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Table of Contents

 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
_________________________________ 
Form 10-K
(Mark One)
ý
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
 
For the fiscal year ended: December 31, 2018
OR
¨

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
 
For the transition period             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
 
Name of Each Exchange on Which Registered
Common stock, $0.01 par value per share
 
New York Stock Exchange
Securities Registered Pursuant to Section 12(g) of the Act:
None
(Title of Class)
__________________________________________________ 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes  ý    No    o
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes    o    No    ý
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 the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes  ý    No  o
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  ý    No  o
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of Registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.     o
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. (Check one):
 
 
Large accelerated filer
 
ý
 
Accelerated filer
 
o
 
 
 
Non-accelerated filer
 
 
 
Smaller reporting company
 
o
 
 
 
 
 
 
 
 
 
 
 
 
 
Emerging growth company
 
o
 
 
 
 
 
 
 
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. o
Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act.)
Yes  o    No  ý
The aggregate market value of the shares of common stock of the Registrant (based upon the closing price of these shares on the New York Stock Exchange on June 30, 2018) held by non-affiliates on June 30, 2018 was $3,548,286,261.
As of February 8, 2019, there were 125,294,458 shares of the Registrant’s common stock outstanding.
________________________________ 
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant’s definitive Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 are incorporated by reference into Part III of this Report.
 


Table of Contents

HEALTHCARE REALTY TRUST INCORPORATED
FORM 10-K
December 31, 2018

TABLE OF CONTENTS

 
  
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87
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96

 


Table of Contents

PART I

Item 1. Business
Overview
Healthcare Realty Trust Incorporated (“Healthcare Realty” or the “Company”) is a self-managed and self-administered 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. The Company was incorporated in Maryland in 1992 and listed on the New York Stock Exchange in 1993.
The Company operates so as to qualify as a REIT for federal income tax purposes. As a REIT, the Company is not subject to corporate federal income tax with respect to taxable income distributed to its stockholders. See “Risk Factors” in Item 1A for a discussion of risks associated with qualifying as a REIT.
Real Estate Properties
The Company had gross investments of approximately $4.0 billion in 199 real estate properties, construction in progress, land held for development and corporate property as of December 31, 2018. The Company provided property management services for 155 healthcare-related properties nationwide, totaling approximately 11.2 million square feet as of December 31, 2018. The Company’s real estate property investments by geographic area are detailed in Note 2 to the Consolidated Financial Statements. The following table details the Company's owned properties by facility type as of December 31, 2018:
 
Gross Investment

 
Square Feet

 
Percentage of
Square Feet

 
December 31, 2018
(Dollars and square feet in thousands)
 
 
 
Number of Properties

 
Occupancy (1)

Medical office/outpatient
$
3,525,277

 
13,671

 
92.4
%
 
189

 
87.3
%
Inpatient
250,919

 
570

 
3.8
%
 
5

 
100.0
%
Office
134,621

 
558

 
3.8
%
 
5

 
85.9
%
Sub-Total
3,910,817

 
14,799

 
100.0
%
 
199

 
87.8
%
Construction in progress
33,107

 
 
 
 
 
 
 
 
Land held for development
24,647

 
 
 
 
 
 
 
 
Corporate property
5,500

 
 
 
 
 
 
 
 
Total
$
3,974,071

 


 
 
 


 
 
______
(1)
The occupancy column represents the percentage of total rentable square feet leased (including month-to-month and holdover leases), excluding one property classified as held for sale as of December 31, 2018.

Financial Concentrations
The Company’s real estate portfolio is leased to a diverse tenant base. For the year ended December 31, 2018, the Company did not have any tenants that accounted for 10% or more of the Company’s consolidated revenues. The largest revenue concentration is with Baylor Scott & White Health and its affiliates, which accounted for 9.3% of the Company's consolidated revenues, comprising 156 leases spread over 22 buildings.

See Note 2 to the Consolidated Financial Statements for additional information regarding the Company's gross investments by geographic market.

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Table of Contents

Expiring Leases
As of December 31, 2018, the weighted average remaining years to expiration pursuant to the Company’s leases was approximately 3.9 years, with expirations through 2036. The table below details the Company’s lease expirations as of December 31, 2018, excluding one property classified as held for sale.
Expiration Year
 
Number of Leases

 
Leased Square Feet

 
Percentage of Leased Square Feet

2019 (1)
 
733

 
2,852,561

 
22.0
%
2020
 
485

 
1,899,982

 
14.6
%
2021
 
414

 
1,468,849

 
11.3
%
2022
 
316

 
1,396,595

 
10.8
%
2023
 
306

 
1,335,053

 
10.3
%
2024
 
167

 
943,981

 
7.3
%
2025
 
95

 
723,638

 
5.5
%
2026
 
70

 
226,921

 
1.7
%
2027
 
62

 
625,618

 
4.8
%
2028
 
93

 
755,676

 
5.8
%
Thereafter
 
77

 
761,529

 
5.9
%
 
 
2,818

 
12,990,403

 
100.0
%
______ 
(1)
Includes 59 leases totaling 160,749 square feet that expired prior to December 31, 2018 and are currently on month-to-month terms.

See "Trends and Matters Impacting Operating Results" as part of Management's Discussion and Analysis of Financial Condition and Results of Operations included in Part II, Item 7 of this report for additional information regarding the Company's leases and leasing efforts.
Liquidity
The Company believes that its liquidity and sources of capital are adequate to satisfy its cash requirements. The Company expects to meet its liquidity needs through cash on hand, cash flows from operations, property dispositions, equity and debt issuances in the public or private markets and borrowings under commercial credit facilities.
Business Strategy
The Company owns and operates properties that facilitate the delivery of healthcare services in primarily outpatient settings. To execute its strategy, the Company engages in a broad spectrum of integrated services including leasing, management, acquisition, financing, development and redevelopment of such properties. The Company seeks to generate stable, growing income and lower the long-term risk profile of its portfolio of properties by focusing on facilities located on or near the campuses of acute care hospitals associated with leading health systems. The Company seeks to reduce financial and operational risk by owning properties in diverse geographic locations with a broad tenant mix that includes over 30 physician specialties, as well as surgery, imaging, cancer, and diagnostic centers.
2018 Investment Activity
During 2018, the Company acquired five medical office buildings, an additional suite in a previously acquired medical office building, and two office buildings for purchase prices totaling $111.5 million, inclusive of the assumption of a mortgage note payable of $8.0 million. The weighted average capitalization rate for these investments was 5.7%. The Company calculates the capitalization rate for an acquisition as the forecasted first year cash net operating income divided by the purchase price plus acquisition costs and expected first year capital expenditures.
The Company disposed of 16 properties during 2018 for a total sales price of $98.7 million. The weighted average capitalization rate for these 16 properties was 11.4%. The Company calculates the capitalization rate for dispositions as the in-place cash net operating income divided by the sales price.

In 2018, the Company funded $35.6 million toward development and redevelopment of properties. The Company had one redevelopment and one development under construction at December 31, 2018. In addition, the Company had one development and one redevelopment project that were in the process of stabilizing during 2018.


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Table of Contents

See the Company's discussion regarding the 2018 acquisitions and dispositions activity in Note 4 to the Consolidated Financial Statements and development activity in Note 14 to the Consolidated Financial Statements. Also, please refer to the Company's discussion in "Trends and Matters Impacting Operating Results" as part of Management's Discussion and Analysis of Financial Condition and Results of Operations included in Part II, Item 7 of this report.
Competition
The Company competes for the acquisition and development of real estate properties with private investors, healthcare providers, other REITs, real estate partnerships and financial institutions, among others. The business of acquiring and developing new healthcare facilities is highly competitive and is subject to price, construction and operating costs, and other competitive pressures. Some of the Company's competitors may have lower costs of capital.
The financial performance of all of the Company’s properties is subject to competition from similar properties. The extent to which the Company’s properties are utilized depends upon several factors, including the number of physicians using or referring patients to an associated healthcare facility, healthcare employment, competitive systems of healthcare delivery, and the area’s population, size and composition. Private, federal and state health insurance programs and other laws and regulations may also have an effect on the utilization of the properties. The Company’s properties operate in a competitive environment, and patients and referral sources, including physicians, may change their preferences for a healthcare facility from time to time.
Government Regulation
The facilities owned by the Company are utilized by medical tenants which are required to comply with extensive regulation at the federal, state and local levels, including the Patient Protection and Affordable Care Act and the Health Care and Education Reconciliation Act of 2010 (collectively, the "Affordable Care Act"), the Bipartisan Act of 2015, the Medicare Access and CHIP Modernization Act of 2015, and laws intended to combat fraud and waste such as the Anti-Kickback Statute, Stark Law, False Claims Act and Health Insurance Portability and Accountability Act of 1996. These laws and regulations establish, among other things, requirements for state licensure and criteria for medical tenants to participate in government-sponsored reimbursement programs, including the Medicare and Medicaid programs. The Company's leases generally require the tenant to comply with all applicable laws relating to the tenant's use and occupation of the leased premises. Although lease payments to the Company are not directly affected by these laws and regulations, changes in these programs or the loss by a tenant of its license or ability to participate in government-sponsored reimbursement programs could have a material adverse effect on the tenant's ability to make lease payments to the Company.
The Medicare and Medicaid programs are highly regulated and subject to frequent evaluation and change. Government healthcare spending has increased over time; however, changes from year to year in reimbursement methodology, rates and other regulatory requirements may cause the profitability of providing care to Medicare and Medicaid patients to decline, which could adversely affect tenants' ability to make lease payments to the Company.
The Affordable Care Act was intended to provide for comprehensive reform of the United States' healthcare system and extend health insurance benefits to the uninsured population, with a mandate for individuals to purchase health coverage, and the potential to alleviate high uncompensated care expense to healthcare providers. However, the law also increased regulatory scrutiny of providers and insurers by federal and state administrative authorities; lowered annual increases in Medicare payment rates; and implemented cost-saving measures and shared risk-and-reward payment models to promote value and savings, rather than payment based solely on volume of services. These initiatives may slow the growth of healthcare spending over time, but also require providers to expand access and quality of care, presenting the industry and its individual participants with uncertainty and greater financial risk.
The Tax Cuts and Jobs Act of 2017 eliminated the health insurance mandate penalty included in the Affordable Care Act. Subsequently, in 2018, a federal judge in Texas determined the Affordable Care Act could not be separated from the individual mandate and declared the Affordable Care Act no longer enforceable. The appeals process will ultimately determine the standing of the Affordable Care Act and its effect on healthcare providers, insurers and the level of the uninsured population. While the Affordable Care Act remains in effect pending the outcome of the appeals process, the ruling to overturn the law presents the industry and its individual participants with uncertainty and greater financial risk.
In 2018, President Trump's administration sought to decrease the Affordable Care Act's regulatory burden on healthcare providers and increase states' flexibility to offer short-term, basic insurance plans. These initiatives could affect the market for individual health insurance and, consequently, the demand for healthcare services. The Company cannot predict the degree to which any changes may affect indirectly the economic performance of the Company, or its tenants, positively or negatively.
The Centers for Medicare and Medicaid Services ("CMS") continued to adjust Medicare payment rates in 2018 for reimbursement “site-neutrality,” or equalizing Medicare rates for the same services provided across different facility-type settings. Section 603 of the Bipartisan Budget Act of 2015 lowered Medicare rates effective January 1, 2017 for services

3


Table of Contents

provided in off-campus, provider-based outpatient departments to the same level of rates for physician-office settings. While these changes are expected to lessen reimbursement disparity between off-campus medical office and outpatient facilities, the Company’s medical office buildings that are located on hospital campuses could become more valuable as hospital tenants will keep their higher Medicare rates for on-campus outpatient services. However, the Company cannot predict the amount of benefit from these measures or if other federal health policy or regulation will ultimately require cuts to reimbursement rates for services provided in other facility-type settings. The Company cannot predict the degree to which these changes, or changes to federal healthcare programs in general, may affect the economic performance of some or all of the Company's tenants, positively or negatively.
In 2018, physicians were required to report patient data on quality and performance measures that will affect their Medicare payments for the year 2020. Implementation of the Medicare Access and CHIP Reauthorization Act of 2015 (“MACRA”), unless amended in future legislation, will eventually replace the traditional fee-for-service payment model for physicians with a new value-based payment initiative. MACRA compliance, and the ongoing debate over the most effective payment system to use to promote value-based reimbursement, present the industry and its individual participants with uncertainty and financial risk. The Company cannot predict the degree to which any such changes may affect the economic performance of the Company's tenants or, indirectly, the Company.
Legislative Developments
Taxation of Dividends
The Tax Cuts and Jobs Act of 2017 generally allows a deduction for individuals equal to 20% of certain income from pass-through entities, including ordinary dividends distributed by a REIT (excluding capital gain dividends and qualified dividend income). In addition, the deduction for ordinary REIT dividends is not subject to the wage and tax basis limitations applicable to the deduction for other qualifying pass-through income. The Tax Cuts and Jobs Act of 2017 was a far-reaching and complex revision to the existing U.S. federal income tax laws and will require subsequent rulemaking and interpretation in a number of areas. As a result, the long-term impact of the Tax Reform Legislation cannot be reliably predicted. Further, many of the provisions of this act will expire in 2025, unless extended by legislative action.

Healthcare
Each year, legislative proposals for health policy are introduced in Congress and state legislatures, and regulatory changes are enacted by government agencies. These proposals, individually or in the aggregate, could significantly change the delivery of healthcare services, either nationally or at the state level, if implemented. Examples of significant legislation or regulatory action recently enacted or in the process of implementation include:
the Tax Cuts and Jobs Act of 2017, affects healthcare providers and health systems in a variety of ways, positively and negatively, including by limiting their ability to deduct interest on debt, denying deductions for and imposing an excise tax on the compensation in excess of $1 million of the five most highly-compensated employees of health systems, and eliminating, in 2019, the tax penalty for the Affordable Care Act’s individual health insurance mandate;
the expansion of Medicaid benefits and the implementation of health insurance exchanges under the Affordable Care Act, whether run by the state or by the federal government, whereby individuals and small businesses purchase health insurance, including government-funded plans, many assisted by federal subsidies that are subject to ongoing legal and legislative challenges;
quality control, cost containment, and value-based payment system reforms for Medicaid and Medicare, such as expansion of pay-for-performance criteria, bundled provider payments, accountable care organizations, increased patient cost-sharing, geographic payment variations, comparative effectiveness research, and lower payments for hospital readmissions;
implementation of MACRA, which, if not amended in future legislation, will eventually replace the traditional fee-for-service payment model for physicians with a new value-based payment initiative; the CMS exempted approximately two-thirds of physician practices from MACRA compliance in 2018;
equalization of Medicare payment rates across different facility-type settings; Section 603 of the Bipartisan Budget Act of 2015 lowered Medicare payment rates, effective January 1, 2017, for services provided in off-campus, provider-based outpatient departments to the same level of rates for physician office settings;
the continued adoption by providers of federal standards for the meaningful-use of electronic health records;
anti-trust scrutiny of health insurance company mergers; and

4


Table of Contents

consideration of significant cost-saving overhauls of Medicare and Medicaid, including capped federal Medicaid payments to states, premium-support models to provide for a fixed amount of Medicare benefits per enrollee, and an increase in the eligibility age for Medicare.
The Company cannot predict whether any proposals will be fully implemented, adopted, repealed, or amended, or what effect, whether positive or negative, such proposals might have on the Company's business.
Environmental Matters
Under various federal, state and local environmental laws, ordinances and regulations, an owner of real property (such as the Company) may be liable for the costs of removal or remediation of certain hazardous or toxic substances at, under, or disposed of in connection with such property, as well as certain other potential costs (including government fines and injuries to persons and adjacent property) relating to hazardous or toxic substances. Most, if not all, of these laws, ordinances and regulations contain stringent enforcement provisions including, but not limited to, the authority to impose substantial administrative, civil, and criminal fines and penalties upon violators. Such laws often impose liability, without regard to whether the owner knew of, or was responsible for, the presence or disposal of such substances, and may be imposed on the owner in connection with the activities of a tenant or operator of the property. The cost of any required remediation, removal, fines or personal or property damages and the owner’s liability therefore could exceed the value of the property and/or the aggregate assets of the owner. In addition, the presence of such substances, or the failure to properly dispose of or remediate such substances, may adversely affect the owner’s ability to sell or lease such property or to borrow using such property as collateral. A property can also be negatively impacted either through physical contamination, or by virtue of an adverse effect on value, from contamination that has or may have emanated from other properties.
Operations of the properties owned, developed or managed by the Company are and will continue to be subject to numerous federal, state, and local environmental laws, ordinances and regulations, including those relating to the following: the generation, segregation, handling, packaging and disposal of medical wastes; air quality requirements related to operations of generators, incineration devices, or sterilization equipment; facility siting and construction; disposal of non-medical wastes and ash from incinerators; and underground storage tanks. Certain properties owned, developed or managed by the Company contain, and others may contain or at one time may have contained, underground storage tanks that are or were used to store waste oils, petroleum products or other hazardous substances. Such underground storage tanks can be the source of releases of hazardous or toxic materials. Operations of nuclear medicine departments at some properties also involve the use and handling, and subsequent disposal of, radioactive isotopes and similar materials, activities which are closely regulated by the Nuclear Regulatory Commission and state regulatory agencies. In addition, several of the Company's properties were built during the period that asbestos was commonly used in building construction and other such facilities may be acquired by the Company in the future. The presence of such materials could result in significant costs in the event that any asbestos-containing materials requiring immediate removal and/or encapsulation are located in or on any facilities or in the event of any future renovation activities.
The Company has had environmental site assessments conducted on substantially all of the properties that it currently owns. These site assessments are limited in scope and provide only an evaluation of potential environmental conditions associated with the property, not compliance assessments of ongoing operations. While it is the Company’s policy to seek indemnification from tenants relating to environmental liabilities or conditions, even where leases do contain such provisions, there can be no assurance that the tenant will be able to fulfill its indemnification obligations. In addition, the terms of the Company’s leases or financial support agreements do not give the Company control over the operational activities of its tenants or healthcare operators, nor will the Company monitor the tenants or healthcare operators with respect to environmental matters.
Insurance
The Company carries comprehensive liability insurance and property insurance covering its owned and managed properties, including those held under long-term ground leases. In addition, tenants under long-term single-tenant net leases are required to carry property insurance covering the Company’s interest in the buildings.
Employees
At December 31, 2018, the Company employed 277 people. The employees are not members of any labor union, and the Company considers its relations with its employees to be excellent.
Available Information
The Company makes available to the public free of charge through its Internet website the Company’s Proxy Statement, Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable after the Company electronically files such reports with, or furnishes such reports to, the Securities and Exchange Commission ("SEC"). The Company’s Internet website address is www.healthcarerealty.com.

5


Table of Contents

Corporate Governance Principles
The Company has adopted Corporate Governance Principles relating to the conduct and operations of the Board of Directors. The Corporate Governance Principles are posted on the Company’s website (www.healthcarerealty.com) and are available in print to any stockholder who requests a copy.
Committee Charters
The Board of Directors has an Audit Committee, Compensation Committee, Nominating and Corporate Governance Committee and Executive Committee. The Board of Directors has adopted written charters for each committee, except for the Executive Committee, which are posted on the Company’s website (www.healthcarerealty.com) and are available in print to any stockholder who requests a copy.
Executive Officers
Information regarding the executive officers of the Company is set forth in Part III, Item 10 of this report and is incorporated herein by reference.
Item 1A. Risk Factors
The following are some of the risks and uncertainties that could negatively affect the Company’s consolidated financial condition, results of operations, business and prospects. These risk factors are grouped into three categories: risks relating to the Company’s business and operations; risks relating to the Company’s capital structure and financings; and risks arising from the Company’s status as a REIT and the regulatory environment in which it operates.

These risks, as well as the risks described in Item 1 under the headings “Competition,” “Government Regulation,” “Legislative Developments,” and “Environmental Matters,” and in Item 7 under the heading “Disclosure Regarding Forward-Looking Statements,” should be carefully considered before making an investment decision regarding the Company. The risks and uncertainties described below are not the only ones facing the Company, and there may be additional risks that the Company does not presently know of or that the Company currently considers not likely to have a significant impact. If any of the events underlying the following risks actually occurred, the Company’s business, consolidated financial condition, operating results and cash flows, including distributions to the Company's stockholders, could suffer, and the trading price of its common stock could decline.
Risk relating to our business and operations
The Company's expected results may not be achieved.
The Company's expected results may not be achieved, and actual results may differ materially from expectations. This may be the result of various factors, including, but not limited to: changes in the economy; the availability and cost of capital at favorable rates; increases in property taxes, utilities, and other operating expenses; changes to facility-related healthcare regulations; changes in interest rates; competition for quality assets; negative developments in the operating results or financial condition of the Company's tenants, including, but not limited to, their ability to pay rent and repay loans; the Company's ability to reposition or sell facilities with profitable results; the Company's ability to re-lease space at similar rates as vacancies occur; the Company's ability to timely reinvest proceeds from the sale of assets at similar yields; government regulations affecting tenants' Medicare and Medicaid reimbursement rates and operational requirements; unanticipated difficulties and/or expenditures relating to future acquisitions and developments; changes in rules or practices governing the Company's financial reporting; and other legal and operational matters.
The Company may decide or may be required under purchase options to sell certain properties. The Company may not be able to reinvest the proceeds from sales at rates of return equal to the return received on the properties sold. Uncertain market conditions could result in the Company selling properties at unfavorable rates or at losses in the future.
The Company had approximately $117.1 million, or 2.9% of the Company’s real estate property investments, that were subject to purchase options held by lessees that were exercisable as of December 31, 2018 or could become exercisable in 2019. Other properties have purchase options that will become exercisable in future periods. Properties with options exercisable in 2019 produced aggregate net operating income of approximately $11.1 million in 2018. The exercise of these purchase options exposes the Company to reinvestment risk and a reduction in investment return. Certain properties subject to purchase options may be purchased at rates of return above the rates of return the Company expects to achieve with new investments. If the Company is unable to reinvest the sale proceeds at rates of return equal to the return received on the properties that are sold, it may experience a decline in lease revenues and profitability and a corresponding material adverse effect on the Company’s consolidated financial condition and results of operations.


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For more specific information concerning the Company’s purchase options, see “Purchase Options” in the “Trends and Matters Impacting Operating Results” as a part of Management's Discuss and Analysis of Financial Condition and Results of Operations included in Part II, Item 7 of this report.
The Company’s revenues depend on the ability of its tenants under its leases to generate sufficient income from their operations to make rental payments to the Company.
The Company’s revenues are subject to the financial strength of its tenants and associated health systems. The Company has no operational control over the business of these tenants and associated health systems who face a wide range of economic, competitive, government reimbursement and regulatory pressures and constraints. Any slowdown in the economy, decline in the availability of financing from the capital markets, and changes in healthcare regulations may adversely affect the businesses of the Company’s tenants to varying degrees. Such conditions may further impact such tenants’ abilities to meet their obligations to the Company and, in certain cases, could lead to restructurings, disruptions, or bankruptcies of such tenants. In turn, these conditions could adversely affect the Company’s revenues and could increase allowances for losses and result in impairment charges, which could decrease net income attributable to common stockholders and equity, and reduce cash flows from operations.
Owning real estate and indirect interests in real estate is subject to inherent risks.
The Company’s operating performance and the value of its real estate assets are subject to the risk that if its properties do not generate revenues sufficient to meet its operating expenses, including debt service, the Company’s cash flow and ability to pay dividends to stockholders will be adversely affected.
The Company may incur impairment charges on its real estate properties or other assets.
The Company performs an impairment review on its real estate properties every year. In addition, the Company assesses the potential for impairment of identifiable intangible assets and long-lived assets, including real estate properties, whenever events occur or a change in circumstances indicates that the recorded value might not be fully recoverable. The decision to sell a property also requires the Company to assess the potential for impairment. At some future date, the Company may determine that an impairment has occurred in the value of one or more of its real estate properties or other assets. In such an event, the Company may be required to recognize an impairment which could have a material adverse effect on the Company’s consolidated financial condition and results of operations.
If the Company is unable to promptly re-let its properties, if the rates upon such re-letting are significantly lower than the previous rates or if the Company is required to undertake significant expenditures or make significant leasing concessions to attract new tenants, then the Company’s business, consolidated financial condition and results of operations would be adversely affected.
A portion of the Company’s leases will expire over the course of any year. For more specific information concerning the Company’s expiring leases, see "Multi-Tenant Leases" and "Single-Tenant Net Leases" in the "Trends and Matters Impacting Operating Results" as part of Management's Discussion and Analysis of Financial Condition and Results of Operations included in Part II, Item 7 of this report. The Company may not be able to re-let space on terms that are favorable to the Company or at all. Further, the Company may be required to make significant capital expenditures to renovate or reconfigure space or make significant leasing concessions to attract new tenants. If unable to promptly re-let its properties, if the rates upon such re-letting are significantly lower than the previous rates, or if the Company is required to undertake significant capital expenditures in connection with re-letting units, the Company’s business, consolidated financial condition and results of operations.
Certain of the Company’s properties are special purpose healthcare facilities and may not be easily adaptable to other uses.
Some of the Company’s properties are specialized medical facilities. If the Company or the Company’s tenants terminate the leases for these properties or the Company’s tenants lose their regulatory authority to operate such properties, the Company may not be able to locate suitable replacement tenants to lease the properties for their specialized uses. Alternatively, the Company may be required to spend substantial amounts to adapt the properties to other uses. Any loss of revenues and/or additional capital expenditures occurring as a result may have a material adverse effect on the Company’s consolidated financial condition and results of operations.
The Company has, and in the future may have more, exposure to fixed rent escalators, which could lag behind inflation and the growth in operating expenses such as real estate taxes, utilities, insurance, and maintenance expense.
The Company receives a significant portion of its revenues by leasing assets subject to fixed rent escalations. Eighty-eight percent of leases have increases that are based upon fixed percentages, eleven percent of leases have increases based on the Consumer Price Index and one percent have no increase. If the fixed percentage increases begin to lag behind inflation and operating expense growth, the Company's performance, growth, and profitability would be negatively impacted.

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The Company’s real estate investments are illiquid and the Company may not be able to sell properties strategically targeted for disposition.
Because real estate investments are relatively illiquid, the Company’s ability to adjust its portfolio promptly in response to economic or other conditions is limited. Certain significant expenditures generally do not change in response to economic or other conditions, including debt service (if any), real estate taxes, and operating and maintenance costs. This combination of variable revenue and relatively fixed expenditures may result in reduced earnings and could have an adverse effect on the Company’s financial condition. In addition, the Company may not be able to sell properties targeted for disposition, including properties held for sale, due to adverse market conditions. This may negatively affect, among other things, the Company’s ability to sell properties on favorable terms, execute its operating strategy, repay debt, or pay dividends.
The Company is subject to risks associated with the development and redevelopment of properties.
The Company expects development and redevelopment of properties will continue to be a key component of its growth plans. The Company is subject to certain risks associated with the development and redevelopment of properties including the following:
The construction of properties generally requires various government and other approvals that may not be received when expected, or at all, which could delay or preclude commencement of construction;

Opportunities that the Company pursued but later abandoned could result in the expensing of pursuit costs, which could impact the Company’s consolidated results of operations;

Construction costs could exceed original estimates, which could impact the building’s profitability to the Company;

Operating expenses could be higher than forecasted;

Time required to initiate and complete the construction of a property and to lease up a completed property may be greater than originally anticipated, thereby adversely affecting the Company’s cash flow and liquidity;

Occupancy rates and rents of a completed development property may not be sufficient to make the property profitable to the Company; and

Favorable capital sources to fund the Company’s development and redevelopment activities may not be available when needed.
The Company may make material acquisitions and undertake developments and redevelopments that may involve the expenditure of significant funds and may not perform in accordance with management’s expectations.
The Company regularly pursues potential transactions to acquire, develop or redevelop real estate assets. Future acquisitions could require the Company to issue equity securities, incur debt or other contingent liabilities or amortize expenses related to other intangible assets, any of which could adversely impact the Company’s consolidated financial condition or results of operations. In addition, equity or debt financing required for such acquisitions may not be available at favorable times or rates.
The Company’s acquired, developed, redeveloped and existing real estate properties may not perform in accordance with management’s expectations because of many factors including the following:
The Company’s purchase price for acquired facilities may be based upon a series of market or building-specific judgments which may be incorrect;

The costs of any maintenance or improvements for properties might exceed estimated costs;

The Company may incur unexpected costs in the acquisition, construction or maintenance of real estate assets that could impact its expected returns on such assets; and

Leasing may not occur at all, within expected time frames or at expected rental rates.
Further, the Company can give no assurance that acquisition, development and redevelopment opportunities that meet management’s investment criteria will be available when needed or anticipated.
The Company is exposed to risks associated with geographic concentration.
As of December 31, 2018, the Company had investment concentrations of greater than 5% of its total investments in the Dallas, Texas (12.1%) and Seattle, Washington (11.8%) markets. These concentrations increase the exposure to adverse conditions that

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might affect these markets, including natural disasters, local economic conditions, local real estate market conditions, increased competition, state and local regulation, including property taxes, and other localized events or conditions.
Many of the Company’s leases are dependent on the viability of associated health systems. Revenue concentrations relating to these leases expose the Company to risks related to the financial condition of the associated health systems.
The Company’s revenue concentrations with tenants are diversified, with the largest revenue concentration relating to Baylor Scott & White Health and its affiliates, which accounted for 9.3% of the Company's consolidated revenues.
Most of the Company’s properties on or adjacent to hospital campuses are largely dependent on the viability of the health system’s campus where they are located, whether or not the hospital or health system is a tenant in such properties. The viability of these health systems depends on factors such as the quality and mix of healthcare services provided, competition, demographic trends in the surrounding community, market position and growth potential. If one of these hospitals is unable to meet its financial obligations, is unable to compete successfully, or is forced to close or relocate, the Company’s properties on or near such hospital campus could be adversely impacted.
Many of the Company’s properties are held under ground leases. These ground leases contain provisions that may limit the Company’s ability to lease, sell, or finance these properties.
As of December 31, 2018, the Company had 107 properties that were held under ground leases, including one property with construction in progress, representing an aggregate gross investment of approximately $2.1 billion. The weighted average remaining term of the Company's ground leases is approximately 67.9 years, including renewal options. The Company’s ground lease agreements with hospitals and health systems typically contain restrictions that limit building occupancy to physicians on the medical staff of an affiliated hospital and prohibit tenants from providing services that compete with the services provided by the affiliated hospital. Ground leases may also contain consent requirements or other restrictions on sale or assignment of the Company’s leasehold interest, including rights of first offer and first refusal in favor of the lessor. These ground lease provisions may limit the Company’s ability to lease, sell, or obtain mortgage financing secured by such properties which, in turn, could adversely affect the income from operations or the proceeds received from a sale. As a ground lessee, the Company is also exposed to the risk of reversion of the property upon expiration of the ground lease term, or an earlier breach by the Company of the ground lease, which may have a material adverse effect on the Company’s consolidated financial condition and results of operations.
The Company may experience uninsured or underinsured losses.
The Company carries comprehensive liability insurance and property insurance covering its owned and managed properties. In addition, tenants under single-tenant net leases are required to carry property insurance covering the Company’s interest in the buildings. Some types of losses may be uninsurable or too expensive to insure against. Insurance companies limit or exclude coverage against certain types of losses, such as losses due to named windstorms, terrorist acts, earthquakes, and toxic mold. Accordingly, the Company may not have sufficient insurance coverage against certain types of losses and may experience decreases in the insurance coverage available. Should an uninsured loss or a loss in excess of insured limits occur, the Company could lose all or a portion of the capital it has invested in a property, as well as the anticipated future revenue from the property. In such an event, the Company might remain obligated for any mortgage debt or other financial obligation related to the property. Further, if any of the Company's insurance carriers were to become insolvent, the Company would be forced to replace the existing coverage with another suitable carrier, and any outstanding claims would be at risk for collection. In such an event, the Company cannot be certain that the Company would be able to replace the coverage at similar or otherwise favorable terms.
The Company has obtained title insurance policies for each of its properties, typically in an amount equal to its original price. However, these policies may be for amounts less than the current or future values of our properties. In such an event, if there is a title defect relating to any of the Company's properties, it could lose some of the capital invested in and anticipated profits from such property. The Company cannot give assurance that material losses in excess of insurance proceeds will not occur in the future.
The Company faces risks associated with security breaches through cyber attacks, cyber intrusions, or otherwise, as well as other significant disruptions of its information technology networks and related systems.
The Company faces risks associated with security breaches, whether through cyber attacks or cyber intrusions over the Internet, malware, computer viruses, attachments to emails, persons inside the Company, or persons with access to systems inside the Company, and other significant disruptions of the Company's information technology ("IT") networks and related systems. The risk of a security breach or disruption, particularly through cyber attack or cyber intrusion, including by computer hackers, foreign governments and cyber terrorists, has generally increased as the number, intensity, and sophistication of attempted attacks and intrusions from around the world have increased. The Company's IT networks and related systems are essential to the operation of its business and its ability to perform day-to-day operations (including managing building systems) and, in some cases, may be critical to the operations of certain of our tenants. Although the Company makes efforts to maintain the security and integrity of these types of IT networks and related systems, and we have implemented various measures to manage

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the risk of a security breach or disruption, there can be no assurance that these security measures will be effective or that attempted security breaches or disruptions would not be successful or damaging. Even the most well protected information, networks, systems, and facilities remain potentially vulnerable because the techniques used in such attempted security breaches evolve and generally are not recognized until launched against a target, and in some cases are designed not to be detected and may not be detected. Accordingly, we may be unable to anticipate these techniques or to implement adequate security barriers or other preventative measures, and it is therefore impossible to entirely mitigate the risk.
A security breach or other significant disruption involving the Company's IT network and related systems could:
disrupt the proper functioning of the Company's networks and systems and therefore the Company's operations and/or those of certain tenants;
result in misstated financial reports, violations of loan covenants, missed reporting deadlines, and/or missed permitting deadlines;
result in the Company's inability to properly monitor its compliance with the rules and regulations regarding the Company's qualification as a REIT;
result in the unauthorized access to, and destruction, loss, theft, misappropriation or release of proprietary, confidential, sensitive, or otherwise valuable information of the Company or others, which others could use to compete against the Company or which could expose it to damage claims by third-parties for disruption, destructive, or otherwise harmful purposes or outcomes;
result in the Company's inability to maintain the building systems relied upon by the its tenants for the efficient use of their leased space;
require significant management attention and resources to remedy any damages that result;
subject the Company to claims for breach of contract, damages, credits, penalties, or termination of leases or other agreements; or
damage the Company's reputation among its tenants and investors generally.

Any or all of the foregoing could have a material adverse effect on the Company's consolidated financial condition and results of operations.
United States government tenants may not receive annual budget appropriations, which could adversely affect their ability to pay the Company. 
The Company may lease to United States government tenants from time to time. Such tenants may be subject to annual budget appropriations. If a United States government tenant fails to receive its annual budget appropriation, it might not be able to make its lease payments to the Company. In addition, defaults under leases with federal government tenants are governed by federal statute and not by state eviction or rent deficiency laws. Leases with United States government tenants typically provide that the government tenant may terminate the lease under certain circumstances. As of December 31, 2018, the Company had one lease with a United States government tenant which accounted for approximately 0.3% of the Company’s total annualized cash net operating income.
Risks relating to our capital structure and financings
The Company has incurred significant debt obligations and may incur additional debt and increase leverage in the future.
As of December 31, 2018, the Company had approximately $1.4 billion of outstanding indebtedness, excluding discounts, premiums and debt issuance costs. Covenants under the Credit Agreement, dated as of October 14, 2011, among the Company and Wells Fargo Bank, National Association, as Administrative Agent, and the other lenders that are party thereto, as amended (“Unsecured Credit Facility”), the Term Loan Agreement, dated as of February 27, 2014, among the Company, Wells Fargo Bank, National Association, as Administrative Agent, and the other lenders that are party thereto, as amended (the “Unsecured Term Loan due 2022”) and the indentures governing the Company’s senior notes permit the Company to incur substantial, additional debt, and the Company may borrow additional funds, which may include secured borrowings. A high level of indebtedness would require the Company to dedicate a substantial portion of its cash flows from operations to service the debt, thereby reducing the funds available to implement the Company’s business strategy and to make distributions to stockholders. A high level of indebtedness could also:
limit the Company’s ability to adjust rapidly to changing market conditions in the event of a downturn in general economic conditions or in the real estate and/or healthcare industries;

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impair the Company’s ability to obtain additional debt financing or require potentially dilutive equity to fund obligations and carry out its business strategy; and
result in a downgrade of the rating of the Company’s debt securities by one or more rating agencies, which would increase the costs of borrowing under the Unsecured Credit Facility and the cost of issuance of new debt securities, among other things.
In addition, from time to time, the Company secures or assumes mortgages to partially fund its investments. If the Company is unable to meet its mortgage payments, then the encumbered properties could be foreclosed upon or transferred to the mortgagee with a consequent loss of income and asset value. A foreclosure on one or more of the Company's properties could have a material adverse effect on the Company’s consolidated financial condition and results of operations.
The Company generally does not intend to reserve funds to retire existing debt upon maturity. The Company may not be able to repay, refinance, or extend any or all of our debt at maturity or upon any acceleration. If any refinancing is done at higher interest rates, the increased interest expense could adversely affect the Company's financial condition and results of operations. Any such refinancing could also impose tighter financial ratios and other covenants that restrict the Company's ability to take actions that could otherwise be in its best interest, such as funding new development activity, making opportunistic acquisitions, or paying dividends.
Covenants in the Company’s debt instruments limit its operational flexibility, and a breach of these covenants could materially affect the Company’s consolidated financial condition and results of operations.
The terms of the Unsecured Credit Facility, the Unsecured Term Loan due 2022, the indentures governing the Company’s outstanding senior notes and other debt instruments that the Company may enter into in the future are subject to customary financial and operational covenants. These provisions include, among other things: a limitation on the incurrence of additional indebtedness; limitations on mergers, investments, acquisitions, redemptions of capital stock, and transactions with affiliates; and maintenance of specified financial ratios. The Company’s continued ability to incur debt and operate its business is subject to compliance with these covenants, which limit operational flexibility. Breaches of these covenants could result in defaults under applicable debt instruments, even if payment obligations are satisfied. Financial and other covenants that limit the Company’s operational flexibility, as well as defaults resulting from a breach of any of these covenants in its debt instruments, could have a material adverse effect on the Company’s consolidated financial condition and results of operations.
A change to the Company’s current dividend payment may have an adverse effect on the market price of the Company’s common stock.
The ability of the Company to pay dividends is dependent upon its ability to maintain funds from operations and cash flow, to make accretive new investments and to access capital. There can be no assurance that the Company will continue to pay dividends at current amounts, or at all. A failure to maintain dividend payments at current levels could result in a reduction of the market price of the Company’s common stock.
If lenders under the Unsecured Credit Facility fail to meet their funding commitments, the Company’s operations and consolidated financial position would be negatively impacted.
Access to external capital on favorable terms is critical to the Company’s success in growing and maintaining its portfolio. If financial institutions within the Unsecured Credit Facility were unwilling or unable to meet their respective funding commitments to the Company, any such failure would have a negative impact on the Company’s operations, consolidated financial condition and ability to meet its obligations, including the payment of dividends to stockholders.
The unavailability of equity and debt capital, volatility in the credit markets, increases in interest rates, or changes in the Company’s debt ratings could have an adverse effect on the Company’s ability to meet its debt payments, make dividend payments to stockholders or engage in acquisition and development activity.
A REIT is required by the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”), to make dividend distributions, thereby retaining less of its capital for growth. As a result, a REIT typically requires new capital to invest in real estate assets. However, there may be times when the Company will have limited access to capital from the equity and/or debt markets. Changes in the Company’s debt ratings could have a material adverse effect on its interest costs and financing sources. The Company’s debt rating can be materially influenced by a number of factors including, but not limited to, acquisitions, investment decisions, and capital management activities. In recent years, the capital and credit markets have experienced volatility and at times have limited the availability of funds. The Company’s ability to access the capital and credit markets may be limited by these or other factors, which could have an impact on its ability to refinance maturing debt, fund dividend payments and operations, acquire healthcare properties and complete development and redevelopment projects. If the Company is unable to refinance or extend principal payments due at maturity of its various debt instruments, its cash flow may not be sufficient to repay maturing debt and, consequently, make dividend payments to stockholders. If the Company defaults in paying any of its debts or satisfying its debt covenants, it could experience cross-defaults among debt instruments, the debts could be accelerated and the Company could be forced to liquidate assets for less than the values it would otherwise receive.

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Further, the Company obtains credit ratings from various credit-rating agencies based on their evaluation of the Company's credit. These agencies' ratings are based on a number of factors, some of which are not within the Company's control. In addition to factors specific to the Company's financial strength and performance, the rating agencies also consider conditions affecting REITs generally. The Company cannot assure you that its credit ratings will not be downgraded. If the Company's credit ratings are downgraded or other negative action is taken, the Company could be required, among other things, to pay additional interest and fees on borrowings under the Unsecured Credit Facility and Unsecured Term Loan due 2022.
The Company is exposed to increases in interest rates, changes to the method that LIBOR rates are determined, and the potential phasing out of LIBOR. Such changes could adversely impact the Company's ability to refinance existing debt, sell assets or engage in acquisition and development activity.
The Company receives a significant portion of its revenues by leasing its assets under long-term leases in which the rental rate is generally fixed, subject to annual rent escalators. A significant portion of the Company’s debt may be subject to floating rates, based on LIBOR or other indices. LIBOR and other interest benchmarks may be subject to regulatory reform that could cause fluctuations in interest rates under the Company's debt agreements that are unanticipated. The United Kingdom's Financial Conduct Authority, which regulates LIBOR, has announced that it intends to stop encouraging or requiring banks to submit rates for the calculation of LIBOR rates after 2021. It is unclear whether LIBOR will cease to exist or if new methods of calculating it will develop. The Company's existing and future debt agreements that are based on LIBOR could be adversely affected by such changes.
In addition, the generally fixed nature of revenues and the variable rate of certain debt obligations create interest rate risk for the Company. Increases in interest rates could make the financing of any acquisition or investment activity more costly. Rising interest rates would increase the cost of borrowing under the Unsecured Credit Facility and the Unsecured Term Loan due 2022, could limit the Company’s ability to refinance existing debt when it matures or cause the Company to pay higher rates upon refinancing. An increase in interest rates also could have the effect of reducing the amounts that third parties might be willing to pay for real estate assets, which could limit the Company’s ability to sell assets at times when it might be advantageous to do so.
The Company's swap agreements may not effectively reduce its exposure to changes in interest rates. 
The Company enters into swap agreements from time to time to manage some of its exposure to interest rate volatility. These swap agreements involve risks, such as the risk that counterparties may fail to honor their obligations under these arrangements. In addition, these arrangements may not be effective in reducing the Company’s exposure to changes in interest rates. When the Company uses forward-starting interest rate swaps, there is a risk that it will not complete the long-term borrowing against which the swap is intended to hedge. If such events occur, the Company’s consolidated financial condition and results of operations may be adversely affected. See Note 10 to the Consolidated Financial Statements for additional information on the Company's interest rate swaps.
Risks relating to government regulations
If a healthcare tenant loses its licensure or certification, becomes unable to provide healthcare services, cannot meet its financial obligations to the Company or otherwise vacates a facility, the Company would have to obtain another tenant for the affected facility.
If the Company loses a tenant or sponsoring health system because such tenant loses its license or certification, becomes unable to provide healthcare services, cannot meet its financial obligations to the Company or otherwise vacates a facility, and the Company is unable to attract another healthcare provider on a timely basis and on acceptable terms, the Company’s cash flows and results of operations could suffer. Transfers of operations of healthcare facilities are often subject to regulatory approvals not required for transfers of other types of commercial operations and real estate.
Adverse trends in the healthcare service industry may negatively affect the Company’s lease revenues and the values of its investments.
The healthcare service industry may be affected by the following:

trends in the method of delivery of healthcare services;

competition among healthcare providers;

consolidation among healthcare providers, health insurers, hospitals and health systems;

lower reimbursement rates from government and commercial payors, high uncompensated care expense, investment losses and limited admissions growth pressuring operating profit margins for healthcare providers;

availability of capital;

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credit downgrades;

liability insurance expense;

pharmaceutical drug expense;

regulatory and government reimbursement uncertainty resulting from the Affordable Care Act and other healthcare reform laws;

efforts to repeal, replace or modify the Affordable Care Act in whole or in part;

health reform initiatives to address healthcare costs through expanded value-based purchasing programs, bundled provider payments, health insurance exchanges, increased patient cost-sharing, geographic payment variations, comparative effectiveness research, lower payments for hospital readmissions, and shared risk-and-reward payment models such as accountable care organizations;

federal court decisions on cases challenging the legality of the Affordable Care Act, in whole or in part;

federal and state government plans to reduce budget deficits and address debt ceiling limits by lowering healthcare provider Medicare and Medicaid payment rates;

equalizing Medicare payment rates across different settings;

heightened health information technology security standards and the meaningful use of electronic health records by healthcare providers; and

potential tax law changes affecting providers.

These changes, among others, can adversely affect the economic performance of some or all of the tenants and sponsoring health systems who provide financial support to the Company’s investments and, in turn, negatively affect the lease revenues and the value of the Company’s property investments.
The costs of complying with governmental laws and regulations may adversely affect the Company's results of operations.
All real property and the operations conducted on real property are subject to federal, state, and local laws and regulations relating to environmental protection and human health and safety. Some of these laws and regulations may impose joint and several liability on tenants, owners, or operators for the costs to investigate or remediate contaminated properties, regardless of fault or whether the acts causing the contamination were legal. In addition, the presence of hazardous substances, or the failure to properly remediate these substances, may hinder the Company's ability to sell, rent, or pledge such property as collateral for future borrowings.

Compliance with new laws or regulations or stricter interpretation of existing laws may require the Company to incur significant expenditures. Future laws or regulations may impose significant environmental liability. Additionally, tenant or other operations in the vicinity of the Company's properties, such as the presence of underground storage tanks, or activities of unrelated third parties may affect the Company's properties. In addition, there are various local, state, and federal fire, health, life-safety, and similar regulations with which the Company may be required to comply and that may subject us to liability in the form of fines or damages for noncompliance. Any expenditures, fines, or damages that the Company must pay would adversely affect its results of operations. Proposed legislation to address climate change could increase utility and other costs of operating the Company's properties.

Discovery of previously undetected environmentally hazardous conditions may adversely affect the Company's financial condition and results of operations. Under various federal, state, and local environmental laws and regulations, a current or previous property owner or operator may be liable for the cost to remove or remediate hazardous or toxic substances on such property. These costs could be significant. Such laws often impose liability whether or not the owner or operator knew of, or was responsible for, the presence of such hazardous or toxic substances. Environmental laws also may impose restrictions on the manner in which property may be used or businesses may be operated, and these restrictions may require significant expenditures or prevent the Company from entering into leases with prospective tenants that may be impacted by such laws. Environmental laws provide for sanctions for noncompliance and may be enforced by governmental agencies or private parties.

