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Service Properties Trust First Quarter 2023 Financial Results and Supplemental Information May 8, 2023 Exhibit 99.2 Royal Sonesta Chicago Riverfront Chicago, IL

2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties Trust Announces First Quarter 2023 Financial Results .................................................................................................................................................. 4 First Quarter 2023 Highlights ............................................................................................................................................................................................................................... 5 First Quarter 2023 Results ..................................................................................................................................................................................................................................... 6 FINANCIALS Key Financial Data .................................................................................................................................................................................................................................................. 8 Condensed Consolidated Statements of Income (Loss) ................................................................................................................................................................................. 9 Condensed Consolidated Balance Sheets ........................................................................................................................................................................................................ 10 Debt Summary ......................................................................................................................................................................................................................................................... 11 Debt Maturity Schedule ......................................................................................................................................................................................................................................... 12 Leverage Ratios, Coverage Ratios and Public Debt Covenants .................................................................................................................................................................... 13 Capital Expenditures and Restricted Cash Activity .......................................................................................................................................................................................... 14 Property Acquisitions and Dispositions Information Since January 1, 2023 ............................................................................................................................................... 15 PORTFOLIO INFORMATION Portfolio Summary .................................................................................................................................................................................................................................................. 17 Consolidated Portfolio Diversification by Industry ........................................................................................................................................................................................... 18 Consolidated Portfolio Geographical Diversification ...................................................................................................................................................................................... 19 Hotel Portfolio by Brand ........................................................................................................................................................................................................................................ 20 Hotel Operating Statistics by Service Level - Comparable Hotels - three months ended March 31, 2023 .......................................................................................... 21 Hotel Operating Statistics by Service Level - All Hotels - three months ended March 31, 2023 ............................................................................................................ 22 Net Lease Portfolio by Brand ................................................................................................................................................................................................................................ 23 Net Lease Portfolio by Industry ............................................................................................................................................................................................................................ 24 Net Lease Portfolio by Tenant (Top 10) .............................................................................................................................................................................................................. 25 Net Lease Portfolio - Expiration Schedule ......................................................................................................................................................................................................... 26 Net Lease Portfolio - Occupancy Summary ....................................................................................................................................................................................................... 27 APPENDIX Company Profile and Research Coverage ......................................................................................................................................................................................................... 29 Governance Information ....................................................................................................................................................................................................................................... 30 Non-GAAP Financial Measures and Certain Definitions ................................................................................................................................................................................. 31 Calculation of FFO and Normalized FFO ........................................................................................................................................................................................................... 33 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ............................................................................................................................................................................ 34 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels ...................................................................................................................................................... 35 Calculation and Reconciliation of Hotel EBITDA - All Hotels.......................................................................................................................................................................... 36 Notes to Condensed Consolidated Statements of Income (Loss) and calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA ...................................................................................................................................................................................................................................................... 37 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................................................................. 38 SVC Nasdaq Listed Trading Symbols: Common Shares: SVC Investor Relations Contact Stephen Colbert, Director (617) 231-3223 scolbert@svcreit.com Corporate Headquarters Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458-1634 All amounts in this presentation are unaudited. Additional information and reconciliations of Non-GAAP measures to amounts determined in accordance with U.S. GAAP appear in the appendix to this presentation. Please refer to Non-GAAP Financial Measures and Certain Definitions for terms used throughout this presentation. Dollar amounts in thousands, unless otherwise noted.

3RETURN TO TABLE OF CONTENTS Quarterly Results

4RETURN TO TABLE OF CONTENTS Newton, MA (May 8, 2023): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended March 31, 2023. Dividend: SVC has declared a quarterly distribution on its common shares of $0.20 per share to shareholders of record as of the close of business on April 24, 2023. This distribution will be paid on or about May 18, 2023. Conference Call: A conference call to discuss SVC's first quarter results will be held on Tuesday, May 9, 2023 at 10:00 a.m. Eastern Time. The conference call may be accessed by dialing (877) 329-3720 or (412) 317-5434 (if calling from outside the United States and Canada); a pass code is not required. A replay will be available for one week by dialing (412) 317-0088; the replay pass code is 2049718. A live audio webcast of the conference call will also be available in a listen- only-mode on SVC’s website, at www.svcreit.com. The archived webcast will be available for replay on SVC’s website after the call. The transcription, recording and retransmission in any way are strictly prohibited without the prior written consent of SVC. About Service Properties Income Trust: Service Properties Trust (Nasdaq: SVC) is a real estate investment trust, or REIT, with over $11 billion invested in two asset categories: hotels and service-focused retail net lease properties. As of March 31, 2023, SVC owned 220 hotels with over 37,000 guest rooms throughout the United States and in Puerto Rico and Canada, the majority of which are extended stay and select service. As of March 31, 2023, SVC also owned 765 retail service-focused net lease properties totaling over 13.3 million square feet throughout United States. SVC is managed by The RMR Group (Nasdaq: RMR), an alternative asset management company with over $37 billion in assets under management as of March 31, 2023 and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. SVC is headquartered in Newton, MA. For more information, visit www.svcreit.com. Service Properties Trust Announces First Quarter 2023 Financial Results "In the first quarter, the financial performance of our hotel portfolio continued to improve and we expect that our hotel portfolio performance will continue improving as we move into the seasonally stronger periods of the year. First quarter comparable RevPAR increased by 22% over the prior year period, with occupancy up 380 basis points, which resulted in a 251% increase in comparable hotel EBITDA. Our net lease assets continue to provide stable and steady cash flows, and we expect upon completion of BP’s acquisition of TA, our liquidity will be bolstered from the $379 million of cash we expect to receive, revenues from the leases will increase and our largest tenant will have significantly enhanced credit quality. Additionally, our inaugural ABS facility that priced in the quarter highlights the flexibility that we have going forward to address our debt maturities in 2024 and beyond." Todd Hargreaves, President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS First Quarter 2023 Highlights Financial Results • Net income of $26.0 million, or $0.16 per common share. • Normalized FFO of $37.1 million, or $0.23 per share. • Adjusted EBITDAre of $116.8 million. Portfolio Update • Hotel RevPAR of $79.91. • Hotel EBITDA of $32.3 million. • Net Lease occupancy of 97.4%. • Net Lease rent coverage of 2.98x. Investment Activity • During the quarter ended March 31, 2023, SVC sold 18 hotels with 2,526 keys for an aggregate sales price of $157.2 million, excluding closing costs. • Since April 1, 2023, SVC has sold two net lease properties with 2,384 square feet for an aggregate sales price of $620 thousand, excluding closing costs. Liquidity and Financing Activities • As of March 31, 2023, SVC had $180.6 million of cash and cash equivalents and $800.0 million available to borrow under its revolving credit facility. • As previously announced, on February 10, 2023, a subsidiary of SVC issued $610.2 million in aggregate principal amount of net lease mortgage notes. The net proceeds from this issuance were approximately $550.6 million after initial purchaser discounts and offering costs. • In March 2023, SVC redeemed all of its outstanding 4.50% Senior Notes due 2023 at a redemption price equal to the principal amount of $500.0 million, plus accrued and unpaid interest to, but excluding, the date of redemption. SVC funded this redemption with the proceeds from the issuance of net lease mortgage notes described above. TA Agreement • As previously announced, SVC has agreed to amend its existing leases and guarantees with TravelCenters of America Inc. (Nasdaq: TA) effective upon the completion of the pending acquisition of TA by BP p.l.c. (NYSE: BP) for cash consideration of $86.00 per share of TA common stock outstanding. • SVC expects to receive approximately $379.3 million in cash upon closing for the value of the TA shares it owns, the sale of the TA tradenames and trademarks to BP and rent BP is expected to prepay.

6RETURN TO TABLE OF CONTENTS First Quarter 2023 Results Three Months Ended March 31, 2023 Consolidated Financial Results 2023 2022 Change Net income (loss) $ 25,950 $ (119,822) $ 145,772 Net income (loss) per common share (basic and diluted) $ 0.16 $ (0.73) $ 0.89 FFO $ 35,894 $ (4,831) $ 40,725 FFO per common share (basic and diluted) $ 0.22 $ (0.03) $ 0.25 Normalized FFO $ 37,146 $ (3,409) $ 40,555 Normalized FFO per common share (basic and diluted) $ 0.23 $ (0.02) $ 0.25 EBITDA $ 203,789 $ 77,330 163.5 % Adjusted EBITDAre $ 116,841 $ 90,141 29.6 % Hotel Results Comparable Hotels No. of hotels 219 219 — No. of rooms or suites 37,429 37,429 — Occupancy 57.7 % 53.9 % 3.8 pts ADR $ 138.73 $ 121.77 13.9 % Hotel RevPAR $ 80.05 $ 65.63 22.0 % Hotel EBITDA $ 34,962 $ 9,958 251.1 % Hotel EBITDA margin 10.7 % 3.9 % 6.8 pts All Hotels No. of hotels 220 298 (78) No. of rooms or suites 37,527 47,285 (9,758) Occupancy 57.6 % 53.3 % 4.3 pts ADR $ 138.73 $ 115.24 20.4 % Hotel RevPAR $ 79.91 $ 61.42 30.1 % Hotel EBITDA $ 32,281 $ 5,220 518.4 % Hotel EBITDA margin 9.6 % 1.8 % 7.8 pts Net Lease Metrics Number of properties 765 786 (21) Occupancy 97.4 % 97.6 % (0.2) % Rent Coverage 2.98x 2.67x 0.31x Sonesta Irvine - Orange County Airport Irvine, CA * Dollars are in thousands, except per share data and hotel statistics.

