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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934 
Date of Report (Date of earliest event reported): December 17, 2025
 
SUMMIT HOTEL PROPERTIES, INC.
(Exact name of registrant as specified in its charter)

Maryland001-3507427-2962512
(State or other jurisdiction(Commission File Number)(I.R.S. Employer Identification No.)
of incorporation or organization)  
 
13215 Bee Cave Parkway, Suite B-300
Austin, TX  78738
(Address of Principal Executive Offices) (Zip Code)
 
(512) 538-2300
(Registrant’s telephone number, including area code)

Not applicable
(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐    Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐    Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐    Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐    Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading Symbol(s)Name of each exchange on which registered
Common Stock, $0.01 par valueINNNew York Stock Exchange
Series E Cumulative Redeemable Preferred Stock, $0.01 par valueINN-PENew York Stock Exchange
Series F Cumulative Redeemable Preferred Stock, $0.01 par valueINN-PFNew York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter)

☐    Emerging growth company

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐







Item 1.01.    Entry into a Material Definitive Agreement.

Pursuant to the Amendments described herein, the interest payable pursuant to each respective credit agreement has been reduced by removing the 0.10% credit spread adjustment to the term SOFR rate therein.

On December 17, 2025, Summit Hotel OP, LP (the “Operating Partnership”), as borrower, Summit Hotel Properties, Inc. (the “Company”), as parent guarantor, the subsidiary guarantors party thereto, the lenders party thereto and Bank of America, N.A. (“BofA”), as administrative agent, entered into an amendment to that certain Delayed Draw Term Loan Agreement, dated as of March 27, 2025, by and among the Operating Partnership, the Company, BofA and the other parties party thereto (the “DDTL Amendment”).

On December 17, 2025, Summit JV MR 1, LLC (“MR1”), as borrower, Summit Hospitality JV, LP (“GIC Joint Venture”), the subsidiary guarantors party thereto, the lenders party thereto and BofA, as administrative agent, entered into an amendment to that certain Credit Agreement, dated as of September 15, 2023, by and among MR1, GIC Joint Venture, BofA and the other parties party thereto (the “GIC JV Credit Facility Amendment”).

On December 17, 2025, the Operating Partnership, as borrower, the Company, as parent guarantor, the subsidiary guarantors party thereto, the lenders party thereto and Regions Bank (“Regions”), as administrative agent, entered into an amendment to that certain Credit Agreement dated as of February 26, 2024, by and among the Operating Partnership, the Company, Regions and the other parties party thereto (the “2024 Term Loan Amendment”).

On December 17, 2025, the Operating Partnership, as borrower, the Company, as parent guarantor, the subsidiary guarantors party thereto, the lenders party thereto and BofA, as administrative agent, entered into an amendment to that certain Amended and Restated Credit Agreement dated as of June 21, 2023, by and among the Operating Partnership, the Company, BofA and the other parties party thereto (the “OP Credit Facility Amendment” and together with the DDTL Amendment, GIC JV Credit Facility Amendment and 2024 Term Loan Amendment, the “Amendments”).

Item 2.03.    Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant

The information contained in Item 1.01 concerning the Company’s and Operating Partnership’s direct financial obligations is incorporated herein by reference.


Item 9.01.    Financial Statements and Exhibits.
(d) Exhibits
Exhibit No.Description
104Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document






SIGNATURE

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

 SUMMIT HOTEL PROPERTIES, INC. 
   
Date: December 18, 2025By:/s/ Christopher R. Eng
 Christopher R. Eng
Executive Vice President, General Counsel,
Chief Risk Officer and Secretary
FIRST AMENDMENT TO CREDIT AGREEMENT FIRST AMENDMENT, dated as of December 17, 2025 (this “Agreement”), to the Delayed Draw Term Loan Agreement, dated as of March 27, 2025, by and among Summit Hotel OP, LP, a Delaware limited partnership (the “Borrower”), Summit Hotel Properties, Inc., a Maryland corporation (the “Parent Guarantor”), the other Guarantors from time to time party thereto, the Lenders from time to time party thereto and Bank of America, N.A., as Administrative Agent (as amended, modified, extended, restated, replaced, or supplemented from time to time prior to the date hereof, the “Existing Credit Agreement”). Capitalized terms used herein and not otherwise defined herein shall have the meanings assigned to such term in the Existing Credit Agreement as amended by this Agreement (the Existing Credit Agreement as so amended, the “Credit Agreement”). WHEREAS, the parties hereto have agreed to amend the Existing Credit Agreement as herein set forth. NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: SECTION 1. Amendments to the Existing Credit Agreement. Subject to all of the terms and conditions of set forth in this Amendment: 1.1 Amended and Restated Definitions. Section 1.01 of the Credit Agreement is hereby amended by amending and restating the following definitions in their entirety as set forth below: “Adjusted Daily SOFR” means, for any determination date, Daily Simple SOFR; provided that if Adjusted Daily SOFR as so determined would otherwise be less than 0.00% per annum, Adjusted Daily SOFR shall be deemed to be 0.00% per annum. “Adjusted Term SOFR” means, for any determination date, Term SOFR; provided that if Adjusted Term SOFR as so determined would otherwise be less than 0.00% per annum, Adjusted Term SOFR shall be deemed to be 0.00% per annum. 1.2 Deleted Definition. Section 1.01 of the Credit Agreement is hereby amended by deleting therefrom the definition of “SOFR Adjustment.” SECTION 2. Conditions of Effectiveness. The provisions of this Agreement shall become effective on the date (the “First Amendment Effective Date”) that the Administrative Agent shall have received counterparts of this Agreement duly executed by the Loan Parties, the Administrative Agent and the Lenders. SECTION 3. Representations and Warranties. Each Loan Party reaffirms and restates the representations and warranties set forth in the Credit Agreement and in the other Loan Documents and all such representations and warranties shall be true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) on the First Amendment Effective Date, without duplication of materiality qualifiers set forth in such representations and warranties, except to the extent that such representations and warranties expressly relate to an earlier date in which case such representations and warranties are true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) as of such earlier date, without duplication of materiality qualifiers set forth in such representations and warranties. Each Loan Party

