# EDGAR Filing Document

**Accession Number:** 0000945394
**File Stem:** 0001104659-26-041551
**Filing Date:** 2026-4
**Character Count:** 21063
**Document Hash:** 947a9841b98ed47f629284cb0d896d71
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001104659-26-041551.hdr.sgml**: 20260409

**ACCESSION NUMBER**: 0001104659-26-041551

**CONFORMED SUBMISSION TYPE**: SCHEDULE 13D

**PUBLIC DOCUMENT COUNT**: 3

**FILED AS OF DATE**: 20260409

**DATE AS OF CHANGE**: 20260409

**SUBJECT COMPANY**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** Service Properties Trust
- **CENTRAL INDEX KEY:** 0000945394
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 043262075
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** SCHEDULE 13D
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 005-44389
- **FILM NUMBER:** 26852329

**BUSINESS ADDRESS:**
- **STREET 1:** C/O THE RMR GROUP
- **STREET 2:** TWO NEWTON PL., 255 WASH. ST., STE. 300
- **CITY:** NEWTON
- **STATE:** MA
- **ZIP:** 02458
- **BUSINESS PHONE:** (617) 964-8389

**MAIL ADDRESS:**
- **STREET 1:** C/O THE RMR GROUP
- **STREET 2:** TWO NEWTON PL., 255 WASH. ST., STE. 300
- **CITY:** NEWTON
- **STATE:** MA
- **ZIP:** 02458

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** HOSPITALITY PROPERTIES TRUST
- **DATE OF NAME CHANGE:** 19950517
**FILED BY**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** RMR Group LLC
- **CENTRAL INDEX KEY:** 0001613503

**ORGANIZATION NAME:**
- **EIN:** 043583787
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 0930

**FILING VALUES:**
- **FORM TYPE:** SCHEDULE 13D

**BUSINESS ADDRESS:**
- **STREET 1:** TWO NEWTON PLACE
- **STREET 2:** 255 WASHINGTON STREET, SUITE 300
- **CITY:** NEWTON
- **STATE:** MA
- **ZIP:** 02458
- **BUSINESS PHONE:** 617-796-8390

**MAIL ADDRESS:**
- **STREET 1:** TWO NEWTON PLACE
- **STREET 2:** 255 WASHINGTON STREET, SUITE 300
- **CITY:** NEWTON
- **STATE:** MA
- **ZIP:** 02458

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** Reit Management & Research LLC
- **DATE OF NAME CHANGE:** 20140711

## Ex-99.A

**<u>Annex A</u>**

**Covered Persons**

***Executive Officers of RMR Inc.***

 ****

---

| | | | |
|:---|:---|:---|:---|
| Name | Principal Occupation or<br> Employment | Citizenship | Beneficial Ownership <br> of Common Shares<sup>(1)</sup> |
| Adam D. Portnoy | President and Chief Executive Officer of RMR Inc. | U.S. | 43698330 |
| Matthew P. Jordan | Executive Vice President and Chief Operating Officer of RMR Inc. | U.S. | 107662 |
| Matthew C. Brown | Executive Vice President, Chief Financial Officer and Treasurer of RMR Inc. | U.S. | 25742 |
| Lindsey A. Getz | Executive Vice President, General Counsel and Secretary of RMR Inc. Secretary of the Issuer | U.S. | 66011 |
| Christopher J. Bilotto | Executive Vice President of RMR Inc. | U.S. | 298369.387 |
| Yael Duffy | Executive Vice President of RMR Inc. | U.S. | 25606 |

---

(1) Beneficial ownership of Common Shares is as of the close of business on April 2, 2026.

***Directors of RMR Inc.***

 ****

---

| | | | | |
|:---|:---|:---|:---|:---|
| Name | Principal Occupation or<br> Employment | Business Address | Citizenship | Beneficial Ownership <br> of Common Shares <sup>(1)</sup> |
| Adam D. Portnoy | President and Chief Executive Officer of RMR Inc. | N/A | U.S. | 43698330 |
| Matthew P. Jordan | Executive Vice President and Chief Operating Officer of RMR Inc. | N/A | U.S. | 107662 |
| Ann Logan | Retired | N/A | U.S. | 0 |
| Rosen Plevneliev | Retired | N/A | BGR | 0 |
| Jonathan Veitch | Retired | N/A | U.S. | 0 |
| Walter C. Watkins, Jr. | Principal of WCW Enterprises, LLC | 500 Griswold Street, Suite #2430, Detroit, Michigan 48226 | U.S. | 0 |

---

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(1) Beneficial ownership of Common Shares is as of the close of business on April 2, 2026.

