HR 10-Q Quarterly Report June 30, 2021

HEALTHCARE REALTY TRUST INC

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hr-20210630

UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_______________

FORM 10-Q


(Mark One)
☒	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
	For the quarterly period ended:	June 30, 2021
OR
☐	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to

Commission File Number: 001-11852

HEALTHCARE REALTY TRUST INCORPORATED

(Exact name of Registrant as specified in its charter)


Maryland			62-1507028
(State or other jurisdiction of Incorporation or organization)			(I.R.S. Employer Identification No.)

3310 West End Avenue, Suite 700

Nashville , Tennessee 37203

(Address of principal executive offices)

( 615 ) 269-8175

(Registrant's telephone number, including area code)

Securities Registered Pursuant to Section 12(b) of the Act:

Title of Each Class

Trading Symbol

Name of Each Exchange on Which Registered

Common stock, $0.01 par value per share

New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer ☒ Accelerated filer ☐

Non-accelerated filer ☐ Smaller reporting company ☐

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. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of July 31, 2021, the Registrant had 145,529,657 shares of Common Stock outstanding.

HEALTHCARE REALTY TRUST INCORPORATED

FORM 10-Q

June 30, 2021

Table of Contents


PART I - FINANCIAL INFORMATION
Item 1	Financial Statements	1
	Condensed Consolidated Balance Sheets	1
	Condensed Consolidated Statements of Income	2
	Condensed Consolidated Statements of Comprehensive Income (Loss)	3
	Condensed Consolidated Statements of Equity	4
	Condensed Consolidated Statements of Cash Flows	6
	Notes to the Condensed Consolidated Financial Statements	7
Item 2	Management’s Discussion and Analysis of Financial Condition and Results of Operations	20
Item 3	Quantitative and Qualitative Disclosures about Market Risk	32
Item 4	Controls and Procedures	32

PART II - OTHER INFORMATION
Item 1	Legal Proceedings	32
Item 1A	Risk Factors	32
Item 2	Unregistered Sales of Equity and Use of Proceeds	32
Item 6	Exhibits	34

SIGNATURE		36

Table of Contents

PART I - FINANCIAL INFORMATION

Item 1. Financial Statements

Healthcare Realty Trust Incorporated

Condensed Consolidated Balance Sheets

Amounts in thousands, except per share data


ASSETS
	Unaudited JUNE 30, 2021		DECEMBER 31, 2020
Real estate properties
Land	$	375,374	$	362,695
Buildings, improvements and lease intangibles	4,249,352		4,220,297
Personal property	11,589		11,195
Investment in financing receivable, net	104,642		—
Construction in progress	1,147		—
Land held for development	27,226		27,226
Total real estate properties	4,769,330		4,621,413
Less accumulated depreciation and amortization	( 1,285,251 )		( 1,239,224 )
Total real estate properties, net	3,484,079		3,382,189
Cash and cash equivalents	18,739		15,303


Assets held for sale, net	21,065		20,646
Operating lease right-of-use assets	121,288		125,198
Financing lease right-of-use assets	19,450		19,667

Investments in unconsolidated joint ventures	117,935		73,137
Other assets, net	182,123		176,120
Total assets	$	3,964,679	$	3,812,260

LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Notes and bonds payable	$	1,614,479	$	1,602,769
Accounts payable and accrued liabilities	74,927		81,174
Liabilities of assets held for sale	942		1,216
Operating lease liabilities	92,110		92,273
Financing lease liabilities	18,648		18,837
Other liabilities	67,319		67,615
Total liabilities	1,868,425		1,863,884
Commitments and contingencies
Stockholders' equity
Preferred stock, $ .01 par value per share; 50,000 shares authorized; none issued and outstanding	—		—
Common stock, $ .01 par value per share; 300,000 shares authorized; 145,530 and 139,487 shares issued and outstanding at June 30, 2021 and December 31, 2020, respectively	1,455		1,395
Additional paid-in capital	3,818,592		3,635,341
Accumulated other comprehensive loss	( 13,580 )		( 17,832 )
Cumulative net income attributable to common stockholders	1,246,617		1,199,499
Cumulative dividends	( 2,956,830 )		( 2,870,027 )
Total stockholders' equity	2,096,254		1,948,376


Total liabilities and stockholders' equity	$	3,964,679	$	3,812,260

The accompanying notes, together with the Notes to the Consolidated Financial Statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020, are an integral part of these financial statements.

Table of Contents

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Income

For the Three and Six Months Ended June 30, 2021 and 2020

Amounts in thousands, except per share data

Unaudited


	THREE MONTHS ENDED June 30,				SIX MONTHS ENDED June 30,
	2021		2020		2021		2020
Revenues
Rental income	$	128,486	$	122,358	$	256,874	$	245,001
Interest from financing receivable, net	510		—		510		—

Other operating	2,427		1,332		4,378		3,496
	131,423		123,690		261,762		248,497
Expenses
Property operating	51,509		46,580		103,724		96,134
General and administrative	8,545		7,434		17,044		16,199
Acquisition and pursuit costs	670		431		1,414		1,181
Depreciation and amortization	49,826		47,691		99,905		95,188


	110,550		102,136		222,087		208,702
Other Income (Expense)
Gain on sales of real estate properties	20,970		68,267		39,860		68,218
Interest expense	( 13,261 )		( 14,442 )		( 26,523 )		( 28,402 )


Impairment of real estate properties	( 5,078 )		—		( 5,912 )		—
Equity loss from unconsolidated joint ventures	( 146 )		( 116 )		( 220 )		( 127 )
Interest and other income (expense), net	( 262 )		250		238		344
	2,223		53,959		7,443		40,033






Net Income	$	23,096	$	75,513	$	47,118	$	79,828





Basic earnings per common share	$	0.16	$	0.56	$	0.33	$	0.59


Diluted earnings per common share	$	0.16	$	0.56	$	0.33	$	0.59

Weighted average common shares outstanding - basic	141,917		133,634		140,354		133,335
Weighted average common shares outstanding - diluted	142,049		133,696		140,468		133,420

Table of Contents

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Comprehensive Income (Loss)

For the Three and Six Months Ended June 30, 2021 and 2020

Amounts in thousands

Unaudited


	THREE MONTHS ENDED June 30,				SIX MONTHS ENDED June 30,
	2021		2020		2021		2020
Net income	$	23,096	$	75,513	$	47,118	$	79,828
Other comprehensive income (loss)


Interest rate swaps
Reclassification adjustments for losses included in net income (interest expense)	1,114		938		2,209		1,267
Gains (losses) arising during the period on interest rate swaps	( 807 )		( 1,455 )		2,043		( 11,119 )
Losses on settlement of treasury rate locks arising during the period	—		—		—		( 4,267 )
	307		( 517 )		4,252		( 14,119 )

Comprehensive income	$	23,403	$	74,996	$	51,370	$	65,709

Table of Contents

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Equity

For the Three Months Ended June 30, 2021 and 2020

Amounts in thousands, except per share data

Unaudited


	Common Stock		Additional Paid-In Capital		Accumulated Other Comprehensive Income (Loss)		Cumulative Net Income		Cumulative Dividends		Total Stockholders’ Equity
Balance at March 31, 2021	$	1,417	$	3,699,867	$	( 13,887 )	$	1,223,521	$	( 2,912,809 )	$	1,998,109
Issuance of common stock, net of issuance costs	38		116,153		—		—		—		116,191
Common stock redemptions	—		( 55 )		—		—		—		( 55 )
Share-based compensation	—		2,627		—		—		—		2,627
Net income	—		—		—		23,096		—		23,096
Reclassification adjustments for losses included in net income (interest expense)	—		—		1,114		—		—		1,114
Losses arising during the period on interest rate swaps and treasury rate locks	—		—		( 807 )		—		—		( 807 )
Dividends to common stockholders ($ 0.3025 per share)	—		—		—		—		( 44,021 )		( 44,021 )
Balance at June 30, 2021	$	1,455	$	3,818,592	$	( 13,580 )	$	1,246,617	$	( 2,956,830 )	$	2,096,254

	Common Stock		Additional Paid-In Capital		Accumulated Other Comprehensive Income (Loss)		Cumulative Net Income		Cumulative Dividends		Total Stockholders’ Equity
Balance at March 31, 2020	$	1,349	$	3,494,123	$	( 19,777 )	$	1,131,619	$	( 2,747,886 )	$	1,859,428
Issuance of common stock, net of issuance costs	11		33,031		—		—		—		33,042

Share-based compensation	—		2,405		—		—		—		2,405
Net income	—		—		—		75,513		—		75,513
Reclassification adjustments for losses included in net income (interest expense)	—		—		938		—		—		938
Losses arising during the period on interest rate swaps	—		—		( 1,455 )		—		—		( 1,455 )
Dividends to common stockholders ($ 0.3000 per share)	—		—		—		—		( 40,510 )		( 40,510 )
Balance at June 30, 2020	$	1,360	$	3,529,559	$	( 20,294 )	$	1,207,132	$	( 2,788,396 )	$	1,929,361

Table of Contents

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Equity

For the Six Months Ended June 30, 2021 and 2020

Amounts in thousands, except per share data

Unaudited


	Common Stock		Additional Paid-In Capital		Accumulated Other Comprehensive Income (Loss)		Cumulative Net Income		Cumulative Dividends		Total Stockholders’ Equity
Balance at December 31, 2020	$	1,395	$	3,635,341	$	( 17,832 )	$	1,199,499	$	( 2,870,027 )	$	1,948,376
Issuance of common stock, net of issuance costs	59		179,216		—		—		—		179,275
Common stock redemptions	( 1 )		( 1,610 )		—		—		—		( 1,611 )
Share-based compensation	2		5,645		—		—		—		5,647
Net income	—		—		—		47,118		—		47,118
Reclassification adjustments for losses included in net income (interest expense)	—		—		2,209		—		—		2,209
Gains arising during the period on interest rate swaps and treasury rate locks	—		—		2,043		—		—		2,043
Dividends to common stockholders ($ 0.6050 per share)	—		—		—		—		( 86,803 )		( 86,803 )
Balance at June 30, 2021	$	1,455	$	3,818,592	$	( 13,580 )	$	1,246,617	$	( 2,956,830 )	$	2,096,254

	Common Stock		Additional Paid-In Capital		Accumulated Other Comprehensive Income (Loss)		Cumulative Net Income		Cumulative Dividends		Total Stockholders’ Equity
Balance at December 31, 2019	$	1,347	$	3,485,003	$	( 6,175 )	$	1,127,304	$	( 2,707,470 )	$	1,900,009
Issuance of common stock, net of issuance costs	12		40,351		—		—		—		40,363
Common stock redemptions	—		( 798 )		—		—		—		( 798 )
Share-based compensation	1		5,003		—		—		—		5,004
Net income	—		—		—		79,828		—		79,828
Reclassification adjustments for losses included in net income (interest expense)	—		—		1,267		—		—		1,267
Losses arising during the period on interest rate swaps	—		—		( 15,386 )		—		—		( 15,386 )
Dividends to common stockholders ($ 0.6000 per share)	—		—		—		—		( 80,926 )		( 80,926 )
Balance at June 30, 2020	$	1,360	$	3,529,559	$	( 20,294 )	$	1,207,132	$	( 2,788,396 )	$	1,929,361