 
represents and warrants (which representations and warranties shall survive the execution and delivery hereof) to the Administrative Agent and the Lenders that: (a) it has the power and authority to execute, deliver and carry out the terms and provisions of this Agreement and the transactions contemplated hereby and has taken or caused to be taken all necessary action to authorize the execution, delivery and performance of this Agreement and the transactions contemplated hereby; (b) no consent of any Person (including, without limitation, any of its equity holders or creditors), and no action of, or filing with, any governmental or public body or authority is required to authorize, or is otherwise required in connection with, the execution, delivery and performance of this Agreement, except such consents, actions or filings that have been duly obtained, taken, given or made and are in full force and effect; (c) this Agreement has been duly executed and delivered on its behalf by a duly authorized officer, and constitutes its legal, valid and binding obligation enforceable in accordance with its terms, subject to bankruptcy, reorganization, insolvency, moratorium and other similar laws affecting the enforcement of creditors’ rights generally and the exercise of judicial discretion in accordance with general principles of equity; (d) no Default or Event of Default has occurred and is continuing; and (e) the execution, delivery and performance of this Agreement will not violate any law, statute or regulation, or any order or decree of any court or governmental instrumentality, or conflict with, or result in the breach of, or constitute a default under any Material Contract or agreement governing Indebtedness of any Loan Party or any of its Subsidiaries. SECTION 4. Affirmation of Guarantors. Each Guarantor hereby approves and consents to this Agreement and the transactions contemplated by this Agreement and agrees and affirms that its guarantee of the Obligations continues to be in full force and effect and is hereby ratified and confirmed in all respects and shall apply to the Existing Credit Agreement, as amended hereby, and all of the other Loan Documents, as such are amended, restated, supplemented or otherwise modified from time to time in accordance with their terms. SECTION 5. Costs and Expenses. The Borrower acknowledges and agrees that its payment obligations set forth in Section 9.04 of the Credit Agreement include the costs and expenses incurred by the Administrative Agent in connection with the preparation, execution and delivery of this Agreement and any other documentation contemplated hereby (whether or not this Agreement becomes effective or the transactions contemplated hereby are consummated and whether or not a Default or Event of Default has occurred or is continuing), including, but not limited to, the reasonable fees and disbursements of Arnold & Porter Kaye Scholer LLP, counsel to the Administrative Agent. SECTION 6. Ratification. (a) Except as herein agreed, the Existing Credit Agreement, as amended by this Agreement, and the other Loan Documents remain in full force and effect and are hereby ratified and affirmed by the Loan Parties. (b) This Agreement shall be limited precisely as written and, except as expressly provided herein, shall not be deemed (i) to be a consent granted pursuant to, or a waiver, modification or forbearance of, any term or condition of the Existing Credit Agreement, Credit Agreement, any other

 
Loan Document or any of the instruments or agreements referred to therein or a waiver of any Default or Event of Default under the Existing Credit Agreement or the Credit Agreement, whether or not known to the Administrative Agent or any of the Lenders, or (ii) to prejudice any right or remedy which the Administrative Agent or any of the Lenders may now have or have in the future against any Person under or in connection with the Existing Credit Agreement, the Credit Agreement, any other Loan Document or any of the instruments or agreements referred to therein or any of the transactions contemplated thereby. SECTION 7. Modifications. Neither this Agreement, nor any provision hereof, may be waived, amended or modified except pursuant to an agreement or agreements in writing entered into by the parties hereto. SECTION 8. References. The Loan Parties acknowledge and agree that this Agreement constitutes a Loan Document. Each reference in the Credit Agreement to “this Agreement,” “hereunder,” “hereof,” “herein,” or words of like import, and each reference in each other Loan Document (and the other documents and instruments delivered pursuant to or in connection therewith) to the “Credit Agreement”, “thereunder”, “thereof” or words of like import, shall mean and be a reference to the Existing Credit Agreement as modified hereby and as the Credit Agreement may in the future be amended, restated, supplemented or modified from time to time. SECTION 9. Counterparts; Electronic Execution. Section 9.08 of the Credit Agreement is incorporated herein, mutatis mutandis, as if a part hereof. SECTION 10. Successors and Assigns. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. SECTION 11. Severability. If any provision of this Agreement shall be held invalid or unenforceable in whole or in part in any jurisdiction, such provision shall, as to such jurisdiction, be ineffective to the extent of such invalidity or enforceability without in any manner affecting the validity or enforceability of such provision in any other jurisdiction or the remaining provisions of this Agreement in any jurisdiction. SECTION 12. Governing Law. This Agreement shall be governed by, and construed in accordance with, the law of the State of New York. SECTION 13. Headings. Section headings in this Agreement are included for convenience of reference only and are not to affect the construction of, or to be taken into consideration in interpreting, this Agreement. [Signature pages immediately follow]

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective officers or representatives thereunto duly authorized, as of the date first above written. BORROWER: SUMMIT HOTEL OP, LP, a Delaware limited partnership By: SUMMIT HOTEL GP, LLC, a Delaware limited liability company, its general partner By: SUMMIT HOTEL PROPERTIES, INC., a Maryland corporation, its sole member By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary PARENT GUARANTOR: SUMMIT HOTEL PROPERTIES, INC., a Maryland corporation By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary GUARANTORS: CARNEGIE HOTELS, LLC, a Georgia limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary BP WATERTOWN HOTEL LLC, a Massachusetts limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] SUMMIT HOSPITALITY I, LLC, SUMMIT HOSPITALITY 19, LLC, SUMMIT HOSPITALITY 21, LLC, SUMMIT HOSPITALITY 22, LLC, SUMMIT HOSPITALITY 25, LLC, SUMMIT HOSPITALITY 036, LLC, SUMMIT HOSPITALITY 057, LLC, SUMMIT HOSPITALITY 060, LLC, SUMMIT HOSPITALITY 084, LLC, SUMMIT HOSPITALITY 092, LLC, SUMMIT HOSPITALITY 100, LLC, SUMMIT HOSPITALITY 103, LLC, SUMMIT HOSPITALITY 110, LLC, SUMMIT HOSPITALITY 111, LLC, SUMMIT HOSPITALITY 114, LLC, SUMMIT HOSPITALITY 116, LLC, SUMMIT HOSPITALITY 117, LLC, SUMMIT HOSPITALITY 118, LLC, SUMMIT HOSPITALITY 119, LLC, SUMMIT HOSPITALITY 120, LLC, SUMMIT HOSPITALITY 121, LLC, SUMMIT HOSPITALITY 123, LLC, SUMMIT HOSPITALITY 126, LLC, SUMMIT HOSPITALITY 127, LLC, SUMMIT HOSPITALITY 128, LLC, SUMMIT HOSPITALITY 130, LLC, SUMMIT HOSPITALITY 131, LLC, SUMMIT HOSPITALITY 132, LLC, SUMMIT HOSPITALITY 133, LLC, SUMMIT HOSPITALITY 134, LLC, SUMMIT HOSPITALITY 135, LLC, SUMMIT HOSPITALITY 136, LLC, SUMMIT HOSPITALITY 137, LLC, SUMMIT HOSPITALITY 138, LLC, SUMMIT HOSPITALITY 140, LLC, SUMMIT HOSPITALITY 141, LLC, SUMMIT HOSPITALITY 143, LLC, SUMMIT HOSPITALITY 144, LLC, SUMMIT HOSPITALITY 145, LLC SUMMIT HOSPITALITY XIV, LLC, SUMMIT HOSPITALITY XIII, LLC, and SAN FRAN JV, LLC, each a Delaware limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] SUMMIT HOTEL TRS 014, LLC, SUMMIT HOTEL TRS 024, LLC, SUMMIT HOTEL TRS 027, LLC, SUMMIT HOTEL TRS 030, LLC, SUMMIT HOTEL TRS 036, LLC, SUMMIT HOTEL TRS 037, LLC, SUMMIT HOTEL TRS 048, LLC, SUMMIT HOTEL TRS 051, LLC, SUMMIT HOTEL TRS 057, LLC, SUMMIT HOTEL TRS 060, LLC, SUMMIT HOTEL TRS 066, LLC, SUMMIT HOTEL TRS 084, LLC, SUMMIT HOTEL TRS 092, LLC, SUMMIT HOTEL TRS 094, LLC, SUMMIT HOTEL TRS 098, LLC, SUMMIT HOTEL TRS 099, LLC, SUMMIT HOTEL TRS 100, LLC, SUMMIT HOTEL TRS 101, LLC, SUMMIT HOTEL TRS 103, LLC, SUMMIT HOTEL TRS 105, LLC, SUMMIT HOTEL TRS 106, LLC, SUMMIT HOTEL TRS 107, LLC, SUMMIT HOTEL TRS 108, LLC, SUMMIT HOTEL TRS 109, LLC, SUMMIT HOTEL TRS 110, LLC, SUMMIT HOTEL TRS 111, LLC, SUMMIT HOTEL TRS 113, LLC, SUMMIT HOTEL TRS 114, LLC, SUMMIT HOTEL TRS 116, LLC, SUMMIT HOTEL TRS 117, LLC, SUMMIT HOTEL TRS 118, LLC, SUMMIT HOTEL TRS 119, LLC, SUMMIT HOTEL TRS 120, LLC, SUMMIT HOTEL TRS 121, LLC, SUMMIT HOTEL TRS 123, LLC, SUMMIT HOTEL TRS 126, LLC, SUMMIT HOTEL TRS 127, LLC, SUMMIT HOTEL TRS 128, LLC, SUMMIT HOTEL TRS 130, LLC, SUMMIT HOTEL TRS 131, LLC, SUMMIT HOTEL TRS 132, LLC, SUMMIT HOTEL TRS 133, LLC, SUMMIT HOTEL TRS 134, LLC, SUMMIT HOTEL TRS 135, LLC, SUMMIT HOTEL TRS 136, LLC, SUMMIT HOTEL TRS 137, LLC, SUMMIT HOTEL TRS 138, LLC,