## Exhibit 99.1

**Exhibit 99.1**

**JOINT FILING AGREEMENT**

The undersigned hereby agree that the Schedule 13D with respect to the common shares of beneficial interest, $.01 par value per share, of Service Properties Trust, dated as of April 9, 2026, is, and any further amendments thereto, signed by each of the undersigned shall be, filed on behalf of each of us pursuant to and in accordance with the provisions of Rule 13d-1(k) under the Securities Exchange Act of 1934, as amended.

---

| |
|:---|
| April 9, 2026 |
| (Date) |
| **THE RMR GROUP LLC** |
| /s/ Matthew C. Brown |
| (Signature) |
| Matthew C. Brown, Executive Vice President, Chief Financial Officer and Treasurer |
| (Name/Title) |
| **THE RMR GROUP INC.** |
| /s/ Matthew C. Brown |
| (Signature) |
| Matthew C. Brown, Executive Vice President, Chief Financial Officer and Treasurer |
| (Name/Title) |
| **ABP TRUST** |
| /s/ Adam D. Portnoy |
| (Signature) |
| Adam D. Portnoy, President |
| (Name/Title) |
| **ADAM D. PORTNOY** |
| /s/ Adam D. Portnoy |
| (Signature) |

---

### UNITED STATES SECURITIES AND EXCHANGE COMMISSION
**Washington, D.C. 20549**

## SCHEDULE 13D

### Under the Securities Exchange Act of 1934

**Service Properties Trust**

*(Name of Issuer)*

**Common Shares of Beneficial Interest, $.01 Par Value**

*(Title of Class of Securities)*

**—**

*(CUSIP Number)*

**Adam D. Portnoy**<br>The RMR Group LLC, Two Newton Place<br>255 Washington Street, Suite 300<br>Newton MA 02458-1634<br>(617) 928-1300

*(Name, Address and Telephone Number of Person Authorized to Receive Notices and Communications)*

**04/02/2026**

*(Date of Event Which Requires Filing of this Statement)*

| **CUSIP No.** | **—** |

---

| | | | |
|:--|:--|:--|:--|
| 1 | Name of reporting person<br>**The RMR Group LLC** | Name of reporting person<br>**The RMR Group LLC** | |
| 2 | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | |
| 3 | SEC use only | SEC use only | |
| 4 | Source of funds (See Instructions)<br>**WC** | Source of funds (See Instructions)<br>**WC** | |
| 5 | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | |
| 6 | Citizenship or place of organization<br>**MARYLAND** | Citizenship or place of organization<br>**MARYLAND** | |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 7 | Sole Voting Power<br>**0.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 8 | Shared Voting Power<br>**41666666.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 9 | Sole Dispositive Power<br>**0.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 10 | Shared Dispositive Power<br>**41666666.00** |
| 11 | Aggregate amount beneficially owned by each reporting person<br>**41666666.00** | Aggregate amount beneficially owned by each reporting person<br>**41666666.00** | |
| 12 | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | |
| 13 | Percent of class represented by amount in Row (11)<br>**6.44%** | Percent of class represented by amount in Row (11)<br>**6.44%** | |
| 14 | Type of Reporting Person (See Instructions)<br>**OO** | Type of Reporting Person (See Instructions)<br>**OO** | |

---

**Comment for Reporting Person:** Limited Liability Company

The percentages of beneficial ownership reported in this Schedule 13D are based on approximately 647,221,237 common shares of beneficial interest of Service Properties Trust (the "Issuer") outstanding as of the close of business on April 2, 2026, as verified by the Issuer.

| **CUSIP No.** | **—** |

---

| | | | |
|:--|:--|:--|:--|
| 1 | Name of reporting person<br>**The RMR Group Inc.** | Name of reporting person<br>**The RMR Group Inc.** | |
| 2 | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | |
| 3 | SEC use only | SEC use only | |
| 4 | Source of funds (See Instructions)<br>**OO** | Source of funds (See Instructions)<br>**OO** | |
| 5 | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | |
| 6 | Citizenship or place of organization<br>**MARYLAND** | Citizenship or place of organization<br>**MARYLAND** | |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 7 | Sole Voting Power<br>**0.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 8 | Shared Voting Power<br>**41666666.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 9 | Sole Dispositive Power<br>**0.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 10 | Shared Dispositive Power<br>**41666666.00** |
| 11 | Aggregate amount beneficially owned by each reporting person<br>**41666666.00** | Aggregate amount beneficially owned by each reporting person<br>**41666666.00** | |
| 12 | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | |
| 13 | Percent of class represented by amount in Row (11)<br>**6.44%** | Percent of class represented by amount in Row (11)<br>**6.44%** | |
| 14 | Type of Reporting Person (See Instructions)<br>**CO** | Type of Reporting Person (See Instructions)<br>**CO** | |