Table of Contents

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Cash Flows

For the Six Months Ended June 30, 2021 and 2020

Amounts in thousands

Unaudited


OPERATING ACTIVITIES
	SIX MONTHS ENDED June 30,
	2021		2020
Net income	$	47,118	$	79,828
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	99,905		95,188
Other amortization	1,728		2,510
Share-based compensation	5,647		5,004
Amortization of straight-line rent receivable (lessor)	( 3,024 )		( 1,807 )
Amortization of straight-line rent on operating leases (lessee)	735		749
Gain on sales of real estate properties	( 39,860 )		( 68,218 )

Impairment of real estate properties	5,912		—
Equity loss from unconsolidated joint ventures	220		127
Distributions from unconsolidated joint ventures	—		184

Changes in operating assets and liabilities:
Other assets, including right-of-use-assets	( 4,746 )		( 1,272 )
Accounts payable and accrued liabilities	( 10,418 )		( 5,902 )
Other liabilities	2,412		( 1,152 )
Net cash provided by operating activities	105,629		105,239

INVESTING ACTIVITIES
Acquisitions of real estate	( 100,121 )		( 87,417 )
Development of real estate	( 1,415 )		( 2,678 )
Additional long-lived assets	( 41,839 )		( 44,316 )
Investments in unconsolidated joint ventures	( 45,018 )		—
Investment in financing receivable	( 104,648 )		—
Proceeds from sales of real estate properties	90,144		—

Net cash used in investing activities	( 202,897 )		( 134,411 )

FINANCING ACTIVITIES
Net borrowings (repayments) on unsecured credit facility	13,000		( 293,000 )
Borrowings on term loan	—		150,000

Borrowings of notes and bonds payable	—		298,995
Repayments of notes and bonds payable	( 1,925 )		( 31,698 )


Dividends paid	( 86,803 )		( 80,926 )
Net proceeds from issuance of common stock	179,381		40,169
Common stock redemptions	( 2,014 )		( 892 )


Settlement of treasury rate locks	—		( 4,267 )
Debt issuance and assumption costs	( 252 )		( 3,018 )
Payments made on finance leases	( 683 )		( 3,168 )
Net cash provided by financing activities	100,704		72,195

Increase in cash and cash equivalents	3,436		43,023
Cash and cash equivalents at beginning of period	15,303		657
Cash and cash equivalents at end of period	$	18,739	$	43,680

Supplemental Cash Flow Information
Interest paid	$	24,659	$	26,101
Invoices accrued for construction, tenant improvements and other capitalized costs	$	19,506	$	10,013
Mortgage notes payable assumed upon acquisition (adjusted to fair value)	$	—	$	19,269
Capitalized interest	$	154	$	706

Table of Contents

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

Note 1. Summary of Significant Accounting Policies

Business Overview

Healthcare Realty Trust Incorporated (the "Company") is a real estate investment trust ("REIT") that owns, leases, manages, acquires, finances, develops and redevelops income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States. As of June 30, 2021, the Company had gross investments of approximately $ 4.7 billion in 227 real estate properties located in 24 states totaling approximately 16.3 million square feet. The Company provided leasing and property management services to approximately 13.4 million square feet nationwide. The Company owns 50 % of an unconsolidated joint venture with Teachers Insurance and Annuity Association ("TIAA Joint Venture") and earns certain fees as the managing member. As of June 30, 2021, the TIAA Joint Venture owned nine real estate properties. See Note 2 for more details regarding the Company's unconsolidated joint ventures.

Basis of Presentation

The Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States ("GAAP") for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements. However, except as disclosed herein, management believes there has been no material change in the information disclosed in the Notes to the Consolidated Financial Statements included in the Annual Report on Form 10-K for the year ended December 31, 2020. All material intercompany transactions and balances have been eliminated in consolidation.

This interim financial information should be read in conjunction with the Company’s Annual Report on Form 10-K for the year ended December 31, 2020. Management believes that all adjustments of a normal, recurring nature considered necessary for a fair presentation have been included. In addition, the interim financial information does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2021 for many reasons including, but not limited to, acquisitions, dispositions, capital financing transactions, changes in interest rates and the effects of other trends, risks and uncertainties.

Principles of Consolidation

The Company’s Condensed Consolidated Financial Statements include the accounts of the Company, its wholly owned subsidiaries, and joint ventures and partnerships where the Company controls the operating activities. GAAP requires us to identify entities for which control is achieved through means other than voting rights and to determine which business enterprise is the primary beneficiary of variable interest entities (“VIEs”). Accounting Standards Codification 810 broadly defines a VIE as an entity in which either (i) the equity investors as a group, if any, lack the power through voting or similar rights to direct the activities of such entity that most significantly impact such entity’s economic performance or (ii) the equity investment at risk is insufficient to finance that entity’s activities without additional subordinated financial support. The Company identifies the primary beneficiary of a VIE as the enterprise that has both of the following characteristics: (i) the power to direct the activities of the VIE that most significantly impact the entity’s economic performance; and (ii) the obligation to absorb losses or receive benefits of the VIE that could potentially be significant to the entity. The Company consolidates its investment in a VIE when it determines that it is the VIE’s primary beneficiary. The Company may change its original assessment of a VIE upon subsequent events such as the modification of contractual arrangements that affect the characteristics or adequacy of the entity’s equity investments at risk and the disposition of all or a portion of an interest held by the primary beneficiary. The Company performs this analysis on an ongoing basis.

For property holding entities not determined to be VIEs, the Company consolidates such entities in which it owns 100 % of the equity or has a controlling financial interest evidenced by ownership of a majority voting interest. All intercompany balances and transactions are eliminated in consolidation. For entities in which the Company owns less than 100 % of the equity interest, the Company consolidates the entity if it has the direct or indirect ability to control the entities’ activities based upon the terms of the respective entities’ ownership agreements.

As of June 30, 2021, the Company's unconsolidated joint venture arrangements were accounted for using the equity method of accounting as the Company exercised significant influence over but did not control these entities. See Note 2 for more details regarding the Company's unconsolidated joint ventures.

Table of Contents

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

Use of Estimates in the Condensed Consolidated Financial Statements

Preparation of the Condensed Consolidated Financial Statements in accordance with GAAP requires management to make estimates and assumptions that affect amounts reported in the Condensed Consolidated Financial Statements and accompanying notes. Actual results may differ from those estimates.

The Company considered the impact of COVID-19 on these assumptions and estimates used and determined that there were no material adverse impacts on the Company's results of operations and financial position at June 30, 2021. There can be no assurance that COVID-19 will not have a future material adverse impact on the financial results and business operations of the Company.

Investments in Leases - Financing Receivables, Net

In accordance with Accounting Standards Codification ("ASC") 842, for transactions in which the Company enters into a contract to acquire an asset and leases it back to the seller (i.e., a sale leaseback transaction), control of the asset is not considered to have transferred when the seller-lessee has a purchase option. As a result, the Company does not recognize the underlying real estate asset but instead recognizes a financial asset in accordance with ASC 310 “Receivables”. In the second quarter of 2021, the Company acquired a building in San Diego, California in a sale leaseback transaction in which the seller-lessee had a purchase option. Therefore, control was not considered to be transferred under GAAP. Accordingly, this transaction was accounted for as a financing receivable and recorded on the Condensed Consolidated Balance Sheet in the line item Investment in financing receivable, net. The Company evaluated the impact of ASC 326, "Credit Losses" to the financing receivable, and the amount calculated was determined to be immaterial and therefore not recorded.

Income from Leases and Lease Financing Receivables

The Company recognizes the related income from the financing receivable based on an imputed interest rate over the terms of the applicable lease. As a result, the interest recognized from the financing receivable will not equal the cash payments from the lease agreement.

Acquisition costs incurred in connection with entering into the financing receivable are treated as loan origination fees. These costs are classified with the financing receivable and are included in the balance of the net investment. These amounts will be recognized as a reduction to Income from investments in the financing receivable, net over the life of the lease.

Revenue from Contracts with Customers (Topic 606)

The Company recognizes certain revenue under the core principle of Topic 606. This topic requires an entity to recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. Lease revenue is not within the scope of Topic 606. To achieve the core principle, the Company applies the five step model specified in the guidance.

Revenue that is accounted for under Topic 606 is segregated on the Company’s Condensed Consolidated Statements of Income in the Other operating line item. This line item includes parking income, management fee income and other miscellaneous income. Below is a detail of the amounts by category:


	THREE MONTHS ENDED June 30,				SIX MONTHS ENDED June 30,
in thousands	2021		2020		2021		2020
Type of Revenue
Parking income	$	1,880	$	1,227	$	3,538	$	3,278

Management fee income	419		69		658		147
Miscellaneous	128		36		182		71
	$	2,427	$	1,332	$	4,378	$	3,496

The Company’s major types of revenue that are accounted for under Topic 606 that are listed above are all accounted for as the performance obligation is satisfied. The performance obligations that are identified for each of these items are satisfied over time, and the Company recognizes revenue monthly based on this principle.

Table of Contents

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

New Accounting Pronouncements

Accounting Standards Update No. 2020-04

On March 12, 2020, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") 2020-04, Reference Rate Reform (Topic 848) . ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. The Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.

Note 2. Real Estate Investments

2021 Company Acquisitions

The following table details the Company's acquisitions for the six months ended June 30, 2021:


Dollars in thousands	DATE ACQUIRED	PURCHASE PRICE		CASH CONSIDERATION 1		REAL ESTATE		OTHER 2		SQUARE FOOTAGE
San Diego, CA 3	1/7/21	$	17,150	$	17,182	$	17,182	$	—	22,461
Dallas, TX 4	2/1/21	22,515		22,299		22,641		( 342 )		121,709
Atlanta, GA 4	2/17/21	9,800		10,027		10,073		( 46 )		44,567
Washington, D.C.	3/3/21	12,750		12,709		12,658		51		26,496
Houston, TX	5/14/21	13,500		12,986		13,379		( 393 )		45,393
San Diego, CA 5	5/28/21	102,650		103,984		104,629		( 645 )		160,394
Greensboro, NC	6/28/21	9,390		9,475		10,047		( 572 )		25,168
Baltimore, MD	6/29/21	14,600		14,357		14,437		( 80 )		33,316




Total real estate acquisitions		$	202,355	$	203,019	$	205,046	$	( 2,027 )	479,504

1 Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.

2 Includes other assets acquired, liabilities assumed, and intangibles recognized at acquisition.

3 Represents a single-tenant property.

4 Includes two properties.

5 The Company accounted for this transaction as a financing receivable.

Subsequent to June 30, 2021, the Company acquired the following properties:


Dollars in thousands	DATE ACQUIRED	PURCHASE PRICE		SQUARE FOOTAGE
Denver, CO 1	7/16/21	$	70,426	259,555
Greensboro, NC 2	7/19/21	6,400		18,119
Colorado Springs, CO	7/27/21	33,400		69,526









		$	110,226	347,200

1 Includes three properties.

2 Represents a single-tenant property.

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

Unconsolidated Joint Venture Acquisitions

The TIAA Joint Venture is not consolidated for purposes of the Company's Condensed Consolidated Financial Statements. The following table details the TIAA Joint Venture acquisition for the six months ended June 30, 2021:


Dollars in thousands	DATE ACQUIRED	PURCHASE PRICE		CASH CONSIDERATION 1		REAL ESTATE		OTHER 2		SQUARE FOOTAGE	OWNERSHIP %
Denver, CO	3/30/21	$	14,375	$	14,056	$	14,550	$	( 494 )	59,359	50	%
Colorado Springs, CO	4/1/21	7,200		7,288		7,347		( 59 )		27,510	50	%
Los Angeles, CA	4/8/21	31,335		30,179		30,642		( 463 )		57,573	50	%
San Antonio, TX	4/30/21	13,600		13,412		13,656		( 244 )		45,000	50	%
Los Angeles, CA	5/10/21	24,600		24,259		24,147		112		73,078	50	%





Total real estate acquisitions		$	91,110	$	89,194	$	90,342	$	( 1,148 )	262,520

1 Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.