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Certain environmental laws and common law principles could be used to impose liability for release of and exposure to hazardous substances, including asbestos-containing materials. Third parties may seek recovery from real property owners or operators for personal injury or property damage associated with exposure to released hazardous substances. The cost of defending against claims of liability, of complying with environmental regulatory requirements, of remediating any contaminated property, or of paying personal injury claims could adversely affect the Company's financial condition and results of operations.
If the Company fails to remain qualified as a REIT, the Company will be subject to significant adverse consequences, including adversely affecting the value of its common stock.
The Company intends to operate in a manner that will allow it to continue to qualify as a REIT for federal income tax purposes. Although the Company believes that it qualifies as a REIT, it cannot provide any assurance that it will continue to qualify as a REIT for federal income tax purposes. The Company’s continued qualification as a REIT will depend on the satisfaction of certain asset, income, organizational, distribution, stockholder ownership and other requirements on a continuing basis. The Company’s ability to satisfy the asset tests depends upon the characterization and fair market values of its assets. The Company’s compliance with the REIT income and quarterly asset requirements also depends upon the Company’s ability to successfully manage the composition of the Company’s income and assets on an ongoing basis. Accordingly, there can be no assurance that the Internal Revenue Service (“IRS”) will not contend that the Company has operated in a manner that violates any of the REIT requirements.

If the Company were to fail to qualify as a REIT in any taxable year, the Company would be subject to federal income tax on its taxable income at regular corporate rates and possibly increased state and local taxes (and the Company might need to borrow money or sell assets in order to pay any such tax). Further, dividends paid to the Company’s stockholders would not be deductible by the Company in computing its taxable income. Any resulting corporate tax liability could be substantial and would reduce the amount of cash available for distribution to the Company’s stockholders, which in turn could have an adverse impact on the value of, and trading prices for, the Company’s common stock. In addition, in such event the Company would no longer be required to pay dividends to maintain REIT status, which could adversely affect the value of the Company’s common stock. Unless the Company were entitled to relief under certain provisions of the Internal Revenue Code, the Company also would continue to be disqualified from taxation as a REIT for the four taxable years following the year in which the Company failed to qualify as a REIT.

Even if the Company remains qualified for taxation as a REIT, the Company is subject to certain federal, state and local taxes on its income and assets, including taxes on any undistributed taxable income, and state or local income, franchise, property and transfer taxes. These tax liabilities would reduce the Company’s cash flow and could adversely affect the value of the Company’s common stock. For more specific information on state income taxes paid, see Note 15 to the Consolidated Financial Statements.
The Company’s Articles of Incorporation, as well as provisions of Maryland general corporation law, contain limits and restrictions on transferability of the Company’s common stock which may have adverse effects on the value of the Company’s common stock.
In order to qualify as a REIT, no more than 50% of the value of the Company’s outstanding shares may be owned, directly or indirectly, by five or fewer individuals (as defined in the Internal Revenue Code to include certain entities) during the last half of a taxable year. To assist in complying with this REIT requirement, the Company’s Articles of Incorporation contain provisions restricting share transfers where the transferee would, after such transfer, own more than 9.9% either in number or value of the outstanding stock of the Company. If, despite this prohibition, stock is acquired increasing a transferee’s ownership to over 9.9% in value of the outstanding stock, the stock in excess of this 9.9% in value is deemed to be held in trust for transfer at a price that does not exceed what the purported transferee paid for the stock, and, while held in trust, the stock is not entitled to receive dividends or to vote. In addition, under these circumstances, the Company has the right to redeem such stock.
In addition, provisions of Maryland general corporation law may have anti-takeover effects that delay, defer or prevent a takeover attempt. These provisions include the following:
Preferred Stock. The Company's charter authorizes the board of directors to issue preferred stock in one or more classes and establish the preferences and rights of any class of preferred stock issued. These actions can be taken without stockholder approval. The issuance of preferred stock could have the effect of delaying or preventing someone from taking control of the Company.
Business combinations. Pursuant to the Maryland law, the Company cannot merge into or consolidate with another corporation or enter into a statutory share exchange transaction in which the Company is not the surviving entity or sell all or substantially all of its assets unless the board of directors adopts a resolution declaring the proposed transaction advisable and two-thirds of the stockholders voting together as a single class approve the transaction.

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Maryland law prohibits stockholders from taking action by written consent unless all stockholders consent in writing. The practical effect of this limitation is that any action required or permitted to be taken by the Company's stockholders may only be taken if it is properly brought before an annual or special meeting of stockholders. The Company's bylaws further provide that in order for a stockholder to properly bring any matter before a meeting, the stockholder must comply with requirements regarding advance notice. The foregoing provisions could have the effect of delaying until the next annual meeting stockholder actions that the holders of a majority of the Company's outstanding voting securities favor. These provisions may also discourage another person from making a tender offer for the Company's common stock, because such person or entity, even if it acquired a majority of the Company's outstanding voting securities, would likely be able to take action as a stockholder, such as electing new directors or approving a merger, only at a duly called stockholders meeting. Maryland law also establishes special requirements with respect to business combinations between Maryland corporations and interested stockholders unless exemptions apply. Among other things, the law prohibits for five years a merger and other similar transactions between a corporation and an interested stockholder and requires a supermajority vote for such transactions after the end of the five-year period.
Control share acquisitions. Maryland general corporation law also provides that control shares of a Maryland corporation acquired in a control share acquisition have no voting rights except to the extent approved by a vote of two-thirds of the votes entitled to be cast on the matter, excluding shares owned by the acquirer or by officers or employee directors. The control share acquisition statute does not apply to shares acquired in a merger, consolidation or share exchange if the corporation is a party to the transaction, or to acquisitions approved or exempted by the corporation's charter or bylaws.
Maryland unsolicited takeover statute. Under Maryland law, the Company's board of directors could adopt various anti-takeover provisions without the consent of stockholders. The adoption of such measures could discourage offers for the Company or make an acquisition of the Company more difficult. On February 12, 2019, the Company opted out of the provision of this statute that permits the board to classify without shareholder vote. As such, the Company's board could not classify into multiple classes without stockholders' approval.

These restrictions on transfer of the Company’s shares could have adverse effects on the value of the Company’s common stock.
Complying with the REIT requirements may cause the Company to forego otherwise attractive opportunities.
To qualify as a REIT for federal income tax purposes, the Company must continually satisfy tests concerning, among other things, the sources of its income, the nature of its assets, the amounts it distributes to its stockholders and the ownership of its stock. The Company may be unable to pursue investments that would be otherwise advantageous to the Company in order to satisfy the source-of-income or distribution requirements for qualifying as a REIT. Thus, compliance with the REIT requirements may hinder the Company’s ability to make certain attractive investments.
The prohibited transactions tax may limit the Company's ability to sell properties.
A REIT's net income from prohibited transactions is subject to a 100% tax. In general, prohibited transactions are sales or other dispositions of property held primarily for sale to customers in the ordinary course of business. The Company may be subject to the prohibited transaction tax equal to 100% of net gain upon a disposition of real property. Although a safe harbor to the characterization of the sale of real property by a REIT as a prohibited transaction is available, the Company cannot assure you that it can in all cases comply with the safe harbor or that it will avoid owning property that may be characterized as held primarily for sale to customers in the ordinary course of business. Consequently, the Company may choose not to engage in certain sales of its properties or may conduct such sales through a taxable REIT subsidiary, which would be subject to federal and state income taxation.
Qualifying as a REIT involves highly technical and complex provisions of the Internal Revenue Code.
Qualification as a REIT involves the application of highly technical and complex provisions of the Internal Revenue Code for which only limited judicial and administrative authorities exist. Even a technical or inadvertent violation could jeopardize the Company’s REIT qualification. The Company’s continued qualification as a REIT will depend on the Company’s satisfaction of certain asset, income, organizational, distribution, stockholder ownership and other requirements on a continuing basis. In addition, the Company’s ability to satisfy the requirements to qualify as a REIT depends in part on the actions of third parties over which the Company has no control or only limited influence, including in cases where the Company owns an equity interest in an entity that is classified as a partnership for U.S. federal income tax purposes.

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Table of Contents

New legislation or administrative or judicial action, in each instance potentially with retroactive effect, could make it more difficult or impossible for the Company to qualify as a REIT.
The present federal income tax treatment of REITs may be modified, possibly with retroactive effect, by legislative, judicial or administrative action at any time, which could affect the federal income tax treatment of an investment in the Company. The federal income tax rules that affect REITs are constantly under review by persons involved in the legislative process, the IRS and the U.S. Treasury Department, which results in statutory changes as well as frequent revisions to regulations and interpretations. Revisions in federal tax laws and interpretations thereof could cause the Company to change its investments and commitments and affect the tax considerations of an investment in the Company. There can be no assurance that new legislation, regulations, administrative interpretations or court decisions will not change the tax laws significantly with respect to the Company’s qualification as a REIT or with respect to the federal income tax consequences of qualification.
Item 1B. Unresolved Staff Comments
None. 
Item 2. Properties
In addition to the properties described in Item 1. “Business,” in Note 2 to the Consolidated Financial Statements, and in Schedule III of Item 15 of this Annual Report on Form 10-K, the Company leases office space from unrelated third parties from time to time. The Company’s base rent for 2018 was approximately $1.0 million for office space leases, including its Corporate Headquarters located at 3310 West End Avenue in Nashville, Tennessee. The Company acquired the property where the Corporate Headquarters is located in December 2018.
Item 3. Legal Proceedings
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.
Item 4. Mine Safety Disclosures
Not applicable.

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PART II
Item 5. Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities
Shares of the Company’s common stock are traded on the New York Stock Exchange under the symbol “HR.” At December 31, 2018, there were 1,005 stockholders of record.
Future dividends will be declared and paid at the discretion of the Board of Directors. The Company’s ability to pay dividends is dependent upon its ability to generate funds from operations and cash flows, and to make accretive new investments.
Equity Compensation Plan Information
The following table provides information as of December 31, 2018 about the Company’s common stock that may be issued as restricted stock and upon the exercise of options, warrants and rights under all of the Company’s existing compensation plans, including the 2015 Stock Incentive Plan and the 2000 Employee Stock Purchase Plan.
 
Plan Category
 
Number of Securities to be
Issued upon Exercise of
Outstanding Options,
Warrants and Rights (1)

 
Weighted Average
Exercise Price of
Outstanding Options,
Warrants and Rights (1)

 
Number of Securities
Remaining Available for
Future Issuance Under
Equity Compensation Plans
(Excluding Securities
Reflected in the First
Column)

Equity compensation plans approved by security holders
 
328,533

 

 
1,788,760

Equity compensation plans not approved by security holders
 

 

 

Total
 
328,533

 

 
1,788,760

______
(1)
The outstanding options relate only to the 2000 Employee Stock Purchase Plan. The Company is unable to ascertain with specificity the number of securities to be issued upon exercise of outstanding rights under the 2000 Employee Stock Purchase Plan or the weighted average exercise price of outstanding rights under that plan. The 2000 Employee Stock Purchase Plan provides that shares of common stock may be purchased at a per share price equal to 85% of the fair market value of the common stock at the beginning of the offering period or a purchase date applicable to such offering period, whichever is lower.


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Table of Contents

Issuer Purchases of Equity Securities
During the year ended December 31, 2018, the Company withheld and 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

January 1 - January 31
20,687

$
32.12



February 1 - February 28
509

29.36



March 1 - March 31




April 1 - April 30




May 1 - May 31




June 1 - June 30




July 1 - July 31
1,359

29.04



August 1 - August 31




September 1 - September 30




October 1 - October 31




November 1 - November 30
11,318

29.80



December 1 - December 31
117,480

28.89



Total
151,353

 
 
 


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Item 6. Selected Financial Data
The following table sets forth financial information for the Company, which is derived from the Consolidated Financial Statements:
 
Year Ended December 31,
(Amounts in thousands except per share data)
2018

 
2017 (1)

 
2016 (1)

 
2015

 
2014

Statement of Income Data:
 
 
 
 
 
 
 
 
 
Total revenues
$
450,389

 
$
424,737

 
$
411,955

 
$
388,471

 
$
370,855

Total expenses
370,016

 
335,055

 
310,003

 
283,541

 
267,100

Other income (expense)
(10,602
)
 
(66,590
)
 
(16,381
)
 
(46,094
)
 
(69,776
)
Income from continuing operations
$
69,771

 
$
23,092

 
$
85,571

 
$
58,836

 
$
33,979

Income (loss) from discontinued operations

 

 

 
10,600

 
(1,799
)
Net income attributable to common stockholders
$
69,771

 
$
23,092

 
$
85,571

 
$
69,436

 
$
31,887

 
 
 
 
 
 
 
 
 
 
Diluted earnings per common share:
 
 
 
 
 
 
 
 
 
Income from continuing operations
$
0.55

 
$
0.18

 
$
0.78

 
$
0.59

 
$
0.35

Income (loss) from discontinued operations

 

 

 
0.11

 
(0.02
)
Net income attributable to common stockholders
$
0.55

 
$
0.18

 
$
0.78

 
$
0.70

 
$
0.33

Weighted average common shares outstanding-Diluted
123,351

 
118,017

 
109,387

 
99,880

 
96,759

 
 
 
 
 
 
 
 
 
 
Balance Sheet Data (as of the end of the period):
 
 
 
 
 
 
 
 
 
Real estate properties, gross
$
3,974,071

 
$
3,838,638

 
$
3,628,221

 
$
3,380,908

 
$
3,258,279

Real estate properties, net
$
2,958,897

 
$
2,941,208

 
$
2,787,382

 
$
2,618,982

 
$
2,557,608

Mortgage notes receivable
$

 
$

 
$

 
$

 
$
1,900

Assets held for sale, net
$
9,272

 
$
33,147

 
$
3,092

 
$
724

 
$
9,146

Total assets
$
3,191,247

 
$
3,193,585

 
$
3,040,647

 
$
2,810,224

 
$
2,757,510

Notes and bonds payable, net
$
1,345,984

 
$
1,283,880

 
$
1,264,370

 
$
1,424,992

 
$
1,403,692

Total stockholders' equity
$
1,716,642

 
$
1,789,883

 
$
1,653,414

 
$
1,242,747

 
$
1,221,054

 
 
 
 
 
 
 
 
 
 
Other Data:
 
 
 
 
 
 
 
 
 
Funds from operations (2)
$
194,960

 
$
134,274

 
$
174,420

 
$
124,571

 
$
146,493

Funds from operations per common share - Diluted (2)
$
1.57

 
$
1.13

 
$
1.59

 
$
1.25

 
$
1.51

Cash flows from operations
$
208,355

 
$
179,766

 
$
151,272

 
$
160,375

 
$
125,370

Dividends paid
$
150,266

 
$
142,327

 
$
131,759

 
$
120,266

 
$
116,371

Dividends declared and paid per common share
$
1.20

 
$
1.20

 
$
1.20

 
$
1.20

 
$
1.20

______
(1)
The Company made certain reclassifications to the Consolidated Statements of Income that are outlined in Note 1, "Summary of Significant Accounting Policies" to the Consolidated Financial Statements. Also, the Company adopted Topic 606 using the full retrospective method on January 1, 2018. The years ended December 31, 2017 and 2016 includes the impact of the adoption.
(2)
See "Management’s Discussion and Analysis of Financial Condition and Results of Operations" for a discussion of funds from operations (“FFO”), including why the Company presents FFO and a reconciliation of net income attributable to common stockholders to FFO.

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Item 7. Management's Discussions and Analysis of Financial Condition and Results of Operations
Disclosure Regarding Forward-Looking Statements
This report and other materials Healthcare Realty has filed or may file with the Securities and Exchange Commission (“SEC”), as well as information included in oral statements or other written statements made, or to be made, by senior 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” 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 that could significantly affect the Company’s current plans and expectations and future financial condition and results.
Such risks and uncertainties as more fully discussed in Item 1A “Risk Factors” of this report and in other reports filed by the Company with the SEC from time to time include, among other things, the following:
Risks relating to our business and operations
The Company's expected results may not be achieved;
The Company may decide or may be required under purchase options to sell certain properties. The Company may not be able to reinvest the proceeds from sale at rates of return equal to the return received on the properties sold. Uncertain market conditions could result in the Company selling properties at unfavorable rates or at losses in the future;
The Company’s revenues depend on the ability of its tenants under its leases to generate sufficient income from their operations to make rental payments to the Company;
Owning real estate and indirect interests in real estate is subject to inherent risks;
The Company may incur impairment charges on its real estate properties or other assets;
If the Company is unable to promptly re-let its properties, if the rates upon such re-letting are significantly lower than the previous rates or if the Company is required to undertake significant expenditures to attract new tenants, then the Company’s business, consolidated financial condition and results of operations would be adversely affected;
Certain of the Company’s properties are special purpose healthcare facilities and may not be easily adaptable to other uses;
The Company has, and may have more in the future, exposure to fixed rent escalators, which could lag behind inflation and the growth in operating expenses such as real estate taxes, utilities, insurance, and maintenance expenses;
The Company’s real estate investments are illiquid and the Company may not be able to sell properties strategically targeted for disposition;
The Company is subject to risks associated with the development and redevelopment of properties;
The Company may make material acquisitions and undertake developments that may involve the expenditure of significant funds and may not perform in accordance with management’s expectations;
The Company is exposed to risks associated with geographic concentration;
Many of the Company’s leases are dependent on the viability of associated health systems. Revenue concentrations relating to these leases expose the Company to risks related to the financial condition of the associated health systems;
Many of the Company’s properties are held under ground leases. These ground leases contain provisions that may limit the Company’s ability to lease, sell, or finance these properties;
The Company may experience uninsured or underinsured losses;
The Company faces risks associated with security breaches through cyber attacks, cyber intrusions, or otherwise, as well as other significant disruptions of its information technology networks and related systems;
United States government tenants may not receive annual budget appropriations, which could adversely affect their ability to pay the Company;
Risks relating to our capital structure and financings
The Company has incurred significant debt obligations and may incur additional debt and increase leverage in the future;

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Covenants in the Company’s debt instruments limit its operational flexibility, and a breach of these covenants could materially affect the Company’s consolidated financial condition and results of operations;
A change to the Company’s current dividend payment may have an adverse effect on the market price of the Company’s common stock;
If lenders under the Unsecured Credit Facility fail to meet their funding commitments, the Company’s operations and consolidated financial position would be negatively impacted;
The unavailability of equity and debt capital, volatility in the credit markets, increases in interest rates, or changes in the Company’s debt ratings could have an adverse effect on the Company’s ability to meet its debt payments, make dividend payments to stockholders or engage in acquisition and development activity;
The Company is exposed to increases in interest rates, changes to the method that LIBOR rates are determined, and the potential phasing out of LIBOR; and such changes could adversely impact the Company's ability to refinance existing debt, sell assets or engage in acquisition and development activity;
The Company's swap agreements may not effectively reduce its exposure to changes in interest rates;
Risks relating to government regulations
If a healthcare tenant loses its licensure or certification, becomes unable to provide healthcare services, cannot meet its financial obligations to the Company or otherwise vacates a facility, the Company would have to obtain another tenant for the affected facility;
Adverse trends in the healthcare service industry may negatively affect the Company’s lease revenues and the values of its investments;
The costs of complying with governmental laws and regulations may adversely affect the Company's results of operations;
If the Company fails to remain qualified as a REIT, the Company will be subject to significant adverse consequences, including adversely affecting the value of its common stock;
The Company's Articles of Incorporation, as well as provisions of Maryland general corporation law, contain limits and restrictions on transferability of the Company's common stock which may have adverse effects on the value of the Company's common stock;
Complying with the REIT requirements may cause the Company to forego otherwise attractive opportunities;
The prohibited transactions tax may limit the Company's ability to sell properties;
Qualifying as a REIT involves highly technical and complex provisions of the Internal Revenue Code; and
New legislation or administrative or judicial action, in each instance potentially with retroactive effect, could make it more difficult or impossible for the Company to qualify as a REIT.
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.
This section is provided as a supplement to, and should be read in conjunction with, the Company's Consolidated Financial Statements and accompanying notes. This section is organized in the following sections:
Overview
Liquidity and Capital Resources
Trends and Matters Impacting Operating Results
Results of Operations
Non-GAAP Financial Measures and Key Performance Indicators
Off-Balance Sheet Arrangements
Contractual Obligations
Application of Critical Accounting Policies to Accounting Estimates

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Table of Contents

Overview
The Company owns and operates properties that facilitate the delivery of healthcare services in primarily outpatient settings. To execute its strategy, the Company engages in a broad spectrum of integrated services including leasing, management, acquisition, financing, development and redevelopment of such properties. The Company seeks to generate stable, growing income and lower the long-term risk profile of its portfolio of properties by focusing on facilities located on or near the campuses of acute care hospitals associated with leading health systems. The Company seeks to reduce financial and operational risk by owning properties in diverse geographic locations with a broad tenant mix that includes over 30 physician specialties, as well as surgery, imaging, cancer, and diagnostic centers.
Liquidity and Capital Resources
The Company monitors its liquidity and capital resources and relies on several key indicators in its assessment of capital markets for financing acquisitions and other operating activities as needed, including the following:
Leverage ratios and lending covenants;
Dividend payout percentage; and
Interest rates, underlying treasury rates, debt market spreads and equity markets.
The Company uses these indicators and others to compare its operations to its peers and to help identify areas in which the Company may need to focus its attention.
Sources and Uses of Cash
The Company's revenues are derived from its real estate property portfolio based on contractual arrangements with its tenants and sponsoring health systems. These sources of revenue represent the Company's primary source of liquidity to fund its dividends and its operating expenses, including interest incurred on debt, general and administrative costs, capital expenditures and other expenses incurred in connection with managing its existing portfolio and investing in additional properties. To the extent additional investments are not funded by these sources, the Company will fund its investment activity generally through equity or debt issuances either in the public or private markets, property dispositions or through proceeds from the Unsecured Credit Facility.
The Company expects to continue to meet its liquidity needs, including capital for additional investments, dividend payments and debt service funds through cash flows from operations and the cash flow sources addressed above. The Company also had unencumbered real estate assets, excluding assets held for sale, with a gross book value of approximately $3.6 billion at December 31, 2018, 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.
The Company has exposure to variable interest rates and its common stock price is impacted by the volatility in the stock markets. However, the Company’s leases, which provide its main source of income and cash flow, have terms of approximately one to 20 years and have lease rates that generally increase on an annual basis at fixed rates or based on consumer price indices.
Operating Activities
Cash flows provided by operating activities for the three years ended December 31, 2018, 2017 and 2016 were $208.4 million, $179.8 million and $151.3 million, respectively. Several items impact cash flows from operating activities including, but not limited to, cash generated from property operations, interest payments and the timing related to the payment of invoices and other expenses and receipt of tenant rent.
The Company may sell additional 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 consolidated results of operations and cash flows could be adversely affected.
See "Trends and Matters Impacting Operating Results" for additional information regarding the Company's operating activities.

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Investing Activities
A summary of the significant transactions impacting investing activities for the year ended December 31, 2018 is listed below. See Note 4 to the Consolidated Financial Statements for more detail on these activities.

Outflows
The following table details the acquisitions for the year ended December 31, 2018:
(Dollars in millions)
 
Health System Affiliation
 
Date
Acquired
 
Purchase Price

 
Mortgage
Notes Payable Assumed

 
Square
Footage

 
Cap Rate (1)

 
Hospital Campus Location (2)
 
Type (3)
Seattle, WA
 
Overlake Health
 
5/4/18
 
$
7.8

 
$

 
13,314

 
5.0
%
 
ADJ
 
MOB
Denver, CO (4)
 
CHI
 
5/18/18
 
12.1

 
(8.0
)
 
93,992

 
5.5
%
 
ADJ
 
MOB
Denver, CO (4)
 
CHI
 
5/18/18
 
12.9

 

 
93,869

 
7.3
%
 
ADJ
 
OFC
Oklahoma City, OK
 
Integris Health
 
5/21/18
 
11.4

 

 
82,647

 
5.9
%
 
ADJ
 
MOB
Seattle, WA
 
MultiCare Health
 
6/29/18
 
26.2

 

 
86,942

 
5.7
%
 
ON
 
MOB
Denver, CO
 
CHI
 
8/24/18
 
4.1

 

 
17,084

 
6.0
%
 
ADJ
 
MOB
Nashville, TN
 
N/A
 
12/4/18
 
31.9

 

 
108,691

 
5.0
%
 
N/A
 
OFC
Chicago, IL (5)
 
Ascension Health
 
12/19/18
 
5.1

 

 
14,883

 
5.9
%
 
ON
 
MOB
 
 
 
 
 
 
$
111.5

 
$
(8.0
)
 
511,422

 
5.7
%
 
 
 
 
______
(1)
Cap rate equals the forecasted first year cash net operating income divided by the purchase price plus acquisition costs and expected first year capital expenditures.
(2)
ON = Located on a hospital campus; ADJ = Adjacent to hospital campus
(3)
MOB = medical office building; OFC = office building
(4)
The mortgage note payable assumed at acquisition encumbers both buildings.
(5)
The Company acquired an additional suite in a previously acquired medical office building.

In 2018, the Company funded $35.6 million toward development and redevelopment of properties.

In 2018, the Company funded the following tenant improvements and capital expenditures:

First generation tenant improvements and planned capital expenditures for acquisitions of approximately $13.1 million;

Second generation tenant improvements of approximately $30.9 million; and

Capital expenditures of approximately $20.3 million. See the Trends and Matters Impacting Operating Results - Capital Expenditures for more detail.

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Table of Contents

Inflows
The following table details these dispositions for the year ended December 31, 2018:
(Dollars in millions)
 
Date Disposed
 
Sales Price
 
Square Footage
 
Cap Rate (1)
 
Type (2)
Roanoke, VA (3) (4)
 
4/26/18
 
$
46.2

 
460,881

 
13.3
%
 
MOB, OFC
Michigan (5)
 
6/27/18
 
9.5

 
121,672

 
25.5
%
 
SNF
St. Louis, MO
 
8/30/18
 
9.8

 
70,893

 
4.3
%
 
MOB
Denver, CO
 
12/20/18
 
16.9

 
34,068

 
6.9
%
 
IRF
Cleveland, TN
 
12/21/18
 
13.3

 
81,382

 
6.5
%
 
MOB
Tucson, AZ
 
12/27/18
 
3.0

 
37,310

 
8.8
%
 
MOB
Total dispositions
 
$
98.7

 
806,206

 
11.4
%
 
 
______
(1)
Cap rate equals in-place cash net operating income divided by the sales price.
(2)
MOB = medical office building; SNF = skilled nursing facility; OFC = office; IRF = inpatient rehabilitation facility
(3)
Previously classified as held for sale.
(4)
Includes seven properties and comprised of five single-tenant net lease buildings and two multi-tenant buildings.
(5)
Includes five skilled nursing facilities.

Financing Activities

Debt Activity
Below is a summary of the significant financing activity for the year ended December 31, 2018. See Notes 9 and 10 to the Consolidated Financial Statements for more information on the capital markets and financing activities:

The Company had the following changes in debt structure:

In January 2018, the Company entered into two interest rate swaps totaling $50.0 million to hedge the 1-month LIBOR portion of the cost of borrowing under the Unsecured Term Loan due 2022 to a fixed rate of interest of 2.46% (plus the applicable margin rate, currently 1.10%) through December 16, 2022.

The following table details the mortgage note payable activity for the year ended December 31, 2018:
(Dollars in millions)
 
Transaction Date
 
Borrowing (Repayment)
 
Encumbered Square Footage
 
Contractual Interest Rate
Debt assumptions:
 
 
 
 
 
 
 
 
Denver, CO (1)
 
05/18/18
 
$
8.0

 
187,861

 
4.5
%
Total borrowings
 
 
 
$
8.0

 
187,861

 
4.5
%
 
 
 
 
 
 
 
 
 
Repayments in full:
 
 
 
 
 
 
 
 
Richmond, VA
 
10/1/18
 
$
(5.7
)
 
59,240

 
6.6
%
Seattle, WA
 
12/3/18
 
(9.1
)
 
35,558

 
5.8
%
Total repayments
 
$
(14.8
)
 
94,798

 
6.1
%
______
(1)
Assumed upon acquisition and excluding fair value adjustments totaling $0.1 million in aggregate recorded at closing.


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Table of Contents

The following table details the Company's debt balances as of December 31, 2018:
 
 
Principal Balance
 
Carrying Balance (3)
 
Weighted Years to
Maturity

 
Contractual Rate

 
Effective
 Rate

Senior Notes due 2023
 
$250,000
 
$248,117
 
4.3

 
3.75
%
 
3.95
%
Senior Notes due 2025
 
250,000
 
248,278
 
6.3

 
3.88
%
 
4.08
%
Senior Notes due 2028
 
300,000
 
295,198
 
9.0

 
3.63
%
 
3.84
%
Total Senior Notes Outstanding
 
$800,000
 
$791,593
 
6.7

 
3.74
%
 
3.95
%
Unsecured credit facility due 2020 (1)
 
262,000
 
262,000
 
1.6

 
LIBOR+1.00%

 
3.50
%
Unsecured term loan due 2022 (2)
 
150,000
 
149,183
 
4.0

 
LIBOR+1.10%

 
3.53
%
Mortgage notes payable
 
143,115
 
143,208
 
5.1

 
4.96
%
 
4.79
%
Total Outstanding Notes and Bonds Payable
 
$1,355,115
 
$1,345,984
 
5.2

 
3.80
%
 
3.91
%
______
(1)
As of December 31, 2018, the Company had $262.0 million outstanding under the Unsecured Credit Facility with a weighted average interest rate of approximately 3.50% and a remaining borrowing capacity of approximately $438.0 million.
(2)
The effective interest rate includes the impact of interest rate swaps totaling $25.0 million and $50.0 million to hedge the 1-month LIBOR portion of the cost of borrowing under the Term Loan to a fixed rate of interest of 2.18% and 2.46%, respectively (plus the applicable margin rate, currently 1.10%).
(3)
Balances are reflected net of discounts and debt issuance costs and include premiums.

Debt Covenant Information
As of December 31, 2018, 99.0% of the Company’s debt balances were due after 2019. Also, as of December 31, 2018, the Company's limitations of incurrence of total debt covenant as defined in the senior notes due 2025 and 2028 [debt divided by (total assets less intangibles and accounts receivable)] was approximately 32.9% (cannot be greater than 60%) and debt service coverage [interest expense divided by (net income plus interest expense, taxes, deprecation and amortization, gains and impairments)] was approximately 4.8 times (cannot be less than 1.5x).

The Company’s various debt agreements contain certain representations, warranties, and financial and other covenants customary in such debt agreements. Among other things, these provisions require the Company to maintain certain financial ratios and impose certain limits on the Company’s ability to incur indebtedness and create liens or encumbrances. As of December 31, 2018, the Company was in compliance with the financial covenant provisions under all of its various debt instruments.
The Company plans to manage its capital structure to maintain compliance with its debt covenants consistent with its current profile. Downgrades in ratings by the rating agencies could have a material adverse impact on the Company’s cost and availability of capital, which could in turn have a material adverse impact on consolidated results of operations, liquidity and/or financial condition.

Common Stock Issuances
On February 19, 2016, the Company entered into sales agreements with five investment banks to allow sales under its at-the-market equity offering program of up to 10,000,000 shares of common stock. On May 5, 2017, the Company entered into a sales agreement with a sixth investment bank in connection with the same allotment of shares. No shares were issued under this program in 2018. The Company has 5,868,697 authorized shares remaining available to be sold under the current sales agreements as of February 13, 2019.

Trends and Matters Impacting Operating Results
Management monitors factors and trends important to the Company and the REIT industry in order to gauge their potential impact on the operations of the Company. Discussed below are some of the factors and trends that management believes may impact future operations of the Company.
Acquisitions and Dispositions
During 2018, the Company acquired five medical office buildings, an additional suite in a previously acquired medical office building, and two office buildings for purchase prices totaling $111.5 million, including cash consideration of $103.1 million. This includes the assumption of a mortgage note payable of $8.0 million (excluding fair value adjustments totaling $0.1 million recorded at closing). The weighted average capitalization rate for these investments was 5.7%.

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Table of Contents


The Company disposed of 16 properties in 2018 for a total sales price of $98.7 million, yielding net cash proceeds of $96.8 million net of $1.9 million of closing costs and related adjustments. The weighted average capitalization rate for these investments was 11.4%.

A component of the Company's strategy is to continually monitor its portfolio for opportunities to improve the overall quality. Properties that are located off-campus, in smaller markets or not associated with the delivery of outpatient healthcare may be sold for higher capitalization rates than properties acquired to replace them. Properties that meet the Company's investment criteria sell for lower capitalization rates because of their lower-risk profile and higher internal growth potential. In addition, the volume and timing of such acquisitions and dispositions could have a material impact on operating results.

See the Company's discussion regarding the 2018 acquisitions and dispositions activity in Note 4 to the Consolidated Financial Statements.
Development and Redevelopment Activity
In 2018, the Company funded $35.6 million toward development and redevelopment of properties, including the following:

The Company continued the redevelopment of a medical office building in Charlotte, North Carolina, which includes a 38,000 square foot vertical expansion. The Company funded approximately $6.1 million during the year ended December 31, 2018. The Company expects initial occupancy to occur in the second quarter of 2019.

The Company continued development of a 151,000 square foot medical office building in Seattle, Washington. The Company funded $21.5 million during the year ended December 31, 2018. The Company expects initial occupancy to occur in the fourth quarter of 2019.

The Company received a certificate of occupancy for a 99,957 square foot medical office building in Denver, Colorado in 2017. The Company spent $1.8 million during the year ended December 31, 2018 including approximately $0.1 million related to overages on tenant improvement projects that have been or will be reimbursed by the tenant. The Company anticipates funding tenant improvements throughout 2019.

The Company completed the redevelopment and expansion of one of its medical office buildings in Nashville, Tennessee in 2017. The Company spent approximately $6.1 million during the year ended December 31, 2018, including approximately $1.9 million related to overages on tenant improvement projects that have been or will be reimbursed by the tenant.

The Company is in the planning stages with several health systems and developers regarding new development and redevelopment opportunities and expects one or more to begin in 2019. Total costs to develop or redevelop a typical medical office building can vary depending on the scope of the project, market rental terms, parking configuration, building amenities, asset type and geographic location.

The Company’s disclosures regarding projections or estimates of completion dates and leasing may not reflect actual results. See Note 14 to the Consolidated Financial Statements for more information on the Company’s development and redevelopment activities.
Security Deposits and Letters of Credit
As of December 31, 2018, the Company held approximately $9.1 million in letters of credit and security deposits for the benefit of the Company in the event the obligated tenant fails to perform under the terms of its respective lease. Generally, the Company may, at its discretion and upon notification to the tenant, draw upon these instruments if there are any defaults under the leases.
Multi-Tenant Leases
The Company expects that approximately 20% of the leases in its multi-tenant portfolio will expire each year. In-place multi-tenant leases have a weighted average lease term of 7.4 years and a weighted average remaining lease term of 3.4 years. Demand for well-located real estate with complementary practice types and services remains consistent, and the Company's 2018 quarterly tenant retention statistics ranged from 77% to 87%. In 2019, the Company has 731 leases totaling 2.7 million square feet in its multi-tenant portfolio that are scheduled to expire.  Of those leases, 89% are in on-campus buildings, which tend to have a high tenant retention rate.


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Table of Contents

Included in the 2019 lease expirations is a 111,000 square foot fitness center leased by Baylor Scott & White that will not renew. This fitness center is located in a 217,000 square foot on-campus medical office building. The Company is exploring options for redevelopment, including converting some or all of the space to clinical use.

The Company continues to emphasize revenue growth for its in-place leases. In 2018, the Company experienced contractual rental rate growth which averaged 2.8% for in-place leases compared to 2.7% in 2017. In addition, the Company continued to see strong quarterly weighted average rental rate growth for renewing leases ("cash leasing spread") and expects the majority of its renewals to increase between 3.0% and 4.0%. In 2018, cash leasing spreads averaged 3.3%.

In a further effort to maximize revenue growth and reduce its exposure to key expenses such as taxes and utilities, the Company carefully manages its balance of lease types. Gross leases, wherein the Company has full exposure to all operating expenses, comprise 13% of its lease portfolio. Modified gross or base year leases, in which the Company and tenant both pay a share of operating expenses, comprise 32% of the Company's leased portfolio. Net leases, in which tenants pay all allowable operating expenses, total 55% of the leased portfolio.
Capital Expenditures
As a part of the Company's leasing practice, the Company seeks to earn a return on capital expenditures when determining asking lease rates for each property by considering gross investment, inclusive of any actual or expected capital expenditures. The Company invested $20.3 million, or $1.37 per square foot, in capital expenditures in 2018 and $18.8 million, or $1.28 per square foot, in capital expenditures in 2017. As a percentage of cash net operating income, 2018 and 2017 capital expenditures were 7.3% and 7.1%, respectively.

Capital expenditures are long-term investments made to maintain and improve the physical and aesthetic attributes of the Company's owned properties. Examples of such improvements include, but are not limited to, material changes to, or the full replacement of, major building systems (exterior facade, building structure, roofs, elevators, mechanical systems, electrical systems, energy management systems, upgrades to existing systems for improved efficiency) and common area improvements (furniture, signage and artwork, bathroom fixtures and finishes, exterior landscaping, parking lots or garages). These additions are capitalized into the gross investment of a property and then depreciated over their estimated useful lives, typically ranging from 7 to 20 years. Capital expenditures specifically do not include recurring maintenance expenses, whether direct or indirect, related to the upkeep and maintenance of major building systems or common area improvements.  Capital expenditures also do not include improvements related to a specific tenant suite, unless the improvement is part of a major building system or common area improvement.
Tenant Improvements
The Company may invest in tenant improvements for the purpose of refurbishing or renovating tenant space. The Company categorizes these expenditures into first and second generation tenant improvements.

First Generation Tenant Improvements & Planned Capital Expenditures for Acquisitions
First generation tenant improvements and planned capital expenditures for acquisition spending totaled $13.1 million and $5.4 million for the years ended December 31, 2018 and 2017, respectively. Planned capital expenditures for acquisitions include expected near-term fundings that were contemplated as part of the acquisition.

Second Generation Tenant Improvements
Second generation tenant improvements spending totaled $30.9 million in 2018, or 11.2% of total cash net operating income. In 2017, this spending totaled $20.4 million, or 7.7% of total cash net operating income.

If a tenant spends more than their tenant improvement allowance, the Company generally offers the tenant the option to finance the excess over the lease term with interest or reimburse the overage to the Company in a lump sum. In either case, such overages are amortized by the Company as rental income over the term of the lease. Interest earned on tenant overages is included in other operating income in the Company's Consolidated Statements of Income and totaled approximately $0.3 million in 2018, $0.4 million in 2017, and $0.5 million in 2016. The tenant overage amount amortized to rent totaled approximately $4.4 million in 2018, $4.6 million in 2017, and $4.6 million in 2016.

Second generation, multi-tenant tenant improvement commitments in 2018 for renewals averaged $1.94 per square foot per lease year, ranging quarterly from $1.50 to $2.48. In 2017, these commitments averaged $1.78 per square foot per lease year, ranging quarterly from $1.38 to $2.30. In 2016, these commitments averaged $1.55 per square foot per lease year, ranging quarterly from $1.04 to $1.84.


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Table of Contents

Second generation, multi-tenant tenant improvement commitments in 2018 for new leases averaged $4.82 per square foot per lease year, ranging quarterly from $4.04 to $5.42. In 2017, these commitments averaged $3.60 per square foot per lease year, ranging quarterly from $2.10 to $4.78. In 2016, these commitments averaged $4.74 per square foot per lease year, ranging quarterly from $3.79 to $5.55.
Leasing Commissions
In certain markets, the Company may pay leasing commissions to real estate brokers who represent either the Company or prospective tenants, with commissions generally equating to 4% to 6% of the gross lease value for new leases and 2% to 4% of the gross lease value for renewal leases. In 2018, the Company paid leasing commissions of approximately $7.1 million, or $0.48 per square foot. In 2017, the Company paid leasing commissions of approximately $7.1 million, or $0.49 per square foot. As a percentage of total cash net operating income, leasing commissions paid for 2018 and 2017 were 2.6% and 2.7%, respectively. The amount of leasing commissions amortized over the term of the applicable leases and included in property operating expense in the Company's Consolidated Statements of Income totaled $5.2 million, $4.5 million and $4.2 million for the years ended December 31, 2018, 2017 and 2016, respectively.
Rent Abatements
Rent abatements, which generally take the form of deferred rent, are sometimes used to help induce a potential tenant to lease space in the Company's properties. Such abatements, when made, are amortized by the Company on a straight-line basis against rental income over the lease term. Rent abatements for 2018 totaled approximately $3.1 million, or $0.21 per square foot. Rent abatements for 2017 totaled approximately $3.0 million, or $0.20 per square foot. Rent abatements for 2016 totaled approximately $3.5 million, or $0.24 per square foot.
Single-Tenant Net Leases
The Company has two single-tenant net leased, on-campus inpatient rehabilitation facilities with lease terms scheduled to expire in the third quarter of 2019.  The Company expects that the lessee will exercise its third renewal option related to one of the leases, representing 0.9% of the total cash NOI for the twelve months ended December 31, 2018.  The other lease, representing 0.8% of total cash NOI for the same period, is not expected to renew; however, the Company expects that either (1) the hospital ground lessor will either exercise its option to purchase the building prior to the expiration of the ground lease on July 31, 2019, or (2) if not, the Company will exercise its option to purchase the land. The purchase price in either case would be determined pursuant to an appraisal process.

As of December 31, 2018, the Company had a total of 16 single-tenant net leases, excluding assets held for sale, with a weighted average lease term of 13.6 years and a weighted average remaining lease term of 8.0 years.
Property Operating Agreement
One of the Company’s 199 owned real estate properties as of December 31, 2018 was covered under a property operating agreement between the Company and a sponsoring health system. This agreement contractually obligates the sponsoring health system to provide to the Company a minimum return on the Company’s investment in the property in exchange for the right to be involved in the operating decisions of the property, including tenancy. If the minimum return is not achieved through normal operations of the property, the Company calculates and accrues to property lease guaranty revenue, each quarter, any shortfalls due from the sponsoring health systems under the terms of the property operating agreement. This agreement expires in February 2019. The Company recognized $0.7 million in property operating guaranty revenue during 2018 related to this agreement.

Operating Leases
As of December 31, 2018, the Company was obligated to make rental payments under operating lease agreements consisting primarily of ground leases related to 60 real estate investments, excluding those ground leases the Company has prepaid. At December 31, 2018, the Company had 107 properties totaling 8.8 million square feet that were held under ground leases with a remaining weighted average term of 67.9 years, including renewal options. These ground leases typically have initial terms of 50 to 75 years with one or more renewal options extending the terms to 75 to 100 years, with expiration dates through 2117. Rental expense relating to the operating leases for the years ended December 31, 2018, 2017 and 2016 was $6.9 million, $6.5 million and $5.8 million, respectively. The Company adopted Accounting Standards Codification 842, "Leases" as of January 1, 2019. See Note 1 to the Consolidated Financial Statements for additional information regarding the impact of the adoption of this accounting standard.

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Table of Contents

Purchase Options
The Company had approximately $117.1 million in real estate properties as of December 31, 2018 that were subject to exercisable purchase options or purchase options that become exercisable during 2019. The Company has approximately $404.1 million in real estate properties that are subject to purchase options that will become exercisable after 2019. Additional information about 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 December 31, 2018
Year Exercisable
 
MOB
 
Inpatient
 
Fair Market Value Method (1)

 
Non Fair Market Value Method (2)

 
Total

Current (3)
 
3

 
1

 
$
95,709

 
$

 
$
95,709

2019
 

 
1

 
21,355

 

 
21,355

2020
 

 

 

 

 

2021
 
1

 

 

 
14,984

 
14,984

2022
 

 

 

 

 

2023
 

 

 

 

 

2024
 

 

 

 

 

2025
 
5

 
1

 
47,615

 
221,929

 
269,544

2026
 

 

 

 

 

2027
 

 

 

 

 

2028
 
1

 

 
43,858

 

 
43,858

2029 and thereafter
 
3

 

 
75,733

 

 
75,733

Total
 
13

 
3

 
$
284,270

 
$
236,913

 
$
521,183

_____
(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. These properties have purchase prices that are on average 17% greater than the Company's current gross investment.
(3)
These purchase options have been exercisable for an average of 10.4 years.

Debt Management
The Company maintains a conservative and flexible capital structure that allows it to fund new investments and operate its existing portfolio. The Company has approximately $143.1 million of mortgage notes payable, most of which were assumed when the Company acquired properties. In 2019, approximately $8.9 million of these mortgage notes payable will mature. The Company intends to repay the mortgage notes upon maturity with cash on hand or borrowings under the unsecured credit facility.

Impact of Inflation
The Company is subject to the risk of inflation as most of its revenues are derived from long-term leases. Most of the Company's leases provide for fixed increases in base rents or increases based on the Consumer Price Index, and require the tenant to pay all or some portion of increases in operating expenses. The Company believes that these provisions mitigate the impact of inflation. However, there can be no assurance that the Company's ability to increase rents or recover operating expenses will always keep pace with inflation. The Company's leases have a weighted average lease term remaining of approximately 3.9 years. The following table shows the percentage of the Company's leases that provide for fixed or CPI-based rent increases by type as of December 31, 2018:

 
% Increase

% of Base Rent

Annual increase
 
 
CPI
2.1
%
10.0
%
Fixed
2.9
%
81.1
%
Non-annual increase
 
 
CPI
0.9
%
1.5
%
Fixed
1.9
%
5.9
%
No increase
 
 
Term > 1 year
%
1.5
%


29


Table of Contents


New Accounting Pronouncements
See Note 1 to the Consolidated Financial Statements for information on new accounting standards including both standards that the Company adopted during the year and those that have not yet been adopted. The Company continues to evaluate the impact of the new standards that have not yet been adopted.

Other Items Impacting Operations
General and administrative expenses will fluctuate quarter-to-quarter. In the first quarter of each year, general and administrative expense includes increases for certain expenses such as payroll taxes, non-cash Employee Stock Purchase Plan expense and healthcare savings account fundings. The Company expects these customary expenses to increase by approximately $0.8 million in the first quarter of 2019. Approximately $0.7 million is not expected to recur in subsequent quarters in 2019.
Results of Operations
Year Ended December 31, 2018 Compared to Year Ended December 31, 2017
The Company’s consolidated results of operations for 2018 compared to 2017 were significantly impacted by acquisitions, dispositions, extinguishments of debt, gain on sales and impairment charges recorded on real estate properties.

Revenues
Rental income increased $25.4 million, or 6.1%, to approximately $442.4 million compared to $417.0 million in the prior year and is comprised of the following:
 
 
 
Change
(Dollars in thousands)
2018

 
2017

 
$

 
%

Property operating
$
390,256

 
$
358,009

 
$
32,247

 
9.0
 %
Single-tenant net lease
47,860

 
52,897

 
(5,037
)
 
(9.5
)%
Straight-line rent
4,281

 
6,072

 
(1,791
)
 
(29.5
)%
Total Rental income
$
442,397

 
$
416,978

 
$
25,419

 
6.1
 %

Property operating income increased $32.2 million, or 9.0%, from the prior year primarily as a result of the following activity:
Acquisitions and developments in 2017 and 2018 contributed $26.8 million.
Leasing activity, including contractual rent increases, contributed $8.3 million.
The conversion of one property to single-tenant net lease resulted in a decrease of $0.6 million.
Dispositions in 2017 and 2018 resulted in a decrease of $2.3 million.