---

| **CUSIP No.** | **—** |

---

| | | | |
|:--|:--|:--|:--|
| 1 | Name of reporting person<br>**ABP Trust** | Name of reporting person<br>**ABP Trust** | |
| 2 | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | |
| 3 | SEC use only | SEC use only | |
| 4 | Source of funds (See Instructions)<br>**OO** | Source of funds (See Instructions)<br>**OO** | |
| 5 | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | |
| 6 | Citizenship or place of organization<br>**MARYLAND** | Citizenship or place of organization<br>**MARYLAND** | |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 7 | Sole Voting Power<br>**0.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 8 | Shared Voting Power<br>**43339449.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 9 | Sole Dispositive Power<br>**0.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 10 | Shared Dispositive Power<br>**43339449.00** |
| 11 | Aggregate amount beneficially owned by each reporting person<br>**43339449.00** | Aggregate amount beneficially owned by each reporting person<br>**43339449.00** | |
| 12 | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | |
| 13 | Percent of class represented by amount in Row (11)<br>**6.70%** | Percent of class represented by amount in Row (11)<br>**6.70%** | |
| 14 | Type of Reporting Person (See Instructions)<br>**OO** | Type of Reporting Person (See Instructions)<br>**OO** | |

---

**Comment for Reporting Person:** Statutory Trust.

| **CUSIP No.** | **—** |

---

| | | | |
|:--|:--|:--|:--|
| 1 | Name of reporting person<br>**Adam D. Portnoy** | Name of reporting person<br>**Adam D. Portnoy** | |
| 2 | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | Check the appropriate box if a member of a Group (See Instructions)<br>[x] (a)<br>[ ] (b) | |
| 3 | SEC use only | SEC use only | |
| 4 | Source of funds (See Instructions)<br>**OO** | Source of funds (See Instructions)<br>**OO** | |
| 5 | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | Check if disclosure of legal proceedings is required pursuant to Items 2(d) or 2(e)<br>[ ] | |
| 6 | Citizenship or place of organization<br>**X1** | Citizenship or place of organization<br>**X1** | |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 7 | Sole Voting Power<br>**358881.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 8 | Shared Voting Power<br>**43339449.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 9 | Sole Dispositive Power<br>**358881.00** |
| Number of Shares<br>Beneficially Owned by<br>Each Reporting Person With: | 10 | Shared Dispositive Power<br>**43339449.00** |
| 11 | Aggregate amount beneficially owned by each reporting person<br>**43698330.00** | Aggregate amount beneficially owned by each reporting person<br>**43698330.00** | |
| 12 | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | Check if the aggregate amount in Row (11) excludes certain shares (See Instructions)<br>[ ] | |
| 13 | Percent of class represented by amount in Row (11)<br>**6.75%** | Percent of class represented by amount in Row (11)<br>**6.75%** | |
| 14 | Type of Reporting Person (See Instructions)<br>**IN** | Type of Reporting Person (See Instructions)<br>**IN** | |

---

**Item 1. Security and Issuer**

**(a) Title of Class of Securities:**
Common Shares of Beneficial Interest, $.01 Par Value

**(b) Name of Issuer:**
Service Properties Trust

**(c) Address of Issuer's Principal Executive Offices:**
Two Newton Place, 255 Washington Street, Suite 300, Newton, MA, 02458-1634

This statement on Schedule 13D (this "Schedule 13D") relates to the common shares of beneficial interest, $.01 par value per share (the "Common Shares"), of Service Properties Trust, a Maryland real estate investment trust (the "Issuer").

**Item 4. Purpose of Transaction**

The information set forth in Items 3, 5 and 6 of this Schedule 13D is incorporated herein by reference.

In connection with the Offering, also on April 2, 2026, Christopher J. Bilotto, executive vice president of RMR Inc., executive vice president of RMR LLC and one of the Issuer's Managing Trustees and its President and Chief Executive Officer, and Brian E. Donley, senior vice president of RMR LLC and the Issuer's Chief Financial Officer and Treasurer, as well as certain of the Issuer's Trustees, purchased from the underwriters an aggregate of 248,333 Common Shares, including 100,000 Common Shares acquired by Mr. Bilotto, at the public offering price of $1.20 per share.  In connection with the Offering, RMR LLC, Messrs. Bilotto, Donley and Portnoy, and certain of the Trustees of the Issuer entered into lock-up agreements with the underwriters, pursuant to which each agreed, without the prior written consent of Yorkville Securities, LLC and subject to certain exceptions, not to sell, transfer or otherwise dispose of any Common Shares beneficially owned by them for a period of 90 days after March 31, 2026, the date of the Underwriting Agreement.