2 Includes other assets acquired, liabilities assumed, and intangibles recognized at acquisition.

Subsequent to June 30, 2021, the TIAA Joint Venture acquired the following properties:


Dollars in thousands	DATE ACQUIRED	PURCHASE PRICE		SQUARE FOOTAGE	OWNERSHIP %
Colorado Springs, CO 1	7/27/21	$	9,133	23,956	50	%

1 Includes purchase of adjoining 3.0 acre land parcel.

Unconsolidated Joint Ventures

The Company's investment in and loss recognized for the three and six months ended June 30, 2021 and 2020 related to its joint ventures accounted for under the equity method are shown in the table below:


	THREE MONTHS ENDED June 30,				SIX MONTHS ENDED June 30,
Dollars in thousands	2021		2020		2021		2020

Investments in unconsolidated joint ventures, beginning of period 1	$	83,943	$	8,000	$	73,137	$	8,130
New investments during the period	34,138		—		45,018		—
Equity loss recognized during the period 1	( 146 )		( 116 )		( 220 )		( 127 )
Owner distributions	—		( 65 )		—		( 184 )
Investments in unconsolidated joint ventures, end of period 1	$	117,935	$	7,819	$	117,935	$	7,819

1 In addition to the TIAA Joint Venture, the Company also has a 55 % and 27 % ownership interest, respectively, in two limited liability companies that each own a parking garage in Atlanta, Georgia.

2021 Real Estate Asset Dispositions

The following table details the Company's dispositions for the six months ended June 30, 2021:


Dollars in millions	DATE DISPOSED	SALE PRICE		CLOSING ADJUSTMENTS		NET PROCEEDS		NET REAL ESTATE INVESTMENT		OTHER (INCLUDING RECEIVABLES) 1		GAIN/(IMPAIRMENT)		SQUARE FOOTAGE
Los Angeles, CA 2	3/11/21	$	26,000	$	( 555 )	$	25,445	$	6,046	$	509	$	18,890	73,906
Atlanta, GA 3	4/12/21	8,050		( 272 )		7,778		5,675		151		1,952		19,732
Richmond, VA 3	5/18/21	52,000		( 314 )		51,686		29,414		3,270		19,002		142,856
Gadsden, AL 3,4	5/19/21	5,500		( 280 )		5,220		5,914		175		( 869 )		120,192

Total dispositions		$	91,550	$	( 1,421 )	$	90,129	$	47,049	$	4,105	$	38,975	356,686

1 Includes straight-line rent receivables, leasing commissions and lease inducements.

2 Includes two properties sold to a single purchaser in two transactions which occurred on March 5 and March 11, 2021.

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

3 Previously classified as held for sale.

4 Includes three properties.

Assets Held for Sale

As of June 30, 2021 and December 31, 2020, the Company had four properties classified as assets held for sale. The four properties and an associated land parcel located in Dallas, Texas were sold on July 9, 2021. The sales price was $ 23.0 million and the Company's net investment in the buildings and land parcel as of June 30, 2021 was approximately $ 18.7 million.

The table below reflects the assets and liabilities of the properties classified as held for sale as of June 30, 2021 and December 31, 2020:


(Dollars in thousands)	June 30, 2021		December 31, 2020
Balance Sheet data:
Land	$	1,664	$	1,664
Building, improvements and lease intangibles	27,466		27,443
Personal property	39		39
	29,169		29,146
Accumulated depreciation	( 10,444 )		( 10,455 )
Real estate assets held for sale, net	18,725		18,691

Other assets, net	2,340		1,955
Assets held for sale, net	$	21,065	$	20,646

Accounts payable and accrued liabilities	$	622	$	533
Other liabilities	320		683
Liabilities of assets held for sale	$	942	$	1,216

Note 3. Leases

Lessor Accounting

The Company’s properties generally are leased pursuant to non-cancelable, fixed-term operating leases with expiration dates through 2040. Some leases provide for fixed rent renewal terms in addition to market rent renewal terms. Some leases provide the lessee, during the term of the lease, with an option or right of first refusal to purchase the leased property. The Company’s single-tenant net leases generally require the lessee to pay minimum rent and all taxes (including property tax), insurance, maintenance and other operating costs associated with the leased property.

The Company's leases typically have escalators that are either based on a stated percentage or an index such as consumer price index ("CPI"). In addition, most of the Company's leases include nonlease components, such as reimbursement of operating expenses as additional rent, or include the reimbursement of expected operating expenses as part of the lease payment. The Company adopted an accounting policy to combine lease and nonlease components. Rent escalators based on indices and reimbursements of operating expenses that are not included in the lease rate are considered variable lease payments. Variable payments are recognized in the period earned. Lease income for the Company's operating leases recognized for the three and six months ended June 30, 2021 was $ 128.5 million and $ 256.9 million, respectively.

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

Future lease payments under the non-cancelable operating leases, excluding any reimbursements, as of June 30, 2021 were as follows:


In thousands	OPERATING
2021	$	197,162
2022	364,748
2023	316,864
2024	249,638
2025	199,827
2026 and thereafter	553,214
	$	1,881,453

Lessee Accounting

As of June 30, 2021, the Company was obligated, as the lessee, under operating lease agreements consisting primarily of the Company’s ground leases. As of June 30, 2021, the Company had 105 properties totaling 8.8 million square feet that were held under ground leases. Some of the ground lease renewal terms are based on fixed rent renewal terms and others have market rent renewal terms. These ground leases typically have initial terms of 40 to 99 years with expiration dates through 2119. Any rental increases related to the Company’s ground leases are generally either stated or based on CPI. The Company had 43 prepaid ground leases as of June 30, 2021. The amortization of the prepaid rent, included in the operating lease right-of-use asset, represented approximately $ 0.1 million and $ 0.2 million of the Company’s rental expense for the three months ended June 30, 2021 and 2020, respectively, and $ 0.3 million for the six months ended June 30, 2021 and 2020, respectively.

The Company’s future lease payments (primarily for its 62 non-prepaid ground leases) as of June 30, 2021 were as follows:


In thousands	OPERATING		FINANCING
2021	$	2,049	$	290
2022	4,932		783
2023	4,971		793
2024	5,027		815
2025	5,068		826
2026 and thereafter	303,574		87,983
Total undiscounted lease payments	325,621		91,490
Discount	( 233,511 )		( 72,842 )
Lease liabilities	$	92,110	$	18,648

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

The following table provides details of the Company's total lease expense for the three and six months ended June 30, 2021 and 2020:


	THREE MONTHS ENDED June 30,						SIX MONTHS ENDED June 30,
In thousands	2021			2020			2021		2020
Operating lease cost
Operating lease expense	$	1,182		$	1,175		$	2,360	$	2,349
Variable lease expense	972			804			1,868		1,604

Finance lease cost
Amortization of right-of-use assets	88			78			176		148
Interest on lease liabilities	247			240			493		477
Total lease expense	$	2,489		$	2,297		$	4,897	$	4,578

Other information
Operating cash flows outflows related to operating leases	$	2,587		$	1,416		$	4,431	$	3,972
Financing cash flows outflows related to financing leases	$	321		$	2,847		$	683	$	3,168
Right-of-use assets obtained in exchange for new finance lease liabilities	$	—		$	7,212		$	—	$	7,212

Weighted-average remaining lease term (excluding renewal options) - operating leases	48.1			49.1
Weighted-average remaining lease term (excluding renewal options) - finance leases	64.5			65.0
Weighted-average discount rate - operating leases	5.7		%	5.7		%
Weighted-average discount rate - finance leases	5.4		%	5.4		%

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

Note 4. Notes and Bonds Payable

The table below details the Company’s notes and bonds payable.


	MATURITY DATES	BALANCE AS OF				EFFECTIVE INTEREST RATE as of 6/30/2021
Dollars in thousands		6/30/2021		12/31/2020
$ 700 million Unsecured Credit Facility	5/23	$	13,000	$	—	1.00	%
$ 200 million Unsecured Term Loan due 2024, net of issuance costs 1	5/24	199,348		199,236		1.95	%
$ 150 million Unsecured Term Loan due 2026, net of issuance costs 2	6/26	149,306		149,479		2.48	%
Senior Notes due 2025, net of discount and issuance costs 3	5/25	248,906		248,776		4.08	%
Senior Notes due 2028, net of discount and issuance costs	1/28	296,365		296,123		3.84	%
Senior Notes due 2030, net of discount and issuance costs 4	3/30	296,640		296,468		2.71	%
Senior Notes due 2031, net of discount and issuance costs	3/31	295,149		294,924		2.24	%
Mortgage notes payable, net of discounts and issuance costs and including premiums	11/22-4/27	115,765		117,763		4.07	%
		$	1,614,479	$	1,602,769

1 The effective interest rate includes the impact of interest rate swaps on $ 75.0 million at a weighted average rate of 2.37 % (plus the applicable margin rate, currently 100 basis points).

2 The effective interest rate includes the impact of interest rate swaps on $ 100.0 million at a weighted average rate of 2.23 % (plus the applicable margin rate, currently 95 basis points).

3 The effective interest rate includes the impact of the $ 1.7 million settlement of forward-starting interest rate swaps that is included in Accumulated other comprehensive loss on the Company's Condensed Consolidated Balance Sheets.

4 The effective interest rate includes the impact of the $ 4.3 million settlement of forward interest rate hedges that is included in Accumulated other comprehensive loss on the Company's Condensed Consolidated Balance Sheets.

Changes in Debt Structure

On June 1, 2021, the Company entered into a second amendment to the Amended and Restated Term Loan, dated May 31, 2019 that reduced the current interest rate on the $ 150 million portion of the loan due 2026 from LIBOR plus a margin rate ranging from 1.45 % to 2.40 % (previously 1.60 %) to LIBOR plus a margin rate ranging from 0.80 % to 1.60 % ( 0.95 % as of June 30, 2021). With the amendment, the Company paid up front fees of approximately $ 0.5 million, of which $ 0.2 million was paid to lenders, capitalized and amortized over the remainder of the term of the loan, and $ 0.3 million was paid to lenders as administrators and was expensed in the second quarter of 2021. In addition, the amendment added a sustainability metric incentive tied to increasing the Company's properties with green building certifications.

Note 5. Derivative Financial Instruments

Risk Management Objective of Using Derivatives

The Company is exposed to certain risks arising from both its business operations and economic conditions. The Company principally manages its exposures to a wide variety of business and operational risks through management of its core business activities. The Company manages economic risks, including interest rate, liquidity, and credit risk, primarily by managing the amount, sources, and duration of its assets and liabilities and the use of derivative financial instruments. Specifically, the Company enters into derivative financial instruments to manage exposures that arise from business activities that result in the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. The Company’s derivative financial instruments are used to manage differences in the amount, timing, and duration of the Company’s known or expected cash receipts and its known or expected cash payments principally related to the Company’s borrowings.