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] SUMMIT HOTEL TRS 140, LLC, SUMMIT HOTEL TRS 141, LLC, SUMMIT HOTEL TRS 143, LLC, SUMMIT HOTEL TRS 144, LLC, SUMMIT HOTEL TRS 145, LLC, and SUMMIT HOTEL TRS 146, LLC, each a Delaware limited liability company By: Summit Hotel TRS, Inc., a Delaware corporation, the sole member of each of the above referenced Delaware limited liability companies By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] BANK OF AMERICA, N.A., as Administrative Agent By: /s/ Priscilla Ruffin Name: Priscilla Ruffin Title: AVP

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] BANK OF AMERICA, N.A., as a Lender By: /s/ Suzanne E. Pickett Name: Suzanne E. Pickett Title: Senior Vice President

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] WELLS FARGO BANK, N.A., as a Lender By: /s/ Joshua G. Sweet Name: Joshua G. Sweet Title: Director

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] JPMORGAN CHASE BANK, N.A., as a Lender By: /s/ Catherine Julian Name: Catherine Julian Title: Authorized Signatory

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] THE HUNTINGTON NATIONAL BANK, as a Lender By: /s/ Melissa Costello Name: Melissa Costello Title: Assistant Vice President

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] U.S. BANK NATIONAL ASSOCIATION, as a Lender By: /s/ Travis Myers Name: Travis Myers Title: Senior Vice President

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] MIDFIRST BANK, as a Lender By: /s/ Todd Wright Name: Todd Wright Title: Senior Vice President

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] CAPITAL ONE, NATIONAL ASSOCIATION, as a Lender By: /s/ Melissa DeVito Name: Melissa DeVito Title: Authorized Signatory

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] TRUIST BANK, as a Lender By: /s/ C. Vincent Hughes, Jr. Name: C. Vincent Hughes, Jr. Title: Director

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] ROYAL BANK OF CANADA, as a Lender By: /s/ William Behuniak Name: William Behuniak Title: Authorized Signatory

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] RAYMOND JAMES BANK, as a Lender By: /s/ Alexander Sierra Name: Alexander Sierra Title: Senior Vice President

 
[Signature Page to First Amendment to Summit OP DDTL Agreement] FIRST INDEPENDENCE BANK, as a Lender By: /s/ Andrew Harper Name: Andrew Harper Title: Chief Credit Officer

 
SECOND AMENDMENT TO CREDIT AGREEMENT SECOND AMENDMENT, dated as of December 17, 2025 (this “Agreement”), to the Credit Agreement, dated as of September 15, 2023, by and among Summit JV MR 1, LLC, a Delaware limited liability company (the “Borrower”), Summit Hospitality JV, LP, the other Guarantors from time to time party thereto, the Lenders from time to time party thereto and Bank of America, N.A., as Administrative Agent (as amended, modified, extended, restated, replaced, or supplemented from time to time prior to the date hereof, the “Existing Credit Agreement”). Capitalized terms used herein and not otherwise defined herein shall have the meanings assigned to such term in the Existing Credit Agreement as amended by this Agreement (the Existing Credit Agreement as so amended, the “Credit Agreement”). WHEREAS, the parties hereto have agreed to amend the Existing Credit Agreement as herein set forth. NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: SECTION 1. Amendments to the Existing Credit Agreement. Subject to all of the terms and conditions of set forth in this Amendment: 1.1 Amended and Restated Definitions. Section 1.01 of the Credit Agreement is hereby amended by amending and restating the following definitions in their entirety as set forth below: “Daily Simple SOFR” means the rate per annum equal to SOFR determined for any day pursuant to the definition thereof. Any change in Daily Simple SOFR shall be effective from and including the date of such change without further notice. If the rate as so determined would be less than zero, such rate shall be deemed to be zero for the purposes of this Agreement and the other Loan Documents. “Term SOFR” means: (a) with respect to any Interest Period, the rate per annum equal to the Term SOFR Screen Rate two (2) U.S. Government Securities Business Days prior to the commencement of such Interest Period with a term equivalent to such Interest Period; provided that if the rate is not published prior to 11:00 a.m. on such determination date then Term SOFR means the Term SOFR Screen Rate on the first U.S. Government Securities Business Day immediately prior thereto; and (b) for any interest calculation with respect to a Base Rate Loan on any date, the rate per annum equal to the Term SOFR Screen Rate with a term of one (1) month commencing that day; provided, that if Term SOFR determined in accordance with either of the foregoing provisions (a) or (b) of this definition would otherwise be less than zero, Term SOFR shall be deemed zero for purposes of the Loan Documents.

 
1.2 Deleted Definition. Section 1.01 of the Credit Agreement is hereby amended by deleting therefrom the definition of “SOFR Adjustment.” SECTION 2. Conditions of Effectiveness. The provisions of this Agreement shall become effective on the date (the “Second Amendment Effective Date”) that the Administrative Agent shall have received counterparts of this Agreement duly executed by the Loan Parties, the Administrative Agent and the Lenders. SECTION 3. Representations and Warranties. Each Loan Party reaffirms and restates the representations and warranties set forth in the Credit Agreement and in the other Loan Documents and all such representations and warranties shall be true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) on the Second Amendment Effective Date, without duplication of materiality qualifiers set forth in such representations and warranties, except to the extent that such representations and warranties expressly relate to an earlier date in which case such representations and warranties are true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) as of such earlier date, without duplication of materiality qualifiers set forth in such representations and warranties. Each Loan Party represents and warrants (which representations and warranties shall survive the execution and delivery hereof) to the Administrative Agent and the Lenders that: (a) it has the power and authority to execute, deliver and carry out the terms and provisions of this Agreement and the transactions contemplated hereby and has taken or caused to be taken all necessary action to authorize the execution, delivery and performance of this Agreement and the transactions contemplated hereby; (b) no consent of any Person (including, without limitation, any of its equity holders or creditors), and no action of, or filing with, any governmental or public body or authority is required to authorize, or is otherwise required in connection with, the execution, delivery and performance of this Agreement, except such consents, actions or filings that have been duly obtained, taken, given or made and are in full force and effect; (c) this Agreement has been duly executed and delivered on its behalf by a duly authorized officer, and constitutes its legal, valid and binding obligation enforceable in accordance with its terms, subject to bankruptcy, reorganization, insolvency, moratorium and other similar laws affecting the enforcement of creditors’ rights generally and the exercise of judicial discretion in accordance with general principles of equity; (d) no Default or Event of Default has occurred and is continuing; and (e) the execution, delivery and performance of this Agreement will not violate any law, statute or regulation, or any order or decree of any court or governmental instrumentality, or conflict with, or result in the breach of, or constitute a default under any Material Contract or agreement governing Indebtedness of any Loan Party or any of its Subsidiaries. SECTION 4. Affirmation of Guarantors. Each Guarantor hereby approves and consents to this Agreement and the transactions contemplated by this Agreement and agrees and affirms that its guarantee of the Obligations continues to be in full force and effect and is hereby ratified and confirmed in all respects and shall apply to the Existing Credit Agreement, as amended hereby, and all of the other Loan Documents, as such are amended, restated, supplemented or otherwise modified from time to time in accordance with their terms.

