S. shareholder in whole or in part as gain from the sale or exchange of a United States real property interest, and
then (2) acquires or enters into a contract to acquire a substantially identical interest in our shares, either actually or constructively through a related party, during the 61-day
period beginning 30 days prior to the ex-dividend date. In the event of such a wash sale, the non-U.S. shareholder will have gain from the sale or exchange of a United
States real property interest in an amount equal to the portion of the distribution that, but for the wash sale, would have been a gain from the sale or exchange of a United States real property
interest. As discussed above, a non-U.S. shareholder's gain from the sale or exchange of a United States real property interest can trigger increased United States taxes, such as the
branch profits tax applicable to non-U.S. corporations, and increased United States tax filing requirements.

If
for any taxable year we designate capital gain dividends for our shareholders, then a portion of the capital gain dividends we designate will be allocated to the holders of a
particular class of shares on a percentage basis equal to the ratio of the amount of the total dividends paid or made available for the year to the holders of that class of shares to the total
dividends paid or made available for the year to holders of all classes of our shares.

Tax
treaties may reduce the withholding obligations on our distributions. Under some treaties, however, rates below 30% that are applicable to ordinary income dividends from United
States

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corporations
may not apply to ordinary income dividends from a REIT or may apply only if the REIT meets certain additional conditions. You must generally use an applicable IRS
Form W-8, or substantially similar form, to claim tax treaty benefits. If the amount of tax withheld with respect to a distribution to a non-U.S. shareholder exceeds the
shareholder's United States federal income tax liability with respect to the distribution, the non-U.S. shareholder may file for a refund of the excess from the IRS. The 35% withholding
tax rate discussed above on some capital gain dividends corresponds to the maximum income tax rate applicable to corporate non-U.S. shareholders but is higher than the current 15% and 25%
maximum rates on capital gains generally applicable to noncorporate non-U.S. shareholders. Treasury regulations also provide special rules to determine whether, for purposes of determining
the applicability of a tax treaty, our distributions to a non-U.S. shareholder that is an entity should be treated as paid to the entity or to those owning an interest in that entity, and
whether the entity or its owners are entitled to benefits under the tax treaty. In the case of any in kind distributions of property, we or other applicable withholding agents will have to collect the
amount required to be withheld by reducing to cash for remittance to the IRS a sufficient portion of the property that the
non-U.S. shareholder would otherwise receive, and the non-U.S. shareholder may bear brokerage or other costs for this withholding procedure.

If
our shares are not "United States real property interests" within the meaning of Section 897 of the IRC, then a non-U.S. shareholder's gain on sale of these shares
(including for this purpose a conversion of our senior convertible notes into common shares) generally will not be subject to United States federal income taxation, except that a nonresident alien
individual who was in the United States for 183 days or more during the taxable year may be subject to a 30% tax on this gain. Our shares will not constitute a United States real property
interest if we are a "domestically controlled REIT." A domestically controlled REIT is a REIT in which at all times during the preceding five-year period less than 50% in value of its
shares is held directly or indirectly by foreign persons. We believe that we have been and will remain a domestically controlled REIT and thus a non-U.S. shareholder's gain on sale of our
shares will not be subject to United States federal income taxation. However, because our shares are publicly traded, we can provide no assurance that we have been or will remain a domestically
controlled REIT. If we are not a domestically controlled REIT, a non-U.S. shareholder's gain on sale of our shares will not be subject to United States federal income taxation as a sale of
a United States real property interest, if that class of shares is "regularly traded," as defined by applicable Treasury regulations, on an established securities market like the NYSE, and the
non-U.S. shareholder has at all times during the preceding five years owned 5% or less by value of that class of shares. In this regard, because the shares of others may be redeemed, a
non-U.S. shareholder's percentage interest in a class of our shares may increase even if it acquires no additional shares in that class. If the gain on the sale of our shares were subject
to United States federal income taxation, the non-U.S. shareholder will generally be subject to the same treatment as a U.S. shareholder with respect to its gain, will be required to
file a United States federal income tax return reporting that gain, and a corporate non-U.S. shareholder might owe branch profits tax under Section 884 of the IRC. A
purchaser of our shares from a non-U.S. shareholder will not be required to withhold on the purchase price if the purchased shares are regularly traded on an established securities market
or if we are a domestically controlled REIT. Otherwise, a purchaser of our shares from a non-U.S. shareholder may be required to withhold 10% of the purchase price paid to the
non-U.S. shareholder and to remit the withheld amount to the IRS.

Backup Withholding and Information Reporting

Information reporting and backup withholding may apply to distributions or proceeds paid to our shareholders under the circumstances
discussed below. The backup withholding rate is currently 28% and is scheduled to increase to 31% after 2010. Amounts withheld under backup withholding are generally not an additional tax and may be
refunded by the IRS or credited against the shareholder's federal income tax liability. In the case of any in kind distributions of property by us to a shareholder,

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we
or other applicable withholding agents will have to collect any applicable backup withholding by reducing to cash for remittance to the IRS a sufficient portion of the property that our shareholder
would otherwise receive, and the shareholder may bear brokerage or other costs for this withholding procedure.

A
U.S. shareholder will be subject to backup withholding when it receives distributions on our shares or proceeds upon the sale, exchange, redemption, retirement or other disposition of
our shares, unless the U.S. shareholder properly executes, or has previously properly executed, under penalties of perjury an IRS Form W-9 or substantially similar form
that:



If
the U.S. shareholder has not provided and does not provide its correct taxpayer identification number on the IRS Form W-9 or substantially similar form, it may be subject to
penalties imposed by the IRS, and we or other applicable withholding agents may have to withhold a portion of any distributions or proceeds paid to such U.S. shareholder. Unless the U.S. shareholder
has established on a properly executed IRS Form W-9 or substantially similar form that it is a corporation or comes within another exempt category, distributions or proceeds on our
shares paid to it during the calendar year, and the amount of tax withheld, if any, will be reported to it and to the IRS.

Distributions
on our shares to a non-U.S. shareholder during each calendar year and the amount of tax withheld, if any, will generally be reported to the non-U.S.
shareholder and to the IRS. This information reporting requirement applies regardless of whether the non-U.S. shareholder is subject to withholding on distributions on our shares or
whether the withholding was reduced or eliminated by an applicable tax treaty. Also, distributions paid to a non-U.S. shareholder on our shares may be subject to backup withholding, unless
the non-U.S. shareholder properly certifies its non-U.S. shareholder status on an IRS Form W-8 or substantially similar form in the manner described above.
Similarly, information reporting and backup withholding will not apply to proceeds a non-U.S. shareholder receives upon the sale, exchange, redemption, retirement or other disposition of
our shares, if the non-U.S. shareholder properly certifies its non-U.S. shareholder status on an IRS Form W-8 or substantially similar form. Even without
having executed an IRS Form W-8 or substantially similar form, however, in some cases information reporting and backup withholding will not apply to proceeds that a
non-U.S. shareholder receives upon the sale, exchange, redemption, retirement or other disposition of our shares if the non-U.S. shareholder receives those proceeds through a
broker's foreign office.

Other Tax Consequences

Our tax treatment and that of our shareholders may be modified by legislative, judicial, or administrative actions at any time, which
actions may be retroactive in effect. The rules dealing with federal income taxation are constantly under review by the Congress, the IRS and the Treasury Department, and statutory changes, new
regulations, revisions to existing regulations, and revised interpretations of established concepts are issued frequently. Likewise, the rules regarding taxes other than federal income taxes may also
be modified. No prediction can be made as to the likelihood of passage of new tax legislation or other provisions, or the direct or indirect effect on us and our shareholders. Revisions to tax laws
and interpretations of these laws could adversely affect the tax or other consequences of an investment in our shares. We and our shareholders may also be subject to taxation by state, local or other
jurisdictions, including those in which we or our shareholders transact

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business
or reside. These tax consequences may not be comparable to the federal income tax consequences discussed above.

ERISA PLANS, KEOGH PLANS AND INDIVIDUAL RETIREMENT ACCOUNTS

General Fiduciary Obligations

Fiduciaries of a pension, profit-sharing or other employee benefit plan subject to Title I of the Employee Retirement Income Security
Act of 1974, as amended, or ERISA, must consider whether:



Trustees
and other fiduciaries of an ERISA plan may incur personal liability for any loss suffered by the plan on account of a violation of their fiduciary responsibilities. In addition,
these fiduciaries may be subject to a civil penalty of up to 20% of any amount recovered by the plan on account of a violation. Fiduciaries of any IRA, Roth IRA, Keogh Plan or other qualified
retirement plan not subject to Title I of ERISA, or non-ERISA plans, should consider that a plan may only make investments that are authorized by the appropriate governing instrument.

Fiduciaries
considering an investment in our securities should consult their own legal advisors if they have any concern as to whether the investment is consistent with the foregoing
criteria or is otherwise appropriate. The sale of our securities to a plan is in no respect a representation by us or any underwriter of the securities that the investment meets all relevant legal
requirements with respect to investments by plans generally or any particular plan, or that the investment is appropriate for plans generally or any particular plan.

Prohibited Transactions

Fiduciaries of ERISA plans and persons making the investment decision for an IRA or other non-ERISA plan should consider
the application of the prohibited transaction provisions of ERISA and the IRC in making their investment decision. Sales and other transactions between an ERISA or non-ERISA plan, and
persons related to it, are prohibited transactions. The particular facts concerning the sponsorship, operations and other investments of an ERISA plan or non-ERISA plan may cause a wide
range of other persons to be treated as disqualified persons or parties in interest with respect to it. A prohibited transaction, in addition to imposing potential personal liability upon fiduciaries
of ERISA plans, may also result in the imposition of an excise tax under the IRC or a penalty under ERISA upon the disqualified person or party in interest with respect to the plan. If the
disqualified person who engages in the transaction is the individual on behalf of whom an IRA or Roth IRA is maintained or his beneficiary, the IRA or Roth IRA may lose its tax-exempt
status and its assets may be deemed to have been distributed to the individual in a taxable distribution on account of the prohibited transaction, but no excise tax will be imposed. Fiduciaries
considering an investment in our securities should consult their own legal advisors as to whether the ownership of our securities involves a prohibited transaction.

"Plan Assets" Considerations

The U.S. Department of Labor, which has administrative responsibility over ERISA plans as well as non-ERISA plans, has
issued a regulation defining "plan assets." The regulation generally provides that when an ERISA or non-ERISA plan acquires a security that is an equity interest in an entity and

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that
security is neither a "publicly offered security" nor a security issued by an investment company registered under the Investment Company Act of 1940, as amended, the ERISA plan's or
non-ERISA plan's assets include both the equity interest and an undivided interest in
each of the underlying assets of the entity, unless it is established either that the entity is an operating company or that equity participation in the entity by benefit plan investors is not
significant.

Debt
instruments that we issue with any "substantial equity feature" will be treated as an equity interest. However, an example in the applicable regulations concludes that a convertible
debt instrument issued by a corporation, apparently on conventional terms, would not be treated as an equity interest because the conversion feature was deemed "incidental" to the issuer's obligation
to pay principal and interest. Based on the foregoing, our counsel, Sullivan & Worcester LLP, has opined that, while the matter is not free from doubt, our 3.80% convertible senior notes
due 2027 will not be treated as equity interests under ERISA's plan assets rules.

Each
class of our shares (that is, our common shares and any class of preferred shares that we have issued or may issue) must be analyzed separately to ascertain whether it is a publicly
offered security. The regulation defines a publicly offered security as a security that is "widely held," "freely transferable" and either part of a class of securities registered under the Exchange
Act, or sold under an effective registration statement under the Securities Act of 1933, as amended, provided the securities are registered under the Exchange Act within 120 days after the end
of the fiscal year of the issuer during which the offering occurred. Each class of our outstanding shares has been registered under the Exchange Act within the necessary time frame to satisfy the
foregoing condition.

The
regulation provides that a security is "widely held" only if it is part of a class of securities that is owned by 100 or more investors independent of the issuer and of one another.
However, a security will not fail to be "widely held" because the number of independent investors falls below 100 subsequent to the initial public offering as a result of events beyond the issuer's
control. We believe our common shares and our preferred shares are and will remain widely held, and we expect the same to be true of any additional class of preferred shares that we may issue, but we
can give no assurances in this regard.

The
regulation provides that whether a security is "freely transferable" is a factual question to be determined on the basis of all relevant facts and circumstances. The regulation
further provides that, where a security is part of an offering in which the minimum investment is $10,000 or less, some restrictions on transfer ordinarily will not, alone or in combination, affect a
finding that these securities are freely transferable. The restrictions on transfer enumerated in the regulation as not affecting that finding include:



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We
believe that the restrictions imposed under our declaration of trust and bylaws on the transfer of shares do not result in the failure of our shares to be "freely transferable."
Furthermore, we believe that there exist no other facts or circumstances limiting the transferability of our shares which are not included among those enumerated as not affecting their free
transferability under the regulation, and we do not expect or intend to impose in the future, or to permit any person to impose on our behalf, any limitations or restrictions on transfer which would
not be among the enumerated permissible limitations or restrictions.

Assuming
that each class of our shares will be "widely held" and that no other facts and circumstances exist which restrict transferability of these shares, we have received an opinion
of our counsel, Sullivan & Worcester LLP, that our shares will not fail to be "freely transferable" for purposes of the regulation due to the restrictions on transfer of the shares under
our declaration of trust and bylaws and that under the regulation each class of our currently outstanding shares is publicly offered and our assets will not be deemed to be "plan assets" of any ERISA
plan or non-ERISA plan that invests in our shares.

Item 1A.    Risk Factors

Our business faces many risks. The risks described below may not be the only risks we face but are the risks we know of that we believe
may be material at this time. Additional risks that we do not yet know of, or that we currently think are immaterial, may also impair our business operations or financial results. If any of the events
or circumstances described in the following risks occurs, our business, financial condition or results of operations could suffer and the trading price of our securities could decline. Investors and
prospective investors should consider the following risks and the information contained under the heading "Warning Concerning Forward Looking Statements" before deciding whether to invest in our
securities.

Risks Related to Our Business

Financial markets are still recovering from a period of disruption and recession, which has adversely impacted our tenants and operators and may jeopardize their abilities
to pay our rents and returns.

The financial markets are still recovering from a recession, which created volatile market conditions, resulted in a decrease in
availability of business credit and led to the insolvency, closure or acquisition of a number of financial institutions. While the markets showed signs of stabilizing in 2009, we do not know if or
when the economy will fully recover to pre-recession levels.

Our
properties are operated in two segments of the economy which have been severely impacted by the economic recession. Most hotels rent rooms on a daily basis and hotels are among the
first businesses to be impacted by general economic weakness. In 2008 and 2009, the U.S. hotel industry experienced declines in occupancy, revenues and profitability. These declines reflect reduced
business and leisure travel resulting from reduced business and consumer spending during the current downturn. Our travel centers primarily provide goods and services to the trucking industry; the
slowdown in the construction industry and reduced consumer spending is materially and adversely impacting the trucking industry which provides customers to our travel centers. The steady increase in
global trade has historically mitigated the adverse impact of economic slowdowns upon the travel center business, but world trade is being seriously and negatively impacted during the current downturn
and its slowing is adversely affecting business at our travel centers. If the present general economic conditions continue for an
extended time or if the present conditions worsen, our tenants and operators may be unable to meet their financial obligations to us. If we do not receive our rents and returns from our tenants and
operators, our income and cash flows will decline, we may be unable to pay distributions to shareholders and the market value of our shares will likely decline.

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A majority of our rents and returns are guaranteed by the parent companies of our tenants and operators, but these guarantees may not ensure that payments due to us will be
made.

A large majority of our rents and returns are guaranteed by the parent entities of our tenants and operators. However, several of these
guarantees are limited by dollar amounts; for example, our guarantee from InterContinental is limited to $125.0 million (of which $64.9 million remains available), our guaranty from
Hyatt is limited to $50.0 million (of which $31.6 million remains available) and our guarantee from Carlson is limited to $40.0 million (of which $35.5 million remains
available). If our properties continue to produce less operating income than the guaranteed amounts of our minimum rents or returns for extended periods, these guarantees may be exhausted. Also,
because the large majority of TA's business consists of operating properties leased from us, in the event TA does not earn sufficient income from our travel centers it may not have sufficient
resources independent of these leaseholds to pay its guarantee obligations to us. The existence of parent companies guarantees for our tenants' and operators' obligations to us does not assure that
these obligations will be paid.

Certain managers and tenants have failed to pay the full amounts due to us, and the security deposits applied to cover the shortages will not provide cash flow to us.

We hold security deposits from certain of our tenants and operators. These security deposits are not escrowed and they will not provide
us with cash flow to pay distributions or for other purposes.

During
the twelve months ended December 31, 2009, all payments due to us under our hotel leases and management contracts were paid when due except for certain payments from
Marriott and Crestline. During the twelve months ended December 31, 2009, the payments we received under our Marriott No. 3 contract with Marriott for 34 hotels that requires minimum
annual payments to us of approximately $44.2 million and under our Marriott No. 4 lease with Crestline for 19 hotels managed by Marriott that requires minimum annual rent payments to us
of approximately $28.5 million were $9.2 million and $8.6 million, respectively, less than the minimum amounts contractually required. We applied the available
security deposits to cover these deficiencies. Also, during the period between December 31, 2009 and February 24, 2010, we did not receive payments to cure shortfalls for the Marriott
No. 3 and Marriott No. 4 contracts of $5.2 million and $2.4 million, respectively, and we applied the security deposits we hold to cover these amounts. At
February 24, 2010, the remaining balances of the security deposits which we hold for the Marriott No. 3 and Marriott No. 4 contracts were $21.8 million and
$17.5 million, respectively.

Other
than applying the security deposits to pay the differences between the net cash flows received from operations of these hotels and the contractual minimum payments, we have not yet
determined what additional actions, if any, we may take as a result of these defaults. When we reduce the amounts of the security deposits we hold for these agreements or any other operating
agreements for future payment deficiencies, we will record income equal to the amounts so applied, but it will not result in cash flow to us of these amounts. To maintain our REIT status under the
IRC, we are required to pay substantially all of our income as distributions to shareholders; however, our Board of Trustees historically has considered our cash flows as an important determinant of
our distributions. Accordingly, if we use security deposits to satisfy our tenants' and operators' payment obligations to us we may not have sufficient cash flow to pay distributions or for other
purposes.

We may be unable to access the capital necessary to repay debts, invest in our properties, fund acquisitions, or fund required distributions to remain a REIT.

To retain our status as a REIT, we are required to distribute at least 90% of our annual REIT taxable income (excluding capital gains)
and satisfy a number of organizational and operational requirements to which REITs are subject. Accordingly, we generally will not be able to retain sufficient cash from operations to repay debts,
invest in our properties or fund acquisitions. Our business and

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growth
strategies depend, in part, upon our ability to raise additional capital at reasonable costs to repay our debts, invest in our properties and fund new acquisitions. We believe we will be able
to raise additional debt and equity capital at reasonable costs to refinance our debts at or prior to their maturities, to maintain our properties and to invest at yields that exceed our cost of
capital. However, recently there has been a significant reduction in the amount of business capital available for real estate investments on a global basis. Our ability to raise reasonably priced
capital is not guaranteed; we may be unable to raise reasonably priced capital because of reasons related to our business or for reasons beyond our control, such as market conditions. If we are unable
to raise reasonably priced capital, our business and growth strategies will fail.

We
have large amounts of debts which will need to be refinanced within the next three years; for example, our $750.0 million revolving credit facility will expire in 2010, or in
2011 assuming we exercise our one year extension option when this facility is currently scheduled to expire, and our $264.8 million of convertible bonds may be presented to us for redemption in
2012. At this time, it is unclear whether we will be able to refinance these debt maturities or the cost and other terms which we may incur to accomplish such refinancings. Although recent capital
market conditions have improved, the availability and cost of credit continues to be volatile, and credit availability for companies in the hotel and hospitality industry remains limited. Moreover, if
we are able to renew our revolving credit facility, one or more financial institutions which now participate may choose not to participate in the renewal, we may be unable to find replacement lenders
and our access to borrowing under the renewed facility could be reduced. We cannot provide assurance that we will be able to renew our revolving credit facility or that, if renewed, we will be able to
maintain its current size, and we expect that, due to increased credit spreads in the current market conditions, the cost of borrowings under a renewed revolving credit facility would be materially
higher than our current revolving credit facility. Nonpayment at maturity or other defaults on our revolving credit facility or any of our other debt will likely cause a cross default of all our
outstanding debt. If we are unable to access capital to refinance our debt maturities, we may be unable to pay distributions and the market value of our shares will likely decline.

We have substantial debt obligations and may incur additional debt.

At December 31, 2009, we had $2.2 billion in debt outstanding, which was 42% of our total book capitalization. Our note
indenture and revolving credit facility permit us and our subsidiaries to incur additional debt, including secured debt. If we default in paying any of our debts or honoring our debt covenants, it may
create one or more cross defaults, our debts may be accelerated and we could be forced to liquidate our assets for less than the values we would receive in a more orderly process.

Financial difficulties at TA could continue or worsen.

We lease all of our travel center properties, which constitute approximately 40% of our investments, to TA. TA's total revenues for the
twelve months ended December 31, 2009 were $4.7 billion and its net loss from operations was $89.9 million. TA's fuel sales generate low margins; in the twelve months ended
December 31, 2009, TA generated a gross profit of $229.9 million from fuel sales of $3.6 billion. TA's revenues depend largely on the retail sale of refined petroleum products to
drivers who patronize TA's highway travel center facilities. The petroleum marketing industry has been, and continues to be, volatile and highly competitive. During the past few years, fuel prices
have increased and become materially more volatile, and fuel supplies have been occasionally disrupted and made more expensive by natural disasters, wars and acts of terrorism and instability in the
economy in general. We cannot accurately predict how these factors may affect petroleum product prices or supplies in the future, or how, in particular, they may affect TA. A large, rapid increase in
wholesale petroleum prices could adversely affect TA's profitability and cash flow if TA were unable to pass along price increases to its customers. Fuel price increases and price and supply
volatility have also increased

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TA's
working capital requirements. Additionally, increased fuel costs may cause TA's customers to conserve fuel, resulting in less demand for products sold by TA. The recent recession has had an
adverse impact upon the U.S. trucking industry from which TA draws customers because fewer goods tend to be shipped during slower economic periods. In August 2008, we entered into a rent deferral
agreement with TA, permitting TA to defer up to $5.0 million of rent per month until December 31, 2010. As of December 31, 2009, TA has deferred $90.0 million of rent under
this agreement. Despite the fact that this is a deferral agreement (and not a rent forgiveness agreement), we have determined that, due to the uncertainties regarding TA's ability to perform its
obligations under its leases, generally accepted accounting principles require us to reserve previously accrued straight line and deferred rents until circumstances change or these amounts are
collected. Price increases and volatility in fuel prices and continued weakness in the U.S. trucking industry may result in future losses at TA, including losses in excess of those previously
experienced, which could jeopardize TA's ability to pay rent, including deferred amounts due to us and to satisfy TA's other obligations to us.

One
of TA's major competitors filed for bankruptcy in late 2008. In 2009, this competitor announced a preliminary agreement to sell its travel centers to another of TA's major
competitors. It is unclear what the impact of this will be on TA's competitive position or results of operations, but it could put at risk TA's ability to pay rent to us.

Inherent risks in the hotel industry could affect our business.

Approximately 60% of our investments are in hotel properties. A number of factors affect the hotel industry generally and therefore
impact our operating results, such as:



These
and other factors could have an adverse effect on our financial condition and results of operations, which may affect our ability to make distributions to our shareholders.

Events beyond our control, including wars, terrorism, natural disasters or pandemics could significantly reduce the financial results experienced in the hotel industry
generally and the financial performance of our hotels. If these or similar problems occur, persist or recur, our operating and financial results may be harmed by declines in average daily room rates
and/or occupancy.

The threat of terrorism has a negative impact on the hotel industry due to concerns about travel safety, which may result in the
reduction of both business and leisure travel. The terrorist attacks of September 11, 2001 had a dramatic adverse effect on business and leisure travel and on our hotels' occupancy and average
daily rate, or ADR. Future acts of terrorism in the U.S. may adversely impact business and leisure travel patterns and, accordingly, our business. Moreover, hotels have themselves been targets of
terrorist attacks, and if any of our properties were to be attacked, we could incur

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significant
damages and liabilities, some of which may be beyond the extent of our insurance coverage and contractual protections. Outbreaks of contagious diseases, such as the recent H1N1 outbreak in
the U.S., could cause travel to decline and have an adverse effect on the hotel industry in general. We cannot predict the extent to which additional terrorist attacks, acts of war, pandemics or
similar events may occur in the future or the impact that such events would have on the hotel industry or on our properties in particular, or their impact on our operating results and financial
condition.

We are not permitted to operate our properties and we are dependent on the managers and tenants of our properties.

Because federal income tax laws restrict REITs and their subsidiaries from operating hotels or travel centers, we do not manage our
hotels or our travel centers. Instead, we or our subsidiaries that qualify as TRSs under applicable REIT laws either retain third party managers to
manage our properties pursuant to management agreements or lease our properties to operating companies. Our income from our properties may be adversely affected if our managers or tenants fail to
provide quality services and amenities to customers or if they fail to maintain a quality brand. While we monitor our managers' and tenants' performances, we have limited recourse under our management
agreements and leases if we believe that the managers or tenants are not performing adequately. Failure by our managers or tenants to fully perform the duties agreed to in our management agreements
and leases could adversely affect our results of operations. In addition, our managers or tenants manage, and in some cases own or have invested in, properties that compete with our properties, which
may result in conflicts of interest. As a result, our managers or tenants have in the past made and may in the future make decisions regarding competing properties that are not or would not be in our
best interests.

We depend on a limited number of operators for our properties and we have a high concentration of our properties with a limited number of operators and their brands.

TA leases all of our travel center properties, which constitute approximately 40% of our investments. In addition, two of our hotel
operators, InterContinental and Marriott, operate approximately 28% and 24%, respectively, of our total investments. If we were to have a dispute with any of these operators, or if any of these
operators were to fail to provide quality services and amenities or to maintain quality brands, our income from these properties may be adversely affected. Further if we were required to replace any
of our operators, this could result in significant disruptions at the affected properties and declines in our income and cash flows.

Increasing interest rates may adversely affect us and the value of your investment in our shares.

There are three principal ways that increasing interest rates may adversely affect us and the value of your investment in our
shares:



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We are subject to risks arising from litigation.

From time to time, we are involved in litigation. Litigation can be costly, and the results of litigation are often difficult to
predict. We may not have adequate insurance coverage or contractual protection to cover costs and liability in the event we are sued, and to the extent we resort to litigation to enforce our rights,
we may incur significant costs and ultimately be unsuccessful or unable to recover amounts we believe are owed to us.