Cash Flow Hedges of Interest Rate Risk

The Company’s objectives in using interest rate derivatives are to add stability to interest expense and to manage its exposure to interest rate movements. To accomplish this objective, the Company primarily uses interest rate swaps as part of its interest rate risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount. Such derivatives were used to hedge the variable cash flows associated with existing variable-rate debt.

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

For derivatives designated and that qualify as cash flow hedges of interest rate risk, the gain or loss on the derivative is recorded in Accumulated Other Comprehensive Income (Loss) ("AOCI") and subsequently reclassified into interest expense in the same period(s) during which the hedged transaction affects earnings. Amounts reported in AOCI related to derivatives will be reclassified to interest expense as interest payments are made on the Company’s variable-rate debt.

As of June 30, 2021, the Company had eight outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk:


DERIVATIVE INSTRUMENT	NUMBER OF INSTRUMENTS	NOTIONAL AMOUNT in millions
Interest rate swaps	8	$ 175.0

Tabular Disclosure of Fair Values of Derivative Instruments on the Balance Sheet

The table below presents the fair value of the Company's derivative financial instruments, as well as their classification on the Condensed Consolidated Balance Sheet as of June 30, 2021.


	BALANCE AT JUNE 30, 2021
In thousands	BALANCE SHEET LOCATION	FAIR VALUE
Derivatives designated as hedging instruments
Interest rate swaps	Other liabilities	$	9,219
Total derivatives designated as hedging instruments		$	9,219

Tabular Disclosure of the Effect of Cash Flow Hedge Accounting on Accumulated Other Comprehensive Income (Loss)

The table below presents the effect of cash flow hedge accounting on AOCI during the three and six months ended June 30, 2021 and 2020 related to the Company's outstanding interest rate swaps.


	(GAIN) LOSS RECOGNIZED IN AOCI ON DERIVATIVE three months ended June 30,					LOSS RECLASSIFIED FROM AOCI INTO INCOME three months ended June 30,
In thousands	2021		2020			2021		2020
Interest rate swaps	$	807	$	1,455	Interest expense	$	965	$	789
Settled treasury hedges	—		—		Interest expense	107		107
Settled interest rate swaps	—		—		Interest expense	42		42
	$	807	$	1,455	Total interest expense	$	1,114	$	938


	(GAIN) LOSS RECOGNIZED IN AOCI ON DERIVATIVE six months ended June 30,					LOSS RECLASSIFIED FROM AOCI INTO INCOME six months ended June 30,
In thousands	2021		2020			2021		2020
Interest rate swaps	$	( 2,043 )	$	11,119	Interest expense	$	1,912	$	1,061
Settled treasury hedges	—		4,267		Interest expense	213		122
Settled interest rate swaps	—		—		Interest expense	84		84
	$	( 2,043 )	$	15,386	Total interest expense	$	2,209	$	1,267

The Company estimates that $ 4.4 million will be reclassified from AOCI to interest expense over the next 12 months.

Credit-risk-related Contingent Features

The Company's agreements with each of its derivative counterparties contain a cross-default provision under which the Company could be declared in default of its derivative obligations if repayment of the underlying indebtedness is accelerated by the lender due to the Company's default on the indebtedness.

As of June 30, 2021, the fair value of derivatives in a net liability position including accrued interest but excluding any adjustment for nonperformance risk related to these agreements was $ 9.6 million. As of June 30, 2021, the Company has not posted any collateral related to these agreements and was not in breach of any agreement.

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

Note 6. Commitments and Contingencies

Legal Proceedings

The Company is, from time to time, involved in litigation arising in the ordinary course of business. The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have a material adverse effect on the Company’s consolidated financial position, results of operations or cash flows.

Redevelopment Activity

During the second quarter of 2021, the Company continued the redevelopment of 110,860 square feet of a 217,114 square foot medical office building in Dallas, Texas. As of June 30, 2021, the Company had funded approximately $ 0.5 million in project costs. The building continues to operate with in-place leases during construction. The first new tenant lease of the redevelopment is expected to commence in the first quarter of 2022.

During the second quarter of 2021, the Company continued the redevelopment of a 110,883 square foot medical office building in Memphis, Tennessee. As of June 30, 2021, the Company had funded approximately $ 28.1 million in project costs. The core and shell portion of this redevelopment was completed and the first new tenant took occupancy in the first quarter of 2021, with the construction of tenant spaces to be completed throughout the remainder of 2021.

In April 2021, the Company began the redevelopment of a medical office building in Tacoma, Washington. As of June 30, 2021, the Company had funded approximately $ 1.3 million in project costs. The redevelopment includes interior and exterior improvements to the existing building, plus the addition of 23,000 square feet. The Company expects the tenant lease for the expansion space to commence in the second quarter of 2022.

In July 2021, the Company began the redevelopment of a medical office building in Nashville, Tennessee. The Company expects to construct a new 106,194 square foot medical office building with the initial tenant lease expected to commence in the second quarter of 2023. The redevelopment includes the demolition of an existing 81,000 square foot medical office building. In the second quarter of 2021, the Company recognized an impairment charge of $ 5.0 million related to the existing building.

Note 7. Stockholders' Equity

Common Stock

The following table provides a reconciliation of the beginning and ending shares of common stock outstanding for the six months ended June 30, 2021 and the year ended December 31, 2020:


	SIX MONTHS ENDED	TWELVE MONTHS ENDED
	JUNE 30, 2021	DECEMBER 31, 2020
Balance, beginning of period	139,487,375	134,706,154
Issuance of common stock	5,890,468	4,637,445
Nonvested share-based awards, net of withheld shares	151,729	143,776
Balance, end of period	145,529,572	139,487,375

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

At-The-Market Equity Offering Program

The Company has in place an at-the-market equity offering program to sell up to an aggregate of $ 500.0 million of the Company’s common stock from time to time. The following table details the Company's at-the-market activity, including forward transactions:


	WEIGHTED AVERAGE SALE PRICE per share		SHARES PRICED	SHARES SETTLED	SHARES REMAINING TO BE SETTLED	NET PROCEEDS in millions
Balance at December 31, 2020	$	—	—	—	1,823,259	$	—
1Q 2021	$	30.09	215,532	2,038,791	—	$	62.7
2Q 2021	$	30.99	5,835,400	3,827,971	2,007,429	$	116.1
July 2021	$	31.06	1,670,186	—	3,677,615	$	—

The 3.7 million shares remaining to be settled in forward equity arrangements are expected to be settled by July 2022, and the Company expects gross proceeds of $ 114.8 million, depending on the timing of settlement. Expected net proceeds are calculated by reducing the initial price by adjustments provided in the forward equity arrangements. After accounting for these settlements, the Company has approximately $ 58.2 million remaining available to be sold under the current sales agreements at the date of this filing.

Common Stock Dividends

During the six months ended June 30, 2021, the Company declared and paid common stock dividends totaling $ 0.6050 per share. On August 3, 2021, the Company declared a quarterly common stock dividend in the amount of $ 0.3025 per share payable on August 31, 2021 to stockholders of record on August 16, 2021.

Earnings Per Common Share

The Company uses the two-class method of computing net earnings per common shares. The Company's non-vested share-based awards are considered participating securities pursuant to the two-class method.

During the three months ended June 30, 2021, the Company entered into forward sale agreements to sell approximately 5.8 million shares of common stock through the Company's at-the-market equity offering program. The Company considered the accounting guidance governing financial instruments and derivatives to account for these agreements and concluded that it was not a liability as it did not embody obligations to repurchase our shares of common stock nor did it embody obligations to issue a variable number of shares for which the monetary value was predominately fixed, varying with something other than the fair value of the shares, or varying inversely in relation to the shares. In addition, the Company evaluated whether the agreements met the derivative and hedging guidance scope exception to be accounted for as an equity instrument and concluded that the agreements can be classified as equity.

The Company used the treasury method to determine the dilution from the forward equity agreements during the period of time prior to settlement. The number of weighted-average shares outstanding used in the computation of earnings per common share for the three and six months ended June 30, 2021 included the effect from the assumed issuance of 2.0 million shares of common stock pursuant to the settlement of the forward equity agreements at the contractual price, less the assumed repurchase of the common stock at the average market price using the proceeds, adjusted for costs to borrow. For the three and six months ended June 30, 2021, no weighted-average incremental shares of common stock were excluded from the computation of weighted-average common shares outstanding - diluted.

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

The following table sets forth the computation of basic and diluted earnings per common share for the three and six months ended June 30, 2021 and 2020.


	THREE MONTHS ENDED JUNE 30,				SIX MONTHS ENDED JUNE 30,
Dollars in thousands, except per share data	2021		2020		2021		2020
Weighted average common shares outstanding
Weighted average common shares outstanding	143,700,491		135,367,081		142,142,577		135,062,708
Non-vested shares	( 1,783,278 )		( 1,733,435 )		( 1,788,410 )		( 1,727,762 )
Weighted average common shares outstanding - basic	141,917,213		133,633,646		140,354,167		133,334,946

Weighted average common shares outstanding - basic	141,917,213		133,633,646		140,354,167		133,334,946
Dilutive effect of forward equity shares	61,064		—		27,896		2,149
Dilutive effect of employee stock purchase plan	70,711		62,266		85,714		83,217
Weighted average common shares outstanding - diluted	142,048,988		133,695,912		140,467,777		133,420,312

Net Income	$	23,096	$	75,513	$	47,118	$	79,828
Dividends paid on nonvested share-based awards	( 539 )		( 521 )		( 1,080 )		( 1,039 )
Net income applicable to common stockholders	$	22,557	$	74,992	$	46,038	$	78,789





Basic earnings per common share - net income	$	0.16	$	0.56	$	0.33	$	0.59


Diluted earnings per common share - net income	$	0.16	$	0.56	$	0.33	$	0.59

Incentive Plans

During the six months ended June 30, 2021, the Company made the following stock awards:

• On January 1, 2021, the Company granted non-vested stock awards to certain officers with a grant date fair value of $ 0.6 million, which consisted of an aggregate 21,396 non-vested shares through its salary deferral program.

• On February 10, 2021, the Company granted non-vested stock awards to its four named executive officers, five senior vice presidents, and five first vice presidents with a grant date fair value totaling $ 3.8 million, which consisted of an aggregate 124,648 non-vested shares, with a five-year vesting period.

• Also, on February 10, 2021, the Company granted a performance-based award to its officers, excluding the four named executive officers, five senior vice presidents, and five first vice presidents totaling $ 0.6 million, which consisted of an aggregate 19,679 non-vested shares.

• On May 11, 2021, the Company granted non-vested stock awards to its eight directors with a grant date fair value totaling $ 1.2 million, which consisted of an aggregate 36,682 non-vested shares, with a one-year vesting period.

• On June 21, 2021, the Company granted a non-vested stock award to an employee, which consisted of 1,296 non-vested shares as a discretionary grant.

A summary of the activity under the Company's share-based incentive plans for the three and six months ended June 30, 2021 and 2020 is included in the table below.


	THREE MONTHS ENDED JUNE 30,		SIX MONTHS ENDED JUNE 30,
	2021	2020	2021	2020
Share-based awards, beginning of period	1,786,371	1,724,761	1,766,061	1,754,066
Granted	37,978	39,493	203,701	78,837
Vested	( 46,041 )	( 24,996 )	( 191,454 )	( 93,645 )

Share-based awards, end of period	1,778,308	1,739,258	1,778,308	1,739,258

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NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS, cont.