 
SECTION 5. Costs and Expenses. The Borrower acknowledges and agrees that its payment obligations set forth in Section 9.04 of the Credit Agreement include the costs and expenses incurred by the Administrative Agent in connection with the preparation, execution and delivery of this Agreement and any other documentation contemplated hereby (whether or not this Agreement becomes effective or the transactions contemplated hereby are consummated and whether or not a Default or Event of Default has occurred or is continuing), including, but not limited to, the reasonable fees and disbursements of Arnold & Porter Kaye Scholer LLP, counsel to the Administrative Agent. SECTION 6. Ratification. (a) Except as herein agreed, the Existing Credit Agreement, as amended by this Agreement, and the other Loan Documents remain in full force and effect and are hereby ratified and affirmed by the Loan Parties. (b) This Agreement shall be limited precisely as written and, except as expressly provided herein, shall not be deemed (i) to be a consent granted pursuant to, or a waiver, modification or forbearance of, any term or condition of the Existing Credit Agreement, Credit Agreement, any other Loan Document or any of the instruments or agreements referred to therein or a waiver of any Default or Event of Default under the Existing Credit Agreement or the Credit Agreement, whether or not known to the Administrative Agent or any of the Lenders, or (ii) to prejudice any right or remedy which the Administrative Agent or any of the Lenders may now have or have in the future against any Person under or in connection with the Existing Credit Agreement, the Credit Agreement, any other Loan Document or any of the instruments or agreements referred to therein or any of the transactions contemplated thereby. SECTION 7. Modifications. Neither this Agreement, nor any provision hereof, may be waived, amended or modified except pursuant to an agreement or agreements in writing entered into by the parties hereto. SECTION 8. References. The Loan Parties acknowledge and agree that this Agreement constitutes a Loan Document. Each reference in the Credit Agreement to “this Agreement,” “hereunder,” “hereof,” “herein,” or words of like import, and each reference in each other Loan Document (and the other documents and instruments delivered pursuant to or in connection therewith) to the “Credit Agreement”, “thereunder”, “thereof” or words of like import, shall mean and be a reference to the Existing Credit Agreement as modified hereby and as the Credit Agreement may in the future be amended, restated, supplemented or modified from time to time. SECTION 9. Counterparts; Electronic Execution. Section 9.08 of the Credit Agreement is incorporated herein, mutatis mutandis, as if a part hereof. SECTION 10. Successors and Assigns. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns.

 
SECTION 11. Severability. If any provision of this Agreement shall be held invalid or unenforceable in whole or in part in any jurisdiction, such provision shall, as to such jurisdiction, be ineffective to the extent of such invalidity or enforceability without in any manner affecting the validity or enforceability of such provision in any other jurisdiction or the remaining provisions of this Agreement in any jurisdiction. SECTION 12. Governing Law. This Agreement shall be governed by, and construed in accordance with, the law of the State of New York. SECTION 13. Headings. Section headings in this Agreement are included for convenience of reference only and are not to affect the construction of, or to be taken into consideration in interpreting, this Agreement. [Signature pages immediately follow]

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective officers or representatives thereunto duly authorized, as of the date first above written. SUMMIT JV MR1, LLC By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary SUMMIT HOSPITALITY JV, LP By: Summit Hotel GP2, LLC, its General partner By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] GUARANTORS: SILVERTHORNE JV BR 147, LLC, SILVERTHORNE JV BR 148, LLC, SILVERTHORNE JV 147, LLC, SILVERTHORNE JV 148, LLC, HG SAN JOSE JV BR 150, LLC, HG SAN JOSE JV 150, LLC, RI PORT RIVER JV BR 151, LLC, RI PORT RIVER JV 151, LLC, RI PORT HILLSBORO JV BR 152, LLC, RI PORT HILLSBORO JV 152, LLC, SUMMIT STEAM JV BR 154, LLC, SUMMIT STEAM JV 154, LLC, SUMMIT HOSPITALITY 052-053, LLC, SUMMIT HOSPITALITY 101, LLC, SUMMIT HOSPITALITY 129, LLC, SUMMIT HOSPITALITY 139, LLC, SUMMIT HOSPITALITY 142, LLC, SUMMIT HOSPITALITY 190, LLC, SUMMIT HOSPITALITY 191, LLC, SUMMIT HOSPITALITY 192, LLC, SUMMIT HOSPITALITY 193, LLC, SUMMIT MRl MASTER TRS, INC., SUMMIT HOTEL TRS 147-A, INC., SUMMIT HOTEL TRS 148, INC., SUMMIT HOTEL TRS 150, INC., SUMMIT HOTEL TRS 151, INC., SUMMIT HOTEL TRS 152, INC., SUMMIT HOTEL TRS 154, INC., SUMMIT HOTEL TRS 052, LLC, SUMMIT HOTEL TRS 053, LLC, SUMMIT HOTEL TRS 101, LLC, SUMMIT HOTEL TRS 129, LLC, SUMMIT HOTEL TRS 139, LLC, SUMMIT HOTEL TRS 142, LLC, SUMMIT HOTEL TRS 148, LLC, SUMMIT HOTEL TRS 150, LLC, SUMMIT HOTEL TRS 151, LLC, SUMMIT HOTEL TRS 152, LLC, SUMMIT HOTEL TRS 154, LLC, SUMMIT HOTEL TRS 190, LLC, SUMMIT HOTEL TRS 191, LLC, SUMMIT HOTEL TRS 192, LLC, SUMMIT HOTEL TRS 193, LLC, SUMMIT JV TRS 52-53, INC., SUMMIT JV TRS 101, INC.,

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] SUMMIT JV TRS 129, INC., SUMMIT JV TRS 139, INC., SUMMIT JV TRS 142, INC., SUMMIT JV BR 52-53, LLC, SUMMIT JV BR 101, LLC, SUMMIT JV BR 129, LLC, SUMMIT JV BR 139, LLC, SUMMIT JV BR 142, LLC, SUMMIT JV BR 191, LLC, SUMMIT JV BR 192, LLC, and SUMMIT JV BR 193, LLC By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] BANK OF AMERICA, N.A., as Administrative Agent By: /s/ Priscilla Ruffin Name: Priscilla Ruffin Title: AVP

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] BANK OF AMERICA, N.A., as a Lender By: /s/ Suzanne E. Pickett Name: Suzanne E. Pickett Title: Senior Vice President