We
often have no control of the timing of litigation, which presents challenges to our strategic planning. For example, we are aware of a complaint originally filed in the Delaware Court
of Chancery on February 1, 2008 which purports to be a derivative action against TA's directors, us and RMR. This complaint appears to allege that our lease of Petro® branded travel
centers to TA is unfair to TA. The plaintiff has conceded that he was unable to effect service of process on us. We have demanded arbitration of the claims in this litigation which pertain to our
lease as our lease provides. Although we do not currently expect this litigation or the arbitration to have a material adverse effect on us, we understand that rulings made in litigation can sometimes
produce unexpected results and litigation can be expensive to conduct. Accordingly, we can not predict the final impact of this litigation or arbitration on us at this time.

We may be unable to provide the funding required for the refurbishment of our properties.

Some of our management agreements and lease arrangements require us to invest money for refurbishments and capital improvements to our
properties. We may have to invest more than expected in order to achieve and maintain the competitive position and future financial performance of our properties. We may not have the necessary funds
to invest, and such expenditures, if made, may not be sufficient to maintain the successful financial performance of our properties. Our management agreements and lease arrangements require us to
maintain the properties in a certain required condition. If we fail to maintain these required standards, then the affected manager or tenant may terminate its management or lease agreement and hold
us liable for damages.

Some of our management agreements and leases limit our ability to sell or finance some of our properties.

Under the terms of some of our hotel management agreements and leases, we generally may not sell, lease or otherwise transfer the
properties unless the transferee is not a competitor of the manager and the transferee assumes the related management agreements and meets other specified conditions. Our ability to finance or sell
our properties, depending upon the structure of such transactions, may require the manager's consent or the tenant's consent under our management agreements and leases. If, in these circumstances, the
manager or the tenant does not consent, we may be prevented from taking actions which might be beneficial to our shareholders.

Acquisitions that we make may not be successful.

Our business strategy contemplates additional acquisitions. We cannot assure our investors that we will be able to consummate further
acquisitions or that acquisitions we make will prove to be successful. We might encounter unanticipated difficulties and expenditures relating to acquired properties. Newly acquired properties might
require significant management attention that would otherwise be devoted to our ongoing business. Also, property operating costs for acquisitions may be higher than we anticipate and acquisitions of
properties may not yield the returns we expect and, if financed using debt or new equity issuances, may result in shareholder dilution.

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We face competition for the acquisition of properties.

We compete with pension funds, private equity investors, other REITs, owner operators and other businesses which are engaged in the
acquisition of hospitality properties. Some of our competitors have greater financial resources and more experienced personnel than we have. These competitors may affect the supply/demand dynamics for
hospitality properties and, accordingly, increase the price we must pay for properties we seek to acquire. Furthermore, owners of hospitality properties who offer them for sale may find our
competitors to be more attractive buyers because they may have greater financial resources, may be willing to pay more, or may have a more compatible operating philosophy. In addition, recent
constraints in the U.S. capital markets may affect our ability to raise capital for acquisitions.

Real estate ownership creates risks and liabilities.

Our business is subject to risks associated with real estate acquisitions and ownership, including:



Acquisition and ownership of real estate is subject to environmental and climate change risks, and compliance with environmental and climate change laws may be costly.

Acquisition and ownership of real estate is subject to risks associated with environmental hazards. We may be liable for environmental
hazards at our properties, including those created by prior owners or occupants, existing tenants, abutters or other persons. Our hotel properties may be subject to environmental laws for certain
hazardous substances used to maintain these properties, such as chemicals used to clean swimming pools, pesticides and lawn maintenance materials, and for other conditions, such as the presence of
harmful mold. In particular, however, the travel centers we own and that TA leases from us include fueling areas, truck repair and maintenance facilities and tanks for the storage of petroleum
products and other hazardous substances, all of which create the potential for environmental damages. As a result, TA is expected to regularly incur environmental clean up costs. In the leases that we
entered with TA, TA agreed to indemnify us from all environmental liabilities arising at any travel center property during the term of the lease. Despite this indemnity, various federal and state laws
impose environmental liabilities upon property owners, such as us, for any environmental damages arising on properties they own or occupy, and we are not assured that we will not be held liable for
environmental clean up at our properties, including environmental damages at sites we own and lease to TA. As an owner or previous owner of properties which contain environmental hazards, we also may
be liable to pay damages to governmental agencies or third parties for costs and damages they incur arising from environmental hazards at the properties. Moreover, the costs and damages which may
arise from environmental hazards are often difficult to project and TA may not have sufficient resources to pay its environmental liabilities and environmental indemnity to us. The negative

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impact
on TA of the recent economic downturn and volatility in the petroleum markets and other factors may make it more likely that TA will be unable to fulfill its indemnification obligations to us
in the event that environmental claims arise at our travel center properties.

The
current political debate about climate change has resulted in various treaties, laws and regulations which are intended to limit carbon emissions. We believe these laws being enacted
or proposed may cause energy costs at our hotel and travel center properties to increase. We do not expect the direct impact of these increases to be material to our results of operations, because the
increased costs either would be the responsibility of our tenants or operators directly or in the longer term, passed through and paid by customers of our properties. Although we do not believe it is
likely in the foreseeable future, laws enacted to mitigate climate change may make some of our buildings obsolete or cause us to make material investments in our properties, which could materially and
adversely affect our financial condition or the financial condition of our tenants or operators and their ability to pay rent or returns to us.

Risks Related to Our Taxation

The loss of our tax status as a REIT for U.S. federal income tax purposes could have significant adverse consequences.

As a REIT, we generally do not pay federal and state income taxes. However, our continued qualification as a REIT depends on satisfying
complex statutory requirements, for which there are only limited judicial and administrative interpretations. We believe we have operated, and are operating, as a REIT in compliance with the IRC.
However, we cannot assure that, upon review or audit, the IRS will agree with this conclusion. If we cease to be a REIT, then our ability to raise capital might be adversely affected, we will be in
breach under our revolving credit facility, we may be subject to material amounts of federal and state income taxes and the value of our securities would likely decline. In addition, if we lose or
revoke our tax status as a REIT for a taxable year, we will generally be prevented from requalifying as a REIT for the next four taxable years.

Distributions to shareholders generally will not qualify for reduced tax rates.

The maximum tax rate for dividends payable by U.S. corporations to individual stockholders is 15% through 2010. Distributions paid by
REITs, however, are generally not eligible for this reduced rate. The more favorable rates for corporate dividends may cause investors to perceive that investment in REITs is less attractive than
investment in non-REIT entities that pay dividends, thereby reducing the demand and market price of our shares.

Risks Related to Our Relationship with RMR

Our management structure and our manager's other activities may create conflicts of interest.

We have no employees. Personnel and services that we require are provided to us under contract by RMR. RMR is authorized to follow
broad operating and investment guidelines and, therefore, has great latitude in determining the properties that will be proper investments for us, as well as making individual investment decisions for
us. Our Board of Trustees periodically reviews our operating and investment guidelines and our properties but it does not review or approve each decision made by RMR on our behalf. In addition, in
conducting periodic reviews, our Board of Trustees relies primarily on information provided to it by RMR. RMR is beneficially owned by our Managing Trustees, Barry Portnoy and Adam Portnoy. Barry
Portnoy is Chairman and Adam Portnoy is President, Chief Executive Officer and a director of RMR. All of the members of our Board of Trustees, including our Independent Trustees, are members of one or
more boards of trustees or directors of various companies managed by RMR. All of our executive officers are also executive officers of RMR. The foregoing individuals may hold equity in or positions
with other companies managed by RMR. Such

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equity
ownership and positions by our trustees and officers could create, or appear to create, conflicts of interest with respect to matters involving us, RMR and its affiliates.

RMR
also acts as the manager for three other publicly traded REITs: HRPT, which primarily owns and operates office and industrial buildings and leased industrial land; GOV, which owns
properties leased primarily to government tenants; and SNH, which primarily owns senior living properties and medical office buildings. RMR also provides management services to other public and
private companies, including: Five Star, which operates senior living communities, including independent living and congregate care communities, assisted living communities, nursing homes and
hospitals; and TA, our largest tenant. These multiple responsibilities to public companies and RMR's other businesses could create competition for the time and efforts of RMR and Messrs. Barry
Portnoy and Adam Portnoy. Also, RMR's multiple responsibilities to us and TA create actual and potential conflicts of interest, and these conflicts can be especially severe in periods of financial
stress.

Our management agreements with RMR were negotiated between affiliated parties and may not be as favorable to us as they would have been if negotiated between unaffiliated
parties.

We pay RMR business management fees based upon the historical cost of our investments (including acquisition costs) which at any time
may be more or less than the fair market value thereof, plus an incentive fee based upon certain increases in our cash available for
distribution per share, as defined in our business management agreement with RMR. We also pay RMR property management fees for the office building component of one of our properties which also
includes a hotel, based in part upon the gross rents we collect from tenants and the cost of construction we incur. For more information, see "Item 1. BusinessManager." Our fee
arrangements with RMR could encourage RMR to advocate acquisitions of properties, to undertake unnecessary construction activities or to overpay for acquisitions or construction. These arrangements
may also encourage RMR to discourage sales of properties by us. Although we believe we benefit from our management by RMR, our management agreements were negotiated between affiliated parties, and the
terms, including the fees payable to RMR, may not be as favorable to us as they would have been were they negotiated on an arm's length basis between unaffiliated parties.

Our management agreements with RMR may discourage our change of control.

Termination of our management agreements with RMR would be a default under our revolving credit facility unless approved by a majority
of our lenders. The quality and depth of management available to us by contracting with RMR may not be able to be duplicated by our being a self managed company or by our contracting with unrelated
third parties, without considerable cost increases. For these reasons, our management agreements may discourage a change of control of us.

The potential for conflicts of interest as a result of our management structure may provoke dissident shareholder activities that result in significant costs.

In the past, in particular following periods of volatility in the overall market and the market price of a company's securities,
shareholder litigation, dissident trustee nominations and dissident proposals have often been instituted against companies alleging conflicts of interest in business dealings with trustees, affiliated
persons and entities. Our relationship with RMR, with Messrs. Barry Portnoy and Adam Portnoy and with RMR affiliates may precipitate such activities. These activities, if instituted against us,
could result in substantial costs and a diversion of our management's attention and resources.

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We depend upon RMR to manage our business and implement our growth strategy.

Our ability to achieve our business objectives depends on RMR and its ability to manage our properties, source and complete new
acquisitions for us on favorable terms and to execute our financing strategy on favorable terms. Because we are externally managed, our business is dependent upon RMR's business contacts, its ability
to successfully hire, train, supervise and manage its personnel and its ability to maintain its operating systems. If we lose the services provided by RMR or its key personnel, our business and growth
prospects may decline. We may be unable to duplicate the quality and depth of management available to us by becoming a self managed company or by hiring another manager. Also, in the event RMR is
unwilling or unable to continue to provide management services to us, our cost of obtaining substitute services may be greater than the management fees we pay RMR, and as a result our earnings and
cash flows may decline.

Risks Related to Our Organization and Structure

Ownership limitations and anti-takeover provisions in our declaration of trust, bylaws and rights agreement, as well as certain provisions of Maryland law, may
prevent shareholders from receiving a takeover premium or implementing changes.

Our declaration of trust or bylaws prohibit any shareholder other than RMR and its affiliates from owning more than 9.8% of any class
or series of our outstanding shares. These provisions may assist with our REIT compliance under the IRC and otherwise to promote our orderly governance. However, these provisions may also inhibit
acquisitions of a significant stake in us and may prevent a change in our control. Additionally, many provisions contained in our declaration of trust and bylaws and under Maryland law may further
deter persons from attempting to acquire control of us and implement changes that may be considered beneficial by some shareholders, including, for example, provisions relating
to:



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We maintain a rights agreement whereby, in the event a person or group of persons acquires 10% or more of our outstanding common shares, our shareholders, other
than such person or group, will be entitled to purchase additional shares or other securities or property at a discount. In addition, certain provisions of Maryland law may have an
anti-takeover effect. For all of these reasons, our shareholders may be unable to realize a change of control premium for any of our shares they own.

Our rights and the rights of our shareholders to take action against our trustees and officers are limited.

Our declaration of trust limits the liability of our trustees and officers to us and our shareholders for money damages to the maximum
extent permitted under Maryland law. Under current Maryland law, our trustees and officers will not have any liability to us and our shareholders for money damages other than liability resulting
from:



Our
declaration of trust requires us to indemnify our trustees and officers for actions taken by them in those capacities to the maximum extent permitted by Maryland law. We have similar
obligations under individual indemnification agreements with each of our trustees and executive officers. In addition, we may be obligated to pay or reimburse the expenses incurred by our present and
former trustees and officers without requiring a preliminary determination of their ultimate entitlement to indemnification. As a result, we and our shareholders may have more limited rights against
our trustees and officers than might otherwise exist absent the provisions in our declaration of trust or that might exist with other companies, which could limit your recourse in the event of actions
not in your best interest.

Disputes with TA and RMR and shareholder litigation against us or our trustees and officers may be referred to arbitration proceedings.

Our contracts with TA and RMR provide that any dispute arising under those contracts may be referred to binding arbitration
proceedings. Similarly, our bylaws provide that actions by our shareholders against us or against our trustees and officers may be referred to binding arbitration proceedings. As a result, we and our
shareholders would not be able to pursue litigation for these disputes in courts against TA, RMR or our trustees and officers if the disputes were referred to arbitration. In addition, the ability to
collect attorneys' fees or other damages may be limited in the arbitration proceedings, which may discourage attorneys from agreeing to represent parties wishing to commence such a proceeding.

We may change our operational and investment policies without shareholder approval.

Our Board of Trustees determines our operational and investment policies and may amend or revise our policies, including our policies
with respect to our intention to qualify for taxation as a REIT, acquisitions, dispositions, growth, operations, indebtedness, capitalization and distributions, or approve transactions that deviate
from these policies, without a vote of, or notice to, our shareholders. Such policy changes could adversely affect the market value of our shares and our ability to make distributions to you.

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Risks Related to Our Securities

We suspended distributions on our common shares in 2009, and there is no assurance that we will make distributions in the future. Our Board of Trustees has the discretion to
change our distribution policy from time to time.

Our ability to pay distributions may be adversely affected by the risks described herein, including the recent U.S. recession and
constraints in the U.S. capital markets. In April 2009, our Board of Trustees determined to suspend the payment of regular quarterly distributions on common shares for the remainder of 2009. The
suspension was the result of conditions in the capital markets, including the severe limitations on the availability of equity or debt capital to us to meet our obligations which are senior to the
common shares, including our debt maturities in 2010 through 2012. We resumed making regular quarterly distributions in January 2010, but we can provide no assurances that we will continue to pay
distributions on our shares in the future, as we continue to evaluate capital market conditions and our own earnings and other circumstances. To retain our status as a REIT, we are required to
distribute at least 90% of our REIT taxable income (excluding capital gains). Applicable federal income tax law permitted us to defer for tax purposes gains we realized in 2009 as a result of early
extinguishment of debt and we may also defer any gains we may realize in 2010. Differences between our income for financial reporting purposes and for applicable federal income tax purposes may affect
the determination of our required minimum common share distributions. Also, through 2011, IRS rulings have expanded the ability of REITs to pay distributions in shares. There are no assurances of our
ability to pay distributions or regarding the form of distributions in the future. In addition, our distributions in the past have included, and may in the future include, a return of capital.

Our
payment of distributions is subject to compliance with restrictions contained in our revolving credit facility and our debt indenture. All our distributions will be made at the
discretion of our Board of Trustees and the timing and amount of our future distributions will depend upon our earnings, our cash flows, our anticipated cash flows, our financial condition,
maintenance of our REIT tax status, our ability to access capital and such other factors as our Board of Trustees may deem relevant from time to time.

Any notes we may issue will be effectively subordinated to the debts of our subsidiaries and to our secured debt.

We conduct substantially all of our business through, and substantially all of our properties are owned by, subsidiaries. Consequently,
our ability to pay debt service on our outstanding notes and any notes we issue in the future will be dependent upon the cash flow of our subsidiaries and payments by those subsidiaries to us as
dividends or otherwise. Our subsidiaries are separate legal entities and have their own liabilities. Payments due on our outstanding notes, and any notes we may issue, are, or will be, effectively
subordinated to liabilities of our subsidiaries, including guaranty liabilities. Substantially all of our subsidiaries have guaranteed our revolving credit facility; none of our subsidiaries guaranty
our outstanding notes. In addition, as of December 31, 2009, one of our subsidiaries has $3.5 million of secured debt. Our outstanding notes are, and any notes we may issue will be, also
effectively subordinated to any secured debt with regard to our assets pledged to secure those debts.

Our notes may permit redemption before maturity, and our noteholders may be unable to reinvest proceeds at the same or a higher rate.

The terms of our notes may permit us to redeem all or a portion of our outstanding notes after a certain amount of time, or up to a
certain percentage of the notes prior to certain dates. Generally, the redemption price will equal the principal amount being redeemed, plus accrued interest to the redemption date, plus any
applicable premium. If a redemption occurs, our noteholders may be unable

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to
reinvest the money they receive in the redemption at a rate that is equal to or higher than the rate of return on the applicable notes.

There may be no public market for notes we may issue and one may not develop.

Generally, any notes we may issue will be a new issue for which no trading market currently exists. We may not list our notes on any
securities exchange or seek approval for price quotations to be made available through any automated quotation system. There is no
assurance that an active trading market for any of our notes will exist in the future. Even if a market develops, the liquidity of the trading market for any of our notes and the market price quoted
for any such notes may be adversely affected by changes in the overall market for fixed income securities, by changes in our financial performance or prospects, or by changes in the prospects for
REITs or for the hospitality industry generally.

We may not have the cash necessary to pay the principal return and any net amount upon the conversion of our convertible notes or to repurchase the convertible notes or
other debt on specified dates or following certain change in control transactions.

As of December 31, 2009, we had $264.8 million of convertible notes outstanding. Upon a conversion of notes in accordance
with their terms, we will be required to pay the principal return of these notes in cash. Furthermore, there may be circumstances that prevent the issuance of our common shares for all or any portion
of any net amount deliverable upon the conversion of notes, thereby requiring us to satisfy our net amount obligation in cash. Holders of notes also have the right to require us to repurchase the
notes for cash on March 20, 2012, March 15, 2017 and March 15, 2022 or upon the occurrence of certain change in control transactions prior to March 20, 2012. Some of our
future debt agreements or securities may contain similar provisions. We may not have sufficient funds to pay the principal return and any such net cash amount or make the required repurchase of notes,
as the case may be, in cash at the applicable time; and, in such circumstances, we may not be able to arrange the necessary financing on favorable terms. In addition, our ability to pay the principal
return and any such net cash amount or make the required repurchase, as the case may be, may be limited by law or the terms of other debt agreements or securities. Moreover, our failure to pay the
principal return and any such net cash amount or make the required repurchase, as the case may be, would constitute an event of default under the indenture governing the notes which, in turn, would
constitute an event of default under other debt agreements or securities, thereby resulting in their acceleration and required prepayment and further restricting our ability to make such payments and
repurchases. In certain change of control circumstances, our future noteholders and some of our other lenders may have the right to require us to purchase our notes which they own at their principal
amount plus accrued interest and a premium.

Rating agency downgrades may increase our cost of capital.

Both our senior notes and our preferred stock are rated by Moody's Investors' Service and Standard & Poor's Ratings Services.
The outlook for our ratings is currently viewed as "negative" by both of these agencies. These rating agencies may elect to downgrade their ratings on our senior notes and our preferred stock at any
time. Such downgrades may negatively affect our access to the capital markets and increase our cost of capital, including the interest rate and fees payable under our revolving credit facility.

Item 1B.    Unresolved Staff Comments

None.

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Item 2.    Properties

At December 31, 2009, we owned 289 hotels and 185 travel centers. The following table summarizes certain information about our
properties as of December 31, 2009 (dollars in thousands).

Location of
Properties

Number
of
Hotels

Undepreciated
Carrying
Value

Depreciated
Carrying
Value

Number
of
Travel
Centers

Undepreciated
Carrying
Value

Depreciated
Carrying
Value

Total
Properties

Total
Undepreciated
Carrying
Value

Total
Depreciated
Carrying
ValueUnited StatesAlabama


4

$
34,458

$
23,301


4

$
52,649

$
47,324


8

$
87,107

$
70,625Arizona


14


157,496


108,342


6


124,489


113,295


20


281,985


221,637Arkansas











4


83,676


66,206


4


83,676


66,206California


34


604,306


466,533


9


143,479


136,234


43


747,785


602,767Colorado


4


39,706


28,580


3


26,530


23,600


7


66,236


52,180Connecticut


1


7,896


5,972


3


30,009


25,916


4


37,905


31,888Delaware


1


15,454


10,498











1


15,454


10,498Florida


12


170,961


126,742


7


120,003


112,346


19


290,964


239,088Georgia


20


268,276


200,986


9


94,678


87,355


29


362,954


288,341Hawaii


1


84,681


69,456











1


84,681


69,456Idaho











1


13,977


12,992


1


13,977


12,992Illinois


14


166,230


126,284


7


50,904


46,059


21


217,134


172,343Indiana


3


37,126


27,058


7


48,074


43,521


10


85,200


70,579Iowa


2


16,188


10,757


1


7,573


6,934


3


23,761


17,691Kansas


4


30,487


22,214











4


30,487


22,214Kentucky


1


5,173


3,598


3


38,947


35,106


4


44,120


38,704Louisiana


1


29,088


21,520


6


93,587


85,370


7


122,675


106,890Maryland


7


157,272


127,112


3


43,108


39,221


10


200,380


166,333Massachusetts


13


165,393


120,315











13


165,393


120,315Michigan


12


113,752


86,794


4


25,021


22,932


16


138,773


109,726Minnesota


4


38,356


27,645


1


3,598


3,368


5


41,954


31,013Mississippi











1


21,013


18,722


1


21,013


18,722Missouri


6


92,367


56,419


5


47,362


42,373


11


139,729


98,792Nebraska


1


6,605


4,347


3


34,475


30,294


4


41,080


34,641Nevada


3


44,326


34,327


5


139,317


132,273


8


183,643


166,600New Hampshire











1


7,457


5,883


1


7,457


5,883New Jersey


12


186,774


139,840


4


95,279


87,677


16


282,053


227,517New Mexico


2


21,792


15,334


6


80,250


70,413


8


102,042


85,747New York


5


101,211


76,869


6


16,767


14,954


11


117,978


91,823North Carolina


13


121,502


87,488


3


31,179


28,570


16


152,681


116,058Ohio


5


42,775


31,392


14


142,960


130,086


19


185,735


161,478Oklahoma


2


16,706


12,175


4


29,998


26,844


6


46,704


39,019Oregon











3


35,684


33,111


3


35,684


33,111Pennsylvania


10


163,039


122,432


9


109,272


99,603


19


272,311


222,035Rhode Island


1


12,772


8,093











1


12,772


8,093South Carolina


4


57,046


44,581


2


23,214


20,786


6


80,260


65,367Tennessee


9


137,644


98,208


8


77,882


72,064


17


215,526


170,272Texas


35


440,981


333,880


17


316,153


283,915


52


757,134


617,795Utah


3


63,421


43,435


2


15,735


13,852


5


79,156


57,287Virginia


15


171,009


120,078


4


52,075


47,602


19


223,084


167,680Washington


6


84,311


59,688


2


3,600


2,704


8


87,911


62,392West Virginia


1


8,659


6,405


2


7,318


6,538


3


15,977


12,943Wisconsin


1


12,862


9,340


2


11,780


10,549


3


24,642


19,889Wyoming











4


56,447


49,992


4


56,447


49,992286


3,928,101


2,918,038


185


2,355,519


2,136,584


471


6,283,620


5,054,622OtherOntario, Canada


2


40,263


31,574











2


40,263


31,574Puerto Rico


1


143,248


120,311











1


143,248


120,3113


183,511


151,885











3


183,511


151,885Total


289

$
4,111,612

$
3,069,923


185

$
2,355,519

$
2,136,584


474

$
6,467,131

$
5,206,507


At December 31, 2009, 14 of our hotels were on leased land. The average remaining term of the ground leases (including renewal options) is
approximately 42 years; the ground lessors are unrelated to

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us.
Ground rent payable under nine of the ground leases is generally calculated as a percentage of hotel revenues. Twelve of the 14 ground leases require minimum annual rents ranging from
approximately $110,000 to $660,001 per year; future rents under two ground leases have been pre-paid. Generally payments of ground lease obligations are made by our hotel managers or
tenants. However, if a manager or tenant did not perform obligations under a ground lease or elected not to renew any ground lease, we might have to perform obligations under the ground lease or renew
the ground lease in order to protect our investment in the affected property. Any pledge of our interests in a ground lease may require the consent of the applicable ground lessor and its lenders.

At
December 31, 2009, 21 of our travel centers were on land leased partially or in its entirety. The average remaining term of the ground leases (including renewal options) is
approximately 20 years, and the ground lessors are unrelated to us. Ground rent payable under the ground leases is generally a fixed amount, averaging $420,449. Payments of these travel centers
ground lease obligations are made by our tenants. However, if our tenants did not perform obligations under a ground lease or elected not to renew any ground lease, we might have to perform
obligations under the ground lease or renew the ground lease in order to protect our investment in the affected property. Any pledge of our interests in a ground lease may require the consent of the
applicable ground lessor and its lenders.

Item 3.    Legal Proceedings

We are aware of a complaint originally filed in the Delaware Court of Chancery on February 1, 2008 which purports to be a
derivative action against TA's directors, us and RMR. This complaint appears to allege that our lease of Petro® branded travel centers to TA is unfair to TA. On October 30, 2008,
the plaintiff's claims against RMR were dismissed. On December 11, 2008, the Court denied TA's motion to dismiss the complaint; however, in the plaintiff's brief of September 11, 2008
filed in opposition to TA's motion to dismiss, the plaintiff conceded he was unable to effect service of process on us. We understand that TA, its directors and the plaintiff are now proceeding with
discovery. On January 21, 2009, we demanded arbitration of the claims in this litigation that pertain to our lease, as our lease provides. We do not expect this litigation or the arbitration to
have a material adverse effect on us.

In
the ordinary course of business we are involved in litigation incidental to our business; however we are not aware of any material pending or threatened legal proceeding affecting us
or any of our
properties for which we might become liable or the outcome of which we expect to have a material impact on us.

Item 4.    Submission of Matters to a Vote of Security Holders

None.

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PART II

Item 5.    Market for the Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

Our common shares are traded on the NYSE (symbol: HPT). The following table sets forth for the periods indicated the high and low sale
prices for our common shares as reported in the NYSE Composite Transactions reports:

2008

High

LowFirst Quarter

$
37.17

$
29.50Second Quarter


34.43


24.26Third Quarter


25.44


18.65Fourth Quarter


20.26


6.88




2009

High

LowFirst Quarter

$
15.38

$
8.53Second Quarter


15.48


9.04Third Quarter


21.36


11.59Fourth Quarter


24.27


17.96


The
closing price of our common shares on the NYSE on February 18, 2010, was $23.05 per share.