The Reporting Persons acquired the Common Shares reported herein for investment purposes.  In addition to Mr. Portnoy's role as a Managing Trustee of the Issuer, the Reporting Persons may from time to time engage in discussions with the Issuer, its Trustees and officers, other shareholders of the Issuer and other persons on matters that relate to the management, operations, business, assets, capitalization, financial condition, strategic plans, governance and the future of the Issuer and/or its subsidiaries.  The Reporting Persons and their affiliates may acquire or dispose of Common Shares, other shares of capital stock or equity interests of the Issuer and/or its subsidiaries, from time to time, in the open market, private transactions, or otherwise, depending upon various factors, including, without limitation, the Issuer's business, prospects and financial condition, the market for such shares or interests, actions taken by the Issuer's trustees, general economic and stock market conditions, proposals from time to time sought by or presented to them, the existence of any lock-up periods and other factors.  Each Reporting Person intends to closely monitor its or his investments and may from time to time take advantage of opportunities presented to it or him.

Except as otherwise described above in this Item 4 and with respect to Mr. Portnoy, other than as may have arisen in his capacity as a Trustee of the Issuer or in connection with his role with RMR LLC as a provider of services for or on behalf of the Issuer, the Reporting Persons currently have no plan(s) or proposal(s) that relate to, or would result in, any of the events or transactions described in Item 4 of Schedule 13D, although each Reporting Person may, at any time and from time to time, review or reconsider such Reporting Person's position and/or change such Reporting Person's purpose and/or formulate plans or proposals with respect thereto.  To the extent Mr. Portnoy may be involved in the formulation or approval of such plans or proposals as a Trustee of the Issuer or in connection with his role with RMR LLC as a provider of services for or on behalf of the Issuer, Mr. Portnoy does not expect to disclose such developments or his involvement by amending this Schedule 13D unless he also participates in developing or making such plans or proposals in his capacity as an investor in the Issuer.

**Item 5. Interest in Securities of the Issuer**

**(a)**
Amount beneficially owned and percentage of class:

RMR LLC directly holds 41,666,666 Common Shares, representing approximately 6.44% of the Common Shares outstanding as of April 2, 2026.  ABP Trust directly holds 1,672,783 Common Shares and Adam D. Portnoy is the direct owner of 358,881 Common Shares.

Voting and investment power with respect to the Common Shares owned by RMR LLC may be deemed to be shared by RMR Inc., ABP Trust and Adam D. Portnoy.

ABP Trust may be deemed to beneficially own an aggregate of 43,339,449 Common Shares, consisting of the 1,672,783 Common Shares it directly holds and the 41,666,666 Common Shares held by RMR LLC, representing approximately 6.70% of the Common Shares outstanding as of April 2, 2026.

Voting and investment power with respect to the Common Shares beneficially owned by ABP Trust may be deemed to be shared by Adam D. Portnoy as the president, controlling shareholder and sole trustee of ABP Trust.  Therefore, Adam D. Portnoy may be deemed to beneficially own an aggregate of 43,698,330 Common Shares, consisting of the 358,881 Common Shares he directly holds and the 43,339,449 Common Shares beneficially owned by ABP Trust, representing approximately 6.75% of the Common Shares outstanding as of April 2, 2026.

**(b)**
See responses to Rows 7 through 10 of the cover pages and Annex A.

**(c)**
During the past 60 days, except as described in Items 3 and 4, the Reporting Persons have not engaged in any transaction with respect to Common Shares.

**Item 6. Contracts, Arrangements, Understandings or Relationships With Respect to Securities of the Issuer.**

The information set forth under Item 4 of this Schedule 13D is incorporated herein by reference.

Mr. Portnoy and certain other Covered Persons are eligible to receive awards of Common Shares pursuant to the Issuer's equity compensation plan for their services to the Issuer or its taxable real estate investment trust subsidiaries.

### SIGNATURE

After reasonable inquiry and to the best of my knowledge and belief, I certify that the information set forth in this statement is true, complete and correct.

**Reporting Person:** The RMR Group LLC

**Signature:** /s/ Matthew C. Brown

**Name/Title:** Matthew C. Brown, Executive Vice President, Chief Financial Officer and Treasurer

**Date:** 04/09/2026

After reasonable inquiry and to the best of my knowledge and belief, I certify that the information set forth in this statement is true, complete and correct.

**Reporting Person:** The RMR Group Inc.

**Signature:** /s/ Matthew C. Brown

**Name/Title:** Matthew C. Brown, Executive Vice President, Chief Financial Officer and Treasurer

**Date:** 04/09/2026

After reasonable inquiry and to the best of my knowledge and belief, I certify that the information set forth in this statement is true, complete and correct.

**Reporting Person:** ABP Trust

**Signature:** /s/ Adam D. Portnoy

**Name/Title:** Adam D. Portnoy, President

**Date:** 04/09/2026

After reasonable inquiry and to the best of my knowledge and belief, I certify that the information set forth in this statement is true, complete and correct.

**Reporting Person:** Adam D. Portnoy

**Signature:** /s/ Adam D. Portnoy

**Name/Title:** Adam D. Portnoy

**Date:** 04/09/2026