7RETURN TO TABLE OF CONTENTS Financials

8RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Selected Income Statement Data: Total revenues $ 429,209 $ 455,219 $ 498,521 $ 515,777 $ 393,764 Net income (loss) $ 25,950 $ (31,409) $ 7,500 $ 11,350 $ (119,822) FFO $ 35,894 $ 73,128 $ 88,397 $ 87,031 $ (4,831) Normalized FFO $ 37,146 $ 73,266 $ 88,458 $ 89,158 $ (3,409) Adjusted EBITDAre $ 116,841 $ 150,534 $ 173,455 $ 181,873 $ 90,141 Per Common Share Data (basic and diluted): Net income (loss) $ 0.16 $ (0.19) $ 0.05 $ 0.07 $ (0.73) FFO $ 0.22 $ 0.44 $ 0.54 $ 0.53 $ (0.03) Normalized FFO $ 0.23 $ 0.44 $ 0.54 $ 0.54 $ (0.02) Dividend Data: Annualized dividends paid per share during the period $ 0.80 $ 0.80 $ 0.04 $ 0.04 $ 0.04 Annualized dividend yield (at end of period) 8.0 % 11.0 % 0.8 % 0.8 % 0.5 % Normalized FFO payout ratio 87.0 % 45.5 % 1.9 % 1.9 % (50.0) % Selected Balance Sheet Data: Total gross assets $ 10,505,429 $ 10,458,324 $ 10,561,906 $ 11,222,613 $ 12,438,367 Total assets $ 7,482,166 $ 7,488,191 $ 7,632,713 $ 8,331,559 $ 9,017,072 Total liabilities $ 6,100,261 $ 6,099,399 $ 6,180,795 $ 6,886,687 $ 7,582,773 Total shareholders' equity $ 1,381,905 $ 1,388,792 $ 1,451,918 $ 1,444,872 $ 1,434,299 (amounts in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 3/31/2023 Capitalization: Total common shares (at end of period) 165,446 Closing price (at end of period) $ 9.96 Equity market capitalization (at end of period) $ 1,647,842 Debt (principal balance) 5,810,037 Total market capitalization $ 7,457,879 Liquidity: Cash and cash equivalents $ 180,616 Available borrowings under revolving credit facility 800,000 Total Liquidity $ 980,616

9RETURN TO TABLE OF CONTENTS Three Months Ended March 31, 2023 2022 Revenues: Hotel operating revenues (1) $ 334,796 $ 297,406 Rental income (2) 94,413 96,358 Total revenues 429,209 393,764 Expenses: Hotel operating expenses (1)(3) 299,566 290,343 Other operating expenses 3,905 2,269 Depreciation and amortization 100,039 104,113 General and administrative 10,911 11,989 Transaction related costs (4) 887 1,177 Loss on asset impairment, net (5) — 5,500 Total expenses 415,308 415,391 Gain on sale of real estate, net (6) 41,898 5,548 Unrealized gains (losses) on equity securities, net (7) 49,430 (10,260) Interest income 2,786 273 Interest expense (including amortization of debt issuance costs and debt discounts and premiums of $5,232 and $5,913, respectively) (81,580) (92,344) Loss on early extinguishment of debt (8) (44) — Loss before income taxes and equity in earnings of an investee 26,391 (118,410) Income tax benefit (expense) 3,780 (695) Equity in losses of an investee (9) (4,221) (717) Net income (loss) $ 25,950 $ (119,822) Weighted average common shares outstanding (basic and diluted) 164,867 164,667 Net income (loss) per common share (basic and diluted) $ 0.16 $ (0.73) (amounts in thousands, except per share data) Condensed Consolidated Statements of Income (Loss) See accompanying notes on page 37. Sonesta Simply Suites Columbus Airport Columbus, OH

10RETURN TO TABLE OF CONTENTS March 31, 2023 December 31, 2022 ASSETS Real estate properties: Land $ 1,902,587 $ 1,902,587 Buildings, improvements and equipment 7,637,054 7,658,282 Total real estate properties, gross 9,539,641 9,560,869 Accumulated depreciation (3,023,263) (2,970,133) Total real estate properties, net 6,516,378 6,590,736 Acquired real estate leases and other intangibles, net 241,985 252,357 Assets held for sale 1,452 121,905 Cash and cash equivalents 180,616 38,369 Restricted cash 15,220 7,051 Equity method investments 108,182 112,617 Investment in equity securities 102,485 53,055 Due from related persons 48,681 35,033 Other assets, net 267,167 277,068 Total assets $ 7,482,166 $ 7,488,191 LIABILITIES AND SHAREHOLDERS' EQUITY Senior unsecured notes, net $ 5,158,504 $ 5,655,530 Mortgage notes payable, net 551,789 — Accounts payable and other liabilities 379,516 425,960 Due to related persons 10,452 17,909 Total liabilities 6,100,261 6,099,399 Commitments and contingencies Shareholders' equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 165,445,995 and 165,452,566 shares issued and outstanding, respectively 1,655 1,655 Additional paid in capital 4,555,328 4,554,861 Cumulative other comprehensive income 2,169 2,383 Cumulative net income available for common shareholders 2,529,229 2,503,279 Cumulative common distributions (5,706,476) (5,673,386) Total shareholders' equity 1,381,905 1,388,792 Total liabilities and shareholders' equity $ 7,482,166 $ 7,488,191 Condensed Consolidated Balance Sheets (dollars in thousands, except share data) Sonesta Select Los Angeles LAX El Segundo, CA

11RETURN TO TABLE OF CONTENTS (1) SVC is required to pay interest on borrowings under its revolving credit facility at a rate of LIBOR plus a premium of 250 basis points per annum, subject to an interest rate floor of 0.50%. SVC also pays a facility fee of 30 basis points per annum on the total amount of lending commitments under its revolving credit facility. Both the interest rate premium and facility fee are subject to adjustment based upon changes to its credit ratings. The interest rate listed in the schedule is as of March 31, 2023. (2) SVC has provided equity pledges on certain of its property owning subsidiaries and provided first mortgage liens on 73 properties owned by the pledged subsidiaries to secure its obligations under the credit agreement governing its credit facility. (3) These notes are secured by 308 net lease properties and are prepayable without penalty 24 months prior to the expected maturity date. (4) The notes are guaranteed by certain of SVC's subsidiaries. (5) The carrying value of SVC's total debt of $5,710,293 as of March 31, 2023 is net of unamortized discounts and premiums and certain issuance costs totaling $99,744. Weighted Average Principal Maturity Due at Years to Interest Rate Balance Date Maturity Maturity Floating Rate Debt: $800,000 revolving credit facility (1)(2) 7.360 % $ — 7/15/23 $ — 0.3 Secured Fixed Rate Debt: Net lease mortgage notes (3) 5.600 % $ 610,037 2/10/28 $ 600,576 4.9 Unsecured Fixed Rate Debt: Senior unsecured notes due 2024 4.650 % $ 350,000 3/15/24 $ 350,000 1.0 Senior unsecured notes due 2024 4.350 % 825,000 10/1/24 825,000 1.5 Senior unsecured notes due 2025 4.500 % 350,000 3/15/25 350,000 2.0 Senior unsecured notes due 2025 (4) 7.500 % 800,000 9/15/25 800,000 2.5 Senior unsecured notes due 2026 5.250 % 350,000 2/15/26 350,000 2.9 Senior unsecured notes due 2026 4.750 % 450,000 10/1/26 450,000 3.5 Senior unsecured notes due 2027 4.950 % 400,000 2/15/27 400,000 3.9 Senior unsecured notes due 2027 (4) 5.500 % 450,000 12/15/27 450,000 4.7 Senior unsecured notes due 2028 3.950 % 400,000 1/15/28 400,000 4.8 Senior unsecured notes due 2029 4.950 % 425,000 10/1/29 425,000 6.5 Senior unsecured notes due 2030 4.375 % 400,000 2/15/30 400,000 6.9 Subtotal / weighted average 5.167 % 5,200,000 5,200,000 3.3 Total / weighted average (5) 5.745 % $ 5,810,037 $ 5,800,576 3.7 Debt Summary As of March 31, 2023 (dollars in thousands)