As
of February 18, 2010, there were 800 shareholders of record, and we estimate that as of such date there were in excess of 50,700 beneficial owners of our common shares.

In
April 2009, we suspended our distributions to common shareholders. We reinstated our quarterly common share distributions in January 2010 and currently intend to continue to declare
and pay common share distributions on a quarterly basis. However, all our distributions will be made at the discretion of our Board of Trustees and the timing and amount of our future distributions
will depend upon our earnings, our cash flows, our anticipated cash flows, our financial condition, maintenance of our REIT tax status, our ability to access capital and such other factors as our
Board of Trustees may deem relevant from time to time. Therefore, there can be no assurance that we will continue to pay distributions in the future or that the amount of any distributions we do pay
will not decrease.

Information
about cash distributions paid to common shareholders for 2008 is summarized in the table below. Common share distributions for 2008 were generally paid in the quarter
following the quarter to which they related.

Distributions
Per Common Share
2008First Quarter

$
0.77Second Quarter


0.77Third Quarter


0.77Fourth Quarter


0.77Total

$
3.08


Item 6.    Selected Financial Data

The following table sets forth selected financial data for the periods and dates indicated. Comparative results are affected by
property acquisitions and dispositions during the periods shown. This data should be read in conjunction with, and is qualified in its entirety by reference to, management's discussion and analysis of
financial condition and results of operations and the

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consolidated
financial statements and accompanying notes included elsewhere in this Annual Report on Form 10-K.

Year Ended December 31,2009

2008

2007

2006

2005(In thousands, except per share data)Income Statement Data:Revenues:Hotel operating revenues

$
715,615

$
899,474

$
941,455

$
879,324

$
682,541Rental income


302,484


328,051


316,819


120,649


114,332FF&E reserve income


18,934


23,837


22,286


20,299


19,767Interest income


214


1,312


4,919


2,674


1,373Total revenues


1,037,247


1,252,674


1,285,479


1,022,946


818,013Expenses:Hotel operating expenses


460,869


620,008


657,000


618,334


476,858Interest


143,410


156,844


148,110


81,451


65,263Depreciation and amortization


245,868


239,166


216,688


141,198


127,242General and administrative


39,660


37,751


37,223


25,090


22,514Reserve for straight line rent receivable





19,613








Loss on asset impairment





53,225


1,332





7,300TA spin off costs








2,711





Total expenses


889,807


1,126,607


1,063,064


866,073


699,177Income before income taxes


147,440


126,067


222,415


156,873


118,836Income tax expense


(5,196
)

(1,846
)

(2,191
)

(372
)

(57
)Income before gain on extinguishment of debt, gain on sale of real estate and discontinued operations


142,244


124,221


220,224


156,501


118,779Gain on extinguishment of debt


51,097











Gain on sale of real estate, net





114








Income from continuing operations


193,341


124,335


220,224


156,501


118,779Discontinued operations:Income from discontinued operations








7,440


12,538


11,124Gain on sale of real estate used by discontinued operations








95,711





Net income


193,341


124,335


323,375


169,039


129,903Preferred distributions


(29,880
)

(29,880
)

(26,769
)

(7,656
)

(7,656
)Net income available for common shareholders

$
163,461

$
94,455

$
296,606

$
161,383

$
122,247Common distributions declared

$


$
289,380

$
287,272

$
225,927

$
205,162Weighted average common shares outstanding


107,984


93,944


93,109


73,279


69,866Per Common Share Data:Income from continuing operations available for common shareholders

$
1.51

$
1.01

$
2.08

$
2.03

$
1.59Income from discontinued operations available for common shareholders

$


$


$
1.11

$
0.17

$
0.16Net income available for common shareholders

$
1.51

$
1.01

$
3.19

$
2.20

$
1.75Distributions per common share

$


$
3.08

$
3.06

$
2.95

$
2.90Balance Sheet Data (as of December 31):Real estate properties, at cost

$
6,467,131

$
6,407,884

$
6,196,231

$
4,018,781

$
3,606,404Real estate properties, net


5,206,507


5,347,681


5,346,761


3,316,268


2,997,605Total assets


5,548,370


5,572,737


5,677,168


3,957,463


3,114,607Debt, net of discounts


2,193,561


2,639,060


2,542,032


1,199,830


960,372Shareholders' equity


3,091,931


2,628,427


2,821,654


2,447,540


1,855,455


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Item 7.    Management's Discussion and Analysis of Financial Condition and Results of Operations (dollar amounts in thousands, except per share amounts)

Overview

The following information should be read in conjunction with our consolidated financial statements and accompanying notes included in
this Annual Report on Form 10-K.

2009 Developments

U.S. hotel industry.The U.S. hotel industry continues to feel the effects of the recent recession. In both 2008 and 2009, the U.S.
hotel industry
generally experienced declines versus the previous year in occupancy, revenues and profitability. In 2009, our properties experienced a 20.5% decline in revenue per available room, or RevPAR, and a
42.4% decline in cash flow available to pay our minimum returns and rents compared to 2008. RevPAR at our hotels was down 9.4% in January 2010 versus January 2009. These declines reflect reduced
business and leisure travel resulting from reduced business and consumer spending. As of December 31, 2009, all returns and rent payments due to us under our hotel operating agreements were
current except for the Marriott No. 3 and No. 4 agreements discussed below.

Our
hotel operating agreements contain security features, such as guarantees and security deposits, which are intended to protect minimum returns and rents due to us in accordance with
our operating agreements regardless of hotel performance. However, several of the guarantees and all of the security deposits are for limited amounts and may be exhausted, particularly if the U.S.
economy does not fully recover from the recent recession in a reasonable amount of time. Accordingly, the effectiveness of various security features to provide uninterrupted receipt by us of minimum
rents and returns is not
assured. If our tenants, managers or guarantors default in their payment obligations to us, our cash flows will decline.

Our tenants and managers.During the twelve months ended December 31, 2009, all payments due to us under our hotel leases and
hotel management
contracts were paid when due except for certain payments from Marriott and Crestline.

During
the twelve months ended December 31, 2009, the payments we received under our Marriott No. 3 contract that requires minimum annual payments to us of approximately
$44,200, and under our Marriott No. 4 contract that requires minimum annual rent payments to us of approximately $28,508, were $9,218 and $8,595, respectively, less than the minimum amounts
contractually required. We applied the available security deposits to cover these deficiencies. Also, during the period between December 31, 2009 and February 24, 2010, we did not
receive payments to cure shortfalls for the Marriott No. 3 and Marriott No. 4 contracts of $5,220 and $2,430, respectively, and we applied the security deposits we hold to cover these
amounts. At February 24, 2010, the remaining balances of the security deposits which we hold for the Marriott No. 3 and Marriott No. 4 contracts were $21,766 and $17,483,
respectively.

At
this time, we expect that Marriott will continue to pay us the net cash flows from operations of the hotels included in the defaulted contracts. We believe the remaining amounts of
security deposits we hold from Marriott and from Crestline for these contracts will exceed the 2010 shortfall of the payments we expect to receive compared to the minimum payments due to us under
these contracts. Other than applying the security deposits to pay the differences between the net cash flows received from operations of these hotels and the contractual minimum payments, we have not
yet determined what additional actions, if any, we may take as a result of these defaults.

When
we reduce the amounts of the security deposits we hold for these agreements or any other operating agreements for payment deficiencies, we record income equal to the amounts by
which these deposits are reduced up to the minimum return or minimum rent due to us. However, reducing the

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security
deposits does not result in cash flow to us of the deficiency amounts, but reducing amounts of security deposits does reduce the refunds due to the respective lessees or managers who have
provided us with these deposits. These deposits are not escrowed. Under all of our hotel contracts that include a security deposit, any amount of the security deposit which is applied to payment
deficits may be replenished from future cash flows under the respective contracts.

As
of February 24, 2010, all other payments due to us from our hotel managers and hotel tenants under our operating agreements were current.

TA rent deferral.In 2009, TA accrued $60,000 of deferred rent under the provisions of the rent deferral agreement entered by us and TA
in August of
2008. Due to the uncertainties regarding TA's ability to perform its obligations under its leases with us, we have reserved previously accrued straight line rent and deferred recognition of future
straight line and deferred rents until circumstances change or these amounts are collected.

TA
has elected to defer $5,000 of rent for December 2009 and January 2010, payable in each of January and February 2010, as it is permitted to do under the rent deferral arrangement.
Under the terms of the deferral agreement, beginning on January 1, 2010 interest began to accrue at 1% per month on deferred amounts outstanding, and TA paid interest to us of $900 on
February 1, 2010.

TA
was formerly our 100% owned subsidiary and it became a public company in a spin off transaction in 2007. RMR provides certain management services to both us and TA. For more
information on our relationship with TA, please see Item 7. "Management's Discussion and Analysis of Financial Condition and Results of OperationsLiquidity and Capital
ResourcesRelated Person Transactions".

Distributions to common shareholders.On April 8, 2009, we announced the suspension of our regular quarterly common share
distributions for
the remainder of 2009 as a result of conditions in the capital markets. On December 7, 2009, we announced our intention to resume making regular quarterly common share distributions in 2010. On
January 13, 2010, we announced a regular quarterly common dividend of $0.45 per share ($1.80 per share per year) payable to shareholders of record on January 25, 2010; we paid this
distribution on February 23, 2010.

Management Agreements and Leases

At December 31, 2009, our 289 hotels were included in one of eleven agreements, of which 197 are leased to one of our wholly
owned TRSs and managed by an independent hotel operating company and 92 are leased to third parties. Our 185 travel centers are leased to TA under two agreements. Our consolidated statements of income
includes operating revenues and expenses of our managed hotels and rental income from our leased hotels and travel centers. Additional information regarding the terms of our management agreements and
leases is included in the tables on pages 73 and 75.

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Table of Contents

Results of Operations (dollar amounts in thousands, except per share amounts)

Year Ended December 31, 2009 Compared to Year Ended December 31, 2008

For the year ended December 31,2009

2008

Increase
(Decrease)

% Increase
(Decrease)(amounts in dollars, except number
of shares)Revenues:Hotel operating revenues

$
715,615

$
899,474

$
(183,859
)

(20.4
)%Rental income:Minimum rentshotels


129,210


124,396


4,814


3.9
%Minimum rentstravel centers


171,848


198,553


(26,705
)

(13.5
)%301,058


322,949


(21,891
)

(6.8
)%Percentage renthotels


1,426


5,102


(3,676
)

(72.1
)%Total rental income


302,484


328,051


(25,567
)

(7.8
)%FF&E reserve incomehotels


18,934


23,837


(4,903
)

(20.6
)%Interest income


214


1,312


(1,098
)

(83.7
)%Expenses:Hotel operating expenses


460,869


620,008


(159,139
)

(25.7
)%Interest expense


143,410


156,844


(13,434
)

(8.6
)%Depreciation and amortizationhotels


163,024


155,488


7,536


4.9
%Depreciation and amortizationtravel centers


82,844


83,678


(834
)

(1.0
)%Total depreciation and amortization


245,868


239,166


6,702


2.8
%General and administrative


39,660


37,751


1,909


5.1
%Income tax expense


5,196


1,846


3,350


181.5
%Reserve for straight line rent receivable





19,613


(19,613
)

Loss on asset impairment





53,225


(53,225
)

Gain on extinguishment of debt


51,097





51,097


Gain on sale of real estate, net





114


(114
)

Net income


193,341


124,335


69,006


55.5
%Net income available for common shareholders


163,461


94,455


69,006


73.1
%Weighted average shares outstanding


107,984


93,944


14,040


15.0
%Net income available for common shareholders per common share

$
1.51

$
1.01

$
0.50


49.5
%


The
decrease in hotel operating revenues at our managed hotels in 2009 versus 2008 was caused primarily by the continued weakness in the hotel industry discussed above.
Additional operating statistics of our hotels are included in the table on page 77.

The
increase in minimum rentshotels is a result of our funding of improvements at certain of our leased hotels in 2008 and 2009 that resulted in increases in the annual
minimum rents due to us.

The
decrease in minimum rentstravel centers is a result of the deferral of $60,000 of rent by TA in 2009 versus $30,000 in 2008 under the terms of our rent deferral
agreement with TA, partially offset by contractual rent increases in our lease agreement with TA for 145 travel centers.

The
decrease in percentage renthotels is the result of decreased sales compared to base year sales at our leased hotels.

FF&E
reserve incomehotels represents amounts paid by certain of our hotel tenants into restricted accounts owned by us, the purpose of which is to accumulate funds for
future capital expenditures. The terms of our hotel leases require these amounts to be calculated as a percentage of

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total
sales at our hotels. The decrease in FF&E reserve incomehotels is primarily due to decreased levels of hotel sales in 2009 versus 2008 at our leased hotels. We do not report the
amounts which are escrowed as FF&E reserves for our managed hotels as FF&E reserve income.

The
decrease in interest income is due to lower average interest rates during 2009.

The
decrease in hotel operating expenses was primarily caused by the decline in occupancy at our managed hotels, manager initiatives to lower expenses, the reduction in expenses such as
marketing and reservation fees which are based on revenues and, as discussed below, the funding by certain of our managers of minimum return deficiencies and our application of a security deposit to
cover a minimum return deficiency.

Our
share of the operating results of our managed hotels in excess of the minimum returns due to us, or additional returns, under our hotel management agreements is recognized as income
at year end when all contingencies are met and the income is earned. We recognized additional returns of $14,930 in the fourth quarter 2008. No additional returns were earned in 2009. The decrease in
additional returns from 2008 is due primarily to the decline in the net operating results of our hotels as a result of the weakness in the hotel industry described above.

Certain
of our managed hotels had net operating results that were $75,205 less than the minimum returns due to us in 2009, but these amounts were funded by the managers of these hotels
under the terms of our operating agreements, or in the case of our Marriott No. 3 agreement, applied from the security deposit we hold. We reflected these amounts in our consolidated statement
of income as a reduction to hotel operating expenses. All of our managed hotels generated net operating results above the minimum returns due to us in 2008.

The
decrease in interest expense is primarily due to lower average borrowings partially offset by slightly higher weighted average interest rates during 2009 than in 2008.

The
increase in depreciation and amortizationhotels is primarily due to the depreciation and amortization of assets acquired with funds from FF&E reserve accounts owned by
us in 2008 and 2009.

The
decrease in depreciation and amortizationtravel centers is primarily due to fully depreciated improvements that were retired during 2009 partially offset by depreciation
and amortization of improvements made to our travel centers during 2008 and 2009.

The
increase in general and administrative expense is due primarily to higher professional services fees in 2009.

The
increase in income tax expense is primarily the result of higher state income taxes due to an increase in taxable income for state income tax purposes as a result of our lower common
share distributions in 2009.

We
recorded a $19,613 reserve in the second quarter of 2008 to fully reserve the straight line rent receivable relating to our lease with TA for 145 travel centers.

We
recorded a $53,225 loss on asset impairment in the second quarter of 2008 to reduce the carrying value of certain intangible assets arising from our January 2007 TA acquisition to
their estimated fair market value.

The
gain on extinguishment of debt in 2009 resulted from our repurchase of $367,421 face amount of our 3.8% convertible senior notes and various issues of our senior notes for an
aggregate purchase price of $303,341, excluding accrued interest.

The
net gain on sale of real estate in 2008 reflects the sale of (1) our Park Plaza hotel in North Phoenix, Arizona for a gain of $645 during the first quarter of 2008;
(2) our AmeriSuites hotel in Atlantic Beach, North Carolina for a gain of $629 in the second quarter of 2008; and (3) our AmeriSuites hotel in Tampa, Florida for a loss of $1,160 during
the fourth quarter of 2008.

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The
increases in net income, net income available for common shareholders and net income available for common shareholders per common share are primarily due to the investment, operating
and financing activities discussed above. On a per share basis, the percentage increase in net income available for common shareholders is lower due to the increase in our weighted average common
shares outstanding due to our issuance of common shares in June and August of 2009.

Year Ended December 31, 2008 Compared to Year Ended December 31, 2007

For the year ended December 31,2008

2007

Increase
(Decrease)

% Increase
(Decrease)(amounts in dollars, except number
of shares)Revenues:Hotel operating revenues

$
899,474

$
941,455

$
(41,981
)

(4.5
)%Rental income:Minimum rentshotels


124,396


117,193


7,203


6.1
%Minimum rentstravel centers


198,553


193,571


4,982


2.6
%322,949


310,764


12,185


3.9
%Percentage renthotels


5,102


6,055


(953
)

(15.7
)%Total rental income


328,051


316,819


11,232


3.5
%FF&E reserve incomehotels


23,837


22,286


1,551


7.0
%Interest income


1,312


4,919


(3,607
)

(73.3
)%Expenses:Hotel operating expenses


620,008


657,000


(36,992
)

(5.6
)%Interest expense


156,844


148,110


8,734


5.9
%Depreciation and amortizationhotels


155,488


147,401


8,087


5.5
%Depreciation and amortizationtravel centers


83,678


69,287


14,391


20.8
%Total depreciation and amortization


239,166


216,688


22,478


10.4
%General and administrative


37,751


37,223


528


1.4
%TA spin off costs





2,711


(2,711
)

Reserve for straight line rent receivable


19,613





19,613


Loss on asset impairment


53,225


1,332


51,893


3,895.9
%Income tax expense


1,846


2,191


(345
)

(15.7
)%Gain on sale of real estate, net


114





114


Income from continuing operations


124,335


220,224


(95,889
)

(43.5
)%Discontinued operations:Income from discontinued operations





7,440


(7,440
)

Gain on sale of real estate from discontinued operations





95,711


(95,711
)

Net income


124,335


323,375


199,040


(61.6
)%Net income available for common shareholders


94,455


296,606


(202,151
)

(68.2
)%Weighted average shares outstanding


93,944


93,109


835


0.9
%Income from continuing operations available for common shareholders per common share

$
1.01

$
2.08

$
(1.07
)

(51.4
)%Income from discontinued operations available for common shareholders per common share

$
0.00

$
1.11

$
(1.11
)

Net income available for common shareholders per common share

$
1.01

$
3.19

$
(2.18
)

(68.3
)%


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The
decrease in hotel operating revenues in 2008 versus 2007 was caused primarily by our sale of managed hotels in February, June and December 2008 and the conversion of our Kauai
Marriott hotel from managed to leased effective January 1, 2008, partially offset by slightly higher revenues at our remaining managed hotels. Revenues decreased at most of our managed hotels
from 2007 due to lower occupancy rates; however, these declines were offset by increased revenues at our renovated and rebranded Hyatt Place® hotels in 2008. Additional operating
statistics of our hotels are included in the table on page 77.

The
increase in minimum rentshotels is a result of the conversion of the Kauai Marriott hotel to a leased hotel as described above and our funding of improvements at certain
of our leased hotels in 2007 and 2008 that resulted in increases in the annual minimum rents due to us.

The
increase in minimum rentstravel centers is a result of our acquisition of 40 travel centers and commencement of our second lease with TA on May 30, 2007, offset
by the deferral of $30,000 of rent by TA under the terms of our deferral agreement with TA. Rental incometravel centers includes $3,800 and $15,813 of adjustments necessary to record rent
on the straight line basis for the twelve months ended December 31, 2008 and 2007, respectively. We ceased recognizing straight line rent under our lease with TA for 145 travel centers in the
second quarter of 2008 due to the uncertainties regarding its collectibility.

The
decrease in percentage renthotels is the result of decreased sales compared to base year sales at our leased hotels.

The
increase in FF&E reserve incomehotels is primarily due to the conversion of the Kauai Marriott hotel to a leased hotel as described above offset by decreased levels of
hotel sales in 2008 versus 2007 at our leased hotels. We do not report the amounts which are escrowed as FF&E reserves for our managed hotels.

The
decrease in interest income is due to lower average cash balances and lower average interest rates during 2008.

The
decrease in hotel operating expenses from 2007 was primarily caused by the sale of the three managed hotels and the conversion of our Kauai Marriott hotel described above.

We
recognized additional returns of $14,930 and $24,181 in the fourth quarter 2008 and 2007, respectively. The decrease in additional returns from 2007 is due primarily to weaker
operating performance as a result of weakness in the U.S. hotel industry described above.

All
of our managed hotels generated net operating results above the minimum returns due to us in 2008. Certain of our managed hotels had net operating results that were $9,780 less than
the minimum returns due to us in 2007, but these amounts were funded by the manager of these hotels under the terms of our operating agreements. We reflected these amounts in our consolidated
statement of income as a reduction to hotel operating expenses.

The
increase in interest expense is primarily due to higher average borrowings, partially offset by a lower weighted average interest rate during 2008 than in 2007.

The
increase in depreciation and amortizationhotels is primarily due to the depreciation and amortization of assets acquired with funds from FF&E reserve accounts owned by
us in 2007 and 2008.

The
increase in depreciation and amortizationtravel centers is primarily due to the depreciation and amortization of our 2007 and 2008 travel center acquisitions and
improvements made to our travel centers during 2007 and 2008.

The
increase in general and administrative expense is due primarily to the impact of additional property investments during 2007 and 2008, offset by lower incentive advisory fees
recognized in 2008 than in 2007.

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The
$53,225 loss on asset impairment in 2008 was to reduce the carrying value of certain intangible assets to their estimated net realizable value. We recorded a $1,332 loss on asset
impairment in the fourth quarter of 2007 to reduce the carrying value of a hotel held for sale to its estimated net realizable value less costs to sell.

We
recorded a $19,613 reserve on a straight line rent receivable related to our lease with TA for 145 travel centers in 2008 due to uncertainty regarding its collectibility.

The
decrease in income tax expense is primarily due to lower federal alternative minimum tax for our TRS and foreign taxes relating to our hotels in Puerto Rico and Canada in 2008.

The
net gain on sale of real estate in 2008 reflects the sale of three hotels described above.

The
decrease in income from discontinued operations is the result of the sale of our 18 Homestead Studio Suites® hotels in the third quarter of 2007.

The
gain on sale of real estate from discontinued operations in 2007 reflects the sale of our 18 Homestead Studio Suites® hotels in the third quarter of 2007 for $205,350.

The
decrease in income from continuing operations, net income, net income available for common shareholders, income from continuing operations available for common shareholders per
common share and net income available for common shareholders per common share are primarily due to the investment and operating activities discussed above.

Liquidity and Capital Resources (dollar amounts in thousands, except per share amounts)

Our Managers and Tenants

All 474 of our properties are operated under management agreements or leases. All costs of operating and maintaining our properties are
paid by the third party hotel managers as agents for us or by hotel or travel center tenants for their own account. These managers and tenants derive their funding for property operating expenses,
FF&E reserve, and returns and rents due to us generally from property operating revenues and, to the extent that these managers and tenants fund our minimum returns and minimum rents, from their
separate resources.

We
define coverage for each of our management agreements or leases as total property sales minus all property level expenses that are not subordinated to the minimum returns and minimum
rents due to us and the required FF&E reserve contributions, divided by the aggregate minimum payments due to us. More detail regarding coverage, guarantees and other security features of our
operating agreements is presented in the tables on pages 73 and 75. During the twelve months ended December 31, 2009, all 11 of our hotel operating agreements, generated coverage of less
than 1.0x (-0.07x to 0.88x).

We
define coverage for each of our travel center leases as total property level sales minus all property level expenses divided by the minimum rents due to us. During the twelve months
ended December 31, 2009, our two travel center leases, representing 185 properties, generated coverage of 1.12x and 1.05x, respectively. Effective July 1, 2008, we entered into a rent
deferral agreement with TA, the tenant under our two travel center leases. However, we calculated the rent coverage ratios for the twelve months ended December 31, 2009 using the contractual
rent amounts without consideration of the rent deferral. Because substantially all of TA's business is conducted at properties leased from us, property level rent coverage may not be an appropriate
way to evaluate TA's ability to pay rents due to us. We believe property level rent coverage is nonetheless one useful indicator of the performance and value of our properties as we believe it is what
a operator interested to acquire these properties or the leaseholds might use to evaluate these properties contributions to their earnings before corporate level expenses.

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Three
hundred fifty (350) of our properties, representing 77% of our total investments at cost as of December 31, 2009, are operated under nine management arrangements or
leases which are subject to full or limited guarantees. These guarantees may provide us with continued payments if the total sales less total expenses and required hotel FF&E reserve payments fail to
equal or exceed guaranteed amounts due to us. Some of our managers and tenants or their affiliates may also supplement cash flow from our properties in order to make payments to us and preserve their
rights to continue operating our properties even if they are not required to do so by guarantees. Guarantee or supplemental payments to us, if any, made under any of our management agreements or
leases, do not subject us to repayment obligations but, under some of our agreements, these guarantee or supplemental payments may be recovered by the manager, tenant or guarantor from the future cash
flows from our properties after our future minimum returns and minimum rents are paid.

As
described above, Marriott and Crestline have failed to pay the full minimum return or rent amounts due to us under the Marriott No. 3 and Marriott No. 4 agreements,
respectively. As of February 24, 2010, all other payments due from our managers and tenants are current. However several of the guarantees and all the security deposits are for limited amounts
and may be exhausted, especially if the U.S. economy does not fully recover from the recent recession in a reasonable time period. Accordingly, the effectiveness of our various security features to
provide uninterrupted payments to us is not assured. If any of our property operators, tenants or guarantors default in their payment obligations to us, our cash flows will decline.

Our Operating Liquidity and Capital Resources

Our principal source of funds for current expenses and distributions to shareholders are minimum returns from our managed hotels and
minimum rents from our leased hotels and travel centers. We receive minimum returns and minimum rents from our managers and tenants monthly. We receive additional returns, percentage returns and rents
and our share of the operating profits of our managed hotels after payment of management fees and other deductions either monthly or quarterly. This flow of funds has historically been sufficient for
us to pay our operating expenses, debt service interest and distributions to shareholders. We believe that our operating cash flow will be sufficient to meet our operating expenses, interest and
distribution payments for the foreseeable future. However, because of the impact of the weak U.S. economy on the hotel and travel center industries, our operators and tenants may be unable to pay
minimum returns and minimum rents to us when due, in which case our cash flow and net income will decline and we may need to reduce the amount of our distributions to common shareholders.

We
maintain our status as a REIT under the IRC by meeting certain requirements. As a REIT, we do not expect to pay federal income taxes on the majority of our income. The RMA was enacted
and became effective on January 1, 2001. The RMA, among other things, allows a REIT to lease hotels to TRSs if the hotels are managed by an independent third party. The income realized by our
TRSs in excess of the rent they pay to us is subject to income tax at corporate tax rates. The income we receive from our hotels in Canada and Puerto Rico is subject to taxes in those jurisdictions
and we are subject to taxes in certain states where we have properties.