During the six months ended June 30, 2021 and 2020, the Company withheld 51,972 and 23,563 shares of common stock, respectively, from participants to pay estimated withholding taxes related to shares that vested.

In addition to the share-based incentive plans, the Company maintains the 2000 Employee Stock Purchase Plan (the "Purchase Plan"). A summary of the activity under the Purchase Plan for the three and six months ended June 30, 2021 and 2020 is included in the table below.


	THREE MONTHS ENDED JUNE 30,		SIX MONTHS ENDED JUNE 30,
	2021	2020	2021	2020
Outstanding and exercisable, beginning of period	415,299	370,696	341,647	332,659
Granted	—	—	253,200	212,716
Exercised	( 3,012 )	( 2,463 )	( 18,977 )	( 14,367 )
Forfeited	( 22,873 )	( 6,514 )	( 42,034 )	( 29,495 )
Expired	—	—	( 144,422 )	( 139,794 )
Outstanding and exercisable, end of period	389,414	361,719	389,414	361,719

Note 8. Fair Value of Financial Instruments

The following methods and assumptions were used to estimate the fair value of each class of financial instrument for which it is practical to estimate that value.

• Cash and cash equivalents - The carrying amount approximates fair value due to the short term maturity of these investments.

• Borrowings under the Unsecured Credit Facility and the Term Loans Due 2024 and 2026 - The carrying amount approximates fair value because the borrowings are based on variable market interest rates.

• Senior Notes and Mortgage Notes payable - The fair value of notes and bonds payable is estimated using cash flow analyses, based on the Company’s current interest rates for similar types of borrowing arrangements.

• Interest rate swap agreements - Interest rate swap agreements are recorded in other liabilities on the Company's Condensed Consolidated Balance Sheets at fair value. Fair value is estimated by utilizing pricing models that consider forward yield curves and discount rates.

The table below details the fair values and carrying values for notes and bonds payable at June 30, 2021 and December 31, 2020.


	June 30, 2021				December 31, 2020
Dollars in millions	CARRYING VALUE		FAIR VALUE		CARRYING VALUE		FAIR VALUE
Notes and bonds payable 1	$	1,614.5	$	1,615.6	$	1,602.8	$	1,645.4

1 Level 2 – model-derived valuations in which significant inputs and significant value drivers are observable in active markets.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Disclosure Regarding Forward-Looking Statements

This report and other materials the Company has filed or may file with the Securities and Exchange Commission, as well as information included in oral statements or other written statements made, or to be made, by management of the Company, contain, or will contain, disclosures that are “forward-looking statements.” Forward-looking statements include all statements that do not relate solely to historical or current facts and can be identified by the use of words such as “may,” “will,” “expect,” “believe,” “anticipate,” “target,” “intend,” “plan,” “estimate,” “project,” “continue,” “should,” “could," "budget" and other comparable terms. These forward-looking statements are based on the current plans and expectations of management and are subject to a number of risks and uncertainties, including the duration and scope of the COVID-19 pandemic; the impact of the COVID-19 pandemic on occupancy rates for the Company's properties, actions governments take in response to the COVID-19 pandemic, including the introduction of public health measures and other regulations affecting the Company’s properties and the operations of the Company and its tenants; the effects of health and safety measures adopted by the Company and its tenants related to the COVID-19 pandemic; the impact of the COVID-19 pandemic on the operations, business and financial condition of the Company and its tenants; general economic uncertainty in key markets as a result of the COVID-19 pandemic and a worsening of global economic conditions or low levels of economic growth; the status of capital markets, including availability and cost of capital; and the risks described in this report and the Company’s Annual Report on Form 10-K for the year ended December 31, 2020, that could significantly affect the Company’s current plans and expectations and future financial condition and results.

The Company undertakes no obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future events or otherwise. Stockholders and investors are cautioned not to unduly rely on such forward-looking statements when evaluating the information presented in the Company’s filings and reports, including, without limitation, estimates and projections regarding the performance of development projects the Company is pursuing.

For a detailed discussion of the Company’s risk factors, please refer to the Company’s filings with the Securities and Exchange Commission, including this report and its Annual Report on Form 10-K for the year ended December 31, 2020.

Liquidity and Capital Resources

Sources and Uses of Cash

The Company’s primary sources of cash include rent receipts from its real estate portfolio based on contractual arrangements with its tenants, borrowings under the Company's Amended and Restated Credit Agreement, dated as of May 31, 2019, as amended (the "Unsecured Credit Facility") and the Amended and Restated Term Loan Agreement, dated as of May 31, 2019, as amended (the "Term Loan Agreement"), proceeds from the sales of real estate properties, joint ventures, and proceeds from public or private debt or equity offerings. As of June 30, 2021, the Company had $687.0 million available to be drawn on its Unsecured Credit Facility and $18.7 million in cash. In addition, the Company has entered into forward equity agreements that have expected gross proceeds of up to approximately $114.8 million, depending on the timing of settlement.

The Company expects to continue to meet its liquidity needs, including funding additional investments, paying dividends, and funding debt service, through cash flows from operations and liquidity sources described above. The Company had unencumbered real estate assets with a gross book value of approximately $4.5 billion at June 30, 2021, of which a portion could serve as collateral for secured mortgage financing. The Company believes that its liquidity and sources of capital are adequate to satisfy its cash requirements. The Company cannot, however, be certain that these sources of funds will be available at a time and upon terms acceptable to the Company in sufficient amounts to meet its liquidity needs.

Investing Activities

Cash flows used in investing activities for the six months ended June 30, 2021 were approximately $202.9 million. Below is a summary of significant investing activities.

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2021 Company Acquisitions

The following table details the Company's acquisitions for the six months ended June 30, 2021:


Dollars in thousands	ASSOCIATED HEALTH SYSTEM/TENANCY 1	DATE ACQUIRED	PURCHASE PRICE		SQUARE FOOTAGE	MILES TO CAMPUS
San Diego, CA 2	Scripps Health/UCSD	1/7/21	$	17,150	22,461	0.02
Dallas, TX 3	Baylor Scott & White Health	2/1/21	22,515		121,709	0.00
Atlanta, GA 3	Wellstar Health System	2/17/21	9,800		44,567	0.19
Washington, D.C.	Sentara Healthcare	3/3/21	12,750		26,496	0.09
Houston, TX	Houston Methodist	5/14/21	13,500		45,393	0.03
San Diego, CA 4	Palomar Health	5/28/21	102,650		160,394	0.00
Greensboro, NC	Cone Health	6/28/21	9,390		25,168	0.60
Baltimore, MD	None	6/29/21	14,600		33,316	1.50




Total real estate acquisitions			$	202,355	479,504

1 Includes buildings located on-campus, adjacent and off-campus that are anchored by healthcare systems or located within two miles of a hospital campus.

2 Represents a single-tenant property.

3 Includes two properties.

4 The Company accounted for this transaction as a financing receivable. See Note 1 to the Condensed Consolidated Financial Statements accompanying this report for more information.

Subsequent to June 30, 2021, the Company acquired the following properties:


Dollars in thousands	ASSOCIATED HEALTH SYSTEM/TENANCY 1	DATE ACQUIRED	PURCHASE PRICE		SQUARE FOOTAGE	MILES TO CAMPUS
Denver, CO 2	Centura Health (AdventHealth)	7/16/2021	$	70,426	259,555	0.00
Greensboro, NC 3	Cone Health	7/19/2021	6,400		18,119	0.18
Colorado Springs, CO	Centura Health (CommonSpirit)	7/27/2021	33,400		69,526	0.00









			$	110,226	347,200

1 Includes buildings located on-campus, adjacent and off-campus that are anchored by healthcare systems or located within two miles of a hospital campus.

2 Includes three properties.

3 Represents a single-tenant property.

Unconsolidated Joint Venture Acquisitions

The following table details the TIAA Joint Venture's acquisitions for the six months ended June 30, 2021:


Dollars in thousands	ASSOCIATED HEALTH SYSTEM/TENANCY 1	DATE ACQUIRED	PURCHASE PRICE		SQUARE FOOTAGE	MILES TO CAMPUS	OWNERSHIP %
Denver, CO	HCA	3/30/21	$	14,375	59,359	0.60	50	%
Colorado Springs, CO	None	4/1/21	7,200		27,510	4.70	50	%
Los Angeles, CA	MemorialCare Health	4/8/21	31,335		57,573	0.00	50	%
San Antonio, TX	CHRISTUS Health/Baptist Health	4/30/21	13,600		45,000	0.90	50	%
Los Angeles	MemorialCare Health	5/10/21	24,600		73,078	0.00	50	%



Total TIAA Joint Venture real estate acquisitions			$	91,110	262,520

1 Includes buildings located on-campus, adjacent and off-campus that are anchored by healthcare systems or located within two miles of a hospital campus.

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Subsequent to June 30, 2021, the TIAA Joint Venture acquired the following property:

Dollars in thousands

ASSOCIATED HEALTH SYSTEM/TENANCY 1

DATE ACQUIRED

PURCHASE PRICE

SQUARE FOOTAGE

MILES TO CAMPUS

OWNERSHIP %

Colorado Springs, CO 2

Centura Health (CommonSpirit)

7/27/21

9,133

23,956

1.90

1 Includes buildings located on-campus, adjacent and off-campus that are anchored by healthcare systems or located within two miles of a hospital campus.

2 Includes purchase of adjoining 3.0 acre land parcel.

2021 Dispositions

The Company disposed of seven properties during the six months ended June 30, 2021 for a total sales price of $91.6 million, including cash proceeds of $90.1 million. The following table details these dispositions for the six months ended June 30, 2021:


Dollars in thousands	Date Disposed	Sales Price		Square Footage	2Q 2021 NOI
Los Angeles, CA 2	3/11/21	$	26,000	73,906	NA
Atlanta, GA 3	4/12/21	8,050		19,732	12
Richmond, VA 3	5/18/21	52,000		142,856	224
Gadsden, AL 3,4	5/19/21	5,500		120,192	72


Total dispositions		$	91,550	356,686	$	308

1 Includes two properties sold to a single purchaser in two transactions which occurred on March 5 and March 11, 2021.

2 Previously classified as held for sale.

3 Includes three properties.

For the property sold in Richmond, Virginia, the Company deferred the tax gain through a 1031 exchange and reinvested the proceeds during the quarter.

Subsequent Dispositions

On July 9, 2021, the Company disposed of four medical office buildings, totaling 190,160 square feet, and an associated land parcel located in Dallas, TX. The sales price was $23.0 million and the Company's net investment in the buildings and land parcel as of June 30, 2021 was approximately $18.7 million and was included in assets held for sale.

Capital Funding

During the six months ended June 30, 2021, the Company funded the following:

• $15.1 million toward the following development and redevelopment of properties:

◦ Memphis, TN redevelopment totaled $6.4 million;

◦ Dallas, TX redevelopment totaled $0.1 million;

◦ Tacoma, WA redevelopment totaled $1.3 million; and

◦ tenant improvement fundings at previously completed projects totaled $7.3 million.

• $9.8 million toward first generation tenant improvements and planned capital expenditures for acquisitions;

• $9.9 million toward second generation tenant improvements; and

• $8.1 million toward capital expenditures.

Financing Activities

Cash flows provided by financing activities for the six months ended June 30, 2021 were approximately $100.7 million. Inflows from equity related to the Company's common stock issuances and net borrowings totaled $190.2 million, net of issuance costs incurred. Aggregate cash outflows totaled approximately $89.5 million primarily associated with dividends paid to common stockholders. See Notes 4 and 7 to the Condensed Consolidated Financial Statements accompanying this report for more information about capital markets and financing activities.