12RETURN TO TABLE OF CONTENTS $ (M ill io ns ) $1,175 $1,150 $800 $850 $400 $425 $400 $1 $2 $2 $2 $2 $601 Unsecured Fixed Rate Debt Secured Fixed Rate Debt Revolving Credit Facility 2023 2024 2025 2026 2027 2028 2029 2030 0 250 500 750 1,000 1,250 Debt Maturity Schedule As of March 31, 2023 (1) (1) SVC's net lease mortgage notes are partially amortizing and require balloon payments at maturity. These notes are prepayable without penalty 24 months prior to the expected maturity date. (2) As of March 31, 2023, SVC had no amounts outstanding under its $800 million revolving credit facility. (2) 647 E. Main Street Pulaski, VA

13RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Leverage Ratios: Net debt / total gross assets 53.6 % 54.1 % 54.2 % 52.3 % 51.7 % Net debt / gross book value of real estate assets and cash and cash equivalents 57.9 % 56.4 % 56.5 % 54.7 % 53.4 % Secured debt / total assets 8.2 % — % 0.4 % 2.0 % 0.3 % Variable rate debt / Net debt — % — % 1.7 % 13.6 % 16.1 % Coverage Ratios: Rolling four-quarter Adjusted EBITDAre / rolling four-quarter interest expense 1.9x 1.7x 1.6x 1.4x 1.3x Net debt / rolling four-quarter Adjusted EBITDAre 9.0x 9.5x 10.1x 11.1x 13.4x As of and For the Trailing Twelve Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Public Debt Covenants: Maintenance Covenant Total unencumbered assets / unsecured debt - required minimum 150% 157.1 % 159.1 % 161.0 % 169.2 % 170.4 % Incurrence Covenants Total debt / adjusted total assets - allowable maximum 60.0% 54.8 % 53.6 % 53.8 % 57.9 % 58.3 % Secured debt / adjusted total assets - allowable maximum 40.0% 5.8 % 0.0 % 0.9 % 7.1 % 8.1 % Consolidated income available for debt service / debt service - required minimum 1.50x 1.90x 1.85x 1.72x 1.59x 1.32x Leverage Ratios, Coverage Ratios and Public Debt Covenants Sonesta Simply Suites Austin Arboretum Austin, TX

14RETURN TO TABLE OF CONTENTS For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Capital Expenditures Hotel capital improvements & FF&E Reserve fundings (1) $ 21,773 $ 36,629 $ 22,841 $ 17,517 $ 28,144 Net lease capital improvements 505 170 1,520 3,190 740 Lease related costs 67 102 51 479 147 Total capital improvements & FF&E Reserve fundings $ 22,345 $ 36,901 $ 24,412 $ 21,186 $ 29,031 As of and For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Restricted Cash Total restricted cash (beginning of period) $ 7,051 $ 10,891 $ 64,901 $ 2,963 $ 3,375 Manager deposits into FF&E Reserve 1,923 2,598 2,700 2,425 1,408 Hotel improvements funded from FF&E Reserve (1,558) (1,024) (1,577) (1,072) (787) Hotel FF&E reserves (end of period) 7,416 12,465 66,024 4,316 3,996 Net lease mortgage note rent collection account 5,867 — — — — Net lease mortgage note liquidity reserve 2,000 — — — — Proceeds from asset sales deposited into (withdrawn from) revolving credit facility collateral account, net (63) (5,414) (55,133) 60,585 (1,033) Total restricted cash (end of period) $ 15,220 $ 7,051 $ 10,891 $ 64,901 $ 2,963 (1) Includes amounts SVC funded into its FF&E reserves and amounts directly reimbursed to its hotel managers for capital expenditures. (dollars in thousands) Capital Expenditures and Restricted Cash Activity Royal Sonesta Minneapolis Minneapolis, MN

15RETURN TO TABLE OF CONTENTS ACQUISITIONS: Quarter Acquired Properties Property Type Brand Location Square Footage Purchase Price (1) Average Purchase Price per Square Foot No acquisitions since January 1, 2023 DISPOSITIONS: Quarter Disposed Properties Property Type Brand Location Rooms or Suites / Square Footage Sales Price (1) Average Sales Price per Room or Suite / Square Foot Q1 2023 1 Hotel Sonesta Select MD 152 $ 5,350 $ 35 1 Hotel Sonesta NJ 219 14,580 67 3 Hotel Residence Inn NY, PA, NC 342 29,018 85 13 Hotel Courtyard Various 1,813 108,282 60 Q2 2023 2 Net Lease Vacant OH 2,384 620 260 20 2,526 / 2,384 $ 157,850 $62 / $260 Property Acquisitions and Dispositions Information Since January 1, 2023 (dollars in thousands, except per room/sq. ft. data) (1) Represents cash sale price and excludes closing related costs. Royal Sonesta Houston Galleria Houston, TX

16RETURN TO TABLE OF CONTENTS Portfolio Information

17RETURN TO TABLE OF CONTENTS Portfolio Composition Net lease 46.2% Hotel 53.8% Number of Properties Hotel Properties 220 Number of hotel rooms 37,527 Net Lease Properties 765 Net lease square feet 13,319,743 Total Properties 985 Average hotel property size 171 rooms Average net lease property size 17,411 sq. feet Investments Diversification Facts Hotels $ 5,938,703 Tenants/Operators 183 Net Lease Properties 5,107,970 Brands 148 Total Investments $ 11,046,673 Industries 22 States 46 Geographical Diversification CA 12% TX 8% IL 6% GA 6% FL 5% AZ 4% OH 4%LA 3% PA 3% MO 3% Other 46% (36 States, DC, PR, ON) Portfolio Summary As of March 31, 2023 (dollars in thousands) (1) Based on investment (1) (1) Royal Sonesta Boston Cambridge, MA

18RETURN TO TABLE OF CONTENTS Industry No. of Properties Rooms/ Square Footage Investments Percent of Total Investment 1. Hotels 220 37,527 $ 5,938,703 53.8% 2. Travel Centers 180 5,136,654 3,352,096 30.3% 3. Restaurants-Quick Service 214 684,109 290,901 2.6% 4. Restaurants-Casual Dining 53 415,547 192,320 1.7% 5. Health and Fitness 13 873,258 186,368 1.7% 6. Movie Theaters 18 935,581 160,044 1.4% 7. Grocery Stores 19 1,020,819 129,152 1.2% 8. Home Goods and Leisure 20 628,864 120,702 1.1% 9. Automotive Equipment & Services 64 463,492 107,054 1.0% 10. Medical, Dental Office 70 372,171 102,494 0.9% 11. Automotive Dealers 8 177,433 62,550 0.6% 12. Entertainment 4 199,853 61,436 0.6% 13. Educational Services 9 220,758 55,319 0.5% 14. General Merchandise Stores 4 381,193 55,112 0.5% 15. Building Materials 29 465,283 33,280 0.3% 16. Car Washes 5 41,456 28,658 0.3% 17. Miscellaneous Manufacturing 5 538,932 24,148 0.2% 18. Drug Stores and Pharmacies 7 67,423 19,251 0.2% 19. Sporting Goods 3 120,847 17,742 0.2% 20. Legal Services 5 25,429 11,362 0.1% 21. Dollar Stores 3 27,593 2,971 —% 22. Other 5 211,465 27,245 0.2% 23. Vacant 27 311,583 67,765 0.6% Total 985 37,527 / 13,319,743 $ 11,046,673 100.0% Consolidated Portfolio Diversification by Industry As of March 31, 2023 (dollars in thousands) 622 Fair Ground Statesboro, GA

19RETURN TO TABLE OF CONTENTS Investments State Total Property Count Hotel Count Net Lease Count Total ($000s) % of Total Hotel ($000s) Hotel % of Total Net Lease ($000s) Net Lease % of Total California 58 36 22 $ 1,375,371 12.5 % $ 1,102,306 18.6 % $ 273,065 5.3 % Texas 76 20 56 871,250 7.9 % 355,106 6.0 % 516,144 10.1 % Illinois 66 10 56 704,393 6.4 % 413,385 7.0 % 291,008 5.7 % Georgia 90 16 74 668,008 6.0 % 397,874 6.7 % 270,134 5.3 % Florida 57 11 46 519,710 4.7 % 273,471 4.6 % 246,239 4.8 % Arizona 39 14 25 472,202 4.3 % 225,192 3.8 % 247,010 4.8 % Ohio 46 5 41 451,046 4.1 % 120,330 2.0 % 330,716 6.5 % Louisiana 15 3 12 379,393 3.4 % 247,689 4.2 % 131,704 2.6 % Pennsylvania 33 5 28 334,349 3.0 % 130,229 2.2 % 204,120 4.0 % Missouri 29 4 25 287,414 2.6 % 156,227 2.6 % 131,187 2.6 % Top 10 509 124 385 6,063,136 54.9 % 3,421,809 57.7 % 2,641,327 51.7 % Other (1) 476 96 380 4,983,537 45.1 % 2,516,894 42.3 % 2,466,643 48.3 % Total 985 220 765 $ 11,046,673 100.0 % $ 5,938,703 100.0 % $ 5,107,970 100.0 % (1) Consists of properties in 36 different states, the District of Columbia, Puerto Rico and Ontario, Canada with an average investment of $10,470 per property. Consolidated Portfolio by Geographic Diversification As of March 31, 2023 (dollars in thousands) Royal Sonesta Dupont Circle Washington, D.C.