Single-tenant net lease income decreased $5.0 million, or 9.5%, from the prior year primarily as a result of the following activity:
Dispositions in 2017 and 2018 resulted in a decrease of $7.2 million.
Acquisitions in 2017 contributed $0.5 million.
The conversion of one property from multi-tenant resulted in an increase of $0.4 million.
Leasing activity, including contractual rent increases, contributed $1.3 million.

Straight-line rent income decreased $1.8 million, or 29.5%, from the prior year primarily as a result of the following activity:
Acquisitions and developments in 2017 and 2018 resulted in an increase of $0.8 million.
Dispositions in 2017 and 2018 resulted in a decrease of $0.4 million.
Net leasing activity and contractual rent increases resulted in a decrease of $2.2 million.

Expenses
Property operating expenses increased $13.3 million, or 8.4%, for the year ended December 31, 2018 compared to the prior year primarily as a result of the following activity:
Acquisitions and developments in 2017 and 2018 resulted in an increase of $11.4 million.

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Table of Contents

Increases in portfolio operating expenses as follows:
property tax expense of $1.6 million;
compensation-related expense of $1.1 million;
janitorial expense of $0.3 million; and
maintenance and repair expense of $0.2 million.
Dispositions in 2017 and 2018 resulted in a decrease of $1.3 million.

General and administrative expenses increased approximately $1.5 million, or 4.6%, for the year ended December 31, 2018 compared to the prior year primarily as a result of the following activity:
Increase in non-cash performance-based compensation expense totaling $0.6 million.
Increase in payroll compensation of $0.9 million.
Decrease in cash performance-based compensation expense totaling $0.4 million.
Other net increases, including professional fees and other administrative costs, of $0.4 million.

Depreciation and amortization expense increased $21.7 million, or 15.3%, for the year ended December 31, 2018 compared to the prior year primarily as a result of the following activity:
Acquisitions and developments in 2017 and 2018 resulted in increases of $18.6 million.
Various building and tenant improvement expenditures caused increases of $11.7 million.
Dispositions in 2017 and 2018 resulted in decreases of $3.2 million.
Assets that became fully depreciated resulted in decreases of $5.4 million.

Other Income (Expense)
Other income (expense), a net expense, decreased $56.0 million, or 84.1%, for the year ended December 31, 2018 compared to the prior year mainly due to the following activity:

Gain on Sales of Real Estate Properties
Gain on sales of real estate properties totaling approximately $41.7 million and $39.5 million are associated with the sales of sixteen and eight real estate properties during 2018 and 2017, respectively.
Interest Expense
Interest expense decreased $3.6 million for the year ended December 31, 2018 compared to the prior year. The components of interest expense are as follows:
(Dollars in thousands)
2018

 
2017

 
Change

 
Percentage Change

Contractual interest
$
51,147

 
$
54,435

 
$
(3,288
)
 
(6.0
)%
Net discount/premium accretion
5

 
187

 
(182
)
 
(97.3
)%
Debt issuance costs amortization
2,435

 
2,476

 
(41
)
 
(1.7
)%
Amortization of interest rate swap settlement
168

 
175

 
(7
)
 
(4.0
)%
Interest cost capitalization
(951
)
 
(871
)
 
(80
)
 
9.2
 %
Total interest expense
$
52,804

 
$
56,402

 
$
(3,598
)
 
(6.4
)%

Contractual interest decreased $3.3 million, or 6.0%, primarily as a result of the following activity:
The Senior Notes due 2028 in an aggregate amount of $300.0 million were issued in the fourth quarter of 2017 and accounted for an increase of $10.3 million.
The Senior Notes due 2021 were repaid in the fourth quarter of 2017 and accounted for a decrease of $21.9 million.
The Unsecured Credit Facility due 2020 and Unsecured Term Loan due 2022 accounted for a net increase of $7.1
million.
Mortgage notes assumed upon acquisition of real properties accounted for an increase of $1.7 million, and mortgage notes repayments accounted for a decrease of $0.2 million.
Scheduled monthly interest payments related to the Company's mortgage notes payable decreased $0.3 million.

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Table of Contents


Loss on Extinguishments of Debt
Loss on extinguishment of debt of approximately $45.0 million is associated with the 2017 redemption of the Senior Notes due 2021.

Impairment of Real Estate Assets
Impairment of real estate assets totaling approximately $5.4 million is associated with the sale of two real estate properties during 2017.

Year Ended December 31, 2017 Compared to Year Ended December 31, 2016
The Company’s consolidated results of operations for 2017 compared to 2016 were significantly impacted by acquisitions, dispositions, extinguishments of debt, gain on sales and impairment charges recorded on real estate properties.

Revenues
Rental income increased $14.8 million, or 3.7%, to approximately $417.0 million compared to $402.2 million in the prior year and is comprised of the following:
 
 
 
Change
(Dollars in thousands)
2017

 
2016

 
$

 
%

Property operating
$
358,009

 
$
331,109

 
$
26,900

 
8.1
 %
Single-tenant net lease
52,897

 
63,895

 
(10,998
)
 
(17.2
)%
Straight-line rent
6,072

 
7,201

 
(1,129
)
 
(15.7
)%
Total Rental income
$
416,978

 
$
402,205

 
$
14,773

 
3.7
 %

Property operating income increased $26.9 million, or 8.1%, from the prior year primarily as a result of the following activity:
Acquisitions and developments in 2016 and 2017 resulted in an increase of $18.2 million.
Net leasing activity including contractual rent increases and renewals contributed $13.1 million.
Dispositions in 2016 and 2017 resulted in a decrease of $4.4 million.

Single-tenant net lease income decreased $11.0 million, or 17.2%, from the prior year primarily as a result of the following activity:
Dispositions in 2016 and 2017 resulted in a decrease of $10.1 million.
Reduction in lease revenue of $2.1 million upon tenant vacate and reclassification to held for sale.
Acquisitions in 2016 and 2017 resulted in an increase of $0.7 million.
Contractual rent increases resulted in an increase of $0.5 million.

Straight-line rent income decreased $1.1 million, or 15.7%, from the prior year primarily as a result of the following activity:
Acquisitions in 2016 and 2017 resulted in an increase of $0.8 million.
Dispositions in 2016 and 2017 resulted in a decrease of $0.5 million.
The effect of prior year rent abatements that expired and net leasing activity resulted in a decrease of $1.4 million.

Other operating income decreased $2.0 million, or 20.4% from the prior year primarily due to the expiration of property operating agreements.

Expenses
Property operating expenses increased $10.7 million, or 7.3%, for the year ended December 31, 2017 compared to the prior year primarily as a result of the following activity:
Acquisitions and developments in 2016 and 2017 resulted in an increase of $7.7 million.
Increases in portfolio operating expenses as follows:
property tax expense of $2.0 million;

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maintenance and repair expense of $0.3 million;
ground lease straight-line rent expense of $0.8 million;
janitorial expense of $0.7 million;
utilities expense of $0.3 million;
compensation-related expense of $0.4 million; and
security expense of $0.1 million.
Dispositions in 2016 and 2017 resulted in a decrease of $1.6 million.

General and administrative expenses increased approximately $1.7 million, or 5.4%, for the year ended December 31, 2017 compared to the prior year primarily as a result of the following activity:
Increase in non-cash performance-based compensation expense totaling $2.6 million.
Increase in payroll compensation of $0.4 million.
Decrease in cash performance-based compensation expense totaling $0.8 million.
Other net decreases, including professional fees and other administrative costs, of $0.5 million.

Depreciation and amortization expense increased $14.8 million, or 11.6%, for the year ended December 31, 2017 compared to the prior year primarily as a result of the following activity:
Acquisitions and developments in 2016 and 2017 resulted in increases of $11.1 million.
Various building and tenant improvement expenditures caused increases of $11.9 million.
Dispositions in 2016 and 2017 resulted in decreases of $5.2 million.
Assets that became fully depreciated resulted in decreases of $3.0 million.

Other Income (Expense)
Other income (expense), a net expense, increased $50.2 million, or 306.5%, for the year ended December 31, 2017 compared to the prior year mainly due to the following activity:

Gain on Sales of Real Estate Properties
Gain on sales of real estate properties totaling approximately $39.5 million and $41.0 million are associated with the sales of eight and six real estate properties during 2017 and 2016, respectively.
Interest Expense
Interest expense decreased $0.9 million for the year ended December 31, 2017 compared to the prior year. The components of interest expense are as follows:
(Dollars in thousands)
2017

 
2016

 
Change

 
Percentage Change

Contractual interest
$
54,435

 
$
55,666

 
$
(1,231
)
 
(2.2
)%
Net discount/premium accretion
187

 
(45
)
 
232

 
(515.6
)%
Debt issuance costs amortization
2,476

 
2,820

 
(344
)
 
(12.2
)%
Amortization of interest rate swap settlement
175

 
168

 
7

 
4.2
%
Interest cost capitalization
(871
)
 
(1,258
)
 
387

 
(30.8
)%
Total interest expense
$
56,402

 
$
57,351

 
$
(949
)
 
(1.7
)%

Contractual interest decreased $1.2 million, or 2.2%, primarily as a result of the following activity:
The Senior Notes due 2028 in an aggregate amount of $300.0 million were issued in the fourth quarter of 2017 and accounted for an increase of $0.6 million.
The Senior Notes due 2021 were repaid in the fourth quarter of 2017 and accounted for a decrease of $1.1 million.
The Unsecured Credit Facility and Unsecured Term Loan due 2022 accounted for a net decrease of $0.2 million.
Mortgage notes assumed upon acquisition of real properties accounted for an increase of $0.3 million, and mortgage notes repayments accounted for a decrease of $0.9 million.
Scheduled monthly interest payments related to the Company's mortgage notes payable increased $0.1 million.

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Loss on Extinguishments of Debt
Loss on extinguishment of debt of approximately $45.0 million is associated with the 2017 redemption of the Senior Notes due 2021.

Impairment of Real Estate Assets
Impairment of real estate assets totaling approximately $5.4 million associated with the sale of two real estate properties during 2017.
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 generally accepted accounting principles ("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 Consolidated Financial Statements and other financial data included elsewhere in this Annual Report on Form 10-K.
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, 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. 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. 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.


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The table below reconciles net income attributable to common stockholders to FFO, Normalized FFO and FAD for the years ended December 31, 2018, 2017, and 2016.
 
Year Ended December 31,
(Amounts in thousands, except per share data)
2018

 
2017

 
2016

Net income
$
69,771

 
$
23,092

 
$
85,571

Gain on sales of real estate properties
(41,665
)
 
(39,524
)
 
(41,044
)
Impairments

 
5,385

 
121

Real estate depreciation and amortization
166,854

 
145,321

 
129,772

Total adjustments
125,189

 
111,182

 
88,849

Funds from Operations
$
194,960

 
$
134,274

 
$
174,420

Acquisition and pursuit costs
738

 
2,180

 
3,414

Write-off of debt issuance costs upon amendment of credit facilities

 

 
81

Pension termination

 

 
4

Forfeited earnest money received
(466
)
 

 

Revaluation of awards upon retirement
70

 

 
89

Debt financing costs

 
45,773

 

Normalized Funds from Operations
$
195,302

 
$
182,227

 
$
178,008

Non-real estate depreciation and amortization
5,892

 
5,551

 
5,475

Provision for bad debt, net
60

 
159

 
(21
)
Straight-line rent income, net
(2,728
)
 
(4,575
)
 
(7,134
)
Stock-based compensation
10,621

 
10,027

 
7,509

Non-cash items included in cash flows from operating activities
13,845

 
11,162

 
5,829

2nd Generation tenant improvements
(30,939
)
 
(20,367
)
 
(23,692
)
Leasing commissions paid
(7,119
)
 
(7,099
)
 
(5,210
)
Capital expenditures
(20,347
)
 
(18,790
)
 
(17,122
)
Funds Available for Distribution
$
150,742

 
$
147,133

 
$
137,813

Funds from Operations per Common Share - Diluted
$
1.57

 
$
1.13

 
$
1.59

Normalized Funds from Operations per Common Share - Diluted
$
1.57

 
$
1.53

 
$
1.63

Weighted average common shares outstanding - Diluted
124,104

 
118,877

 
109,387



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Same Store Cash NOI
Cash net operating income ("NOI") and same store cash NOI are key performance indicators. Management considers same store cash NOI a supplemental measure because it allows investors, analysts and Company management to measure unlevered property-level operating results. The Company defines cash NOI as operating revenues (property operating revenue, single-tenant net lease revenue, parking income and property lease guaranty revenue) less property operating expenses related specifically to the property portfolio. Cash NOI excludes general and administrative expenses, interest expense, depreciation and amortization, gains and losses from property sales, property management fees and other revenues and expenses not specifically related to the property portfolio. Cash NOI also excludes non-cash items such as straight-line rent, above and below market lease intangibles, leasing commission amortization, lease inducements, lease terminations and tenant improvement amortization. Same store NOI is historical and not necessarily indicative of future results.
The following table reflects the Company's same store cash NOI for the years ended December 31, 2018 and 2017.
 
 
 
 
 
Same Store Cash NOI for the
 
 
 
 
 
Year Ended December 31,
(Dollars in thousands)
Number of Properties (1)

 
Gross Investment at December 31, 2018

 
2018

 
2017

Multi-tenant Properties
151

 
$
2,897,873

 
$
208,348

 
$
202,556

Single-tenant Net Lease Properties
14

 
471,319

 
42,476

 
41,101

   Total
165

 
$
3,369,192

 
$
250,824

 
$
243,657

______
(1)
Properties are based on the same store definition included below and exclude assets classified as held for sale.

Properties included in the same store analysis are 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, and recently completed developments. In addition, the Company excludes properties that meet any of the following Company-defined criteria to be included in the reposition property group:

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 net operating income 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. Development properties will be included in the same store pool eight full quarters after substantial completion or initial occupancy, if different. 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 net operating income and has remained at that level for eight full quarters.



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The following tables reconcile same store cash NOI to the respective line items in the Consolidated Statements of Income and the same store property count to the total owned real estate portfolio:    
Reconciliation of Same Store Cash NOI:
 
Year Ended December 31,
(Dollars in thousands)
2018
 
2017
Net income
$
69,771

 
$
23,092

Other income (expense)
10,602

 
66,590

General and administrative expense
34,511

 
32,992

Depreciation and amortization expense
164,201

 
142,472

Other expenses (1)
7,849

 
8,626

Straight-line rent revenue
(4,281
)
 
(6,072
)
Other revenue (2)
(5,287
)
 
(4,566
)
Cash NOI
277,366

 
263,134

Cash NOI not included in same store
(26,542
)
 
(19,477
)
Same store Cash NOI
$
250,824

 
$
243,657

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

Reconciliation of Same Store Property Count:
 
Property Count as of December 31, 2018

Same store properties
165

Acquisitions
22

Development Completions
1

Reposition
11

Total owned real estate properties
199


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 its consolidated financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources.

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Contractual Obligations
The Company monitors its contractual obligations to manage the availability of funds necessary to meet obligations when due. The following table represents the Company’s long-term contractual obligations for which the Company was making payments as of December 31, 2018, including interest payments due where applicable. The Company is also required to pay dividends to its stockholders at least equal to 90% of its taxable income in order to maintain its qualification as a REIT under the Internal Revenue Code. The Company's material contractual obligations are included in the table below. As of December 31, 2018, the Company had no long-term capital lease obligations.
 
Payments Due by Period
(Dollars in thousands)
Total

 
Less than
1 Year

 
1 -3
Years

 
3 - 5
Years

 
More than 5
Years

Long-term debt obligations, including interest (1)
$
1,602,728

 
$
52,365

 
$
376,206

 
$
507,276

 
$
666,881

Operating lease commitments (2)
349,750

 
5,288

 
10,498

 
10,431

 
323,533

Construction in progress (3)
46,133

 
39,352

 
6,781

 

 

Tenant improvements (4)
29,176

 
29,176

 

 

 

Total contractual obligations
$
2,027,787

 
$
126,181

 
$
393,485

 
$
517,707

 
$
990,414

______
(1)
The amounts shown include estimated interest on total debt other than the Unsecured Credit Facility and a portion of the Unsecured Term Loan due 2022, whose balance and interest rate may fluctuate from day to day. The fixed rate interest resulting from the Company's outstanding swaps on $75.0 million of the Unsecured Term Loan due 2022 are reflected in the table above. Excluded from the table above are the discounts on the Company's outstanding senior notes of approximately $3.4 million, net premiums totaling approximately $0.8 million on 17 mortgage notes payable, and debt issuance costs totaling approximately $6.5 million which are included in notes and bonds payable on the Company’s Consolidated Balance Sheet as of December 31, 2018. The Company’s long-term debt principal obligations are presented in more detail in the table below.
(In millions)
Principal Balance
at Dec. 31, 2018

 
Principal Balance
at Dec. 31, 2017

 
Maturity
Date
 
Contractual Interest
Rates at 
December 31, 2018

 
Principal
Payments
 
Interest Payments
Unsecured Credit Facility
$
262.0

 
$
189.0

 
7/20
 
LIBOR + 1.00%

 
At maturity
 
Monthly
Unsecured Term Loan due 2022
150.0

 
150.0

 
12/22
 
LIBOR + 1.10%

 
At maturity
 
Monthly
Senior Notes due 2023
250.0

 
250.0

 
4/23
 
3.75
%
 
At maturity
 
Semi-Annual
Senior Notes due 2025
250.0

 
250.0

 
5/25
 
3.88
%
 
At maturity
 
Semi-Annual
Senior Notes due 2028
300.0

 
300.0

 
1/28
 
3.63
%
 
At maturity
 
Semi-Annual
Mortgage notes payable
143.1

 
154.9

 
7/19-5/40
 
3.31%-6.88%

 
Monthly
 
Monthly
 
$
1,355.1

 
$
1,293.9

 
 
 
 
 
 
 
 

(2)
Includes primarily ground leases, with expiration dates through 2117, related to various real estate investments for which the Company is currently making payments.
(3)
Includes cash flow projections related to the construction of one building in Seattle, Washington and the redevelopment of a building in Charlotte, North Carolina. This amount includes $3.4 million of invoices that were accrued and included in construction in progress on the Company's Consolidated Balance Sheet as of December 31, 2018.
(4)
The Company has remaining tenant improvement allowances, excluding construction in progress, of approximately $29.2 million.



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Application of Critical Accounting Policies to Accounting Estimates
The Company’s Consolidated Financial Statements are prepared in accordance with GAAP and the rules and regulations of the SEC. In preparing the Consolidated Financial Statements, management is required to exercise judgment and make assumptions that impact the carrying amount of assets and liabilities and the reported amounts of revenues and expenses reflected in the Consolidated Financial Statements.
Management routinely evaluates the estimates and assumptions used in the preparation of its Consolidated Financial Statements. These regular evaluations consider historical experience and other reasonable factors and use the seasoned judgment of management personnel. Management has reviewed the Company’s critical accounting policies with the Audit Committee of the Board of Directors.
Management believes the following paragraphs in this section describe the application of critical accounting policies by management to arrive at the critical accounting estimates reflected in the Consolidated Financial Statements. The Company’s accounting policies are more fully discussed in Note 1 to the Consolidated Financial Statements.
Principles of Consolidation
The Company’s Consolidated Financial Statements include the accounts of the Company, its wholly owned subsidiaries, joint ventures, partnerships and consolidated variable interest entities (“VIE”) where the Company controls the operating activities. All material intercompany accounts and transactions have been eliminated.
Management relies on a qualitative analysis based on power and benefits regarding the Company’s level of influence or control over an entity to determine whether or not the Company is the primary beneficiary of a variable interest entity. Consideration of various factors includes, but is not limited to, the Company’s ability to direct the activities that most significantly impact the entity’s economic performance, the Company’s form of ownership interest, the Company’s representation on the entity’s governing body, the size and seniority of the Company’s investment, the Company’s ability and the rights of other investors to participate in policy making decisions, the Company’s ability to replace the manager and/or liquidate the entity. Management’s ability to correctly assess its influence or control over an entity when determining the primary beneficiary of a VIE affects the presentation of these entities in the Company’s Consolidated Financial Statements.
If it is determined that the Company is the primary beneficiary of a VIE, the Company’s Consolidated Financial Statements would include the operating results of the VIE rather than the results of the variable interest in the VIE. The Company would also incorporate the VIE in its internal controls over financial reporting. Untimely or inaccurate financial information provided to the Company or deficiencies in the VIE's internal controls over financial reporting could impact the Consolidated Financial Statements and its internal control over financial reporting.
Capitalization of Costs
GAAP generally allows for the capitalization of various types of costs. The rules and regulations on capitalizing costs and the subsequent depreciation or amortization of those costs versus expensing them in the period incurred vary depending on the type of costs and the reason for capitalizing the costs.
Direct costs of a development project generally include construction costs, professional services such as architectural and legal costs, travel expenses, and land acquisition costs as well as other types of fees and expenses. These costs are capitalized as part of the basis of an asset to which such costs relate. Indirect costs include capitalized interest and overhead costs. Indirect costs are capitalized during construction and on the unoccupied space in a property for up to one year after the property is ready for its intended use. Capitalized interest is calculated using the weighted average interest rate of the Company's unsecured debt or the interest rate on project specific debt, if applicable. The Company’s overhead costs are based on overhead load factors that are charged to a project based on direct time incurred. The Company computes the overhead load factors annually for its acquisition and development departments, which have employees who are involved in the projects. The overhead load factors are computed to absorb that portion of indirect employee costs (payroll and benefits, training, and similar costs) that are attributable to the productive time the employee incurs working directly on projects. The employees in the Company’s development departments who work on these projects maintain and report their hours daily, by project. Employee costs that are administrative, such as vacation time, sick time, or general and administrative time, are expensed in the period incurred.
Acquisition-related costs include finder’s fees, advisory, legal, accounting, valuation, other professional or consulting fees, and certain general and administrative costs are expensed in the period incurred for acquisitions accounted for as a business combination under Accounting Standards Codification Topic 805, Business Combinations. These costs associated with asset acquisitions are capitalized in accordance with GAAP.
Management’s judgment is also exercised in determining whether costs that have been previously capitalized to a project should be reserved for or written off if or when the project is abandoned or circumstances otherwise change that would call the

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Table of Contents

project’s viability into question. The Company follows a standard and consistently applied policy of classifying pursuit activity as well as reserving for these types of costs based on their classification.
The Company classifies its pursuit projects into two categories relating to development. The first category includes pursuits of developments that have a remote chance of producing new business. Costs for these projects are expensed in the period incurred. The second category includes those pursuits of developments that are either probable or highly probable to result in a project or contract. Since the Company believes it is probable that these pursuits will result in a project or contract, it capitalizes these costs in full and records no reserve.
Each quarter, all capitalized pursuit costs are again reviewed carefully for viability or a change in classification, and a management decision is made as to whether any additional reserve is deemed necessary. If necessary and considered appropriate, management would record an additional reserve at that time. Capitalized pursuit costs, net of the reserve, are carried in other assets in the Company’s Consolidated Balance Sheets, and any reserve recorded is charged to acquisition and pursuit costs on the Consolidated Statements of Income. All pursuit costs will ultimately be written off to expense or capitalized as part of the constructed real estate asset.
As of December 31, 2018 and 2017, the Company's Consolidated Balance Sheets include capitalized pursuit costs relating to potential developments totaling $2.2 million and $2.0 million respectively. The Company expensed costs related to the pursuit of acquisitions totaling $0.6 million, $2.0 million and $4.2 million for the years ended December 31, 2018, 2017 and 2016, respectively. In addition, the Company expensed costs related to the pursuit of developments totaling $0.1 million, $0.2 million and $0.3 million for the years ended December 31, 2018, 2017 and 2016, respectively.
Valuation of Long-Lived and Intangible Assets and Goodwill
Long-Lived Assets Held and Used
The Company assesses the potential for impairment of identifiable intangible assets and long-lived assets, primarily real estate properties, whenever events occur or a change in circumstances indicates that the carrying value might not be recoverable. Important factors that could cause management to review for impairment include significant underperformance of an asset relative to historical or expected operating results; significant changes in the Company's use of assets or the strategy for its overall business; plans to sell an asset before its depreciable life has ended; the expiration of a significant portion of leases in a property; or significant negative economic trends or negative industry trends for the Company or its operators. In addition, the Company reviews for possible impairment those assets subject to purchase options and those impacted by casualties, such as tornadoes and hurricanes.
The Company may, from time to time, be approached by a third party with interest in purchasing one or more of the Company's operating real estate properties that was otherwise not for sale. Alternatively, the Company may explore disposing of an operating real estate property but without specific intent to sell the property and without the property meeting the criteria to be classified as held for sale (see discussion below). In such cases, the Company and a potential buyer typically negotiate a letter of intent followed by a purchase and sale agreement that includes a due diligence time line for completion of customary due diligence procedures. Anytime throughout this period the transaction could be terminated by the parties. The Company views the execution of a purchase and sale agreement as a circumstance that warrants an impairment assessment and must include its best estimates of the impact of a potential sale in the recoverability test discussed in more detail below.
A property value is considered impaired only if management's estimate of current and projected (undiscounted and unleveraged) operating cash flows of the property is less than the net carrying value of the property. These estimates of future cash flows include only those that are directly associated with and that are expected to arise as a direct result of the use and eventual disposition of the property based on its estimated remaining useful life. These estimates, including the useful life determination which can be affected by any potential sale of the property, are based on management's assumptions about its use of the property. Therefore, significant judgment is involved in estimating the current and projected cash flows.
When the Company executes a purchase and sale agreement for a held and used property, the Company performs the cash flow estimation described above. This assessment gives consideration to all available information, including an assessment of the likelihood the potential transaction will be consummated under the terms and conditions set forth in the purchase and sale agreement. Management will re-evaluate the recoverability of the property if and when significant changes occur as the transaction proceeds toward closing. Normally sale transactions will close within 15 to 30 days after the due diligence period expires. Upon expiration of the due diligence period, management will again re-evaluate the recoverability of the property, updating its assessment based on the status of the potential sale.
Whenever management determines that the carrying value of an asset that has been tested may not be recoverable, then an impairment charge would be recognized to the extent the current carrying value exceeds the current fair value of the asset. Significant judgment is also involved in making a determination of the estimated fair value of the asset.

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The Company also performs an annual goodwill impairment review. The Company's reviews are performed as of December 31 of each year. The Company's 2018 and 2017 reviews indicated that no impairment had occurred with respect to the Company's $3.5 million goodwill asset.
Long-Lived Assets to be Disposed of by Planned Sale
From time to time management affirmatively decides to sell certain real estate properties under a plan of sale. The Company reclassifies the property or disposal group as held for sale when all the following criteria for a qualifying plan of sale are met:
Management, having the authority to approve the action, commits to a plan to sell the property or disposal group;
The property or disposal group is available for immediate sale (i.e., a seller currently has the intent and ability to transfer the property or disposal group to a buyer) in its present condition, subject only to conditions that are usual and customary for sales of such properties or disposal groups;
An active program to locate a buyer and other actions required to complete the plan to sell have been initiated;
The sale of the property or disposal group is probable (i.e., likely to occur) and the transfer is expected to qualify for recognition as a completed sale within one year, with certain exceptions;
The property or disposal group is being actively marketed for sale at a price that is reasonable in relation to its current fair value; and
Actions necessary to complete the plan indicate that it is unlikely significant changes to the plan will be made or that the plan will be withdrawn.
A property or disposal group classified as held for sale is initially measured at the lower of its carrying amount or fair value less estimated costs to sell. An impairment charge is recognized for any initial adjustment of the property's or disposal group's carrying amount to its fair value less estimated costs to sell in the period the held for sale criteria are met. The fair value less estimated costs to sell the property (disposal group) should be assessed each reporting period it remains classified as held for sale. Depreciation ceases as long as a property is classified as held for sale.
If circumstances arise that were previously considered unlikely and a subsequent decision not to sell a property classified as held for sale were to occur, the property is reclassified as held and used. The property is measured at the time of reclassification at the lower of its (a) carrying amount before it was classified as held for sale, adjusted for any depreciation expense or impairment losses that would have been recognized had the property been continuously classified as held and used or (b) fair value at the date of the subsequent decision not to sell. The effect of any required adjustment is reflected in income from continuing operations at the date of the decision not to sell.
The Company did not record any impairment charges in 2018. The Company recorded impairment charges totaling $5.4 million and $0.1 million, respectively, for the years ended December 31, 2017, and 2016 related to real estate properties and other long-lived assets. The impairment charges in 2017 related to two properties sold. The impairment charges in 2016 related to one property classified as held for sale, reducing the Company's carrying value on the property to the estimated fair value of the property less estimated costs to sell.
Depreciation of Real Estate Assets and Amortization of Related Intangible Assets
As of December 31, 2018, the Company had gross investments of approximately $3.7 billion in depreciable real estate assets and related intangible assets. When real estate assets and related intangible assets are acquired or placed in service, they must be depreciated or amortized. Management’s judgment involves determining which depreciation method to use, estimating the economic life of the building and improvement components of real estate assets, and estimating the value of intangible assets acquired when real estate assets are purchased that have in-place leases.
As described in more detail in Note 1 to the Consolidated Financial Statements, when the Company acquires real estate properties with in-place leases, the cost of the acquisition must be allocated between the acquired tangible real estate assets “as if vacant” and any acquired intangible assets. Such intangible assets could include above- (or below-) market in-place leases and at-market in-place leases, which could include the opportunity costs associated with absorption period rentals, direct costs associated with obtaining new leases such as tenant improvements, and customer relationship assets. With regard to the elements of estimating the “as if vacant” values of the property and the intangible assets, including the absorption period, occupancy increases during the absorption period, and tenant improvement amounts, the Company uses the same absorption period and occupancy assumptions for similar property types. Any remaining excess purchase price is then allocated to the tangible and intangible assets based on their relative fair values. The identifiable tangible and intangible assets are then subject to depreciation and amortization.

41


Table of Contents

With respect to the building components, there are several depreciation methods available under GAAP. Some methods record relatively more depreciation expense on an asset in the early years of the asset’s economic life, and relatively less depreciation expense on the asset in the later years of its economic life. The straight-line method of depreciating real estate assets is the method the Company follows because, in the opinion of management, it is the method that most accurately and consistently allocates the cost of the asset over its estimated life. The Company assigns a useful life to its owned properties based on many factors, including the age and condition of the property when acquired.
Allowance for Doubtful Accounts and Credit Losses
Many of the Company’s investments are subject to long-term leases or other financial support arrangements with hospital systems and healthcare providers affiliated with the properties. Due to the nature of the Company’s agreements, the Company’s accounts receivable, notes receivable and interest receivables result mainly from monthly billings of contractual tenant rents, lease guaranty amounts, principal and interest payments due on notes and mortgage notes receivable, late fees and additional rent.
Payments on the Company’s accounts receivable are normally collected within 30 days of billing. When receivables remain uncollected, management must decide whether it believes the receivable is collectible and whether to provide an allowance for all or a portion of these receivables. Unlike a financial institution with a large volume of homogeneous retail receivables such as credit card loans or automobile loans that have a predictable loss pattern over time, the Company’s receivable losses have historically been infrequent, and are tied to a unique or specific event. The Company’s allowance for doubtful accounts is generally based on specific identification and is recorded for a specific receivable amount once determined that such an allowance is needed.
Management monitors the age and collectability of receivables on an ongoing basis. At least monthly, a report is produced whereby all receivables are “aged” or placed into groups based on the number of days that have elapsed since the receivable was billed. Management reviews the aging report for evidence of deterioration in the timeliness of payments from tenants, sponsoring health systems or borrowers. Whenever deterioration is noted, management investigates and determines the reason or reasons for the delay, which may include discussions with the delinquent tenant, sponsoring health system or borrower. Considering all information gathered, management’s judgment must be exercised in determining whether a receivable is potentially uncollectible and, if so, how much or what percentage may be uncollectible. Among the factors management considers in determining uncollectibility are the following:
type of contractual arrangement under which the receivable was recorded, e.g., a mortgage note, a triple net lease, a gross lease, a property operating agreement or some other type of agreement;
tenant’s or debtor’s reason for slow payment;
industry influences and healthcare segment under which the tenant or debtor operates;
evidence of willingness and ability of the tenant or debtor to pay the receivable;
credit-worthiness of the tenant or debtor;
collateral, security deposit, letters of credit or other monies held as security;
tenant’s or debtor’s historical payment pattern;
other contractual agreements between the tenant or debtor and the Company;
relationship between the tenant or debtor and the Company;
state in which the tenant or debtor operates; and
existence of a guarantor and the willingness and ability of the guarantor to pay the receivable.
Considering these factors and others, management must conclude whether all or some of the aged receivable balance is likely uncollectible. If management determines that some portion of a receivable, including straight-line rent receivables, is likely uncollectible, the Company records a provision for bad debt expense, or a reduction to straight-line rent revenue, for the amount expected to be uncollectible. There is a risk that management’s estimate is over- or under-stated. However, management believes that this risk is mitigated by the fact that it re-evaluates the allowance at least once each quarter and bases its estimates on the most current information available. As such, any over- or under-stated estimates in the allowance should be adjusted as soon as new and better information becomes available.
Derivative Instruments
Hedge accounting generally provides for the matching of the timing of gain or loss recognition on the derivative instrument with the recognition of the changes in the fair-value of the hedged asset or liability that are attributable to the hedged risk in a

42


Table of Contents

fair value hedge or the earnings effect of the hedged forecasted transaction in a cash flow hedge. The accounting for a derivative requires that the Company make judgments in determining the nature of the derivatives and their effectiveness, including ones regarding the likelihood that a forecasted transaction will take place. These judgments could materially affect our consolidated financial statements.
The Company may enter into a derivative instrument to manage interest rate risk from time to time. When a derivative instrument is initiated, the Company will assess its intended use of the derivative instrument and may elect a hedging relationship and apply hedge accounting. As required by the accounting literature, the Company will formally document the hedging relationship for all derivative instruments prior to or contemporaneous with entering into the derivative instrument.

Item 7A. Quantitative and Qualitative Disclosures About Market Risk
The Company is exposed to market risk in the form of changing interest rates on its debt. Management uses regular monitoring of market conditions and analysis techniques to manage this risk.
As of December 31, 2018, $0.9 billion of the Company’s $1.3 billion of outstanding debt bore interest at fixed rates, excluding the Company’s interest rate swaps which convert a portion of the Unsecured Term Loan due 2022 from variable interest to a fixed interest rate. 
The following table provides information regarding the sensitivity of certain of the Company’s financial instruments, as described above, to market conditions and changes resulting from changes in interest rates. For purposes of this analysis, sensitivity is demonstrated based on hypothetical 10% changes in the underlying market interest rates.
 
 
 
 
 
 
Impact on Earnings and Cash Flows
(Dollars in thousands)
Outstanding
Principal Balance as of
December 31, 2018

 
Calculated Annual
Interest

 
Assuming 10% Increase in Market
Interest Rates

 
Assuming 10%
Decrease in Market Interest
Rates

Variable Rate Debt:
 
 
 
 
 
 
 
Unsecured Credit Facility
$
262,000

 
$
9,177

 
$
(656
)
 
$
656

Unsecured Term Loan due 2022 (1)
150,000

 
5,295

 
(530
)
 
530

 
$
412,000

 
$
14,472

 
$
(1,186
)
 
$
1,186

______
(1)
As of December 31, 2018 the Company had interest rate swaps that fix the interest rate of $75.0 million of the Unsecured Term Loan due 2022.
 
 
 
Fair Value
(Dollars in thousands)
Carrying Value
as of December 31, 2018

 
December 31, 2018

 
Assuming 10%
Increase in
Market Interest Rates

 
Assuming 10% Decrease in
Market Interest Rates

 
December 31, 2017 (1)

Fixed Rate Debt:
 
 
 
 
 
 
 
 
 
Senior Notes due 2023 (2)
248,117

 
239,377

 
235,028

 
243,842

 
240,281

Senior Notes due 2025 (2)
248,278

 
238,811

 
232,836

 
245,147

 
241,324

Senior Notes due 2028 (2)
295,198

 
294,662

 
286,180

 
303,545

 
294,848

Mortgage Notes Payable (2)
143,208

 
142,474

 
140,649

 
144,349

 
155,301

 
$
934,801

 
$
915,324

 
$
894,693

 
$
936,883

 
$
931,754

______
(1)
Fair values as of December 31, 2017 represent fair values of obligations that were outstanding as of that date, and do not reflect the effect of any subsequent changes in principal balances and/or additions or extinguishments of instruments.
(2)
Balances are presented net of discounts and debt issuance costs and including premiums. The fair value presented is based on Level 2 inputs defined as model-derived valuations in which significant inputs and significant value drivers are observable in active markets.




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Table of Contents

Item 8. Financial Statements and Supplementary Data
Report of Independent Registered Public Accounting Firm
Board of Directors and Stockholders
Healthcare Realty Trust Incorporated
Nashville, Tennessee
Opinion on the Consolidated Financial Statements

We have audited the accompanying consolidated balance sheets of Healthcare Realty Trust Incorporated (the "Company") and subsidiaries as of December 31, 2018 and 2017, the related consolidated statements of income, comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2018, and the related notes and financial statement schedules listed in the accompanying index (collectively referred to as the "consolidated financial statements"). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Company and subsidiaries at December 31, 2018 and 2017, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2018, in conformity with accounting principles generally accepted in the United States of America.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (“PCAOB”), the Company's internal control over financial reporting as of December 31, 2018, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (“COSO”) and our report dated February 13, 2019 expressed an unqualified opinion thereon.
Basis for Opinion

These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s consolidated financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement, whether due to error or fraud.

Our audits included performing procedures to assess the risks of material misstatement of the consolidated financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the consolidated financial statements. We believe that our audits provide a reasonable basis for our opinion.


/s/     BDO USA, LLP

We have served as the Company's auditor since 2005.

Nashville, Tennessee
February 13, 2019

44



Healthcare Realty Trust Incorporated
Consolidated Balance Sheets
 (Amounts in thousands, except per share data)
 
December 31,
 
2018

 
2017

ASSETS
 
 
 
Real estate properties:
 
 
 
Land
$
230,206

 
$
201,283

Buildings, improvements and lease intangibles
3,675,415

 
3,601,460

Personal property
10,696

 
10,314

Construction in progress
33,107

 
5,458

Land held for development
24,647

 
20,123

 
3,974,071

 
3,838,638

Less accumulated depreciation
(1,015,174
)
 
(897,430
)
Total real estate properties, net
2,958,897

 
2,941,208

Cash and cash equivalents
8,381

 
6,215

Assets held for sale, net
9,272

 
33,147

Other assets, net
214,697

 
213,015

Total assets
$
3,191,247

 
$
3,193,585

LIABILITIES AND STOCKHOLDERS' EQUITY
 
 
 
Liabilities:
 
 
 
Notes and bonds payable
$
1,345,984

 
$
1,283,880

Accounts payable and accrued liabilities
80,411

 
70,995

Liabilities of properties held for sale
587

 
93

Other liabilities
47,623

 
48,734

Total liabilities
1,474,605

 
1,403,702

Commitments and contingencies


 


Stockholders' Equity:
 
 
 
Preferred stock, $.01 par value; 50,000 shares authorized; none issued and outstanding

 

Common stock, $.01 par value; 300,000 shares authorized; 125,279 and 125,132 shares issued and outstanding at December 31, 2018 and 2017, respectively.
1,253

 
1,251

Additional paid-in capital
3,180,284

 
3,173,429

Accumulated other comprehensive loss
(902
)
 
(1,299
)
Cumulative net income attributable to common stockholders
1,088,119

 
1,018,348

Cumulative dividends
(2,552,112
)
 
(2,401,846
)
Total stockholders’ equity
1,716,642

 
1,789,883

Total liabilities and stockholders' equity
$
3,191,247

 
$
3,193,585

See accompanying notes.

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Table of Contents

Healthcare Realty Trust Incorporated
Consolidated Statements of Income
 (Amounts in thousands, except per share data)
 
Year Ended December 31,

2018

 
2017

 
2016

REVENUES
 
 
 
 
 
Rental income
$
442,397

 
$
416,978

 
$
402,205

Other operating
7,992

 
7,759

 
9,750

 
450,389

 
424,737

 
411,955

EXPENSES
 
 
 
 
 
Property operating
170,506

 
157,252

 
146,529

General and administrative
34,511

 
32,992

 
31,309

Acquisition and pursuit costs
738

 
2,180

 
4,496

Depreciation and amortization
164,201

 
142,472

 
127,690

Bad debt, net of recoveries
60

 
159

 
(21
)
 
370,016

 
335,055

 
310,003

OTHER INCOME (EXPENSE)
 
 
 
 
 
Gain on sales of real estate assets
41,665

 
39,524

 
41,044

Interest expense
(52,804
)
 
(56,402
)
 
(57,351
)
Loss on extinguishment of debt

 
(44,985
)
 

Pension termination

 

 
(4
)
Impairment of real estate assets

 
(5,385
)
 
(121
)
Interest and other income, net
537

 
658

 
51

 
(10,602
)
 
(66,590
)
 
(16,381
)
NET INCOME
$
69,771

 
$
23,092

 
$
85,571

Basic earnings per common share
$
0.55

 
$
0.18

 
$
0.79

Diluted earnings per common share
$
0.55

 
$
0.18

 
$
0.78

WEIGHTED AVERAGE COMMON SHARES OUTSTANDING - BASIC
123,292

 
117,926

 
108,572

WEIGHTED AVERAGE COMMON SHARES OUTSTANDING - DILUTED
123,351

 
118,017

 
109,387

See accompanying notes.

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Table of Contents


Healthcare Realty Trust Incorporated
Consolidated Statements of Comprehensive Income
 (Amounts in thousands) 
 
Year Ended December 31,
 
2018

 
2017

 
2016

NET INCOME
$
69,771

 
$
23,092

 
$
85,571

Other comprehensive income (loss):
 
 
 
 
 
Interest rate swaps:
 
 
 
 
 
Reclassification adjustment for losses included in net income (Interest expense)
424

 
176

 
168

Losses arising during the period
(27
)
 
(74
)
 

Other comprehensive income
397

 
102

 
168

COMPREHENSIVE INCOME
$
70,168

 
$
23,194

 
$
85,739

See accompanying notes.

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Table of Contents

Healthcare Realty Trust Incorporated
Consolidated Statements of Equity
 (Amounts in thousands, except per share data) 
 
Preferred
Stock

 
Common
Stock

 
Additional
Paid-In
Capital

 
Accumulated
Other
Comprehensive
Income (Loss)

 
Cumulative
Net Income

 
Cumulative
Dividends

 
Total
Stockholders’
Equity

Balance at December 31, 2015
$

 
$
1,015

 
$
2,461,376

 
$
(1,569
)
 
$
909,685

 
$
(2,127,760
)
 
$
1,242,747

Issuance of stock, net of costs

 
140

 
450,409

 

 

 

 
450,549

Common stock redemption

 

 
(1,460
)
 

 

 

 
(1,460
)
Stock-based compensation

 
9

 
7,589

 

 

 

 
7,598

Net income

 

 

 

 
85,571

 

 
85,571

Loss on forward starting interest rate swaps

 

 

 
168

 

 

 
168

Dividends to common stockholders ($1.20 per share)

 

 

 

 

 
(131,759
)
 
(131,759
)
Balance at December 31, 2016

 
1,164

 
2,917,914

 
(1,401
)
 
995,256

 
(2,259,519
)
 
1,653,414

Issuance of stock, net of costs

 
84

 
248,508

 

 

 

 
248,592

Common stock redemption

 
(1
)
 
(3,017
)
 

 

 

 
(3,018
)
Stock-based compensation

 
4

 
10,024

 

 

 

 
10,028

Net income

 

 

 

 
23,092

 

 
23,092

Loss on forward starting interest rate swaps

 

 

 
102

 

 

 
102

Dividends to common stockholders ($1.20 per share)

 

 

 

 

 
(142,327
)
 
(142,327
)
Balance at December 31, 2017

 
1,251

 
3,173,429

 
(1,299
)
 
1,018,348

 
(2,401,846
)
 
1,789,883

Issuance of stock, net of costs

 

 
616

 

 

 

 
616

Common stock redemption

 
(1
)
 
(4,449
)
 

 

 

 
(4,450
)
Stock-based compensation

 
3

 
10,688

 

 

 

 
10,691

Net income

 

 

 

 
69,771

 

 
69,771

Loss on interest rate swaps

 

 

 
397

 

 

 
397

Dividends to common stockholders ($1.20 per share)

 

 

 

 

 
(150,266
)
 
(150,266
)
Balance at December 31, 2018
$

 
$
1,253

 
$
3,180,284

 
$
(902
)
 
$
1,088,119

 
$
(2,552,112
)
 
$
1,716,642

See accompanying notes.

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Table of Contents

Healthcare Realty Trust Incorporated
Consolidated Statements of Cash Flows
(Amounts in thousands)
 
Year Ended December 31,
 
2018

 
2017

 
2016

OPERATING ACTIVITIES
 
 
 
 
 
Net income
$
69,771

 
$
23,092

 
$
85,571

Adjustments to reconcile net income to net cash provided by operating activities:
 
 
 
 
 
Depreciation and amortization
164,201

 
142,472

 
127,690

Other amortization
3,000

 
3,879

 
3,351

Share-based compensation
10,691

 
10,028

 
7,598

Amortization of straight-line rent receivable
(4,281
)

(6,072
)

(7,201
)
Amortization of straight-line rent liability
1,519

 
1,497

 
67

Gain on sales of real estate assets
(41,665
)
 
(39,524
)
 
(41,044
)
Loss on extinguishment of debt

 
44,985

 

Impairment of real estate assets

 
5,385

 
121

Equity from unconsolidated joint ventures (income)
(4
)
 
(7
)
 

Distributions from unconsolidated joint ventures
182

 

 

Provision for bad debts, net
60


159


(21
)
Changes in operating assets and liabilities:
 
 
 
 
 
Other assets
(3,998
)
 
(2,156
)
 
(1,332
)
Accounts payable and accrued liabilities
4,731

 
(7,307
)
 
449

Other liabilities
4,148

 
3,335

 
(23,977
)
Net cash provided by operating activities
208,355

 
179,766

 
151,272

INVESTING ACTIVITIES
 
 
 
 
 
Acquisitions of real estate
(104,312
)
 
(274,668
)
 
(224,944
)
Development of real estate
(26,728
)
 
(14,911
)
 
(34,719
)
Additional long-lived assets
(70,807
)
 
(80,613
)
 
(71,433
)
Investment in unconsolidated joint ventures

 
(8,701
)
 

Proceeds from sales of real estate
96,812

 
119,426

 
93,253

Proceeds from notes receivable repayments
8

 
19

 
19

Net cash used in investing activities
(105,027
)
 
(259,448
)
 
(237,824
)
FINANCING ACTIVITIES
 
 
 
 
 
Net borrowings (repayments) on unsecured credit facility
73,000

 
82,000

 
(99,000
)
Repayment on term loan

 

 
(50,000
)
Borrowings of notes and bonds payable

 
297,459

 
11,500

Repayments of notes and bonds payable
(19,850
)
 
(5,829
)
 
(37,910
)
Redemption of notes and bonds payable

 
(442,774
)
 

Dividends paid
(150,266
)
 
(142,327
)
 
(131,759
)
Net proceeds from issuance of common stock
611

 
248,554

 
450,503

Common stock redemptions
(4,532
)
 
(1,686
)
 
(1,756
)
Debt issuance and assumption costs
(125
)
 
(4,007
)
 
(4,621
)
Net cash (used in) provided by financing activities
(101,162
)
 
31,390

 
136,957

Increase (decrease) in cash, cash equivalents and restricted cash
2,166

 
(48,292
)
 
50,405

Cash, cash equivalents and restricted cash at beginning of period
6,215

 
54,507

 
4,102

Cash, cash equivalents and restricted cash at end of period
$
8,381

 
$
6,215

 
$
54,507

 
 
 
 
 
 
Supplemental Cash Flow Information:
 
 
 
 
 
Interest paid
$
45,752

 
$
64,395

 
$
55,878

Mortgage notes payable assumed upon acquisition (adjusted to fair value)
$
7,995

 
$
43,674

 
$
13,951

Invoices accrued for construction, tenant improvements and other capitalized costs
$
12,682

 
$
8,303

 
$
11,734

Capitalized interest
$
951

 
$
871

 
$
1,258

See accompanying notes.

