Host Marriott Reports Strong Results of Operations for Third Quarter 2005

. October 14, 2008

WASHINGTON, DC, October 12, 2005. Host Marriott Corporation , the nation's largest lodging real estate investment trust (REIT), today announced results of operations for the third quarter ended September 9, 2005.

Third quarter results include the following:

--Total revenue increased 7.7% to $841 million for the third quarter and 8.0% to $2,647 million for year-to-date 2005.

-- Net income (loss) was $(5) million and $92 million for the third quarter and year-to-date 2005, respectively, compared to $(47) million and $(61) million for the third quarter and year-to-date 2004, respectively. Earnings (loss) per diluted share was $(.03) and $.19 for the third quarter and year-to-date 2005, respectively, and $(.17) and $(.28) for the third quarter and year-to-date 2004, respectively. For year-to-date 2005, net income includes a net gain of $15 million ($.04 per share) from the following transactions: the sale of 85% of the Company's interest in a joint venture that owns 120 Courtyard by Marriott hotels; gains on hotel dispositions; and, costs associated with refinancing the Company's senior notes and the redemption of preferred stock. By comparison, for the third quarter and year-to-date 2004, net income (loss) includes a net loss of $19 million ($(.05) per share) and $43 million ($(.13) per share), respectively, associated with similar transactions in 2004. For further detail, refer to the "Schedule of Significant Transactions Affecting Earnings per Share and Funds From Operations per Diluted Share" attached to this press release.

-- Adjusted EBITDA, which is Earnings before Interest Expense, Income Taxes, Depreciation, Amortization and other items, increased 18.8% to $158 million for the third quarter and 15.9% to $606 million for year-to-date 2005. (Adjusted EBITDA has been reduced by $2 million and $4 million for the third quarter and year-to-date 2005, respectively, for distributions to minority interest partners of Host Marriott, L.P.)

-- Funds from Operations (FFO) per diluted share was $.19 and $.70 for the third quarter and year-to-date 2005, respectively, compared to $.06 and $.40 for the third quarter and year-to-date 2004, respectively. Costs associated with refinancing the Company's senior notes and the redemption of preferred stock reduced the Company's FFO per diluted share for year-to-date 2005 by $.09. The Company's FFO per diluted share for the third quarter and year-to-date 2004 was reduced by $.05 and $.18, respectively, associated with similar transactions in 2004.

Adjusted EBITDA, FFO per diluted share and comparable hotel adjusted operating profit margins (discussed below) are non-GAAP financial measures within the meaning of the rules of the Securities and Exchange Commission (SEC). See the discussion included in this press release for information regarding these non-GAAP financial measures.

Operating Results

Comparable hotel RevPAR for the third quarter of 2005 increased 8.0%, which was at the high end of our previous guidance, and comparable hotel adjusted operating profit margins increased 9.8%, or 1.8 percentage points, when compared to the third quarter of 2004. The Company's third quarter increases in comparable hotel RevPAR and comparable hotel adjusted operating profit margins were driven by a 6.3% increase in average room rates and a 1.2 percentage point increase in occupancy. Year-to-date 2005 comparable hotel RevPAR increased 9.1% (comprised of an increase in average room rates of 7.5% and an increase in occupancy of 1.1 percentage points), while comparable hotel adjusted operating profit margins increased 7.7%, or 1.7 percentage points, when compared to year-to-date 2004. Based on a calendar quarter end of September 30, comparable hotel RevPAR would have increased 9.5% for the third quarter of 2005.

Comparable hotel RevPAR does not include results from the New Orleans Marriott, which incurred damage as a result of Hurricane Katrina. It is unlikely that operations for this hotel will return to historical levels for a period of time. While the total extent of the property damage and business interruption cannot be determined at this time, the Company believes its insurance coverage should be sufficient to cover substantially all of the property damage to the hotel and the near-term loss of business. The overall effect of the hurricane on our third quarter operations was not significant.

Christopher J. Nassetta, president and chief executive officer, stated, "We had another outstanding quarter, with very strong RevPAR growth and margin improvement, which drove significant growth in Adjusted EBITDA and FFO per diluted share. We expect lodging demand and business travel will continue to increase in the fourth quarter and into 2006, driving further improvements in our operating results and dividends to our stockholders."

As of September 9, 2005, the Company had $402 million of cash and cash equivalents, approximately $274 million of which were used subsequently to acquire the Hyatt Regency, Washington, D.C. The Company also had $165 million of restricted cash, $68 million of which the Company believes will be released in the fourth quarter.