20RETURN TO TABLE OF CONTENTS Brand Service Level Chain Scale Number of Hotels Percent of Total Number of Hotels Number of Rooms or Suites Percent of Total Number of Rooms or Suites Investment Percent of Total Hotel Investment Investment Per Room or Suite Royal Sonesta Hotels® Full Service Upper Upscale 17 7.7 % 5,663 15.1 % $ 1,863,704 31.4 % $ 329,102 Sonesta Hotels & Resorts® Full Service Upscale 22 10.0 % 7,149 19.1 % 1,150,386 19.3 % 160,916 Sonesta ES Suites® Extended Stay Upper Midscale 60 27.2 % 7,643 20.4 % 1,088,998 18.3 % 142,483 Sonesta Select® Select Service Upscale 44 20.0 % 6,427 17.1 % 674,895 11.4 % 105,009 Sonesta Simply Suites® Extended Stay Midscale 51 23.2 % 6,464 17.2 % 569,812 9.6 % 88,152 Hyatt Place® Select Service Upscale 17 7.7 % 2,107 5.6 % 247,582 4.2 % 117,505 Radisson® Hotels & Resorts Full Service Upscale 5 2.3 % 1,149 3.1 % 165,516 2.8 % 144,052 Crowne Plaza® Full Service Upscale 1 0.5 % 495 1.3 % 123,734 2.1 % 249,968 Country Inns & Suites® by Radisson Full Service Upper Midscale 3 1.4 % 430 1.1 % 54,076 0.9 % 125,758 Total/Average Hotels 220 100.0 % 37,527 100.0 % $ 5,938,703 100.0 % $ 158,251 Hotel Portfolio by Brand As of March 31, 2023 (dollars in thousands, except per room or suite data)

21RETURN TO TABLE OF CONTENTS Occupancy ADR RevPAR Three Months Ended March 31, Three Months Ended March 31, Three Months Ended March 31, Brand Service Level No. of Hotels No. of Rooms or Suites 2023 2022 Change 2023 2022 Change 2023 2022 Change Sonesta Hotels & Resorts Full Service 22 7,149 56.9 % 51.9 % 5.0 pts $ 152.38 $ 144.09 5.8 % $ 86.70 $ 74.78 15.9 % Royal Sonesta Full Service 17 5,663 47.3 % 36.8 % 10.5 pts 238.96 210.61 13.5 % 113.03 77.50 45.8 % Radisson Hotel Full Service 5 1,149 65.4 % 57.5 % 7.9 pts 152.87 126.88 20.5 % 99.98 72.96 37.0 % Crowne Plaza Full Service 1 495 58.4 % 43.4 % 15.0 pts 139.80 121.33 15.2 % 81.64 52.66 55.0 % Country Inn and Suites Full Service 3 430 56.0 % 52.2 % 3.8 pts 123.16 107.10 15.0 % 68.97 55.91 23.4 % Full Service Total / Average 48 14,886 53.9 % 46.3 % 7.6 pts 180.26 160.71 12.2 % 97.16 74.41 30.6 % Sonesta Select Select Service 44 6,427 51.1 % 43.0 % 8.1 pts 118.88 108.16 9.9 % 60.75 46.51 30.6 % Hyatt Place Select Service 17 2,107 63.9 % 58.6 % 5.3 pts 124.44 113.09 10.0 % 79.52 66.27 20.0 % Select Service Total / Average 61 8,534 54.3 % 46.9 % 7.4 pts 120.50 109.69 9.9 % 65.43 51.44 27.2 % Sonesta ES Suites Extended Stay 60 7,643 63.5 % 65.9 % (2.4) pts 128.10 114.54 11.8 % 81.34 75.48 7.8 % Sonesta Simply Suites Extended Stay 50 6,366 64.4 % 66.1 % (1.7) pts 90.85 79.55 14.2 % 58.51 52.58 11.3 % Extended Stay Total / Average 110 14,009 63.9 % 66.0 % (2.1) pts 111.16 98.76 12.6 % 71.03 65.18 9.0 % 219 37,429 57.7 % 53.9 % 3.8 pts $ 138.73 $ 121.77 13.9 % $ 80.05 $ 65.63 22.0 % Hotel Operating Statistics by Service Level - Comparable Hotels All operating data presented are based upon the operating results provided by SVC's managers and tenants for the indicated periods. SVC has not independently verified its managers' or tenants' operating data.

22RETURN TO TABLE OF CONTENTS Occupancy ADR RevPAR Three Months Ended March 31, Three Months Ended March 31, Three Months Ended March 31, Brand Service Level No. of Hotels No. of Rooms or Suites 2023 2022 Change 2023 2022 Change 2023 2022 Change Sonesta Hotels & Resorts Full Service 22 7,149 56.9 % 51.9 % 5.0 pts $ 152.38 $ 144.09 5.8 % $ 86.70 $ 74.78 15.9 % Royal Sonesta Full Service 17 5,663 47.3 % 36.8 % 10.5 pts 238.96 210.61 13.5 % 113.03 77.50 45.8 % Radisson Hotel Full Service 5 1,149 65.4 % 57.5 % 7.9 pts 152.87 126.88 20.5 % 99.98 72.96 37.0 % Crowne Plaza Full Service 1 495 58.4 % 43.4 % 15.0 pts 139.80 121.33 15.2 % 81.64 52.66 55.0 % Country Inn and Suites Full Service 3 430 56.0 % 52.2 % 3.8 pts 123.16 107.10 15.0 % 68.97 55.91 23.4 % Full Service Total / Average 48 14,886 53.9 % 46.3 % 7.6 pts 180.26 160.71 12.2 % 97.16 74.41 30.6 % Sonesta Select Select Service 44 6,427 51.1 % 43.0 % 8.1 pts 118.88 108.16 9.9 % 60.75 46.51 30.6 % Hyatt Place Select Service 17 2,107 63.9 % 58.6 % 5.3 pts 124.44 113.09 10.0 % 79.52 66.27 20.0 % Select Service Total / Average 61 8,534 54.3 % 46.9 % 7.4 pts 120.50 109.69 9.9 % 65.43 51.44 27.2 % Sonesta ES Suites Extended Stay 60 7,643 63.5 % 65.9 % (2.4) pts 128.10 114.54 11.8 % 81.34 75.48 7.8 % Sonesta Simply Suites Extended Stay 51 6,464 63.7 % 65.1 % (1.4) pts 90.85 79.55 14.2 % 57.87 51.79 11.7 % Extended Stay Total / Average 111 14,107 63.6 % 65.5 % (1.9) pts 111.16 98.76 12.6 % 70.70 64.69 9.3 % 220 37,527 57.6 % 53.7 % 3.9 pts $ 138.73 $ 121.77 13.9 % $ 79.91 $ 65.39 22.2 % Hotel Operating Statistics by Service Level - All Hotels(1) All operating data presented are based upon the operating results provided by SVC's managers and tenants for the indicated periods. SVC has not independently verified its managers' or tenants' operating data. (1) Results of all hotels owned as of March 31, 2023. Excludes the results of hotels sold during the periods presented.

23RETURN TO TABLE OF CONTENTS Brand Properties Square Feet Investment Percent of Total Investment Annualized Minimum Rent Percent of Total Annualized Minimum Rent Rent Coverage 1. TravelCenters of America 133 3,643,581 $ 2,289,189 44.8 % $ 169,067 45.7 % 2.81x 2. Petro Stopping Centers 44 1,445,004 1,021,226 20.0 % 77,043 20.8 % 2.36x 3. The Great Escape 14 542,666 98,242 1.9 % 7,711 2.1 % 7.19x 4. Life Time Fitness 3 420,335 92,617 1.8 % 5,770 1.6 % 2.35x 5. AMC Theatres 8 401,403 77,722 1.5 % 5,248 1.4 % 1.36x 6. Buehler's Fresh Foods 5 502,727 76,469 1.5 % 5,657 1.5 % 3.48x 7. Heartland Dental 59 234,274 61,120 1.2 % 4,629 1.3 % 4.09x 8. Norms 10 63,490 53,673 1.1 % 3,693 1.0 % 2.07x 9. Express Oil Change 23 83,825 49,724 1.0 % 3,717 1.0 % 4.32x 10. Pizza Hut 40 167,366 45,285 0.9 % 3,401 0.9 % 1.94x 11. Flying J Travel Plaza 3 48,069 41,681 0.8 % 3,247 0.9 % 5.75x 12. Courthouse Athletic Club 4 193,659 39,688 0.8 % 1,878 0.5 % 1.35x 13. America's Auto Auction 6 72,338 38,314 0.8 % 3,216 0.9 % 5.88x 14. Fleet Farm 1 218,248 37,802 0.7 % 2,728 0.7 % 1.75x 15. B&B Theatres 4 261,300 37,619 0.7 % 2,885 0.8 % 1.02x 16. Big Al's 2 111,912 35,214 0.7 % 2,336 0.6 % 1.55x 17. Regal Cinemas 5 223,846 34,953 0.7 % 2,962 0.8 % 1.55x 18. Hardee's 19 62,792 31,844 0.6 % 2,158 0.6 % 1.20x 19. Martin's 16 81,909 31,144 0.6 % 2,252 0.6 % 1.28x 20. Burger King 18 59,106 30,730 0.6 % 1,869 0.5 % 2.59x 21. Arby's 19 57,868 29,234 0.6 % 1,731 0.5 % 4.07x 22. Crème de la Crème 4 81,929 29,131 0.6 % 2,429 0.7 % 1.34x 23. Mister Car Wash 5 41,456 28,658 0.6 % 2,170 0.6 % 3.45x 24. Popeye's 20 45,708 28,434 0.6 % 1,983 0.5 % 5.20x 25. Church's Chicken 32 43,399 26,326 0.5 % 1,680 0.5 % 3.73x 26. Other (1) 268 4,211,533 741,931 14.4 % 48,296 13.0 % 4.16x Total 765 13,319,743 $ 5,107,970 100.0 % $ 369,756 100.0 % 2.98x (1) Consists of 114 distinct brands with an average investment of $2,768 per property. Net Lease Portfolio by Brand As of March 31, 2023 (dollars in thousands) 401 Vincennes Avenue New Albany, IN