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Common Stock Issuances

At-The-Market Equity Offering Program

The Company has in place an at-the-market equity offering program to sell up to an aggregate of $500.0 million of the Company’s common stock from time to time. The following table details the Company's at-the-market activity, including forward transactions:


	WEIGHTED AVERAGE SALE PRICE per share		SHARES PRICED	SHARES SETTLED	SHARES REMAINING TO BE SETTLED	NET PROCEEDS in millions
Balance at December 31, 2020	$	—	—	—	1,823,259	$	—
1Q 2021	$	30.09	215,532	2,038,791	—	$	62.7
2Q 2021	$	30.99	5,835,400	3,827,971	2,007,429	$	116.1
July 2021	$	31.06	1,670,186	—	3,677,615	$	—

The 3.7 million shares remaining to be settled in forward equity arrangements are expected to be settled by July 2022, and the Company expects gross proceeds of $114.8 million, depending on the timing of settlement. Expected net proceeds are calculated by reducing the initial price by adjustments provided in the forward equity arrangements. After accounting for these settlements, the Company has approximately $58.2 million remaining available to be sold under the current sales agreements at the date of this filing. The Company expects to renew this program in the third quarter of 2021.

Debt Activity

The Company has outstanding interest rate derivatives totaling $175.0 million to hedge one-month LIBOR. The following details the amount and rate of each swap (dollars in thousands):


EFFECTIVE DATE	AMOUNT		WEIGHTED AVERAGE RATE		EXPIRATION DATE
December 18, 2017	$	25,000	2.18	%	December 16, 2022
February 1, 2018	50,000		2.46	%	December 16, 2022
May 1, 2019	50,000		2.33	%	May 1, 2026
June 3, 2019	50,000		2.13	%	May 1, 2026
	$	175,000	2.29	%

On June 1, 2021, the Company entered into a second amendment to the Term Loan Agreement that reduced the current interest rate on the $150 million portion of the loan due 2026 from LIBOR plus a margin rate ranging from 1.45% to 2.40% (previously 1.60%) to LIBOR plus a margin rate ranging from 0.80% to 1.60% (0.95% as of June 30, 2021). With the amendment, the Company paid up front fees of approximately $0.5 million, of which $0.2 million was paid to lenders, capitalized and amortized over the remainder of the the term of the loan, and $0.3 million was paid to lenders as the administrator and was expensed in the second quarter of 2021. In addition, the amendment added a sustainability metric incentive tied to increasing the Company's properties with green building certifications.

Operating Activities

Cash flows provided by operating activities increased from $105.2 million for the six months ended June 30, 2020 to $105.6 million for the six months ended June 30, 2021. Items impacting cash flows from operations include, but are not limited to, cash generated from property operations, interest payments and the timing related to the payment of invoices and other expenses.

The Company may, from time to time, sell properties and redeploy cash from property sales into new investments. To the extent revenues related to the properties being sold exceed income from these new investments, the Company's results of operations and cash flows could be adversely affected.

Off-Balance Sheet Arrangements

The Company has no off-balance sheet arrangements that are reasonably likely to have a current or future material effect on the Company’s financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources.

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New Accounting Pronouncements

See Note 1 to the Condensed Consolidated Financial Statements accompanying this report for information on new accounting standards.

Trends and Matters Impacting Operating Results

Management monitors factors and trends important to the Company and the REIT industry to gauge the potential impact on the operations of the Company. In addition to the matters discussed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020, below are some of the factors and trends that management believes may impact future operations of the Company.

Expiring Leases

The Company expects that approximately 15% to 20% of the leases will expire each year in the ordinary course of business. There are 382 leases totaling 1.2 million square feet that will expire during the remainder of 2021. Approximately 94% of the leases expiring in 2021 are in buildings located on or adjacent to hospital campuses, are distributed throughout the portfolio, and are not concentrated with any one tenant, health system or market area. The Company typically expects to retain 75% to 90% of tenants upon expiration, and the retention ratio for the first six months of the year was within this range.

Operating Expenses

The Company historically has experienced increases in property taxes throughout its portfolio as a result of increasing assessments and tax rates levied across the country. The Company continues its efforts to appeal property tax increases and manage the impact of the increases. In addition, the Company historically has incurred variability in portfolio utilities expense based on seasonality, with the first and third quarters usually reflecting greater amounts. The effects of these operating expense increases are mitigated in leases that have provisions for operating expense reimbursement. As of June 30, 2021, leases for 90% of the Company's multi-tenant leased square footage allow for some recovery of operating expenses, with 33% having modified gross lease structures and 57% having net lease structures.

Purchase Options

Information about the Company's unexercised purchase options and the amount and basis for determination of the purchase price is detailed in the table below (dollars in thousands):


	NUMBER OF PROPERTIES		GROSS REAL ESTATE INVESTMENT AS OF JUNE 30, 2021
YEAR EXERCISABLE	MOB	INPATIENT	FAIR MARKET VALUE METHOD 1		NON FAIR MARKET VALUE METHOD 2		TOTAL
Current 3	2	1	$	54,319	$	—	$	54,319
2022	1	—	—		14,984		14,984
2023	—	—	—		—		—
2024	—	—	—		—		—
2025	4	—	48,208		19,459		67,667
2026	—	—	—		—		—
2027	—	—	—		—		—
2028	1	—	41,018		—		41,018
2029	1	—	26,494		—		26,494
2030	—	—	—		—		—
2031 and thereafter 4	5	—	206,386		—		206,386
Total	14	1	$	376,425	$	34,443	$	410,868

1 The purchase option price includes a fair market value component that is determined by an appraisal process.

2 Includes properties with stated purchase prices or prices based on fixed capitalization rates.

3 These purchase options have been exercisable for an average of 13.9 years.

4 Includes the medical office building that is recorded in the line item Investment in financing receivable, net on the Company's Condensed Consolidated Balance Sheet.

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Non-GAAP Financial Measures and Key Performance Indicators

Management considers certain non-GAAP financial measures and key performance indicators to be useful supplemental measures of the Company's operating performance. A non-GAAP financial measure is generally defined as one that purports to measure financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. Set forth below are descriptions of the non-GAAP financial measures management considers relevant to the Company's business and useful to investors, as well as reconciliations of these measures to the most directly comparable GAAP financial measures.

The non-GAAP financial measures and key performance indicators presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income, as indicators of the Company's financial performance, or as alternatives to cash flow from operating activities as measures of the Company's liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company's needs. Management believes that in order to facilitate a clear understanding of the Company's historical consolidated operating results, these measures should be examined in conjunction with net income and cash flows from operations as presented in the Condensed Consolidated Financial Statements and other financial data included elsewhere in this Quarterly Report on Form 10-Q.

Funds from Operations ("FFO"), Normalized FFO and Funds Available for Distribution ("FAD")

FFO and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as the most commonly accepted and reported measure of a REIT’s operating performance equal to “net income (computed in accordance with GAAP), excluding gains (or losses) from sales of property, plus depreciation and amortization, impairment, and after adjustments for unconsolidated partnerships and joint ventures.”

In addition to FFO, the Company presents Normalized FFO and FAD. Normalized FFO is presented by adding to FFO acquisition-related costs, acceleration of debt issuance costs, debt extinguishment costs and other Company-defined normalizing items to evaluate operating performance. FAD is presented by adding to Normalized FFO non-real estate depreciation and amortization, non-cash financing receivable amortization, loan origination cost amortization, deferred financing fees amortization, stock-based compensation expense and provision for bad debts, net; and subtracting maintenance capital expenditures, including second generation tenant improvements and leasing commissions paid and straight-line rent income, net of expense. The Company's definition of these terms may not be comparable to that of other real estate companies as they may have different methodologies for computing these amounts. FFO, Normalized FFO and FAD should not be considered as an alternative to net income as an indicator of the Company's financial performance or to cash flow from operating activities as an indicator of the Company's liquidity. FFO, Normalized FFO and FAD should be reviewed in connection with GAAP financial measures.

Management believes FFO, Normalized FFO, FFO per share, Normalized FFO per share and FAD ("Non-GAAP Measures") provide an understanding of the operating performance of the Company’s properties without giving effect to certain significant non-cash items, primarily depreciation and amortization expense. Historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. However, real estate values instead have historically risen or fallen with market conditions. The Company believes that by excluding the effect of depreciation, amortization, impairments and gains or losses from sales of real estate, all of which are based on historical costs and which may be of limited relevance in evaluating current performance, Non-GAAP Measures can facilitate comparisons of operating performance between periods. The Company reports Non-GAAP Measures because these measures are observed by management to also be the predominant measures used by the REIT industry and by industry analysts to evaluate REITs. For these reasons, management deems it appropriate to disclose and discuss these Non-GAAP Measures. However, none of these measures represent cash generated from operating activities determined in accordance with GAAP and are not necessarily indicative of cash available to fund cash needs. Further, these measures should not be considered as an alternative to net income as an indicator of the Company’s operating performance or as an alternative to cash flow from operating activities as a measure of liquidity. The table below reconciles net income to FFO, Normalized FFO

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and FAD for the three and six months ended June 30, 2021 and 2020.


	THREE MONTHS ENDED JUNE 30,				SIX MONTHS ENDED JUNE 30,
Amounts in thousands, except per share data	2021		2020		2021		2020
Net income	$	23,096	$	75,513	$	47,118	$	79,828
Gain on sales of real estate properties	(20,970)		(68,267)		(39,860)		(68,218)
Impairment of real estate properties	5,078		—		5,912		—
Real estate depreciation and amortization	51,199		48,577		102,510		97,109
Proportionate share of unconsolidated joint ventures	1,354		80		2,168		160
FFO attributable to common stockholders	$	59,757	$	55,903	$	117,848	$	108,879
Acquisition and pursuit costs 1	670		431		1,414		1,181
Lease intangible amortization	(6)		(16)		(78)		729
Forfeited earnest money received	—		—		(500)		—
Debt financing costs	283		—		283		—
Unconsolidated JV normalizing items 2	55		—		82		—
Normalized FFO attributable to common stockholders	$	60,759	$	56,318	$	119,049	$	110,789
Non-real estate depreciation and amortization	641		822		1,314		1,645
Non-cash interest amortization 3	897		1,035		1,791		1,781
Provision for bad debt, net	57		945		(22)		862
Straight-line rent, net	(1,194)		(390)		(2,289)		(1,057)
Stock-based compensation	2,627		2,405		5,647		5,003
Unconsolidated JV non-cash items 4	(354)		8		(711)		15
Normalized FFO adjusted for non-cash items	$	63,433	$	61,143	$	124,779	$	119,038
2nd generation TI	(4,748)		(6,005)		(9,937)		(12,045)
Leasing commissions paid	(3,804)		(2,258)		(4,997)		(5,082)
Capital additions	(6,077)		(4,777)		(8,096)		(8,247)
FAD	$	48,804	$	48,103	$	101,749	$	93,664
FFO per common share - diluted	$	0.42	$	0.42	$	0.83	$	0.81
Normalized FFO per common share - diluted	$	0.43	$	0.42	$	0.84	$	0.83
FFO weighted average common shares outstanding - diluted 5	142,914		134,464		141,323		134,221

1 Acquisition and pursuit costs include third-party and travel costs related to the pursuit of acquisitions and developments.