49



NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS


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 of America. The Company had gross investments of approximately $4.0 billion in 199 real estate properties, construction in progress, land held for development and corporate property as of December 31, 2018. The Company’s 199 owned real estate properties are located in 27 states and total approximately 14.8 million square feet. The Company provided property management services to approximately 11.2 million square feet nationwide. Square footage and property count disclosures in this Annual Report on Form 10-K are unaudited.
Principles of Consolidation
The Consolidated Financial Statements include the accounts of the Company, its wholly owned subsidiaries, joint ventures, partnerships and consolidated variable interest entities (“VIE”) where the Company controls the operating activities of the VIE.
In accordance with the consolidation accounting standards, the Company must evaluate each contractual relationship it has with its lessees, borrowers, or others to determine whether or not the contractual arrangement creates a variable interest in those entities. If the Company determines that it has a variable interest and the entity is a VIE, then management must determine whether or not the Company is the primary beneficiary of the VIE, resulting in consolidation of the VIE if the Company is the primary beneficiary. A primary beneficiary has the power to direct those activities of the VIE that most significantly impact its economic performance and has the obligation to absorb the losses of, or receive the benefits from, the VIE. The Company had no interests in VIEs as of December 31, 2018 and 2017.
The Company's investments in its unconsolidated joint ventures are included in other assets and the related equity income is recognized within interest and other income, net in other income (expense) on the Company's Consolidated Financial Statements. See Note 7 for additional information.
All significant intercompany accounts, transactions and balances have been eliminated upon consolidation in the Consolidated Financial Statements.
Use of Estimates in the Consolidated Financial Statements
Preparation of the Consolidated Financial Statements in accordance with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect amounts reported in the Consolidated Financial Statements and accompanying notes. Actual results may differ from those estimates.
Segment Reporting
The Company owns, leases, acquires, manages, finances, develops and redevelops outpatient and other healthcare-related properties. The Company is managed as one reporting unit, rather than multiple reporting units, for internal reporting purposes and for internal decision-making. Therefore, the Company discloses its operating results in a single reportable segment.
Real Estate Properties
Real estate properties are recorded at cost or at fair value if acquired in a transaction that is a business combination under Accounting Standards Codification Topic 805, Business Combinations. Cost or fair value at the time of acquisition is allocated among land, buildings, tenant improvements, lease and other intangibles, and personal property as applicable. The Company’s gross real estate assets, on a financial reporting basis, totaled approximately $4.0 billion as of December 31, 2018 and $3.8 billion as of December 31, 2017.
During 2018 and 2017, the Company eliminated against accumulated depreciation approximately $9.9 million and $10.2 million, respectively, of fully amortized real estate intangibles that were initially recorded as a component of certain real estate acquisitions. Also during 2018 and 2017, approximately $0.5 million and $2.6 million of fully depreciated tenant and capital improvements that were no longer in service were eliminated against accumulated depreciation.    

50



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Depreciation expense of real estate properties for the three years ended December 31, 2018, 2017 and 2016 was $143.8 million, $129.4 million and $116.5 million, respectively. Depreciation and amortization of real estate assets and liabilities in place as of December 31, 2018, is provided for on a straight-line basis over the asset’s estimated useful life:  
Land improvements
5.0 to 39.0 years
Buildings and improvements
3.3 to 39.0 years
Lease intangibles (including ground lease intangibles)
2.1 to 99.0 years
Personal property
2.8 to 20.0 years

The Company capitalizes direct costs, including costs such as construction costs and professional services, and indirect costs, including capitalized interest and overhead costs, associated with the development and construction of real estate assets while substantive activities are ongoing to prepare the assets for their intended use. Capitalized interest cost is calculated using the weighted average interest rate of the Company's unsecured debt or the interest rate on project specific debt, if applicable. The Company continues to capitalize interest on the unoccupied portion of the properties in stabilization for up to one year after the buildings have been placed into service, at which time the capitalization of interest must cease.
Land Held for Development
Land held for development includes parcels of land owned by the Company, upon which the Company intends to develop and own outpatient healthcare facilities. The Company’s investment in seven parcels of land held for development located adjacent to certain of the Company's existing medical office buildings in Texas, Iowa, Tennessee and Colorado totaled approximately $24.6 million as of December 31, 2018. The Company’s investment in six parcels of land held in Texas, Iowa, and Tennessee totaled approximately $20.1 million as of December 31, 2017.
Asset Impairment
The Company assesses the potential for impairment of identifiable, definite-lived, intangible assets and long-lived assets, including real estate properties, whenever events occur or a change in circumstances indicates that the carrying value might not be fully recoverable. Indicators of impairment may include significant underperformance of an asset relative to historical or expected operating results; significant changes in the Company’s use of assets or the strategy for its overall business; plans to sell an asset before its depreciable life has ended; the expiration of a significant portion of leases in a property; or significant negative economic trends or negative industry trends for the Company or its operators. In addition, the Company reviews for possible impairment, those assets subject to purchase options and those impacted by casualties, such as tornadoes and hurricanes. If management determines that the carrying value of the Company’s assets may not be fully recoverable based on the existence of any of the factors above, or others, management would measure and record an impairment charge based on the estimated fair value of the property or the estimated fair value less costs to sell the property.
Acquisitions of Real Estate Properties with In-Place Leases
The Company's acquisitions of real estate properties typically do not meet the definition of a business and are accounted for as asset acquisitions. Acquisitions of real estate properties with in-place leases are accounted for at relative fair value. When a building with in-place leases is acquired, the cost of the acquisition must be allocated between the tangible real estate assets "as-if-vacant" and the intangible real estate assets related to in-place leases based on their estimated fair values. The values related to above- or below-market in-place lease intangibles are amortized over the remaining term of the leases upon acquisition to rental income where the Company is the lessor and to property operating expense where the Company is the lessee, and are amortized over the remaining term of the leases upon acquisition.
The Company considers whether any of the in-place lease rental rates are above- or below-market. An asset (if the actual rental rate is above-market) or a liability (if the actual rental rate is below-market) is calculated and recorded in an amount equal to the present value of the future cash flows that represent the difference between the actual lease rate and the average market rate. If an in-place lease is identified as a below-market rental rate, the Company would also evaluate any renewal options associated with that lease to determine if the intangible should include those periods.
The Company also estimates an absorption period, which can vary by property, assuming the building is vacant and must be leased up to the actual level of occupancy when acquired. During that absorption period, the owner would incur direct costs, such as tenant improvements, and would suffer lost rental income. Likewise, the owner would have acquired a measurable asset in that, assuming the building was vacant, certain fixed costs would be avoided because the actual in-place lessees would reimburse a certain portion of fixed costs through expense reimbursements during the absorption period.
All of these intangible assets (above- or below-market lease, tenant improvement costs avoided, leasing costs avoided, rental income lost, and expenses recovered through in-place lessee reimbursements) are estimated and recorded in amounts equal to

51



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

the present value of estimated future cash flows. The actual purchase price is allocated based on the various asset fair values described above.
The building and tenant improvement components of the purchase price are depreciated over the estimated useful life of the building or the weighted average remaining term of the in-places leases. The at-market, in-place lease intangibles are amortized to amortization expense over the weighted average remaining term of the leases, customer relationship assets are amortized to amortization expense over terms applicable to each acquisition. Any goodwill recorded through a business combination would be reviewed for impairment at least annually and is not amortized.
See Note 8 for more details on the Company’s intangible assets.
Fair Value Measurements
Fair value is defined as the price that would be received to sell an asset, or paid to transfer a liability, in an orderly transaction between market participants. In calculating fair value, a company must maximize the use of observable market inputs, minimize the use of unobservable market inputs and disclose in the form of an outlined hierarchy the details of such fair value measurements.
A hierarchy of valuation techniques is defined to determine whether the inputs to a fair value measurement are considered to be observable or unobservable in a marketplace. Observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect the Company’s market assumptions. This hierarchy requires the use of observable market data when available. These inputs have created the following fair value hierarchy:
Level 1 – quoted prices for identical instruments in active markets;
Level 2 – quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which significant inputs and significant value drivers are observable in active markets; and
Level 3 – fair value measurements derived from valuation techniques in which one or more significant inputs or significant value drivers are unobservable.
Executed purchase and sale agreements, that are binding agreements, are categorized as level one inputs. Brokerage estimates, letters of intent, or unexecuted purchase and sale agreements are considered to be level three as they are nonbinding in nature.

Fair Value of Derivative Financial Instruments
Derivative financial instruments are recorded at fair value on the Company's Consolidated Balance Sheets as other assets or other liabilities. The valuation of derivative instruments requires the Company to make estimates and judgments that affect the fair value of the instruments. Fair values of derivatives are estimated by pricing models that consider the forward yield curves and discount rates. The fair value of the Company's forward starting interest rate swap contracts are estimated by pricing models that consider foreign trade rates and discount rates. Such amounts and the recognition of such amounts are subject to significant estimates that may change in the future. For derivatives designated in qualifying cash flow hedging relationships, the change in fair value of the effective portion of the derivatives is recognized in accumulated other comprehensive income (loss). Gains and losses are reclassified from accumulated other comprehensive income (loss) into earnings once the underlying hedged transaction is recognized in earnings. As of December 31, 2018 and 2017, the Company had $0.9 million and $1.3 million, respectively recorded in accumulated other comprehensive loss related to forward starting interest rate swaps entered into and settled during 2015 and a hedge of the Company's variable rate debt. See Note 10 for additional information.
Cash, Cash Equivalents and Restricted Cash
Cash and cash equivalents includes short-term investments with original maturities of three months or less when purchased. Restricted cash includes cash held in escrow in connection with proceeds from the sales of certain real estate properties. The Company had restricted cash during the years ended December 31, 2018 and 2017. However, the Company reinvested the restricted cash for real estate acquisitions prior to the ending balance sheet date.



52



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Allowance for Doubtful Accounts and Credit Losses
Accounts Receivable
Management monitors the aging and collectibility of its accounts receivable balances on an ongoing basis. Whenever deterioration in the timeliness of payment from a tenant or sponsoring health system is noted, management investigates and determines the reason or reasons for the delay. Considering all information gathered, management’s judgment is exercised in determining whether a receivable is potentially uncollectible and, if so, how much or what percentage may be uncollectible. Among the factors management considers in determining collectibility are: the type of contractual arrangement under which the receivable was recorded (e.g., a triple net lease, a gross lease, a property operating agreement, or some other type of agreement); the tenant’s reason for slow payment; industry influences under which the tenant operates; evidence of willingness and ability of the tenant to pay the receivable; credit-worthiness of the tenant; collateral, security deposit, letters of credit or other monies held as security; tenant’s historical payment pattern; other contractual agreements between the tenant and the Company; relationship between the tenant and the Company; the state in which the tenant operates; and the existence of a guarantor and the willingness and ability of the guarantor to pay the receivable. Considering these factors and others, management concludes whether all or some of the aged receivable balance is likely uncollectible. Upon determining that some portion of the receivable is likely uncollectible, the Company records a provision for bad debts for the amount it expects will be uncollectible. When efforts to collect a receivable are exhausted, the receivable amount is charged off against the allowance. The Company does not hold any accounts receivable for sale.
Goodwill and Other Intangible Assets
Goodwill and intangible assets with indefinite lives are not amortized, but are tested at least annually for impairment. Intangible assets with finite lives are amortized over their respective lives to their estimated residual values and are reviewed for impairment only when impairment indicators are present.
Identifiable intangible assets of the Company are comprised of enterprise goodwill, in-place lease intangible assets, customer relationship intangible assets, and debt issuance costs. In-place lease and customer relationship intangible assets are amortized on a straight-line basis over the applicable lives of the assets. Debt issuance costs are amortized over the term of the debt instrument on the effective interest method or the straight-line method when the effective interest method is not applicable. Goodwill is not amortized but is evaluated annually as of December 31 for impairment. Both the 2018 and 2017 impairment evaluations indicated that no impairment had occurred with respect to the $3.5 million goodwill asset. See Note 8 for more detail on the Company’s intangible assets.
Contingent Liabilities
From time to time, the Company may be subject to loss contingencies arising from legal proceedings and similar matters. Additionally, while the Company maintains comprehensive liability and property insurance with respect to each of its properties, the Company may be exposed to unforeseen losses related to uninsured or underinsured damages.
The Company continually monitors any matters that may present a contingent liability, and, on a quarterly basis, management reviews the Company’s reserves and accruals in relation to each of them, adjusting provisions as necessary in view of changes in available information. Liabilities for contingencies are first recorded when a loss is determined to be both probable and can be reasonably estimated. Changes in estimates regarding the exposure to a contingent loss are reflected as adjustments to the related liability in the periods when they occur.
Because of uncertainties inherent in the estimation of contingent liabilities, it is possible that the Company’s provision for contingent losses could change materially in the near term. To the extent that any significant losses, in addition to amounts recognized, are at least reasonably possible, such amounts will be disclosed in the notes to the Consolidated Financial Statements.
Stock-Based Compensation
The Company has various employee and director stock-based awards outstanding. These awards include non-vested common stock and options to purchase common stock granted to employees pursuant to the 2015 Stock Incentive Plan and its predecessor plans (the “2015 Incentive Plan”) and the 2000 Employee Stock Purchase Plan (the “Employee Stock Purchase Plan”). The Company recognizes share-based payments to employees and directors in the Consolidated Statements of Income on a straight-line basis over the requisite service period based on the fair value of the award on the measurement date.
The Employee Stock Purchase Plan features a “look-back” provision which enables the employee to purchase a fixed number of common shares at the lesser of 85% of the market price on the date of grant or 85% of the market price on the date of exercise, with optional purchase dates occurring once each quarter for 27 months. The Company accounts for awards to its employees under the Employee Stock Purchase Plan based on fair value, using the Black-Scholes model, and generally recognizes expense over the award’s vesting period, net of estimated forfeitures. Since the options granted under the Employee Stock Purchase Plan immediately vest, the Company records compensation expense for those options when they are granted in

53



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

the first quarter of each year and then may record additional compensation expense in subsequent quarters as warranted. During the years ended December 31, 2018, 2017 and 2016, the Company recognized in general and administrative expenses approximately $0.3 million, $0.2 million, and $0.2 million, respectively, of compensation expense related to the annual grant of options to its employees to purchase shares under the Employee Stock Purchase Plan.

See Note 12 for details on the Company’s stock-based awards.
Accumulated Other Comprehensive Income (Loss)
Certain items must be included in comprehensive income, including items such as foreign currency translation adjustments, minimum pension liability adjustments, derivative instruments and unrealized gains or losses on available-for-sale securities. As of December 31, 2018, the Company’s accumulated other comprehensive income (loss) consists of the loss for changes in the fair value of active derivatives designated as cash flow hedges and the loss on the unamortized settlement of four forward starting swaps. See Note 10 for more details on the Company's derivative financial instruments.
Revenue from Contracts with Customers (Topic 606)
The Company recognizes certain revenue under the core principle of Topic 606. This 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. See the New Accounting Pronouncements section below for additional information.

Revenue that is accounted for under Topic 606 is segregated on the Company’s Consolidated Statements of Income in the Other operating line item. This line item includes parking income, property lease guaranty income, management fee income and other miscellaneous income. Below is a detail of the amounts by category:
(in thousands)
Year Ended December 31,
Type of Revenue
2018

 
2017

 
2016

Parking income
$
6,930

 
$
6,611

 
$
6,121

Property lease guaranty income
675

 
726

 
3,058

Management fee income
273

 
308

 
402

Miscellaneous
114

 
114

 
169

 
$
7,992

 
$
7,759

 
$
9,750



The Company’s three 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.
One, one and two of the Company’s owned real estate properties as of December 31, 2018, 2017 and 2016, respectively, were covered under property operating agreements between the Company and a sponsoring health system, which contractually obligate the sponsoring health system to provide to the Company a minimum return on the Company’s investment in the property in exchange for the right to be involved in the operating decisions of the property, including tenancy. If the minimum return is not achieved through normal operations of the property, the Company calculates and accrues to property lease guaranty revenue, each quarter, any shortfalls due from the sponsoring health systems under the terms of the property operating agreement.
Management fee income for property management services provided to third parties are generally calculated, accrued and billed monthly based on a percentage of cash collections of tenant receivables for the month or a stated amount per square foot. Internal management fee income, where the Company manages its owned properties, is eliminated in consolidation.
Rental Income
Rental income related to non-cancelable operating leases is recognized as earned over the life of the lease agreements on a straight-line basis. The Company's lease agreements generally include provisions for stated annual increases or increases based on a Consumer Price Index ("CPI"). Rental income from properties under multi-tenant office lease arrangements and rental income from properties with single-tenant lease arrangements are included in rental income on the Company's Consolidated

54



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Statements of Income. The components of rental income are as follows:
 
Year Ended December 31,
(Dollars in thousands)
2018

 
2017

 
2016

Property operating income
$
390,256

 
$
358,009

 
$
331,109

Single-tenant net lease
47,860

 
52,897

 
63,895

Straight-line rent
4,281

 
6,072

 
7,201

Rental income
$
442,397

 
$
416,978

 
$
402,205


Operating expense recoveries, included in property operating income, were approximately $81.1 million, $73.4 million and $66.0 million, respectively, for the years ended December 31, 2018, 2017 and 2016.
Federal Income Taxes
No provision has been made for federal income taxes. The Company intends at all times to qualify as a REIT under Sections 856 through 860 of the Internal Revenue Code. The Company must distribute at least 90% per annum of its real estate investment trust taxable income to its stockholders and meet other requirements to continue to qualify as a real estate investment trust. See Note 15 for further discussion.
The Company classifies interest and penalties related to uncertain tax positions, if any, in the Consolidated Financial Statements as a component of general and administrative expenses. No such amounts were recognized during the three years ended December 31, 2018.
Federal tax returns for the years 2015, 2016, 2017 and 2018 are currently subject to examination by taxing authorities.
State Income Taxes
The Company must pay certain state income taxes and the provisions for such taxes are generally included in general and administrative expense on the Company’s Consolidated Statements of Income. See Note 15 for further discussion.
Sales and Use Taxes
The Company must pay sales and use taxes to certain state tax authorities based on rents collected from tenants in properties located in those states. The Company is generally reimbursed for these taxes by the tenant. The Company accounts for the payments to the taxing authority and subsequent reimbursement from the tenant on a net basis in revenues in the Company’s Consolidated Statements of Income.
Discontinued Operations
The Company sells properties from time to time due to a variety of factors, including among other things, market conditions or the exercise of purchase options by tenants. The Company does not expect these dispositions to meet the amended definition of a discontinued operation as defined in Accounting Standards Update ("ASU") No. 2014-08, "Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity." The Company adopted ASU No. 2014-08 on a prospective basis beginning January 1, 2015 which excluded properties previously in discontinued operations prior to adoption. However, if a sale were to meet the amended definition representing a strategic shift that has or will have a major effect on the Company's operations and financial results, the operating results of the properties that have been sold or are held for sale will be reported as discontinued operations in the Company’s Consolidated Statements of Income for all periods presented.
Assets Held for Sale
Long-lived assets held for sale are reported at the lower of their carrying amount or their fair value less estimated cost to sell. Further, depreciation of these assets ceases at the time the assets are classified as held for sale. Losses resulting from the sale of such properties are characterized as impairment losses in the Consolidated Statements of Income. See Note 5 for more detail on assets held for sale.
Earnings per Share
The Company uses the two-class method of computing net earnings per common share. Earnings per common share is calculated by considering share-based payment awards that contain nonforfeitable rights to dividends or dividend equivalents as participating securities. Undistributed earnings (excess net income over dividend payments) are allocated on a prorata basis to common shareholders and restricted shareholders. Undistributed losses (dividends in excess of net income) do not get allocated to restricted stockholders as they do not have the contractual obligation to share in losses. The amount of undistributed losses that applies to the restricted stockholders is allocated to the common stockholder.


55



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Basic earnings per common share is calculated using weighted average shares outstanding less issued and outstanding non-vested shares of common stock. Diluted earnings per common share is calculated using weighted average shares outstanding plus the dilutive effect of the outstanding stock options from the Employee Stock Purchase Plan using the treasury stock method and the average stock price during the period. See Note 13 for the calculations of earnings per share.

Reclassifications
Consolidated Statements of Income
Certain reclassifications have been made on the Company's Consolidated Statements of Income. After the adoption of ASU 2014-08, the Company's dispositions have not met the updated definition to be reported as discontinued operations. The Company had some residual impact from properties that were identified as discontinued operations prior to the adoption of ASU 2014-08. These amounts are considered immaterial and have been reclassified for the prior year presentations on the Company's Consolidated Statements of Income.
 
Year Ended December 31,
 
2017
 
2016
(in thousands)
As Previously Reported
 
As Reclassified
 
As Previously Reported
 
As Reclassified
EXPENSES
 
 
 
 
 
 
 
Property operating expense
$
157,233

 
$
157,252

 
$
146,458

 
$
146,529

Bad debt, net
169

 
159

 
(21
)
 
(21
)
 
 
 
 
 
 
 
 
OTHER INCOME (EXPENSE)
 
 
 
 
 
 
 
Gain on sales of properties
$
39,519

 
$
39,524

 
$
41,038

 
$
41,044

Impairments
(5,385
)
 
(5,385
)
 

 
(121
)
 
 
 
 
 
 
 
 
INCOME FROM CONTINUING OPERATIONS
$
23,096

 
$
23,092

 
$
85,756

 
$
85,571

 
 
 
 
 
 
 
 
DISCONTINUED OPERATIONS
 
 
 
 
 
 
 
Loss from discontinued operations
$
(9
)
 
$

 
$
(71
)
 
$

Impairments of real estate assets

 

 
(121
)
 

Gain on sales of properties
5

 

 
7

 

LOSS FROM DISCONTINUED OPERATIONS
$
(4
)
 
$

 
$
(185
)
 
$



New Accounting Pronouncements
Accounting Standards Update No. 2014-09 and No. 2015-14
In May 2014, the Financial Accounting Standards Board ("FASB") issued ASU No. 2014-09, "Revenue from Contracts with Customers," a comprehensive new revenue recognition standard that supersedes most existing revenue recognition guidance, including sales of real estate. This standard's core principle is that a company will recognize revenue when it transfers goods or services to customers in amounts that reflect the consideration to which the company expects to be entitled in exchange for those goods and services. However, leasing contracts, representing the major source of the Company's revenues, are not within the scope of the new standard and will continue to be accounted for under other standards.

In August 2015, the FASB issued ASU No. 2015-14, "Revenue from Contracts with Customers (Topic 606); Deferral of the Effective Date." This standard is effective for the Company for annual and interim periods beginning after December 15, 2017.

The Company adopted this standard by using the full retrospective adoption method beginning on January 1, 2018. The Company's revenue-producing contracts are primarily leases that are not within the scope of this standard. As a result, the adoption of this standard did not have a material impact on the timing and measurement of the Company's leasing revenues. The Company has identified that parking income, property lease guaranty income and management fee income are within the scope of Topic 606. However, these items were determined to have the same pattern of revenue recognition that the Company had historically recognized. The Company reclassified these amounts along with all other items that are accounted for within

56



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

the scope of Topic 606 into the Other operating line item on the Company's Consolidated Statements of Income. This line item historically contained the revenue associated with property lease guaranty income, management fee income and other non-lease revenue. The Company reclassified parking income from rental income to other operating.

The following table represents the impact of the adoption of this standard on the Company's Consolidated Statements of Income for the years ended December 31, 2017 and 2016:

 
Year Ended December 31,
 
2017
 
2016
(in thousands)
As Previously Reported
 
As Reclassified
 
As Previously Reported
 
As Reclassified
REVENUES
 
 
 
 
 
 
 
Rental income
$
422,852

 
$
416,978

 
$
407,481

 
$
402,205

Other operating
1,647

 
7,759

 
4,149

 
9,750

 
$
424,499

 
$
424,737

 
$
411,630

 
$
411,955

 
 
 
 
 
 
 
 
OTHER INCOME (EXPENSE)
 
 
 
 
 
 
 
Interest and other income, net
$
896

 
$
658

 
$
375

 
$
51

 
 
 
 
 
 
 
 
NET INCOME
$
23,092

 
$
23,092

 
$
85,571

 
$
85,571

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


Accounting Standards Update No. 2016-02, No. 2018-01 and No. 2018-11
In February 2016, the FASB issued ASU 2016-02, "Leases." In January 2018, the FASB issued ASU 2018-01, "Leases - Land Easement Practical Expedient for Transition to Topic 842," in July 2018, the FASB issued ASU 2018-10, "Codification Improvements to Topic 842, Leases" and ASU 2018-11, "Leases - Targeted Improvements," and in December 2018, the FASB issued ASU 2018-20, “Narrow-Scope Improvements for Lessors.” These accounting standard updates are collectively referred to as "Topic 842."
Topic 842 provides several practical expedients that the Company expects to elect. These are (a) the package of practical expedients offered that allows an entity not to reassess upon adoption (i) whether an expired or existing contract contains a lease, (ii) lease classification related to expired or existing lease arrangements, and (iii) whether costs incurred on expired or existing leases qualify as initial direct costs, and (b) the practical expedient not to separate certain non-lease components, such as common area maintenance, from the lease component if (i) the timing and pattern of transfer are the same for the non-lease component and associated lease component, and (ii) the lease component would be classified as an operating lease if accounted for separately.
For lessees, the new standard establishes a right-of-use ("ROU") model that requires a lessee to record a ROU asset and a lease liability on the balance sheet for all leases with terms longer than 12 months. Leases will be classified as either finance or operating, with the classification affecting the pattern of expense recognition in the income statement. The Company expects that most of the leases where the Company is the lessee will be recorded on the Company's balance sheet as operating leases. These leases are primarily ground leases, but also include management office leases in third party buildings and certain copier and postage machine leases. The Company utilized a third party to assist in determining the discount rate for its ground leases. The terms of the ground leases generally range from 40 to 99 years with a weighted average remaining lease term remaining of 53.9 years, excluding renewal options. The Company's discount rates ranged from 2.9% for leases expiring in 2019 to 6.2% for leases expiring in 2115. The Company expects to recognize as of January 1, 2019 the present value of its lease payments of $90.0 million to $100.0 million with a corresponding lease liability of $90.0 million to $100.0 million.
For lessors, the new standard requires a lessor to classify leases as either sales-type, direct-financing or operating. A lease will be treated as a sale if it is considered to transfer control of the underlying asset to the lessee. A lease will be classified as direct-financing if risks and rewards are conveyed without the transfer of control. Otherwise, the lease is treated as an operating lease. Lessor accounting remains largely unchanged with some exceptions including the concept of separating lease and nonlease components. Nonlease components, such as common area maintenance, will be accounted for under Topic 606 and separated

57



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

from the lease payments. However, the Company will elect the lessor practical expedient allowing the Company to not separate these components when certain conditions are met. The Company does not expect a material impact from the adoption of Topic 842 related to leases where the Company is the lessor.
The new standard is effective for the Company on January 1, 2019. Topic 842 provides two transition alternatives. The Company elected to choose the prospective optional transition method available to apply the guidance in Accounting Standards Codification Topic 840 in the comparative periods presented in the year Topic 842 is adopted. Topic 842 includes extensive quantitative and qualitative disclosures as compared to Topic 840, Leases, for both lessees and lessors.
Accounting Standards Update No. 2016-13
In June 2016, the FASB issued ASU 2016-13, "Measurement of Credit Losses on Financial Instruments." This update is intended to improve financial reporting by requiring timelier recognition of credit losses on loans and other financial instruments that are not accounted for at fair value through net income, including loans held for investment, held-to-maturity debt securities, trade and other receivables, net investment in leases and other such commitments. This update requires that financial statement assets measured at an amortized cost and certain other financial instruments be presented at the net amount expected to be collected, through an allowance for credit losses that is deducted from the amortized cost basis. This standard is effective for annual and interim periods beginning after December 15, 2019 with early adoption permitted. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes. However, operating lease receivables, representing the majority of the Company's receivables, are not within the scope of the new standard.

Accounting Standards Update No. 2016-15
In August 2016, the FASB issued ASU No. 2016-15, "Statement of Cash Flows: Classification of Certain Cash Receipts and Cash Payments." This update clarifies whether the following items should be classified as operating, investing or financing in the statement of cash flows: (i) debt prepayments and extinguishment costs, (ii) settlement of zero-coupon debt, (iii) settlement of contingent consideration, (iv) insurance proceeds, (v) settlement of corporate-owned life insurance and bank-owned life insurance policies, (vi) distributions from equity method investees, (vii) beneficial interest in securitization transactions and (viii) receipts and payments with aspects of more than one class of cash flows.

This standard was effective for the Company for annual and interim periods beginning on January 1, 2018 with early adoption permitted on a retrospective transition method to each period presented. The Company adopted this standard effective January 1, 2017. In connection with the adoption of this update, the Company elected to use the cumulative earnings approach to classify distributions when received related to the Company's equity method investments. There was not a material impact on the Company's Consolidated Financial Statements and related notes resulting from the adoption of this standard.

Accounting Standards Update No. 2017-01
In January 2017, the FASB issued ASU No. 2017-01, "Business Combinations: Clarifying the Definition of a Business." This update modifies the requirements to meet the definition of a business under Topic 805, "Business Combinations." The amendments provide a screen to determine when an integrated set of assets and activities is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or group of similar identifiable assets, the set is not a business. The Company believes that this amendment will result in most of its real estate acquisitions being accounted for as asset acquisitions rather than business combinations. This standard was effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company adopted this standard effective January 1, 2017 and has accounted for acquisitions that occurred during the year as asset acquisitions. The impact to the Consolidated Financial Statements and related notes as a result of the adoption of this standard is primarily related to the difference in the accounting of acquisition costs. When accounting for these costs as a part of an asset acquisition, the Company is permitted to capitalize the costs. The adoption of this standard did not have a material impact on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2017-04
In January 2017, the FASB issued ASU 2017-04, "Simplifying the Test for Goodwill Impairment." This update eliminates Step 2 of the goodwill impairment test. As such, an entity will perform its annual, or interim, goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. An entity should recognize a goodwill impairment charge for the amount by which the reporting unit's carrying amount exceeds its fair value. This standard is effective for the Company for annual and interim periods beginning after December 15, 2019. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.


58



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Accounting Standards Update No. 2017-05
In February 2017, the FASB issued ASU 2017-05, "Other Income - Gains and Losses from the Derecognition of Nonfinancial Assets." This update defines an in-substance nonfinancial asset, unifies guidance related to partial sales of nonfinancial assets, eliminates rules specifically addressing the sales of real estate, removes exception to the financial asset derecognition model and clarifies the accounting for contributions of nonfinancial assets to joint ventures. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company adopted this standard as of January 1, 2018 using the full retrospective adoption method. However, there was no impact to the Company's Consolidated Financial Statements from the adoption of this standard.

Accounting Standards Update No. 2017-09
In May 2017, the FASB issued ASU 2017-09, "Compensation - Stock Compensation - Scope of Modification Accounting." This update provides guidance about which changes to the terms and conditions of share-based awards require an entity to apply modification accounting in Topic 718. This standard is effective for the Company for the annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company adopted this standard on January 1, 2018. There was not a material impact to the Consolidated Financial Statements from the adoption of this standard.

Accounting Standards Update No. 2018-07
In June 2018, the FASB issued ASU 2018-07, "Compensation - Stock Compensation - Improvements to Nonemployee Share-Based Payment Accounting." This update supersedes most of the prior accounting guidance on nonemployee share-based payments, and instead aligns it with existing guidance on employee share-based payments in Topic 718. As a result, nonemployee share-based payment transactions will be measured by estimating the fair value of the equity instrument that an entity is obligated to issue and the measurement date will be consistent with the measurement date for employee share-based payment awards. Probability is to be considered on nonemployee awards with performance conditions. The classification will continue to be subject to the requirements of Topic 718, although cost recognition of nonemployee awards will remain unchanged. The amendments become effective for fiscal years beginning after December 15, 2018, including interim periods within that fiscal year. The Company adopted this standard as of January 1, 2019. The adoption of this standard did not have a material impact to the Company's Consolidated Financial Statements.


59



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

2. Property Investments
The Company invests in healthcare-related properties located throughout the United States. The Company provides management, leasing, development and redevelopment services, and capital for the construction of new facilities as well as for the acquisition of existing properties. The Company had gross investments of approximately $4.0 billion in 199 real estate properties, construction in progress, land held for development and corporate property as of December 31, 2018. The following table summarizes the Company’s investments at December 31, 2018.
(Dollars in thousands)
Number of Facilities

 
Land

 
Buildings, Improvements,and Lease Intangibles

 
Personal Property

 
Total

 
Accumulated Depreciation

Dallas, TX
25


$
16,911


$
464,077


$
430

 
$
481,418

 
$
(166,980
)
Seattle, WA
19


28,867


438,880


419

 
468,166

 
(69,148
)
Nashville, TN
6


20,053


176,257


1,041

 
197,351

 
(53,052
)
Atlanta, GA
8


1,015


189,167


37

 
190,219

 
(11,547
)
Los Angeles, CA
12


27,709


157,496


316

 
185,521

 
(87,678
)
Charlotte, NC
16


4,200


162,922


99

 
167,221

 
(60,389
)
Denver, CO
9


16,514


131,760


273

 
148,547

 
(20,315
)
Richmond, VA
7




147,809


106

 
147,915

 
(38,288
)
Honolulu, HI
3


8,327


134,037


159

 
142,523

 
(34,703
)
Des Moines, IA
7


12,665


127,063


99

 
139,827

 
(30,376
)
Houston, TX
8


13,672


118,918


77

 
132,667

 
(39,195
)
Oklahoma City, OK
3


9,427


111,452


10

 
120,889

 
(14,751
)
San Francisco, CA
3


14,054


105,611


43

 
119,708

 
(15,539
)
Springfield, MO
1


1,989


109,304



 
111,293

 
(14,893
)
Austin, TX
5


14,236


91,816


119

 
106,171

 
(20,766
)
Washington, DC
4




101,186


8

 
101,194

 
(20,701
)
Memphis, TN
7


5,241


90,966


191

 
96,398

 
(35,109
)
San Antonio, TX
7

 
6,647

 
88,954

 
378

 
95,979

 
(37,877
)
Chicago, IL
3

 
5,859

 
86,068

 
201

 
92,128

 
(19,372
)
Indianapolis, IN
3


3,299


72,360



 
75,659

 
(21,299
)
Minneapolis, MN
4

 
2,090

 
61,761

 

 
63,851

 
(7,750
)
Other (20 markets)
39

 
17,431

 
507,551

 
1,190

 
526,172

 
(190,586
)
 
199

 
230,206

 
3,675,415

 
5,196

 
3,910,817

 
(1,010,314
)
Land held for development

 
24,647

 

 

 
24,647

 
(393
)
Construction in progress
 
 

 
33,107

 

 
33,107

 

Corporate property

 

 


 
5,500

 
5,500

 
(4,467
)
Total real estate investments
199

 
$
254,853

 
$
3,708,522

 
$
10,696

 
$
3,974,071

 
$
(1,015,174
)




60



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

3. Real Estate Leases
Real Estate Leases
The Company’s properties are generally leased pursuant to non-cancelable, fixed-term operating leases with expiration dates through 2036. Some leases and financial arrangements provide for fixed rent renewal terms in addition to market rent renewal terms. Some leases provide the lessee, during the term of the lease and for a short period thereafter, with an option or a right of first refusal to purchase the leased property. The Company’s portfolio of single-tenant net leases generally requires the lessee to pay minimum rent and all taxes (including property tax), insurance, maintenance and other operating costs associated with the leased property.
Future minimum lease payments under the non-cancelable operating leases, excluding any reimbursements, as of December 31, 2018 are as follows (in thousands):
 
2019
$
326,441

2020
279,211

2021
235,660

2022
201,072

2023
163,978

2024 and thereafter
476,673

 
$
1,683,035


Revenue Concentrations
The Company’s real estate portfolio is leased to a diverse tenant base. The Company did not have any customers that account for 10% or more of the Company's revenues for the years ended December 31, 2018, 2017 and 2016.
Purchase Option Provisions
Certain of the Company’s leases include purchase option provisions. The provisions vary by agreement but generally allow the lessee to purchase the property covered by the agreement at fair market value or an amount equal to the Company’s gross investment. The Company expects that the purchase price from its purchase options will be greater than its net investment in the properties at the time of potential exercise by the lessee. The Company had approximately $117.1 million in five real estate properties as of December 31, 2018 that were subject to purchase options that were exercisable or become exercisable during 2019.


61



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

4. Acquisitions, Dispositions and Mortgage Repayments
2018 Real Estate Acquisitions
The following table details the Company's acquisitions for the year ended December 31, 2018:
(Dollars in millions)
Type (1)
 
Date
Acquired
 
Purchase Price

 
Mortgage
Notes Payable Assumed
(2)

 
Cash
Consideration
(3)

 
Real
Estate

 
Other (4)

 
Square
Footage
(Unaudited)

Seattle, WA
MOB
 
5/4/18
 
$
7.8

 
$

 
$
7.8

 
$
7.8

 
$

 
13,314

Denver, CO (5)
MOB
 
5/18/18
 
12.1

 
(8.0
)
 
3.8

 
12.1

 
(0.2
)
 
93,992

Denver, CO (5)
OFC
 
5/18/18
 
12.9

 

 
12.8

 
13.0

 
(0.2
)
 
93,869

Oklahoma City, OK
MOB
 
5/21/18
 
11.4

 

 
11.4

 
11.5

 
(0.1
)
 
82,647

Seattle, WA
MOB
 
6/29/18
 
26.2

 

 
26.2

 
26.7

 
(0.5
)
 
86,942

Denver, CO
MOB
 
8/24/18
 
4.1

 

 
4.2

 
4.2

 

 
17,084

Nashville, TN
OFC
 
12/4/18
 
31.9

 

 
32.0

 
32.0

 

 
108,691

Chicago, IL (5)
MOB
 
12/19/18
 
5.1

 

 
4.9

 
5.1

 
(0.2
)
 
14,883

 
 
 
 
 
$
111.5

 
$
(8.0
)
 
$
103.1

 
$
112.4

 
$
(1.2
)
 
511,422

______
(1)
MOB = medical office building; OFC = office
(2)
The mortgage note payable assumed in the acquisition does not reflect the fair value premium totaling $0.1 million recorded by the Company upon acquisition (included in Other).
(3)
Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.
(4)
Includes other assets acquired, liabilities assumed, intangibles recognized at acquisition and fair value adjustments on debt assumed.
(5)
The mortgage note payable assumed at acquisition encumbers both buildings.
(6)
The Company acquired an additional suite in a previously acquired medical office building.

The following table summarizes the estimated relative fair values of the assets acquired and liabilities assumed in the real estate acquisitions for 2018 as of the acquisition date:
 
Estimated Fair Value

 
Estimated Useful Life

 
(In millions)
 
(In years)
Building
$
64.0

 
20.0 - 30.0

Land
31.4

 

Land Improvements
2.7

 
5.0 - 13.5

Intangibles:
 
 
 
At-market lease intangibles
14.3

 
1.3 - 4.2

Below-market lease intangibles
(0.1
)
 
3.8

Total intangibles
14.2

 
 
Mortgage notes payable assumed, including fair value adjustments
(8.0
)
 
 
Other assets acquired
0.2

 
 
Accounts payable, accrued liabilities and other liabilities assumed
(1.4
)
 
 
Total cash paid
$
103.1

 
 


Non-monetary Exchange
On June 29, 2018, the Company completed the swap of a non-revenue producing garage that was built by the Company in 2012 located in Denver, Colorado for 20.5 acres of land adjacent to the Catholic Health Initiative’s St. Anthony Hospital campus. A portion of this land, approximately 4.6 acres, has been allocated to an existing medical office building that was developed by the Company in 2017. This building is located on land previously ground leased from the hospital. The remaining land has been recorded in land held for development. The land acquired was appraised for $5.8 million. The Company had a net investment of $3.9 million in the parking garage and recognized a gain of $1.9 million in connection with this transaction.



62



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

2017 Real Estate Acquisitions
The following table details the Company's acquisitions for the year ended December 31, 2017:
(Dollars in millions)
Type (1)
 
Date
Acquired
 
Purchase Price

 
Mortgage
Notes Payable Assumed
(2)

 
Cash
Consideration
(3)

 
Real
Estate

 
Other (4)

 
Square
Footage
(Unaudited)

Real estate acquisitions
 
 
 
 
 
 
 
 
 
 
 
 
St. Paul, MN
MOB
 
3/6/17
 
$
13.5

 
$

 
$
13.5

 
$
13.3

 
$
0.2

 
34,608

San Francisco, CA
MOB
 
6/12/17
 
26.8

 

 
26.8

 
26.8

 

 
75,649

Washington, D.C.
MOB
 
6/13/17
 
24.0

 
(12.1
)
 
12.5

 
24.8

 
(0.2
)
 
62,379

Los Angeles, CA
MOB
 
7/31/17
 
16.3

 

 
16.7

 
16.9

 
(0.2
)
 
42,780

Atlanta, GA
MOB
 
11/1/17
 
25.5

 

 
25.5

 
26.3

 
(0.8
)
 
76,944

Atlanta, GA
MOB
 
11/1/17
 
30.3

 

 
30.7

 
30.7

 

 
74,024

Atlanta, GA (5)
MOB
 
11/1/17
 
49.7

 

 
50.9

 
47.5

 
3.4

 
118,180

Atlanta, GA
MOB
 
11/1/17
 
6.7

 

 
6.7

 
6.7

 

 
19,732

Seattle, WA
MOB
 
11/1/17
 
12.7

 

 
12.6

 
12.8

 
(0.2
)
 
26,345

Atlanta, GA (5)
MOB
 
12/13/17
 
25.8

 
(10.5
)
 
15.3

 
22.0

 
3.8

 
59,427

Atlanta, GA
MOB
 
12/13/17
 
15.4

 
(4.7
)
 
10.8

 
15.7

 
(0.2
)
 
40,171

Atlanta, GA (5)
MOB
 
12/18/17
 
26.3

 
(11.8
)
 
14.5

 
24.6

 
1.7

 
66,984

Atlanta, GA
MOB
 
12/18/17
 
14.2

 
(6.7
)
 
7.6

 
14.5

 
(0.2
)
 
40,324

Chicago, IL
MOB
 
12/18/17
 
28.7

 

 
27.7

 
28.5

 
(0.8
)
 
99,526

Seattle, WA
MOB
 
12/18/17
 
8.8

 

 
8.8

 
9.0

 
(0.2
)
 
32,828

Austin, TX (6)
MOB
 
12/21/17
 
2.5

 

 
2.5

 
2.5

 

 
7,972

 
 
 
 
 
$
327.2

 
$
(45.8
)
 
$
283.1

 
$
322.6

 
$
6.3

 
877,873

______
(1)
MOB = medical office building
(2)
The mortgage notes payable assumed in the acquisitions do not reflect the fair value adjustments totaling $0.6 million in aggregate recorded by the Company upon acquisition (included in Other).
(3)
Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.
(4)
Includes other assets acquired, liabilities assumed, intangibles recognized at acquisition and fair value adjustments on debt assumed.
(5)
The "Other" column includes the equity investment in limited liability companies that own two parking garages.
(6)
The Company acquired additional ownership interests in an existing building bringing the Company's ownership to 69.4%.

The following table summarizes the estimated relative fair values of the assets acquired and liabilities assumed in the real estate acquisitions for 2017 as of the acquisition date:
 
Estimated Fair Value

 
Estimated Useful Life

 
(In millions)
 
(In years)
Building
$
272.1

 
15.0 - 37.0

Land
11.7

 

Land Improvements
1.6

 
5.0 - 12.0

Intangibles:
 
 
 
At-market lease intangibles
37.2

 
2.1 - 12.6

Below-market lease intangibles
(0.9
)
 
8.5 - 15.0

Below-market ground lease intangibles
0.4

 
36.8 - 99.0

Total intangibles
36.7

 
 
Mortgage notes payable assumed, including fair value adjustments
(46.4
)
 
 
Other assets acquired
0.4

 
 
Equity investment in joint ventures
8.7

 
 
Accounts payable, accrued liabilities and other liabilities assumed
(1.7
)
 
 
Total cash paid
$
283.1

 
 


63



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

2018 Real Estate Asset Dispositions
The following table details the Company's dispositions for the year ended December 31, 2018:
(Dollars in millions)
Type (1)
 
Date
Disposed
 
Sales Price
 
Closing Adjustments
 
Net
Proceeds
 
Net Real
Estate
Investment
 
Other
(including
receivables)
 (3)
 
Gain/
(Impairment)
 
Square
Footage
(
Unaudited)
Real estate dispositions
Roanoke, VA (2) (4)
MOB, OFC
 
4/26/18
 
$
46.2

 
$

 
$
46.2

 
$
23.9

 
$

 
$
22.3

 
460,881

Michigan (5)
SNF
 
6/27/18
 
9.5

 
(0.7
)
 
8.8

 
3.4

 

 
5.4

 
121,672

St. Louis, MO
MOB
 
8/30/18
 
9.8

 
(0.5
)
 
9.3

 
7.5

 
0.5

 
1.3

 
70,893

Denver, CO
IRF
 
12/20/18
 
16.9

 
(0.3
)
 
16.6

 
9.2

 
1.4

 
6.0

 
34,068

Cleveland, TN
MOB
 
12/21/18
 
13.3

 
(0.2
)
 
13.1

 
8.6

 
0.4

 
4.1

 
81,382

Tucson, AZ
MOB
 
12/27/18
 
3.0

 
(0.2
)
 
2.8

 
1.9

 
0.2

 
0.7

 
37,310

Total dispositions
 
$
98.7

 
$
(1.9
)
 
$
96.8

 
$
54.5

 
$
2.5

 
$
39.8

 
806,206

______
(1)
MOB = medical office building; IRF = inpatient rehabilitation facility; OFC = office; SNF = skilled nursing facility
(2)
Previously classified as held for sale.
(3)
Includes straight-line rent receivables, leasing commissions and lease inducements.
(4)
Includes seven properties and comprised of five single-tenant net lease buildings and two multi-tenant buildings. These buildings were sold pursuant to the exercise of a fixed-price purchase option.
(5)
Includes five skilled nursing facilities. Sales price includes $0.5 million of forfeited earnest money from a prior terminated transaction.