Our Investment and Financing Liquidity and Capital Resources

Various percentages of total sales at most of our hotels are escrowed as FF&E reserves to fund future capital improvements. During the
twelve months ended December 31, 2009, our hotel managers and hotel tenants contributed $51,143 to these accounts and $78,433 was spent from the FF&E reserve escrow accounts and from our
payments to renovate and refurbish our hotels. As of December 31, 2009, there was $25,083 on deposit in these escrow accounts, which was held directly by us and is reflected on our balance
sheet as restricted cash.

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Our
hotel operating agreements generally provide that, if necessary, we will provide our managers and tenants with funding for capital improvements to our hotels in excess of amounts
otherwise available in escrowed FF&E reserves. To the extent we make such additional fundings, our annual minimum returns or minimum rents generally increase by a percentage of the amount we fund.
During the twelve months ended December 31, 2009, we funded $63,390 for capital improvements to our hotels in excess of FF&E reserve fundings available from hotel operations, as
follows:



Our
travel center leases with TA do not require FF&E escrow deposits. However, TA is required to maintain the leased travel centers, including structural and non-structural
components. On May 12, 2008, we entered into an amendment to our lease with TA for 145 travel centers. The historical lease provided for our purchase from TA of an aggregate of $125,000 of
specified capital improvements to the leased travel centers during the first five years of the lease term, and that these purchases were limited to $25,000 per year. The amendment provides that TA may
accelerate our purchase of the specified capital improvements. In the event that TA sells us capital improvements before the time contractually required by the original lease terms, our purchase
commitment amount is discounted to reflect the accelerated disbursement of funds by us according to a present value formula established in the amendment. As of December 31, 2009, we have funded
$110,859 and our remaining undiscounted purchase commitment under this lease is $7,285 which we expect to fund in 2010 using existing cash balances or borrowings under our revolving credit facility.
Under both our leases with TA, TA may request that we fund additional amounts for capital improvements to the leased facilities in return for annual minimum rent increases; we made no fundings under
such lease provisions during the twelve months ended December 31, 2009.

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On January 15, 2009, April 15, 2009, July 15, 2009 and October 15, 2009, we paid a $0.5546875 per share distribution to our
Series B preferred shareholders with respect to the periods ended January 14, 2009, April 14, 2009, July 14, 2009 and October 14, 2009, respectively. On
December 1, 2009, we declared a $0.5546875 per share distribution to Series B preferred shareholders of record on December 31, 2009 with respect to the period ended
January 14, 2010. We paid this distribution on January 15, 2010. We funded these distributions using existing cash balances and borrowings under our revolving credit facility.

On
February 17, 2009, May 15, 2009, August 17, 2009 and November 16, 2009 we paid a $0.4375 per share distribution to our Series C preferred
shareholders with respect to the periods ended February 14, 2009, May 14, 2009, August 14, 2009 and November 14, 2009. On January 6, 2010, we declared a distribution
of $0.4375 per Series C preferred shareholders with respect to the period ending February 14, 2010. We paid this distribution on February 16, 2010. We funded these distributions
using existing cash balances and borrowings under our revolving credit facility.

On
February 25, 2009, we paid a $0.77 per share distribution to our common shareholders, for the quarter ended December 31, 2008. As discussed above, on April 8,
2009, we announced the suspension of our regular quarterly common share distributions for the remainder of 2009 as a result of conditions in the capital markets. On December 7, 2009, we
announced our intention to resume making regular quarterly common share distributions in 2010. On January 13, 2010, we declared a $0.45 per share ($1.80 per share per year) distribution to our
common shareholders of record on January 25, 2010. We
paid this distribution on February 23, 2010. We funded these distributions using existing cash balances and borrowings under our revolving credit facility.

During
the twelve months ended December 31, 2009, we repurchased $310,250 of our 3.8% convertible senior notes at a total cost of $258,102, excluding accrued interest, and
recognized a $39,444 gain on extinguishment of debt, net of unamortized discount, issuance costs and a portion of the equity component attributable to the conversion feature. We made these purchases
using borrowings under our revolving credit facility.

During
the second quarter of 2009, we repurchased $24,171 of our 6.875% senior notes at a total cost of $20,639, excluding accrued interest, and recognized a $3,466 gain on
extinguishment of debt, net of unamortized discount and issuance costs. We made these purchases using borrowings under our revolving credit facility.

During
the second quarter of 2009, we repurchased $13,000 of our 6.75% senior notes at a total cost of $10,400, excluding accrued interest, and recognized a $2,501 gain on extinguishment
of debt, net of unamortized discount and issuance costs. We made these purchases using borrowings under our revolving credit facility.

During
the second quarter of 2009, we repurchased $20,000 of our 5.125% senior notes at a total cost of $14,200, excluding accrued interest, and recognized a $5,686 gain on
extinguishment of debt, net of unamortized discount and issuance costs. We made these purchases using borrowings under our revolving credit facility.

On
June 24, 2009, we sold 17,500,000 of our common shares at a price of $11.50 per share in a public offering. On July 1, 2009, we sold 2,625,000 of our common shares at a
price of $11.50 per share pursuant to an overallotment option granted to the underwriters. We used the net proceeds from these sales (approximately $221,324 after underwriting and other offering
expenses) to repay a portion of the borrowings outstanding under our revolving credit facility.

On
August 12, 2009, we issued $300,000 of 7.875% senior notes due 2014 in a public offering. Net proceeds from this offering ($294,703 after underwriting and other offering
expenses) were used to repay a portion of the borrowings outstanding under our revolving credit facility.

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On
August 14, 2009, we sold 8,000,000 of our common shares at a price of $17.25 per share in a public offering. On August 26, 2009, we sold 1,200,000 of our common shares
at a price of $17.25 per share pursuant to an overallotment option granted to the underwriters. We used the net proceeds from these sales (approximately $151,732 after underwriting and other offering
expenses) to repay all borrowings outstanding under our revolving credit facility and for general business purposes.

In
order to fund capital improvements to our properties and acquisitions and to meet cash needs that may result from timing differences between our receipt of returns and rents and our
desire or need to make distributions or pay operating expenses, we maintain a revolving credit facility with a group of institutional lenders. The maturity date of our revolving credit facility is
October 24, 2010 and, subject to certain conditions, we have the option to extend the facility for one additional year upon payment of an extension fee of $1,500. The annual interest rate
payable for drawn amounts under the facility is LIBOR plus a spread. We may borrow up to $750,000 under the revolving credit facility. Borrowings under our revolving credit facility are unsecured. We
may draw, repay and redraw funds until maturity, and no principal repayment is due until maturity. As of December 31, 2009, we had no outstanding borrowings under our revolving credit facility.
We continue to monitor market conditions for comparable revolving credit facilities, and to date our Board of Trustees has not made a decision to either pursue a new or amended revolving credit
facility or exercise the one year extension option.

At
December 31, 2009, we had $130,399 of cash (excluding FF&E restricted cash) and cash equivalents and $750,000 available from our revolving credit facility. We expect to use
existing cash balances, borrowings under our revolving credit facility and net proceeds of offerings of equity or debt securities to fund future property acquisitions and for other general business
purposes.

Our
term debt maturities (other than our revolving credit facility) are as follows: $50,000 in 2010, $100,829 in 2012, $287,000 in 2013, $300,000 in 2014, $280,000 in 2015, $275,000 in
2016, $300,000 in 2017, $350,000 in 2018, and $264,750 in 2027. Our $264,750 of 3.8% convertible senior notes due in 2027 are convertible, if certain conditions are met (including certain changes in
control), into cash equal to the principal amount of the notes and, to the extent the market price of our common shares exceeds the exchange price of $50.50 per share, subject to adjustment, either
cash or our common shares at our option, with a value based on such excess amount. Holders of our convertible senior notes may require us to repurchase all or a portion of the notes on
March 20, 2012, March 15, 2017 and March 15, 2022, or upon the occurrence of certain change in control events.

As
of December 31, 2009, we had one mortgage note with a current principal balance of $3,474 that we assumed in connection with our acquisition of a hotel. This mortgage note
requires monthly payments of $32 for principal and interest and is expected to have an unpaid principal balance of $3,326 at maturity in July 2011. None of our other debt obligations require principal
or sinking fund payments prior to their respective maturity dates.

When
amounts are outstanding under our revolving credit facility and as the maturity dates of our revolving credit facility and term debts approach, we will explore alternatives for the
repayment of amounts due. Such alternatives in the short term and long term may include incurring additional debt
and issuing new equity securities. We have an effective shelf registration statement that allows us to issue public securities on an expedited basis, but does not assure that there will be buyers for
such securities.

Although
recent capital market conditions have improved, the availability and cost of credit continue to be volatile, and credit availability for companies in the hotel and hospitality
industry remains tight. If we are able to renew our revolving credit facility, one or more financial institutions which now participate may choose not to participate in the renewal, we may be unable
to find replacement lenders and our access to borrowing under the renewed facility could be reduced. We cannot provide assurance that we will be able to renew our revolving credit facility or that, if
renewed, we will be able to maintain its current size. Also, if current market conditions worsen, one or more

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lenders
under our current revolving credit facility may be unable or unwilling to fund advances which we request or we may be unable or unwilling to renew our revolving credit facility, and we may not
be able to access alternative capital.

While
we believe we will have access to various types of financings, including debt or equity, to fund our future acquisitions and to pay our debts and other obligations, there can be no
assurance that we will be able to complete any debt or equity offerings or that our cost of any future public or private financings will be reasonable. Also, the current market conditions have led to
increased credit spreads which, if they continue, may result in increased interest costs when we renew our revolving credit facility or refinance our other debts. These interest cost increases could
have a material and adverse impact on our results of operations and financial condition.

As
of December 31, 2009, our contractual obligations were as follows (dollars in thousands):

Payment due by periodContractual Obligations

Total

Less than
1 year

1-3 years

3-5 years

More than
5 yearsLong-Term Debt Obligations(1)

$
2,211,053

$
50,092

$
104,211

$
587,000

$
1,469,750Ground Lease Obligations(2)


159,890


12,890


23,307


21,334


102,359Capital improvements(3)


117,285


110,000


7,285





Projected interest expense(4)


906,139


137,807


264,094


221,057


283,181Total

$
3,394,367

$
310,789

$
398,897

$
829,391

$
1,855,290


(1)Holders
of our convertible senior notes ($264,750 due in 2027) may require us to repurchase all or a portion of the notes on March 20, 2012,
March 15, 2017 and March 15, 2022, or upon the occurrence of certain change in control events prior to March 20, 2012. The amounts in the table reflect these notes as being due on
their maturity date and therefore are included in the "More than 5 years" category.(2)14
of our hotels and 21 of our travel centers are on land leased partially or in its entirety. In each case the ground lessors are unrelated to us.
Generally, payments of ground lease obligations are made by our managers or tenants. However, if a manager or tenant fails to perform obligations under a ground lease or elects not to renew any ground
lease, we might have to perform obligations under the ground lease or renew the ground lease in order to protect our investment in the affected hotel or travel center.(3)Represents
amounts we expect to fund for capital improvements to our properties in addition to recurring FF&E reserve funding from hotel operations.(4)Projected
interest expense is attributable to only the long term debt obligations listed above at existing rates and is not intended to project future
interest costs which may result from debt prepayments, new debt issuances or changes in interest rates.


As
of December 31, 2009, we had no off balance sheet arrangements, commercial paper, derivatives, swaps, hedges, guarantees, joint ventures or partnerships. As of
December 31, 2009, our secured debt obligations were limited to one mortgage note of $3,474 secured by a single property. None of our debt documentation requires us to provide collateral
security in the event of a ratings downgrade.

Debt Covenants

Our debt obligations at December 31, 2009 consist of our revolving credit facility, our $2,207,579 of unsecured term debt and
convertible notes and our $3,474 mortgage note. Our unsecured term debt and convertible notes are governed by an indenture. This indenture and related supplements and our

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revolving
credit facility agreement contain a number of financial ratio covenants which generally restrict our ability to incur debts, including debts secured by mortgages on our properties, in excess
of calculated amounts, require us to maintain a minimum net worth, restrict our ability to make distributions under certain circumstances and require us to maintain various financial ratios. As of
December 31, 2009, we were in compliance with all of our covenants under our indenture and its supplements and our revolving credit facility agreement.

Neither
our indenture and its supplements nor our revolving credit facility contain provisions for acceleration which could be triggered by our debt ratings. However, under our revolving
credit facility agreement, our senior debt rating is used to determine the fees and interest rate applied to borrowings. If our credit rating is downgraded, our interest expense and related costs
under our revolving credit facility would therefore increase.

Our
public debt indenture and its supplements contain cross default provisions with any other debts of $20,000 or more. Similarly, our revolving credit facility agreement has cross
default provisions with other indebtedness that is recourse of $25,000 or more and indebtedness that is non-recourse of $75,000 or more.

Related Person Transactions

TA was created as a 100% subsidiary of ours. On January 31, 2007, we purchased TA's predecessor for approximately $1,913,305.
Simultaneously with this purchase, we restructured TA's predecessor's business as follows: (i) we retained the real estate of 146 of the 163 travel centers then operated or franchised by TA's
predecessor and other assets; (ii) TA's predecessor's operating business and all its assets not retained by us, plus approximately $200,000 of net working capital, were contributed to TA;
(iii) TA entered a long term lease with us for its predecessor's real estate retained by us, which we refer to as the TA Lease; and (iv) all of TA's shares were spun off to our
shareholders on January 31, 2007 and TA became a separate public company.

In
addition to TA's spin off from us on January 31, 2007, we completed another transaction together with TA in 2007. On May 30, 2007, TA purchased Petro Stopping
Centers, L.P. for $63,567 and we purchased Petro Stopping Centers Holdings, L.P. for approximately $655,000. Simultaneously with these purchases, TA leased 40 Petro travel centers from
us pursuant to the Petro Lease.

TA
has two leases with us, the TA Lease and the Petro Lease, pursuant to which TA currently leases 185 travel centers from us. The TA Lease is for 145 travel centers that TA operates
under the "TravelCenters of America" or "TA" brand names. The TA Lease became effective on January 31, 2007. The Petro Lease is for 40 travel centers that TA operates under the "Petro" brand
name. The Petro Lease became effective on May 30, 2007. The TA Lease expires on December 31, 2022. The Petro Lease expires on June 30, 2024, and may be extended by TA for up to
two additional periods of 15 years each. Both the TA Lease and the Petro Lease are "triple net" leases, which require TA to pay all costs incurred in the operation of the leased travel centers,
including personnel, utilities, acquiring inventories, services to customers, insurance, real estate and personal property taxes, environmental related expenses and ground lease payments, if any. The
minimum rent payable by TA to us under the TA Lease increases annually during the first six years of the lease term from $153,500 to $175,000 and may increase if we fund or reimburse the cost in
excess of $125,000 (see below) for certain improvements to the leased TA travel centers. The Petro Lease requires TA to pay minimum annual rent of $62,225 to us. Starting in 2012 and 2013,
respectively, the TA Lease and Petro Lease require TA to pay us additional rent equal to 3% of increases in nonfuel gross revenues and 0.3% of increases in gross fuel revenues at the leased travel
centers over base amounts. The increases in percentage rents attributable to fuel revenues are subject to a maximum each year calculated by reference to changes in the consumer price index. TA is also
required to generally indemnify us for certain environmental matters and for liabilities which arise during the terms of the leases from ownership or operation of the

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leased
travel centers. The TA lease and the Petro Lease also include arbitration provisions for the resolution of certain disputes, claims and controversies.

We
had agreed to provide up to $25,000 of funding annually for the first five years of the TA Lease for certain improvements to the leased properties without an increase in rent. This
funding was cumulative, meaning if some portion of the $25,000 was not spent in one year it may be drawn by TA from us in subsequent years; provided, however, none of the $125,000 of funding was
available to be drawn after December 31, 2015. All improvements funded under the tenant improvements allowance are owned by us. On May 12, 2008, we and TA amended the TA Lease to permit
TA to sell to us, without an increase of its rent, certain capital improvements to properties leased from us earlier than previously permitted. In the event that TA elects to sell these capital
improvements before the time contractually required by the original lease terms, our purchase commitment amount is discounted to reflect the accelerated receipt of funds by TA according to a present
value formula established in the amended lease. During 2008 and 2009, TA sold to us qualifying capital improvements under the $125,000 tenant improvements allowance provided in the TA Lease, as
amended in May 2008, for total cash proceeds of $77,393 and $8,466, respectively. At December 31, 2009, $7,285 of the $125,000 total amount of the leasehold improvements saleable to us with no
increase in TA's rent remained available, which amount would be discounted in accordance with the amended lease to the extent those funds are received by us on an accelerated basis. As of the date of
this report, TA has not sold any such leasehold improvements in 2010 to us.

TA
may request that we fund approved amounts for renovations, improvements and equipment at the leased travel centers, in addition to the $125,000 described above, in return for minimum
annual rent increases according to a formula: the minimum rent per year will be increased by an amount equal to the amount funded by us times the greater of (i) 8.5% or (ii) a benchmark
U.S. Treasury interest rate plus 3.5%. Since January 1, 2009, TA has not sold any such leasehold improvements to us.

At
the time of TA's spin off from us, our acquisitions and transactions with TA in connection with the Petro Lease and an equity offering completed by TA in June 2007, we and TA believed
that TA was adequately capitalized to meet all of its obligations, including those owed to us. However, since then there were material changes in the market conditions under which TA was operating.
Specifically, the increase during the first half of 2008 in the price of diesel fuel which TA buys and sells at its travel centers and the slowing of the U.S. economy during 2008 adversely affected
TA's business and increased its working capital requirements. Although TA had undertaken a restructuring of its business to adjust to these changed market conditions, TA's balance sheet flexibility
and liquidity remained a concern in light of the impact the then weakening economy and fuel price volatility might have on TA's working capital requirements. Under those circumstances, on
August 11, 2008, we and TA entered a rent deferral agreement. Under the terms of this deferral agreement TA has the option to defer its monthly rent payments to us by up to $5,000 per month for
periods beginning July 1, 2008 until December 31, 2010, and TA was not obligated to pay cash interest on the deferred rent through December 31, 2009. Also pursuant to the deferral
agreement, TA issued 1,540,000 of its common shares to us (approximately 9.6% of TA's shares then outstanding immediately after this new issuance). Beginning on January 1, 2010, interest on all
unpaid deferred rent under the deferral agreement accrues at a rate of 1% per month and is payable monthly by TA to us. No additional rent deferrals are permitted for rent periods after
December 31, 2010. Any deferred rent (and interest thereon) not paid is due to us on July 1, 2011. TA may repay any deferred amounts (and related interest) at any time. This deferral
agreement also includes a prohibition on share repurchases and dividends by TA while any deferred rent remains unpaid and has change of control covenants so that amounts deferred will be immediately
payable to us in the event TA experiences a change of control (as defined in the agreement) while deferred rent is unpaid. In connection with this deferral agreement, we entered into a registration
rights agreement with TA, which provides us with certain rights to require TA to conduct a registered public offering (underwritten or otherwise) with respect to its common shares issued to us
pursuant to the deferral agreement, which rights continue through the date which is twelve months following the

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latest
of the expiration of the terms of the TA Lease and the Petro Lease. As of December 31, 2009, TA had accrued an aggregate of $90,000 of deferred rent payable to us, and TA deferred an
additional $5,000 for January 2010 rent payable on February 1, 2010.

During
2009, TA paid us cash rent of $171,442 under its leases with us.

At
the time TA became a separate publicly owned company as a result of the distribution of its shares to our shareholders, TA entered a management and shared services agreement with RMR.
RMR also provides management services to us. The terms of TA's agreements with us and RMR require that TA afford us a right of first refusal to purchase, lease, mortgage or otherwise finance any
interest TA owns in a travel center before it sells, leases, mortgages or otherwise finances that travel center to or with another party, and that TA afford us a right of first refusal to acquire or
finance any real estate of the types in which we invest before TA does. TA also agreed under these agreements to not permit: the acquisition by any person or group of beneficial ownership of 9.8% or
more of the voting shares or the power to direct the management and policies of TA or any of its subsidiary tenants or guarantors under its leases with us; the sale of a material part of the assets of
TA or any such tenant or guarantor; or the cessation of certain continuing directors constituting a majority of the board of directors of TA or any such tenant or guarantor.

Mr. Barry
Portnoy, one of our Managing Trustees, is a managing director of TA and is the chairman and majority owner of RMR. Mr. Thomas O'Brien, an officer of RMR, is the
president and the other managing director of TA. Mr. Arthur Koumantzelis, who was one of our Independent Trustees prior to the TA spin off, serves as an Independent Director of TA. All
transactions between us and TA are approved by our Independent Trustees and by TA's Independent Directors.

We
have two agreements with RMR to provide management and administrative services to us: a business management agreement and a property management agreement. These agreements were
recently amended on January 13, 2010. The business management agreement provides for compensation at an annual rate equal to 0.7% of the average historical cost of our real estate investments,
as described in the business management agreement, up to the first $250,000 of such investments, and 0.5% thereafter. In addition, RMR receives an incentive fee based upon increases in our cash
available for distribution per share, as defined in the business management agreement. The incentive fee is paid in common shares. At present, the property management agreement applies to management
services to the office building component of one property in Baltimore, Maryland which also includes an InterContinental Hotel. The property management agreement provides for management fees relating
to this office building equal to 3.0% of gross rents and construction management fees equal to 5.0% of certain construction costs. Renewals or extensions of the business management agreement and the
property management agreement are subject to the annual approval of our Independent Trustees. The aggregate business management and property management fees for 2009 were $32,951. We are generally
responsible for all of our expenses and certain expenses incurred by RMR on our behalf. We are not responsible for payment of RMR's employment, office or administration expenses, except for our pro
rata portion of the employment and related expenses of RMR employees who provide on site property management services and of the staff employed by RMR who conduct our internal audit. Under our
management agreements with RMR, we acknowledge that RMR manages other businesses, including HRP, SNH, GOV, TA and Five Star, and will not be required to present us with opportunities to invest in
properties that are primarily of a type that are within the investment focus of another business now or in the future managed by RMR. Under our business management agreement with RMR, RMR has agreed
not to provide business management services to any other REIT who is principally engaged in the business of ownership of hotel or travel center properties without the consent of our Independent
Trustees. The business management agreement and the property management agreement also include arbitration provisions for the resolution of certain disputes, claims and controversies. RMR also
provides the internal audit function for us and for other publicly owned companies to which it provides management services. Our audit

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committee
appoints our director of internal audit, and our compensation committee approves his salary and the costs we pay with respect to our internal audit function. Our pro rata share of RMR's
costs in providing that function was $220 in 2009, which amount is in addition to the aggregate fees to RMR described above.

In
addition to Mr. Barry Portnoy, RMR is also beneficially owned by Mr. Adam Portnoy, Mr. Barry Portnoy's son. Adam Portnoy is our other Managing Trustee and also
serves as the president, chief executive officer and a director of RMR. Each of our executive officers is also an officer of RMR, including Mr. Ethan Bornstein, who is the
son-in-law of Mr. Barry Portnoy
and the brother-in-law of Mr. Adam Portnoy. Transactions between us and RMR are approved by our compensation committee which is composed of our Independent Trustees.

We,
RMR and other companies to which RMR provides management services formed Affiliates Insurance Company, or AIC, which is an insurance company, in the State of Indiana in November
2008. AIC received its certificate of authority to transact insurance business in the State of Indiana from the Indiana Department of Insurance in May 2009. All of our Trustees currently serve on the
board of directors of AIC. RMR, in addition to being a shareholder, entered a management agreement with AIC pursuant to which RMR provides AIC certain management and administrative services. In
addition, AIC entered an investment advisory agreement with RMR Advisors pursuant to which RMR Advisors acts as AIC's investment advisor. The same persons who own and control RMR, including
Messrs. Barry and Adam Portnoy, our Managing Trustees, own and control RMR Advisors. Our Governance Guidelines provide that any material transaction between us and AIC shall be reviewed,
authorized and approved or ratified by both the affirmative vote of a majority of our entire Board and the affirmative vote of a majority of our Independent Trustees. As of February 24, 2010,
we have invested $5.2 million in AIC. On December 16, 2009, GOV purchased 20,000 shares of AIC from AIC, which represented a 14.29% interest in AIC, post acquisition. In connection with
that purchase by GOV, we, the other previous shareholders of AIC, AIC and GOV entered an amended and restated shareholders agreement. The amended and restated shareholders agreement includes
arbitration provisions for the resolution of certain disputes, claims and controversies. We and the other shareholders of AIC each currently own approximately 14.29% of AIC. We may invest additional
amounts in AIC in the future if the expansion of this insurance business requires additional capital, but we are not obligated to do so. Over time we expect to obtain some or all of our insurance
coverage from AIC. By participating in this insurance business with RMR and the other companies to which RMR provides management services, we expect that we may benefit financially by reducing
insurance expenses or by realizing our pro-rata share of any profits of this insurance business. All transactions between us and AIC have been approved pursuant to our Governance
Guidelines.

The
foregoing descriptions of our agreements with TA, RMR and AIC are summaries and are qualified in their entirety by the terms of the agreements which are among the exhibits listed in
Item 15 of this Annual Report on Form 10-K and incorporated herein by reference. In addition, copies of those agreements are filed with the SEC and may be obtained from the
SEC's website at www.sec.gov.

We
believe that our agreements with TA, RMR and AIC are on commercially reasonable terms. Nonetheless, because of our various relationships with TA, RMR and AIC it is possible that some
investors may assert otherwise. For instance, a purported shareholder derivative action has been commenced against TA, its directors, us and RMR which alleges, among other matters, that the rent TA
agreed to pay us under the Petro Lease, which TA entered in connection with the Petro transaction described above, is too high. The terms of TA's agreement with us may require TA to indemnify us for
liabilities, costs and expenses incurred by us in connection with this litigation. RMR has been voluntarily dismissed from the litigation. We have demanded arbitration of all claims against us pending
in this litigation and we and the plaintiff have agreed to defer the arbitration demand.

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Policies and Procedures Concerning Conflicts of Interest and Related Person Transactions

Our Code of Conduct and our Governance Guidelines address the review and approval of activities, interests or relationships that
interfere with, or appear to interfere with, our interests, including related person transactions. Persons subject to our Code of Conduct and Governance Guidelines are under a continuing obligation to
disclose any such conflicts of interest and may pursue a transaction or relationship which involves such conflicts of interest only if the transaction or relationship has been approved as
follows:



The
following is a summary of provisions of our declaration of trust, affecting certain transactions with related persons. Because it is a summary of the material terms, it does not
contain all the information that may be important to you. If you would like more information, you should read our entire declaration of trust, which has been filed as an exhibit to our Quarterly
Report on Form 10-Q for the quarter ended March 31, 2007. Under our declaration of trust:



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Critical Accounting Policies

Our critical accounting policies are those that will have the most impact on the reporting of our financial condition and results of
operations and those requiring significant judgments and estimates. We believe that our judgments and estimates are consistently applied and produce financial information that fairly presents our
results of operations. Our most critical accounting policies involve our investments in real property. These policies affect our:



Certain
of our properties are leased on a triple net basis, pursuant to non-cancelable, fixed term, operating leases. Each time we enter a new lease or materially modify an
existing lease we evaluate its classification as either a capital or operating lease. The classification of a lease as capital or operating affects the carrying value of a property, as well as our
recognition of rental payments as revenue. These evaluations require us to make estimates of, among other things, the remaining useful life and market value of a leased property, appropriate present
value discount rates and future cash flows. Incorrect assumptions or estimates may result in misclassification of our leases.