W. Edward Walter, executive vice president and chief financial officer, stated, "Our credit ratios have continued to improve due to the significant improvement in our operations and the financing transactions we have completed over the last two years. Our strong balance sheet, available cash and ready access to the capital markets enables us to invest in our current portfolio or pursue appropriate acquisition opportunities in the market place."

Acquisitions and Dispositions

On September 30, 2005, the Company acquired the 834-room Hyatt Regency, Washington, D.C. on Capitol Hill for approximately $274 million, financed with available cash. On October 7, 2005, the Company also completed the sale of the 297-room Charlotte Marriott Executive Park for approximately $21 million.

James F. Risoleo, executive vice president of acquisitions and development, stated, "We are very pleased with the acquisition of the Hyatt Regency, Washington, D.C. on Capitol Hill. We believe that the Washington, D.C. market will continue to perform very well for the foreseeable future. We continue to pursue acquisitions that are consistent with our target profile of upper-upscale and luxury properties in markets with significant barriers to entry, while seeking to dispose of non-core assets to recycle and build on our truly unmatched portfolio of properties."

2005 Outlook

The Company expects comparable hotel RevPAR for full year 2005 to increase approximately 8.0% to 9.0%. For full year 2005, the Company also expects operating profit margins under GAAP to increase approximately 210 basis points to 240 basis points and comparable hotel adjusted operating profit margins to increase approximately 130 basis points to 150 basis points as compared to 2004. Based upon this guidance, the Company estimates that for 2005 its:

-- earnings per diluted share should be approximately $.38 to $.42 for the full year;

-- net income should be approximately $166 million to $180 million for the full year;

-- Adjusted EBITDA should be approximately $894 million to $909 million for the full year, both of which have been reduced by approximately $6 million for distributions to minority interest partners of Host Marriott, L.P.; and

-- FFO per diluted share should be approximately $1.07 to $1.10 for the full year (including a charge of approximately $36 million, or $.09 per diluted share, for the full year, related to the refinancing of senior notes and the redemption of the Class B preferred stock). 2006 Outlook

The Company is in the preliminary stages of its budget process for 2006. Accordingly, certain key items such as detailed property-level operating budgets and capital expenditure requirements, as well as corporate-level acquisition and disposition targets and financing requirements have not been determined, all of which could significantly affect results of operations. However, based on preliminary discussions with the Company's operators and hotel general managers, as well as a review of booking pace and other metrics, the Company believes comparable hotel RevPAR for full year 2006 will increase approximately 7.0% to 9.0%. For full year 2006, the Company also believes operating profit margins under GAAP will increase approximately 190 basis points to 230 basis points and comparable hotel adjusted operating profit margins will increase approximately 125 basis points to 175 basis points as compared to 2005.

Based upon this guidance, the Company estimates that for 2006 its:

-- earnings per diluted share should be approximately $.42 to $.53;

-- net income should be approximately $174 million to $212 million;

-- Adjusted EBITDA should be approximately $996 million to $1,036 million, both of which have been reduced by approximately $9 million for distributions to minority interest partners of Host Marriott, L.P.; and

-- FFO per diluted share should be approximately $1.35 to $1.45.

Host Marriott is a Fortune 500 lodging real estate company that currently owns or holds controlling interests in 107 upper-upscale and luxury hotel properties primarily operated under premium brands, such as Marriott(R), Ritz-Carlton(R), Hyatt(R), Four Seasons(R), Fairmont(R), Hilton(R) and Westin(R) (*). For further information, please visit the Company's website at http://www.hostmarriott.com/.

This press release contains forward-looking statements within the meaning of federal securities regulations. These forward-looking statements are identified by their use of terms and phrases such As "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "plan," "predict," "project," "will," "continue" and other similar terms and phrases, including references to assumption and forecasts of future results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to: national and local economic and business conditions, including the potential for terrorist attacks, that will affect occupancy rates at our hotels and the demand for hotel products and services; operating risks associated with the hotel business; risks associated with the level of our indebtedness and our ability to meet covenants in our debt agreements; relationships with property managers; our ability to maintain our properties in a first-class manner, including meeting capital expenditure requirements; our ability to compete effectively in areas such as access, location, quality of accommodations and room rate structures; changes in travel patterns, taxes and government regulations which influence or determine wages, prices, construction procedures and costs; our ability to complete pending acquisitions and dispositions; and our ability to continue to satisfy complex rules in order for us to qualify as a REIT for federal income tax purposes and other risks and uncertainties associated with our business described in the Company's filings with the SEC. Although the Company believes the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this release is as of October 11, 2005, and the Company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Company's expectations.

(*) This press release contains registered trademarks that are the exclusive property of their respective owners. None of the owners of these trademarks has any responsibility or liability for any information contained in this press release.

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