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] CAPITAL ONE, NATIONAL ASSOCIATION, as a Lender By: /s/ Melissa DeVito Name: Melissa DeVito Title: Authorized Signatory

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] WELLS FARGO BANK, N.A., as a Lender By: /s/ Joshua G. Sweet Name: Joshua G. Sweet Title: Director

 
[Signature Page to Second Amendment to Summit MR1 2023 Credit Agreement] JPMORGAN CHASE BANK, N.A., as a Lender By: /s/ Catherine Julian Name: Catherine Julian Title: Authorized Signatory

 
THIRD AMENDMENT TO CREDIT AGREEMENT THIRD AMENDMENT, dated as of December 17, 2025 (this “Agreement”), to the Credit Agreement, dated as of February 26, 2024, by and among Summit Hotel OP, LP, a Delaware limited partnership (the “Borrower”), Summit Hotel Properties, Inc., a Maryland corporation (the “Parent Guarantor”), the other Guarantors from time to time party thereto, the Lenders from time to time party thereto and Regions Bank, as Administrative Agent (as amended, modified, extended, restated, replaced, or supplemented from time to time prior to the date hereof, the “Existing Credit Agreement”). Capitalized terms used herein and not otherwise defined herein shall have the meanings assigned to such term in the Existing Credit Agreement as amended by this Agreement (the Existing Credit Agreement as so amended, the “Credit Agreement”). WHEREAS, the parties hereto have agreed to amend the Existing Credit Agreement as herein set forth. NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: SECTION 1. Amendments to the Existing Credit Agreement. Subject to all of the terms and conditions of set forth in this Amendment: 1.1 Amended and Restated Definitions. Section 1.01 of the Credit Agreement is hereby amended by amending and restating the following definitions in their entirety as set forth below: “Adjusted Daily SOFR” means, for any determination date, Daily Simple SOFR; provided that if Adjusted Daily SOFR as so determined would otherwise be less than 0.00% per annum, Adjusted Daily SOFR shall be deemed to be 0.00% per annum. “Adjusted Term SOFR” means, for any determination date, Term SOFR; provided that if Adjusted Term SOFR as so determined would otherwise be less than 0.00% per annum, Adjusted Term SOFR shall be deemed to be 0.00% per annum. 1.2 Deleted Definition. Section 1.01 of the Credit Agreement is hereby amended by deleting therefrom the definition of “SOFR Adjustment.” SECTION 2. Conditions of Effectiveness. The provisions of this Agreement shall become effective on the date (the “Third Amendment Effective Date”) that the Administrative Agent shall have received counterparts of this Agreement duly executed by the Loan Parties, the Administrative Agent and the Lenders. SECTION 3. Representations and Warranties. Each Loan Party reaffirms and restates the representations and warranties set forth in the Credit Agreement and in the other Loan Documents and all such representations and warranties shall be true and correct in all material respects (or, in the case of Section 4.01(u) of the Credit Agreement, in all respects) on the Third Amendment Effective Date, without duplication of materiality qualifiers set forth in such representations and warranties, except to the extent that such representations and warranties expressly relate to an earlier date in which case such representations and warranties are true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) as of such earlier date, without duplication of materiality qualifiers set forth in such representations and warranties. Each Loan Party

 
represents and warrants (which representations and warranties shall survive the execution and delivery hereof) to the Administrative Agent and the Lenders that: (a) it has the power and authority to execute, deliver and carry out the terms and provisions of this Agreement and the transactions contemplated hereby and has taken or caused to be taken all necessary action to authorize the execution, delivery and performance of this Agreement and the transactions contemplated hereby; (b) no consent of any Person (including, without limitation, any of its equity holders or creditors), and no action of, or filing with, any governmental or public body or authority is required to authorize, or is otherwise required in connection with, the execution, delivery and performance of this Agreement, except such consents, actions or filings that have been duly obtained, taken, given or made and are in full force and effect; (c) this Agreement has been duly executed and delivered on its behalf by a duly authorized officer, and constitutes its legal, valid and binding obligation enforceable in accordance with its terms, subject to bankruptcy, reorganization, insolvency, moratorium and other similar laws affecting the enforcement of creditors’ rights generally and the exercise of judicial discretion in accordance with general principles of equity; (d) no Default or Event of Default has occurred and is continuing; and (e) the execution, delivery and performance of this Agreement will not violate any law, statute or regulation, or any order or decree of any court or governmental instrumentality, or conflict with, or result in the breach of, or constitute a default under any Material Contract or agreement governing Indebtedness of any Loan Party or any of its Subsidiaries. SECTION 4. Affirmation of Guarantors. Each Guarantor hereby approves and consents to this Agreement and the transactions contemplated by this Agreement and agrees and affirms that its guarantee of the Obligations continues to be in full force and effect and is hereby ratified and confirmed in all respects and shall apply to the Existing Credit Agreement, as amended hereby, and all of the other Loan Documents, as such are amended, restated, supplemented or otherwise modified from time to time in accordance with their terms. SECTION 5. Costs and Expenses. The Borrower acknowledges and agrees that its payment obligations set forth in Section 9.04 of the Credit Agreement include the costs and expenses incurred by the Administrative Agent in connection with the preparation, execution and delivery of this Agreement and any other documentation contemplated hereby (whether or not this Agreement becomes effective or the transactions contemplated hereby are consummated and whether or not a Default or Event of Default has occurred or is continuing), including, but not limited to, the reasonable fees and disbursements of Arnold & Porter Kaye Scholer LLP, counsel to the Administrative Agent. SECTION 6. Ratification. (a) Except as herein agreed, the Existing Credit Agreement, as amended by this Agreement, and the other Loan Documents remain in full force and effect and are hereby ratified and affirmed by the Loan Parties. (b) This Agreement shall be limited precisely as written and, except as expressly provided herein, shall not be deemed (i) to be a consent granted pursuant to, or a waiver, modification or forbearance of, any term or condition of the Existing Credit Agreement, Credit Agreement, any other

 
Loan Document or any of the instruments or agreements referred to therein or a waiver of any Default or Event of Default under the Existing Credit Agreement or the Credit Agreement, whether or not known to the Administrative Agent or any of the Lenders, or (ii) to prejudice any right or remedy which the Administrative Agent or any of the Lenders may now have or have in the future against any Person under or in connection with the Existing Credit Agreement, the Credit Agreement, any other Loan Document or any of the instruments or agreements referred to therein or any of the transactions contemplated thereby. SECTION 7. Modifications. Neither this Agreement, nor any provision hereof, may be waived, amended or modified except pursuant to an agreement or agreements in writing entered into by the parties hereto. SECTION 8. References. The Loan Parties acknowledge and agree that this Agreement constitutes a Loan Document. Each reference in the Credit Agreement to “this Agreement,” “hereunder,” “hereof,” “herein,” or words of like import, and each reference in each other Loan Document (and the other documents and instruments delivered pursuant to or in connection therewith) to the “Credit Agreement”, “thereunder”, “thereof” or words of like import, shall mean and be a reference to the Existing Credit Agreement as modified hereby and as the Credit Agreement may in the future be amended, restated, supplemented or modified from time to time. SECTION 9. Counterparts; Electronic Execution. Section 9.08 of the Credit Agreement is incorporated herein, mutatis mutandis, as if a part hereof. SECTION 10. Successors and Assigns. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. SECTION 11. Severability. If any provision of this Agreement shall be held invalid or unenforceable in whole or in part in any jurisdiction, such provision shall, as to such jurisdiction, be ineffective to the extent of such invalidity or enforceability without in any manner affecting the validity or enforceability of such provision in any other jurisdiction or the remaining provisions of this Agreement in any jurisdiction. SECTION 12. Governing Law. This Agreement shall be governed by, and construed in accordance with, the law of the State of New York. SECTION 13. Headings. Section headings in this Agreement are included for convenience of reference only and are not to affect the construction of, or to be taken into consideration in interpreting, this Agreement. [Signature pages immediately follow]