2017 Real Estate Asset Dispositions
The following table details the Company's dispositions for the year ended December 31, 2017:
(Dollars in millions)
Type (1)
 
Date
Disposed
 
Sales Price
 
Closing Adjustments
 
Net
Proceeds
 
Net Real
Estate
Investment
 
Other
(including
receivables)
 (3)
 
Gain/
(Impairment)
 
Square
Footage
(
Unaudited)
Real estate dispositions
Evansville, IN
OTH
 
3/6/17
 
$
6.4

 
$

 
$
6.4

 
$
1.1

 
$

 
$
5.3

 
29,500

Columbus, GA (2)
MOB
 
3/7/17
 
0.6

 

 
0.6

 
0.6

 

 

 
12,000

Las Vegas, NV (2)
MOB
 
3/30/17
 
5.5

 
(0.7
)
 
4.8

 
2.2

 
0.3

 
2.3

 
18,147

Texas (3 properties)
IRF
 
3/31/17
 
69.5

 
(1.6
)
 
67.9

 
46.9

 
5.2

 
15.8

 
169,722

Chicago, IL (4)
MOB
 
6/16/17
 
0.5

 
(0.1
)
 
0.4

 
0.4

 

 

 
5,100

San Antonio, TX
IRF
 
6/29/17
 
14.5

 
(0.2
)
 
14.3

 
5.1

 
0.9

 
8.3

 
39,786

Roseburg, OR
MOB
 
6/29/17
 
23.2

 
(0.6
)
 
22.6

 
14.5

 
0.3

 
7.8

 
62,246

St. Louis, MO
MOB
 
9/7/17
 
2.5

 
(0.1
)
 
2.4

 
7.4

 
0.1

 
(5.1
)
 
79,980

Total dispositions
 
$
122.7

 
$
(3.3
)
 
$
119.4

 
$
78.2

 
$
6.8

 
$
34.4

 
416,481

______
(1)
MOB = medical office building; IRF = inpatient rehabilitation facility; OTH = other
(2)
Previously classified as held for sale.
(3)
Includes straight-line rent receivables, leasing commissions and lease inducements.
(4)
The Company recorded an impairment of approximately $0.3 million in the first quarter of 2017 upon management's decision to sell.

5. Held for Sale
Assets and liabilities of properties sold or classified as held for sale are separately identified on the Company’s Consolidated Balance Sheets in the current period. As of December 31, 2018 and 2017, the Company had one and eight properties, respectively, classified as held for sale.


64



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

The table below reflects the assets and liabilities of the properties classified as held for sale as of December 31, 2018 and 2017.
 
December 31,
(Dollars in thousands)
2018

 
2017

Balance Sheet data
 
 
 
Land
$
1,125

 
$
4,636

Buildings, improvements and lease intangibles
18,231

 
63,654

Personal property

 
82

 
19,356

 
68,372

Accumulated depreciation
(10,657
)
 
(35,790
)
Real estate assets held for sale, net
8,699

 
32,582

Other assets, net
573

 
565

Assets held for sale, net
$
9,272

 
$
33,147

Accounts payable and accrued liabilities
$
450

 
$
38

Other liabilities
137

 
55

Liabilities of properties held for sale
$
587

 
$
93





65



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

6. Impairment Charges
An asset is impaired when undiscounted cash flows expected to be generated by the asset are less than the carrying value of the asset. The Company must assess the potential for impairment of its long-lived assets, including real estate properties, whenever events occur or there is a change in circumstances, such as the sale of a property or the decision to sell a property, that indicate that the recorded value might not be fully recoverable.
The Company did not record any impairment charges in 2018. The Company recorded impairment charges on properties sold or classified as held for sale for the years ended December 31, 2017 and 2016 totaling $5.4 million and $0.1 million, respectively. Both level 1 and level 3 fair value techniques were used to derive these impairment charges.
7. Other Assets
Other assets consist primarily of straight-line rent receivables, additional long-lived assets, prepaids, intangible assets, debt issuance costs and accounts receivable. Items included in "Other assets, net" on the Company’s Consolidated Balance Sheets as of December 31, 2018 and 2017 are detailed in the table below:
 
December 31,
(Dollars in millions)
2018

 
2017

Straight-line rent receivables
$
69.5

 
$
67.0

Prepaid assets
66.2

 
65.2

Additional long-lived assets, net
23.5

 
24.9

Above-market intangible assets, net
16.8

 
17.9

Accounts receivable
10.0

 
7.4

Allowance for uncollectible accounts
(0.3
)
 
(0.3
)
Ground lease modification, net
9.9

 
10.3

Equity investments in joint ventures
8.5

 
8.7

Goodwill
3.5

 
3.5

Project costs
2.2

 
2.0

Debt issuance costs, net (1)
2.2

 
3.5

Customer relationship intangible assets, net
1.7

 
1.7

Interest rate swap assets
0.2

 

Other
0.8

 
1.2

 
$
214.7

 
$
213.0


______
(1)
Includes debt issuance costs related to the Company's Unsecured credit facility due 2020.

Unconsolidated Joint Ventures
During the fourth quarter of 2017, the Company purchased a non-managing membership interest in two LLCs that own two parking garages in Atlanta, Georgia for $8.7 million which is included in the equity investments in joint ventures line in the table above. The parking garage interests were purchased in connection with three buildings that were acquired in the fourth quarter of 2017. The Company's investment in and income (loss) recognized for the years ended December 31, 2018 and 2017 related to its LLCs accounted for under the equity method are shown in the table below:
 
December 31,
(Dollars in millions)
2018

 
2017

Net LLC investments, beginning of period
$
8.7

 
$

New investments during the period

 
8.7

Equity income (loss) recognized during the period

 

Owner distributions
(0.2
)
 

Net LLC investments, end of period
$
8.5

 
$
8.7




66



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

8. Intangible Assets and Liabilities
The Company has several types of intangible assets and liabilities included in its Consolidated Balance Sheets, including goodwill, debt issuance costs, above-, below-, and at-market lease intangibles, and customer relationship intangibles. The Company’s intangible assets and liabilities as of December 31, 2018 and 2017 consisted of the following:
 
Gross Balance at December 31,
 
Accumulated Amortization at December 31,
 
Weighted
Avg. Remaining Life
(Years)
 
Balance Sheet
Classification
(Dollars in millions)
2018

 
2017

 
2018

 
2017

 
Goodwill
$
3.5

 
$
3.5

 
$

 
$

 
N/A
 
Other assets, net
Credit facility debt issuance costs
5.4

 
5.4

 
3.2

 
1.9

 
1.6
 
Other assets, net
Above-market lease intangibles
22.3

 
22.9

 
5.5

 
5.0

 
59.6
 
Other assets, net
Customer relationship intangibles
2.7

 
2.6

 
1.0

 
0.9

 
24.6
 
Other assets, net
Below-market lease intangibles
(9.3
)
 
(9.5
)
 
(4.1
)
 
(3.5
)
 
38.0
 
Other liabilities
Debt issuance costs (1)
9.3

 
9.3

 
2.8

 
1.8

 
3.7
 
Notes and bonds payable
At-market lease intangibles
114.4

 
110.0

 
52.0

 
41.6

 
4.8
 
Real estate properties
 
$
148.3

 
$
144.2

 
$
60.4

 
$
47.7

 
16.5
 
 

______
(1)
Includes debt issuance costs related to the Company's Unsecured credit facility due 2020.

For the years ended December 31, 2018 and 2017, the Company recognized approximately $23.2 million and $16.6 million of intangible amortization expense, respectively.
The following table represents expected amortization over the next five years of the Company’s intangible assets and liabilities in place as of December 31, 2018:
(Dollars in millions)
Future Amortization of Intangibles, net

2019
$
22.1

2020
15.5

2021
9.6

2022
7.3

2023
4.6


9. Notes and Bonds Payable
 
December 31,
 
Maturity
Dates
 
Contractual
Interest Rates

 
Principal
Payments
 
Interest
Payments
(Dollars in thousands)
2018

 
2017

 
 
 
Unsecured Credit Facility
$
262,000

 
$
189,000

 
7/20
 
LIBOR + 1.00%

 
At maturity
 
Monthly
Unsecured Term Loan due 2022 (1)
149,183

 
148,994

 
12/22
 
LIBOR + 1.10%

 
At maturity
 
Monthly
Senior Notes due 2023 (1)
248,117

 
247,703

 
4/23
 
3.75
%
 
At maturity
 
Semi-Annual
Senior Notes due 2025 (1)
248,278

 
248,044

 
5/25
 
3.88
%
 
At maturity
 
Semi-Annual
Senior Notes due 2028 (1)
295,198

 
294,757

 
1/28
 
3.63
%
 
At maturity
 
Semi-Annual
Mortgage notes payable (2)
143,208

 
155,382

 
7/19-5/40
 
     3.31%-6.88%

 
Monthly
 
Monthly

$
1,345,984

 
$
1,283,880

 
 
 
 
 
 
 
 

______
(1)
Balances are shown net of discounts and unamortized issuance costs.
(2)
Balances are shown net of discounts and unamortized issuance costs and include premiums.
The Company’s various debt agreements contain certain representations, warranties, and financial and other covenants customary in such loan agreements. Among other things, these provisions require the Company to maintain certain financial ratios and impose certain limits on the Company’s ability to incur indebtedness and create liens or encumbrances. As of December 31, 2018, the Company was in compliance with its financial covenant provisions under its various debt instruments.

67



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Unsecured Credit Facility due 2020
On October 14, 2011, the Company entered into a $700.0 million unsecured credit facility with a syndicate of lenders (the "Unsecured Credit Facility"). On July 29, 2016, the Company entered into the third amendment to the Unsecured Credit Facility to extend the maturity date to July 2020. The credit facility agreement provides the Company with two six-month extension options that could extend the maturity date to July 2021. Each option is subject to an extension fee of 0.075% of the aggregate commitments. Amounts outstanding under the Unsecured Credit Facility bear interest at LIBOR plus an applicable margin rate. The margin rate, which depends on the Company's credit ratings, ranges from 0.83% to 1.55% (1.00% as of December 31, 2018). In addition, the Company pays a facility fee per annum on the aggregate amount of commitments ranging from 0.13% to 0.30% (0.20% as of December 31, 2018). As of December 31, 2018, the Company had $262.0 million outstanding under the Unsecured Credit Facility with an effective interest rate of approximately 3.50% and had a remaining borrowing capacity of approximately $438.0 million.
Unsecured Term Loan due 2022
In February 2014, the Company entered into a $200.0 million unsecured term loan with a syndicate of nine lenders. On July 5, 2016, the Company repaid $50.0 million of the outstanding principal. On December 18, 2017, the Company entered into an amendment to the unsecured term loan due 2022 (the "Unsecured Term Loan due 2022") with a syndicate of nine lenders to extend the maturity date to December 2022. The Unsecured Term Loan due 2022 bears interest at a rate equal to (x) LIBOR plus (y) a margin ranging from 0.90% to 1.75% (1.10% as of December 31, 2018) based upon the Company's unsecured debt ratings. Payments under the Unsecured Term Loan due 2022 are interest only, with the full amount of the principal due at maturity. The Unsecured Term Loan due 2022 may be prepaid at any time, without penalty. The Unsecured Term Loan due 2022 has various financial covenant provisions that are required to be met on a quarterly and annual basis that are equivalent to those of the Unsecured Credit Facility. On December 20, 2017, the Company entered into two interest rate swaps totaling $25.0 million to hedge the 1-month LIBOR portion of the cost of borrowing under the Unsecured Term Loan due 2022 to a fixed interest rate of 2.18% (plus the applicable margin rate) through December 2022. On January 30, 2018, the Company entered into two additional interest rate swaps totaling $50.0 million to hedge the 1-month LIBOR portion of the cost of borrowing under the Unsecured Term Loan due 2022 to a fixed interest rate of 2.46% (plus the applicable margin rate) through December 2022. The outstanding balance on the Unsecured Term Loan due 2022 was $150.0 million as of December 31, 2018 with an effective interest rate of approximately 3.53% including the impact of the interest rate swaps. For each of the years ended December 31, 2018, 2017, and 2016 the Company amortized approximately $0.2 million of the debt issuance costs which is included in interest expense on the Company's Consolidated Statements of Income. The following table reconciles the balance of the Unsecured Term Loan due 2022 on the Company’s Consolidated Balance Sheets as of December 31, 2018 and 2017:

 
 
December 31,
(Dollars in thousands)
2018

 
2017

Unsecured Term Loan due 2022 principal balance
$
150,000

 
$
150,000

        Debt issuance costs
(817
)
 
(1,006
)
Unsecured Term Loan due 2022 carrying amount
$
149,183

 
$
148,994



68



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Senior Notes due 2023
On March 26, 2013, the Company issued $250.0 million of unsecured senior notes due 2023 (the "Senior Notes due 2023") in a registered public offering. The Senior Notes due 2023 bear interest at 3.75%, payable semi-annually on April 15 and October 15, beginning October 15, 2013, and are due on April 15, 2023, unless redeemed earlier by the Company. The notes were issued at a discount of approximately $2.1 million and the Company incurred debt issuance cost of $2.1 million, which yielded a 3.95% interest rate per annum upon issuance. For each of the years ended December 31, 2018, 2017 and 2016, the Company amortized approximately $0.2 million of the discount and $0.2 million of the debt issuance cost which are included in interest expense on the Company’s Consolidated Statements of Income. The following table reconciles the balance of the Senior Notes due 2023 on the Company’s Consolidated Balance Sheets as of December 31, 2018 and 2017:  
 
December 31,
(Dollars in thousands)
2018

 
2017

Senior Notes due 2023 face value
$
250,000

 
$
250,000

Unaccreted discount
(974
)
 
(1,178
)
          Debt issuance costs
(909
)
 
(1,119
)
Senior Notes due 2023 carrying amount
$
248,117

 
$
247,703


Senior Notes due 2025
On April 24, 2015, the Company issued $250.0 million of unsecured senior notes due 2025 (the "Senior Notes due 2025") in a registered public offering. The Senior Notes due 2025 bear interest at 3.875%, payable semi-annually on May 1 and November 1, beginning November 1, 2015, and are due on May 1, 2025, unless redeemed earlier by the Company. The notes were issued at a discount of approximately $0.2 million and the Company incurred approximately $2.3 million in debt issuance costs which yielded a 4.08% interest rate per annum upon issuance. For each of the years ended December 31, 2018 , 2017, and 2016 the Company amortized approximately $0.2 million of the debt issuance costs which is included in interest expense on the Company's Consolidated Statements of Income. Concurrent with this transaction, the Company settled four forward starting swap agreements for $1.7 million. The Senior Notes due 2025 have various financial covenants that are required to be met on a quarterly and annual basis. The following table reconciles the balance of the Senior Notes due 2025 on the Company’s Consolidated Balance Sheets as of December 31, 2018 and 2017:
 
 
December 31,
(Dollars in thousands)
2018

 
2017

Senior Notes due 2025 face value
$
250,000

 
$
250,000

Unaccreted discount
(141
)
 
(160
)
          Debt issuance costs
(1,581
)
 
(1,796
)
Senior Notes due 2028 carrying amount
$
248,278

 
$
248,044


Senior Notes due 2028
On December 11, 2017, the Company issued $300.0 million of unsecured Senior Notes due 2028 (the "Senior Notes due 2028") in a registered public offering. The Senior Notes due 2028 bear interest at 3.625%, payable semi-annually on January 15 and July 15, beginning July 15, 2018, and are due on January 15, 2028, unless redeemed earlier by the Company. The notes were issued at a discount of approximately $2.5 million and the Company incurred approximately $2.7 million in debt issuance costs which yielded a 3.84% interest rate per annum upon issuance. For the year ended December 31, 2018, the Company amortized approximately $0.2 million of the discount and $0.2 million of the debt issuance costs which are included in interest expense on the Company's Consolidated Statements of Income. The Senior Notes due 2028 have various financial covenants that are required to be met on a quarterly and annual basis. The following table reconciles the balance of the Senior Notes due 2028 on the Company’s Consolidated Balance Sheets as of December 31, 2018:
 
December 31,
(Dollars in thousands)
2018

 
2017

Senior Notes due 2028 face value
$
300,000

 
$
300,000

Unaccreted discount
(2,319
)
 
(2,529
)
          Debt issuance costs
$
(2,483
)
 
$
(2,714
)
Senior Notes due 2028 carrying amount
$
295,198

 
$
294,757




69



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Mortgage Notes Payable
The following table reconciles the Company’s aggregate mortgage notes principal balance with the Company’s Consolidated Balance Sheets as of December 31, 2018 and 2017. For the years ended December 31, 2018, 2017 and 2016, the Company amortized approximately $0.4 million, $0.3 million and $0.3 million of the discount and $0.8 million, $0.7 million, and $0.9 million of the premium. For the years ended December 31, 2018, 2017 and 2016, the Company also amortized approximately $0.1 million, $0.1 million, and $0.2 million of the debt issuance costs, respectively, on the mortgage notes payable which is included in interest expense on the Company’s Consolidated Statements of Income.
 
December 31,
(Dollars in thousands)
2018

 
2017

Mortgage notes payable principal balance
$
143,115

 
$
154,916

Unamortized premium
1,805

 
2,651

Unaccreted discount
(968
)
 
(1,332
)
Debt issuance costs
(744
)
 
(853
)
Mortgage notes payable carrying amount
$
143,208

 
$
155,382




70



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

The following table details the Company’s mortgage notes payable, with related collateral.
 
Original Balance

 
Effective Interest Rate (22)

 
Maturity
Date
 
Collateral (23)
 
Principal and Interest Payments (21)
 
Investment in Collateral at December 31,

 
Balance at December 31,
(Dollars in millions)
 
 
 
 
 
2018

 
2018

 
2017

Insurance Co. (1)
7.3

 
5.54
%
 
12/18
 
MOB
 
Monthly/25-yr amort.
 

 

 
6.0

Commercial Bank (2)
9.5

 
5.07
%
 
3/19
 
MOB
 
Monthly/5-yr amort.
 

 

 
9.3

Commercial Bank (3)
9.4

 
4.55
%
 
7/19
 
MOB
 
Monthly/8-yr amort
 
27.8

 
9.0

 
9.2

Commercial Bank (4)
15.2

 
7.65
%
 
7/20
 
MOB
 
(20)
 
20.2

 
12.5

 
12.7

Life Insurance Co. (5)
7.9

 
4.00
%
 
8/20
 
MOB
 
Monthly/15-yr amort.
 
20.7

 
1.3

 
2.0

Life Insurance Co. (6)
7.3

 
5.25
%
 
8/20
 
MOB
 
Monthly/27-yr amort.
 
18.0

 
6.2

 
6.5

Life Insurance Co. (7)
5.6

 
4.30
%
 
1/21
 
MOB
 
Monthly/10-yr amort.
 
15.7

 
4.6

 
4.8

Commercial Bank (8)
12.9

 
6.43
%
 
2/21
 
MOB
 
Monthly/12-yr amort.
 
55.1

 
10.3

 
10.5

Life Insurance Co. (9)
11.0

 
3.87
%
 
11/22
 
MOB
 
Monthly/7-yr amort.
 
22.0

 
10.2

 
10.4

Life Insurance Co. (10)
12.3

 
3.86
%
 
8/23
 
MOB
 
Monthly/7-yr amort.
 
25.4

 
11.2

 
11.5

Financial Services (11)
12.4

 
4.27
%
 
10/23
 
MOB
 
Monthly/10-yr amort.
 
24.9

 
12.0

 
12.2

Life Insurance Co. (12)
9.0

 
4.84
%
 
12/23
 
MOB,OFC
 
Monthly/10-yr amort.
 
25.3

 
7.8

 

Life Insurance Co. (13)
13.3

 
4.13
%
 
1/24
 
MOB
 
Monthly/10-yr amort.
 
21.2

 
13.0

 
13.3

Life Insurance Co. (14)
6.8

 
3.96
%
 
2/24
 
MOB
 
Monthly/7-yr amort.
 
14.5

 
6.6

 
6.7

Financial Services (15)
9.7

 
4.32
%
 
9/24
 
MOB
 
Monthly/10-yr amort.
 
16.5

 
8.6

 
8.8

Commercial Bank
11.5

 
3.71
%
 
1/26
 
MOB
 
Monthly/10-yr amort.
 
38.4

 
10.1

 
10.5

Commercial Bank (16)
15.0

 
5.25
%
 
4/27
 
MOB
 
Monthly/20-yr amort.
 
33.5

 
8.8

 
9.6

Municipal Government (17) (18)
11.0

 
4.79
%
 
(19) 
 
MOB
 
Semi-Annual (19)
 
21.0

 
11.0

 
11.4

 
 
 
 
 
 
 
 
 
 
 
$
400.2

 
$
143.2

 
$
155.4

______ 
(1)
The Company repaid this mortgage note in October 2018. The Company's unencumbered gross investment was $14.4 million at December 31, 2018.
(2)
The Company repaid this mortgage note in December 2018. The Company's unencumbered gross investment was $14.1 million at December 31, 2018.
(3)
The unamortized portion of the $0.3 million premium recorded on this note upon acquisition is included in the balance above.
(4)
The unaccreted portion of the $2.4 million discount recorded on this note upon acquisition is included in the balance above.
(5)
The unamortized portion of the $0.3 million premium recorded on this note upon acquisition is included in the balance above.
(6)
The unamortized portion of the $0.4 million premium recorded on this note upon acquisition is included in the balance above.
(7)
The unamortized portion of the $0.2 million premium recorded on this note upon acquisition is included in the balance above.
(8)
The unaccreted portion of the $1.0 million discount recorded on this note upon acquisition is included in the balance above.
(9)
The unaccreted portion of the $0.1 million discount recorded on this note upon acquisition is included in the balance above.
(10)
The unaccreted portion of the $0.2 million discount recorded on this note upon acquisition is included in the balance above.
(11)
The unamortized portion of the $0.4 million premium recorded on this note upon acquisition is included in the balance above.
(12)
The unamortized portion of the $0.1 million premium recorded on this note upon acquisition is included in the balance above.
(13)
The unamortized portion of the $0.8 million premium recorded on this note upon acquisition is included in the balance above.
(14)
The unamortized portion of the $0.2 million premium recorded on this note upon acquisition is included in the balance above.
(15)
The unamortized portion of the $0.1 million premium recorded on this note upon acquisition is included in the balance above.
(16)
The unamortized portion of the $0.7 million premium recorded on this note upon acquisition is included in the balance above.
(17)
Balance consists of three notes secured by the same building.
(18)
The unamortized portion of the $1.0 million premium recorded on the three notes upon acquisition is included in the balance above.
(19)
These three mortgage notes payable are series municipal bonds that have maturity dates ranging from from May 2022 to May 2040. One of the four original notes payable was repaid upon maturity in May 2017. The remaining three require interest only payments and have future maturity dates but allow repayment after May 2020 without penalty. The Company intends on repaying all three notes payable at that time.
(20)
Payable in monthly installments of interest only for 24 months and then installments of principal and interest based on an 11-year amortization with the final payment due at maturity.
(21)
Payable in monthly installments of principal and interest with the final payment due at maturity (unless otherwise noted).
(22)
The contractual interest rates for the 18 outstanding mortgage notes ranged from 3.3% to 6.9% as of December 31, 2018.
(23)
MOB-Medical office building. OFC-Office



71



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Other Long-Term Debt Information
Future maturities of the Company’s notes and bonds payable as of December 31, 2018 were as follows:
 
(Dollars in thousands)
Principal
Maturities

 
Net Accretion/
Amortization (1)

 
Debt Issuance Costs (2)

 
Notes and Bonds Payable

%

2019
$
13,857

 
$
(250
)
 
$
(1,067
)
 
$
12,540

0.9
%
2020
285,064

 
(392
)
 
(1,061
)
 
283,611

21.1
%
2021
17,593

 
(326
)
 
(1,046
)
 
16,221

1.2
%
2022
162,977

 
(336
)
 
(1,058
)
 
161,583

12.0
%
2023
280,230

 
(183
)
 
(697
)
 
279,350

20.8
%
2024 and thereafter
595,394

 
(1,110
)
 
(1,605
)
 
592,679

44.0
%
 
$
1,355,115

 
$
(2,597
)
 
$
(6,534
)
 
$
1,345,984

100.0
%
______ 
(1)
Includes discount accretion and premium amortization related to the Company’s Senior Notes due 2023, Senior Notes due 2025, Senior Notes due 2028 and 17 mortgage notes payable.
(2)
Excludes approximately $2.2 million in debt issuance costs related to the Company's Unsecured Credit Facility included in other assets, net.

Note 10. 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. During 2018 and 2017, such derivatives were used to hedge the variable cash flows associated with existing variable-rate debt.

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) and subsequently reclassified into interest expense in the same period(s) during which the hedged transaction affects earnings. Amounts reported in accumulated other comprehensive income (loss) related to derivatives will be reclassified to interest expense as interest payments are made on the Company’s variable-rate debt.

During each of the years ended December 31, 2018 and 2017 the Company entered into two outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk:
Interest Rate Derivative
 
Number of Instruments

 
Notional
(in millions)

Interest rate swaps - 2017
 
2

 
$25.0
Interest rate swaps - 2018
 
2

 
50.0

Total interest rate swaps
 
4

 
$75.0


During the year ended December 31, 2015, the Company entered into four forward starting interest rate swaps with a total notional value of $225.0 million to hedge the risk of changes in the interest-related cash flows associated with the potential issuance of long-term debt. That debt was issued in April 2015, as discussed in Note 9, and the forward starting interest rate

72



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

swaps were terminated. As a result, the Company realized a loss at the termination date which was deferred and is being amortized over the term of the Senior Notes due 2025.

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 Consolidated Balance Sheets as of December 31, 2018 and 2017.
 
As of December 31, 2018
 
As of December 31, 2017
(Dollars in thousands)
Balance Sheet Location
 
Fair Value

 
Balance Sheet Location
 
Fair Value

Derivatives designated as hedging instruments
 
 
 
 
 
 
 
Interest rate swaps 2017
Other assets, net
 
$
229

 
Other liabilities
 
$
(67
)
Interest rate swaps 2018
Other liabilities
 
(68
)
 
 
 

Total derivatives designated as hedging instruments
 
 
$
161

 
 
 
$
(67
)


Tabular Disclosure of the Effect of Fair Value and Cash Flow Hedge Accounting on Accumulated Other Comprehensive Income (Loss)
The table below presents the effect of cash flow hedge accounting on Accumulated other comprehensive income (loss) as of December 31, 2018 related to the Company's outstanding interest rate swaps.
 
Amount of Gain/(Loss) Recognized in OCI on Derivatives
 
Amount of Loss Reclassified from OCI into Income for the Twelve Months Ended December 31,
(Dollars in thousands)
2018

2018

 
2017

Interest rate swaps 2017
$
246

Interest expense
$
51

 
$
7

Interest rate swaps 2018
(273
)
Interest expense
204

 

Settled interest rate swaps

Interest expense
169

 
169

 
$
(27
)
Total interest expense
$
424

 
$
176



Tabular Disclosure Offsetting Derivatives
The table below presents a gross presentation, the effects of offsetting, and a net presentation of the Company's derivatives as of December 31, 2018. The net amounts of derivative assets and liabilities can be reconciled to the tabular disclosure of fair value. The tabular disclosure of fair value provides the location that derivative assets and liabilities are presented on the Company's Consolidated Balance Sheets.

Offsetting of Derivative Assets
 
 
 
 
 
 
 
 
 
 
As of December 31, 2018
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gross Amounts Not Offset in the Consolidated Balance Sheets
 
Gross Amounts of Recognized Assets
 
Gross Amounts Offset in the Consolidated Balance Sheets
 
Net Amounts of Assets presented in the Consolidated Balance Sheets
 
Financial Instruments
 
Cash Collateral
 
Net Amount
Derivatives
$
229

 
$

 
$
229

 
$
(68
)
 
$

 
$
161

 
 
 
 
 
 
 
 
 
 
 
 
Offsetting of Derivative Liabilities
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gross Amounts Not Offset in the Consolidated Balance Sheets
 
Gross Amounts of Recognized Assets
 
Gross Amounts Offset in the Consolidated Balance Sheets
 
Net Amounts of Assets presented in the Consolidated Balance Sheets
 
Financial Instruments
 
Cash Collateral
 
Net Amount
Derivatives
$
(68
)
 
$

 
$
(68
)
 
$
68

 
$

 
$

 
 
 
 
 
 
 
 
 
 
 
 



Credit-risk-related Contingent Features

73



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

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

The Company estimates that an additional $40 thousand will be reclassified from accumulated other comprehensive loss as an increase to interest expense over the next 12 months.
11. Stockholders’ Equity
Common Stock
The Company had no preferred shares outstanding and had common shares outstanding for the three years ended December 31, 2018 as follows: 
 
Year Ended December 31,
 
2018

 
2017

 
2016

Balance, beginning of year
125,131,593

 
116,416,900

 
101,517,009

Issuance of common stock
26,203

 
8,395,607

 
14,063,100

Non-vested stock-based awards, net of withheld shares and forfeitures
121,659

 
319,086

 
836,791

Balance, end of year
125,279,455

 
125,131,593

 
116,416,900


At-The-Market Equity Offering Program
The Company has in place an at-the-market equity offering program to sell shares of the Company’s common stock from time to time in at-the-market sales transactions. The following table details the shares sold under this program.
 
 
 
Shares Sold

 
Sales Price Per Share
 
Net Proceeds
 (in millions)

2018
 

 
NA
 
$

2017
 

 
NA
 
$

2016
 
4,795,601

 
$28.31 - $33.66
 
$
144.6


On February 19, 2016, the Company entered into sales agreements with five investment banks to allow sales under its at-the-market equity offering program of up to 10,000,000 shares of common stock. A previous sales agreement with one investment bank was terminated effective February 17, 2016. No shares were sold related to this program during 2017 or 2018. On May 5, 2017, the Company entered into a sales agreement with a sixth investment bank in connection with the same allotment of shares. The Company has 5,868,697 authorized shares remaining available to be sold under the current sales agreements as of February 13, 2019.
Dividends Declared
During 2018, the Company declared and paid common stock dividends aggregating $1.20 per share ($0.30 per share per quarter).
On February 12, 2019, the Company declared a quarterly common stock dividend in the amount of $0.30 per share payable on March 8, 2019 to stockholders of record on February 22, 2019.

Common Stock Authorization
On May 2, 2017, the Company's shareholders approved an amendment to the Company's Articles of Incorporation to increase the number of authorized shares of common stock from 150,000,000 to 300,000,000.
Authorization to Repurchase Common Stock
The Company’s Board of Directors has authorized management to repurchase up to 3,000,000 shares of the Company’s common stock. As of December 31, 2018, the Company had not repurchased any shares under this authorization. The Company may elect, from time to time, to repurchase shares either when market conditions are appropriate or as a means to reinvest excess cash flows. Such purchases, if any, may be made either in the open market or through privately negotiated transactions.

74



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

Accumulated Other Comprehensive Loss
During each of the two years ended December 31, 2018 and 2017, the Company entered into two interest rate swaps to hedge the variable cash flows associated with existing variable-rate debt. The Company recorded losses in accumulated other comprehensive loss of approximately $0.4 million as of December 31, 2018. The Company continues to amortize the 2015 settlement of forward-starting interest rate swaps. This amount will be reclassified out of accumulated other comprehensive loss impacting net income over the 10-year term of the associated senior note issuance. See Note 10 for more information regarding the Company's derivative instruments.

The following table represents the changes in accumulated other comprehensive loss during the years ended December 31, 2018 and 2017:
 
 
Interest Rate Swaps
 
 
December 31,
(Dollars in thousands)
 
2018

 
2017

Beginning balance
 
$
(1,299
)
 
$
(1,401
)
Other comprehensive loss before reclassifications
 
424

 
176

Amounts reclassified from accumulated other comprehensive income (loss)
 
(27
)
 
(74
)
Net current-period other comprehensive income
 
397

 
102

Ending balance
 
$
(902
)
 
$
(1,299
)


The following table represents the details regarding the reclassifications from Accumulated other comprehensive income (loss) during the year ended December 31, 2018:
Details about accumulated other comprehensive income (loss) components
 
Amount reclassified from accumulated other comprehensive income (loss)

 
Affected line item in the statement where net income is presented
(Dollars in thousands)
 
 
 
 
Amounts reclassified from accumulated other comprehensive income (loss) related to settled interest rate swaps
 
$
169

 
Interest Expense
Amounts reclassified from accumulated other comprehensive income (loss) related to current interest rate swaps
 
255

 
Interest Expense
 
 
$
424

 
 


75



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

12. Stock and Other Incentive Plans

Stock Incentive Plan
In May 2015, the Company's stockholders approved the 2015 Stock Incentive Plan (the "2015 Incentive Plan") which authorizes the Company to issue 3,500,000 shares of common stock to its employees and directors. The 2015 Incentive Plan, which superseded the 2007 Employee Stock Incentive Plan (the "Predecessor Plan"), will continue until terminated by the Company’s Board of Directors. As of December 31, 2018 and 2017, the Company had issued a total of 1,711,240 and 1,438,228 restricted shares, respectively, under the 2015 Incentive Plan for compensation-related awards to employees and directors, with a total of 1,788,760 and 2,061,772, respectively, remaining which had not been issued. Under the Predecessor Plan for compensation-related awards to employees and directors, the Company had issued, net of forfeitures, a total of 1,878,637 restricted shares for the year ended December 31, 2015. Non-vested shares issued under the 2015 Incentive Plan are generally subject to fixed vesting periods varying from three to eight years beginning on the date of issue. If a recipient voluntarily terminates his or her relationship with the Company or is terminated for cause before the end of the vesting period, the shares are forfeited, at no cost to the Company. The Company recognizes the impact of forfeitures as they occur. Once the shares have been issued, the recipient has the right to receive dividends and the right to vote the shares. Compensation expense, included in general and administrative expense, recognized during the years ended December 31, 2018, 2017 and 2016 from the amortization of the value of shares over the vesting period issued to employees and directors was $10.4 million, $9.8 million and $7.4 million, respectively. The following table represents expected amortization of the Company's non-vested shares issued:
(Dollars in millions)
Future Amortization of Non-Vested Shares

2019
$
8.6

2020
8.1

2021
7.0

2022
4.5

2023
2.3

2024 and thereafter
2.8

Total
$
33.3



Executive Incentive Plan
On July 31, 2012, the Company adopted an Executive Incentive Plan, which was amended and restated on February 16, 2016 ("Executive Incentive Plan"), to provide specific award criteria with respect to incentive awards made under the 2015 Incentive Plan subject to the discretion of the Compensation Committee. No new shares of common stock were authorized in connection with the Executive Incentive Plan. Under the terms of the Executive Incentive Plan, the Company's named executive officers, and certain other members of senior management, may earn incentive awards in the form of cash and non-vested stock. Cash incentive awards are based on individual and Company performance. Company performance is measured over a four-quarter period against targeted financial and operational metrics set in advance by the Compensation Committee. Non-vested stock awards are based on the Company's relative total shareholder return ("TSR") performance over one-year and three-year periods, measured against the Company's peer group. For 2018, 2017 and 2016, compensation expense, included in general and administrative expense, resulting from the amortization of non-vested share grants to officers was approximately $5.7 million, $5.0 million, and $4.0 million, respectively. Details of the awards that have been earned from this plan are as follows:

On December 12, 2018, the Company granted non-vested stock awards for TSR performance to its four named executive officers and five senior vice presidents with a grant date fair value totaling $5.0 million, which were granted in the form of 165,261 non-vested shares, with a five-year vesting period, which will result in annual compensation expense of $1.0 million for the each of 2019, 2020, 2021, and 2022, and $0.9 million for 2023, respectively.

On December 11, 2017, the Company granted non-vested stock awards for TSR performance to its five named executive officers and four senior vice presidents with a grant date fair value totaling $10.1 million, which were granted in the form of 309,874 non-vested shares, with a five-year vesting period, which will result in annual compensation expense of $2.0 million for the each of 2019, 2020, and 2021, and $1.9 million for 2022, respectively.

On December 16, 2016, the Company granted non-vested stock awards for TSR performance to its five named executive officers and five senior vice presidents with a grant date fair value totaling $6.3 million, which were granted

76



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

in the form of 213,639 non-vested shares, with a five-year vesting period, which will result in annual compensation expense of $1.3 million each of 2019, and 2020, and $1.2 million for 2021, respectively.

On February 16, 2016, the Company granted cash incentive and non-vested performance-based awards totaling $5.8 million to its five named executive officers and five senior vice presidents. The officers could elect cash based awards or non-vested stock awards. Cash awards totaled $1.1 million. The non-vested awards, which the officers elected to receive in lieu of cash, had a grant date fair value totaling $4.7 million, which were granted in the form of 163,788 non-vested shares, with either a three- or five-year vesting period, resulting in annual compensation expense of $1.1 million for the year 2018 and $0.7 million for each of 2019 and 2020, respectively.


Long-Term Incentive Program
In the first quarter of 2018 and 2017, the Company granted a performance-based award to officers, excluding the four named executive officers and five senior vice presidents, under the Long-term Incentive Program adopted under the 2015 Incentive Plan (the "LTIP") totaling approximately $1.2 million and $1.3 million, which was granted in the form of 43,414 non-vested shares and 41,368 non-vested shares, respectively. The shares have vesting periods ranging from three to eight years with a weighted average vesting period of approximately six years.

For 2018, 2017 and 2016, compensation expense resulting from the amortization of non-vested share grants to officers was approximately $1.2 million, $1.1 million, and $1.1 million, respectively.

Salary Deferral Plan
The Company's salary deferral plan allows certain of its officers to elect to defer up to 50% of their base salary in the form of non-vested shares issued under the 2015 Incentive Plan subject to long-term vesting. The number of shares will be increased through a Company match depending on the length of the vesting period selected by the officer. The officer's vesting period choices are: three years for a 30% match; five years for a 50% match; and eight years for a 100% match. During 2018, 2017 and 2016, the Company issued 33,348 shares, 39,016 shares and 42,256 shares, respectively, to its officers through the salary deferral plan. For 2018, 2017 and 2016, compensation expense resulting from the amortization of non-vested share grants to officers was approximately $1.0 million, $1.2 million, and $1.2 million, respectively.

Non-employee Directors Incentive Plan
The Company issues non-vested shares to its non-employee directors under the 2015 Incentive Plan. The directors’ shares issued have a one-year vesting period beginning with the May 2015 grant (previously a three-year vesting period) and are subject to forfeiture prior to such date upon termination of the director’s service, at no cost to the Company. During 2018, 2017 and 2016, the Company issued 30,989 shares, 23,231 shares, and 21,374 shares, respectively, to its non-employee directors through the 2015 Incentive Plan. For 2018, 2017 and 2016, compensation expense resulting from the amortization of non-vested share grants to directors was approximately $0.8 million, $0.8 million, and $1.0 million, respectively.

Other Grants
The Company issued three one-time non-vested share grants related to executive management transition in 2016. For 2018, 2017 and 2016 compensation expense resulting from the amortization of these non-vested share grants to officers was approximately $1.7 million, $1.7 million, and $0.1 million, respectively. The following information provides information about each grant:

On March 1, 2016, the Company issued 50,000 shares to the Chief Financial Officer with a 10-year vesting period, resulting in compensation expense of $0.2 million per year.

On December 30, 2016, the Company issued 200,000 shares to the President and Chief Executive Officer with a 10-year vesting period, resulting in compensation expense of $0.6 million per year.

On December 30, 2016, the Company issued 150,000 shares to the Executive Chairman with a 5-year vesting period, resulting in compensation expense of $0.9 million per year.


77



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

A summary of the activity under the 2015 Incentive Plan and related information for the three years in the period ended December 31, 2018 follows: 
 
Year Ended December 31,
(Dollars in thousands, except per share data)
2018

 
2017

 
2016

Stock-based awards, beginning of year
1,907,645

 
1,786,497

 
1,092,262

Granted
273,012

 
413,489

 
885,219

Vested
(410,794
)
 
(292,341
)
 
(190,984
)
Stock-based awards, end of year
1,769,863

 
1,907,645

 
1,786,497

Weighted-average grant date fair value of:
 
 
 
 
 
Stock-based awards, beginning of year
$
28.44

 
$
27.18

 
$
24.72

Stock-based awards granted during the year
$
29.72

 
$
32.05

 
$
29.60

Stock-based awards vested during the year
$
25.32

 
$
25.88

 
$
24.34

Stock-based awards, end of year
$
29.36

 
$
28.44

 
$
27.18

Grant date fair value of shares granted during the year
$
8,114

 
$
13,254

 
$
26,204


The vesting periods for the non-vested shares granted during 2018 ranged from one to eight years with a weighted-average amortization period remaining as of December 31, 2018 of approximately 5.1 years.
During 2018, 2017 and 2016, the Company withheld 151,353 shares, 94,403 shares and 48,248 shares, respectively, of common stock from its officers to pay estimated withholding taxes related to the vesting of shares.
401(k) Plan
The Company maintains a 401(k) plan that allows eligible employees to defer salary, subject to certain limitations imposed by the Internal Revenue Code. The Company provides a matching contribution of up to 3% of each eligible employee’s salary, subject to certain limitations. The Company’s matching contributions were approximately $0.4 million for each year during 2018, 2017 and 2016.
Dividend Reinvestment Plan
The Company is authorized to issue 1,000,000 shares of common stock to stockholders under the Dividend Reinvestment Plan. As of December 31, 2018, the Company had issued 591,114 shares under the plan of which 9,487 shares were issued in 2018, 26,031 shares were issued in 2017 and 9,575 shares were issued in 2016.
Employee Stock Purchase Plan
The Company has an Employee Stock Purchase Plan, pursuant to which the Company is authorized to issue shares of common stock. Under the Employee Stock Purchase Plan, each eligible employee in January of each year is able to purchase up to $25,000 of common stock at the lesser of 85% of the market price on the date of grant or 85% of the market price on the date of exercise of such option. The number of shares subject to each year’s option becomes fixed on the date of grant. Options granted under the Employee Stock Purchase Plan expire if not exercised 27 months after each such option’s date of grant. Cash received from employees upon exercising options under the Employee Stock Purchase Plan was approximately $0.4 million for the year ended December 31, 2018, $0.8 million for the year ended December 31, 2017, and $1.2 million for the year ended December 31, 2016.


78



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

A summary of the Employee Stock Purchase Plan activity and related information for the three years in the period ended December 31, 2018 is as follows:
 
Year Ended December 31,
(Dollars in thousands, except per share data)
2018

 
2017

 
2016

Options outstanding, beginning of year
318,100

 
316,321

 
340,958

Granted
203,836

 
206,824

 
198,450

Exercised
(16,716
)
 
(32,076
)
 
(57,924
)
Forfeited
(40,897
)
 
(40,659
)
 
(22,081
)
Expired
(135,790
)
 
(132,310
)
 
(143,082
)
Options outstanding and exercisable, end of year
328,533

 
318,100

 
316,321

Weighted-average exercise price of:
 
 
 
 
 
Options outstanding, beginning of year
$
25.00

 
$
23.69

 
$
20.70

Options granted during the year
$
27.30

 
$
25.77

 
$
24.07

Options exercised during the year
$
24.01

 
$
24.31

 
$
21.40

Options forfeited during the year
$
24.06

 
$
25.01

 
$
23.16

Options expired during the year
$
23.55

 
$
23.22

 
$
18.11

Options outstanding, end of year
$
24.17

 
$
25.00

 
$
23.69

Weighted-average fair value of options granted during the year (calculated as of the grant date)
$
7.81

 
$
6.31

 
$
5.37

Intrinsic value of options exercised during the year
$
71

 
$
271

 
$
634

Intrinsic value of options outstanding and exercisable (calculated as of December 31)
$
1,402

 
$
2,683

 
$
2,098

Exercise prices of options outstanding (calculated as of December 31)
$
24.17

 
$
25.00

 
$
23.69

Weighted-average contractual life of outstanding options (calculated as of December 31, in years)
0.8

 
0.8

 
0.8


The fair values for these options were estimated at the date of grant using a Black-Scholes options pricing model with the weighted-average assumptions for the options granted during the period noted in the following table. The risk-free interest rate was based on the U.S. Treasury constant maturity-nominal two-year rate whose maturity is nearest to the date of the expiration of the latest option outstanding and exercisable; the expected dividend yield was based on the expected dividends of the current year as a percentage of the average stock price of the prior year; the expected life of each option was estimated using the historical exercise behavior of employees; expected volatility was based on historical volatility of the Company’s common stock; and expected forfeitures were based on historical forfeiture rates within the look-back period. 
 
2018

 
2017

 
2016

Risk-free interest rates
1.89
%
 
1.20
%
 
1.06
%
Expected dividend yields
3.66
%
 
3.70
%
 
4.64
%
Expected life (in years)
1.45

 
1.45

 
1.42

Expected volatility
28.4
%
 
20.4
%
 
17.6
%
Expected forfeiture rates
85
%
 
85
%
 
85
%


79



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

13. Earnings Per Share
The Company uses the two-class method of computing net earnings per common share. Non-vested share-based awards containing non-forfeitable rights to dividends are considered participating securities pursuant to the two-class method. The table below sets forth the computation of basic and diluted earnings per common share for the three years in the period ended December 31, 2018.
 
Year Ended December 31,
(Dollars in thousands, except per share data)
2018

 
2017

 
2016

Weighted Average Common Shares
 
 
 
 
 
Weighted average Common Shares outstanding
125,219,773

 
119,739,216

 
109,861,580

Non-vested shares
(1,927,648
)
 
(1,813,058
)
 
(1,289,478
)
Weighted average Common Shares - Basic
123,292,125

 
117,926,158

 
108,572,102

Weighted average Common Shares - Basic
123,292,125

 
117,926,158

 
108,572,102

Dilutive effect of non-vested shares

 

 
709,559

Dilutive effect of employee stock purchase plan
58,808

 
91,007

 
105,336

Weighted average Common Shares - Diluted
123,350,933

 
118,017,165

 
109,386,997

Net Income
$
69,771

 
$
23,092

 
$
85,571

Dividends paid on nonvested share-based awards
(2,320
)
 
(2,149
)
 

Net income applicable to common stockholders
$
67,451

 
$
20,943

 
$
85,571

Basic Earnings Per Common Share
$
0.55

 
$
0.18

 
$
0.79

Diluted Earnings Per Common Share
$
0.55

 
$
0.18

 
$
0.78



14. Commitments and Contingencies
Redevelopment Activity
The Company completed the redevelopment and expansion of one of its medical office buildings in Nashville, Tennessee in 2017. The Company spent approximately $6.1 million during the year ended December 31, 2018, including approximately $1.9 million related to overages on tenant improvement projects that have been or will be reimbursed by the tenant.