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We
allocate the acquisition cost of each property investment to various property components such as land, buildings and equipment and intangibles based on their fair values and each
component generally has a different useful life. For real estate acquired, we record building, land, furniture, fixtures and equipment, and, if applicable, the value of in-place leases,
the fair market value of above or below market leases and customer relationships at fair value. We allocate the excess, if any, of the consideration over the fair value of assets acquired to goodwill.
We base purchase price allocations and the determination of useful lives on our estimates and, under some circumstances, studies from independent real estate appraisal firms to provide market
information and evaluations that are relevant to our purchase price allocations and determinations of useful lives; however, we are ultimately responsible for the purchase price allocations and
determination of useful lives.

We
compute depreciation expense using the straight line method over estimated useful lives of up to 40 years for buildings and improvements, and up to 12 years for personal
property. We amortize the value of intangible assets over the shorter of their estimated useful lives, or the term of the respective lease or the affected contract. We do not depreciate the allocated
cost of land. Purchase price allocations and estimates of useful lives require us to make certain assumptions and estimates. Incorrect assumptions and estimates may result in inaccurate depreciation
and amortization charges over future periods.

We
periodically evaluate our real estate and other assets for possible impairment indicators. These indicators may include weak or declining operating profitability, cash flow or
liquidity, our decision to dispose of an asset before the end of its estimated useful life or market or industry changes that could
permanently reduce the value of our investments. If indicators of impairment are present, we evaluate the carrying value of the related investment by comparing it to the expected future undiscounted
cash flows to be generated from that investment. If the sum of these expected future cash flows is less than the carrying value, we reduce the net carrying value of the property to its estimated fair
value.

We
test our indefinite lived intangible assets for impairment on an annual basis and on an interim basis if events or changes in circumstances between annual tests indicate that the
asset might be impaired. The impairment test requires us to determine the estimated fair value of the intangible asset. An impairment charge is recorded if the fair value is determined to be lower
than the carrying value.

We
determine the fair value for our long lived assets and indefinite lived intangible assets by evaluating recent financial performance and projecting discounted cash flows using
standard industry valuation techniques. These analyses require us to judge whether indicators of impairment exist and to estimate likely future cash flows. If we misjudge or estimate incorrectly or if
future operating profitability, market or industry factors differ from our expectations, we may record an impairment charge which is inappropriate, fail to record a charge when we should have done so
or the amount of such charges may be inaccurate.

We
have determined that each of our taxable REIT subsidiaries, or TRSs, is a variable interest entity as defined under the Consolidation Topic of the Financial Accounting Standards
Board, or FASB,Accounting Standards CodificationTM,or the Codification. Under this Topic, the entity that receives the majority of the
potential variability in gains and losses of the variable interest entity, with the primary focus on losses, is the variable interest entity's primary beneficiary, and is required to consolidate the
variable interest entity. When one of our TRSs enters a new operating agreement or materially modifies an existing operating agreement with a third party hotel manager, we are required to assess if
our TRS or the hotel manager is or continues to be the primary beneficiary. This assessment requires us to make estimates of the future cash flows of our TRS. Incorrect assumptions or estimates of,
among other things, future occupancy, average daily room rate and operating expenses of our hotels may result in an inaccurate determination of the primary beneficiary. We have concluded that we must
consolidate each of our TRSs because we are the primary beneficiary.

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We
account for income taxes in accordance with the Income Taxes Topic of the Codification. Under this Topic, deferred tax assets and liabilities are recognized for the estimated future
tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. We measure deferred tax assets and
liabilities using enacted tax rates in effect for the year in which those temporary differences are expected to be recovered or settled. We establish valuation allowances to reduce deferred tax assets
to the amounts that are expected to be realized when necessary. We have elected to be taxed as a REIT under the IRC and are generally not subject to federal and state income taxation on our operating
income provided we
distribute our taxable income to our shareholders and meet certain organization and operating requirements. Despite our REIT status, we are subject to income tax in Canada, Puerto Rico and in certain
states. Further, we lease our managed hotels to our wholly owned TRS that, unlike most of our subsidiaries, is generally subject to federal, state and foreign income tax. Our consolidated income tax
provision (or benefit) includes the income tax provision (or benefit) related to the operations of the TRS and state and foreign income taxes incurred by us despite our tax status as a REIT. The
Income Taxes Topic also prescribes how we should recognize, measure and present in our financial statements uncertain tax positions that have been taken or are expected to be taken in a tax return.
Deferred tax benefits are recognized only to the extent that it is "more likely than not" that a particular tax position will be sustained upon examination or audit. To the extent the "more likely
than not" standard has been satisfied, the benefit associated with a tax position is measured as the largest amount that has a greater than 50% likelihood of being realized upon settlement. Tax
returns filed for the 2004 through 2009 tax years are subject to examination by taxing authorities. We classify interest and penalties related to uncertain tax positions, if any, in our financial
statements as a component of general and administrative expense.

These
policies involve significant judgments made based upon experience, including judgments about current valuations, ultimate realizable value, estimated useful lives, salvage or
residual value, the ability and willingness of our tenants and operators to perform their obligations to us, and the current and likely future operating and competitive environments in which our
properties operate. In the future, we may need to revise our carrying value assessments to incorporate information which is not now known, and such revisions could increase or decrease our
depreciation expense related to properties we own, result in the classification of our leases as other than operating leases or decrease the carrying values of our assets.

Property Management Agreements, Leases and Operating Statistics

As of December 31, 2009, we owned 289 hotels and 185 travel centers that are grouped into 13 operating agreements. Our hotels
are managed by or leased to subsidiaries of hotel operating companies including InterContinental, Marriott, Host, Barceló Crestline Corporation, or Barceló Crestline,
Hyatt and Carlson under 11 agreements. Our 185 travel centers are leased to and operated by subsidiaries of TA under two agreements.

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The tables on the following pages summarize the key terms of our leases and management agreements as of December 31, 2009, and include statistics reported
to us or derived from information reported to us by our managers and tenants. These statistics include coverage of our minimum returns or minimum rents and occupancy, ADR, and RevPAR, for our hotel
properties. We consider these statistics and the management agreement or lease security features also presented in the tables on the following pages, to be important measures of our managers' and
tenants' success in operating our properties and their ability to continue to pay us. However, none of this third party reported information is a direct measure of our financial performance and none
of it has been independently verified by us.

Property Brand:

Courtyard by
Marriott®

Residence Inn
by Marriott®

Marriott®/
Residence Inn
by Marriott®/
Courtyard
by Marriott®/
TownePlace
Suites by
Marriott®/
SpringHill
Suites by
Marriott®

Residence Inn
by Marriott®/
Courtyard
by Marriott®/
TownePlace
Suites by
Marriott®/
SpringHill
Suites by
Marriott®

Marriott®

Staybridge
Suites®

Candlewood
Suites®Agreement Reference Name:

Marriott (No. 1)

Marriott (No. 2)

Marriott (No. 3)

Marriott (No. 4)

Marriott (No. 5)

InterContinental (No. 1)

InterContinental (No. 2)Number of Properties:

53

18

34

19

1

31

76Number of Rooms / Suites:

7,610

2,178

5,020

2,756

356

3,844

9,220Number of States:

24

14

14

14

1

16

29Tenant:

Subsidiary of Host Subleased to Subsidiary of Crestline.

Subsidiary of Host Subleased to Subsidiary of Crestline.

Our TRS.

Subsidiary of
Crestline.

Subsidiary of Marriott.

Our TRS.

Our TRS.Manager:

Subsidiary of Marriott.

Subsidiary of Marriott.

Subsidiaries of Marriott.

Subsidiaries of Marriott.

Subsidiary of Marriott.

Subsidiary of
InterContinental.

Subsidiary of
InterContinental.Investment (000s)(1):

$595,428

$214,448

$427,543

$274,222

$90,078

$436,708

$589,405Security Deposit (000s):

$50,540

$17,220

$26,986(2)

$19,913(3)



$36,872(4)

End of Current Term:

2012

2010

2019

2015

2019

2031

2028Renewal Options(5):

3 for 12 years each.

(6)

2 for 15 years each.

2 for 10 years each.

4 for 15 years each.

2 for 12.5 years each.

2 for 15 years each.Annual Minimum Return / Minimum Rent (000s)(7):

$59,405

$21,426

$44,199

$28,509

$9,350

$37,882

$50,000Additional Return:





$711(8)







$10,000(8)Percentage Return / Rent(9):

5.0% of revenues above 1994/95 revenues.

7.5% of revenues above 1996 revenues.

7.0% of revenues above 2000/01 revenues.

7.0% of revenues above 1999/2000 revenues.

CPI based calculation.

7.5% of revenues above 2004/06/08 revenues.

7.5% of revenues above 2006 revenues.Return / Rent Coverage(10):Year ended 12/31/09:

0.88x

0.72x

0.69x

0.68x

-0.07x

0.75x

0.72xYear ended 12/31/08:

1.47x

1.13x

1.17x

1.15x

0.37x

1.13x

1.38xOther Security Features:

HPT controlled lockbox with minimum balance maintenance requirement; subtenant and subtenant parent minimum net
worth requirement.

HPT controlled lockbox with minimum balance maintenance requirement; subtenant and subtenant parent minimum net
worth requirement.



Tenant minimum net worth requirement.

Marriott guarantee.

Limited guarantee provided by InterContinental; parent minimum net worth requirement.

Limited guarantee provided by InterContinental; parent minimum net worth requirement.


(1)Amounts
exclude expenditures made from FF&E reserves funded from hotel operations, but includes amounts funded by us separately.(2)The
original amount of this security deposit was $36,204. As of December 31, 2009, we have applied $9,218 of the security deposit to cover
deficiencies in the minimum rent paid by Marriott for this agreement. An additional $5,220 was applied in January and February 2010 to cover additional deficiencies in the minimum rent. As of
February 24, 2010, the balance of this security deposit is $21,766.(3)The
original amount of this security deposit was $28,508. As of December 31, 2009, we have applied $8,595 of the security deposit to cover
deficiencies in the minimum rent paid by Crestline for this agreement. An additional $2,430 was applied in January and February 2010 to cover additional deficiencies in the minimum rent and late
charges. As of February 24, 2010, the balance of this security deposit is $17,483.


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(4)In
addition to the limited guarantee, a single $36,872 deposit secures InterContinental's obligations under the InterContinental No. 1, No. 3
and No. 4 portfolios.(5)Renewal
options may be exercised by the manager or tenant for all, but not less than all, of the properties within each combination of properties.(6)In
November 2008, we were notified by the tenant that it will not exercise its renewal option at the end of the current lease term. Upon expiration of the
agreement on December 31, 2010, we expect to lease the hotels to one of our TRSs and to continue the existing hotel brand and management agreement with Marriott.(7)Each
management agreement or lease provides for payment to us of an annual minimum return or minimum rent, respectively. Management fees are generally
subordinated to these minimum payment amounts and certain minimum payments are subject to full or limited guarantees.(8)These
agreements provide for annual additional return payment to us of the amounts stated to the extent of available cash flow after payment of operating
costs, funding of the FF&E reserve, payment of our minimum return and payment of certain management fees. These amounts are not guaranteed or secured by deposits.(9)Certain
of our management agreements and leases provide for payment to us of a percentage of increases in total sales over base year levels. Percentage
returns under our management agreements are payable to us only to the extent of available cash flow, as defined in the agreements. The payment of percentage rent under our leases is not subject to
available cash flow.(10)We
define coverage as total property sales minus all property level expenses which are not subordinated to minimum payments to us and the required FF&E
reserve contributions (which data is provided to us by our operators or tenants), divided by the minimum returns or minimum rent payments due to us.


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Property Brand:

InterContinental®/
Crowne Plaza®/
Holiday Inn®/
Staybridge Suites®

Crowne Plaza®/
Holiday Inn®/
Staybridge Suites®

Hyatt Place®

Radisson®
Hotels &
Resorts/ Park
Plaza®
Hotels & Resorts/
Country Inns &
Suites by
Carlson®

TravelCenters of
America

Petro Stopping
Centers®

Total/
Range/
Average
(all investments)Agreement Reference Name:

InterContinental (No. 3)

InterContinental (No. 4)

Hyatt

Carlson

TA (No. 1)

TA (No. 2)

13Number of Properties:

14

10

22

11

145

40

474Number of Rooms / Suites:

4,139

2,937

2,724

2,096

(1)



42,880(1)Number of States:

7 plus Ontario and Puerto Rico.

5

14

7

39

25

44 plus Ontario and Puerto Rico.Tenant:

Our TRS and a subsidiary of InterContinental.

Our TRS.

Our TRS.

Our TRS.

Subsidiary of
TA.

Subsidiary of TA.Manager:

Subsidiaries of
InterContinental.

Subsidiaries of
InterContinental.

Subsidiary of
Hyatt.

Subsidiary of
Carlson.

TA.

TA.Investment (000s)(2):

$512,373

$245,185

$301,942

$202,251

$1,840,820

$705,506

$6,435,909Security Deposit (000s):

$36,872(3)

$36,872(3)









$151,531End of Current Term:

2029

2030

2030

2030

2022

2024

2010-2031
(average 15 years).Renewal Options(4):

2 for 15
Years each.

2 for 15
years each.

2 for 15
years each.

2 for 15
years each.

N/A

2 for 15 years each.Annual Minimum Return / Minimum Rent (000s)(5):

$44,258

$21,541

$22,037

$12,920

$166,028(6)(7)

$66,177(6)

$583,732Additional Return:

$3,458(8)

$1,750(8)

50% of cash flow in excess of minimum return.(9)

50% of cash flow in excess of minimum return.(9)





$15,919Percentage Return / Rent(10):

7.5% of revenues above 2006 revenues.

7.5% of revenues above 2006 revenues.





3% of non-fuel revenues and .3% of fuel revenues above 2011 revenues.

3% of non-fuel revenues and .3% of fuel revenues above 2012 revenues.Return / Rent Coverage(11)(12):Year ended 12/31/09:

0.68x

0.40x

0.72x

0.66x

1.12x

1.05x

-0.07x - 1.12xYear ended 12/31/08

1.23x

1.02x

1.07x

1.42x

1.43x

1.51x

0.37x - 1.51xOther Security Features:

Limited guarantee provided by InterContinental; parent minimum net worth requirement.

Limited guarantee provided by InterContinental; parent minimum net worth requirement.

Limited guarantee provided by Hyatt; parent minimum net worth requirement.

Limited guarantee provided by Carlson; parent minimum net worth requirement.

TA parent guarantee.

TA parent guarantee.


(1)Eighteen
(18) of our TA properties include a hotel. The rooms associated with these hotels have been excluded from total hotel rooms.(2)Amounts
exclude expenditures made from FF&E reserves funded from hotel operations, but include amounts funded by us separately.(3)In
addition to the limited guaranty, a single $36,872 deposit secures InterContinental's obligations under the InterContinental No. 1, No. 3
and No. 4 portfolios.(4)Renewal
options may be exercised by the manager or tenant for all, but not less than all, of the properties within each combination of properties.(5)Each
management agreement or lease provides for payment to us of an annual minimum return or minimum rent, respectively. Management fees are generally
subordinated to these minimum payment amounts and certain minimum payments are subject to full or limited guarantees.(6)Effective
July 1, 2008, we entered a rent deferral arrangement with TA which provides TA the option to defer payments of up to $5,000/month of rent
for the period from July 1, 2008 until December 31, 2010. For the year ended December 31, 2009, TA deferred $60,000 in rents. TA rents presented in this report represent their
contractual obligations and do not reflect any rent deferral.(7)The
amount of minimum rent payable to us by TA is scheduled to increase to $169,750, $174,725 and $179,792 in 2010, 2011 and 2012, respectively, without
taking any rent deferral into consideration.(8)These
agreements provide for annual additional return payment to us of the amounts stated to the extent of available cash flow after payment of operating
costs, funding of the FF&E reserve, payment of our minimum return and payment of certain management fees. These amounts are not guaranteed or secured by deposits.


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(9)These
agreements provide for payment to us of 50% of available cash flow after payment of operating costs, funding the FF&E reserve, payment of our minimum
return and reimbursement to the managers of working capital and guaranty advances, if any.(10)Certain
of our management agreements and leases provide for payment to us of a percentage of increases in total sales over base year levels. Percentage
returns under our management agreements are payable to us only to the extent of available cash flow, as defined in the agreements. The payment of percentage rent under our leases is not subject to
available cash flow.(11)We
define coverage as total property sales minus all property level expenses which are not subordinated to minimum payments to us and the required FF&E
reserve contributions (which data is provided to us by our operators or tenants), divided by the minimum return or minimum rent payments due to us.(12)TA
rent coverage ratios were calculated based upon the contractual rent amounts and do not reflect the effect of any rent deferral.


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The following tables summarize the operating statistics, including occupancy, ADR and RevPAR, reported to us by our hotel operators by management agreement or
lease for the periods indicated:

Management Agreement/Lease

No. of
Hotels

No. of
Rooms/Suites

2009(1)

2008(1)

ChangeADRInterContinental (no. 1)


31


3,844

$
101.15

$
113.41

-10.8%InterContinental (no. 2)


76


9,220


62.55


71.70

-12.8%InterContinental (no. 3)


14


4,139


120.54


142.37

-15.3%InterContinental (no. 4)


10


2,937


92.70


110.55

-16.1%Marriott (no. 1)


53


7,610


107.18


122.82

-12.7%Marriott (no. 2)


18


2,178


104.64


120.36

-13.1%Marriott (no. 3)


34


5,020


99.24


109.90

-9.7%Marriott (no. 4)


19


2,756


102.62


118.43

-13.3%Marriott (no. 5)


1


356


201.31


225.77

-10.8%Hyatt


22


2,724


89.14


102.69

-13.2%Carlson


11


2,096


86.22


103.16

-16.4%Total/Average


289


42,880

$
94.91

$
108.89

-12.8%OccupancyInterContinental (no. 1)


31


3,844


69.8
%

73.7
%
-3.9 ptsInterContinental (no. 2)


76


9,220


63.2
%

71.3
%
-8.1 ptsInterContinental (no. 3)


14


4,139


71.7
%

74.9
%
-3.2 ptsInterContinental (no. 4)


10


2,937


62.5
%

68.8
%
-6.3 ptsMarriott (no. 1)


53


7,610


59.2
%

65.8
%
-6.6 ptsMarriott (no. 2)


18


2,178


69.5
%

72.8
%
-3.3 ptsMarriott (no. 3)


34


5,020


62.1
%

70.7
%
-8.6 ptsMarriott (no. 4)


19


2,756


62.9
%

70.1
%
-7.2 ptsMarriott (no. 5)


1


356


63.5
%

78.5
%
-15.0 ptsHyatt


22


2,724


67.9
%

68.2
%
-0.3 ptsCarlson


11


2,096


57.0
%

65.0
%
-8.0 ptsTotal/Average


289


42,880


64.0
%

70.2
%
-6.2 ptsRevPARInterContinental (no. 1)


31


3,844

$
70.60

$
83.58

-15.5%InterContinental (no. 2)


76


9,220


39.53


51.12

-22.7%InterContinental (no. 3)


14


4,139


86.43


106.64

-19.0%InterContinental (no. 4)


10


2,937


57.94


76.06

-23.8%Marriott (no. 1)


53


7,610


63.45


80.82

-21.5%Marriott (no. 2)


18


2,178


72.72


87.62

-17.0%Marriott (no. 3)


34


5,020


61.63


77.70

-20.7%Marriott (no. 4)


19


2,756


64.55


83.02

-22.2%Marriott (no. 5)


1


356


127.83


177.23

-27.9%Hyatt


22


2,724


60.53


70.03

-13.6%Carlson


11


2,096


49.15


67.05

-26.7%Total/Average


289


42,880

$
60.74

$
76.44

-20.5%


(1)Includes
data for the calendar year indicated, except for our Marriott branded hotels, which include data for comparable fiscal periods.


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Seasonality

Our hotels and travel centers have historically experienced seasonal differences typical of their industries with higher revenues in
the second and third quarters of calendar years compared with the first and fourth quarters. This seasonality is not expected to cause material fluctuations in our income or cash flow because our
contractual management agreements and leases require our managers and tenants to make the substantial portion of our return payments and rents to us in equal amounts throughout a year. Seasonality may
affect our hotel operating revenues, but we do not expect seasonal variations to have a material impact upon our financial results of operations or upon our managers' or tenants' ability to meet their
contractual obligations to us.

Impact of Inflation

Inflation might have both positive and negative impacts upon us. Inflation might cause the value of our real estate investments to
increase. In an inflationary environment, the percentage returns and rents which we receive based upon a percentage of gross revenues should increase. Offsetting these benefits, inflation might cause
our costs of equity and debt capital and other operating costs to increase. An increase in our capital costs or in our operating costs will result in decreased earnings unless it is offset by
increased revenues. In periods of rapid inflation, our managers' or tenants' operating costs may increase faster than revenues and this fact may have an adverse impact upon us if the operating income
from our properties becomes insufficient to pay our returns or rents. To mitigate the adverse impact of insufficient income at our properties, all of our operating agreements contain security
features, such as security deposits or guarantees of our returns or rents. To mitigate the adverse impact of increased costs of debt capital in the event of material inflation, we may enter into
interest rate hedge arrangements in the future; the decision to enter into these agreements will be based on the amount of our floating rate debt outstanding, our belief that material interest rate
increases are likely to occur and upon requirements of our borrowing arrangements.

Impact of Climate Change

The current political debate about climate change has resulted in various treaties, laws and regulations which are intended to limit
carbon emissions. We believe these laws being enacted or proposed may cause energy costs at our hotel and travel center properties to increase. We do not expect the direct impact of these increases to
be material to our results of operations, because the increased costs either would be the responsibility of our tenants or operators directly or in the longer term, passed through and paid by
customers of our properties. Although we do not believe it is likely in the foreseeable future, laws enacted to mitigate climate change may make some of our buildings obsolete or cause us to make
material investments in our properties which could materially and adversely affect our financial condition or the financial condition of our tenants or operators and their ability to pay rent or
returns to us.

Item 7A.    Quantitative and Qualitative Disclosures About Market Risk (dollar amounts in thousands)

We are exposed to risks associated with market changes in interest rates. We manage our exposure to this market risk by monitoring
available financing alternatives. Our strategy to manage exposure to changes in interest rates is unchanged from December 31, 2008. Other
than as described below, we do not foresee any significant changes in our exposure to fluctuations in interest rates or in how we manage this exposure in the near future.

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As
of December 31, 2009, our outstanding publicly tradable debt consisted of eight issues of fixed rate, senior unsecured notes and one issue of fixed rate, convertible senior
notes:

Principal Balance

Annual
Interest Rate

Annual
Interest Expense

Maturity

Interest Payments Due$
50,000


9.125
%
$
4,563


2010

Semi-Annually100,829


6.850
%

6,907


2012

Semi-Annually287,000


6.750
%

19,373


2013

Semi-Annually300,000


7.875
%

23,625


2014

Semi-Annually280,000


5.125
%

14,350


2015

Semi-Annually275,000


6.300
%

17,325


2016

Semi-Annually300,000


5.625
%

16,875


2017

Semi-Annually350,000


6.700
%

23,450


2018

Semi-Annually264,750


3.800
%

10,061


2027
(1)
Semi-Annually$
2,207,579




$
136,529


(1)The
convertible senior notes are convertible, if certain conditions are met (including certain changes in control), into cash equal to the principal amount
of the notes and, to the extent the market price of our common shares exceeds the initial exchange price of $50.50 per share, subject to adjustment, either cash or our common shares at our option with
a value based on such excess amount. Holders of our convertible senior notes may require us to repurchase all or a portion of the notes on March 20, 2012, March 15, 2017, and
March 15, 2022, or upon the occurrence of certain change in control events prior to March 20, 2012.


Except
as described in the footnote to the table above, no principal repayments are due under these notes until maturity. Because these notes bear interest at fixed rates, changes in
market interest rates during the term of this debt will not affect our operating results. However, if we refinance these notes at maturity at interest rates which are 10% higher than shown above, our
per annum interest cost would increase by approximately $13,653. Changes in market interest rates also affect the fair value of our debt obligations; increases in market interest rates decrease the
fair value of our fixed rate debt while decreases in market interest rates increase the fair value of our fixed rate debt. Based on the balances outstanding at December 31, 2009, and discounted
cash flow analyses, a hypothetical immediate 10% change in interest rates would change the fair value of our fixed rate debt obligations by approximately $59,798. Changes in the trading price of our
common shares may also affect the fair value of our $264,750 of convertible senior notes.

Each
of these fixed rate unsecured debt arrangements allows us to make repayments earlier than the stated maturity date. We are generally allowed to make prepayments only at face value
plus a
make-whole amount, as defined, which is generally designed to preserve a stated yield to the noteholder. These prepayment rights may afford us the opportunity to mitigate the risk of
refinancing at maturity at higher rates by refinancing prior to maturity.

At
December 31, 2009, we had one mortgage note payable, secured by one hotel, that has a principal balance of $3,474 and a fixed interest rate of 8.3% that matures on
July 1, 2011. This note requires monthly principal and interest payments of $32 through maturity, is expected to have an unpaid principal balance of $3,326 at maturity and contains a provision
that allows us to make repayment at a premium to face value.

Our
revolving credit facility bears interest at floating rates and matures in October 2010. Subject to certain conditions, we can extend the maturity for one year for a fee of $1,500. At
December 31, 2009, we had no outstanding borrowings and $750,000 available to draw under our revolving credit facility.

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Repayments
under this agreement may be made at any time without penalty. We borrow in U.S. dollars and borrowings under these agreements are subject to interest at LIBOR plus a spread. Accordingly, we
are vulnerable to changes in U.S. dollar short term interest rates, specifically LIBOR. In addition, upon renewal or refinancing of our revolving credit facility, we are vulnerable to increases in
credit spreads due to market conditions. A change in interest rates would not affect the value of this floating rate debt but would affect our operating results. Our exposure to fluctuations in
floating interest rates will increase or decrease in the future with changes in the outstanding amounts under our revolving credit facility. The following table presents the impact of a 10% change in
interest rates would have on our annual floating rate interest expense at December 31, 2009 if we were fully drawn on our revolving credit facility:

Impact of Changes in Interest RatesInterest Rate
Per Year

Outstanding
Debt

Total Interest
Expense Per YearAt December 31, 2009


0.78
%
$
750,000

$
5,85010% reduction


0.70
%

750,000


5,25010% increase


0.86
%

750,000


6,450


The
foregoing table shows the impact of an immediate change in floating interest rates. If interest rates were to change gradually over time, the impact would be spread over time. Our
exposure to fluctuations in floating interest rates will increase or decrease in the future with increases or decreases in the outstanding amount under our revolving credit facility or other floating
rate debt.