24RETURN TO TABLE OF CONTENTS Industry No. of Properties Square Feet Investment Percent of Total Investment Annualized Minimum Rent Percent of Total Annualized Minimum Rent Rent Coverage 1. Travel Centers 180 5,136,654 $ 3,352,096 65.6% $ 249,357 67.4% 2.71x 2. Restaurants-Quick Service 214 684,109 290,901 5.7% 19,735 5.3% 3.19x 3. Restaurants-Casual Dining 53 415,547 192,320 3.8% 11,940 3.2% 2.43x 4. Health and Fitness 13 873,258 186,368 3.6% 11,011 3.0% 1.95x 5. Movie Theaters 18 935,581 160,044 3.1% 11,696 3.2% 1.48x 6. Grocery Stores 19 1,020,819 129,152 2.5% 9,223 2.5% 4.05x 7. Home Goods and Leisure 20 700,906 120,702 2.4% 9,838 2.7% 6.01x 8. Automotive Equipment & Services 64 463,492 107,054 2.1% 7,665 2.1% 4.36x 9. Medical, Dental Office 70 372,171 102,494 2.0% 8,268 2.2% 2.41x 10. Automotive Dealers 8 177,433 62,550 1.2% 4,956 1.3% 5.73x 11. Entertainment 4 199,853 61,436 1.2% 4,319 1.2% 3.12x 12. Educational Services 9 220,758 55,319 1.1% 4,451 1.2% 1.79x 13. General Merchandise Stores 4 381,193 55,112 1.1% 3,874 1.0% 2.86x 14. Building Materials 29 465,283 33,280 0.7% 2,829 0.8% 7.39x 15. Car Washes 5 41,456 28,658 0.6% 2,170 0.6% 3.45x 16. Miscellaneous Manufacturing 5 538,932 24,148 0.5% 1,691 0.5% 18.01x 17. Drug Stores and Pharmacies 7 67,423 19,251 0.4% 1,258 0.3% 0.59x 18. Sporting Goods 3 120,847 17,742 0.3% 1,090 0.3% 5.15x 19. Legal Services 5 25,429 11,362 0.2% 1,054 0.3% 1.89x 20. Dollar Stores 3 27,593 2,971 0.1% 189 0.1% 2.69x 21. Other (1) 5 139,423 27,245 0.5% 3,142 0.8% 5.97x 22. Vacant 27 311,583 67,765 1.3% — —% —x Total 765 13,319,743 $ 5,107,970 100.0% $ 369,756 100.0% 2.98x (1) Consists of miscellaneous businesses with an average investment of $5,449 per property. Net Lease Portfolio by Industry As of March 31, 2023 (dollars in thousands) 2983 Cottingham Expressway Pineville, LA

25RETURN TO TABLE OF CONTENTS Tenant Brand Affiliation No. of Properties Square Feet Investment Percent of Total Investment Annualized Minimum Rent Percent of Total Annualized Minimum Rent Weighted Average Lease Term Rent Coverage 1. TravelCenters of America Inc.(1) TravelCenters of America / Petro Stopping Centers 177 5,088,585 $ 3,310,415 64.8 % $ 246,110 66.6 % 10.01 2.67x 2. Universal Pool Co., Inc. The Great Escape 14 542,666 98,242 1.9 % 7,711 2.1 % 4.42 7.19x 3. Healthy Way of Life II, LLC Life Time Fitness 3 420,335 92,617 1.8 % 5,770 1.6 % 12.26 2.35x 4. American Multi-Cinema, Inc. AMC Theatres 8 401,403 77,722 1.5 % 5,248 1.4 % 3.48 1.36x 5. Styx Acquisition, LLC Buehler's Fresh Foods 5 502,727 76,469 1.5 % 5,657 1.5 % 12.59 3.48x 6. Professional Resource Development, Inc. Heartland Dental 59 234,274 61,120 1.2 % 4,629 1.3 % 3.00 4.09x 7. Norms Restaurants, LLC Norms 10 63,490 53,673 1.1 % 3,693 1.0 % 22.27 2.07x 8. Express Oil Change, L.L.C. Express Oil Change 23 83,825 49,724 1.0 % 3,717 1.0 % 12.01 4.32x 9. Pilot Travel Centers LLC Flying J Travel Plaza 3 48,069 41,681 0.8 % 3,247 0.9 % 5.73 5.75x 10. Capitol Racquet Sports, Inc. Courthouse Athletic Club 4 193,659 39,688 0.8 % 1,878 0.5 % 18.35 1.35x Sub-total, Top 10 306 7,579,033 3,901,351 76.4 % 287,660 77.9 % 9.92 2.84x 11. Other (2) Various 459 5,740,710 1,206,619 23.6 % 82,096 22.1 % 8.68 3.50x Total 765 13,319,743 $ 5,107,970 100.0 % $ 369,756 100.0 % 9.44 2.98x (1) TA is SVC's largest tenant. As of March 31, 2023, SVC leased 177 travel centers (133 under the TravelCenters of America brand and 44 under the Petro Stopping Centers brand) to a subsidiary of TA under five master leases that expire in 2029, 2031, 2032, 2033 and 2035, respectively. (2) Consists of 169 tenants with an average investment of $2,629 per property. Net Lease Portfolio by Tenant (Top 10) As of March 31, 2023 (dollars in thousands)

26RETURN TO TABLE OF CONTENTS Year (1) Square Feet Annualized Minimum Rent Expiring Percent of Total Annualized Minimum Rent Expiring Cumulative % of Total Annualized Minimum Rent Expiring 2023 209,044 $ 1,560 0.4% 0.4% 2024 769,082 9,902 2.7% 3.1% 2025 436,524 8,977 2.4% 5.5% 2026 1,050,697 11,669 3.2% 8.7% 2027 1,071,904 14,075 3.8% 12.5% 2028 566,378 9,793 2.6% 15.1% 2029 1,266,197 48,502 13.1% 28.2% 2030 138,590 4,175 1.1% 29.3% 2031 1,321,577 48,862 13.2% 42.5% 2032 1,267,177 53,793 14.6% 57.1% 2033 1,157,031 52,638 14.2% 71.3% 2034 144,247 3,817 1.0% 72.3% 2035 2,237,712 80,365 21.8% 94.1% 2036 558,374 8,095 2.2% 96.3% 2037 35,103 465 0.1% 96.4% 2038 66,700 1,184 0.3% 96.7% 2039 134,901 3,214 0.9% 97.6% 2040 115,142 2,406 0.7% 98.3% 2041 223,043 2,291 0.6% 98.9% 2042 — — —% 98.9% 2043 141,134 280 0.1% 99.0% 2044 — — —% 99.0% 2045 63,490 3,693 1.0% 100.0% Total 12,974,047 $ 369,756 100.0% Weighted Average Lease Term 8.5 years 9.4 years (1) The year of lease expiration is pursuant to contract terms. Net Lease Portfolio - Expiration Schedule As of March 31, 2023 (dollars in thousands) 1055 Sugarbush Drive Ashland, OH

27RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Properties (end of period) 765 765 769 775 786 Total square feet 13,319,743 13,374,325 13,412,371 13,406,568 13,515,100 Square feet leased 12,974,047 13,050,456 13,160,403 13,251,701 13,185,809 Percentage leased 97.4 % 97.6 % 98.1 % 98.8 % 97.6 % As of and For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Vacant properties beginning of period 23 21 17 29 30 Vacant property sales / leased (1) (1) (7) (12) (3) Lease terminations 5 3 11 — 2 Vacant properties end of the period 27 23 21 17 29 Net Lease Portfolio - Occupancy Summary As of March 31, 2023 8331 South Holland Road Chicago, IL