The Company continued the redevelopment of a medical office building in Charlotte, North Carolina, which includes a 38,000 square foot vertical expansion. The Company funded approximately $6.1 million during the year ended December 31, 2018. The Company expects initial occupancy to occur in the second quarter of 2019.

Development Activity
The Company completed the development of a 99,957 square foot medical office building in Denver, Colorado in 2017. The Company spent approximately $1.8 million during the year ended December 31, 2018, including approximately $0.1 million related to overages on tenant improvement projects that have been or will be reimbursed by the tenant. The Company anticipates funding additional tenant improvements throughout 2019.
The Company continued the development of a 151,000 square foot medical office building in Seattle, Washington. The Company spent approximately $21.5 million on the development during the year ended December 31, 2018. The Company expects initial occupancy to occur in the fourth quarter of 2019.

80



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

The table below details the Company’s construction activity as of December 31, 2018. The information included in the table below represents management’s estimates and expectations at December 31, 2018, which are subject to change. The Company’s disclosures regarding certain projections or estimates of completion dates may not reflect actual results.
 
 
 
 
 
 
December 31, 2018
 
 
 
 
 
 
(Dollars in thousands)
 
Number of Properties
 
Initial Occupancy
 
Construction in Progress Balance

 
Total Funded During the Year

 
Total Amount Funded

 
Estimated Remaining Fundings (unaudited)

 
Estimated Total Investment (unaudited)

 
Approximate Square Feet (unaudited)

Construction Activity
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Charlotte, NC
 
1
 
Q2 2019
 
$
9,586

 
$
6,099

 
$
9,586

 
2,414

 
$
12,000

 
38,000

Seattle, WA
 
1
 
Q4 2019
 
23,521

 
21,549

 
23,821

 
40,299

 
64,120

 
151,000

Total
 
 
 
 
 
$
33,107

 
$
27,648

 
$
33,407

 
$
42,713

 
$
76,120

 
189,000


Tenant Improvements
The Company may provide a tenant improvement allowance in new or renewal leases for the purpose of refurbishing or renovating tenant space. As of December 31, 2018, the Company had commitments of approximately $29.2 million that are expected to be spent on tenant improvements throughout the portfolio, excluding development properties currently under construction.
Land Held for Development
Land held for development includes parcels of land owned by the Company, upon which the Company intends to develop and own outpatient healthcare facilities. The Company’s investment in seven parcels of land held for development located adjacent to certain of the Company's existing medical office buildings in Texas, Iowa, Tennessee and Colorado totaled approximately $24.6 million as of December 31, 2018. The Company’s investment in six parcels of land held in Texas, Iowa, and Tennessee totaled approximately $20.1 million as of 2017.
Operating Leases
As of December 31, 2018, the Company was obligated under operating lease agreements consisting primarily of the Company’s ground leases. At December 31, 2018, the Company had 107 properties totaling 8.8 million square feet that were held under ground leases with a remaining weighted average term of 53.9 years, excluding renewal options. These ground leases typically have initial terms of 50 to 75 years with one or more renewal options extending the terms to 75 to 100 years, with expiration dates through 2117.

Any increases related to the Company’s ground leases are generally either stated or based on the Consumer Price Index. Rental expense relating to the operating leases for the years ended December 31, 2018, 2017 and 2016 was $6.9 million, $6.5 million and $5.8 million, respectively. The Company prepaid 47 ground leases. The amortization of the prepaid rent represented approximately $0.5 million of the Company’s rental expense for the years ended December 31, 2018, 2017, and 2016.

The Company’s future minimum lease payments primarily for its 60 non-prepaid ground leases as of December 31, 2018 were as follows (in thousands):  
2019
$
5,288

2020
5,260

2021
5,238

2022
5,207

2023
5,224

2024 and thereafter
323,533

 
$
349,750


15. Other Data
Taxable Income (unaudited)
The Company has elected to be taxed as a REIT, as defined under the Internal Revenue Code. To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it currently distribute at least 90% of its taxable income to its stockholders.

81



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

As a REIT, the Company generally will not be subject to federal income tax on taxable income it distributes currently to its stockholders. Accordingly, no provision for federal income taxes has been made in the accompanying Consolidated Financial Statements. If the Company fails to qualify as a REIT for any taxable year, then it will be subject to federal income taxes at regular corporate rates, including any applicable alternative minimum tax, and may not be able to qualify as a REIT for four subsequent taxable years. Even if the Company qualifies as a REIT, it may be subject to certain state and local taxes on its income and property and to federal income and excise tax on its undistributed taxable income.
Earnings and profits (as defined under the Internal Revenue Code), the current and accumulated amounts of which determine the taxability of distributions to stockholders, vary from net income attributable to common stockholders and taxable income because of different depreciation recovery periods, depreciation methods, and other items.
On a tax-basis, the Company’s gross real estate assets totaled approximately $4.0 billion, $4.0 billion, and $3.7 billion as of December 31, 2018, 2017 and 2016, respectively.
The following table reconciles the Company’s consolidated net income attributable to common stockholders to taxable income for the three years ended December 31, 2018: 
 
Year Ended December 31,
(Dollars in thousands)
2018

 
2017

 
2016

Net income
$
69,771

 
$
23,092

 
$
85,571

Reconciling items to taxable income:
 
 
 
 
 
Depreciation and amortization
64,775

 
46,426

 
38,260

Gain or loss on disposition of depreciable assets
(27,581
)
 
1,570

 
(32,103
)
Impairments

 

 
121

Straight-line rent
(3,049
)
 
(4,551
)
 
(7,101
)
Receivable allowances
2,470

 
1,680

 
2,067

Stock-based compensation
(1,699
)
 
1,855

 
1,301

Other
842

 
6,552

 
2,236

 
35,758

 
53,532

 
4,781

Taxable income (1)
$
105,529

 
$
76,624

 
$
90,352

Dividends paid
$
150,266

 
$
142,327

 
$
131,759

______ 
 (1) Before REIT dividend paid deduction.
Characterization of Distributions (unaudited)
Distributions in excess of earnings and profits generally constitute a return of capital. The following table gives the characterization of the distributions on the Company’s common stock for the three years ended December 31, 2018.
For the three years ended December 31, 2018, there were no preferred shares outstanding. As such, no dividends were distributed related to preferred shares for those periods.
 
2018
 
2017
 
2016
 
Per Share

 
%

 
Per Share

 
%

 
Per Share

 
%

Common stock:
 
 
 
 
 
 
 
 
 
 
 
Ordinary income (1)
$
0.75

 
62.2
%
 
$
0.42

 
34.5
%
 
$
0.78

 
65.0
%
Return of capital
0.33

 
27.8
%
 
0.50

 
42.0
%
 
0.35

 
29.5
%
Unrecaptured section 1250 gain
0.12

 
10.0
%
 
0.28

 
23.5
%
 
0.07

 
5.5
%
Common stock distributions
$
1.20

 
100.0
%
 
$
1.20

 
100.0
%
 
$
1.20

 
100.0
%

______ 
 (1) For the 2018 reporting year all ordinary income is also Code Section 199A eligible per the The Tax Cut and Jobs Act of 2017.


82



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

State Income Taxes
The Company must pay certain state income taxes, which are typically included in general and administrative expense on the Company’s Consolidated Statements of Income.
The State of Texas gross margins tax on gross receipts from operations is disclosed in the table below as an income tax because it is considered such by the Securities and Exchange Commission.
State income tax expense and state income tax payments for the three years ended December 31, 2018 are detailed in the table below: 
 
Year Ended December 31,
(Dollars in thousands)
2018

 
2017

 
2016

State income tax expense:
 
 
 
 
 
Texas gross margins tax
$
586

 
$
608

 
$
562

Other

 

 
2

Total state income tax expense
$
586

 
$
608

 
$
564

State income tax payments, net of refunds and collections
$
637

 
$
555

 
$
544


16. 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, cash equivalents and restricted cash - The carrying amount approximates fair value.

Mortgage notes receivable - The fair value of mortgage notes receivable is estimated based either on cash flow analyses at an assumed market rate of interest or at a rate consistent with the rates on mortgage notes acquired by the Company recently, if any.

Borrowings under the Unsecured Credit Facility due 2020 and Unsecured Term Loan due 2022 - The carrying amount approximates fair value because the borrowings are based on variable market interest rates.

Senior unsecured 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.

Mortgage notes payable - The fair value 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 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 value and carrying values for notes and bonds payable as of December 31, 2018 and 2017. 
 
December 31, 2018
 
December 31, 2017
(Dollars in millions)
Carrying
Value

 
Fair
Value

 
Carrying
Value

 
Fair
Value

Notes and bonds payable (1)
$
1,346.0

 
$
1,326.5

 
$
1,283.9

 
$
1,269.7


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

83



NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)

17. Selected Quarterly Financial Data (unaudited)
Quarterly financial information for the year ended December 31, 2018 is summarized below.
 
Quarter Ended
(Dollars in thousands, except per share data)
March 31

 
June 30 (1)

 
September 30

 
December 31 (2)

2018
 
 
 
 
 
 
 
Revenues from continuing operations
$
112,124

 
$
111,634

 
$
113,462

 
$
113,168

Net income attributable to common stockholders
$
9,180

 
$
37,729

 
$
6,548

 
$
16,314

Net income attributable to common stockholders per share:
 
 
 
 
 
 
 
Basic earnings per common share
$
0.07

 
$
0.30

 
$
0.05

 
$
0.13

Diluted earnings per common share
$
0.07

 
$
0.30

 
$
0.05

 
$
0.13

______
(1)
The increases in net income and amounts per share for the second quarter of 2018 are primarily attributable to gains of $27.7 million on the sale of twelve properties.
(2)
The increases in net income and amounts per share for the fourth quarter of 2018 are primarily attributable to gains of $10.8 million on the sale of three properties.
Quarterly financial information for the year ended December 31, 2017 is summarized below.
 
Quarter Ended
(Dollars in thousands, except per share data)
March 31 (1)

 
June 30 (2)

 
September 30 (3)

 
December 31 (4)

2017
 
 
 
 
 
 
 
Revenues from continuing operations
$
104,644

 
$
105,318

 
$
107,025

 
$
107,749

Net income attributable to common stockholders
$
31,845

 
$
25,224

 
$
3,173

 
$
(37,151
)
Net income attributable to common stockholders per share:
 
 
 
 
 
 
 
Basic earnings per common share
$
0.28

 
$
0.22

 
$
0.02

 
$
(0.31
)
Diluted earnings per common share
$
0.28

 
$
0.22

 
$
0.02

 
$
(0.31
)
______
(1)
The increases in net income and amounts per share for the first quarter of 2017 are primarily attributable to gains of $23.4 million on the sale of six properties.
(2)
The increases in net income and amounts per share for the second quarter of 2017 are primarily attributable to gains of $16.1 million on the sale of three properties.
(3)
The decreases in net income and amounts per share for the third quarter of 2017 are primarily attributable to impairment charges of $5.1 million.
(4)
The decreases in net income and amounts per share for the fourth quarter of 2017 are primarily attributable to a loss on the extinguishment of debt of $45.0 million.




84



Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
None.
Item 9A. Controls and Procedures
Disclosure Controls and Procedures
The Company maintains disclosure controls and procedures designed to ensure that information required to be disclosed in the Company’s reports under the Securities Exchange Act of 1934, as amended (the “Securities Exchange Act”), is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms. These disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that the information required to be disclosed is accumulated and communicated to management, including the Chief Executive Officer and Chief Financial Officer, to allow for timely decisions regarding required disclosure.
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) as of the end of the period covered by this Annual Report on Form 10-K. Based on such 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 are effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Company in the reports that it files or submits under the Securities Exchange Act.
Changes in the Company’s 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.
Management’s Annual Report on Internal Control Over Financial Reporting
The management of Healthcare Realty Trust Incorporated is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act. The Company’s internal control over financial reporting is designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with accounting principles generally accepted in the United States of America. The Company’s internal control over financial reporting includes those policies and procedures that: (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with accounting principles generally accepted in the United States of America, and that receipts and expenditures of the Company are being made only in accordance with authorizations of management and directors of the Company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the Company’s assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
Management assessed the effectiveness of the Company’s internal control over financial reporting as of December 31, 2018 using the principles and other criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated Framework (2013). Based on that assessment, management concluded that the Company’s internal control over financial reporting was effective as of December 31, 2018. The Company’s independent registered public accounting firm, BDO USA, LLP, has also issued an attestation report on the effectiveness of the Company’s internal control over financial reporting included herein.





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Table of Contents

Report of
INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

The Board of Directors and Stockholders
Healthcare Realty Trust Incorporated
Nashville, Tennessee
Opinion on Internal Control over Financial Reporting
We have audited Healthcare Realty Trust Incorporated’s (the “Company’s”) internal control over financial reporting as of December 31, 2018, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (the “COSO criteria”). In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2018, based on the COSO criteria.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (“PCAOB”), the consolidated balance sheets of the Company and subsidiaries as of December 31, 2018 and 2017, the related consolidated statements of income, comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2018, and the related notes and financial statement schedules and our report dated February 13, 2019 expressed an unqualified opinion thereon.

Basis for Opinion

The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Item 9A, Management’s Annual Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audit of internal control over financial reporting in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audit also included performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

Definition and Limitations of Internal Control over Financial Reporting

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

/s/ BDO USA, LLP

Nashville, Tennessee
February 13, 2019

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Item 9B. Other Information

Election to Opt Out of Section 3-803 of the General Corporation Law
On February 12, 2019, the Board of Directors of the Company approved a resolution prohibiting the Company from electing to be subject to Section 3-803 of Subtitle 8 of Title 3 of the Maryland General Corporation Law (“MGCL”), commonly referred to as the “Maryland Unsolicited Takeover Act” or “MUTA.” MUTA contains statutory provisions that allow a board, without stockholder approval, to elect to classify into three classes with staggered three-year terms. By adopting this resolution, the Board of Directors is prohibited from electing to classify into three classes without first obtaining stockholder approval. In accordance with Sections 3-802(c) and 3-802(d) of the MGCL, on February 12, 2019, the Company filed Articles Supplementary (“Articles Supplementary”) describing the foregoing prohibition with the State Department of Assessments and Taxation of Maryland.

The foregoing summary is qualified in its entirety by reference to the full text of the Second Articles of Amendment and Restatement of the Company, as amended, a copy of which is included as Exhibit 3.1 to this Annual Report on Form 10-K and incorporated herein by reference.

Proxy Access Bylaw Amendment
On February 12, 2019, the Board of Directors adopted an amendment to the Company’s bylaws to implement “proxy access” allowing eligible stockholders to include their own nominees for director in the Company’s proxy materials along with the Board-nominated candidates. This amendment was immediately effective.
 
The amendment is set forth in the Company’s Amendment No. 3 to the Amended and Restated Bylaws (the “Amendment”). The Amendment permits a shareholder, or a group of up to 20 shareholders, owning at least 3% of the Company’s outstanding shares of capital stock for at least three continuous years to nominate and include in the Company’s proxy materials director nominees comprising up to the greater of two individuals or 20% of the Board, provided that the shareholder(s) and the nominee(s) satisfy the procedural and eligibility requirements specified in the bylaws. The above description of the proxy access provisions of the bylaws is qualified in its entirety by reference to the full text of the Amended and Restated Bylaws of the Company, as amended, a copy of which is included as Exhibit 3.2 to this Annual Report on Form 10-K and incorporated herein by reference. 

Anti-Hedging Policy
On February 12, 2019, the Board of Directors adopted an anti-hedging policy applicable to employees, officers, and directors of the Company. The policy prohibits the purchase of financial instruments, including prepaid variable forward contracts, instruments for the short sale or purchase or sale of call or put options, equity swaps, collars, or units of exchangeable funds, that are designed to or that may reasonably be expected to have the effect of hedging or offsetting a decrease in the market value of any securities of the Company.


PART III
Item 10. Directors, Executive Officers and Corporate Governance
Directors
Information with respect to the Company’s directors, set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the caption “Election of Directors,” is incorporated herein by reference.
Executive Officers
The executive officers of the Company are: 

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Table of Contents

Name
 
Age

 
Position
David R. Emery
 
74

 
Executive Chairman of the Board
Todd J. Meredith
 
44

 
President & Chief Executive Officer
J. Christopher Douglas
 
43

 
Executive Vice President & Chief Financial Officer
John M. Bryant, Jr.
 
52

 
Executive Vice President & General Counsel
Robert E. Hull
 
46

 
Executive Vice President - Investments
Mr. Emery was appointed Executive Chairman of the Board on December 30, 2016. Mr. Emery founded the Company and served as President and Chief Executive Officer from its founding in May 1992 until December 30, 2016. Prior to 1992, Mr. Emery was engaged in the development and management of commercial real estate in Nashville, Tennessee. Mr. Emery has been active in the real estate industry for over 45 years.
Mr. Meredith was appointed President and Chief Executive Officer effective December 30, 2016. He served as the Company's Executive Vice President – Investments from February 2011 until December 30, 2016 and was responsible for overseeing the Company’s investment activities, including the acquisition, financing and development of medical office and other primarily outpatient medical facilities. Prior to February 2011, he led the Company’s development activities as a Senior Vice President. Before joining the Company in 2001, Mr. Meredith worked in investment banking.
Mr. Douglas was appointed the Company's Chief Financial Officer effective March 1, 2016 and has been employed by the Company since 2003. He served as the Company’s Senior Vice President, Acquisitions and Dispositions managing the Company’s acquisition and disposition team from 2011 until March 1, 2016.  Prior to that, Mr. Douglas served as Senior Vice President, Asset Administration, administering the Company’s master lease portfolio and led a major disposition strategy in 2007.  Mr. Douglas has a background in commercial and investment banking.
Mr. Bryant became the Company’s General Counsel in November 2003. From April 2002 until November 2003, Mr. Bryant was Vice President and Assistant General Counsel. Prior to joining the Company, Mr. Bryant was a shareholder with the law firm of Baker Donelson Bearman & Caldwell in Nashville, Tennessee.
Mr. Hull was appointed Executive Vice President - Investments effective January 1, 2017 and has been employed by the Company since 2004. He served as Senior Vice President - Investments from March 2011 until January 2017, managing the Company's development and acquisition activity. Prior to that, Mr. Hull served in various capacities on the Company's investments team. Before joining the Company, Mr. Hull worked in the senior living and commercial banking industries.

Code of Ethics
The Company has adopted a Code of Business Conduct and Ethics (the “Code of Ethics”) that applies to its principal executive officer, principal financial officer, principal accounting officer and controller, or persons performing similar functions, as well as all directors, officers and employees of the Company. The Code of Ethics is posted on the Company’s website (www.healthcarerealty.com) and is available in print free of charge to any stockholder who requests a copy. Interested parties may address a written request for a printed copy of the Code of Ethics to: Investor Relations: Healthcare Realty Trust Incorporated, 3310 West End Avenue, Suite 700, Nashville, Tennessee 37203. The Company intends to satisfy the disclosure requirement regarding any amendment to, or a waiver of, a provision of the Code of Ethics for the Company’s principal executive officer, principal financial officer, principal accounting officer or controller, or persons performing similar functions by posting such information on the Company’s website.
Section 16(a) Compliance
Information with respect to compliance with Section 16(a) of the Securities Exchange Act set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the caption “Security Ownership of Certain Beneficial Owners and Management – Section 16(a) Beneficial Ownership Reporting Compliance,” is incorporated herein by reference.
Stockholder Recommendation of Director Candidates
There have been no material changes with respect to the Company’s policy relating to stockholder recommendations of director candidates. Such information is set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the caption “Shareholder Recommendation or Nomination of Director Candidates,” and is incorporated herein by reference.

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Table of Contents

Audit Committee
Information relating to the Company’s Audit Committee, its members and the Audit Committee’s financial experts, set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the caption “Committee Membership,” is incorporated herein by reference.
Item 11. Executive Compensation
Information relating to executive compensation, set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the captions “Compensation Discussion and Analysis,” “Executive Compensation,” “Compensation Committee Interlocks and Insider Participation,” “Compensation Committee Report” and “Director Compensation,” is incorporated herein by reference.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters
Information relating to the security ownership of management and certain beneficial owners, set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the caption “Security Ownership of Certain Beneficial Owners and Management,” is incorporated herein by reference.
Information relating to securities authorized for issuance under the Company’s equity compensation plans, set forth in Item 5 of this report under the caption “Equity Compensation Plan Information,” is incorporated herein by reference.
Item 13. Certain Relationships and Related Transactions, and Director Independence
Information relating to certain relationships and related transactions, and director independence, set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the captions “Certain Relationships and Related Transactions” and “Corporate Governance – Independence of Directors,” is incorporated herein by reference.
Item 14. Principal Accountant Fees and Services
Information relating to the fees paid to the Company’s accountants, set forth in the Company’s Proxy Statement relating to the Annual Meeting of Stockholders to be held on May 14, 2019 under the caption “Ratification of Appointment of Independent Registered Public Accounting Firm,” is incorporated herein by reference.

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Table of Contents

Item 15. Exhibits and Financial Statement Schedules
(a)
Index to Historical Financial Statements, Financial Statement Schedules and Exhibits
(1)
Financial Statements:
The following financial statements of Healthcare Realty Trust Incorporated are included in Item 8 of this Annual Report on Form 10-K.
Consolidated Balance Sheets – December 31, 2018 and December 31, 2017.
Consolidated Statements of Income for the years ended December 31, 2018, December 31, 2017 and December 31, 2016.
Consolidated Statements of Comprehensive Income for the years ended December 31, 2018, December 31, 2017 and December 31, 2016.
Consolidated Statements of Equity for the years ended December 31, 2018, December 31, 2017 and December 31, 2016.
Consolidated Statements of Cash Flows for the years ended December 31, 2018, December 31, 2017 and December 31, 2016.
Notes to Consolidated Financial Statements.
(2)Financial Statement Schedules:
Schedule II
 

 
Valuation and Qualifying Accounts for the years ended December 31, 2018, 2017, and 2016
 
97
Schedule III
 

 
Real Estate and Accumulated Depreciation as of December 31, 2018
 
98
Schedule IV
 

 
Mortgage Loans on Real Estate as of December 31, 2018
 
99
All other schedules are omitted because they are either not applicable, not required or because the information is included in the consolidated financial statements or notes thereto.
(3)
Exhibits:
 
Exhibit
Number
 
 
 
Description of Exhibits
1.1
 

 
1.2
 

 
1.3
 

 
1.4
 

 
1.5
 

 
1.6
 

 
1.7
 

 
1.8
 

 
1.9
 

 
 

 
 

 

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Table of Contents

3.1
 

 
3.2
 

 
4.1
 

 
Specimen stock certificate. (3)
4.2
 

 
4.3
 

 
4.4
 

 
4.5
 

 
4.6
 

 
4.7
 

 
4.8
 

 
4.9
 
__

 
 
__

 
 
__

 
 
__

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 
 

 

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21
 

 
23
 

 
 

 
 

 
32
 

 
101.INS
 

 
This instance document does not appear in the interactive data file because its XBRL tags are embedded within the inline XBRL document.
101.SCH
 

 
XBRL Taxonomy Extension Schema Document. (filed herewith)
101.CAL
 

 
XBRL Taxonomy Extension Calculation Linkbase Document. (filed herewith)
101.LAB
 

 
XBRL Taxonomy Extension Labels Linkbase Document. (filed herewith)
101.DEF
 

 
XBRL Taxonomy Extension Definition Linkbase Document. (filed herewith)
101.PRE
 

 
XBRL Taxonomy Extension Presentation Linkbase Document. (filed herewith)

(1)
Filed as an exhibit to the Company’s Form 8-K filed February 19, 2016 and hereby incorporated by reference.
(2)
Filed as an exhibit to the Company's Form 8-K filed May 5, 2017 and hereby incorporated by reference.
(3)
Filed as an exhibit to the Company's Registration Statement on Form S-11 (Registration No. 33-60506) previously filed pursuant to the Securities Act of 1933 and hereby incorporated by reference.
(4)
Filed as an exhibit to the Company's Form 8-K filed May 17, 2001 and hereby incorporated by reference.
(5)
Filed as an exhibit to the Company’s Form 8-K filed December 4, 2009 and hereby incorporated by reference.
(6)
Filed as an exhibit to the Company’s Form 8-K filed December 13, 2010 and hereby incorporated by reference.
(7)
Filed as an exhibit to the Company's Form 8-K filed March 26, 2013 and hereby incorporated by reference.
(8)
Filed as an exhibit to the Company’s Form 8-K filed April 24, 2015 and hereby incorporated by reference.
(9)
Filed as an exhibit to the Company’s Form 8-K filed December 11, 2017 and hereby incorporated by reference.
(10)
Filed as an exhibit to the Company’s Form 10-K for the year ended December 31, 1999 and hereby incorporated by reference.
(11)
Filed as an exhibit to the Company's Form 10-Q for the quarter ended March 31, 2018 and hereby incorporated by reference.
(12)
Filed as an exhibit to the Company’s Registration Statement on Form S-3 (Registration No. 33-79452) previously filed on September 26, 2003 pursuant to the Securities Act of 1933 and hereby incorporated by reference.
(13)
Filed as an exhibit to the Company's Form 10-K for the year ended December 31, 2015 and hereby incorporated by reference.
(14)
Filed as an exhibit to the Company's Form 10-K for the year ended December 31, 2016 and hereby incorporated by reference.
(15)
Filed as an exhibit to the Company's Form 8-K filed February 3, 2016 and hereby incorporated by reference.

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Table of Contents

(16)
Filed as an exhibit to the Company's Form 10-Q for the quarter ended March 31, 2010 and hereby incorporated by reference.
(17)
Filed as an exhibit to the Company’s Form 10-K for the year ended December 31, 2013 and hereby incorporated by reference.
(18)
Filed as an exhibit to the Company’s Form 10-Q for the quarter ended June 30, 2015 and hereby incorporated by reference.
(19)
Filed as an exhibit to the Company's Form 10-Q for the quarter ended June 30, 2012 and hereby incorporated by reference.
(20)
Filed as an exhibit to the Company's proxy statement filed March 30, 2015 and hereby incorporated by reference.
(21)
Filed as an exhibit to the Company's Form 8-K filed October 19, 2011 and hereby incorporated by reference.
(22)
Filed as an exhibit to the Company's Form 10-K for the year ended December 31, 2012 and hereby incorporated by reference.
(23)
Filed as an exhibit to the Company's Form 8-K filed February 28, 2014 and hereby incorporated by reference.
(24)
Filed as an exhibit to the Company's Form 10-Q for the quarter ended June 30, 2016 and hereby incorporated by reference.
(25)
Filed as an exhibit to the Company's Form 8-K filed December 22, 2017 and hereby incorporated by reference.





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Table of Contents

Executive Compensation Plans and Arrangements
The following is a list of all executive compensation plans and arrangements filed as exhibits to this Annual Report on Form 10-K:
1.
2000 Employee Stock Purchase Plan (filed as Exhibit 10.1)
2.
Amendment No. 1 to 2000 Employee Stock Purchase Plan (filed as Exhibit 10.2)
3.
Third Amended and Restated Employment Agreement, dated February 16, 2016, between David R. Emery and the Company (filed as Exhibit 10.4)
4.
Third Amended and Restated Employment Agreement, dated February 16, 2016, between Todd J. Meredith and the Company (filed as Exhibit 10.5)
5.
Third Amended and Restated Employment Agreement, dated February 15, 2017, between John M. Bryant, Jr. and the Company (filed as Exhibit 10.6)
6.
Amended and Restated Employment Agreement, dated January 1, 2017, between Robert E. Hull and the Company (filed as Exhibit 10.7)
7.
Third Amended and Restated Employment Agreement, dated February 15, 2017, between B. Douglas Whitman, II and the Company (filed as Exhibit 10.8)
8.
Amended and Restated Employment Agreement, dated February 2, 2016, between J. Christopher Douglas and the Company (filed as Exhibit 10.9)
9.
Healthcare Realty Trust Incorporated Amended and Restated Executive Incentive Plan (filed as Exhibit 10.10)
10.
2010 Restricted Stock Implementation for Non-Employee Directors, dated May 4, 2010 (filed as Exhibit 10.11)
11.
Amendment No. 1 to Restricted Stock Implementation for Non-Employee Directors (filed as Exhibit 10.12)
12.
Amendment No. 2 to Restricted Stock Implementation for Non-Employee Directors (filed as Exhibit 10.13)
13.
Healthcare Realty Trust Incorporated Form of Restricted Stock Agreement for Non-Employee Directors (filed as Exhibit 10.14)
14.
Healthcare Realty Trust Incorporated Form of Restricted Stock Agreement for Officers (filed as Exhibit 10.15)
15.
Healthcare Realty Trust Incorporated 2015 Stock Incentive Plan (filed as Exhibit 10.16)
16.
Amendment No. 1 to Healthcare Realty Trust Incorporated 2015 Stock Incentive Plan (filed as Exhibit 10.17)

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Item 16. Form 10-K Summary
None.


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SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Company has duly caused this Report to be signed on its behalf by the undersigned, thereunto duly authorized, in the City of Nashville, State of Tennessee, on February 13, 2019.
 
 
HEALTHCARE REALTY TRUST INCORPORATED
 
 
 
 
 
 
 
 
By:
 
/s/ TODD J. MEREDITH
 
 
 
 
 
Todd J. Meredith
 
 
 
 
 
President and Chief Executive Officer
Pursuant to the requirements of the Securities Exchange Act of 1934, this Report has been signed by the following persons on behalf of the Company and in the capacities and on the date indicated.
Signature
 
Title
 
Date
 
 
 
/s/ Todd J. Meredith
 
President and Chief Executive Officer
 
February 13, 2019
Todd J. Meredith
 
(Principal Executive Officer)
 
 
 
 
 
/s/ J. Christopher Douglas
 
Executive Vice President and Chief Financial
 
February 13, 2019
J. Christopher Douglas
 
Officer (Principal Financial Officer)
 
 
 
 
 
/s/ Amanda L. Callaway
 
Senior Vice President and Chief Accounting
 
February 13, 2019
Amanda L. Callaway
 
Officer (Principal Accounting Officer)
 
 
 
 
 
/s/ David R. Emery
 
Executive Chairman of the Board
 
February 13, 2019
David R. Emery
 
 
 
 
 
 
 
 
 
/s/ Nancy H. Agee
 
Director
 
February 13, 2019
Nancy H. Agee
 
 
 
 
 
 
 
/s/ Edward H. Braman
 
Director
 
February 13, 2019
Edward H. Braman
 
 
 
 
 
 
 
/s/ Peter F. Lyle
 
Director
 
February 13, 2019
Peter F. Lyle
 
 
 
 
 
 
 
/s/ Edwin B. Morris, III
 
Director
 
February 13, 2019
Edwin B. Morris, III
 
 
 
 
 
 
 
 
 
/s/ John Knox Singleton
 
Director
 
February 13, 2019
John Knox Singleton
 
 
 
 
 
 
 
/s/ Bruce D. Sullivan
 
Director
 
February 13, 2019
Bruce D. Sullivan
 
 
 
 
 
 
 
/s/ Christann M. Vasquez
 
Director
 
February 13, 2019
Christann M. Vasquez
 
 
 
 

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Schedule II – Valuation and Qualifying Accounts for the years ended December 31, 2018, 2017 and 2016

(Dollars in thousands)
 
 
Balance at Beginning of Period

 
Additions and Deductions
 
Uncollectible Accounts Written-off

 
Balance at End of Period

Description
 
 
Charged /(Credited)  to Costs and Expenses

 
Charged to Other Accounts

 
 
2018
 
Accounts and notes receivable allowance
 
$
256

 
$
60

 
$

 
$
65

 
$
251

2017
 
Accounts and notes receivable allowance
 
$
148

 
$
159

 
$

 
$
51

 
$
256

2016
 
Accounts and notes receivable allowance
 
$
179

 
$
(21
)
 
$

 
$
10

 
$
148



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Schedule III – Real Estate and Accumulated Depreciation as of December 31, 2018

(Dollars in thousands) 
 
 
Land (1)
 
Buildings, Improvements, Lease Intangibles and CIP (1)
 
 
 
 
 
 
 
 
 
 
 
 
Market
Number of Properties

Initial Investment

 
Cost Capitalized Subsequent to Acquisition

 
Total

 
Initial Investment

 
Cost Capitalized Subsequent to Acquisition

 
Total

 
Personal Property

 
(2) (3) (5)  Total Property

 
(1) (3) Accumulated Depreciation

 
(4) Encumbrances

 
Date Acquired
 
Date Constructed
Dallas, TX
25

$
16,668

 
$
243

 
$
16,911

 
$
345,126

 
$
118,951

 
$
464,077

 
$
430

 
$
481,418

 
$
166,980

 
$

 
2003-2010
 
1974-2008
Seattle, WA
19

27,050

 
1,817

 
28,867

 
407,491

 
31,389

 
438,880

 
419

 
468,166

 
69,148

 
31,868

 
2008-2018
 
1957-2009
Nashville, TN
6

20,004

 
49

 
20,053

 
115,061

 
61,196

 
176,257

 
1,041

 
197,351

 
53,052

 

 
2004-2018
 
1960-2015
Atlanta, GA
8

588

 
427

 
1,015

 
187,088

 
2,079

 
189,167

 
37

 
190,219

 
11,547

 
32,597

 
2017
 
1999-2014
Los Angela, CA
12

27,281

 
428

 
27,709

 
117,144

 
40,352

 
157,496

 
316

 
185,521

 
87,678

 
23,103

 
1993-2017
 
1973-1998
Charlotte, NC
16

4,163

 
37

 
4,200

 
150,022

 
12,900

 
162,922

 
99

 
167,221

 
60,389

 

 
2008-2013
 
1961-2008
Denver, CO
9

13,887

 
2,627

 
16,514

 
108,206

 
23,554

 
131,760

 
273

 
148,547

 
20,315

 
7,789

 
2010-2018
 
1977-2015
Richmond, VA
7


 

 

 
139,636

 
8,173

 
147,809

 
106

 
147,915

 
38,288

 

 
2011
 
1992-2005
Honolulu, HI
3

8,314

 
13

 
8,327

 
93,839

 
40,198

 
134,037

 
159

 
142,523

 
34,703

 

 
2003-2004
 
1975-2010
Des Moines, IA
7

12,584

 
81

 
12,665

 
116,647

 
10,416

 
127,063

 
99

 
139,827

 
30,376

 
1,262

 
2008-2014
 
2002-2009
Houston, TX
8

13,408

 
264

 
13,672

 
96,894

 
22,024

 
118,918

 
77

 
132,667

 
39,195

 

 
1993-2014
 
1984-2012
Oklahoma City, OK
3

9,077

 
350

 
9,427

 
111,043

 
409

 
111,452

 
10

 
120,889

 
14,751

 
6,225

 
2010-2018
 
1981-2014
San Francisco, CA
3

14,054

 

 
14,054

 
93,852

 
11,759

 
105,611

 
43

 
119,708

 
15,539

 

 
2015-2017
 
1975-2014
Springfield, MO
1

1,989

 

 
1,989

 
109,304

 

 
109,304

 

 
111,293

 
14,893

 

 
2013
 
2013
Austin, TX
5

14,233

 
3

 
14,236

 
70,976

 
20,840

 
91,816

 
119

 
106,171

 
20,766

 

 
2007-2015
 
1972-2015
Washington, D.C.
4


 

 

 
93,730

 
7,456

 
101,186

 
8

 
101,194

 
20,701

 
11,980

 
2004-2017
 
1967-2005
Memphis, TN
7

5,241

 

 
5,241

 
68,180

 
22,786

 
90,966

 
191

 
96,398

 
35,109

 

 
1999-2013
 
1993-2007
San Antonio, TX
7

6,617

 
30

 
6,647

 
62,760

 
26,194

 
88,954

 
378

 
95,979

 
37,877

 

 
1996-2010
 
1978-2011
Chicago, IL
3

5,859

 

 
5,859

 
69,964

 
16,104

 
86,068

 
201

 
92,128

 
19,372

 

 
2004-2018
 
1993-2009
Indianapolis, IN
3

3,299

 

 
3,299

 
68,994

 
3,366

 
72,360

 

 
75,659

 
21,299

 

 
2008-2010
 
2005-2008
Minneapolis, MN
4

2,090

 

 
2,090

 
61,078

 
683

 
61,761

 

 
63,851

 
7,750

 
19,576

 
2014-2017
 
1974-2010
Other (21 markets)
40

18,098

 
458

 
18,556

 
436,620

 
89,162

 
525,782

 
1,190

 
545,528

 
201,243

 
8,808

 
1993-2016
 
1906-2009
Total Real Estate
200

224,504

 
6,827

 
231,331

 
3,123,655

 
569,991

 
3,693,646

 
5,196

 
3,930,173

 
1,020,971

 
143,208

 
 
 
 
Land Held for Develop.

24,647

 

 
24,647

 

 

 

 

 
24,647

 
393

 

 
 
 
 
Construction in Progress


 

 

 

 

 
33,107

 

 
33,107

 

 

 
 
 
 
Corporate Property


 

 

 

 

 

 
5,500

 
5,500

 
4,467

 

 
 
 
 
Total Properties
200

$
249,151

 
$
6,827

 
$
255,978

 
$
3,123,655

 
$
569,991

 
$
3,726,753

 
$
10,696

 
$
3,993,427

 
$
1,025,831

 
$
143,208

 
 
 
 
 
(1)
Includes one asset held for sale as of December 31, 2018 of approximately $19.4 million (gross) and accumulated depreciation of $10.7 million.
(2)
Total properties as of December 31, 2018 have an estimated aggregate total cost of $4.0 billion for federal income tax purposes.
(3)
Depreciation is provided for on a straight-line basis on buildings and improvements over 3.3 to 39.0 years, lease intangibles over to 2.1 to 99.0 years, personal property over 2.8 to 20.0 years, and land improvements over 5.0 to 39.0 years.
(4)
Includes unamortized premium of $1.8 million and unaccreted discount of $1.0 million and issuance costs of $0.7 million as of December 31, 2018.
(5)
Rollforward of Total Property and Accumulated Depreciation, including assets held for sale, for the year ended December 31, 2018, 2017 and 2016 follows:
 
Year Ended
December 31, 2018
 
Year Ended
December 31, 2017
 
Year Ended
December 31, 2016
(Dollars in thousands)
Total Property

 
Accumulated Depreciation

 
Total Property

 
Accumulated Depreciation

 
Total Property

 
Accumulated Depreciation

Beginning Balance
$
3,907,010

 
$
933,220

 
$
3,633,993

 
$
843,816

 
$
3,382,680

 
$
762,996

Additions during the period:
 
 
 
 
 
 
 
 
 
 
 
Real Estate acquired
112,591

 
4,175

 
322,616

 
4,206

 
239,265

 
3,898

Other improvements
74,317

 
157,385

 
59,442

 
135,807

 
70,595

 
121,592

Land held for development
4,525

 
153

 

 
74

 

 
26

Construction in Progress
27,649

 

 
14,598

 

 
35,596

 

Retirement/dispositions:
 
 
 
 
 
 
 
 
 
 
 
Real Estate
(132,665
)
 
(69,102
)
 
(123,639
)
 
(50,683
)
 
(94,143
)
 
(44,696
)
Land held for development

 

 

 

 

 

Ending Balance
$
3,993,427

 
$
1,025,831

 
$
3,907,010

 
$
933,220

 
$
3,633,993

 
$
843,816




98


Table of Contents

Schedule IV – Mortgage Loans on Real Estate as of December 31, 2018

The Company had no mortgage notes receivable outstanding as of December 31, 2018.






99







HEALTHCARE REALTY TRUST INCORPORATED
ARTICLES SUPPLEMENTARY
Healthcare Realty Trust Incorporated, a Maryland corporation (the “Corporation”), hereby certifies to the State Department of Assessments and Taxation of Maryland (the “Department”) that:
FIRST:    Pursuant to Section 3-802(c) of the Maryland General Corporation Law (the “MGCL”), the Board of Directors of the Corporation (the “Board of Directors”), by resolutions duly adopted at a meeting duly called and held on February 12, 2019, prohibited the Corporation from electing to be subject to Section 3-803 of the MGCL unless a proposal to repeal such election is first approved by the shareholders of the Corporation by the affirmative vote of a majority of all the votes cast on the matter by shareholders present and entitled to vote at a meeting at which a quorum is established.
SECOND:    The action to prohibit the Corporation from becoming subject to Section 3-803 of the MGCL without stockholder approval referenced above has been approved by the Board of Directors in the manner and by the vote required by law.
THIRD:    These Articles Supplementary shall be effective upon filing with the Department.
FOURTH:    The undersigned President and Chief Executive Officer of the Corporation acknowledges these Articles Supplementary to be the corporate act of the Corporation and, as to all matters or facts required to be verified under oath, the undersigned President and Chief Executive Officer acknowledges that, to the best of his knowledge, information and belief, these matters and facts are true in all material respects and that this statement is made under the penalties of perjury.
IN WITNESS WHEREOF, the Corporation has caused these Articles Supplementary to be signed in its name and on its behalf by its President and Chief Executive Officer and attested to by its Secretary on this 12th day of February, 2019.

HEALTHCARE REALTY TRUST INCORPORATED


By:__/s/ Todd J. Meredith_________  (seal)   
Name: Todd J. Meredith
Title: President and Chief Executive Officer


ATTEST:



By: __/s/ Andrew E. Loope___
Name: Andrew E. Loope
Title: Senior Vice President, Corporate Counsel, and Secretary







HEALTHCARE REALTY TRUST INCORPORATED
Articles of Amendment
Healthcare Realty Trust Incorporated, a Maryland corporation, (the “Corporation”), hereby certifies to the Maryland State Department of Assessments and Taxation as follows:
FIRST: The Second Articles of Amendment and Restatement of the Corporation (the “Articles”), is hereby amended by deleting Section 1 of existing Article V in its entirety and replacing it with the following:
Section 1. The total number of shares of capital stock which the Corporation shall have authority to issue is Three Hundred and Fifty Million (350,000,000), of which Three Hundred Million (300,000,000) shall be shares of Common Stock having a par value of $0.01 per share and Fifty Million (50,000,000) shall be shares of Preferred Stock having a par value of $0.01 per share. The aggregate par value of all said shares shall be Three Million Five Hundred Thousand Dollars ($3,500,000).”
SECOND: The amendment to the Articles as set forth above has been duly advised by the Board of Directors of the Corporation and approved by the stockholders of the Corporation as required by law.
THIRD:
(a) Immediately before the filing of these Articles of Amendment, the total number of shares of stock of all classes which the Corporation had the authority to issue was Two Hundred Million (200,000,000), $0.01 par value per share, of which One Hundred Fifty Million (150,000,000) shares were common stock, $0.01 par value per share, and Fifty Million (50,000,000) shares were preferred stock, $0.01 par value per share, having an aggregate par value of Two Million Dollars ($2,000,000).
(b) Immediately after the filing of these Articles of Amendment, the total number of shares of stock which the Corporation has authority to issue is Three Hundred Fifty Million (350,000,000), $0.01 par value per share, of which Three Hundred Million (300,000,000) shares are common stock, $0.01 par value per share, and Fifty Million (50,000,000) shares are preferred stock, $0.01 par value per share, having an aggregate par value of Three Million Five Hundred Thousand Dollars ($3,500,000).
(c) The information required by subsection (b)(2)(i) of Section 2-607 of the Maryland General Corporation Law was not changed by the amendment.
FOURTH: Except as otherwise expressly stated in these Articles of Amendment, all of the terms and provisions of the Articles shall remain in full force and effect, without amendment or modification.
FIFTH: The undersigned acknowledges these Articles of Amendment to be the corporate act of the Corporation and as to all matters or facts required to be verified under oath, the undersigned acknowledges that to the best of his knowledge, information and belief, these matters and facts are true in all material respects and that this statement is made under the penalties for perjury.

[signature page follows]






IN WITNESS WHEREOF, the Corporation has caused these Articles of Amendment to be signed in its name and on its behalf by its President and Chief Executive Officer and attested to by its Secretary on this 2nd day of May, 2017.

HEALTHCARE REALTY TRUST INCORPORATED


_/s/ Todd J. Meredith__________________ (seal)
Todd J. Meredith
President and Chief Executive Officer
    

 ATTEST:
 


___/s/ Andrew E. Loope_________________
Andrew E. Loope
Senior Vice President, Corporate Counsel
and Secretary





ARTICLES OF AMENDMENT
TO
CHARTER

HEALTHCARE REALTY TRUST INCORPORATED, a Maryland corporation (the “Corporation”), hereby certifies to the Maryland State Department of Assessments and Taxation as follows:

The Second Articles of Amendment and Restatement of the Corporation were filed on May 10, 1993 with the Maryland State Department of Assessments and Taxation (the “Articles”), and the Articles Supplementary of the Corporation were filed on October 14, 1998 with the Maryland State Department of Assessments and Taxation (the “Articles Supplementary”, together with the Articles, the “Charter”).

The Corporation desires to amend the Charter by adding the following as a new section in Article VI of the Articles:

Section 5. At each annual meeting of the stockholders of the Corporation, Directors elected at such meeting shall serve for a one-year term expiring at the next annual meeting of stockholders and until their successors are elected and qualify or until their earlier death, resignation or removal. Vacancies occurring by resignation, enlargement of the Board of Directors, or otherwise shall be filled as specified in the Bylaws.”

This amendment to the Charter has been approved by the Board of Directors of the Corporation and by the shareholders of the Corporation.

Except as otherwise expressly stated in this amendment to the Charter, all of the terms and provisions of the Charter shall remain in full force and effect, without amendment or modification.

[signature page follows]









IN WITNESS WHEREOF, the Corporation has caused these Articles of Amendment to be signed in its name and on its behalf by its Senior Vice President and Corporate Counsel and its corporate seal to be hereunder affixed and attested to by its Secretary on this 12th day of May, 2015, and its said Senior Vice President and Corporate Counsel acknowledges under the penalties of perjury that these Articles of Amendment are the corporate act of said Corporation and that, to the best of his knowledge, information and belief, the matters and facts set forth herein are true in all material respects.

                                
HEALTHCARE REALTY TRUST INCORPORATED


/s/ Andrew E. Loope            (seal)    
Andrew E. Loope,
Senior Vice President and Corporate Counsel



ATTEST:


/s/ Robin J. Higgins                    
Robin J. Higgins, Assistant Secretary









HEALTHCARE REALTY TRUST
INCORPORATED
SECOND ARTICLES OF AMENDMENT AND RESTATEMENT
HEALTHCARE REALTY TRUST INCORPORATED, a Maryland corporation, hereby certifies to the Maryland State Department of Assessments and Taxation as follows:
(a)The corporation desires to amend and restate in their entirety its Articles of Amendment and Restatement originally filed on April 8,1993 with the Maryland State Department of Assessments and Taxation;
(b)Immediately before this Second Articles of Amendment and Restatement were adopted, the total number of shares of stock which the corporation had authority to issue was 150,000,000 shares of common stock of the par value of $.01 each and 50,000,000 shares of preferred stock of the par value of $.01 each; and the aggregate par value of all the shares of all classes was $2,000,000;
(c)The provisions set forth in these Second Articles of Amendment and Restatement are all of the provisions of the charter currently in effect;
(d)The provisions of these Second Articles of Amendment and Restatement have been unanimously approved by the entire Board of Directors;
(e)The provisions of these Second Articles of Amendment and Restatement have been unanimously approved by the shareholders of the corporation; and
(f)The text of the Second Articles of Amendment and Restatement is hereby amended and restated to read as hereinbelow set forth in full.