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective officers or representatives thereunto duly authorized, as of the date first above written. BORROWER: SUMMIT HOTEL OP, LP, a Delaware limited partnership By: SUMMIT HOTEL GP, LLC, a Delaware limited liability company, its general partner By: SUMMIT HOTEL PROPERTIES, INC., a Maryland corporation, its sole member By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary PARENT GUARANTOR: SUMMIT HOTEL PROPERTIES, INC., a Maryland corporation By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary GUARANTORS: CARNEGIE HOTELS, LLC, a Georgia limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary BP WATERTOWN HOTEL LLC, a Massachusetts limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] SUMMIT HOSPITALITY I, LLC, SUMMIT HOSPITALITY 19, LLC, SUMMIT HOSPITALITY 21, LLC, SUMMIT HOSPITALITY 22, LLC, SUMMIT HOSPITALITY 25, LLC, SUMMIT HOSPITALITY 036, LLC, SUMMIT HOSPITALITY 057, LLC, SUMMIT HOSPITALITY 060, LLC, SUMMIT HOSPITALITY 084, LLC, SUMMIT HOSPITALITY 092, LLC, SUMMIT HOSPITALITY 100, LLC, SUMMIT HOSPITALITY 103, LLC, SUMMIT HOSPITALITY 110, LLC, SUMMIT HOSPITALITY 111, LLC, SUMMIT HOSPITALITY 114, LLC, SUMMIT HOSPITALITY 116, LLC, SUMMIT HOSPITALITY 117, LLC, SUMMIT HOSPITALITY 118, LLC, SUMMIT HOSPITALITY 119, LLC, SUMMIT HOSPITALITY 120, LLC, SUMMIT HOSPITALITY 121, LLC, SUMMIT HOSPITALITY 123, LLC, SUMMIT HOSPITALITY 126, LLC, SUMMIT HOSPITALITY 127, LLC, SUMMIT HOSPITALITY 128, LLC, SUMMIT HOSPITALITY 130, LLC, SUMMIT HOSPITALITY 131, LLC, SUMMIT HOSPITALITY 132, LLC, SUMMIT HOSPITALITY 133, LLC, SUMMIT HOSPITALITY 134, LLC, SUMMIT HOSPITALITY 135, LLC, SUMMIT HOSPITALITY 136, LLC, SUMMIT HOSPITALITY 137, LLC, SUMMIT HOSPITALITY 138, LLC, SUMMIT HOSPITALITY 140, LLC, SUMMIT HOSPITALITY 141, LLC, SUMMIT HOSPITALITY 143, LLC, SUMMIT HOSPITALITY 144, LLC, SUMMIT HOSPITALITY 145, LLC SUMMIT HOSPITALITY XIV, LLC, SUMMIT HOSPITALITY XIII, LLC, and SAN FRAN JV, LLC each a Delaware limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] SUMMIT HOTEL TRS 014, LLC, SUMMIT HOTEL TRS 024, LLC, SUMMIT HOTEL TRS 027, LLC, SUMMIT HOTEL TRS 030, LLC, SUMMIT HOTEL TRS 036, LLC, SUMMIT HOTEL TRS 037, LLC, SUMMIT HOTEL TRS 048, LLC, SUMMIT HOTEL TRS 051, LLC, SUMMIT HOTEL TRS 057, LLC, SUMMIT HOTEL TRS 060, LLC, SUMMIT HOTEL TRS 066, LLC, SUMMIT HOTEL TRS 084, LLC, SUMMIT HOTEL TRS 092, LLC, SUMMIT HOTEL TRS 094, LLC, SUMMIT HOTEL TRS 098, LLC, SUMMIT HOTEL TRS 099, LLC, SUMMIT HOTEL TRS 100, LLC, SUMMIT HOTEL TRS 101, LLC, SUMMIT HOTEL TRS 103, LLC, SUMMIT HOTEL TRS 105, LLC, SUMMIT HOTEL TRS 106, LLC, SUMMIT HOTEL TRS 107, LLC, SUMMIT HOTEL TRS 108, LLC, SUMMIT HOTEL TRS 109, LLC, SUMMIT HOTEL TRS 110, LLC, SUMMIT HOTEL TRS 111, LLC, SUMMIT HOTEL TRS 113, LLC, SUMMIT HOTEL TRS 114, LLC, SUMMIT HOTEL TRS 116, LLC, SUMMIT HOTEL TRS 117, LLC, SUMMIT HOTEL TRS 118, LLC, SUMMIT HOTEL TRS 119, LLC, SUMMIT HOTEL TRS 120, LLC, SUMMIT HOTEL TRS 121, LLC, SUMMIT HOTEL TRS 123, LLC, SUMMIT HOTEL TRS 126, LLC, SUMMIT HOTEL TRS 127, LLC, SUMMIT HOTEL TRS 128, LLC, SUMMIT HOTEL TRS 130, LLC, SUMMIT HOTEL TRS 131, LLC, SUMMIT HOTEL TRS 132, LLC, SUMMIT HOTEL TRS 133, LLC, SUMMIT HOTEL TRS 134, LLC, SUMMIT HOTEL TRS 135, LLC, SUMMIT HOTEL TRS 136, LLC, SUMMIT HOTEL TRS 137, LLC, SUMMIT HOTEL TRS 138, LLC, SUMMIT HOTEL TRS 140, LLC, SUMMIT HOTEL TRS 141, LLC, SUMMIT HOTEL TRS 143, LLC, SUMMIT HOTEL TRS 144, LLC,

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] SUMMIT HOTEL TRS 145, LLC, and SUMMIT HOTEL TRS 146, LLC, each a Delaware limited liability company By: Summit Hotel TRS, Inc., a Delaware corporation, the sole member of each of the above referenced Delaware limited liability companies By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] REGIONS BANK., as Administrative Agent By: /s/ Ghi S. Gavin Name: Ghi S. Gavin Title: Senior Vice President

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] REGIONS BANK., as a Lender By: /s/ Ghi S. Gavin Name: Ghi S. Gavin Title: Senior Vice President

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] CAPITAL ONE, NATIONAL ASSOCIATION, as a Lender By: /s/ Melissa DeVito Name: Melissa DeVito Title: Authorized Signatory

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] U.S. BANK NATIONAL ASSOCIATION, as a Lender By: /s/ Travis Myers Name: Travis Myers Title: Senior Vice President

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] RAYMOND JAMES BANK, as a Lender By: /s/ Alexander Sierra Name: Alexander Sierra Title: Senior Vice President

 
[Signature Page to Third Amendment to Summit OP Regions Term Loan Credit Agreement] TRUIST BANK, as a Lender By: /s/ C. Vincent Hughes, Jr. Name: C. Vincent Hughes, Jr. Title: Director