2 Includes the Company's proportionate share of acquisition and pursuit costs related to unconsolidated joint ventures.

3 Includes the amortization of deferred financing costs, discounts and premiums, and non-cash financing receivable amortization.

4 Includes the Company's proportionate share of straight-line rent, net related to unconsolidated joint ventures.

5 The Company utilizes the treasury stock method which includes the dilutive effect of nonvested share-based awards outstanding of 865,304 and 854,797, respectively for the three and six months ended June 30, 2021.

Cash Net Operating Income ("NOI") and Same Store Cash NOI

Cash NOI and Same Store Cash NOI are key performance indicators. Management considers these to be supplemental measures that allow investors, analysts and Company management to measure unlevered property-level operating results. The Company defines Cash NOI as rental income, interest from financing receivables and property lease guaranty income less property operating expenses. Cash NOI excludes non-cash items such as above and below market lease intangibles, straight-line rent, lease inducements, financing receivable amortization, tenant improvement amortization and leasing commission amortization. The Company also excludes cash lease termination fees. Cash NOI is historical and not necessarily indicative of future results.

Same Store Cash NOI compares Cash NOI for stabilized properties. Stabilized properties are properties that have been included in operations for the duration of the year-over-year comparison period presented and include redevelopment projects. Accordingly, stabilized properties exclude properties that were recently acquired or disposed of, properties classified as held for sale, reposition properties and newly developed properties. The Company utilizes the reposition classification for properties experiencing a shift in strategic direction. Such a shift can occur for a variety of reasons, including a substantial change in the use of the asset, a change in strategy or closure of a

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neighboring hospital, or significant property damage. Such properties may require enhanced management, leasing, capital needs or a disposition strategy that differs from the rest of the portfolio. To identify properties exhibiting these reposition characteristics, the Company applies the following Company-defined criteria:

• Properties having less than 60% occupancy that is expected to last at least two quarters;

• Properties that experience a loss of occupancy over 30% in a single quarter; or

• Properties with negative NOI that is expected to last at least two quarters.

Any recently acquired property will be included in the same store pool once the Company has owned the property for eight full quarters. Newly developed properties will be included in the same store pool eight full quarters after substantial completion. Any additional square footage created by redevelopment projects at a same store property is included in the same store pool immediately upon completion. Any property included in the reposition property group will be included in the same store analysis once occupancy has increased to 60% or greater with positive NOI and has remained at that level for eight full quarters.

During the second quarter of 2021, the Company's reposition pool decreased by two properties to a total of seven properties as a result of the properties being reclassified from reposition to same store.

The following table reflects the Company's same store cash NOI for the three months ended June 30, 2021 and 2020.


	NUMBER OF PROPERTIES	GROSS INVESTMENT at June 30, 2021		SAME STORE CASH NOI for the three months ended June 30,
Dollars in thousands				2021		2020
Same store properties	174	$	3,718,390	$	67,272	$	65,348

The following tables reconcile net income to same store NOI and the same store property metrics to the total owned real estate portfolio for the three months ended June 30, 2021 and 2020:

Reconciliation of Same Store Cash NOI


	THREE MONTHS ENDED JUNE 30,
Dollars in thousands	2021		2020
Net income	$	23,096	$	75,513


Other income (expense)	(2,223)		(53,959)
General and administrative expense	8,545		7,434
Depreciation and amortization expense	49,826		47,691
Other expenses 1	2,840		2,185
Straight-line rent revenue	(1,194)		(390)
Joint venture properties	1,035		1
Other revenue 2	(2,075)		(1,660)
Cash NOI	79,850		76,815
Cash NOI not included in same store	(12,578)		(11,467)
Same store cash NOI	67,272		65,348
Reposition NOI	788		1,512
Same store and reposition cash NOI	$	68,060	$	66,860

1 Includes acquisition and pursuit costs, bad debt, above and below market ground lease intangible amortization, leasing commission amortization and ground lease straight-line rent expense.

2 Includes management fee income, interest, above and below market lease intangible amortization, lease inducement amortization, lease terminations and tenant improvement overage amortization.

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Reconciliation of Same Store Properties


	AS OF JUNE 30, 2021
Dollars in thousands	PROPERTY COUNT	GROSS INVESTMENT		SQUARE FEET	OCCUPANCY
Same store properties	174	$	3,718,390	13,302,061	88.3	%
Acquisitions	44	825,165		2,062,568	91.8	%
Development completions	2	82,895		261,914	64.5	%
Reposition	7	108,968		714,437	57.5	%
Total owned real estate properties	227	$	4,735,418	16,340,980	87.0	%

Results of Operations

Three Months Ended June 30, 2021 Compared to Three Months Ended June 30, 2020

The Company’s results of operations for the three months ended June 30, 2021 compared to the same period in 2020 were impacted by acquisitions, developments, dispositions, gains on sale, and capital markets transactions.

Revenues

Rental income increased $6.1 million, or 5.0%, for the three months ended June 30, 2021 compared to the prior year period. This increase is comprised of the following:

• Acquisitions in 2020 and 2021 contributed $8.5 million.

• Leasing activity, including contractual rent increases, contributed $3.9 million.

• Dispositions in 2020 and 2021 resulted in a decrease of $6.3 million.

Interest from a financing receivable, net totaled $0.5 million for the three months ended June 30, 2021. The Company acquired a property under a sale leaseback transaction. The sale leaseback did not qualify for sale accounting as a result of a purchase option included in the tenant lease. Therefore, the Company accounted for the transaction as a financing receivable. See Note 1 to the Condensed Consolidated Financial Statements accompanying this report for more information.

Other operating income increased $1.1 million, or 82.2%, from the prior year period primarily due to variable parking and asset management fees.

Expenses

Property operating expenses increased $4.9 million, or 10.6%, for the three months ended June 30, 2021 compared to the prior year period primarily as a result of the following activity:

• Acquisitions in 2020 and 2021 resulted in an increase of $3.1 million.

• Increases in portfolio operating expenses as follows:

◦ Maintenance and repair expense of $0.8 million;

◦ Utilities expense of $0.6 million;

◦ Portfolio property tax expense increase of $0.3 million;

◦ Compensation expense of $0.3 million;

◦ Administrative and other legal costs expense of $0.3 million; and

◦ Insurance expense of $0.2 million.

• Dispositions in 2020 and 2021 resulted in a decrease of $0.7 million.

General and administrative expenses increased approximately $1.1 million, or 14.9%, for the three months ended June 30, 2021 compared to the prior year period primarily as a result of the following activity:

• Travel expense increases of $0.4 million.

• Increase in incentive-based awards of approximately $0.4 million.

• Compensation expense increases of $0.5 million including $0.2 million of non-cash expense.

• Net decreases, including professional fees and other administrative costs, of $0.2 million.

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Depreciation and amortization expense increased $2.1 million, or 4.5%, for the three months ended June 30, 2021 compared to the prior year period primarily as a result of the following activity:

• Acquisitions in 2020 and 2021 resulted in an increase of $4.8 million.

• Various building and tenant improvement expenditures resulted in an increase of $2.3 million.

• Dispositions in 2020 and 2021 resulted in a decrease of $2.1 million, including $0.3 million related to properties that were reclassified to held for sale.

• Assets that became fully depreciated resulted in a decrease of $2.9 million.

Other Income (Expense)

Gains on sale of real estate properties

In the second quarter of 2021, the Company recognized gains of approximately $21.0 million on the sale of two properties.

In the second quarter of 2020, the Company recognized gains of approximately $68.3 million related to the agreements to sell two properties which resulted in lease modifications requiring the Company to recognize the gain prior to sale. The sale occurred in the third quarter of 2020.

Interest expense

Interest expense decreased $1.2 million or 8.2%, for the three months ended June 30, 2021 compared to the prior year period. The components of interest expense are as follows:


	THREE MONTHS ENDED JUNE 30,				CHANGE
Dollars in thousands	2021		2020		$		%
Contractual interest	$	12,148	$	13,453	$	(1,305)	(9.7)	%
Net discount/premium accretion	49		204		(155)		(76.0)	%
Deferred financing costs amortization	704		682		22		3.2	%
Interest rate swap amortization	42		42		—		—	%
Treasury hedge amortization	107		107		—		—	%
Interest cost capitalization	(36)		(286)		250		(87.4)	%
Right-of-use assets financing amortization	247		240		7		2.9	%
Total interest expense	$	13,261	$	14,442	$	(1,181)	(8.2)	%

Contractual interest expense decreased $1.3 million, or 9.7%, primarily as a result of the following activity:

• The unsecured senior notes due 2031 accounted for an increase of approximately $1.5 million.

• The redemption of the unsecured senior notes due 2023 accounted for a decrease of $2.3 million.

• The Company's unsecured term loan due 2024 and unsecured term loan due 2026, net of swaps, accounted for an increase of approximately $0.3 million.

• The Unsecured Credit Facility accounted for a decrease of approximately $0.4 million.

• Mortgage note repayments, net of assumptions, accounted for a decrease of approximately $0.4 million.

Impairment of Real Estate Properties

Impairment of real estate properties totaling approximately $5.1 million was associated with the redevelopment project in Nashville, Tennessee. See Note 6 to the Condensed Consolidated Financial Statements accompanying this report for further discussion of this project.

Equity loss from unconsolidated joint ventures

The Company recognized its proportionate share of losses from the TIAA Joint Venture and its parking garage joint ventures during the second quarter of 2021. These losses are primarily attributable to non-cash depreciation expense. See Note 2 to the Condensed Consolidated Financial Statements accompanying this report for more details regarding the Company's unconsolidated joint ventures.

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Interest and other income (expense), net

In the second quarter of 2021, the Company expensed approximately $0.3 million of debt issuance costs as a result of the amendment to the Term Loan Agreement.

Six Months Ended June 30, 2021 Compared to Six Months Ended June 30, 2020

The Company’s results of operations for the six months ended June 30, 2021 compared to the same period in 2020 were impacted by acquisitions, developments, dispositions, gains on sale, and capital markets transactions.

Revenues

Rental income increased $11.9 million, or 4.8%, for the six months ended June 30, 2021 compared to the prior year period. This increase is comprised of the following:

• Acquisitions in 2020 and 2021 contributed $17.8 million.

• A development completed in 2020 contributed $1.0 million.

• Leasing activity, including contractual rent increases, contributed $4.6 million.

• Dispositions in 2020 and 2021 resulted in a decrease of $11.5 million.

Interest from financing receivable, net of $0.5 million is due to the 2021 acquisition of a property classified as an investment in financing receivable. Note 1 to the Condensed Consolidated Financial Statements accompanying this report.

Other operating income increased $0.9 million, or 25.2%, from the prior year period primarily due to variable parking and asset management fees.

Expenses

Property operating expenses increased $7.6 million, or 7.9%, for the six months ended June 30, 2021 compared to the prior year period primarily as a result of the following activity:

• Acquisitions in 2020 and 2021 resulted in an increase of $6.4 million.

• A development completed in 2020 resulted in an increase of $0.2 million.

• Increases in portfolio operating expenses as follows:

• Maintenance and repair expense of $0.9 million;

• Portfolio property tax expense of $0.5 million;

• Utilities expense of $0.5 million; and

• Compensation expense of $0.4 million.

• Intangible amortization write-off in the first quarter of 2020 due the acquisition of previously ground leased land resulted in a decrease of $0.7 million.

• Dispositions in 2020 and 2021 resulted in a decrease of $0.6 million.