28RETURN TO TABLE OF CONTENTS Appendix

29RETURN TO TABLE OF CONTENTS Company Profile and Research Coverage The Company: Service Properties Trust, or SVC, is a real estate investment trust, or REIT, that owns hotels and service-focused retail net lease properties throughout the United States and in Puerto Rico and Canada. SVC is included in 165 market indices and comprises more than 1% of the following indices as of March 31, 2023: Bloomberg Reit Hotels Index (BBREHOTL), Invesco S&P SmallCap Financials ETF INAV Index (PSCFIV), Invesco S&P SmallCap 600® Equal Weight ETF INAV Index (EWSCIV), Hoya Capital High Dividend Yield Index (GTR) (RIET), Solactive US Small Cap High Dividend Index (SOLSMHD) and Bloomberg US 2000 Real Estate Price Return Index (B2000R). Management: SVC is managed by The RMR Group (Nasdaq: RMR). RMR is an alternative asset management company that is focused on commercial real estate and related businesses. As of March 31, 2023, RMR had over $37 billion of real estate assets under management and the combined RMR managed companies had more than $16 billion of annual revenues, nearly 2,100 properties and over 38,000 employees. SVC believes that being managed by RMR is a competitive advantage for SVC because of RMR’s depth of management and experience in the real estate industry. SVC also believes RMR provides management services to us at costs that are lower than SVC would have to pay for similar quality services if SVC were self-managed. Equity Research Coverage B. Riley Securities, Inc. Oppenheimer & Co. Inc. Bryan Maher Tyler Batory bmaher@brileyfin.com (212) 667-7230 (646) 885-5423 tyler.batory@opco.com Wells Fargo Securities Dori Kesten (617) 603-4233 dori.kesten@wellsfargo.com Rating Agencies and Issuer Ratings Moody’s Investors Service S&P Global Reed Valutas Alan Zigman (212) 553-4169 (416) 507-2556 alan.zigman@spglobal.com B2 (Outlook: Negative)/B1* B+ (Outlook Negative)/BB* *B1 rating assigned to guaranteed Senior Unsecured Notes. *BB rating assigned to guaranteed Senior Unsecured Notes. SVC is followed by the analysts and its credit is rated by the rating agencies listed on this page. Please note that any opinions, estimates or forecasts regarding SVC’s performance made by these analysts or agencies do not represent opinions, forecasts or predictions of SVC or its management. SVC does not by its reference above imply its endorsement of or concurrence with any information, conclusions or recommendations provided by any of these analysts or agencies.

30RETURN TO TABLE OF CONTENTS Board of Trustees Laurie B. Burns Robert E. Cramer Donna D. Fraiche Independent Trustee Independent Trustee Lead Independent Trustee John L. Harrington William A. Lamkin John G. Murray Independent Trustee Independent Trustee Managing Trustee Adam D. Portnoy Chair of the Board & Managing Trustee Executive Officers Todd W. Hargreaves Brian E. Donley President and Chief Investment Officer Chief Financial Officer and Treasurer Governance Information Royal Sonesta Kaua'i Resort Lihue, Kauai, HI

31RETURN TO TABLE OF CONTENTS Non-GAAP Financial Measures SVC presents certain “non-GAAP financial measures” within the meaning of the applicable Securities and Exchange Commission, or SEC, rules, including FFO, Normalized FFO, EBITDA, Hotel EBITDA, EBITDAre and Adjusted EBITDAre. These measures do not represent cash generated by operating activities in accordance with GAAP and should not be considered alternatives to net income (loss) as indicators of SVC's operating performance or as measures of its liquidity. These measures should be considered in conjunction with net income (loss) as presented in SVC's condensed consolidated statements of income (loss). SVC considers these non-GAAP measures to be appropriate supplemental measures of operating performance for a REIT, along with net income (loss). SVC believes these measures provide useful information to investors because by excluding the effects of certain historical amounts, such as depreciation and amortization expense, they may facilitate a comparison of its operating performance between periods and with other REITs and, in the case of Hotel EBITDA, reflecting only those income and expense items that are generated and incurred at the hotel level may help both investors and management to understand the operations of its hotels. FFO and Normalized FFO: SVC calculates funds from operations, or FFO, and Normalized FFO as shown on page 33. FFO is calculated on the basis defined by The National Association of Real Estate Investment Trusts, or Nareit, which is net income (loss), calculated in accordance with GAAP, excluding any gain or loss on sale of properties and loss on impairment of real estate assets, if any, plus real estate depreciation and amortization, less any unrealized gains and losses on equity securities, as well as adjustments to reflect SVC's share of FFO attributable to an investee and certain other adjustments currently not applicable to us. In calculating Normalized FFO, SVC adjusts for the items shown on page 33. FFO and Normalized FFO are among the factors considered by SVC's Board of Trustees when determining the amount of distributions to SVC's shareholders. Other factors include, but are not limited to, requirements to satisfy its REIT distribution requirements, the availability to SVC of debt and equity capital, SVC's distribution rate as a percentage of the trading price of its common shares, or dividend yield, and to the dividend yield of other REITs, SVC's expectation of its future capital requirements and operating performance and its expected needs for and availability of cash to pay its obligations. Other real estate companies and REITs may calculate FFO and Normalized FFO differently than SVC does. EBITDA, EBITDAre and Adjusted EBITDAre: SVC calculates earnings before interest, taxes, depreciation and amortization, or EBITDA, EBITDA for real estate, or EBITDAre, and Adjusted EBITDAre as shown on page 34. EBITDAre is calculated on the basis defined by Nareit, which is EBITDA, excluding gains and losses on the sale of real estate, loss on impairment of real estate assets, if any, and adjustments to reflect SVC's share of EBITDAre attributable to an investee. In calculating Adjusted EBITDAre, SVC adjusts for the items shown on page 34. Other real estate companies and REITs may calculate EBITDA, EBITDAre and Adjusted EBITDAre differently than SVC does. Hotel EBITDA: SVC calculates Hotel EBITDA as hotel operating revenues less hotel operating expenses of all managed and leased hotels, prior to any adjustments required for presentation in its condensed consolidated statements of income (loss) in accordance with GAAP. SVC believes that Hotel EBITDA provides useful information to management and investors as a key measure of the profitability of its hotel operations. Other Definitions Adjusted Total Assets and Total Unencumbered Assets: Adjusted total assets and total unencumbered assets include original cost of real estate assets calculated in accordance with GAAP before impairment write-downs, if any, and exclude depreciation and amortization, accounts receivable and intangible assets. Annualized Dividend Yield: Annualized dividend yield is the annualized dividend paid during the period divided by the closing price of SVC's common shares at the end of the period. Average Daily Rate: ADR represents rooms revenue divided by the total number of room nights sold in a given period. ADR provides useful insight on pricing at SVC's hotels and is a measure widely used in the hotel industry. Chain Scale: As characterized by STR Global Limited, a data benchmark and analytics provider for the lodging industry. Comparable Hotels Data: SVC presents RevPAR, ADR and occupancy for the periods presented on a comparable basis to facilitate comparisons between periods. SVC generally defines comparable hotels as those that it owned on March 31, 2023 and were open and operating since the beginning of the earliest period being compared. For the periods presented, SVC's comparable results excluded one hotel that had suspended operations during part of the periods presented. Consolidated Income Available for Debt Service: Consolidated income available for debt service, as defined in SVC's debt agreements, is earnings from operations excluding interest expense, unrealized gains and losses on equity securities, depreciation and amortization, loss on asset impairment, unrealized appreciation on assets held for sale, gains and losses on early extinguishment of debt, gains and losses on sales of property and amortization of deferred charges. Debt: Debt amounts reflect the principal balance as of the date reported. Net debt means total debt less unrestricted cash and cash equivalents as of the date reported. Equity Research Coverage / Ratings Agencies: SVC is followed by the analysts and its publicly held debt is rated by the rating agencies listed on page 29. Please note that any opinions, estimates or forecasts regarding SVC's performance made by these analysts or agencies do not represent opinions, forecasts or predictions of SVC or its management. SVC does not by its reference above imply its endorsement of or concurrence with any information, conclusions or recommendations provided by any of these analysts or agencies. . Non-GAAP Financial Measures and Certain Definitions