HEALTHCARE REALTY TRUST
INCORPORATED
SECOND ARTICLES OF AMENDMENT AND RESTATEMENT
ARTICLE I NAME
The name of this corporation shall be HEALTHCARE REALTY TRUST INCORPORATED.
ARTICLE II PURPOSES
The purpose for which this corporation is formed is to engage in the ownership of real property and any other lawful act or activity for which corporations may be organized under the General Corporation Law of Maryland as now or hereinafter in force.
ARTICLE III PRINCIPAL OFFICE AND RESIDENT AGENT
The post office address of the principal office of the corporation in the State of Maryland is CSC-Lawyers Incorporating Service Company, c/o James E. Baker, Esq., 100 Light Street, Sixth Floor, Baltimore, Maryland 21202. The name of the resident agent of the corporation in the State of Maryland is The CSC-Lawyers Incorporating Service Company, and the post office address is 100 Light Street, Sixth Floor, Baltimore, Maryland 21202, but this corporation may maintain an office or offices in such other place or places as may be from time to time, fixed by its Board of Directors or as may be fixed by the Bylaws of the corporation.
ARTICLE IV DIRECTORS
The current number of directors of the corporation is eight (8) and their names are: David R. Emery, Errol L. Biggs, Ph.D., Thompson S. Dent, Charles Raymond Fernandez, M.D., Batey M. Gresham, Jr., Marliese E. Mooney, Edwin B. Morris III and John Knox Singleton.
ARTICLE V CAPITAL STOCK
Section 1.    The total number of shares of capital stock which the corporation shall have authority
to issue is Two Hundred Million (200,000,000), of which One Hundred and Fifty Million (150,000,000) shall be shares of Common Stock having a par value of $ .01 per share and Fifty Million (50,000,000) shall be shares of Preferred Stock having a par value of $ .01 per share. The aggregate par value of all of said shares shall be Two Million Dollars ($2,000,000).
Section 2.    The Board of Directors shall have authority to issue the Preferred Stock from time to
time in one or more series and by resolution shall designate with respect to any series of Preferred Stock:





(1)the number of shares constituting such series and the distinctive designation thereof;
(2)the voting rights, if any, of such series;
(3)the rate of dividends payable on such series, the time or times when such dividends will be payable, the preference to, or any relation to, the payment of dividends to any other class or series of stock and whether the dividends will be cumulative or non-cumulative;
(1)whether there shall be a sinking or similar fund for the purchase of shares of such series and, if so, the terms and provisions that shall govern such fund;
(2)the rights of the holders of shares of such series upon the liquidation, dissolution or winding up of the corporation;
(3)the rights, if any, of holders of shares of such series to convert such shares into or to exchange such shares for, shares of any other class or classes or any other series of the same or of any other class or classes of stock of the corporation, the price or prices or rate or rates of exchange, with such adjustments as shall be provided, at which such shares shall be convertible or exchangeable, whether such rights of conversion or exchange shall be exercisable at the option of the holder of the shares of the corporation or upon the happening of a specified event, and any other terms or conditions of such conversion or exchange; and
(4)any other preferences, powers and relative participating, optional or other special rights and qualifications, limitations or restrictions of shares of such series.
ARTICLE VI
PROVISIONS FOR DEFINING, LIMITING AND
REGULATING CERTAIN POWERS OF THE CORPORATION AND
THE BOARD OF DIRECTORS AND SHAREHOLDERS
Section 1.    The Board of Directors shall have the authority without shareholder approval to desig-
nate capital gain allocation to holders of any series or all series of Preferred Stock, to holders of Common Stock, or both; provided that any allocation among holders of any series or class of stock shall be pro rata among such holders in accordance with their ownership interests.
Section 2.    Until the first annual meeting of shareholders and until successors are elected and
qualify, the Board of Directors consists of the individuals named as directors in the Articles of Incorporation. The number of Board of Directors shall be not less than three (3) nor more than nine (9), as determined from time to time by the Board of Directors unless otherwise changed pursuant to the Bylaws.
Section 3.    If the Board of Directors shall, at any time and in good faith, be of the opinion that
direct or indirect ownership of at least 9.9% or more in value of the outstanding stock of the corporation has or may become concentrated in the hands of one owner (after applying the attribution provisions of Section 544 of the Internal Revenue Code of 1986 as amended (the "Code") as modified by Section 856(h) of the Code, hereinafter the "Attribution Provisions"), the Board of Directors shall have the power to refuse to transfer or issue shares of stock of the corporation to any person or entity whose acquisition of such shares would, in the opinion of the Board of Directors, result in the direct or indirect ownership of more than 9.9% in value of the outstanding stock of the corporation (after applying the Attribution Provisions). Any transfer of shares, options, warrants or other securities convertible into shares that would create an individual direct or indirect owner of more than 9.9% in





value of the outstanding stock of this corporation (after applying the Attribution Provisions) shall be deemed void and the intended transferee shall acquire no interest therein. If, notwithstanding the provisions hereof, at any time there is a transfer in violation of the provisions hereof to a transferee that, absent the prohibitions in this Section 3, would cause such owner to own directly or indirectly in excess of 9.9% in value of the outstanding stock of this corporation (after applying the Attribution Provisions) those shares of the corporation that are a part of the most recent transfer and that are in excess of 9.9% in value of the outstanding stock of this corporation shall constitute "Excess Shares." Excess Shares shall have the following characteristics: (i) Excess Shares shall be deemed to have been transferred to the corporation as trustee (the "Trustee") of a trust (the Trust") for the exclusive benefit of such person or persons to whom the Excess Shares shall later be transferred pursuant to (ii) or (v) below; (ii) Subject to the corporation's rights described in (v) below, an interest in the Trust (representing the number of Excess Shares held by the Trust attributable to the intended transferee as a result of the transfer that is void under this Section 3) shall be freely transferable by the intended transferee (a) at a price that does not exceed the price paid by the intended transferee for the Excess Shares in connection with the transfer (in the event Excess Shares are sold [whether or not the transaction is entered into through the facilities of the NYSE] at a price that exceeds the price paid by the intended transferee, such excess will be payable to the corporation upon the demand of the corporation) or (b) if the shares became Excess Shares in a transaction otherwise than for value (e.g., by gift, devise or descent), at a price that does not exceed the market price of the corporation's shares as defined below on the date of the transfer (in either case, the Transfer Price"); provided, however, that the Excess Shares held in the Trust attributable to the intended transferee would not constitute Excess Shares in the hands of the transferee of the interest in the Trust. Upon such transfer, the Excess Shares attributable to the intended transferee shall be removed from the Trust and transferred to the transferee of the interest in the Trust and shall no longer be Excess Shares, and the intended transferee's interest in the Trust shall be extinguished; (iii) Excess Shares shall not have any voting rights, and shall not be considered for the purpose of any shareholder vote or determining a quorum at the annual meeting or any special meeting of shareholders, but shall continue to be reflected as issued and outstanding stock of the corporation; (iv) No dividends or other distributions shall be paid with respect to Excess Shares; any dividends paid in error to an intended transferee prior to the discovery by the corporation that the intended transfer is void under this Section 3 will be payable back to the corporation upon demand; (v) Excess Shares shall be deemed to have been offered for sale to the corporation or its designee at the lesser of the Transfer Price and the market price of the corporation's shares on the date of acceptance of the offer. The corporation shall have the right to accept such offer for a period of ninety (90) days after the date the Board of Directors determines in good faith that a transfer that, absent the provisions of this Section 3 would have made the intended transferee the holder of Excess Shares has taken place. Prior to any transfer of an interest in the Trust pursuant to paragraph (ii) above, notice of the transfer must be given to the corporation by the intended transferee, and the corporation must (a) waive in writing its right to accept the offer described in this paragraph (v) and (b) make a good faith determination that the Excess Shares held in the Trust attributable to the intended transferee would not constitute Excess Shares in the hands of the transferee of the interest in the Trust. For purposes of this Section 3 market price shall mean the purchase price for any shares of stock shall be equal to the fair market value of the shares reflected in the closing sales price for the shares, if then listed on a national securities exchange, or the average of the closing sales prices for the shares if then listed on more than one national securities exchange, or if the shares are not then listed on a national securities exchange, the latest bid quotation for the shares if then traded over-the-counter on the last





business day immediately preceding the day on which notices of such acquisition are sent, or, if no such closing sales prices or quotations are available, then the purchase price shall be equal to the net asset value of such stock as determined by the Board of Directors in accordance with the provisions of applicable law. Nothing in this Article VI shall preclude the settlement of any transaction entered into through the facilities of the NYSE.
Section 4.    The holders of stock of the corporation shall have no preemptive or preferential right
to subscribe for or purchase any stock or securities of the corporation.

ARTICLE VII
AMENDMENTS

Section 1.    Notwithstanding any of the provisions of these Articles or the Bylaws of the Corporation (and notwithstanding the fact that a lesser percentage may be specified by law, these Articles or the Bylaws of the corporation) the affirmative vote of the holders of at least ninety percent (90%) of the "voting stock" of the corporation, voting together as a single class, shall be required to repeal or amend any provision inconsistent with Section 2 or Section 3 of Article VI, Article VII or Article DC.

Section 2.    The corporation reserves the right from time to time to amend, alter or repeal any
provision contained in these Articles of Incorporation in the manner now or hereafter prescribed by statute, and all rights conferred on shareholders herein are subject to this reservation.

Section 3.    Notwithstanding any of the provisions of these Articles or the Bylaws of the corporation (and notwithstanding the fact that a lesser percentage may be specified by law, these Articles or the Bylaws of the corporation), the affirmative vote of the holders of at least ninety percent (90%) of the "voting stock" of the corporation, voting together as a single class, shall be required to repeal or amend any provision of the Bylaws of the corporation.

ARTICLE VIII
PERPETUAL EXISTENCE

The period of the existence of the corporation is to be perpetual.
ARTICLE IX
LIMITATION ON PERSONAL LIABILITY
OF DIRECTORS AND OFFICERS; INDEMNIFICATION
A director or officer shall not be personally liable to the corporation or its shareholders for money damages unless (i) it is proved that the person actually received an improper benefit or profit in money, property, or services, for the amount of the benefit or profit in money, property, or services actually received or (ii) a judgment or other final adjudication adverse to the person is entered in a proceeding, based on a finding in the proceeding that the





person's action, or failure to act, was the result of active and deliberate dishonesty and was material to the cause of action adjudicated in the proceeding.

If the law of the State of Maryland is hereafter amended to authorize corporate action further limiting or eliminating the personal liability of directors or officers or expanding such liability, then the liability of directors or officers to the corporation or its shareholders shall be limited or eliminated to the fullest extent permitted by Maryland law as so amended from time to time. Any repeal or modification of this Article IX by the shareholders of the corporation shall be prospective only, and shall not adversely affect any limitation on the personal liability of a director or officer or the corporation existing at the time of such repeal or modification.

The corporation shall indemnify directors, officers, employees and agents to the fullest extent permitted by the law of the State of Maryland. The corporation may purchase and maintain liability insurance, or make other arrangements for such obligations or otherwise, to the extent permitted by the law of the State of Maryland, whether or not the corporation would have the power to indemnify against liability under the provisions of such law.

ARTICLE X REMOVAL OF DIRECTORS

Any director of the corporation may be removed only for cause (i) by the vote of holders of eighty percent (80%) of the outstanding shares of the corporation, or (ii) by the unanimous vote of all of the other members of the Board of Directors. Cause shall mean the director's willful dishonesty towards, fraud upon, or deliberate injury or attempted injury to the corporation.

IN WITNESS WHEREOF, Healthcare Realty Trust Incorporated, has caused these Articles of Amendment and Restatement to be signed in its name and on its behalf by David R. Emery and attested by Rita Hicks Todd, this 4th day of May, 1993.

HEALTHCARE REALTY TRUST INCORPORATED


By:    /s/ David R. Emery    
David R. Emery, President


ATTEST:

By:    /s/ Rita H. Todd            
Rita Hicks Todd, Secretary







VERIFICATION
THE UNDERSIGNED, President of Healthcare Realty Trust Incorporated, a Maryland corporation, who executed on behalf of said corporation, the foregoing Second Articles of Amendment and Restatement, of which this certificate is made a part, hereby acknowledges, in the name and on behalf of said corporation, the foregoing Second Articles of Amendment and Restatement to be the corporate act of said corporation and further certifies that, to the best of his knowledge, information, and belief, the matters and facts set forth therein with respect to the approval thereof are true in all material respects, under the penalties of perjury.

/s/ David R. Emery
David R. Emery, President







NOTICE OF CHANGE OF ADDRESS
OF RESIDENT AGENT


To the State Department of Assessments and Taxation
State of Maryland

1.    The undersigned resident agent hereby notifies you of its change of address from, 100 Light Street, Sixth Floor, Baltimore, MD 21202 to:

11 East Chase Street
Baltimore, MD 21202

2.    Attached is a list of the names of the corporations and limited partnerships formed under the laws of the State of Maryland for which the aforesaid change is effective.

3.    The aforesaid change is effective on May 19, 1997.

4.    For all of the corporations and limited partnerships which on your records show the undersigned resident agent’s “old address” as their principal office, the undersigned resident agent hereby notifies you of the change of their principal office address from the aforesaid “old address” to the aforesaid “new address”.

5.    The undersigned resident agent has notified the corporations and limited partnership in writing of the changes hereinabove stated.

CSC-Lawyers Incorporating Service Company

                                        
Lisa G. Mulligan
Assistant Vice President
ARMSTRONG TELEPHONE COMPANY
VANGUARD HIGH YIELD STOCK FUND, INC.
TISHMAN CONSTRUCTION CORPORATION OF MARYLAND
VANGUARD QUALIFIED DIVIDEND PORTFOLIO HI, INC.
HORIZON INCOME SHARES, INC.
DISCOVERY INCOME SHARES, INC.
NAVIGATOR INCOME SHARES, INC.
LEXINGTON TECHNICAL STRATEGY FUND, INC.
ASSOCIATION ADVISERS FUNDS. INC
THE TOY PLACE, INC.
CELLULAR DYNAMICS TELEPHONE COMPANY OF MARYLAND, INC.





K.C. SCANDINAVIA IMPORT/EXPORT, LTD.
TURNER CORPORATION
VESTIGE, INC.
THE INTEGRITY PORTFOLIOS, INC.
HEALTHCARE REALTY TRUST INCORPORATED
ELASCO FINANCE CORPORATION
CATTLE CARE INC.
PBHG BALTIMORE BEVERAGE CORPORATION
CHARLES E. SMITH RESIDENTIAL REALTY, INC.
LENSYL, INC.
AMERICAN INGENUITY, INC.
BIENES INCORPORATED
LUU BROTHERS, INC.
METROPOLITAN CHILDREN'S CENTER, INC.
GROUP PLAN ADMINISTRATORS, INC.
CONSOLIDATED ENGINEERING SERVICES, INC.
SMITH REALTY COMPANY
SMITH MANAGEMENT CONSTRUCTION, INC.
MARYLAND MARITIME, INC.
DEEP CREEK CABLE TV, LIMITED PARTNERSHIP







ARTICLES SUPPLEMENTARY OF
HEALTHCARE REALTY TRUST INCORPORATED

Healthcare Realty Trust Incorporated, a corporation organized and existing under the laws of the State of Maryland (the "Corporation"), hereby certifies to the State Department of Assessments and Taxation of Maryland that:

FIRST: Under a power contained in Article V of the Corporation's Second Articles of Amendment and Restatement, including these Articles Supplementary (the "Charter"), the Board of Directors, by unanimous approval on June 8, 1998, has classified and designated 3,000,000 shares (the "Shares") of Preferred Stock (as defined in the Charter) as a separate class of preferred stock to be known as 8 7/8% Series A Voting Cumulative Preferred Stock, $.01 par value per share ("Series A Preferred Stock"), with the preferences, rights, voting powers, restrictions, limitations as to dividends, qualifications, and term and conditions of redemption as follows:

8 7/8% Series A Voting Cumulative Preferred Stock

(A)
Certain Definitions:

Unless the context otherwise requires, the terms defined in this paragraph (A) shall have, for all purposes of the provisions of the Charter in respect of the Series A Preferred Stock, the meanings herein specified (with terms defined in the singular having comparable meanings when used in the plural).

Business Day. The term "Business Day" shall mean any day, other than a Saturday or Sunday, that is neither a legal holiday nor a day on which banking institutions in New York City are authorized or required by law, regulation or executive order to close.

Code. The term "Code" shall mean the Internal Revenue Code of 1986, as amended from time to time.

Common Stock. The term "Common Stock" shall mean the common stock, $.01 par value per share, of the Corporation.

Dividend Payment Date. The term "Dividend Payment Date" shall have the meaning set forth in subparagraph (C)(2) below.

Dividend Period. The term "Dividend Period" shall mean the period from, and including, the Initial Issue Date to, but not including, the first Dividend Payment Date and thereafter, each quarterly period from, and including, the Dividend Payment Date to, but not including, the next Dividend Payment Date.

Dividend Record Date. The term "Dividend Record Date" shall mean the first day of the calendar month in which the applicable Dividend Payment Date falls or on such other date designated by the Board of Directors





of the Corporation for the payment of the dividends that is not more than 30 nor less than ten days prior to such Dividend Payment Date.

Excess Shares. The term "Excess Shares" shall have the meaning set forth in Article VI of the Articles.

Initial Issue Date. The term "Initial Issue Date" shall mean the date shares of Series A Preferred Stock are first issued by the Corporation.

Liquidation Preference. The term "Liquidation Preference" shall mean $25.00 per share.

Redemption Date. The term "Redemption Date" shall have the meaning set forth in subparagraph (E)(1) below.

Redemption Price. The term "Redemption Price" shall mean a price per share equal to $25.00 together with accrued and unpaid dividends, if any, thereon to the Redemption Date.

REIT. The term "REIT" shall mean a real estate investment trust under Section 856 of the Code.

Series A Preferred Stock. The term "Series A Preferred Stock" shall mean the 8 7/8% Series A Voting Cumulative Preferred Stock. $.01 par value per share, of the Corporation.

(B)
Rank. The Series A Preferred Stock shall, with respect to dividend rights and rights upon liquidation, dissolution or winding up of the Corporation, rank (a) senior to all classes or series of Common Stock of the Corporation, and to all equity securities ranking junior to such Series A Preferred Stock; (b) on a parity with all equity securities issued by the Corporation the terms of which specifically provide that such equity securities rank on a parity with the Series A Preferred Stock; and (c) junior to all equity securities issued by the Corporation the terms of which specifically provide that such equity securities rank senior to the Series A Preferred Stock. The term "equity securities" shall not include convertible debt securities.

(C)
Dividends.

(1)The record holders of the then outstanding shares of Series A Preferred Stock shall be entitled to receive cumulative preferential cash dividends, when and as authorized by the Board of Directors of the Corporation, out of funds legally available for payment of dividends, at the rate of 8 7/8% per annum of the Liquidation Preference (equivalent to a fixed annual amount of $25.00 per share).

(2)Dividends on shares of Series A Preferred Stock shall accrue and be cumulative from the Initial Issue Date. Dividends shall be payable quarterly in arrears on or before the last Business Day in February, May, August and November of each year (each, a "Dividend Payment Date"), commencing in November, 1998. The amount of dividends payable on Series A Preferred Stock for each full Dividend





Period shall be computed by dividing by four the annual dividend rate set forth in subparagraph (C)(1) above. Dividends payable in respect of the first Dividend Period and any subsequent Dividend Period which is less than a full Dividend Period in length will be prorated and computed on the basis of a 360-day year consisting of 12 30-day months. Dividends shall be paid to the holders of record of the Series A Preferred Stock as their names appear on the stock transfer records of the Corporation at the close of business on the Dividend Record Date for such dividends. Dividends in respect of any past Dividend Periods that are in arrears may be authorized and paid at any time to holders of record on the Dividend Record Date thereof. Any dividend payment made on shares of Series A Preferred Stock shall be first credited against the earliest accrued but unpaid dividend due which remains payable.
(3)No dividends on shares of Series A Preferred Stock shall be authorized by the Board of Directors of the Corporation or paid or set apart for payment by the Corporation at such time as the terms and provisions of any agreement of the Corporation, including any agreement relating to its indebtedness, prohibits such authorization, payment or setting apart for payment or provides that such authorization, payment or setting apart for payment would constitute a breach hereof or a default thereunder, or if such authorization or payment shall be restricted or prohibited by law.
(4)Notwithstanding the foregoing, dividends on the Series A Preferred Stock will accrue whether or not the terms and provisions set forth in subparagraph (C)(3) hereof at any time prohibit the current payment of dividends, whether or not there are funds legally available for the payment of such dividends and whether or not such dividends are authorized. Accrued but unpaid dividends on the Series A Preferred Stock will accumulate as of the Dividend Payment Date on which they first become payable. Except as set forth in the next sentence, no dividends will be authorized or paid or set apart for payment on any stock of the Corporation or any other series of Preferred Stock ranking as to dividends on a parity with or junior to the Series A Preferred Stock (other than a dividend in shares of Common Stock or in shares of any other class of stock ranking junior to the Series A Preferred Stock as to dividends and upon liquidation) for any period unless full cumulative dividends have been paid or set apart for such payment on the Series A Preferred Stock for all past Dividend Periods and the then current Dividend Period. When dividends are not paid in full (or a sum sufficient for such full payment is not so set apart) upon the Series A Preferred Stock and the shares of any other series of Preferred Stock ranking on a parity as to dividends with the Series A Preferred Stock, all dividends authorized upon the Series A Preferred Stock and any other series of Preferred Stock ranking on a parity as to dividends with the Series A Preferred Stock shall be authorized pro rata so that the amount of dividends authorized per share of Series A Preferred Stock and such other series of Preferred Stock shall in all cases bear to each other the same ratio that accrued dividends per share on the Series A Preferred Stock and such other series of Preferred Stock (which shall not include any accrual in respect of unpaid dividends for prior Dividend Periods if such Preferred Stock does not have a cumulative dividend) bear to each other. No interest, or sum of money in lieu of interest, shall be payable in respect of any dividend payment or payments on the Series A Preferred Stock which may be in arrears.
(5)Except as provided in subparagraph (C)(4), unless full cumulative dividends on the Series A Preferred Stock have been or contemporaneously are authorized and paid or authorized and a sum sufficient for the payment thereof is set apart for payment for all past Dividend Periods and the then current Dividend Period, no dividends (other than in shares of Common Stock or other shares of stock





ranking junior to the Series A Preferred Stock as to dividends and upon liquidation) shall be authorized or paid or set aside for payment nor shall any other distribution be authorized or made upon the Common Stock, or any other stock of the Corporation ranking junior to or on a parity with the Series A Preferred Stock as to dividends or upon liquidation, nor shall any shares of Common Stock, or any other shares of stock of the Corporation ranking junior to or on a parity with the Series A Preferred Stock as to dividends or upon liquidation be redeemed, purchased or otherwise acquired for any consideration (or any monies be paid to or made available for a sinking fund for the redemption of any such shares) by the Corporation (except by conversion into or exchange for other stock of the Corporation ranking junior to the Series A Preferred Stock as to dividends and upon liquidation). Holders of shares of the Series A Preferred Stock shall not be entitled to any dividend, whether payable in cash, property or stock, in excess of full cumulative dividends on the Series A Preferred Stock as provided above. Any dividend payment made on shares of the Series A Preferred Stock shall be credited against the earliest accrued but unpaid dividend due with respect to such shares which remains payable.
(6)If, for any taxable year, the Corporation elects to designate as "capital gain dividends" (as defined in Section 856 of the Code) any portion (the "Capital Gains Amount") of the dividends paid or made available for the year to holders of all classes of stock (the "Total Dividends"), then the Capital Gains Amount allocable to holders of the Series A Preferred Stock shall be the amount that the total dividends paid or made available to the holders of the Series A Preferred Stock for the year bears to the Total Dividends.

(D)
Liquidation Preference.

(1)Upon any voluntary or involuntary liquidation, dissolution or winding up of the affairs of the Corporation, the holders of Series A Preferred Stock shall be entitled to receive out of the assets of the Corporation legally available for distribution to its stockholders a distribution in cash or property at its fair market value as determined by the Board of Directors of the Corporation in the amount of the Liquidation Preference plus an amount equal to all dividends accrued and unpaid thereon to the date of such liquidation, dissolution or winding up, before any distribution of assets is made to holders of Common Stock or any other class or series of stock of the Corporation that ranks junior to the Series A Preferred Stock as to liquidation rights.

(2)In the event that, upon any such voluntary or involuntary liquidation, dissolution or winding up, the legally available assets of the Corporation are insufficient to pay the amount of the Liquidation Preference plus an amount equal to all dividends accrued and unpaid on all outstanding shares of the Series A Preferred Stock and the corresponding amounts payable on each class or series of stock ranking on a parity with the Series A Preferred Stock as to the distribution of assets upon liquidation, dissolution or winding up of the affairs of the Corporation, then the holders of the Series A Preferred Stock and all such other classes or series of stock shall share ratably in any such distribution of assets in proportion to the full liquidating distributions to which they would otherwise be respectively entitled.






(3)After payment of the full amount of liquidating distributions to which they are entitled, the holders of the Series A Preferred Stock will have no right or claim to any of the remaining assets of the Corporation.

(4)Written notice of any such liquidation, dissolution or winding up of the Corporation stating the payment date or dates when, and the place or places where, the amounts distributable in such
circumstances shall be payable, shall be given no less than 30 nor 60 days prior to the payment date stated therein, to each record holder of the Series A Preferred Stock.

(5)    Neither the consolidation or merger of the Corporation with or into any other corporation, trust or entity or of any other corporation with or into the Corporation, nor the sale, lease or conveyance of all or substantially all of the property or business of the Corporation to another corporation or any other entity, shall be deemed to constitute a liquidation, dissolution or winding up of the Corporation within the meaning of this paragraph (D).

(6)    In determining whether a distribution by dividend, redemption or other acquisition of shares of the Corporation or otherwise is permitted under Maryland law, no effect shall be given to amounts that would be needed, if the Corporation were to be dissolved at the time of the distribution, to satisfy the preferential rights upon dissolution of shareholders whose preferential rights on dissolution are superior to those receiving the distribution.

(E)
Redemption by the Corporation.

(1)The Series A Preferred Stock is not redeemable prior to September 30, 2002. On or after September 30, 2002, the Corporation, at its option upon not less than 30 nor more than 60 days written notice, may redeem shares of the Series A Preferred Stock, in whole or in part, at any time or from time to time (the "Redemption Date"), for cash at the Redemption Price, without interest. If less than all of the outstanding Series A Preferred Stock is to be redeemed, the Series A Preferred Stock to be redeemed shall be selected pro rata (as nearly as may be practicable without creating fractional shares) or by any other equitable method determined by the Corporation.

(2)(a)    The Redemption Price of the Series A Preferred Stock may be paid solely from proceeds of the sale of the capital stock of the Corporation and not from any other source. For purposes of the preceding sentence, "capital stock" means any equity securities (including Common Stock and Preferred Stock) shares, interests, participation or other ownership interests (however designated) and any rights (other than debt securities convertible into or exchangeable for equity securities) or options to purchase any of the foregoing.

(b)    Unless full cumulative dividends on all shares of Series A Preferred Stock shall have been or contemporaneously are authorized and paid or authorized and a sum sufficient for the payment thereof set apart for payment for all past Dividend Periods and the then current Dividend





Period, no shares of Series A Preferred Stock shall be redeemed unless all outstanding shares of Series A Preferred Stock are simultaneously redeemed, and the Corporation shall not purchase or otherwise acquire directly or indirectly any shares of Series A Preferred Stock (except by exchange for capital stock of the Corporation ranking junior to the Series A Preferred Stock as to dividends and upon liquidation); provided, however, that the foregoing shall not prevent the purchase or acquisition of shares of Series A Preferred Stock pursuant to a purchase or exchange offer made on the same terms to holders of all outstanding shares of Series A Preferred Stock.

(3)    Immediately prior to any redemption of Series A Preferred Stock, the Corporation shall pay, in cash, any accumulated and unpaid dividends through the Redemption Date, unless a Redemption Date falls after a Dividend Record Date and prior to the corresponding Dividend Payment Date, in which cash each holder of Series A Preferred Stock at the close of business on such Dividend Record Date shall be entitled to the dividend payable on such shares on the corresponding Dividend Payment Date notwithstanding the redemption of such shares before such Dividend Payment Date. Except as provided above, the Corporation will make no payment or allowance for unpaid dividends, whether or not in arrears, on Series A Preferred Stock which is redeemed.

(4)    (a)    Notice of redemption will be given by publication in a newspaper of general circulation in the City of New York, such publication to be made once a week for two successive weeks commencing not less than 30 nor more than 60 days prior to the Redemption Date. A similar notice will be given by the Corporation, not less than 30 nor more than 60 days prior to the Redemption Date, addressed to the respective holders of record of the Series A Preferred Stock to be redeemed. No failure to give such notice or any defect thereof or in the sending thereof shall affect the validity of the proceedings for the redemption of any shares of Series A Preferred Stock except as to the holder to whom notice was defective or not given.

(b)    In addition to any information required by law or by the applicable rules of any exchange upon which Series A Preferred Stock may be listed or admitted to trading, such notice shall state: (i) the Redemption Date; (ii) the Redemption Price; (iii) the number of shares of Series A Preferred Stock to be redeemed; (iv) the place or places where the certificates representing the shares of Series A Preferred Stock are to be surrendered for payment of the Redemption Price; and (v) that dividends on the shares to be redeemed will cease to accrue on such Redemption Date. If less than all of the Series A Preferred Stock held by any holder is to be redeemed, the notice mailed to such holder shall also specify the number of shares of Series A Preferred Stock held by such holder to be redeemed.

(c)    If notice of redemption of any shares of Series A Preferred Stock has been given and if the funds necessary for such redemption have been set aside by the Corporation in trust for the benefit of the holders of any shares of Series A Preferred Stock so called for redemption, then from and after the Redemption Date dividends will cease to accrue on such shares of Series A Preferred Stock, such shares of Series A Preferred Stock shall no longer be deemed outstanding and all rights of the holders of such shares will terminate, except the right to receive the Redemption Price. Holders of Series A Preferred





Stock to be redeemed shall surrender such Series A Preferred Stock at the place designated in such notice and, upon surrender in accordance with said notice of the certificates for shares of Series A Preferred Stock so redeemed (properly endorsed or assigned for transfer, if the Corporation shall so require and the notice shall so state), such shares of the Series A Preferred Stock shall be redeemed by the Corporation at the Redemption Price. In case fewer than all the shares of the Series A Preferred Stock represented by any such certificate are redeemed, a new certificate or certificates shall be issued representing the unredeemed shares of Series A Preferred Stock without cost to the holder thereof.

(5)    The deposit of funds with a bank or trust corporation for the purpose of redeeming Series A
Preferred Stock shall be irrevocable except that:

(a)The Corporation shall be entitled to receive from such bank or trust corporation the interest or other earnings, if any, earned on any money so deposited in trust, and the holder of any shares redeemed shall have no claim to such interest or other earnings; and

(b)Any balance of monies so deposited by the Corporation and unclaimed by the holders of the Series A Preferred Stock entitled thereto at the expiration of two years from the applicable Redemption Date shall be paid, together with any interest or other earnings earned thereon, to the Corporation, and after any such repayment, the holders of the shares entitled to the funds so repaid to the Corporation shall look only to the Corporation for payment without interest or other earnings.

(6)    No Series A Preferred Stock may be redeemed except with funds legally available for the payment of the Redemption Price.

(7)    Any shares of Series A Preferred Stock that shall at any time have been redeemed shall, after such redemption, have the status of authorized but unissued preferred stock, without designation as to series until such shares are once more designated as part of a particular series by the Board of Directors of the Corporation.

(F)
Voting Rights.

(1)Except where a vote by class is provided herein or required by law, the holders of Series A Preferred Stock shall be entitled to one vote per share of Series A Preferred Stock, voting together with the holders of Common Stock, on all matters submitted to stockholders for a vote.

(2)Notwithstanding the foregoing, whenever dividends on any shares of Series A Preferred Stock shall be in arrears for six or more quarterly periods (a "Preferred Dividend Default"), the holders of such shares of Series A Preferred Stock (voting together as a class with all other series of Preferred Stock ranking on a parity with the Series A Preferred Stock as to dividends or upon liquidation ("Parity Preferred") upon which like voting rights have been conferred and are exercisable) will be entitled to vote





for the election of a total of two additional directors of the Corporation (the "Preferred Stock Directors") at a special meeting called by the holders of record of at least 20% of the Series A Preferred Stock or the holders of record of at least 20% of any series of Parity Preferred so in arrears (unless such request is received less than 90 days before the date fixed for the next annual or special meeting of the stockholders) or at the next annual meeting of stockholders, and at each subsequent annual meeting until all dividends accumulated on such shares of Series A Preferred Stock for the past Dividend Periods and the dividend for the then current Dividend Period shall have been fully paid or authorized and a sum sufficient for the payment thereof set aside for payment.

(3)    If and when all accumulated dividends and the dividend for the then current Dividend Period on the Series A Preferred Stock shall have been paid in full or set aside for payment in full, the holders thereof shall be divested of the voting rights set forth in subparagraph (F)(2) above (subject to revesting in the event of each and every Preferred Dividend Default) and, if all accumulated dividends and the dividend for the then current Dividend Period have been paid in full or set aside for payment in full on all series of Parity Preferred upon which like voting rights have been conferred and are exercisable, the term of office of each Preferred Stock Director so elected shall immediately terminate. Any Preferred Stock Director may be removed at any time with or without cause by, and shall not be removed otherwise than by the vote of, the holders of record of a majority of the outstanding shares of the Series A Preferred Stock when they have the voting rights described above (voting together as a class with all series of Parity Preferred upon which like voting rights have been conferred and are exercisable). So long as a Preferred Dividend Default shall continue, any vacancy in the office of a Preferred Stock Director may be filled by written consent of the Preferred Stock Director remaining in office, or if none remains in office, by a vote of the holders of record of a majority of the outstanding shares of Series A Preferred Stock when they have the voting rights described above (voting together as a class with all series of Parity Preferred upon which like voting rights have been conferred and are exercisable). The Preferred Stock Directors shall each be entitled to one vote per director on any matter.

(4)    So long as any shares of Series A Preferred Stock remain outstanding, the Corporation will not, without the affirmative vote or consent of the holders of at least two-thirds of the shares of the Series A Preferred Stock outstanding at the time, given in person or by proxy, either in writing or at a meeting (voting separately as a class), (a) authorize or create, or increase the authorized or issued amount of, any class or series of stock ranking prior to the Series A Preferred Stock with respect to payment of dividends or the distribution of assets upon liquidation, dissolution or winding up or reclassify any authorized stock of the Corporation into such shares, or create, authorize or issue any obligation or security convertible into or evidencing the right to purchase any such shares; or (b) amend, alter or repeal the provisions of the Corporation's Articles, as amended, or these Articles Supplementary whether by merger, consolidation or otherwise (an "Event"), so as to materially and adversely affect any right, preference, privilege or voting power of the Series A Preferred Stock or the holders thereof; provided, however, that with respect to the occurrence of any Event set forth in subparagraph (F)(4)(b) above, so long as the Series A Preferred Stock remains outstanding with the terms thereof materially unchanged, the occurrence of any such Event shall not be deemed to materially and adversely affect such rights,





preferences, privileges or voting power of holders of the Series A Preferred Stock; and provided, further, that (i) any increase in the amount of the authorized Preferred Stock or the creation or issuance of any other series of Preferred Stock, or (ii) any increase in the amount of authorized shares of such series, in each case ranking on a parity with or junior to the Series A Preferred with respect to payment of dividends or the distribution of assets upon liquidation, dissolution or winding up, shall not be deemed to materially and adversely affect such rights, preferences, privileges or voting powers.
(1)The foregoing voting provisions will not apply if, at or prior to the time when the act with respect to which such vote would otherwise be required shall be effected, all outstanding shares of Series A Preferred Stock shall have been redeemed or called for redemption upon proper notice and sufficient funds shall have been deposited in trust to effect such redemption.
(G)    Conversion.    The Series A Preferred Stock is not convertible into or exchangeable for any other
property or securities of the Corporation.
(H)     Notice. All notices to be given to the holders of Series A Preferred Stock shall be given by (i) mail, postage prepaid, by overnight delivery courier service, (ii) by facsimile transmission, or (iii) by personal delivery, to the holders of record, addressed to the address or sent to the facsimile number shown by the records of the Corporation.
(I)    Restrictions on Ownership and Transfer. The shares of Series A Preferred Stock are subject to the
provisions of Article VI of the Charter, including without limitation the provisions relative to Excess Shares.
SECOND: These Articles Supplementary have been approved by the Corporation's Board of Directors in the manner and by the vote required by law.
THIRD: These Articles Supplementary shall be effective at the time the State Department of Assessments and Taxation of Maryland accepts these Articles Supplementary for record.





IN WITNESS WHEREOF, HEALTHCARE REALTY TRUST INCORPORATED has caused these Articles Supplementary to be signed in its name and on its behalf by its Chairman and Chief Executive Officer and attested by its Secretary, on October 14, 1998.

HEALTHCARE REALTY TRUST
INCORPORATED


/s/ David R. Emery        
By: David R. Emery
Chairman and Chief Executive Officer

Attest:

By:    /s/ Rita H. Todd        
Rita H. Todd
Secretary

THE UNDERSIGNED, the Chairman and Chief Executive Officer of HEALTHCARE REALTY TRUST INCORPORATED, acknowledges these Articles Supplementary to be the corporate act of the Corporation as to all matters or facts required to be verified under oath, the undersigned Chairman and Chief Executive Officer acknowledges that to the best of his knowledge, information and belief these matters and facts are true in all material respects and that this statement is made under the penalties of perjury.
/s/ David R. Emery        
By: David R. Emery
Chairman and Chief Executive Officer










ARTICLES OF MERGER

Pursuant to Section 3-102(4), 3-107 and 3-109 of the Maryland General Corporation Law (“MGCL”), the undersigned parties adopt these Articles of Merger for the purposes of merging into a single corporation:

1.
The undersigned parties agree to merge to form a new corporation.

2.
Healthcare Realty of Tennessee, L.P., a Tennessee limited partnership organized on March 20, 1997 (the “Merging Partnership”), shall merge with and into Healthcare Realty Trust Incorporated, a Maryland corporation with its principal office located in Baltimore (the “Merger”). Healthcare Realty Trust Incorporated shall be the successor corporation (“Successor Corporation”).

3.
The terms and conditions of the Merger were advised, authorized and approved by the undersigned parties in the manner and by the vote required by, in the case of the Merging Partnership, its certificate of limited partnership and the laws of the state of Tennessee, and in the case of the Successor Corporation, its charter and the laws of the state of Maryland. The Merger was approved by the general partner and the limited partners of the Merging Partnership by unanimous consent. The Merger was approved by the board of directors of the Successor Corporation by unanimous consent, in accordance with Section 3-105(a)(5) of the MGCL.

4.
There are no amendments to the Successor Corporation’s charter or to the Merging Partnership’s certificate of limited partnership to be effected as part of the Merger.

5.
The Surviving Corporation has authority to issue Two Hundred Million (200,000,000) shares of capital stock, of which One Hundred and Fifty Million (150,000,000) are Common Stock having a par value of $.01 per share and Fifty Million (50,000,000) are Preferred Stock having a par value of $.01 per share. The aggregate par value of all shares is Two Million Dollars ($2,000,000).

6.
There is only one class of limited partnership interests. The sole limited partner of the Merging partnership owns ninety-nine percent (99%) of the overall partnership interests. The general partner of the Merging Partnership owns one percent (1%) of the overall partnership interests.

7.
Manner and basis of conversion: Each unit of limited partnership interest in Healthcare Realty of Tennessee shall be converted into the right to receive Twelve Thousand Six Hundred Nineteen and 71/100 Dollars ($12,619.71).

8.
The effective date of the Merger, for accounting purposes only, is June 30, 1999.







IN WITNESS WHEREOF, the undersigned parties have executed this Certificate of merger on the date listed below.

Dated: July 6, 1999

Healthcare Realty of Tennessee, L.P.

By:    HRT of Tennessee, Inc., a Tennessee
Corporation

Its:    General Partner

By:    /s/ Roger O. West    
Roger O. West, Executive
Vice President

Healthcare Realty Trust Incorporated

By:    /s/ Roger O. West        
Roger O. West, Executive
Vice President






AFFIDAVIT

As attorney-in-fact for Healthcare Realty of Tennessee, L.P., a Tennessee limited partnership, I, J. Adin Lara, hereby certify, in conjunction with the Articles of merger filed concurrently herewith, that Healthcare Realty of Tennessee, L.P., does not own any interest in land in the state of Maryland as of the date hereof.

Dated: July 7, 1999


/s/ J. Adin Lara        
J. Adin Lara













AMENDMENT NO. 3 TO THE AMENDED AND RESTATED BYLAWS
OF
HEALTHCARE REALTY TRUST INCORPORATED

The Amended and Restated Bylaws of Healthcare Realty Trust Incorporated are hereby amended by inserting the following in Article II as new Section 2.16.:
Section 2.16.    Proxy Access for Director Nominations.
Section 2.16.1. Exclusive Method; Eligibility. Notwithstanding the limitations set forth in Section 2.15(c)(1) with respect to the nomination of directors, this Section 2.16 shall be the exclusive method for stockholders to include nominees for director election in the Corporation’s proxy materials. Subject to the terms and conditions of this Section 2.16, in connection with an annual meeting of the stockholders at which directors are to be elected, the Corporation (a) shall include in its proxy statement and on its form of proxy the names of, and (b) shall include in its proxy statement the “Additional Information” (as defined below in Section 2.16.2(d) of this Article II) relating to, a number of nominees specified pursuant to Section 2.16.2(a) of this Article II (the “Authorized Number”) for election to the Board of Directors submitted pursuant to this Section 2.16 (each, a “Stockholder Nominee”), if (a) the Stockholder Nominee satisfies the eligibility requirements in this Section 2.16, (b) the Stockholder Nominee is identified in a timely notice (the “Stockholder Notice”) that satisfies this Section 2.16 and is delivered by a stockholder that qualifies as, or is acting on behalf of, an Eligible Stockholder (as defined below in Section 2.16.2(b) of this Article II), and (c) the Eligible Stockholder satisfies the requirements in this Section 2.16 and expressly elects at the time of the delivery of the Stockholder Notice to have the Stockholder Nominee included in the Corporation’s proxy materials.
Section 2.16.2. Maximum Number; Eligibility; Ownership Requirements.
(a)    The maximum number of Stockholder Nominees appearing in the Corporation’s proxy materials with respect to an annual meeting (the “Authorized Number”) shall not exceed the greater of (i) two or (ii) 20% of the number of directors in office as of the last day on which a Stockholder Notice may be delivered pursuant to this Section 2.16 with respect to the annual meeting, or if such amount is not a whole number, the closest whole number (rounding down) below 20%; provided that the Authorized Number shall be reduced, but not below one, (w) by any Stockholder Nominee whose name was submitted for inclusion in the Corporation’s proxy materials pursuant to this Section 2.16 but whom the Board of Directors decides to nominate as a Board nominee, (x) by any directors in office or director nominees that in either case shall be included in the Corporation’s proxy materials with respect to the annual meeting as an unopposed (by the Corporation) nominee pursuant to an agreement, arrangement or other understanding between the Corporation and a stockholder or group of stockholders (other than any such agreement, arrangement or understanding entered into in connection with an acquisition of capital stock, by the stockholder or group of stockholders, from the Corporation), (y) by any nominees who were previously elected to the Board of Directors as Stockholder Nominees at any of the preceding two annual meetings and who are nominated for election by the Board of Directors as a Board nominee at the annual meeting for which proxy materials are being prepared, and (z) by any Stockholder Nominee who is not included in the Corporation’s proxy materials or is not submitted for director election for any reason, in accordance with the last sentence of Section 2.16.4(b) of this Article II. In the event that one or more vacancies for any reason occurs after the date of the Stockholder Notice but before the annual meeting and the Board of Directors resolves to reduce the size of the Board of Directors in connection therewith, the Authorized Number shall be calculated based on the number of directors in office as so reduced pursuant to Section 3.2 of Article III.
(b)    To qualify as an “Eligible Stockholder,” a stockholder or a group as described in this Section 2.16 must:
(i)     Own and have Owned (as defined below), continuously for at least three years as of the date of the Stockholder Notice, a number of shares (as adjusted to account for any stock dividend, stock split, subdivision, combination, reclassification or recapitalization of the shares of capital stock of the Corporation that are entitled to vote generally in the election of directors) that represents at least 3% of the outstanding shares of capital stock of the Corporation that are entitled to vote generally in the election of directors as of the date of the Stockholder Notice (the “Required Shares”), and





(ii)     thereafter continue to Own the Required Shares through such annual meeting of stockholders.
For purposes of satisfying the ownership requirements of this Section 2.16.2(b), a group of not more than twenty stockholders and/or beneficial owners may aggregate the number of shares of capital stock of the Corporation that are entitled to vote generally in the election of directors that each group member has individually Owned continuously for at least three years as of the date of the Stockholder Notice if all other requirements and obligations for an Eligible Stockholder set forth in this Section 2.16 are satisfied by and as to each stockholder or beneficial owner comprising the group whose shares are aggregated. No shares may be attributed to more than one Eligible Stockholder, and no stockholder or beneficial owner, alone or together with any of its affiliates, may individually or as a member of a group qualify as or constitute more than one Eligible Stockholder under this Section 2.16. A group of any two or more funds shall be treated as only one stockholder or beneficial owner for this purpose if they are (A) under common management and investment control, (B) under common management and funded primarily by a single employer, or (C) part of a “group of investment companies,” as such term is defined in Section 12(d)(1)(G)(ii) of the Investment Company Act of 1940, as amended. For purposes of this Section 2.16, the term “affiliate” or “affiliates” shall have the meanings ascribed thereto under the rules and regulations promulgated under the Exchange Act.
(c)     For purposes of this Section 2.16:
(i)     A stockholder or beneficial owner is deemed to “Own” only those outstanding shares of capital stock of the Corporation that are entitled to vote generally in the election of directors as to which the person possesses both (A) the full voting and investment rights pertaining to the shares and (B) the full economic interest in (including the opportunity for profit and risk of loss on) such shares, except that the number of shares calculated in accordance with clauses (A) and (B) shall not include any shares (1) sold by such person in any transaction that has not been settled or closed, (2) borrowed by the person for any purposes or purchased by the person pursuant to an agreement to resell, or (3) subject to any option, warrant, forward contract, swap, contract of sale, or other derivative or similar agreement entered into by the person, whether the instrument or agreement is to be settled with shares or with cash based on the notional amount or value of outstanding shares capital stock of the Corporation that are entitled to vote generally in the election of directors, if the instrument or agreement has, or is intended to have, or if exercised would have, the purpose or effect of (x) reducing in any manner, to any extent or at any time in the future, the person’s full right to vote or direct the voting of the shares, and/or (y) hedging, offsetting or altering to any degree any gain or loss arising from the full economic ownership of the shares by the person. The terms “Owned,” “Owning” and other variations of the word “Own,” when used with respect to a stockholder or beneficial owner, have correlative meanings. For purposes of clauses (1) through (3), the term “person” includes its affiliates.
(ii)     A stockholder or beneficial owner “Owns” shares held in the name of a nominee or other intermediary so long as the person retains both (A) the full voting and investment rights pertaining to the shares and (B) the full economic interest in the shares. The person’s Ownership of shares is deemed to continue during any period in which the person has delegated any voting power by means of a proxy, power of attorney, or other instrument or arrangement that is revocable at any time by the stockholder.
(iii)     A stockholder or beneficial owner’s Ownership of shares shall be deemed to continue during any period in which the person has loaned the shares if the person has the power to recall the loaned shares on not more than five business days’ notice and (A) the person recalls the loaned shares within five business days of being notified that its Stockholder Nominee shall be included in the Corporation’s proxy materials for the relevant annual meeting, and (B) the person holds the recalled shares through the annual meeting.
(d)    For purposes of this Section 2.16, the “Additional Information” referred to in Section 2.16.1 of this Article II that the Corporation will include in its proxy statement is:
(i)     the information set forth in the Schedule 14N provided with the Stockholder Notice concerning each Stockholder Nominee and the Eligible Stockholder that is required to be disclosed in the Corporation’s proxy statement by the applicable requirements of the Exchange Act and the rules and regulations thereunder, and
(ii)     if the Eligible Stockholder so elects, a written statement of the Eligible Stockholder (or, in the case of a group, a written statement of the group), not to exceed 500 words, in support of its Stockholder





Nominee(s), which must be provided at the same time as the Stockholder Notice for inclusion in the Corporation’s proxy statement for the annual meeting (the “Statement”).
Notwithstanding anything to the contrary contained in this Section 2.16, the Corporation may omit from its proxy materials any information or Statement that it, in good faith, believes is untrue in any material respect (or omits a material fact necessary in order to make the statements made, in light of the circumstances under which they are made, not misleading) or would violate any applicable law, rule, regulation or listing standard. Nothing in this Section 2.16 shall limit the Corporation’s ability to solicit against and include in its proxy materials its own statements relating to any Eligible Stockholder or Stockholder Nominee.
 
