Service Properties Trust First Quarter 2024 Financial Results and Supplemental Information May 7, 2024 Exhibit 99.2The Royal Sonesta Boston Cambridge, MA

2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces First Quarter 2024 Financial Results .................................................................................................................................................. 4 First Quarter 2024 Highlights ............................................................................................................................................................................................................................... 5 FINANCIALS Key Financial Data .................................................................................................................................................................................................................................................. 7 Condensed Consolidated Statements of Income (Loss) ................................................................................................................................................................................. 8 Condensed Consolidated Balance Sheets ........................................................................................................................................................................................................ 9 Debt Summary ......................................................................................................................................................................................................................................................... 10 Debt Maturity Schedule ......................................................................................................................................................................................................................................... 11 Leverage Ratios, Coverage Ratios and Debt Covenants ................................................................................................................................................................................ 12 Capital Expenditures Summary ............................................................................................................................................................................................................................ 13 Property Acquisitions and Dispositions .............................................................................................................................................................................................................. 14 PORTFOLIO INFORMATION Portfolio Summary .................................................................................................................................................................................................................................................. 16 Consolidated Portfolio Diversification by Industry ........................................................................................................................................................................................... 17 Consolidated Portfolio by Geographical Diversification ................................................................................................................................................................................ 18 Hotel Portfolio by Brand ........................................................................................................................................................................................................................................ 19 Hotel Operating Statistics by Service Level - Comparable Hotels - Three Months Ended March 31, 2024 ......................................................................................... 20 Hotel Operating Statistics by Service Level - All Hotels - Three Months Ended March 31, 2024 ........................................................................................................... 21 Net Lease Portfolio by Brand ................................................................................................................................................................................................................................ 22 Net Lease Portfolio by Industry ............................................................................................................................................................................................................................ 23 Net Lease Portfolio by Tenant (Top 10) .............................................................................................................................................................................................................. 24 Net Lease Portfolio - Expiration Schedule ......................................................................................................................................................................................................... 25 Net Lease Portfolio - Occupancy Summary ....................................................................................................................................................................................................... 26 APPENDIX Company Profile and Research Coverage ......................................................................................................................................................................................................... 28 Governance Information ....................................................................................................................................................................................................................................... 29 Calculation of FFO and Normalized FFO ........................................................................................................................................................................................................... 30 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ............................................................................................................................................................................ 31 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels ....................................................................................................................................................... 32 Calculation and Reconciliation of Hotel EBITDA - All Hotels.......................................................................................................................................................................... 33 Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA ...................................................................................................................................................................................................................................................... 34 Non-GAAP Financial Measures and Certain Definitions ................................................................................................................................................................................. 35 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................................................................. 37 SVC Nasdaq Listed Trading Symbols: Common Shares: SVC Investor Relations Contact: Stephen Colbert, Director (617) 231-3223 scolbert@svcreit.com ir@svcreit.com Corporate Headquarters: Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458-1634 www.svcreit.com All amounts in this presentation are unaudited. Additional information and reconciliations of Non-GAAP Financial 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.

3RETURN TO TABLE OF CONTENTS Quarterly Results

4RETURN TO TABLE OF CONTENTS Newton, MA (May 7, 2024): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended March 31, 2024. Dividend: SVC 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 22, 2024. This distribution will be paid on or about May 16, 2024. Conference Call: A conference call to discuss SVC’s first quarter results will be held on Wednesday, May 8, 2024 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 (877) 344-7529; the replay pass code is 4164628. 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 of SVC’s first quarter conference call are strictly prohibited without the prior written consent of SVC. About Service Properties Trust: 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, 2024, 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, 2024, SVC also owned 749 service-focused retail net lease properties with over 13.3 million square feet throughout the United States. SVC is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $41 billion in assets under management as of March 31, 2024 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 2024 Financial Results "SVC’s first quarter performance reflected typical seasonality patterns and the impact from our ongoing renovation program in our hotel portfolio. Top-line improvement occurred in our full-service hotels, led by group and contract demand, which was offset by softening in transient and business travel across our select service portfolio. With both our hotel renovation program and the planned disposition of our 22 non-strategic hotels well underway, SVC is positioning its lodging portfolio for long-term success." Todd Hargreaves, President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS First Quarter 2024 Highlights Financial Results • Net loss of $78.4 million, or $0.48 per common share. • Normalized FFO of $21.1 million, or $0.13 per common share. • Adjusted EBITDAre of $115.5 million. Portfolio Update • Hotel RevPAR of $78.69. • Hotel EBITDA of $28.9 million. • Net Lease occupancy of 97.3% as of March 31, 2024. • Net Lease rent coverage of 2.37x. Investment Activity • Sold one hotel with 84 rooms for a sales price of $3.3 million, excluding closing costs, and three net lease properties with an aggregate of 34,849 square feet for an aggregate sales price of $2.9 million, excluding closing costs. • As of May 3, 2024, SVC has entered into an agreement to sell one net lease property with 3,381 square feet for a sale price of $1.3 million, excluding closing costs.