32RETURN TO TABLE OF CONTENTS FF&E Reserve: Various percentages of total sales at certain of SVC's hotels are escrowed as reserves for future renovations or refurbishments, or FF&E reserve escrows. SVC owns all the FF&E reserve escrows for its hotels. FF&E Reserve Deposits Not Funded by Hotel Operations: The operating agreements for SVC's hotels generally provide that, if necessary, SVC will provide FF&E funding in excess of escrowed reserves. To the extent SVC makes such fundings, its contractual owner's priority returns or rents generally increase by a percentage of the amounts it funds. Gross Book Value of Real Estate Assets: Gross book value of real estate assets is real estate properties at cost plus acquisition related costs, if any, before purchase price allocations, less impairment write-downs, if any. Hotel EBITDA Margin: Hotel EBITDA as a percentage of hotel operating revenues. Investment: SVC defines hotel investment as historical cost of its properties plus capital improvements funded by it less impairment write-downs, if any, and excludes capital improvements made from FF&E reserves funded from hotel operations that do not result in increases in owner's priority return or rents. SVC defines net lease investment as historical cost of its properties plus capital improvements funded by SVC less impairment write-downs, if any. Occupancy: Occupancy represents the total number of room nights sold divided by the total number of room nights available at a hotel or group of hotels, and represents occupied square footage as of the end of the period shown for net lease properties. Occupancy is an important measure of the utilization rate and demand of its hotels. Owner's Priority Return: Each of its management agreements or leases with hotel operators provides for payment to SVC of an annual owner's priority return or minimum rent, respectively. Certain of these minimum payment amounts are secured by full or limited guarantees. In addition, certain of its hotel management agreements provide for payment to SVC of additional amounts to the extent of available cash flows as defined in the management agreement. Payments of these additional amounts are not guaranteed. Each of SVC's agreements with its net lease tenants provides for payment to SVC of minimum rent. Certain of these minimum payment amounts are secured by full or limited guarantees. Annualized minimum rent amounts represent cash rent amounts due to SVC and exclude adjustments, if any, necessary to record scheduled rent changes under certain of its leases, the deferred rent obligations payable to SVC under its leases with TA and the estimated future payments to SVC under its TA leases for the cost of removing underground storage tanks at its travel centers on a straight line basis or any reimbursement of expenses paid by SVC. Rent Coverage: SVC defines rent coverage as earnings before interest, taxes, depreciation, amortization and rent, or EBITDAR, divided by the annual minimum rent due to SVC weighted by the minimum rent of the property to total minimum rents of the net lease portfolio. EBITDAR amounts used to determine rent coverage are generally for the latest twelve month period, based on the most recent operating information, if any, furnished by the tenant. Operating statements furnished by the tenant often are unaudited and, in certain cases, may not have been prepared in accordance with GAAP and are not independently verified by SVC. In instances where SVC does not have tenant financial information, it calculates an implied coverage ratio for the period based on other tenants with available financial statements operating the same brand or within the same industry. As a result, SVC believes using this implied coverage metric provides a more reasonable estimated representation of recent operating results and the financial condition for those tenants. Revenue per Available Room: RevPAR represents rooms revenue divided by the total number of room nights available to guests for a given period. RevPAR is an industry metric correlated to occupancy and ADR and helps measure revenue performance over comparable periods. Total Gross Assets: Total gross assets is total assets plus accumulated depreciation. Non-GAAP Financial Measures and Certain Definitions (Continued)

33RETURN TO TABLE OF CONTENTS For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Net income (loss) $ 25,950 $ (31,409) $ 7,500 $ 11,350 $ (119,822) Add (Less): Depreciation and amortization 100,039 94,961 101,514 100,520 104,113 Loss on asset impairment, net (5) — 1,269 1,172 3,048 5,500 (Gain) loss on sale of real estate, net (6) (41,898) (3,583) 164 (38,851) (5,548) Unrealized (gains) losses on equity securities, net (7) (49,430) 10,841 (23,056) 10,059 10,260 Adjustments to reflect SVC's share of FFO attributable to an investee (9) 1,233 1,049 1,103 905 666 FFO 35,894 73,128 88,397 87,031 (4,831) Add (Less): Loss on early extinguishment of debt (8) 44 — — 791 — Adjustments to reflect SVC's share of Normalized FFO attributable to an investee (9) 321 138 61 593 245 Transaction related costs (4) 887 — — 743 1,177 Normalized FFO $ 37,146 $ 73,266 $ 88,458 $ 89,158 $ (3,409) Weighted average shares outstanding (basic and diluted) 164,867 164,862 164,745 164,667 164,667 Basic and diluted per share common share amounts: Net income (loss) $ 0.16 $ (0.19) $ 0.05 $ 0.07 $ (0.73) FFO $ 0.22 $ 0.44 $ 0.54 $ 0.53 $ (0.03) Normalized FFO $ 0.23 $ 0.44 $ 0.54 $ 0.54 $ (0.02) Calculation of FFO and Normalized FFO (amounts in thousands, except per share data) See accompanying notes on page 37.

34RETURN TO TABLE OF CONTENTS For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Net income (loss) $ 25,950 $ (31,409) $ 7,500 $ 11,350 $ (119,822) Add (Less): Interest expense 81,580 77,891 81,740 89,820 92,344 Income tax (benefit) expense (3,780) (1,757) 390 473 695 Depreciation and amortization 100,039 94,961 101,514 100,520 104,113 EBITDA 203,789 139,686 191,144 202,163 77,330 Add (Less): Loss on asset impairment, net (5) — 1,269 1,172 3,048 5,500 (Gain) loss on sale of real estate, net (6) (41,898) (3,583) 164 (38,851) (5,548) Adjustments to reflect SVC's share of EBITDAre attributable to an investee (9) 2,614 2,340 2,787 2,074 680 EBITDAre 164,505 139,712 195,267 168,434 77,962 Add (less): Unrealized (gains) losses on equity securities, net (7) (49,430) 10,841 (23,056) 10,059 10,260 Loss on early extinguishment of debt (8) 44 — — 791 — Adjustments to reflect SVC's share of Adjusted EBITDAre attributable to an investee (9) 321 (529) 272 1,014 280 Transaction related costs (4) 887 — — 743 1,177 General and administrative expense paid in common shares (10) 514 510 972 832 462 Adjusted EBITDAre $ 116,841 $ 150,534 $ 173,455 $ 181,873 $ 90,141 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre (dollars in thousands) See accompanying notes on page 37.

35RETURN TO TABLE OF CONTENTS (dollars in thousands) For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Number of hotels 219 219 219 219 219 Room revenues $ 268,045 $ 273,896 $ 320,563 $ 318,037 $ 217,276 Food and beverage revenues 41,909 45,341 41,985 43,509 25,053 Other revenues 17,042 15,893 16,174 17,001 12,167 Hotel operating revenues - comparable hotels 326,996 335,130 378,722 378,547 254,496 Rooms expenses 88,383 89,952 98,440 94,138 73,877 Food and beverage expenses 34,337 34,677 33,880 31,645 22,371 Other direct and indirect expenses 124,947 118,534 123,288 121,234 106,318 Management fees 12,651 12,876 14,695 14,594 10,124 Real estate taxes, insurance and other 30,162 23,942 28,990 28,404 30,626 FF&E reserves (11) 1,554 1,459 1,685 1,680 1,222 Hotel operating expenses - comparable hotels 292,034 281,440 300,978 291,695 244,538 Hotel EBITDA $ 34,962 $ 53,690 $ 77,744 $ 86,852 $ 9,958 Hotel EBITDA Margin 10.7 % 16.0 % 20.5 % 22.9 % 3.9 % Hotel operating revenues (GAAP) (1) $ 334,796 $ 350,501 $ 400,453 $ 418,984 $ 297,406 Add (less) Hotel operating revenues from non-comparable hotels (7,800) (15,371) (21,731) (40,437) (42,910) Hotel operating revenues - comparable hotels $ 326,996 $ 335,130 $ 378,722 $ 378,547 $ 254,496 Hotel operating expenses (GAAP) (1) $ 299,566 $ 293,554 $ 318,266 $ 325,194 $ 290,343 Add (less) Hotel operating expenses from non-comparable hotels (10,042) (14,194) (19,594) (35,800) (47,648) Reduction for security deposit and guaranty fundings, net (3) 335 — — — — FF&E reserves from managed hotel operations (11) 1,554 1,459 1,685 1,680 1,222 Other (12) 621 621 621 621 621 Hotel operating expenses - comparable hotels $ 292,034 $ 281,440 $ 300,978 $ 291,695 $ 244,538 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels See accompanying notes on page 37.

36RETURN TO TABLE OF CONTENTS (dollars in thousands) For the Three Months Ended 3/31/2023 12/31/2022 9/30/2022 6/30/2022 3/31/2022 Number of hotels 220 238 242 247 298 Room revenues $ 275,267 $ 288,082 $ 341,106 $ 357,117 $ 258,620 Food and beverage revenues 42,245 45,968 42,636 44,256 25,902 Other revenues 17,284 16,451 16,711 17,611 12,884 Hotel operating revenues 334,796 350,501 400,453 418,984 297,406 Rooms expenses 91,300 93,067 104,761 106,982 88,743 Food and beverage expenses 34,750 35,248 34,497 32,333 23,234 Other direct and indirect expenses 128,202 124,396 130,470 136,099 127,017 Management fees 12,143 12,450 14,362 15,240 11,332 Real estate taxes, insurance and other 34,128 29,014 34,797 35,161 40,638 FF&E reserves (11) 1,992 2,252 2,622 3,172 1,222 Hotel operating expenses 302,515 296,427 321,509 328,987 292,186 Hotel EBITDA $ 32,281 $ 54,074 $ 78,944 $ 89,997 $ 5,220 Hotel EBITDA Margin 9.6 % 15.4 % 19.7 % 21.5 % 1.8 % Hotel operating expenses (GAAP) (1) $ 299,566 $ 293,554 $ 318,266 $ 325,194 $ 290,343 Add (less) Reduction for security deposit and guaranty fundings, net (3) 335 — — — — FF&E reserves from managed hotel operations (11) 1,992 2,252 2,622 3,172 1,222 Other (12) 622 621 621 621 621 Hotel operating expenses $ 302,515 $ 296,427 $ 321,509 $ 328,987 $ 292,186 Calculation and Reconciliation of Hotel EBITDA - All Hotels* See accompanying notes on page 37. * Results of all hotels as owned during the periods presented, including the results of hotels sold by SVC for the periods owned by SVC.