Item 8.    Financial Statements and Supplementary Data

The information required by this item is included in Item 15 of this Annual Report on Form 10-K.

Item 9.    Changes in and Disagreements With Accountants on Accounting and Financial Disclosure

None.

Item 9A.    Controls and Procedures

As of the end of the period covered by this report, our management carried out an evaluation, under the supervision and with the
participation of our Managing Trustees, our President and Chief Operating Officer and our Treasurer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures pursuant
to Exchange Act Rules 13a-15 and 15d-15. Based upon that evaluation, our Managing Trustees, our President and Chief Operating Officer and our Treasurer and Chief
Financial Officer concluded that our disclosure controls and procedures are effective.

There
have been no changes in our internal control over financial reporting during the quarter ended December 31, 2009 that have materially affected, or are reasonably likely to
materially affect, our internal control over financial reporting.

Management Report on Assessment of Internal Control Over Financial Reporting

We are responsible for establishing and maintaining adequate internal control over financial reporting. Our internal control system is
designed to provide reasonable assurance to our management and Board of Trustees regarding the preparation and fair presentation of published financial statements. All internal control systems, no
matter how well designed, have inherent limitations. Therefore, even those systems determined to be effective can provide only reasonable assurance with respect to financial statement preparation and
presentation.

Our
management assessed the effectiveness of our internal control over financial reporting as of December 31, 2009. In making this assessment, it used the criteria set forth by
the Committee of

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Sponsoring
Organizations of the Treadway Commission inInternal Control-Integrated Framework. Based on our assessment, we believe that, as of
December 31, 2009, our internal control over financial reporting is effective.

Ernst &
Young LLP, the independent registered public accounting firm that audited our 2009 consolidated financial statements included in this Annual Report on
Form 10-K, has issued an attestation report on our internal control over financial reporting. Its report appears elsewhere herein.

Item 9B.    Other Information

None.

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PART III

Item 10.    Directors, Executive Officers and Corporate Governance

We have a Code of Conduct that applies to all our representatives, including our officers and trustees and employees of RMR. Our Code
of Conduct is posted on our website, www.hptreit.com. A printed copy of our Code of Conduct is also available free of charge to any person who requests a copy by writing to: Secretary, Hospitality
Properties Trust, 400 Centre Street, Newton, MA 02458. We intend to disclose any amendments or waivers to our Code of Conduct applicable to our principal executive officer, principal financial
officer, principal accounting officer or controller (or any person performing similar functions) on our website.

The
remainder of the information required by Item 10 is incorporated by reference to our definitive Proxy Statement as filed with the SEC.

Item 11.    Executive Compensation

The information required by Item 11 is incorporated by reference to our definitive Proxy Statement as filed with the SEC.

Item 12.    Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

Equity Compensation Plan Information.We may grant common shares to our officers and other employees of our manager, RMR, under either
our 1995
Incentive Share Award Plan, as amended, or our 2003 Incentive Share Award Plan, collectively referred to as the Award Plans. In addition, each of our trustees receives 2,000 shares per year as part of
their annual compensation for serving as our trustees and such shares may be awarded under either of these plans. The 1995 Plan was approved by HPT as our sole shareholder prior to our spin off from
HRPT. The 2003 Plan was approved by our Board of Trustees. The terms of grants made under the Award Plans are determined by our Board of Trustees, or a committee thereof, at the time of the grant. The
following table is as of December 31, 2009.

Plan category

Number of securities
to be issued upon
exercise of
outstanding options,
warrants and rights
(a)

Weighted-average
exercise price of
outstanding options,
warrants and rights
(b)

Number of securities
remaining available for
future issuance under
equity compensation
plans (excluding
securities reflected in
column (a)
(c)Equity compensation plans approved by security holders (1995 Plan)

None.

None.


2,578,222
(1)Equity compensation plans not approved by security holders (2003 Plan)

None.

None.


2,578,222
(1)Total

None.

None.


2,578,222
(1)


(1)Pursuant
to the terms of the Award Plans, in no event shall the aggregate combined number of shares issued under both plans combined exceed 3,128,791;
2,578,222 represents the combined total shares available under both plans on December 31, 2009. Since the Award Plans were established, 550,569 share awards have been granted. When share awards
are granted under either Award Plan, it reduces the aggregate combined number of shares available under both plans.


Payments
by us to RMR are described in Item 7. "Management's Discussion and Analysis of Financial Condition and Results of OperationsLiquidity and Capital
ResourcesRelated Person

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Table of Contents

Transactions".
The remainder of the information required by Item 12 is incorporated by reference to our definitive Proxy Statement as filed with the SEC.

Item 13.    Certain Relationships and Related Transactions, and Director Independence

The information required by Item 13 is incorporated by reference to our definitive Proxy Statement as filed with the SEC.

Item 14.    Principal Accountant Fees and Services

The information required by Item 14 is incorporated by reference to our definitive Proxy Statement as filed with the SEC.

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PART IV

Item 15.    Exhibits and Financial Statement Schedules

The
following audited consolidated financial statements and schedule of Hospitality Properties Trust are included on the pages indicated:



PageReports of Ernst & Young LLP, Independent Registered Public Accounting Firm


F-1Consolidated Balance Sheets as of December 31, 2009 and 2008


F-3Consolidated Statements of Income for each of the three years ended December 31, 2009


F-4Consolidated Statements of Shareholders' Equity for each of the three years ended
December 31,2009


F-5Consolidated Statements of Cash Flows for each of the three years ended December 31,
2009


F-6Notes to Financial Statements


F-7Schedule IIIReal Estate and Accumulated Depreciation as of December 31, 2009


F-31Notes to Schedule III


F-33


All
other schedules for which provision is made in the applicable accounting regulations of the Securities and Exchange Commission are not required under the related instructions or are
inapplicable, and therefore have been omitted.

3.1

Composite Copy of Amended and Restated Declaration of Trust dated as of August 21, 1995, as amended to date. (Incorporated by reference to the Company's Current Report on Form 8-K dated
May 16, 2007.)3.2

Articles Supplementary dated as of June 2, 1997. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 1997.)3.3

Articles Supplementary dated as of May 16, 2000. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2000.)3.4

Articles Supplementary dated as of December 9, 2002. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2002.)3.5

Articles Supplementary dated as of February 15, 2007. (Incorporated by reference to the Company's Current Report on Form 8-K dated February 15, 2007.)3.6

Articles Supplementary dated as of March 5, 2007. (Incorporated by reference to the Company's Current Report on Form 8-K dated March 7, 2007.)3.7

Amended and Restated Bylaws of the Company, dated as of January 13, 2010. (Incorporated by reference to the Company's Current Report on Form 8-K dated January 20, 2010.)4.1

Form of Common Share Certificate. (Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2008.)4.2

Form of 8.875% Series B Cumulative Redeemable Preferred Share Certificate. (Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended September 30,
2008.)


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Table of Contents

4.3

Form of 7% Series C Cumulative Redeemable Preferred Share Certificate. (Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended September 30,
2008.)4.4

Indenture, dated as of February 25, 1998, between the Company and State Street Bank and Trust Company. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended
December 31, 1997.)4.5

Supplemental Indenture No. 4, dated as of July 14, 2000, between the Company and State Street Bank and Trust Company, relating to the Company's 9.125% Senior Notes due 2010, including form
thereof. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2000.)4.6

Supplemental Indenture No. 5, dated as of July 28, 2000, between the Company and State Street Bank and Trust Company, relating to the Company's 9.125% Senior Notes due 2010, including form
thereof. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2000.)4.7

Supplemental Indenture No. 6, dated as of July 8, 2002, between the Company and State Street Bank and Trust Company, relating to the Company's 6.85% Senior Notes due 2012, including form thereof.
(Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2002.)4.8

Supplemental Indenture No. 7, dated as of January 24, 2003, between the Company and U.S. Bank National Association, relating to the Company's 63/4% Senior Notes due 2013,
 including form thereof. (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2002.)4.9

Supplemental Indenture No. 8, dated as of February 15, 2005, between the Company and U.S. Bank National Association, relating to the Company's 51/8% Senior Notes due
2015, including form thereof. (Incorporated by reference to the Company's Current Report on Form 8-K dated February 10, 2005.)4.10

Supplemental Indenture No. 9, dated as of June 15, 2006, between the Company and U.S. Bank National Association, relating to the Company's 6.30% Senior Notes due 2016, including form thereof.
(Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2006.)4.11

Supplemental Indenture No. 10, dated as of March 7, 2007, between the Company and U.S. Bank National Association, relating to the Company's 3.80% Convertible Senior Notes due 2027, including form
thereof. (Incorporated by reference to the Company's Current Report on Form 8-K dated March 7, 2007.)4.12

Supplemental Indenture No. 11, dated as of March 12, 2007, between the Company and U.S. Bank National Association, relating to the Company's 5.625% Senior Notes due 2017, including form thereof.
(Incorporated by reference to the Company's Current Report on Form 8-K dated March 12, 2007.)4.13

Supplemental Indenture No. 12, dated as of September 28, 2007, between the Company and U.S. Bank National Association, relating to the Company's 6.70% Senior Notes due 2018, including form
thereof. (Incorporated by reference to the Company's Quarterly Report on Form 10-Q for the quarter ended September 30, 2007.)4.14

Supplemental Indenture No. 13, dated as of August 12, 2009, between the Company and U.S. Bank National Association, relating to the Company's 7.875% Senior Notes due 2014, including form thereof.
(Filed herewith.)


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4.15

Renewed Rights Agreement, dated as of May 15, 2007, between the Company and Wells Fargo Bank, National Association, as Rights Agent. (Incorporated by reference to the Company's Current Report on
Form 8-K dated May 16, 2007.)8.1

Opinion of Sullivan & Worcester LLP as to certain tax matters. (Filed herewith.)10.1

Amended and Restated Business Management Agreement, dated as of January 13, 2010, among the Company, Reit Management & Research LLC, Barry M. Portnoy, Gerard M. Martin and Adam D.
Portnoy. (+) (Incorporated by reference to the Company's Current Report on Form 8-K dated January 20, 2010.)10.2

Amended and Restated Property Management Agreement, dated as of January 13, 2010, between Reit Management & Research LLC and the Company. (+) (Incorporated by reference to the
Company's Current Report on Form 8-K dated January 20, 2010.)10.3

Summary of Trustee Compensation. (+) (Incorporated by reference to the Company's Current Report on Form 8-K dated May 18, 2009.)10.4

The Company's 1995 Incentive Share Award Plan. (+) (Incorporated by reference to the Company's Registration Statement on Form S-11 (File No. 33-92330).)10.5

Amendment to the Company's 1995 Incentive Share Award Plan effective as of May 30, 2003. (+) (Incorporated by reference to the Company's Report on Form 10-Q for the quarter ended
June 30, 2003.)10.6

The Company's 2003 Incentive Share Award Plan effective as of May 30, 2003. (+) (Incorporated by reference to the Company's Report on Form 10-Q for the quarter ended June 30,
2003.)10.7

Form of Restricted Share Agreement. (+) (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2008.)10.8

Representative form of Indemnification Agreement. (+) (Incorporated by reference to the Company's Annual Report on Form 10-K for the year ended December 31, 2008.)10.9

Amended and Restated Credit Agreement, dated as of May 23, 2005, among the Company, Wachovia Bank, National Association, as Agent, and the additional agents, arrangers and financial institutions
initially a signatory thereto. (Incorporated by reference to the Company's Current Report on Form 8-K dated May 23, 2005.)10.10

First Amendment to Amended and Restated Credit Agreement, dated as of August 22, 2006, among the Company, Wachovia Bank, National Association, as Agent, and the additional agents, arrangers and
financial institutions signatory thereto. (Incorporated by reference to the Company's Current Report on Form 8-K dated August 22, 2006.)10.11

Second Amendment to Amended and Restated Credit Agreement, dated as of January 12, 2007, among the Company, Wachovia Bank, National Association, as Agent, and the additional agents, arrangers and
financial institutions signatory thereto. (Incorporated by reference to the Company's Current Report on Form 8-K dated January 22, 2007.)10.12

Master Lease Agreement, dated as of April 30, 1999, among the Company, HPTCY Properties Trust and HMH HPT Courtyard LLC. (Incorporated by reference to the Company's Annual Report on
Form 10-K for the year ended December 31, 1999.)10.13

Transaction Agreement, dated as of January 29, 2007, among the Company, TravelCenters of America LLC, HPT TA Properties Trust, HPT TA Properties LLC, HPT TA Merger Sub Inc. and Reit
Management & Research LLC. (Incorporated by reference to the Company's Current Report on Form 8-K dated February 9, 2007.)


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10.14

Lease Agreement, dated as of January 31, 2007, among HPT TA Properties Trust, HPT TA Properties LLC and TA Leasing LLC. (Incorporated by reference to the Company's Current Report on
Form 8-K dated February 9, 2007.)10.15

Guaranty Agreement, dated as of January 31, 2007, by TravelCenters of America LLC and certain of its subsidiaries, for the benefit of HPT TA Properties Trust and HPT TA Properties LLC.
(Incorporated by reference to the Company's Current Report on Form 8-K dated February 9, 2007.)10.16

First Amendment to Lease Agreement, dated as of May 12, 2008, among HPT TA Properties Trust, HPT TA Properties LLC and TA Leasing LLC. (Incorporated by reference to the Company's Current
Report on Form 8-K dated May 13, 2008.)10.17

Lease Agreement, dated as of May 30, 2007, among HPT PSC Properties Trust and HPT PSC Properties LLC, as Landlord, and Petro Stopping Centers, L.P., as Tenant. (Incorporated by reference to
the Company's Current Report on Form 8-K dated June 4, 2007.)10.18

Guaranty Agreement, dated as of May 30, 2007, made by TravelCenters of America LLC, as Guarantor, for the benefit of HPT PSC Properties Trust and HPT PSC Properties LLC. (Incorporated by
reference to the Company's Current Report on Form 8-K dated June 4, 2007.)10.19

First Amendment to Lease Agreement, dated as of March 17, 2008, among HPT PSC Properties Trust, HPT PSC Properties LLC and Petro Stopping Centers, L.P. (Incorporated by reference to the
Company's Quarterly Report on Form 10-Q for the quarter ended March 31, 2008.)10.20

Deferral Agreement, dated as of August 11, 2008, among the Company, HPT TA Properties Trust, HPT TA Properties LLC, HPT PSC Properties Trust, HPT PSC Properties LLC, TravelCenters of
America LLC, TA Leasing LLC and Petro Stopping Centers, L.P. (Incorporated by reference to the Company's Current Report on Form 8-K dated August 11, 2008.)10.21

Amended and Restated Shareholders Agreement, dated as of December 16, 2009, among Affiliates Insurance Company, Five Star Quality Care, Inc., the Company, HRPT Properties Trust, Senior Housing
Properties Trust, TravelCenters of America LLC, Reit Management & Research LLC and Government Properties Income Trust. (Filed herewith.)12.1

Computation of Ratio of Earnings to Fixed Charges. (Filed herewith.)12.2

Computation of Ratio of Earnings to Combined Fixed Charges and Preferred Distributions. (Filed herewith.)21.1

Subsidiaries of the Company. (Filed herewith.)23.1

Consent of Ernst & Young LLP. (Filed herewith.)23.2

Consent of Sullivan & Worcester LLP. (Contained in Exhibit 8.1.)31.1

Rule 13a-14(a) Certification. (Filed herewith.)31.2

Rule 13a-14(a) Certification. (Filed herewith.)31.3

Rule 13a-14(a) Certification. (Filed herewith.)31.4

Rule 13a-14(a) Certification. (Filed herewith.)32.1

Section 1350 Certification. (Furnished herewith.)


(+)Management
contract or compensatory plan or arrangement.


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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Trustees and Shareholders of Hospitality Properties Trust:

We have audited the accompanying consolidated balance sheets of Hospitality Properties Trust as of December 31, 2009 and 2008,
and the related consolidated statements of income, shareholders' equity, and cash flows for each of the three years in the period ended December 31, 2009. Our audits also included the financial
statement schedule listed in the Index at Item 15(a). These financial statements and schedule are the responsibility of the Company's management. Our responsibility is to express an opinion on
these financial statements and schedule based on our audits.

We
conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in
the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for our opinion.

In
our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of Hospitality Properties Trust at
December 31, 2009 and 2008, and the consolidated results of its operations and its cash flows for each of the three years in the period ended December 31, 2009, in conformity with U.S.
generally accepted accounting principles. Also, in our opinion, the related financial statement schedule referred to above, when considered in relation to the basic financial statements taken as a
whole, presents fairly in all material respects the information set forth therein.

We
also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), Hospitality Properties Trust's internal control over financial
reporting as of December 31, 2009, based on criteria established in Internal ControlIntegrated Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission and our report dated February 24, 2010 expressed an unqualified opinion thereon.



Boston,
Massachusetts
February 24, 2010

F-1

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Table of Contents

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Trustees and Shareholders of Hospitality Properties Trust:

We have audited Hospitality Properties Trust's internal control over financial reporting as of December 31, 2009, based on
criteria established in Internal ControlIntegrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (the COSO criteria). Hospitality Properties
Trust's management is responsible for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting included
in Item 9A of Hospitality Properties Trust's Annual Report on Form 10-K under the heading Management Report on Assessment of Internal Control over Financial Reporting. Our
responsibility is to express an opinion on the company's internal control over financial reporting based on our audit.

We
conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control
over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and
performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

A
company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of
financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures
that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide
reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and
expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely
detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.

Because
of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future
periods are subject to the
risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

In
our opinion, Hospitality Properties Trust maintained, in all material respects, effective internal control over financial reporting as of December 31, 2009, based on the COSO
criteria.

We
also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the 2009 consolidated financial statements of Hospitality
Properties Trust and our report dated February 24, 2010 expressed an unqualified opinion thereon.



Boston,
Massachusetts
February 24, 2010

F-2

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Table of Contents



HOSPITALITY PROPERTIES TRUST        CONSOLIDATED BALANCE SHEETS        (dollars in thousands, except share data)

As of December 31,2009

2008AssetsReal estate properties, at cost:Land

$
1,392,472

$
1,392,614Buildings, improvements and equipment


5,074,659


5,015,2706,467,131


6,407,884Accumulated depreciation


(1,260,624
)

(1,060,203
)5,206,507


5,347,681Cash and cash equivalents


130,399


22,450Restricted cash (FF&E escrow)


25,083


32,026Other assets, net


186,381


170,580$
5,548,370

$
5,572,737Liabilities and Shareholders' EquityRevolving credit facility

$


$
396,000Senior notes, net of discounts


1,934,818


1,693,730Convertible senior notes, net of discount


255,269


545,772Mortgage payable


3,474


3,558Security deposits


151,587


169,406Dividends payable


4,754


4,754Accounts payable and other liabilities


103,678


128,078Due to affiliate


2,859


3,012Total liabilities


2,456,439


2,944,310Commitments and contingenciesShareholders' equity:Preferred shares of beneficial interest, no par value, 100,000,000 shares authorized:Series B preferred shares; 87/8% cumulative redeemable; 3,450,000 shares issued and outstanding, aggregate liquidation
preference $86,250


83,306


83,306Series C preferred shares; 7% cumulative redeemable; 12,700,000 shares issued and outstanding, respectively, aggregate liquidation preference
$317,500


306,833


306,833Common shares of beneficial interest; $0.01 par value; 150,000,000 shares authorized, 123,380,335 and 93,991,635 shares issued and outstanding,
respectively


1,234


940Additional paid-in capital


3,462,209


3,093,827Accumulated other comprehensive income (loss)


3,230


(511
)Cumulative net income


2,021,162


1,827,821Cumulative preferred distributions


(153,521
)

(123,641
)Cumulative common distributions


(2,632,522
)

(2,560,148
)Total shareholders' equity


3,091,931


2,628,427$
5,548,370

$
5,572,737


The accompanying notes are an integral part of these financial statements.

F-3

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Table of Contents



HOSPITALITY PROPERTIES TRUST        CONSOLIDATED STATEMENTS OF INCOME        (in thousands, except per share data)

Year Ended December 31,2009

2008

2007Revenues:Hotel operating revenues

$
715,615

$
899,474

$
941,455Rental income:Minimum rent


301,058


322,949


310,764Percentage rent


1,426


5,102


6,055302,484


328,051


316,819FF&E reserve income


18,934


23,837


22,286Interest income


214


1,312


4,919Total revenues


1,037,247


1,252,674


1,285,479Expenses:Hotel operating expenses


460,869


620,008


657,000Interest (including amortization of deferred financing costs and debt discounts of $11,046, $13,726 and $11,252, respectively)


143,410


156,844


148,110Depreciation and amortization


245,868


239,166


216,688General and administrative


39,660


37,751


37,223Loss on asset impairment





53,225


1,332Reserve for straight line rent receivable





19,613


TA spin off costs








2,711Total expenses


889,807


1,126,607


1,063,064Income before gain on extinguishment of debt, gain on sale of real estate and income taxes


147,440


126,067


222,415Gain on extinguishment of debt


51,097





Gain on sale of real estate, net





114


Income before income taxes


198,537


126,181


222,415Income tax expense


(5,196
)

(1,846
)

(2,191
)Income from continuing operations


193,341


124,335


220,224Income from discontinued operations








7,440Gain on sale of real estate used by discontinued operations








95,711Net Income


193,341


124,335


323,375Preferred distributions


(29,880
)

(29,880
)

(26,769
)Net income available for common shareholders

$
163,461

$
94,455

$
296,606Weighted average common shares outstanding


107,984


93,944


93,109Basic and diluted earnings per common share:Income from continuing operations available for common shareholders

$
1.51

$
1.01

$
2.08Income from discontinued operations available for common shareholders








1.11Net income available for common shareholders

$
1.51

$
1.01

$
3.19


The accompanying notes are an integral part of these financial statements.

F-4

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Table of Contents

HOSPITALITY PROPERTIES TRUST

CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY

(in thousands, except share data)

Preferred Shares

Common SharesSeries B

Series CAccumulated
Other
Comprehensive
Gain (Loss)Number of
Shares

Preferred
Shares

Number of
Shares

Preferred
Shares

Cumulative
Preferred
Distributions

Number of
Shares

Common
Shares

Cumulative
Common
Distributions

Additional
Paid in
Capital

Cumulative
Net
Income

Total

Comprehensive
IncomeBalance at December 31, 2006


3,450,000

$
83,306




$


$
(66,992
)

86,284,251

$
863

$
(1,653,435
)
$
2,703,687

$
1,380,111

$


$
2,447,540

$
Issuance of shares, net








12,700,000


306,833





7,550,000


75





343,376








650,284


Common share grants

















58,468


1





1,818








1,819


Issuance of convertible senior notes


























42,813








42,813


Net income





























323,375





323,375


323,375Distributions














(26,769
)







(280,158
)










(306,927
)

Distribution of TA























(337,250
)










(337,250
)

Balance at December 31, 2007


3,450,000


83,306


12,700,000


306,833


(93,761
)

93,892,719


939


(2,270,843
)

3,091,694


1,703,486





2,821,654


323,375Issuance of shares, net






































Common share grants

















98,916


1





2,133








2,134


Net income





























124,335





124,335


124,335Distributions














(29,880
)







(289,305
)










(319,185
)

Unrealized loss on TA common stock
































(511
)

(511
)

(511
)Balance at December 31, 2008


3,450,000


83,306


12,700,000


306,833


(123,641
)

93,991,635


940


(2,560,148
)

3,093,827


1,827,821


(511
)

2,628,427


123,824Issuance of shares, net

















29,325,000


293





372,761








373,054


Common share grants

















63,700


1





623








624


Repurchase of convertible senior notes


























(5,002
)







(5,002
)

Net income





























193,341





193,341


193,341Distributions














(29,880
)







(72,374
)










(102,254
)

Unrealized gain on TA common stock
































3,741


3,741


3,741Balance at December 31, 2009


3,450,000

$
83,306


12,700,000

$
306,833

$
(153,521
)

123,380,335

$
1,234

$
(2,632,522
)
$
3,462,209

$
2,021,162

$
3,230

$
3,091,931

$
197,082


The accompanying notes are an integral part of these financial statements.

F-5

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Table of Contents



HOSPITALITY PROPERTIES TRUST        CONSOLIDATED STATEMENTS OF CASH FLOWS        (in thousands)

Year Ended December 31,2009

2008

2007Cash Flows From Operating Activities:Net income

$
193,341

$
124,335

$
323,375Adjustments to reconcile net income to cash provided by operating activities:Depreciation and amortization


245,868


239,166


218,319Amortization of deferred financing costs and debt discounts as interest


11,046


13,726


11,252Straight line rental income





(3,780
)

(15,851
)Reserve for straight line rent receivable





19,613


Security deposits applied to payment shortfalls


(17,813
)




Other non-cash (income) expense, net


(2,107
)

(992
)

(4,363
)FF&E reserve income and deposits


(49,218
)

(63,047
)

(57,912
)Gain on sale of real estate, net





(114
)

Gain on sale of real estate used by discontinued operations








(95,711
)Gain on extinguishment of debt


(51,097
)




Loss on asset impairment





53,225


1,332Changes in assets and liabilities:Decrease (increase) in other assets


1,297


5,676


(14,089
)(Decrease) increase in accounts payable and other


(11,048
)

(10,767
)

19,147(Decrease) increase in due to affiliate


(153
)

(1,605
)

2,730Cash provided by operating activities


320,116


375,436


388,229Cash Flows From Investing Activities:Real estate acquisitions


(9,807
)

(127,133
)

(2,629,215
)FF&E reserve fundings


(63,390
)

(34,001
)

(64,241
)Net proceeds from sale of real estate used by discontinued operations








205,350Decrease in security deposits








(15,960
)Net proceeds from sale of real estate





15,969


Investment in affiliated insurance company


(5,134
)




Cash used in investing activities


(78,331
)

(145,165
)

(2,504,066
)Cash Flows From Financing Activities:Proceeds from issuance of common shares, net


373,056





343,451Proceeds from issuance of preferred shares, net








306,833Issuance of senior notes, net of discount


296,961





645,843Issuance of convertible senior notes








575,000Repurchase of convertible senior notes


(258,102
)




Repurchase of senior notes


(45,239
)




Repayment of senior notes





(150,000
)

Draws on revolving credit facility


389,000


598,000


1,022,000Repayments of revolving credit facility


(785,000
)

(360,000
)

(864,000
)Draws on interim credit facility








1,400,000Repayments of interim credit facility








(1,400,000
)Deferred finance costs incurred


(2,258
)

(37
)

(17,892
)Distributions to preferred shareholders


(29,880
)

(29,880
)

(23,929
)Distributions to common shareholders


(72,374
)

(289,305
)

(280,158
)Distribution of TA to common shareholders








(121,166
)Cash (used in) provided by financing activities


(133,836
)

(231,222
)

1,585,982Increase (decrease) in cash and cash equivalents


107,949


(951
)

(529,855
)Cash and cash equivalents at beginning of year


22,450


23,401


553,256Cash and cash equivalents at end of year

$
130,399

$
22,450

$
23,401Supplemental Information:Cash paid for interest

$
127,869

$
141,813

$
119,200Cash paid for income taxes

$
6,055

$
3,897

$
1,604Non-cash investing activities:Property managers deposits in FF&E reserve


51,143


71,760


58,668Purchases of fixed assets with FF&E reserve


(78,433
)

(101,869
)

(122,138
)Non-cash financing activities:Issuance of common shares


624


2,134


1,819Discount on convertible debt issuance








43,770Distribution of net assets of TA to common shareholders








(216,084
)


The accompanying notes are an integral part of these financial statements.