General and administrative expenses increased approximately $0.8 million, or 5.2%, for the six months ended June 30, 2021 compared to the prior year period primarily as a result of the following activity:

• Increase in incentive-based awards of approximately $0.2 million.

• Compensation expense increases of $1.0 million including $0.5 million of non-cash expense.

• Travel expense decreases of $0.3 million.

• Net decreases, including professional fees and other administrative costs, of $0.1 million.

Depreciation and amortization expense increased $4.7 million, or 5.0%, for the six months ended June 30, 2021 compared to the prior year period primarily as a result of the following activity:

• Acquisitions in 2020 and 2021 and a development in 2020 resulted in an increase of $9.8 million.

• Various building and tenant improvement expenditures resulted in an increase of $4.6 million.

• Dispositions in 2020 and 2021 resulted in a decrease of $4.0 million, including $0.6 million related to properties that were reclassified to held for sale.

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• Assets that became fully depreciated resulted in a decrease of $5.7 million.

Other Income (Expense)

Gains on sale of real estate properties

Gains on sale of real estate properties in 2021 totaling approximately $39.9 million are associated with four real estate properties.

Gains on sale of real estate properties in 2020 totaling $68.2 million relates to the agreements to sell two properties which resulted in lease modifications requiring the Company to recognize the gain prior to sale. The sale occurred in the third quarter of 2020.

Interest expense

Interest expense decreased $1.9 million or 6.6%, for the six months ended June 30, 2021 compared to the prior year period. The components of interest expense are as follows:


	SIX MONTHS ENDED JUNE 30,				CHANGE
Dollars in thousands	2021		2020		$		%
Contractual interest	$	24,389	$	26,850	$	(2,461)	(9.2)	%
Net discount/premium accretion	96		256		(160)		(62.5)	%
Deferred financing costs amortization	1,402		1,319		83		6.3	%
Interest rate swap amortization	84		84		—		—	%
Treasury hedge amortization	213		122		91		74.6	%
Interest cost capitalization	(154)		(706)		552		(78.2)	%
Right-of-use assets financing amortization	493		477		16		3.4	%
Total interest expense	$	26,523	$	28,402	$	(1,879)	(6.6)	%

Contractual interest expense decreased $2.5 million, or 9.2%, primarily as a result of the following activity:

• The unsecured senior notes due 2031 and the Senior Notes due 2030 accounted for an increase of approximately $4.6 million.

• The redemption of the unsecured senior notes due 2023 accounted for a decrease of $4.7 million.

• The Company's unsecured term loan due 2024 and the unsecured term loan due 2026, net of swaps, accounted for an increase of approximately $0.7 million.

• The Unsecured Credit Facility accounted for a decrease of approximately $2.2 million.

• Mortgage note repayments, net of assumptions, accounted for a decrease of approximately $0.9 million.

Impairment of Real Estate Properties

Impairment of real estate properties totaling approximately $5.9 million was associated with the disposal of one property totaling $0.8 million and $5.1 million associated with a redevelopment project in Nashville, Tennessee. See Note 6 to the Condensed Consolidated Financial Statements accompany this report for further discussion of this project.

Equity loss from unconsolidated joint ventures

The Company recognized its proportionate share of losses from the TIAA Joint Venture and its parking garage joint ventures. These losses are primarily attributable to non-cash depreciation expense. See Note 2 to the Condensed Consolidated Financial Statements accompanying this report for more details regarding the Company's unconsolidated joint ventures.

Interest and other income (expense), net

In 2021, the Company recorded approximately $0.5 million from a forfeited earnest money deposit and expensed approximately $0.3 million of debt issuance costs as a result of the amendment to the Term Loan Agreement.

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Item 3. Quantitative and Qualitative Disclosures about Market Risk

The Company is exposed to market risk in the form of changing interest rates on its debt and mortgage notes. Management uses regular monitoring of market conditions and analysis techniques to manage this risk. During the six months ended June 30, 2021, there were no material changes in the quantitative and qualitative disclosures about market risks presented in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020.

Item 4. Controls and Procedures

Disclosure Controls and Procedures

The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), as of the end of the period covered by this report. Based on this evaluation, the Company’s Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company’s disclosure controls and procedures were effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Company in the reports it files or submits under the Exchange Act.

Changes in Internal Control over Financial Reporting

There have not been any changes in the Company’s internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

PART II - OTHER INFORMATION

Item 1. Legal Proceedings

Item 1A. Risk Factors

In addition to the other information set forth in this report, an investor should carefully consider the factors discussed in Part I, “Item 1A. Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020, which could materially affect the Company’s business, financial condition or future results. The risks, as described in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020, are not the only risks facing the Company. Additional risks and uncertainties not currently known to management or that management currently deems immaterial also may materially, adversely affect the Company’s business, financial condition, operating results or cash flows.

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Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

During the three months ended June 30, 2021, the Company canceled shares of Company common stock to satisfy employee tax withholding obligations payable upon the vesting of non-vested shares, as follows:


PERIOD	TOTAL NUMBER OF SHARES PURCHASED	AVERAGE PRICE PAID per share		TOTAL NUMBER OF SHARES purchased as part of publicly announced plans or programs	MAXIMUM NUMBER OF SHARES that may yet be purchased under the plans or programs
April 1 - April 30	—	$	—	—	—
May 1 - May 31	—	—		—	—
June 1 - June 30	1,732	31.69		—	—
Total	1,732

On May 4, 2021, the Company’s Board of Directors authorized the repurchase of up to $50.0 million of outstanding shares of the Company’s common stock either in the open market or through privately negotiated transactions, subject to market conditions, regulatory constraints, and other customary conditions. The Company is not obligated under this authorization to repurchase any specific number of shares. This authorization supersedes all previous stock repurchase authorizations. As of the date of this report, the Company has not repurchased any shares of its common stock under this authorization.

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Item 6. Exhibits


EXHIBIT			DESCRIPTION
Exhibit 3.1			Second Articles of Amendment and Restatement of the Company, as amended 1
Exhibit 3.2			Amended and Restated Bylaws of the Company, as amended 1
Exhibit 4.1			Specimen Stock Certificate 2
Exhibit 4.2			Indenture, dated as of May 15, 2001, by and between the Company and Truist Bank, formally known as Branch Banking and Trust Company, as trustee (as successor to the trustee named therein) 3
Exhibit 4.3			Fifth Supplemental Indenture, dated March 26, 2013, by and between the Company and Truist Bank, formally known as Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein) 4
Exhibit 4.4			Form of 3.75% Senior Note due 2023 (set forth in Exhibit B to the Fifth Supplemental Indenture filed as Exhibit 4.3 thereto) 4
Exhibit 4.5			Sixth Supplemental Indenture, dated April 24, 2015, by and between the Company and Truist Bank, formally known as Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein) 5
Exhibit 4.6			Form of 3.875% Senior Note due 2025 (set forth in Exhibit B to the Sixth Supplemental Indenture filed as Exhibit 4.5 thereto) 5
Exhibit 4.7			Seventh Supplemental Indenture, dated December 11, 2017, by and between the Company and Truist Bank, formally known as Branch Banking and Trust Company, as Trustee. 6
Exhibit 4.8			Form of 3.625% Senior Note due 2028 (set forth in Exhibit B to the Seventh Supplemental Indenture filed as Exhibit 4.7 hereto). 6
Exhibit 4.9			Eighth Supplemental Indenture, dated March 18, 2020, by and between the Company and Truist Bank, formally known as Branch Banking and Trust Company, as Trustee. 7
Exhibit 4.10			Form of 2.400% Senior Note due 2030 (set forth in Exhibit B to the Eighth Supplemental Indenture filed as Exhibit 4.9 hereto). 7
Exhibit 4.11			Ninth Supplemental Indenture, dated October 2, 2020, by and between the Company and Truist Bank, formally known as Branch Banking and Trust Company, as Trustee. 8
Exhibit 4.12			Form of 2.050% Senior Note due 2031 (set forth in Exhibit B to the Ninth Supplemental Indenture filed as Exhibit 4.11 hereto). 8
Exhibit 10.1			Amended and Restated Employment Agreement between the Company and Julie F. Wilson, dated as of July 1, 2021 (filed herewith)
Exhibit 10.2			S econd Amendment to Amended and Restated Term Loan, dated June 1, 2021, by and among the Company, Wells Fargo Bank, National Association, and the other lenders party th ereto . 9
Exhibit 31.1			Certification of the Chief Executive Officer of Healthcare Realty Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)
Exhibit 31.2			Certification of the Chief Financial Officer of Healthcare Realty Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)
Exhibit 32			Certifications pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
Exhibit 101.INS			The instance document does not appear in the interactive data file because its XBRL tags are embedded within the Inline XBRL document.
Exhibit 101.SCH			XBRL Taxonomy Extension Schema Document (furnished electronically herewith)
Exhibit 101.CAL			XBRL Taxonomy Extension Calculation Linkbase Document (furnished electronically herewith)
Exhibit 101.LAB			XBRL Taxonomy Extension Labels Linkbase Document (furnished electronically herewith)
Exhibit 101.DEF			XBRL Taxonomy Extension Definition Linkbase Document (furnished electronically herewith)
Exhibit 101.PRE			XBRL Taxonomy Extension Presentation Linkbase Document (furnished electronically herewith)

1 Filed as an exhibit to the Company's Annual Report on Form 10-K for the year ended December 31, 2018 filed February 13, 2019 and hereby incorporated by reference.

2 Filed as an exhibit to the Company’s Registration Statement on Form S-11 (Registration No. 33-60506) filed April 2, 1993 and hereby incorporated by reference.

3 Filed as an exhibit to the Company's Current Report on Form 8-K filed May 17, 2001 and hereby incorporated by reference.

4 Filed as an exhibit to the Company's Current Report on Form 8-K filed March 26, 2013 and hereby incorporated by reference.

5 Filed as an exhibit to the Company's Current Report on Form 8-K filed April 24, 2015 and hereby incorporated by reference.

6 Filed as an exhibit to the Company’s Current Report on Form 8-K filed December 11, 2017 and hereby incorporated by reference.

7 Filed as an exhibit to the Company's Current Report on Form 8-K filed March 18, 2020 and hereby incorporated by reference.

8 Filed as an exhibit to the Company's Current Report on Form 8-K filed October 2, 2020 and hereby incorporated by reference.

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9 Filed as an exhibit to the Company's Current Report on Form 8-K filed June 3, 2021 and hereby incorporated by reference.

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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.


	HEALTHCARE REALTY TRUST INCORPORATED

	By:	/s/ J. CHRISTOPHER DOUGLAS
		J. Christopher Douglas
		Executive Vice President and Chief Financial Officer
August 4, 2021

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Part I - Financial Information Item 1. Financial Statements Note 1. Summary Of Significant Accounting Policies Note 2. Real Estate Investments Note 3. Leases Note 4. Notes and Bonds Payable Note 5. Derivative Financial Instruments Note 6. Commitments and Contingencies Note 7. Stockholders' Equity Note 8. Fair Value Of Financial Instruments Item 2. Management S Discussion and Analysis Of Financial Condition and Results Of Operations Item 3. Quantitative and Qualitative Disclosures About Market Risk Item 4. Controls and Procedures Part II - Other Information Item 1. Legal Proceedings Item 1A. Risk Factors Item 2. Unregistered Sales Of Equity Securities and Use Of Proceeds Item 6. Exhibits

Exhibits

HR 10-Q Quarter ended June 30, 2021

Exhibits