37RETURN TO TABLE OF CONTENTS Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA (dollar in thousands) (1) As of March 31, 2023, SVC owned 220 hotels. SVC's condensed consolidated statements of income (loss) include hotel operating revenues and expenses of its managed hotels. (2) SVC reduced rental income by $2,448 and $1,973 for the three months ended March 31, 2023 and 2022, respectively, to record scheduled rent changes under certain of its leases, the deferred rent obligations under its leases with TravelCenters of America Inc., or TA, and the estimated future payments to SVC under the leases with TA for the cost of removing underground storage tanks on a straight-line basis. (3) When managers of SVC's hotels are required to fund the shortfalls of owner’s priority return under the terms of the management agreements or their guarantees, SVC reflects such fundings in its condensed consolidated statements of income (loss) as a reduction of hotel operating expenses. The net reduction to hotel operating expenses was $335 for the three months ended March 31, 2023. There were no net reductions to hotel operating expenses during the three months ended March 31, 2022. (4) Transaction related costs for the three months ended March 31, 2023 of $887 primarily consisted of costs related to potential acquisitions. Transaction related costs for the three months ended June 30, 2022 of $743 primarily consisted of exploration of possible financing transactions. Transaction related costs for the three months ended March 31, 2022 of $1,177 primarily consisted of expenses incurred related to SVC's hotel rebranding activities. (5) SVC recorded a loss on asset impairment of $1,269 to reduce the carrying value of one hotel and one net lease property to their estimated fair value less costs to sell during the three months ended December 31, 2022, $1,172 to reduce the carrying value of three hotels and one net lease property to their estimated fair value less costs to sell during the three months ended September 30, 2022, $3,048 to reduce the carrying value of two hotels and four net lease properties to their estimated fair value less costs to sell during the three months ended June 30, 2022 and $5,500 to reduce the carrying value of 25 hotels to their estimated fair value less costs to sell during the three months ended March 31, 2022. (6) SVC recorded a $41,898 net gain on sale of real estate during the three months ended March 31, 2023 in connection with the sale of 18 hotels, a $3,583 net gain on sale of real estate during the three months ended December 31, 2022 in connection with the sale of four hotels and two net lease properties, a $164 net loss on sale of real estate during the three months ended September 30, 2022 in connection with the sale of five hotels and six net lease properties, a $38,851 net gain on sale of real estate during the three months ended June 30, 2022 in connection with the sale of 51 hotels and eleven net lease properties and a $5,548 net gain on sale of real estate during the three months ended March 31, 2022 in connection with the sale of five hotels and two net lease properties. (7) Unrealized gain or loss on equity securities, net represents the adjustment required to adjust the carrying value of SVC's investment in shares of TA common stock to their fair value. (8) SVC recorded a $44 loss on extinguishment of debt during the three months ended March 31, 2023 related to the write off of deferred financing costs relating to its repayment of $500,000 of unsecured senior notes. SVC recorded a $791 loss on extinguishment of debt during the three months ended June 30, 2022 related to the write off of deferred financing costs and unamortized discounts relating to the amendment to its credit agreement and the repayment of $500,000 of unsecured senior notes. (9) Represents SVC's proportionate share from its equity investment in Sonesta. (10) Amounts represent the equity compensation for SVC's Trustees, officers and certain other employees of RMR. (11) Various percentages of total sales at certain of SVC's hotels are escrowed as reserves for future renovations or refurbishments, or FF&E reserve escrows. SVC owns all the FF&E reserve escrows for its hotels. (12) SVC is amortizing a liability it recorded for the fair value of its initial investment in Sonesta as a reduction to hotel operating expenses in the condensed consolidated statements of income (loss). SVC reduced hotel operating expenses by $621 for each of the three months ended March 31, 2023 and 2022 for this liability.

38RETURN TO TABLE OF CONTENTS This presentation contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws that are subject to risks and uncertainties. These statements may include words such as “believe”, “expect”, "anticipate", “intend”, “plan”, “estimate”, “will”, “may” and negatives or derivatives of these or similar expressions. These forward-looking statements include, among others, statements about: the pending acquisition of TA by BP and related transactions, including SVC's expected lease amendments, cash proceeds and credit quality of TA following the acquisition; SVC's expectations regarding its future performance, including expected seasonality upswings in hotel business; SVC's expectations of the stability and steadiness of its cash flows from its net lease portfolio; SVC's expected liquidity and flexibility in addressing debt maturities; SVC's property dispositions and expected use of proceeds; and the amount and timing of future distributions. Forward-looking statements reflect management's current expectations, are based on judgments and assumptions, are inherently uncertain and are subject to risks, uncertainties and other factors, which could cause SVC's actual results, performance, or achievements to differ materially from expected future results, performance or achievements expressed or implied in those forward-looking statements. Some of the risks, uncertainties and other factors that may cause SVC's actual results, performance or achievements to differ materially from the expressed or implied forward-looking statements include, but are not limited to, the following: Sonesta Holdco Corporation and its subsidiaries, or Sonesta’s, ability to successfully operate the hotels it manages for SVC; SVC’s ability and the ability of SVC’s managers and tenants to operate under unfavorable market and economic conditions, rising or sustained high interest rates, high inflation, labor market challenges, dislocation and volatility in the public equity and debt markets, geopolitical instability and economic recessions or downturns; if and when business transient hotel business will return to historical pre-COVID-19 pandemic levels and whether any improved hotel industry conditions will continue, increase or be sustained; whether and the extent to which SVC’s managers and tenants will pay the contractual amounts of returns, rents or other obligations due to SVC; competition within the commercial real estate, hotel, transportation and travel center and other industries in which SVC's managers and tenants operate, particularly in those markets in which SVC’s properties are located; SVC’s ability to repay or refinance its debts as they mature or otherwise become due; SVC’s ability to maintain sufficient liquidity, including the availability of borrowings under its revolving credit facility; SVC’s ability to pay interest on and principal of its debt; risks and conditions to, and expected benefits from, the consummation of BP’s acquisition of TA and the amendments of SVC's lease and guaranty arrangements with TA; SVC’s ability to acquire properties that realize its targeted returns; SVC’s ability to sell properties at prices it targets; SVC’s ability to raise or appropriately balance the use of debt or equity capital; potential defaults of SVC’s management agreements and leases by its managers and tenants; SVC’s ability to increase hotel room rates and rents at its leased properties as SVC’s leases expire in excess of its operating expenses and to grow its business; SVC’s ability to increase and maintain hotel room and net lease property occupancy at its properties; SVC’s ability to pay distributions to its shareholders and to increase or sustain the amount of such distributions; the impact of increasing labor costs and shortages and commodity and other price inflation due to supply chain challenges or other market conditions; SVC’s ability to make cost-effective improvements to SVC’s properties that enhance its appeal to hotel guests and net lease tenants; SVC’s ability to engage and retain qualified managers and tenants for its hotels and net lease properties on satisfactory terms; SVC’s ability to diversify its sources of rents and returns that improve the security of its cash flows; SVC’s credit ratings; the ability of SVC’s manager, RMR, to successfully manage SVC; actual and potential conflicts of interest with SVC’s related parties, including its Managing Trustees, TA, Sonesta, RMR and others affiliated with them; SVC’s qualification for taxation as a REIT under the IRC; SVC’s ability to realize benefits from the scale, geographic diversity, strategic locations and variety of service levels of its hotels; changes in federal or state tax laws; limitations imposed on SVC’s business and its ability to satisfy complex rules in order for it to maintain its qualification for taxation as a REIT for U.S. federal income tax purposes; compliance with, and changes to, federal, state and local laws and regulations, accounting rules, tax laws and similar matters; acts of terrorism, outbreaks or continuation of pandemics or other significant adverse public health safety events or conditions, war or other hostilities, supply chain disruptions, climate change or other man-made or natural disasters beyond its control; and other matters. These risks, uncertainties and other factors are not exhaustive and should be read in conjunction with other cautionary statements that are included in SVC's periodic filings. The information contained in SVC's filings with the SEC including under the caption "Risk Factors" in its periodic reports, or incorporated therein, identifies important factors that could cause differences from the forward-looking statements in this presentation. SVC's filings with the SEC are available on its website and at www.sec.gov. You should not place undue reliance on forward-looking statements. Except as required by law, SVC undertakes no obligation to update any forward-looking statement, whether as a result of new information, future events or otherwise. Warning Concerning Forward-Looking Statements