F-6

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Table of Contents



HOSPITALITY PROPERTIES TRUST        NOTES TO FINANCIAL STATEMENTS        December 31, 2009        (dollars in thousands, except per share data)

1. Organization

Hospitality Properties Trust, or HPT, we or us, is a real estate investment trust, or REIT, organized on February 7, 1995, under the laws of the State of Maryland, which invests
in real estate used in hospitality industries. At December 31, 2009, HPT, directly and through subsidiaries, owned 289 hotels and 185 travel centers.

At
December 31, 2009, our properties were leased or operated by subsidiaries of the following companies: Host Hotels & Resorts, Inc., or Host; Marriott
International, Inc., or Marriott; InterContinental Hotels Group PLC, or InterContinental; Barceló Crestline Corporation, or Barceló Crestline; Hyatt Hotels
Corporation, or Hyatt; Carlson Hotels Worldwide, or Carlson; and
TravelCenters of America LLC, or TA. Hereinafter these hotel and travel center operators are sometimes referred to as managers and/or tenants.

2. Summary of Significant Accounting Policies

Consolidation.These consolidated financial statements include the accounts of HPT and its subsidiaries, all of which are 100% owned
directly or
indirectly by HPT. All intercompany transactions and balances have been eliminated.

We
have determined that each of our taxable REIT subsidiaries, or TRSs, is a variable interest entity as defined in the Consolidation Topic of the Financial Accounting Standards Board,
or FASB,Accounting Standards CodificationTM,or the Codification. Under this Topic, the entity that receives the majority of the
potential variability in gains and losses of the variable interest entity, with the primary focus on losses, is the variable interest entity's primary beneficiary, and is required to consolidate the
variable interest entity. When one of our TRSs enters a new operating agreement or materially modifies an existing operating agreement with a third party hotel manager, we are required to assess if
our TRS or the hotel manager is or continues to be the primary beneficiary. This assessment requires us to make estimates of the future cash flows of our TRS. Incorrect assumptions or estimates of,
among other things, future occupancy, average daily room rate and operating expenses of our hotels may result in an inaccurate determination of the primary beneficiary. We have concluded that we must
consolidate each of our TRSs because we are the primary beneficiary.

Real Estate Properties.We record real estate properties at cost. We record the cost of real estate acquired at the fair value of
building, land,
furniture, fixtures and equipment, and, if applicable, in place leases, above or below market leases and customer relationships. We allocate the excess, if any, of the consideration over the fair
value of the assets acquired to goodwill. We depreciate real estate
properties on a straight line basis over estimated useful lives of up to 40 years for buildings and improvements and up to 12 years for personal property and we amortize finite lived
intangible assets over the shorter of their useful lives or the term of the associated lease.

We
regularly evaluate whether events or changes in circumstances have occurred that could indicate an impairment in the value of our real estate properties. If there is an indication
that the carrying value of a property is not recoverable, we estimate the projected undiscounted cash flows of the asset to determine if an impairment loss should be recognized. We determine the
amount of an impairment loss by comparing the historical carrying value of the property to its estimated fair value. We estimate fair value by evaluating recent financial performance and projecting
discounted cash flows

F-7

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

2. Summary of Significant Accounting Policies (Continued)

of
properties using standard industry valuation techniques. In addition to consideration of impairment upon the events or changes in circumstances described above, we regularly evaluate the remaining
lives of our real estate properties. If we change estimated lives, we depreciate or amortize the carrying values of affected assets over the revised remaining lives.

Intangible Assets and Liabilities.Intangible assets consist of acquired trademarks and tradenames and below market ground leases.
Intangible
liabilities consist of acquired above market ground leases. We include intangible assets in other assets, net, and intangible liabilities in accounts payable and other liabilities in the accompanying
consolidated balance sheets. At December 31, 2009 and 2008, our intangible assets and liabilities were as follows:

As of December 31,2009

2008Assets:Tradenames and trademarks

$
89,375

$
89,375Below market ground leases, net of accumulated amortization of $16,855 and $14,684, respectively


32,222


34,393$
121,597

$
123,768Liabilities:Above market ground leases, net of accumulated amortization of $4,090 and $3,356, respectively

$
6,560

$
7,294


We
amortize above and below market ground leases on a straight line basis over the term of the lease (20 and 13 years on a weighted average basis for intangible assets and
liabilities, respectively). For the years ended December 31, 2009, 2008 and 2007, amortization relating to intangible assets was $2,171, $2,284 and $3,284, respectively, and amortization
relating to intangible liabilities was $734, $827 and $1,206, respectively. As of December 31, 2009, we project future amortization expense relating to above and below market ground leases as
follows:

Intangible
Assets

Intangible
Liabilities2010

$
2,170

$
(726
)2011


2,170


(695
)2012


2,170


(653
)2013


2,170


(653
)2014


2,170


(653
)Thereafter


21,372


(3,180
)$
32,222

$
(6,560
)


We
do not amortize our indefinite lived trademarks and tradenames, but we review the assets at least annually for impairment and reassess their classification as indefinite lived assets.
In addition, we

F-8

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

2. Summary of Significant Accounting Policies (Continued)

regularly
evaluate whether events or changes in circumstances have occurred that could indicate an impairment in value. We determine the amount of an impairment loss by comparing the historical
carrying value of the intangible asset to its estimated fair value. The significant increase in the price of diesel fuel during the first half of 2008 and the concurrent economic downturn were
material changes in the market conditions in which our travel centers are operated. As a result, during the second quarter of 2008, we evaluated our trademarks and tradenames for impairment and
recorded a $53,225 loss on asset impairment to write down those assets to their estimated fair market value.

Cash and Cash Equivalents.We consider highly liquid investments with original maturities of three months or less at date of purchase
to be cash
equivalents.

Restricted Cash.Restricted cash, or FF&E reserve escrows, consists of amounts escrowed to fund periodic renovations and
improvements at our hotels.

Deferred Financing Costs.We capitalize costs incurred to borrow and we amortize those costs as interest expense over the term of the
related
borrowing. Deferred financing costs were $12,902 and $18,630 at December 31, 2009 and 2008, respectively, net of accumulated amortization of $21,999 and $14,013, respectively, and are included
in other assets, net, in the accompanying consolidated balance sheets. We expect that future amortization of deferred financing fees with respect to our loans as of December 31, 2009 will be
approximately $3,726 in 2010, $2,904 in 2011, $1,911 in 2012, $1,426 in 2013, $1,225 in 2014 and $1,710, thereafter.

Revenue Recognition.We report hotel operating revenues for managed hotels in our consolidated statement of income. We generally
recognize hotel
operating revenues, consisting primarily of room, food and beverage sales when services are provided. Our share of the net operating results of our managed hotels in excess of the minimum returns due
us, or additional returns, are generally determined annually. We recognize additional returns due to us under our management agreements at year end when all contingencies are met and the income is
earned. We had no additional returns in 2009 and $14,930 and $24,181 in 2008 and 2007, respectively.

We
recognize rental income from operating leases on a straight line basis over the life of the lease agreements. We increased rental income by $3,779, and $15,851 to record rent on the
straight line basis in 2008 and 2007, respectively. In the 2008 second quarter we ceased recognition of straight line rental income relating to our lease with TA for 145 travel centers and recorded a
$19,613 charge to fully reserve the related straight line rent receivable. See Note 9 for further information relating to TA.

We
determine percentage rent due to us under our leases annually and recognize it at year end when all contingencies are met and the rent is earned. We had percentage rental income of
$1,426, $5,102 and $6,055 in 2009, 2008 and 2007, respectively.

We
own all the FF&E reserve escrows for our hotels. We report deposits by our third party tenants into the escrow accounts as FF&E reserve income. We do not report the amounts which are
escrowed as FF&E reserves for hotels leased to our TRSs as FF&E reserve income.

F-9

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

2. Summary of Significant Accounting Policies (Continued)

Per Common Share Amounts.We compute per common share amounts using the weighted average number of common shares outstanding during the
period. We
had no dilutive common share equivalents during the periods presented.

Use of Estimates.The preparation of financial statements in conformity with accounting principles generally accepted in the United
States requires
us to make estimates and assumptions that affect reported amounts. Actual results could differ from those estimates. Significant estimates in the consolidated financial statements include the
allowance for doubtful accounts, purchase price allocations, useful lives of fixed assets and impairment.

Subsequent Events.In preparing these consolidated financial statements, we evaluated events that occurred through February 24,
2010, the date
of issuance of these consolidated financial statements, for potential recognition or disclosure.

Segment Information.As of December 31, 2009, we have two reportable business segments: hotel and travel center real estate
investments.

Income Taxes.We have elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended, or the Internal Revenue Code,
and, as such,
are generally not subject to federal and most state income taxation on our operating income provided we distribute our taxable income to our shareholders and meet certain organization and operating
requirements. We are subject to income tax in Canada, Puerto Rico and certain states despite our REIT status. Further, we lease our managed hotels to our wholly owned TRSs that, unlike most of our
subsidiaries, file a separate consolidated tax return and are subject to federal, state and foreign income taxes. Our consolidated income tax provision (or benefit) includes the income tax
provision (or benefit) related to the operations of our TRSs and certain state and foreign income taxes incurred by us despite our REIT status.

The
Income Taxes Topic of the Codification prescribes how we should recognize, measure and present in our financial statements uncertain tax positions that have been taken or are
expected to be taken in a tax return. Deferred tax benefits are recognized to the extent that it is "more likely than not" that a particular tax position will be sustained upon examination or audit.
To the extent the "more likely than not" standard has been satisfied, the benefit associated with a tax position is measured as the largest amount that has a greater than 50% likelihood of being
realized upon settlement. Our tax returns filed for the 2004 through 2009 tax years are subject to examination by taxing authorities. We classify interest and penalties related to uncertain tax
positions, if any, in our financial statements as a component of general and administrative expense.

Accumulated Other Comprehensive Income (Loss).Accumulated other comprehensive income (loss) consists of the unrealized gains and losses
on TA common
shares we own, as described in Note 9.

New Accounting Pronouncement.In June 2009, the FASB issued the Codification, which is the single source of authoritative
non-governmental GAAP to be effective for financial statements issued for interim and annual periods ending after September 15, 2009. The adoption of this standard did not cause any
change to our current accounting practices.

F-10

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

2. Summary of Significant Accounting Policies (Continued)

The
Business Combinations Topic of the Codification establishes principles and requirements for how an acquirer will recognize and measure in its financial statements the identifiable
assets acquired, liabilities assumed and any noncontrolling interest in the acquiree and goodwill acquired in a business combination principally by expanding the definition of what constitutes a
business combination, making it more likely that our acquisitions will be accounted for as business combinations, and by requiring the immediate expensing of acquisition costs incurred in connection
with such transactions. This Topic is effective for fiscal years beginning after December 15, 2008, and the adoption affects our consolidated
financial statements, principally by requiring us to expense acquisition costs when we engage in a transaction that falls within the scope of this standard.

Effective
January 1, 2009, we adopted the Debt With Conversion and Other Options Topic of the Codification, as described in Note 6.

Effective
June 30, 2009, we adopted the Subsequent Events Topic of the Codification. This Topic establishes general standards of accounting for and disclosure of events that occur
after the balance sheet date, but before the financial statements are issued. It requires the disclosure of the date through which an entity has evaluated subsequent events and whether that date
represents the date the financial statements were issued or were available to be issued. See above for the required disclosure.

Effective
June 30, 2009, we adopted the Interim Disclosures about Fair Value of Financial Instruments subtopic of the Financial Instruments Topic of the Codification. See
Note 12 for the required disclosure.

Effective
for fiscal years beginning after November 15, 2009, the Consolidation Topic of the Codification requires ongoing reassessments of whether an enterprise is the primary
beneficiary of a variable interest entity. The previous standard required reconsideration of whether an enterprise is the primary beneficiary of a variable interest entity only when specific events
occurred. This Topic has been updated to eliminate the quantitative approach previously required for determining the primary beneficiary of a variable interest entity and amends certain guidance for
determining whether an entity is a variable interest entity. We do not anticipate that the implementation of this guidance will have any material effect on our financial statements.

3. Shareholders' Equity

We reserved an aggregate of 3,128,791 shares of our common shares to be issued under the terms of the 1995 Incentive Share Award Plan and the 2003 Incentive Share Award Plan,
collectively referred to as the Award Plans. During the years ended December 31, 2009, 2008 and 2007, we awarded 52,700 common shares with an aggregate market value of $1,089, 31,125 common
shares with an aggregate market value of $640 and 23,290 common shares with an aggregate market value of $950, respectively, to our officers and certain employees of our manager Reit
Management & Research LLC, or RMR, pursuant to these plans. In addition, we awarded each of our trustees 2,000 common shares in 2009 with an aggregate market value of $127 ($25.4 per trustee),
1,000 common shares each in 2008 with an aggregate value of $160 ($32 per trustee) and 750 common shares in 2007 with an aggregate value of $166 ($33.2 per trustee), as part of their annual fees. We
also issued 1,000 common shares with a value of $12 in 2009 to our new trustee as his initial annual fee. The shares awarded to our trustees vest

F-11

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

3. Shareholders' Equity (Continued)

immediately.
The shares awarded to our officers and certain employees of our manager vest in five annual installments beginning on the date of grant. Share awards are expensed over their vesting
period and are included in general and administrative expense in the accompanying consolidated statements of income. At December 31, 2009, 2,578,222 of our common shares remain reserved for
issuance under the Award Plans.

Each
of our 3,450,000 Series B cumulative redeemable preferred shares has a distribution rate of $2.21875 per annum, payable in equal quarterly amounts, and a liquidation
preference of $25.00 ($86,250 in aggregate). Series B preferred shares are redeemable at our option for $25.00 each plus accrued and unpaid distributions at any time on or after
December 10, 2007.

Each
of our 12,700,000 Series C cumulative redeemable preferred shares has a distribution rate of $1.75 per annum, payable in equal quarterly amounts, and a liquidation preference
of $25.00 ($317,500 in aggregate). Series C preferred shares are redeemable at our option for $25.00 each plus accrued and unpaid distributions at any time on or after February 15, 2012.

On
June 24, 2009, we sold 17,500,000 of our common shares at a price of $11.50 per share in a public offering. On July 1, 2009, we sold 2,625,000 of our common shares at a
price of $11.50 per share pursuant to an overallotment option granted to the underwriters. We used the net proceeds from these sales (approximately $221,324 after underwriting and other offering
expenses) to repay a portion of the borrowings outstanding under our revolving credit facility.

On
August 14, 2009, we sold 8,000,000 of our common shares at a price of $17.25 per share in a public offering. On August 26, 2009, we sold 1,200,000 of our common shares
at a price of $17.25 per share pursuant to an overallotment option granted to the underwriters. We used the net proceeds from these sales (approximately $151,732 after underwriting and other offering
expenses) to repay all borrowings outstanding under our revolving credit facility and for general business purposes.

On
April 8, 2009, we announced the suspension of our regular quarterly common share distributions for 2009 as a result of conditions in the capital markets. On December 7,
2009, we announced our intention to resume making regular quarterly common share distributions in 2010. On January 13, 2010, we announced a regular quarterly common dividend of $0.45 per share
($1.80 per share per year) payable to shareholders of record on January 25, 2010; we paid this distribution on February 23, 2010. Cash distributions paid or payable by us to our common
shareholders for the years ended December 31, 2008 and 2007 were $3.08 per share and $3.06 per share, respectively.

4. Management Agreements and Leases

As of December 31, 2009, we owned 289 hotels and 185 travel centers which are included in one of 13 operating agreements. We do not operate any of our properties.

197
of our hotels are leased to our TRSs and managed by an independent hotel operating company and 92 are leased to third parties. Our hotel properties are managed by or leased to
separate subsidiaries of hotel operating companies including InterContinental, Marriott, Host, Barceló Crestline, Hyatt, and Carlson under 11 agreements. Our hotel agreements have
initial terms expiring between 2010 and 2031. Each of these agreements is for between 1 and 76 of our hotels. The agreements

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

4. Management Agreements and Leases (Continued)

contain
renewal options for all, but not less than all, of the affected properties, and the renewal terms total 20 to 40 years. In November 2008, Host notified us that it will not renew its
lease for 18 hotels when it expires on December 31, 2010; upon expiration of this lease, we expect to lease these 18 hotels to one of our TRSs and to continue the existing management agreement
with Marriott. Each agreement generally requires the third party manager or tenant to: (i) make payments to us of minimum returns or minimum rents; (ii) deposit a percentage of total
hotel sales into reserves established for the regular refurbishment of our hotels, or FF&E reserves; (iii) make payments to us of percentage returns or rent of 5% to 10% of increases in gross
hotel revenues over threshold amounts and/or, in certain circumstances, make payments to our TRSs of additional returns based on increases in hotel operating income. Some of the third party managers
or tenants have provided deposits or guarantees to secure their obligation to pay us.

Our
185 travel centers are leased to and operated by separate subsidiaries of TA under two agreements. Our lease for 145 travel centers expires in 2022. Our lease for 40 travel centers
expires in 2024 and has two fifteen year renewal options. Both of these leases require TA to: (i) make payments to us of minimum rents; and (ii) pay us 3% of non-fuel revenue
and 0.3% of fuel revenues over threshold amounts to be established in 2011 and 2012, respectively, and (iii) maintain the leased travel centers, including structural and
non-structural components. TA has guaranteed its subsidiary tenants' obligations under the leases.

As
of December 31, 2009, our management agreements and leases provide for minimum return payments or minimum rents to be paid to us during the remaining current terms as follows:

2010

$
587,4422011


570,9892012


576,0452013


516,8392014


516,640Thereafter


5,253,546Total

$
8,021,501


As
of December 31, 2009, the average remaining current terms of our leases and management agreements, weighted based on minimum returns or rents from parties other than our TRSs,
was approximately 13.3 years.

During
the twelve months ended December 31, 2009, all payments due to us under our hotel leases and hotel management contracts were paid when due except for certain payments from
Marriott and Crestline.

During
the twelve months ended December 31, 2009, the payments we received under our Marriott No. 3 contract which requires minimum annual payments to us of approximately
$44,200, and under our Marriott No. 4 contract that requires minimum annual rent payments to us of approximately $28,508, were $9,218 and $8,595, respectively, less than the minimum amounts
contractually required. We applied the available security deposits to cover these deficiencies. Also, during the period between

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

4. Management Agreements and Leases (Continued)

December 31,
2009 and February 24, 2010, we did not receive payments to cure shortfalls for the Marriott No. 3 and Marriott No. 4 contracts of $5,220 and $2,430,
respectively, and we applied the security deposits we hold to cover these amounts. At February 24, 2010, the remaining balances of the
security deposits which we hold for the Marriott No. 3 and Marriott No. 4 contracts were $21,766 and $17,483, respectively.

At
this time, we expect that Marriott will continue to pay us the net cash flows from operations of the hotels included in the defaulted contracts. We believe the remaining amounts of
security deposits we hold from Marriott and from Crestline for these contracts will exceed the 2010 shortfall of the payments we expect to receive compared to the minimum payments due to us under
these contracts. Other than applying the security deposits to pay the differences between the net cash flows received from operations of these hotels and the contractual minimum payments, we have not
yet determined what additional actions, if any, we may take as a result of these defaults.

When
we reduce the amounts of the security deposits we hold for these agreements or any other operating agreements for payment deficiencies, we record income equal to the amounts by
which these deposits are reduced up to the minimum return or minimum rent due to us. However, reducing the security deposits does not result in cash flow to us of the deficiency amounts, but reducing
amounts of security deposits does reduce the refunds due to the respective lessees or managers who have provided us with these deposits. These deposits are not escrowed. Under all of our hotel
contracts that include a security deposit, any amount of the security deposits which are applied to payment deficits may be replenished from future cash flows under the respective contracts.

Our
hotel operating agreements generally provide that, if necessary, we will provide our managers and tenants funding for capital improvements to our properties in excess of amounts
available in escrowed FF&E reserves. To the extent that we make such additional fundings, our minimum returns or rent generally increase by a percentage of the amount we fund. At December 31,
2009, we expected to provide funding for capital improvements at our hotels of approximately $110,000 in 2010.

In
May 2008, we entered into an amendment to our lease with TA for 145 travel centers. The historical lease provided for our purchase from TA of a total of $125,000 of specified capital
improvements to the leased travel centers during the first five years of the term, and that these purchases were limited to $25,000 per year. The amendment provides that TA may accelerate our purchase
of the specified capital improvements. In the event that TA sells us capital improvements before the time contractually required by the original lease terms, our purchase commitment amount is
discounted to reflect the accelerated disbursement of funds by us according to a present value formula established in the amendment. We purchased from TA an aggregate of $8,466 of capital improvements
in 2009, an aggregate of $77,393 in 2008 and an aggregate of $26,438 in 2007. As of December 31, 2009, our remaining undiscounted purchase commitment under this lease is $7,285.

We
settled all our outstanding claims with Prime Hospitality Corp., or Prime, a former manager, arising from its July 2003 lease default by entering a management agreement for our 24
AmeriSuites® hotels effective on January 1, 2004. We are amortizing the $44,281 balance of the retained deposits and the value of other property received from Prime pursuant to this
settlement, into our income on a straight line basis over the initial 15 year term of the management contract for the affected hotels. The

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

4. Management Agreements and Leases (Continued)

unamortized
balance of $26,569 at December 31, 2009, is included in accounts payable and other liabilities in the accompanying consolidated balance sheets. In October 2004, Prime was sold to
the Blackstone Group, or Blackstone. In January 2005, Blackstone sold the AmeriSuites® brand and transferred operating responsibility for these hotels to Hyatt. We expect that future
amortization of the retained deposits and the value of other property as of December 31, 2009 will be approximately $2,952 in 2010, $2,952 in 2011, $2,952 in 2012, $2,952 in 2013, $2,952 in
2014 and $11,809 thereafter.

5. Real Estate Properties

Our real estate properties, at cost, consisted of land of $1,392,472, buildings and improvements of $4,546,106 and furniture, fixtures and equipment of $528,553, as of
December 31, 2009; and land of $1,392,614, buildings and improvements of $4,483,190 and furniture, fixtures and equipment of $532,080 as of December 31, 2008.

During
2009, 2008 and 2007, we invested $63,390, $34,001 and $64,241, respectively, in certain of our properties that are leased to or managed by others, which resulted in increases in
our annual minimum returns and rents of $5,627, $3,257 and $6,003 in 2008, 2007 and 2006, respectively.

At
December 31, 2009, 14 of our hotels were on leased land. In each case, the remaining term of the ground lease (including renewal options) is in excess of 25 years, and
the ground lessors are unrelated
to us. Ground rent payable under nine of the ground leases is generally calculated as a percentage of hotel revenues. Twelve of the 14 ground leases require minimum annual rents ranging from
approximately $110 to $660 per year; future rents under two ground leases have been pre-paid. Twenty-one of our travel centers are on land leased partially or in its entirety.
The remaining terms on the leases range from 9 to 41 years with rents ranging from approximately $3 to $2,020 per year. Generally payments of ground lease obligations are made by our managers
or tenants. However, if a manager or tenant did not perform obligations under a ground lease or did not renew any ground lease, we might have to perform obligations under the ground lease or renew the
ground lease in order to protect our investment in the affected property. Any pledge of our interests in a ground lease may require the consent of the applicable ground lessor and its lenders.

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

6. Indebtedness

At December 31, 2009 and 2008, our indebtedness was as follows:

As of December 31,2009

2008Senior Notes, due 2010 at 9.125%

$
50,000

$
50,000Senior Notes, due 2012 at 6.85%


100,829


125,000Senior Notes, due 2013 at 6.75%


287,000


300,000Senior Notes, due 2014 at 7.875%


300,000


Senior Notes, due 2015 at 5.125%


280,000


300,000Senior Notes, due 2016 at 6.3%


275,000


275,000Senior Notes, due 2017 at 5.625%


300,000


300,000Senior Notes, due 2018 at 6.7%


350,000


350,000Convertible Senior Notes, due 2027 at 3.8%


264,750


575,000Unamortized discounts


(17,492
)

(35,498
)Total unsecured senior notes


2,190,087


2,239,502Unsecured revolving credit facility





396,000Mortgage Note, due 2011 at 8.3%


3,474


3,558$
2,193,561

$
2,639,060


All
of our senior notes are prepayable at any time prior to their maturity date at par plus accrued interest plus a premium equal to a make whole amount, as defined, generally designed
to preserve a stated yield to the noteholder. Interest on all of our senior notes is payable semi-annually in arrears.

During
the twelve months ended December 31, 2009, we repurchased $367,421 of our 3.8% convertible senior notes and various issues of our senior notes for an aggregate purchase
price of $303,341, excluding accrued interest, and recognized a $51,097 gain on extinguishment of debt, net of unamortized discount, issuance costs and a portion of the equity component attributable
to the conversion feature.

On
August 12, 2009, we issued $300,000 of 7.875% senior notes due 2014 in a public offering. Net proceeds from this offering ($294,703 after underwriting and other offering
expenses) were used to repay a portion of the borrowings outstanding under our revolving credit facility.

We
have $264,750 of 3.8% convertible senior notes due 2027. The convertible senior notes are convertible if certain conditions are met (including certain changes in control) into cash
equal to the principal amount of the notes and, to the extent the market price of our common shares exceeds the initial exchange price of $50.50 per share, subject to adjustment, either cash or our
common shares at our option with a value based on such excess amount. Holders of our convertible senior notes may require us to repurchase all or a portion of the notes on March 20, 2012,
March 15, 2017, and March 15, 2022, or upon the occurrence of certain change in control events.