6RETURN TO TABLE OF CONTENTS Financials

7RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 3/31/2024 12/31/2023 9/30/2023 6/30/2023 3/31/2023 Selected Income Statement Data: Total revenues $ 436,250 $ 444,050 $ 496,825 $ 503,779 $ 429,209 Net (loss) income $ (78,383) $ (43,323) $ (4,128) $ (11,278) $ 25,950 FFO $ 21,104 $ 51,316 $ 91,731 $ 93,751 $ 35,894 Normalized FFO $ 21,106 $ 50,036 $ 92,109 $ 95,127 $ 37,146 Adjusted EBITDAre $ 115,548 $ 141,154 $ 175,328 $ 185,324 $ 116,841 Per Common Share Data (basic and diluted): Net (loss) income $ (0.48) $ (0.26) $ (0.03) $ (0.07) $ 0.16 FFO $ 0.13 $ 0.31 $ 0.56 $ 0.57 $ 0.22 Normalized FFO $ 0.13 $ 0.30 $ 0.56 $ 0.58 $ 0.23 Dividend Data: Annualized dividends paid per share during the period $ 0.80 $ 0.80 $ 0.80 $ 0.80 $ 0.80 Annualized dividend yield (at end of period) 11.8 % 9.4 % 10.4 % 9.2 % 8.0 % Annualized Normalized FFO payout ratio 153.8 % 66.7 % 35.7 % 34.5 % 87.0 % Selected Balance Sheet Data: Total gross assets $ 10,469,518 $ 10,537,913 $ 10,733,398 $ 10,715,669 $ 10,505,429 Total assets $ 7,231,519 $ 7,356,116 $ 7,604,311 $ 7,649,651 $ 7,482,166 Total liabilities $ 6,116,850 $ 6,129,983 $ 6,302,361 $ 6,310,576 $ 6,100,261 Total shareholders’ equity $ 1,114,669 $ 1,226,133 $ 1,301,950 $ 1,339,075 $ 1,381,905 (dollars in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 3/31/2024 Capitalization: Total common shares (at end of period) 165,768,058 Closing price (at end of period) $ 6.78 Equity market capitalization (at end of period) $ 1,123,907 Debt (principal balance) 5,633,079 Total market capitalization $ 6,756,986 Liquidity: Cash and cash equivalents $ 71,287 Available borrowings under secured revolving credit facility (1) 650,000 Total liquidity $ 721,287 (1) Availability under SVC's revolving credit facility is subject to meeting ongoing minimum performance and market values of the collateral properties, satisfying certain financial covenants and other credit facility conditions.

8RETURN TO TABLE OF CONTENTS Three Months Ended March 31, 2024 2023 Revenues: Hotel operating revenues (1) $ 336,236 $ 334,796 Rental income (2) 100,014 94,413 Total revenues 436,250 429,209 Expenses: Hotel operating expenses (1)(3) 305,086 299,566 Net lease operating expenses 4,723 3,905 Depreciation and amortization 93,107 100,039 General and administrative 10,506 10,911 Transaction related costs (4) — 887 Loss on asset impairment (5) 2,451 — Total expenses 415,873 415,308 (Loss) gain on sale of real estate, net (6) (2,963) 41,898 Gain on equity securities, net — 49,430 Interest income 1,962 2,786 Interest expense (including amortization of debt issuance costs, discounts and premiums of $7,226 and $5,232, respectively) (91,414) (81,580) Loss on early extinguishment of debt (7) — (44) (Loss) income before income tax (expense) benefit and equity in losses of an investee (72,038) 26,391 Income tax (expense) benefit (1,007) 3,780 Equity in losses of an investee (5,338) (4,221) Net (loss) income $ (78,383) $ 25,950 Weighted average common shares outstanding (basic and diluted) 165,158 164,867 Net (loss) income per common share (basic and diluted) $ (0.48) $ 0.16 (amounts in thousands, except per share data) Condensed Consolidated Statements of Income (Loss) See accompanying notes on page 34.