 
FOURTH AMENDMENT TO AMENDED AND RESTATED CREDIT AGREEMENT FOURTH AMENDMENT, dated as of December 17, 2025 (this “Agreement”), to the Amended and Restated Credit Agreement, dated as of June 21, 2023, by and among Summit Hotel OP, LP, a Delaware limited partnership (the “Borrower”), Summit Hotel Properties, Inc., a Maryland corporation (the “Parent Guarantor”), the other Guarantors from time to time party thereto, the Lenders from time to time party thereto and Bank of America, N.A., as Administrative Agent (as amended, modified, extended, restated, replaced, or supplemented from time to time prior to the date hereof, the “Existing Credit Agreement”). Capitalized terms used herein and not otherwise defined herein shall have the meanings assigned to such term in the Existing Credit Agreement as amended by this Agreement (the Existing Credit Agreement as so amended, the “Credit Agreement”). WHEREAS, the parties hereto have agreed to amend the Existing Credit Agreement as herein set forth. NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: SECTION 1. Amendments to the Existing Credit Agreement. Subject to all of the terms and conditions of set forth in this Amendment: 1.1 Amended and Restated Definitions. Section 1.01 of the Credit Agreement is hereby amended by amending and restating the following definitions in their entirety as set forth below: “Adjusted Daily SOFR” means, for any determination date, Daily Simple SOFR; provided that if Adjusted Daily SOFR as so determined would otherwise be less than 0.00% per annum, Adjusted Daily SOFR shall be deemed to be 0.00% per annum. “Adjusted Term SOFR” means, for any determination date, Term SOFR; provided that if Adjusted Term SOFR as so determined would otherwise be less than 0.00% per annum, Adjusted Term SOFR shall be deemed to be 0.00% per annum. 1.2 Deleted Definition. Section 1.01 of the Credit Agreement is hereby amended by deleting therefrom the definition of “SOFR Adjustment.” SECTION 2. Conditions of Effectiveness. The provisions of this Agreement shall become effective on the date (the “Fourth Amendment Effective Date”) that the Administrative Agent shall have received counterparts of this Agreement duly executed by the Loan Parties, the Administrative Agent and the Lenders. SECTION 3. Representations and Warranties. Each Loan Party reaffirms and restates the representations and warranties set forth in the Credit Agreement and in the other Loan Documents and all such representations and warranties shall be true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) on the Fourth Amendment Effective Date, without duplication of materiality qualifiers set forth in such representations and warranties, except to the extent that such representations and warranties expressly relate to an earlier date in which case such representations and warranties are true and correct in all material respects (or, in the case of Section 4.01(x) of the Credit Agreement, in all respects) as of such earlier date, without duplication of materiality qualifiers set forth in such representations and warranties. Each Loan Party

 
represents and warrants (which representations and warranties shall survive the execution and delivery hereof) to the Administrative Agent and the Lenders that: (a) it has the power and authority to execute, deliver and carry out the terms and provisions of this Agreement and the transactions contemplated hereby and has taken or caused to be taken all necessary action to authorize the execution, delivery and performance of this Agreement and the transactions contemplated hereby; (b) no consent of any Person (including, without limitation, any of its equity holders or creditors), and no action of, or filing with, any governmental or public body or authority is required to authorize, or is otherwise required in connection with, the execution, delivery and performance of this Agreement, except such consents, actions or filings that have been duly obtained, taken, given or made and are in full force and effect; (c) this Agreement has been duly executed and delivered on its behalf by a duly authorized officer, and constitutes its legal, valid and binding obligation enforceable in accordance with its terms, subject to bankruptcy, reorganization, insolvency, moratorium and other similar laws affecting the enforcement of creditors’ rights generally and the exercise of judicial discretion in accordance with general principles of equity; (d) no Default or Event of Default has occurred and is continuing; and (e) the execution, delivery and performance of this Agreement will not violate any law, statute or regulation, or any order or decree of any court or governmental instrumentality, or conflict with, or result in the breach of, or constitute a default under any Material Contract or agreement governing Indebtedness of any Loan Party or any of its Subsidiaries. SECTION 4. Affirmation of Guarantors. Each Guarantor hereby approves and consents to this Agreement and the transactions contemplated by this Agreement and agrees and affirms that its guarantee of the Obligations continues to be in full force and effect and is hereby ratified and confirmed in all respects and shall apply to the Existing Credit Agreement, as amended hereby, and all of the other Loan Documents, as such are amended, restated, supplemented or otherwise modified from time to time in accordance with their terms. SECTION 5. Costs and Expenses. The Borrower acknowledges and agrees that its payment obligations set forth in Section 9.04 of the Credit Agreement include the costs and expenses incurred by the Administrative Agent in connection with the preparation, execution and delivery of this Agreement and any other documentation contemplated hereby (whether or not this Agreement becomes effective or the transactions contemplated hereby are consummated and whether or not a Default or Event of Default has occurred or is continuing), including, but not limited to, the reasonable fees and disbursements of Arnold & Porter Kaye Scholer LLP, counsel to the Administrative Agent. SECTION 6. Ratification. (a) Except as herein agreed, the Existing Credit Agreement, as amended by this Agreement, and the other Loan Documents remain in full force and effect and are hereby ratified and affirmed by the Loan Parties. (b) This Agreement shall be limited precisely as written and, except as expressly provided herein, shall not be deemed (i) to be a consent granted pursuant to, or a waiver, modification or forbearance of, any term or condition of the Existing Credit Agreement, Credit Agreement, any other

 
Loan Document or any of the instruments or agreements referred to therein or a waiver of any Default or Event of Default under the Existing Credit Agreement or the Credit Agreement, whether or not known to the Administrative Agent or any of the Lenders, or (ii) to prejudice any right or remedy which the Administrative Agent or any of the Lenders may now have or have in the future against any Person under or in connection with the Existing Credit Agreement, the Credit Agreement, any other Loan Document or any of the instruments or agreements referred to therein or any of the transactions contemplated thereby. SECTION 7. Modifications. Neither this Agreement, nor any provision hereof, may be waived, amended or modified except pursuant to an agreement or agreements in writing entered into by the parties hereto. SECTION 8. References. The Loan Parties acknowledge and agree that this Agreement constitutes a Loan Document. Each reference in the Credit Agreement to “this Agreement,” “hereunder,” “hereof,” “herein,” or words of like import, and each reference in each other Loan Document (and the other documents and instruments delivered pursuant to or in connection therewith) to the “Credit Agreement”, “thereunder”, “thereof” or words of like import, shall mean and be a reference to the Existing Credit Agreement as modified hereby and as the Credit Agreement may in the future be amended, restated, supplemented or modified from time to time. SECTION 9. Counterparts; Electronic Execution. Section 9.08 of the Credit Agreement is incorporated herein, mutatis mutandis, as if a part hereof. SECTION 10. Successors and Assigns. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. SECTION 11. Severability. If any provision of this Agreement shall be held invalid or unenforceable in whole or in part in any jurisdiction, such provision shall, as to such jurisdiction, be ineffective to the extent of such invalidity or enforceability without in any manner affecting the validity or enforceability of such provision in any other jurisdiction or the remaining provisions of this Agreement in any jurisdiction. SECTION 12. Governing Law. This Agreement shall be governed by, and construed in accordance with, the law of the State of New York. SECTION 13. Headings. Section headings in this Agreement are included for convenience of reference only and are not to affect the construction of, or to be taken into consideration in interpreting, this Agreement. [Signature pages immediately follow]