The
Debt With Conversion and Other Options Topic of the Codification requires the issuer of certain convertible debt instruments that may be settled in cash (or other assets) on
conversion to separately account for the liability (debt) and equity (conversion option) components of the instrument

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

6. Indebtedness (Continued)

in
a manner that reflects the issuer's non-convertible debt borrowing rate at the time of issuance. Our 3.8% convertible senior notes are within the scope of this Topic; and therefore we
measured the fair value of the debt components of the notes at issuance based on an estimated effective interest rate of 6.06% and are amortizing the resulting discount as an increase to interest
expense over the expected life of the debt (March 15, 2012). The conversion option was valued at $43,770 as of the time of issuance, which resulted in an increase to additional
paid-in capital. All periods presented in our financial statements have been adjusted to reflect the application of this Topic retrospectively. The implementation of this Topic resulted in
a decrease to net income and earnings per share for all periods presented; however, there is no effect on our cash interest payments. The implementation of this Topic resulted in the
following:



We
have a $750,000, interest only, unsecured revolving credit facility with a group of institutional lenders. Our credit facility matures in October 2010 and may be extended at our
option to October
2011 upon payment of an extension fee of $1,500. Funds may be drawn, repaid and redrawn until maturity, and no principal payment is due until maturity. The interest rate on drawings under the credit
facility is LIBOR plus a spread. As of December 31, 2009, we had no outstanding borrowings under our revolving credit facility and $750,000 available to be drawn for acquisitions and general
business purposes. During 2009, 2008 and 2007, the weighted average interest rate on the amounts outstanding under our revolving credit facility was 1.0%, 3.3% and 5.9%, respectively.

Our
revolving credit facility agreement and note indenture and its supplements contain financial covenants which, among other things, restrict our ability to incur indebtedness and
require us to maintain financial ratios and a minimum net worth. We believe we were in compliance with these covenants during the periods presented.

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

7. Income Taxes

Our provision for income taxes consists of the following:

For the years ended
December 31,2009

2008

2007CurrentFederal

$
600

$


$
70State


4,529


1,586


1,410Foreign


140


410


7615,269


1,996


2,241DeferredFederal








State








Foreign


(73
)

(150
)

(50
)(73
)

(150
)

(50
)Income tax provision

$
5,196

$
1,846

$
2,191


A
reconciliation of our effective tax rate and the U.S. Federal statutory income tax rate is as follows:

For the year ended
December 31,2009

2008

2007Taxes at statutory U.S. federal income tax rate


35.0
%

35.0
%

35.0
%Nontaxable income of HPT


(35.0
)%

(35.0
)%

(35.0
)%State and local income taxes, net of federal tax benefit


5.4
%

4.6
%

4.2
%Alternative Minimum Tax


0.3
%

0.0
%

0.1
%Foreign taxes


(0.2
)%

(1.3
)%

0.2
%Change in valuation allowance


(1.4
)%

3.5
%

(0.5
)%Other differences, net


(1.4
)%

(5.4
)%

(3.4
)%Effective tax rate


2.7
%

1.4
%

0.6
%


Deferred
income tax balances reflect the net tax effects of temporary differences between the carrying amounts of assets and liabilities on our balance sheet and the amounts used for
income tax

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

7. Income Taxes (Continued)

purposes
and are stated at enacted tax rates expected to be in effect when taxes are actually paid or recovered. Significant components of our deferred tax assets and liabilities are as follows:

For the year ended
December 31,2009

2008Deferred tax assets:Tax credits

$
11,995

$
11,857Tax loss carry forwards


70,763


73,652Other


2,754


2,45785,512


87,966Valuation allowance


(85,396
)

(87,870
)116


96Deferred tax liabilities:Puerto Rico basis difference


(9,270
)

(9,323
)(9,270
)

(9,323
)Net deferred tax liabilities

$
(9,154
)
$
(9,227
)


Deferred
tax liabilities are included in accounts payable and other liabilities in the accompanying consolidated balance sheets.

At
December 31, 2009 and 2008, we had a deferred tax liability related to the hotel we purchased in Puerto Rico. Specifically, we acquired all of the outstanding stock of a C
corporation that owned the hotel as its primary asset, which generally would cause us to succeed to the acquired corporation's tax bases. However, for U.S tax purposes we made an election under
Section 338(g) of the Internal Revenue Code to avoid being treated as the successor to the acquired corporation's federal income tax attributes, including its adjusted tax bases. Because we
opted not to make a similar election under Puerto Rico tax law, we recorded in purchase accounting a deferred tax liability for these basis differences at our effective Puerto Rico tax rate.

On
January 31, 2007, we succeeded to certain tax attributes in connection with our acquisition of TravelCenters of America, Inc., including net operating loss carryforwards
and tax credit carryforwards. At December 31, 2009 and 2008, we had a net deferred tax asset, prior to any valuation allowance, of $64,373 and $73,946, respectively, related to these carryover
tax attributes. Because of the uncertainty surrounding our ability to realize the future benefit of these assets we have provided a 100% valuation allowance as of December 31, 2009 and 2008. As
of December 31, 2009 these carryover tax attributes consist of: (i) net operating loss carryforwards for federal income tax purposes of approximately $135,392 which begin to expire in
2026 if unused, (ii) alternative minimum tax credit carryforwards of $4,430 which do not expire, and (iii) general business tax credits of $6,600 which began to expire in 2009. The
utilization of these tax loss carryforwards and tax credits is subject to limitations under Section 382 of the Internal Revenue Code.

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

7. Income Taxes (Continued)

At
December 31, 2009 and 2008, our consolidated TRS had a net deferred tax asset, prior to any valuation allowance, of $17,951 and $11,894, respectively, which consists primarily
of the tax benefit of net operating loss carryforwards and tax credits. Because of the uncertainty surrounding our ability to realize the future benefit of these assets, we have provided a 100%
valuation allowance as of December 31, 2009 and 2008. As of December 31, 2009, our consolidated TRS had net operating loss carryforwards for federal income tax purposes of approximately
$45,016 which begin to expire in 2023 if unused.

8. Transactions with Affiliates

We have no employees. We have two agreements with RMR to originate and present investment and divestment opportunities to us and to provide management and administrative services to us:
a business management agreement and a property management agreement to operate an office building which we acquired in connection with an adjacent hotel. The business management agreement provides for
compensation to RMR at an annual rate equal to 0.7% of our average real estate investments, as described in the agreement, up to the first $250,000 of such investments and 0.5% thereafter. In
addition, RMR receives an incentive fee based upon increases in our cash available for distribution per share, as defined in the business management agreement. The incentive fee is paid in common
shares. Our property management agreement with RMR provides for management fees relating to the office building equal to 3.0% of gross rents and construction management fees equal to 5.0% of certain
construction costs. Aggregate fees earned by RMR from us, excluding incentive fees, for the years ended 2009, 2008 and 2007 were $32,951, $32,469 and $29,937, respectively. Incentive fees earned by
RMR from us and paid in restricted common shares for 2007 were $1,713. No incentive fees were earned by RMR in 2009 or 2008. RMR also provides the internal audit function for us and for other publicly
owned companies to which it provides management services. Our audit committee appoints our director of internal audit, and our compensation committee approves his salary and the costs we pay with
respect to our internal audit function. Our pro rata share of RMR's costs of providing that function for 2009, 2008 and 2007 were $220, $222 and $169, respectively, which amounts are in addition to
the aggregate fees to RMR described above.

Renewals
or extensions of our management agreements with RMR are subject to the annual reviews by our Independent Trustees. Under our business management agreement, RMR has agreed not to
provide business management services to any other REIT that is principally engaged in the business of ownership of hotel or travel center properties without the consent of our Independent Trustees.
Any termination of our business management agreement with RMR would cause a default under our revolving credit facility, if not approved by a majority of our lenders.

TA
was formerly our wholly owned subsidiary. On January 31, 2007, we distributed all of the then outstanding common shares of TA to our common shareholders. In connection with
this spin off, we entered into a transaction agreement with TA and RMR. That agreement provided for certain of the steps in the restructuring of the TA business and the spin off. In addition, under
this agreement TA entered into a business management and shared services agreement with RMR, TA granted to us a right of first refusal to purchase, lease, mortgage or otherwise finance any interest it
owns or acquires in a travel center before it is purchased, sold, leased, mortgaged or otherwise financed with another

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

8. Transactions with Affiliates (Continued)

party,
and TA agreed to indemnify us for liabilities relating to its business and operations for periods before and after the spin off and for liabilities relating to the ownership and operation of
the leased travel centers which arise during the term of our lease with TA. As further described in Note 4 above, we lease our travel centers to TA and have certain commitments to purchase
capital improvements from TA. In addition, as described in Note 9, in August 2008, we entered into a rent deferral agreement with TA.

RMR
provides management services to us and to TA. RMR is beneficially owned by Barry M. Portnoy and Adam D. Portnoy, who are our Managing Trustees. Each of our executive officers is also
an officer of RMR. All transactions between us and RMR are approved by our compensation committee, which is composed of our Independent Trustees. Our leases with TA and the matters affecting those
leases were approved by our trustees who are independent of TA and RMR and by TA's directors who are independent of us and RMR. Nevertheless, because of our historical and existing relationships with
TA and RMR, our dealings with TA and RMR should be considered related person transactions involving conflicts of interest.

As
of December 31, 2009, we have invested $5,134 in Affiliates Insurance Company, or AIC, an insurance company, that is owned by RMR, our manager, and companies to which RMR
provides management services. We own 14.29% of the common shares of AIC which has a current carrying value of $5,000. Although we own less than 20% of AIC, we use the equity method of accounting to
account for our investment in AIC because we believe we have significant influence over AIC since each of our trustees is a director of AIC and since we expect to purchase some of our insurance from
AIC. Our consolidated statements of income includes $134 in 2009 as our equity in the losses of AIC.

9. Concentration

Geographic Concentration

At December 31, 2009, our 474 properties were located in 44 states in the United States, Ontario, Canada and Puerto Rico.
Between 6% and 12% of our properties, by investment, were located in each of California, Texas and Georgia. Our two hotels in Ontario, Canada and our hotel in Puerto Rico represent 1% and 2% of our
hotels, by investment, respectively.

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

9. Concentration (Continued)

Credit Concentration

All of our managers and tenants are subsidiaries of other companies. The percentage of our minimum return payments and minimum rents,
for each management or lease agreement is shown below, as of December 31, 2009.

Agreement Reference Name

Number of
Properties

Minimum Return /
Minimum Rent

% of
Total

Investment(1)

% of
TotalMarriott No. 1


53

$
59,405


10
%
$
595,428


9
%Marriott No. 2


18


21,426


3
%

214,448


3
%Marriott No. 3


34


44,199


8
%

427,543


7
%Marriott No. 4


19


28,509


5
%

274,222


4
%Marriott No. 5


1


9,350


1
%

90,078


1
%InterContinental (No. 1)


31


37,882


6
%

436,708


7
%InterContinental (No. 2)


76


50,000


9
%

589,405


9
%InterContinental (No. 3)


14


44,258


8
%

512,373


8
%InterContinental (No. 4)


10


21,541


4
%

245,185


4
%Hyatt


22


22,037


4
%

301,942


5
%Carlson


11


12,920


2
%

202,251


3
%TA (No. 1)


145


166,028


29
%

1,840,820


29
%TA (No. 2)


40


66,177


11
%

705,506


11
%Total


474

$
583,732


100
%
$
6,435,909


100
%


(1)Amounts
exclude expenditures made from FF&E reserves funded from hotel operations, but include amounts funded by us separately.


Guarantees
support minimum return and minimum rent payments that may be due to us under some of our management agreements and leases. The guarantee provided by Hyatt with respect to the
22 hotels managed by Hyatt is limited to $50,000 ($31,608 remaining at December 31, 2009). The guarantee provided by Carlson with respect to the 11 hotels managed by Carlson is limited to
$40,000 ($35,543 remaining at December 31, 2009). The combined guarantee provided by InterContinental for
the 131 hotels managed or leased by InterContinental is limited to $125,000 ($64,920 remaining at December 31, 2009) and will expire if and when the hotels achieve stipulated operating results.
The guarantee provided by Marriott with respect to the one hotel leased by Marriott is unlimited and does not expire. The guarantees provided by TA are not limited and do not expire.

Security
deposits support minimum return and minimum rent payments that may be due to us under some of our management agreements and leases. As of December 31, 2009, we hold
security deposits for our 53 hotels leased to Host and subleased to Barceló Crestline ($50,540), 18 hotels leased to Host and subleased to Barceló Crestline
($17,220), 34 hotels managed by Marriott ($26,986), 19 hotels leased to Barceló Crestline ($19,913) and 55 hotels managed or leased by InterContinental ($36,872).

F-22

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

9. Concentration (Continued)

All
of our managed hotel portfolios generated net financial results above the guaranteed minimum returns due us in 2008. Operations at some of our managed hotels generated net financial
results that were $75,205 and $9,780 less than the guaranteed minimum returns due us in 2009 and 2007, respectively. These amounts were paid by the hotel managers or their guarantors or in the case of
our Marriott No. 3 agreement, applied from the security deposit we hold, and are reflected as a reduction of hotel operating expenses in our consolidated statements of income.

Significant Tenant

TA is the lessee of 40% of our investments, at cost, as of December 31, 2009. We recorded aggregate rent of $171,849 in 2009,
$196,709 in 2008 and $179,512 in 2007 under our leases with TA. As of December 31, 2009, 2008 and 2007, we had accruals for unpaid amounts of $13,954, $13,614 and $17,987, respectively, owed to
us by TA, excluding any deferred rents. The following table presents summary audited financial information for TA for its fiscal year ended December 31, 2009, as reported in its Annual Report
on Form 10-K for the fiscal year ended December 31, 2009.

F-23

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

9. Concentration (Continued)

Summary Audited Financial Information of TravelCenters of America LLC and  TravelCenters of America, Inc.  (in thousands)

TA

TravelCentersYear ended
December 31,

Eleven months
ended
December 31,

One month
ended
January 31,2009

2008

2007

2007OperationsTotal revenues

$
4,699,820

$
7,658,379

$
5,813,475

$
352,682Total cost of goods sold


3,822,277


6,678,206


5,056,201


298,172Net loss


(89,874
)

(40,201
)

(101,308
)

(22,048
)Cash FlowsNet cash provided by (used in) operating activities


52,727


79,453


(114,852
)

40,025Net cash used in investing activities


(42,663
)

(87,480
)

(180,787
)

(7,141
)Net cash provided by (used in) financing activities





4,801


199,337


(8,224
)Net increase (decrease) in cash


10,116


(3,360
)

(96,133
)

24,653Cash and cash equivalents at the beginning of the period


145,516


148,876


245,009


55,297Cash and cash equivalents at the end of the period


155,632


145,516


148,876


79,950Financial PositionCurrent assets


410,598


409,007


746,014


Noncurrent assets


474,762


480,790


517,307


Current liabilities


219,685


200,951


567,783


Noncurrent liabilities


350,922


286,519


256,098


Total shareholders' equity


314,753


402,327


439,440





The
summary financial information of TA is presented to comply with applicable accounting regulations of the Securities and Exchange Commission. References in these financial statements
to the Annual Report on Form 10-K for TA are included as textual references only, and the information in such Annual Report is not incorporated by reference into these financial
statements.

On
August 11, 2008, we entered into a rent deferral agreement with TA. Significant terms of this arrangement include:



F-24

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

9. Concentration (Continued)



TA
accrued $60,000 and $30,000 of deferred rent in 2009 and 2008, respectively, under the rent deferral agreement. We have not recognized the deferred rent as revenue due to
uncertainties regarding future payment of these amounts by TA.

F-25

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

10. Selected Quarterly Financial Data (Unaudited)

2009First
Quarter

Second
Quarter

Third
Quarter

Fourth
QuarterRevenues

$
254,343

$
267,082

$
264,451

$
251,371Net income


61,083


51,020


48,266


32,972Net income available for common shareholders


53,613


43,550


40,796


25,502Net income available for common shareholders per share(1)


.57


.46


.34


.21Distributions per common share(2)
















2008First
Quarter

Second
Quarter

Third
Quarter

Fourth
QuarterRevenues

$
319,179

$
338,775

$
312,583

$
282,137Net income (loss)


53,399


(19,474
)

37,951


52,459Net income (loss) available for common shareholders


45,929


(26,944
)

30,481


44,989Net income (loss) available for common shareholders per share(1)


.49


(.29
)

.32


.48Distributions per common share(2)


.77


.77


.77


.77


(1)The
sum of per common share amounts for the four quarters differs from annual per share amounts due to the required method of computing weighted average
number of shares in interim periods and rounding.(2)Amounts
represent distributions declared with respect to the periods shown. Distributions are generally paid in the quarterly period following the quarterly
period to which they relate.


F-26

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)




11. Segment Information

We have two reportable business segments: hotel investments and travel center investments.

Year Ended December 31, 2009Hotels

Travel
Centers

Corporate

ConsolidatedHotel operating revenues

$
715,615

$


$


$
715,615Minimum rent


129,210


171,848





301,058Percentage rent


1,426








1,426FF&E reserve income


18,934








18,934Interest income








214


214Total revenues


865,185


171,848


214


1,037,247Hotel operating expenses


460,869








460,869Operating income


404,316


171,848


214


576,378Interest expense








143,410


143,410Depreciation and amortization expense


163,024


82,844





245,868General and administrative expense








39,660


39,660Total expenses


163,024


82,844


183,070


428,938Income (loss) before gain on extinguishment of debt and income taxes


241,292


89,004


(182,856
)

147,440Gain on extinguishment of debt








51,097


51,097Income (loss) before income taxes


241,292


89,004


(131,759
)

198,537Income tax expense








(5,196
)

(5,196
)Net income (loss)

$
241,292

$
89,004

$
(136,955
)
$
193,341Total assets

$
3,128,108

$
2,278,942

$
141,320

$
5,548,370


F-27

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

11. Segment Information (Continued)



Year Ended December 31, 2008Hotels

Travel
Centers

Corporate

ConsolidatedHotel operating revenues

$
899,474

$


$


$
899,474Minimum rent


124,396


198,553





322,949Percentage rent


5,102








5,102FF&E reserve income


23,837








23,837Interest income








1,312


1,312Total revenues


1,052,809


198,553


1,312


1,252,674Hotel operating expenses


620,008








620,008Operating income


432,801


198,553


1,312


632,666Interest expense








156,844


156,844Depreciation and amortization expense


155,488


83,678





239,166General and administrative expense








37,751


37,751Reserve on straight line rent receivable





19,613





19,613Loss on asset impairment





53,225





53,225Total expenses


155,488


156,516


194,595


506,599Income (loss) before gain on sale of real estate and income taxes


277,313


42,037


(193,283
)

126,067Gain on sale of real estate


114








114Income (loss) before income taxes


277,427


42,037


(193,283
)

126,181Income tax expense








(1,846
)

(1,846
)Income (loss) from continuing operations

$
277,427

$
42,037

$
(195,129
)
$
124,335Total assets

$
3,181,053

$
2,350,097

$
41,587

$
5,572,737


F-28

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

11. Segment Information (Continued)



Year Ended December 31, 2007Hotels

Travel
Centers

Corporate

ConsolidatedHotel operating revenues

$
941,455

$


$


$
941,455Minimum rent


117,193


193,571





310,764Percentage rent


6,055








6,055FF&E reserve income


22,286








22,286Interest income








4,919


4,919Total revenues


1,086,989


193,571


4,919


1,285,479Hotel operating expenses


657,000








657,000Operating income


429,989


193,571


4,919


628,479Interest expense








148,110


148,110Depreciation and amortization expense


147,401


69,287





216,688General and administrative expense








37,223


37,223TA spin off costs








2,711


2,711Loss on asset impairment


1,332








1,332Total expenses


148,733


69,287


188,044


406,064Income (loss) before income taxes


281,256


124,284


(183,125
)

222,415Income tax expense








(2,191
)

(2,191
)Income (loss) from continuing operations

$
281,256

$
124,284

$
(185,316
)
$
220,224Total assets

$
3,247,770

$
2,378,651

$
50,747

$
5,677,168


F-29

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO FINANCIAL STATEMENTS (Continued)

December 31, 2009

(dollars in thousands, except per share data)

12. Fair Value of Financial Instruments

The carrying amount and the estimated fair value of each of our financial instruments are shown below:

December 31, 2009

December 31, 2008Carrying
Amount

Fair
Value

Carrying
Amount

Fair
ValueFinancial AssetsCash and cash equivalents

$
130,399

$
130,399

$
22,450

$
22,450Restricted cash


25,083


25,083


32,026


32,026Investment securities


6,807


6,807


3,066


3,066Total financial assets

$
162,289

$
162,289

$
57,542

$
57,542Financial LiabilitiesRevolving credit facility

$


$


$
396,000

$
396,000Senior Notes, due 2010 at 9.125%


50,000


53,295


50,000


48,044Mortgage Note, due 2011 at 8.3%


3,474


3,496


3,558


3,565Senior Notes, due 2012 at 6.85%


100,829


106,453


125,000


99,523Senior Notes, due 2013 at 6.75%


287,000


299,250


300,000


226,443Senior Notes, due 2014 at 7.875%


300,000


321,020





Senior Notes, due 2015 at 5.125%


280,000


262,330


300,000


178,612Senior Notes, due 2016 at 6.3%


275,000


258,907


275,000


157,813Senior Notes, due 2017 at 5.625%


300,000


270,594


300,000


160,219Convertible Senior Notes, due 2027 at 3.8%


264,750


265,280


575,000


217,978Senior Notes, due 2018 at 6.7%


350,000


337,051


350,000


180,118Unamortized discounts


(17,492
)




(35,498
)

Total financial liabilities

$
2,193,561

$
2,177,676

$
2,639,060

$
1,668,315


The
carrying amount of our cash and cash equivalents approximate their fair value. The fair value of our investment securities are based on quoted market prices (Level 1 inputs).
We estimate fair value of our indebtedness using discounted cash flow analysis and currently prevailing interest rates.

F-30

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Table of Contents

Hospitality Properties Trust

SCHEDULE IIIREAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2009
(dollars in millions)

Initial
Cost to Company

Costs
Capitalized
Subsequent to
Acquisition

Gross Amount at which
Carried at Close of PeriodBuildings &
Improvements



Buildings &
ImprovementsEncumbrances

Land

Improvements

Land

Total(1)145 TravelCenters of America

$


$
586

$
885

$
131

$
599

$
1,003

$
1,60271 Courtyard Hotels





127


643


70


125


715


84040 Petro Stopping Centers





229


401


51


241


440


68176 Candlewood Hotels


3


86


457


4


85


462


54735 Staybridge Suites





91


353


10


91


363


45437 Residence Inns





69


334


39


70


372


44212 Crowne Plaza Hotels





67


251


19


67


270


3375 InterContinental Hotels





32


196


84


32


280


31222 Hyatt Place





24


185


29


24


214


2383 Marriott Hotels





14


90


34


13


125


13812 TownePlace Suites





17


78


3


17


81


985 Radisson Hotels





7


81


4


7


85


925 Country Inns & Suites





6


58


6


6


64


703 Holiday Inns





10


24


14


10


38


481 Park Plaza Hotel





1


16


3


2


18


202 SpringHill Suites





3


15


1


3


16


19Total (474 properties)

$
3

$
1,369

$
4,067

$
502

$
1,392

$
4,546

$
5,938


(1)Excludes
$529 of personal property classified on our consolidated balance sheet as furniture, fixtures and equipment.


F-31

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Table of Contents

Hospitality Properties Trust        SCHEDULE IIIREAL ESTATE AND ACCUMULATED DEPRECIATION  DECEMBER 31, 2009  (dollars in millions)

Accumulated
Depreciation(1)

Date of
Construction

Date
Acquired

Life on which
Depreciation in
Latest Income
Statement is
Computed145 Travel Centers of America

$
(147
)
1962 through 2005

2007

10 - 40 Years71 Courtyard Hotels


(217
)
1987 through 2000

1995 through 2003

10 - 40 Years40 Petro Stopping Centers


(55
)
1975 through 2005

2007

10 - 40 Years76 Candlewood Hotels


(111
)
1996 through 2000

1997 through 2003

10 - 40 Years35 Staybridge Suites


(88
)
1989 through 2002

1996 through 2006

10 - 40 Years37 Residence Inns


(111
)
1989 through 2002

1998 through 2005

10 - 40 Years12 Crowne Plaza Hotels


(31
)
1971 through 1987

2006

10 - 40 Years5 InterContinental Hotels


(38
)
1924 through 1989

2006

10 - 40 Years22 Hyatt Place


(60
)
1992 through 2000

1997 through 2002

10 - 40 Years3 Marriott Hotels


(30
)
1972 through 1995

1998 through 2001

10 - 40 Years12 TownePlace Suites


(22
)
1997 through 2000

1998 through 2001

10 - 40 Years5 Radisson Hotels


(28
)
1987 through 1990

1996 through 1997

10 - 40 Years5 Country Inns & Suites


(21
)
1987 through 1997

1996 and 2005

10 - 40 Years3 Holiday Inns


(5
)
1984 through 2001

2006

10 - 40 Years1 Park Plaza Hotel


(6
)
1987 through 1990

1996

10 - 40 Years2 SpringHill Suites


(4
)
1997 through 2000

2000 through 2001

10 - 40 YearsTotal (474 properties)

$
(974
)


(1)Excludes
accumulated depreciation of $287 related to personal property classified on our consolidated balance sheet as furniture, fixtures and equipment.


F-32

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Table of Contents

HOSPITALITY PROPERTIES TRUST

NOTES TO SCHEDULE III  DECEMBER 31, 2009  (dollars in thousands)

2009

2008

2007Balance at beginning of year

$
5,875,450

$
5,702,556

$
3,627,587Additions: acquisitions and capital expenditures


73,471


193,617


2,210,407Dispositions


(10,721
)

(20,723
)

(135,438
)Balance at close of year

$
5,938,200

$
5,875,450

$
5,702,556


2009

2008

2007Balance at beginning of year

$
814,942

$
654,224

$
531,792Additions: depreciation expense


169,580


165,898


148,799Dispositions


(10,721
)

(5,180
)

(26,367
)Balance at close of year

$
973,801

$
814,942

$
654,224


F-33

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Table of Contents

Signatures

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized.

Hospitality Properties TrustBy:

/s/ JOHN G. MURRAY John G. Murray President and Chief Operating OfficerDated: February 24, 2010


Pursuant
to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacity and on the
dates indicated.

Signature

Title

Date/s/ JOHN G. MURRAY John G. Murray

President and Chief Operating Officer

February 24, 2010/s/ MARK L. KLEIFGES Mark L. Kleifges

Treasurer and Chief Financial Officer (principal financial officer and principal accounting officer)

February 24, 2010/s/ BRUCE M. GANS, M.D. Bruce M. Gans, M.D.

Trustee

February 24, 2010/s/ JOHN L. HARRINGTON John L. Harrington

Trustee

February 24, 2010/s/ WILLIAM A. LAMKIN William A. Lamkin

Trustee

February 24, 2010/s/ ADAM D. PORTNOY Adam D. Portnoy

Trustee

February 24, 2010/s/ BARRY M. PORTNOY Barry M. Portnoy

Trustee

February 24, 2010


---