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective officers or representatives thereunto duly authorized, as of the date first above written. BORROWER: SUMMIT HOTEL OP, LP, a Delaware limited partnership By: SUMMIT HOTEL GP, LLC, a Delaware limited liability company, its general partner By: SUMMIT HOTEL PROPERTIES, INC., a Maryland corporation, its sole member By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary PARENT GUARANTOR: SUMMIT HOTEL PROPERTIES, INC., a Maryland corporation By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary GUARANTORS: CARNEGIE HOTELS, LLC, a Georgia limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary BP WATERTOWN HOTEL LLC, a Massachusetts limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] SUMMIT HOSPITALITY I, LLC, SUMMIT HOSPITALITY 19, LLC, SUMMIT HOSPITALITY 21, LLC, SUMMIT HOSPITALITY 22, LLC, SUMMIT HOSPITALITY 25, LLC, SUMMIT HOSPITALITY 036, LLC, SUMMIT HOSPITALITY 057, LLC, SUMMIT HOSPITALITY 060, LLC, SUMMIT HOSPITALITY 084, LLC, SUMMIT HOSPITALITY 092, LLC, SUMMIT HOSPITALITY 100, LLC, SUMMIT HOSPITALITY 103, LLC, SUMMIT HOSPITALITY 110, LLC, SUMMIT HOSPITALITY 111, LLC, SUMMIT HOSPITALITY 114, LLC, SUMMIT HOSPITALITY 116, LLC, SUMMIT HOSPITALITY 117, LLC, SUMMIT HOSPITALITY 118, LLC, SUMMIT HOSPITALITY 119, LLC, SUMMIT HOSPITALITY 120, LLC, SUMMIT HOSPITALITY 121, LLC, SUMMIT HOSPITALITY 123, LLC, SUMMIT HOSPITALITY 126, LLC, SUMMIT HOSPITALITY 127, LLC, SUMMIT HOSPITALITY 128, LLC, SUMMIT HOSPITALITY 130, LLC, SUMMIT HOSPITALITY 131, LLC, SUMMIT HOSPITALITY 132, LLC, SUMMIT HOSPITALITY 133, LLC, SUMMIT HOSPITALITY 134, LLC, SUMMIT HOSPITALITY 135, LLC, SUMMIT HOSPITALITY 136, LLC, SUMMIT HOSPITALITY 137, LLC, SUMMIT HOSPITALITY 138, LLC, SUMMIT HOSPITALITY 140, LLC, SUMMIT HOSPITALITY 141, LLC, SUMMIT HOSPITALITY 143, LLC, SUMMIT HOSPITALITY 144, LLC, SUMMIT HOSPITALITY 145, LLC SUMMIT HOSPITALITY XIV, LLC, SUMMIT HOSPITALITY XIII, LLC, and SAN FRAN JV, LLC, each a Delaware limited liability company By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] SUMMIT HOTEL TRS 014, LLC, SUMMIT HOTEL TRS 024, LLC, SUMMIT HOTEL TRS 027, LLC, SUMMIT HOTEL TRS 030, LLC, SUMMIT HOTEL TRS 036, LLC, SUMMIT HOTEL TRS 037, LLC, SUMMIT HOTEL TRS 048, LLC, SUMMIT HOTEL TRS 051, LLC, SUMMIT HOTEL TRS 057, LLC, SUMMIT HOTEL TRS 060, LLC, SUMMIT HOTEL TRS 066, LLC, SUMMIT HOTEL TRS 084, LLC, SUMMIT HOTEL TRS 092, LLC, SUMMIT HOTEL TRS 094, LLC, SUMMIT HOTEL TRS 098, LLC, SUMMIT HOTEL TRS 099, LLC, SUMMIT HOTEL TRS 100, LLC, SUMMIT HOTEL TRS 101, LLC, SUMMIT HOTEL TRS 103, LLC, SUMMIT HOTEL TRS 105, LLC, SUMMIT HOTEL TRS 106, LLC, SUMMIT HOTEL TRS 107, LLC, SUMMIT HOTEL TRS 108, LLC, SUMMIT HOTEL TRS 109, LLC, SUMMIT HOTEL TRS 110, LLC, SUMMIT HOTEL TRS 111, LLC, SUMMIT HOTEL TRS 113, LLC, SUMMIT HOTEL TRS 114, LLC, SUMMIT HOTEL TRS 116, LLC, SUMMIT HOTEL TRS 117, LLC, SUMMIT HOTEL TRS 118, LLC, SUMMIT HOTEL TRS 119, LLC, SUMMIT HOTEL TRS 120, LLC, SUMMIT HOTEL TRS 121, LLC, SUMMIT HOTEL TRS 123, LLC, SUMMIT HOTEL TRS 126, LLC, SUMMIT HOTEL TRS 127, LLC, SUMMIT HOTEL TRS 128, LLC, SUMMIT HOTEL TRS 130, LLC, SUMMIT HOTEL TRS 131, LLC, SUMMIT HOTEL TRS 132, LLC, SUMMIT HOTEL TRS 133, LLC, SUMMIT HOTEL TRS 134, LLC, SUMMIT HOTEL TRS 135, LLC, SUMMIT HOTEL TRS 136, LLC, SUMMIT HOTEL TRS 137, LLC, SUMMIT HOTEL TRS 138, LLC, SUMMIT HOTEL TRS 140, LLC, SUMMIT HOTEL TRS 141, LLC, SUMMIT HOTEL TRS 143, LLC,

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] SUMMIT HOTEL TRS 144, LLC, SUMMIT HOTEL TRS 145, LLC, and SUMMIT HOTEL TRS 146, LLC, each a Delaware limited liability company By: Summit Hotel TRS, Inc., a Delaware corporation, the sole member of each of the above referenced Delaware limited liability companies By: /s/ Christopher Eng Name: Christopher Eng Title: Secretary

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] BANK OF AMERICA, N.A., as Administrative Agent By: /s/ Priscilla Ruffin Name: Priscilla Ruffin Title: AVP

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] BANK OF AMERICA, N.A., as a Lender and an Issuing Bank By: /s/ Suzanne E. Pickett Name: Suzanne E. Pickett Title: Senior Vice President

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] WELLS FARGO BANK, N.A., as a Lender and an Issuing Bank By: /s/ Joshua G. Sweet Name: Joshua G. Sweet Title: Director

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] JPMORGAN CHASE BANK, N.A., as a Lender and an Issuing Bank By: /s/ Catherine Julian Name: Catherine Julian Title: Authorized Signatory

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] REGIONS BANK, as a Lender and an Issuing Bank By: /s/ Ghi S. Gavin Name: Ghi S. Gavin Title: Senior Vice President

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] U.S. BANK NATIONAL ASSOCIATION, as a Lender and an Issuing Bank By: /s/ Travis Myers Name: Travis Myers Title: Senior Vice President

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] THE BANK OF NOVA SCOTIA, as a Lender By: /s/ David Dewar Name: David Dewar Title: Director

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] CAPITAL ONE, NATIONAL ASSOCIATION, as a Lender By: /s/ Melissa DeVito Name: Melissa DeVito Title: Authorized Signatory

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] TRUIST BANK, as a Lender By: /s/ C. Vincent Hughes, Jr. Name: C. Vincent Hughes, Jr. Title: Director

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] ROYAL BANK OF CANADA, as a Lender By: /s/ William Behuniak Name: William Behuniak Title: Authorized Signatory

 
[Signature Page to Fourth Amendment - Summit OP Credit Agreement] RAYMOND JAMES BANK, as a Lender By: /s/ Alexander Sierra Name: Alexander Sierra Title: Senior Vice President