Section 2.16.3. Stockholder Notice and Other Informational Requirements.
(a)    The Stockholder Notice shall set forth all information, representations and agreements required under Section 2.15 of this Article II, including the information required with respect to (i) any nominee for election as a director, (ii) any stockholder giving notice of an intent to nominate a candidate for election, and (iii) any stockholder, beneficial owner or other person on whose behalf the nomination is made under this Section 2.16. In addition, such Stockholder Notice shall include:
(i)     a copy of the Schedule 14N that has been or concurrently is filed with the SEC under the Exchange Act,
(ii)     a written statement of the Eligible Stockholder (and in the case of a group, the written statement of each stockholder or beneficial owner whose shares are aggregated for purposes of constituting an Eligible Stockholder), which statement(s) shall also be included in the Schedule 14N filed with the SEC (A) setting forth and certifying to the number of shares of capital stock of the Corporation that are entitled to vote generally in the election of directors the Eligible Stockholder Owns and has Owned (as defined above in Section 2.16.2(c) of this Article II) continuously for at least three years as of the date of the Stockholder Notice, (B) agreeing to continue to Own such shares through the annual meeting, and (C) regarding whether or not it intends to maintain Ownership of the Required Shares for at least one year following the annual meeting,
(iii)     the written agreement of the Eligible Stockholder (and in the case of a group, the written agreement of each stockholder or beneficial owner whose shares are aggregated for purposes of constituting an Eligible Stockholder) addressed to the Corporation, setting forth the following additional agreements, representations, and warranties:
(A)     it shall provide (1) within five business days after the date of the Stockholder Notice, one or more written statements from the record holder(s) of the Required Shares and from each intermediary through which the Required Shares are or have been held, in each case during the requisite three-year holding period, specifying the number of shares that the Eligible Stockholder Owns, and has Owned continuously in compliance with this Section 2.16, (2) within five business days after the record date for the annual meeting both the information required under clauses (iii)(B) and Section 2.15(b) and written statements from the record holder(s) and intermediaries as required under clause (A)(1) verifying the Eligible Stockholder’s continuous Ownership of the Required Shares, in each case, as of such date, and (3) immediate notice to the Corporation if the Eligible Stockholder ceases to own any of the Required Shares prior to the annual meeting,
(B)     it (1) acquired the Required Shares in the ordinary course of business and not with the intent to change or influence control at the Corporation, and does not presently have this intent, (2) has not nominated and shall not nominate for election to the Board of Directors at the annual meeting any person other than the Stockholder Nominee(s) being nominated pursuant to this Section 2.16, (3) has not engaged and shall not engage in, and has not been and shall not be a participant (as defined in Item 4 of Exchange Act Schedule 14A) in, a solicitation within the meaning of Exchange Act Rule 14a-1(l), in support of the election of any individual as a director at the annual meeting other than its Stockholder Nominee(s) or any nominee(s) of the Board of Directors, and (4) shall not distribute to any stockholder any form of proxy for the annual meeting other than the form distributed by the Corporation, and
(C)     it will (1) assume all liability stemming from any legal or regulatory violation arising out of the Eligible Stockholder’s communications with the stockholders of the Corporation or out of the information that the Eligible Stockholder provided to the Corporation, (2) indemnify and hold harmless the Corporation and each of its directors, officers and employees individually against any liability, loss or damages in connection with





any threatened or pending action, suit or proceeding, whether legal, administrative or investigative, against the Corporation or any of its directors, officers or employees arising out of the nomination or solicitation process pursuant to this Section 2.16, (3) comply with all laws, rules, regulations and listing standards applicable to its nomination or any solicitation in connection with the annual meeting, (4) file with the SEC any solicitation or other communication by or on behalf of the Eligible Stockholder relating to the Corporation’s annual meeting of stockholders, one or more of the Corporation’s directors or director nominees or any Stockholder Nominee, regardless of whether the filing is required under Exchange Act Regulation 14A, or whether any exemption from filing is available for the materials under Exchange Act Regulation 14A, and (5) at the request of the Corporation, promptly, but in any event within five business days after such request (or by the day prior to the day of the annual meeting, if earlier), provide to the Corporation such additional information as reasonably requested by the Corporation, and
(iv)     in the case of a nomination by a group, the designation by all group members of one group member that is authorized to act on behalf of all members of the group with respect to the nomination and matters related thereto, including withdrawal of the nomination, and the written agreement, representation, and warranty of the Eligible Stockholder that it shall provide, within five business days after the date of the Stockholder Notice, documentation reasonably satisfactory to the Corporation demonstrating that the number of stockholders and/or beneficial owners within such group does not exceed twenty, including whether a group of funds qualifies as one stockholder or beneficial owner within the meaning of Section 2.16.2(b) of this Article II.
(b)     To be timely under this Section 2.16, the Stockholder Notice must be delivered by a stockholder to the Secretary at the principal executive offices of the Corporation not later than the Close of Business (as defined below) 120 days and not earlier than the Close of Business 150 days before the first anniversary of the date (as stated in the Corporation’s proxy materials) the definitive proxy statement was first released to stockholders in connection with the prior year’s annual meeting of stockholders, provided that, if during the prior year the Corporation did not hold an annual meeting, or if the date of the annual meeting for the current year is more than 30 days before or after the date of the annual meeting in the prior year, then the Stockholder Notice must be so delivered not earlier than the Close of Business 150 days before the annual meeting and not later than the Close of Business on the later of the 120th day before such annual meeting or the 10th day following the day on which a public announcement (as defined above in Section 2.15(c)(2)) of the date of such meeting is first made by the Corporation. In no event shall an adjournment or recess of an annual meeting, or a postponement of an annual meeting for which notice of the meeting has already been given to stockholders or public announcement of the meeting date has already been made, commence a new time period (or extend any time period) for the giving of the Stockholder Notice as described above. “Close of Business” shall mean 5:00 p.m. local time at the principal executive offices of the Corporation on any calendar day, whether or not the day is a business day.
(c)     The Stockholder Notice shall include, for each Stockholder Nominee, all written and signed representations and agreements and all completed and signed questionnaires required pursuant to Section 2.15. At the request of the Corporation, the Stockholder Nominee must promptly, but in any event within five business days after such request, submit all completed and signed questionnaires required of the Corporation’s nominees and provide to the Corporation such other information as it may reasonably request.
(d)     In the event that any information or communications provided by the Eligible Stockholder or any Stockholder Nominees to the Corporation or its stockholders is not, when provided, or thereafter ceases to be, true, correct and complete in all material respects (including omitting a material fact necessary to make the statements made, in light of the circumstances under which they were made, not misleading), such Eligible Stockholder or Stockholder Nominee, as the case may be, shall promptly notify the Secretary and provide the information that is required to make such information or communication true, correct, complete and not misleading; it being understood that providing any such notification shall not be deemed to cure any defect or limit the Corporation’s right to omit a Stockholder Nominee from its proxy materials as provided in this Section 2.16.
(e)    All information provided pursuant to this Section 2.16.3 shall be deemed part of the Stockholder Notice for purposes of this Section 2.16.
Section 2.16.4    Omission of Stockholder Nominees; Other Procedures





(a)     Notwithstanding anything to the contrary contained in this Section 2.16, the Corporation may omit from its proxy materials any Stockholder Nominee, and such nomination shall be disregarded and no vote on such Stockholder Nominee shall occur, notwithstanding that proxies in respect of such vote may have been received by the Corporation, if:
(i)     the Eligible Stockholder or Stockholder Nominee breaches any of its agreements, representations or warranties set forth in the Stockholder Notice or otherwise submitted pursuant to this Section 2.16, any of the information in the Stockholder Notice or otherwise submitted pursuant to this Section 2.16 was not, when provided, true, correct and complete, or the Eligible Stockholder or applicable Stockholder Nominee otherwise fails to comply with its obligations pursuant to these Bylaws, including, but not limited to, its obligations under this Section 2.16,
(ii)     the Stockholder Nominee (A) is not independent under the listing standards of any stock exchange or trading market on which the Corporation shall have listed any of its securities for trading, any applicable rules of the SEC and any publicly disclosed standards used by the Board of Directors in determining and disclosing the independence of the Corporation’s directors, (B) does not qualify as independent under the audit committee independence requirements set forth in the rules of the principal U.S. exchange on which shares of the Corporation are listed or as a “non-employee director” under Exchange Act Rule 16b-3, (C) is or has been, within the past three years, an officer or director of a competitor, as defined for the purposes of Section 8 of the Clayton Antitrust Act of 1914, as amended, (D) is a named subject of a pending criminal proceeding (excluding traffic violations and other minor offenses) or has been convicted in a criminal proceeding (excluding traffic violations and other minor offenses) within the past ten years or (E) is subject to any order of the type specified in Rule 506(d) of Regulation D promulgated under the Securities Act of 1933, as amended,
(iii)     the Eligible Stockholder has, or intends to, nominate the Stockholder Nominee through its own proxy materials or the proxy materials of any person other than the Corporation, or
(iv)     the election of the Stockholder Nominee to the Board of Directors would cause the Corporation to violate the Second Articles of Amendment and Restatement of the Corporation, as amended, these Bylaws, or any applicable law, rule, regulation or listing standard.
(b)     An Eligible Stockholder submitting more than one Stockholder Nominee for inclusion in the Corporation’s proxy materials pursuant to this Section 2.16 shall rank such Stockholder Nominees based on the order that the Eligible Stockholder desires such Stockholder Nominees to be selected for inclusion in the Corporation’s proxy materials and include such assigned rank in its Stockholder Notice submitted to the Corporation. In the event that the number of Stockholder Nominees submitted by Eligible Stockholders pursuant to this Section 2.16 exceeds the Authorized Number, the Stockholder Nominees to be included in the Corporation’s proxy materials shall be determined in accordance with the following provisions: one Stockholder Nominee who satisfies the eligibility requirements in this Section 2.16 shall be selected from each Eligible Stockholder for inclusion in the Corporation’s proxy materials until the Authorized Number is reached, going in order of the amount (largest to smallest) of shares of the Corporation each Eligible Stockholder disclosed as Owned in its Stockholder Notice submitted to the Corporation and going in the order of the rank (highest to lowest) assigned to each Stockholder Nominee by such Eligible Stockholder. If the Authorized Number is not reached after one Stockholder Nominee who satisfies the eligibility requirements in this Section 2.16 has been selected from each Eligible Stockholder, this selection process shall continue as many times as necessary, following the same order each time, until the Authorized Number is reached. Following such determination, if any Stockholder Nominee who satisfies the eligibility requirements in this Section 2.16 thereafter is nominated by the Board of Directors, thereafter is not included in the Corporation’s proxy materials or thereafter is not submitted for director election for any reason (including the Eligible Stockholder’s or Stockholder Nominee’s failure to comply with this Section 2.16), no other nominee or nominees shall be included in the Corporation’s proxy materials or otherwise submitted for election as a director at the applicable annual meeting in substitution for such Stockholder Nominee.
(c)     Any Stockholder Nominee who is included in the Corporation’s proxy materials for a particular annual meeting of stockholders but either (i) withdraws from or becomes ineligible or unavailable for election at the annual meeting for any reason, including for the failure to comply with any provision of these Bylaws (provided that in no event shall any such withdrawal, ineligibility or unavailability commence a new time period (or extend any time period) for the giving of a Stockholder Notice) or (ii) does not receive a number of votes cast in favor of his or her election that is at least equal to 25% of the shares present in person or represented by proxy and entitled





to vote in the election of directors, shall be ineligible to be a Stockholder Nominee pursuant to this Section 2.16 for the next two annual meetings.
(d)     Notwithstanding the foregoing provisions of this Section 2.16, unless otherwise required by law or otherwise determined by the Chairman of the Board, the officer of the Corporation presiding at the meeting, or the Board of Directors, if the stockholder delivering the Stockholder Notice does not appear at the annual meeting of stockholders of the Corporation to present its Stockholder Nominee or Stockholder Nominees, such nomination or nominations shall be disregarded, notwithstanding that proxies in respect of the election of the Stockholder Nominee or Stockholder Nominees may have been received by the Corporation. Without limiting the Board of Directors’ power and authority to interpret any other provisions of these Bylaws, the Board of Directors (and any other person or body authorized by the Board of Directors) shall have the power and authority to interpret this Section 2.16 and to make any and all determinations necessary or advisable to apply this Section 2.16 to any persons, facts or circumstances, in each case acting in good faith.

Amended by the Board of Directors of Healthcare Realty Trust Incorporated as of February 12, 2019

_/s/ Andrew E. Loope____________________
Andrew E. Loope, Secretary







AMENDMENT NO. 2 TO THE AMENDED AND RESTATED BYLAWS
OF
HEALTHCARE REALTY TRUST INCORPORATED

The Amended and Restated Bylaws of Healthcare Realty Trust Incorporated are amended as follows:

1.
Article III, Section 3.2 is hereby amended and restated to read as follows:
Section 3.2. Number. Except as set forth below, the number of directors of the Corporation shall be not less than three nor more than nine, as determined from time to time by the Board of Directors of the Corporation, who shall be elected at the annual meeting of the stockholders. If at any time the Corporation has less than three stockholders, the number of directors of the Corporation may be less than three but not less than the number of stockholders. Any action by the Board of Directors or stockholders to reduce the number of directors shall not affect the tenure of office of any director.”
2.
Article III, Section 3.3 is hereby amended and restated to read as follows:
Section 3.3. Terms of Directors. Commencing with the annual meeting of stockholders of the Corporation that is held in the calendar year 2015, all directors shall be elected to hold office for a one-year term expiring at the next annual meeting of stockholders of the Corporation. Directors shall hold office until their successors are duly elected and qualified or until their earlier resignation, death or removal.”
3.
Article III, Section 3.8 is hereby amended and restated to read as follows:
Section 3.8. Vacancies. The stockholders may elect a successor to fill any vacancy on the Board of Directors which results from the removal of a director. A director elected by the stockholders to fill a vacancy which results from the removal of a director serves for the balance of the term of the removed director and until such director’s successor is elected and qualifies. A majority of the remaining directors, whether or not sufficient to constitute a quorum, may fill a vacancy on the Board of Directors that results from any cause except an increase in the authorized number of directors. A majority of the entire Board of Directors may fill a vacancy which results from an increase in the number of directors. A director elected by the Board of Directors to fill a vacancy serves until the next annual meeting of the stockholders and until such director’s successor is elected and qualifies.”






Adopted by the Board of Directors of Healthcare Realty Trust Incorporated on November 4, 2014, to be effective on May 12, 2015

___/s/ Rita H. Todd____________________
Rita H. Todd, Secretary







AMENDMENT NO. 1 TO THE AMENDED AND RESTATED BYLAWS
OF
HEALTHCARE REALTY TRUST INCORPORATED
The Amended and Restated Bylaws of Healthcare Realty Trust Incorporated are amended as follows:

1.
Article VII, Section 7.1 is hereby amended and restated in its entirety to read as follows:

Section 7.1. Certificates For Shares. Shares of the Corporation’s capital stock may be certificated or uncertificated, as provided under the Maryland General Corporation Law. Owners of the Corporation’s capital stock shall be recorded in the share transfer records of the Corporation and ownership of such shares shall be evidenced by a certificate or book entry notation in the share transfer records of the Corporation. Any certificates representing shares of the Corporation’s capital stock shall be in such form as the Board of Directors shall prescribe and contain such information as may be required by the Maryland General Corporation Law or any securities exchanges on which any shares of the Corporation may be listed. At the time of issue or transfer of shares without certificates, the Corporation shall send to the registered owner thereof a written statement of the information required on certificates by the Maryland General Corporation Law. ”

2.
Article VII, Section 7.4 is hereby amended and restated in its entirety to read as follows:

Section 7.4. Transfer Of Shares. Upon surrender to the Corporation or the transfer agent of the Corporation of a certificate for shares duly endorsed or accompanied by proper evidence of succession, assignment or authority to transfer, it shall be the duty of the Corporation to issue a new certificate to the person entitled thereto, cancel the old certificate and record the transaction upon its books. Upon the receipt of proper transfer instructions from the registered owner of uncertificated shares, such uncertificated shares shall be cancelled, issuance of new equivalent uncertificated shares or certificated shares shall be made to the stockholder entitled thereto and the transaction shall be recorded upon the books of the Corporation.”
 
 
 
 
 
 
Amended by the Board of Directors of Healthcare Realty Trust Incorporated as of October 23, 2007
 
 
/s/ Rita H. Todd
Rita H. Todd, Secretary
 
 
 
 
 
 

 
 
 
 
 







AMENDED AND RESTATED
BYLAWS
OF
HEALTHCARE REALTY TRUST INCORPORATED

ARTICLE I
OFFICES


Section 1.1. Principal Office. The principal office of the Corporation shall be located at such place in the State of Maryland as the Corporation’s Board of Directors may from time to time designate.

Section 1.2. Other Offices. The Corporation may also have offices at such other places within or outside the State of Maryland as the Board of Directors may from time to time determine or as the business of the Corporation may require.
 
ARTICLE II
MEETINGS OF THE STOCKHOLDERS

Section 2.1. Place of Meetings. Meetings of the stockholders shall be held at such place within or outside the State of Maryland as shall be specified in the notice of the meeting or in a waiver thereof.
 
Section 2.2. Annual Meeting. An annual meeting of the stockholders shall be held during the month of May of each year on a date and time designated by the Board of Directors and as set forth in the notice of the meeting, for the purpose of electing directors and transacting such other business as may properly be brought before the meeting. Failure to hold an annual meeting or to hold such meeting at the time prescribed herein will not invalidate the Corporation’s existence or affect otherwise valid acts of the Corporation.

Section 2.3. Special Meetings. Special meetings of the stockholders may be called by the Chairman of the Board, the President, the Board of Directors, or by such person or persons as may be authorized by the Corporation’s Charter or by these Bylaws. Except as provided below, the Secretary of the Corporation shall call a special meeting of the stockholders on the written request of stockholders entitled to cast a majority of all the votes entitled to be cast at the meeting. A request for a special meeting shall state the purpose of the meeting and the matters proposed to be acted on at such meeting. The Secretary shall: (a) inform the stockholders who make the request for a special meeting of the reasonably estimated cost of preparing and mailing a notice of and, if applicable, proxy materials in connection with that meeting; and (b) on payment of these costs to the Corporation, notify each stockholder entitled to notice of the meeting. Unless requested by stockholders entitled to cast a majority of all the votes entitled to be cast at the meeting, a special meeting need not be called to consider any matter which is substantially the same as a matter voted on at any special meeting of the stockholders held during the preceding 12 months.


Section 2.4. Notice of Meetings. Not less than ten nor more than 90 days before each meeting of the stockholders, the Secretary of the Corporation shall give written notice of the meeting to (a) each stockholder of record entitled to vote at the meeting and (b) each other stockholder entitled by applicable law to notice of the meeting. The notice shall state the date, time and place of the meeting, and the purpose of the meeting if the meeting is a special meeting or notice of the purpose is required by the Maryland General Corporation Law. Notice is given to a stockholder when it is: (a) personally delivered to the stockholder; (b) left at the stockholder’s residence or usual place of business; (c) mailed to the stockholder at the stockholder’s address as it appears on the records of the Corporation; or (d) transmitted to the stockholder by electronic mail to any electronic mail address of the stockholder or by any other electronic means. If mailed, notice is deemed to be given when deposited in the United States mail, postage prepaid, and addressed to the stockholder at the stockholder’s address as it appears on the records of the Corporation.

Section 2.5. Organization. At every meeting of the stockholders, the Chairman of the Board, or in the case of a vacancy in the office or absence of the Chairman of the Board, one of the following persons





present in the order stated: the President, a chairman designated by the Board of Directors, or a chairman chosen by the stockholders entitled to cast a majority of the votes that all stockholders present in person or by proxy are entitled to cast, shall act as chairman of the meeting, and the Secretary, or, in the Secretary’s absence, an Assistant Secretary, if any, or any person appointed by the chairman of the meeting, shall act as secretary of the meeting.

Section 2.6. Quorum. The holders of shares entitled to vote as a separate voting group may take action on a matter at a meeting only if a quorum exists with respect to that matter. The presence in person or by proxy of stockholders entitled to cast a majority of all the votes entitled to be cast on a matter by a voting group shall constitute a quorum at meetings of stockholders except as otherwise provided by statute or by the Charter with respect to the adoption of any particular matter. Once a share is represented for any purpose at a meeting, the holder is deemed present for quorum purposes for the remainder of the meeting and for any adjournment of that meeting, unless a new record date is or must be set for that adjourned meeting.

Section 2.7. Adjournment. If a quorum is not present or represented at any meeting of the stockholders, the stockholders entitled to vote at such meeting, present in person or represented by proxy, shall have the power to adjourn the meeting from time to time, without further notice other than announcement at the meeting, to a date not more than 120 days after the original record date. At such adjourned meeting at which a quorum is present or represented, any business may be transacted which might have been transacted at the original meeting.

Section 2.8. Majority Rule. Except with respect to the election of directors as provided in Section 3.5, a majority of all the votes cast at a meeting of the stockholders at which a quorum is present is sufficient to approve any matter which properly comes before a meeting of the stockholders, unless the vote of a greater number is required by the Maryland General Corporation Law, the Charter or these Bylaws.

Section 2.9. Voting. Each outstanding share of stock, regardless of class, is entitled to one vote on each matter submitted to a vote at a meeting of the stockholders, unless otherwise provided pursuant to the Charter or by the Maryland General Corporation Law. Voting on any question or in any election may be by voice vote unless the chairman of the meeting orders otherwise or any stockholder demands that voting be by ballot.

Section 2.10. Proxies. Each stockholder entitled to vote at a meeting of the stockholders or to express consent or dissent to corporate action in writing without a meeting may authorize another person or persons to act for the stockholder by proxy by signing a writing authorizing another person to act as proxy. Signing may be accomplished by the stockholder or the stockholder’s authorized agent signing the writing or causing the stockholder’s signature to be affixed to the writing by any reasonable means, including a facsimile signature. A stockholder may authorize another person to act as proxy by transmitting, or authorizing the transmission of, a telegram, cablegram, datagram, electronic mail or any other electronic or telephonic means to the person authorized to act as proxy or to any other person authorized to receive the proxy authorization on behalf of the person authorized to act as the proxy, including a proxy solicitation firm or proxy support service organization. A copy, facsimile telecommunication or other reliable reproduction of the writing or transmission authorized hereunder may be substituted for the original writing or transmission for any purpose for which the original writing or transmission could be used. A proxy shall be filed with the Secretary of the Corporation at or before the time of the meeting. Unless the proxy provides for a longer period, it is not valid more than 11 months after its date. A duly executed proxy shall be irrevocable if it conspicuously states that it is irrevocable and if, and only as long as, it is coupled with an interest sufficient in law to support an irrevocable power. A proxy may be irrevocable regardless of whether the interest with which it is coupled is an interest in the stock to be voted under the proxy or another general interest in the Corporation or its assets or liabilities.
 
Section 2.11. Voting of Shares by Certain Holders. Shares of the Corporation registered in the name of a corporation, partnership, trust or other entity, if entitled to be voted, may be voted by the president or a vice president, a general partner or trustee thereof, as the case may be, or a proxy appointed by any of the foregoing individuals, unless some other person who has been appointed to vote such shares pursuant to a bylaw or a resolution of the governing board of such corporation or other entity or agreement





of the partners of the partnership presents a certified copy of such bylaw, resolution or agreement, in which case such person may vote such shares. Any trustee or other fiduciary may vote shares registered in his or her name as such fiduciary, either in person or by proxy. Shares of the Corporation directly or indirectly owned by it on the applicable record date shall not be voted at any meeting and shall not be counted in determining the total number of outstanding shares entitled to be voted at any given time, unless they are held by it in a fiduciary capacity, in which case they may be voted and shall be counted in determining the total number of outstanding shares at any given time. Shares of the Corporation acquired by it after the applicable record date and before the time of the meeting may be voted at the meeting by the holders of record as of the record date and shall be counted in determining the total number of outstanding shares entitled to be voted at the meeting.

Section 2.12. Stock Ledger; List of Stockholders. The original or a duplicate of the Corporation’s stock ledger shall be kept at the principal office of the Corporation’s transfer agent and registrar. The officer or agent who has charge of the stock ledger books of the Corporation shall prepare and make, at least ten days before each meeting of the stockholders, a complete list of the stockholders entitled to vote at such meeting, arranged in alphabetical order, showing the address of each stockholder and the number of shares registered in the name of each stockholder. Such list shall be open to the examination of any stockholder, for any purpose germane to the meeting, during ordinary business hours for a period of at least ten days prior to the meeting, either at a place within the city where the meeting is to be held, which place shall be specified in the notice of the meeting, or, if not so specified, at the place where the meeting is to be held. Such list shall also be produced and kept at the time and place of the meeting during the whole time thereof, and may be inspected by any stockholder who is present. The stock ledger shall be the only evidence as to who are the stockholders entitled to examine the stock ledger, to be included in the list required by this Section 2.12 or to vote in person or by proxy at any meeting of the stockholders.
 
Section 2.13. Inspectors. The Board of Directors may, at or prior to any meeting of the stockholders, appoint one or more inspectors to act at such meeting or any adjournment thereof. If the inspectors are not so appointed or if any of them fails to appear or act, the chairman of the meeting may, and on the request of any stockholder entitled to vote thereat shall, appoint inspectors. Each inspector, before discharging his or her duties, shall take and sign an oath to execute faithfully the duties of inspector at such meeting with strict impartiality and according to the best of his or her ability. The inspectors shall determine the number of shares represented at the meeting based on their determination of the validity and effect of proxies, and the existence of a quorum, and shall receive votes, ballots or consents, hear and determine all challenges and questions arising in connection with the right to vote, count and tabulate all votes, ballots or consents, determine and report the results, and perform such other acts as are proper to conduct the election and voting with fairness to all stockholders. On request of the chairman of the meeting or any stockholder entitled to vote thereat, the inspectors shall make a report in writing of any challenge, request or matter determined by them and shall execute a certificate of any fact found by them. If there is more than one inspector, the report or certificate of a majority of the inspectors shall be the report of the inspectors. The report of the inspector or inspectors on the number of shares represented at the meeting and the results of the voting shall be prima facie evidence thereof. No director or candidate for the office of director shall act as inspector of an election of directors. Inspectors need not be stockholders.

Section 2.14. Action Without Meeting. Any action required or permitted to be taken at a meeting of the stockholders may be taken without a meeting if the following are filed with the records of meetings of the stockholders: (a) a unanimous written consent which sets forth the action and is signed by each stockholder entitled to vote on the matter; and (b) a written waiver of any right to dissent signed by each stockholder entitled to notice of the meeting but not entitled to vote at such meeting. The affirmative vote of the number of shares which would be necessary to authorize or take action at a meeting of the stockholders pursuant to Section 2.8 is the act of the stockholders without a meeting. Action taken by written consent is effective when the last stockholder signs the consent, unless the consent specifies a different effective date.

Section 2.15. Business to be Transacted at Annual Meetings.

(a) Director Nominations.The Board of Directors, or a nominating committee appointed by the Board of Directors, shall nominate candidates for election to the Board of Directors to be elected at meetings of the stockholders at which directors are to be elected.






(b)    Other Stockholder Proposals.

(1) No business shall be transacted at any annual meeting of the stockholders other than business that is: (i) specified in the Corporation’s notice of meeting (including stockholder proposals included in the Corporation’s proxy materials under Rule 14a-8 of Regulation 14A or any successor rule (“Rule 14a-8”) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), (ii) otherwise brought before the meeting by or at the direction of the Board of Directors, or (iii) a proper subject for the meeting and which is timely submitted by a stockholder of the Corporation who was a stockholder of record both at the time of the stockholder’s submission and at the time of the annual meeting who complies fully with the notice requirements set forth in this Section 2.15(b) in addition to any other applicable law, rule or regulation applicable to such meeting.


(2) For business to be properly submitted by a stockholder before any annual meeting under Section 2.15(b)(1)(iii) above, a stockholder must give timely notice in writing of such business to the Secretary of the Corporation. To be considered timely, a stockholder’s notice must be received by the Secretary at the principal office of the Corporation not earlier than the date which is 150 calendar days nor later than the date which is 120 calendar days before the first anniversary of the date on which the Corporation first mailed its proxy statement to stockholders in connection with the prior year’s annual meeting of the stockholders.

(3) If the Corporation did not hold an annual meeting during the previous year, or if the date of the applicable year’s annual meeting has been advanced by more than 30 calendar days or delayed by more than 60 calendar days from the first anniversary of the date of the previous year’s meeting, then a stockholder’s notice must be received by the Secretary not earlier than the date which is 150 calendar days before the date on which the Corporation first mailed its proxy statement to the stockholders in connection with the applicable year’s annual meeting and not later than the date of the later to occur of (i) 120 calendar days before the date on which the Corporation first mailed its proxy statement to the stockholders in connection with the applicable year’s annual meeting of the stockholders or (ii) ten calendar days after the Corporation’s first public announcement of the date of the applicable year’s annual meeting of the stockholders.

(4) Notwithstanding anything in Section 2.15(b)(2) to the contrary, in the event that the number of directors to be elected to the Board of Directors is increased and there is no public announcement by the Corporation naming all of the nominees for director or specifying the size of the increased Board of Directors at least 70 days prior to the first anniversary of the preceding year’s annual meeting, a stockholder’s notice required by this Section 2.15(b) shall also be considered timely, but only with respect to nominees for any new positions created by such increase, if it shall be delivered to the Secretary of the Corporation not later than the close of business on the tenth day following the day on which such public announcement is first made by the Corporation.

(5) A stockholder’s notice to the Secretary to submit a nomination or other business to an annual meeting of the stockholders shall set forth: (i) the name and address of the stockholder; (ii) the class and number of shares of stock of the Corporation held of record and beneficially owned by such stockholder; (iii) the name(s), including any beneficial owners, and address(es) of such stockholder(s) in which all such shares of stock are registered on the stock transfer books of the Corporation; (iv) a representation that the stockholder intends to appear at the meeting in person or by proxy to submit the business specified in such notice; (v) a brief description of the business desired to be submitted to the annual meeting of the stockholders, the complete text of any resolutions intended to be presented at the annual meeting and the reasons for conducting such business at the annual meeting of the stockholders; (vi) any personal or other material interest of the stockholder in the business to be submitted; (vii) as to each person whom the stockholder proposes to nominate for election or reelection as a director all information relating to such person that is required to be disclosed in solicitations of proxies for election of directors, or is otherwise required, in each case pursuant to Regulation 14A under the Exchange Act (including such person’s written consent to being named in the proxy statement as a nominee and to serving as a director if elected); and (viii) all other information relating to the proposed business which may be required to be disclosed under applicable law. In addition, a stockholder seeking to submit such business at an annual meeting of the stockholders shall promptly provide any other information reasonably requested by the Corporation.







(c)     General.

(1) Only those persons who are nominated in accordance with the procedures set forth in this Section 2.15 shall be eligible for election as directors at an annual meeting of the stockholders. Only business brought before the meeting in accordance with the procedures set forth in this Section 2.15 shall be conducted at a meeting of the stockholders. The chairman of the meeting shall have the power and duty to determine whether a nomination or any business proposed to be brought before the meeting was made in accordance with the procedures set forth in this Section 2.15 and, if the chairman of the meeting determines that any proposed nomination or business is not in compliance with this Section 2.15, to declare that such defective proposal shall be disregarded.

(2) For purposes of this Section 2.15, “public announcement” shall mean disclosure in a press release reported by the Dow Jones News Service, Associated Press, Business Wire or comparable news service or in a document publicly filed by the Corporation with the Securities and Exchange Commission pursuant to the Exchange Act.

(3) Notwithstanding the foregoing provisions of this Section 2.15, a stockholder shall also comply with all applicable requirements of state law, the Exchange Act and the rules and regulations thereunder with respect to the matters set forth in this Section 2.15.

(4) Notwithstanding the foregoing provisions of this Section 2.15, a stockholder who seeks to have any proposal included in the Corporation’s proxy materials shall comply with the requirements of Rule 14a-8 under the Exchange Act, and nothing in this Section 2.15 shall be deemed to affect the rights of stockholders to request inclusion of proposals in, nor the right of the Corporation to exclude proposals from, the Corporation’s proxy statement pursuant to Rule 14a-8 under the Exchange Act.

ARTICLE III
DIRECTORS

Section 3.1. General Powers; Directors Holding Over. The business and affairs of the Corporation shall be managed under the direction of its Board of Directors. In case of failure to elect directors at an annual meeting of the stockholders, the directors holding over shall continue to direct the management of the business and affairs of the Corporation until their successors are elected and qualify.

Section 3.2. Number. Except as set forth below, the number of directors of the Corporation shall be not less than three nor more than nine, as determined from time to time by the Board of Directors of the Corporation, who shall be elected at the annual meeting of the stockholders, except as provided in Section 3.3 below. If at any time the Corporation has less than three stockholders, the number of directors of the Corporation may be less than three but not less than the number of stockholders. Any action by the Board of Directors or stockholders to reduce the number of directors shall not affect the tenure of office of any director.

Section 3.3. Classes. The Board of Directors of the Corporation shall be classified into three classes, equal or approximately equal in number. If the number of directors is not divisible evenly by three, the Board of Directors shall determine the number of directors to be in each class, with each class to be approximately equal in number. Each such class of directors shall be elected for successive terms ending at the annual meeting of the stockholders the third year after election and until his or her successor is elected and qualified. In the event of an increase or decrease in the number of directors, and the number of directors is not divisible evenly by three, the remaining directors by majority vote shall determine the number of directors to be in each class of directors, with each class to be approximately equal in number, to be effective after expiration of the remaining terms of any class which have a reduction in number due to a decrease in the number of directors.

Section 3.4. Independent Directors. At least a majority of the entire Board of Directors shall be Independent Directors, as hereinafter defined. An “Independent Director” shall mean a director who is not: (a) an officer or employee of the Corporation; (b) the beneficial owner of five percent or more of any





class of equity securities of the Corporation, or of any entity that controls, is controlled by, or is under common control with the Corporation; or (c) a person who has a member of his or her immediate family who has one of the foregoing relationships with the Corporation.

Section 3.5. Election And Tenure. Until successors are elected and qualify, the Board of Directors consists of the individuals named as initial directors in the Charter. Each director shall be elected by a plurality of all the votes cast at a meeting of the stockholders at which a quorum is present, and each director elected shall hold office until the end of his or her term as provided herein, and until his or her successor is elected and qualified or until his or her earlier resignation or removal. Each share of stock may be voted for as many individuals as there are directors to be elected and for whose election the share is entitled to be voted.

Section 3.6. Qualifications. Each director of the Corporation shall have the qualifications required by the Charter or these Bylaws. Directors need not be residents of the State of Maryland or stockholders of the Corporation.

Section 3.7. Removal. Any director may be removed: (a) by the stockholders in accordance with the requirements of the Charter; or (b) by the unanimous vote of all of the other members of the Board of Directors.

Section 3.8. Vacancies. The stockholders may elect a successor to fill any vacancy on the Board of Directors which results from the removal of a director. A director elected by the stockholders to fill a vacancy which results from the removal of a director serves for the balance of the term of the removed director and until such director’s successor is elected and qualifies. A majority of the remaining directors, whether or not sufficient to constitute a quorum, may fill a vacancy on the Board of Directors that results from any cause except an increase in the authorized number of directors. A majority of the entire Board of Directors may fill a vacancy which results from an increase in the number of directors and, subject to Section 3.3, determine the class of such additional director or directors. A director elected by the Board of Directors to fill a vacancy serves until the next annual meeting of the stockholders and until such director’s successor is elected and qualifies.

Section 3.9. Lack of Directors. If at any time, by reason of death or resignation or other cause, the Corporation should have no directors in office, then any officer or any stockholder or an executor, administrator, trustee or guardian of a stockholder, or other fiduciary entrusted with like responsibility for the person or estate of a stockholder may call a special meeting of the stockholders in accordance with the provisions of the Charter or these Bylaws, and an election of directors may be held in the manner provided by the Charter, these Bylaws or the Maryland General Corporation Law.
Section 3.10. Resignation. A director may resign at any time by delivering written notice to the Corporation, the Board of Directors, the Chairman of the Board or the President. A resignation is effective when notice is delivered, unless the notice specifies a later effective date.

Section 3.11. Quorum. A majority of the entire Board of Directors shall constitute a quorum for the transaction of business. If a quorum shall not be present at any meeting of the Board of Directors, a majority of the directors present may adjourn the meeting from time to time, without notice other than announcement at the meeting, until a quorum shall be present.

Section 3.12. Annual Meeting. The annual meeting of the Board of Directors for the purpose of electing officers and transacting such other business as may be brought before the meeting shall be held each year as soon as reasonably practicable following the annual meeting of the stockholders. No notice of such meeting shall be necessary in order to legally constitute the meeting, provided a quorum is present. Annual meetings may be held at such places, within or outside the State of Maryland, as may from time to time be determined by the Board of Directors.

Section 3.13. Regular Meetings. Regular meetings of the Board of Directors may be held without notice at such places, within or outside the State of Maryland, on such dates and at such times as may from time to time be determined by the Board of Directors.

Section 3.14. Special Meetings. Special meetings of the Board of Directors may be called by the Chairman of the Board or the President and shall be called by the Secretary on the written request of





two directors. Notice of special meetings of the Board of Directors shall be given to each director at least one day prior to the meeting. Notice need not be in writing. Neither the business to be transacted at, nor the purpose of, any special meeting of the Board of Directors need be specified in the notice or waiver of notice of such meeting. Such meetings shall be held at such places, within or outside the State of Maryland, on such dates and at such times as may be stated in the notice.

Section 3.15. Action Without Meeting. Any action required or permitted to be taken at a meeting of the Board of Directors or of a committee of the Board of Directors may be taken without a meeting, if a unanimous written consent which sets forth the action is: (a) signed by each member of the Board of Directors or committee; and (b) filed with the minutes of proceedings of the Board of Directors or committee. The affirmative vote of the number of directors that would be necessary to authorize or take action at a meeting, pursuant to Section 3.17, is the act of the Board of Directors without a meeting. Action taken by written consent is effective when the last director signs the consent unless the consent specifies a different effective date.

Section 3.16. Meetings by Telephone. Members of the Board of Directors or any committee may participate in a meeting by means of a conference telephone or similar communications equipment provided all persons participating in the meeting can hear each other at the same time. A director participating in such a meeting is deemed to be present in person at the meeting.

Section 3.17. Majority Rule. The action of a majority of the directors present at a meeting at which a quorum is present is the action of the Board of Directors unless the Charter, these Bylaws or the Maryland General Corporation Law requires a greater number.
    
Section 3.18. Interested Director Transactions. No contract or transaction (including, without limitation, a property acquisition or disposition) between the Corporation and any of its directors, or between the Corporation and any other corporation, firm or entity in which any of its directors is a director, or has a material financial interest, shall be void or voidable solely for this reason, or solely because the director is present at the meeting of the Board of Directors or committee which authorizes, approves or ratifies the contract or transaction, or solely because his or her vote is counted for such purpose, if such interested director complies with the requirements of Section 2-419(b) of the Maryland General Corporation Law or the contract or transaction is fair and reasonable to the Corporation. Common or interested directors or the stock owned by them or by an interested corporation, firm or other entity may be counted in determining the presence of a quorum at a meeting of the Board of Directors or of a committee or at a meeting of the stockholders, as the case may be, at which the contract or transaction is authorized, approved or ratified.

Section 3.19. Compensation. The Board of Directors shall have the authority to fix the compensation of directors, including compensation for service on committees. The Board of Directors may delegate this authority to its Compensation Committee as set forth in Section 4.5. Such compensation may include stock options, restricted stock or other securities awarded under a plan approved by the Board of Directors or the stockholders of the Corporation. Directors shall be entitled to reimbursement for any reasonable expenses incurred in attending meetings and otherwise carrying out their duties.

Section 3.20. Organization. At every meeting of the Board of Directors, the Chairman of the Board, or in the case of a vacancy in the office or absence of the Chairman of the Board, the President or, in the absence of the President, a chairman chosen by a majority of the directors present, shall act as chairman of the meeting, and the Secretary, or, in the absence of the Secretary, an Assistant Secretary, if any, or any other person appointed by the chairman of the meeting, shall act as secretary of the meeting.

ARTICLE IV
COMMITTEES

Section 4.1. Appointments and Powers. The Corporation shall have an Executive Committee, an Audit Committee and a Compensation Committee. Each of the Audit Committee and the Compensation Committee shall have as members no less than two Independent Directors. In addition, the Board of Directors may, by resolution or resolutions passed by a majority of the whole Board of Directors, designate one or more other committees composed of one or more directors. The Board of Directors may designate one or more directors as alternative members of a committee who may replace any absent or disqualified





member at any meeting of the committee. Such alternate members shall not be counted for purposes of determining a quorum unless acting for an absent or disqualified member, in which case they shall be counted in the place of the absent or disqualified member. The committee, to the extent provided in said resolution or resolutions or in these Bylaws, shall have and may exercise the powers of the Board of Directors in the management of the business and affairs of the Corporation, except that a committee may not: (i) authorize dividends on shares of the Corporation’s capital stock; (ii) amend these Bylaws; (iii) approve any merger or share exchange which does not require stockholder approval; or (iv) authorize or approve the issuance or sale or contract for sale of shares, except that if the Board of Directors has given general authorization for the issuance of stock providing for or establishing a method or procedure for determining the maximum number of shares to be issued, such committee may authorize or fix the terms and conditions of stock subject to classification or reclassification and the terms on which any stock may be issued in accordance with that general authorization or any stock option or other plan or program adopted by the Board of Directors. Such committee or committees shall have such name or names as may be stated in these Bylaws or as may be determined from time to time by resolution adopted by the Board of Directors. Committees may set their own policies and procedures to the extent consistent with the Maryland General Corporation Law.

Section 4.2. Minutes. Committees shall keep regular minutes of their proceedings and report the same to the Board of Directors when required.

Section 4.3. Executive Committee. The Executive Committee shall act in the absence of the Board of Directors and shall be delegated all of the powers of the Board of Directors except as limited by the Maryland General Corporation Law.

Section 4.4.    Audit Committee. The Audit Committee shall have the special duties described below:
(a) The Audit Committee shall select and engage on behalf of the Corporation, and fix the compensation of, a firm of independent certified public accountants whose duty it shall be to audit the books and accounts of the Corporation and its subsidiaries for the fiscal year in which they are appointed, and who shall report to such Audit Committee.

(b) The Audit Committee shall confer with the independent certified public accountants and shall determine, and from time to time shall report to the Board of Directors upon, the plans and results of the auditing of the books and accounts of the Corporation.

(c) The Audit Committee shall review the services provided by, the independence of, and the fees charged by the independent certified public accountants, and from time to time shall report upon the same to the Board of Directors.

(d) The Audit Committee shall review the adequacy of the Corporation’s internal accounting controls, and from time to time shall report upon the same to the Board of Directors.
(e) The Audit Committee shall have such other powers as may be delegated by the Board of Directors from time to time. None of the members of the Audit Committee shall be officers or employees of the Corporation.

Section 4.5. Compensation Committee. The Compensation Committee shall establish a general compensation policy for the Corporation, shall (subject to any delegated authority under Section 3.19) approve increases in directors’ fees and shall approve increases in salaries paid to officers and senior employees earning an annual base salary in excess of $200,000. The Compensation Committee shall have all the powers of administration under all of the Corporation’s employee benefit plans, including any stock compensation plans, bonus plans, retirement plans, stock purchase plans and medical, dental and insurance plans. In connection therewith, the Compensation Committee shall determine, subject to the provision of the Corporation’s plans, the directors, officers and employees of the Corporation eligible to participate in any of the plans, the extent of such participation, and the terms and conditions under which benefits may be vested, received or exercised.









ARTICLE V
NOTICES

Section 5.1. Notice. Except as otherwise specifically provided herein, notices to the stockholders and directors shall specify the date, time and place of the meeting. Notice is given to a stockholder as provided in Section 2.4. Notice is given to a director when it is: (a) personally delivered or communicated by telephone to the director; (b) left at the director’s residence or usual place of business; (c) mailed to the director at the director’s address as it appears on the records of the Corporation; or (d) transmitted to the director by electronic mail to any electronic mail address of the director or by any other electronic means. If mailed, notice is deemed to be given when deposited in the United States mail, postage prepaid, and addressed to the director at the director’s address as it appears on the records of the Corporation.

Section 5.2. Waiver of Notice. Whenever any notice of the time, place or purpose of a meeting is required to be given to any stockholder or director under the Maryland General Corporation Law, the Charter or these Bylaws, a written waiver, signed by the person entitled to notice and delivered to the Corporation and filed with the Corporation’s minutes or records, whether before or after the time stated therein, shall be deemed equivalent to notice. Neither the business to be transacted at, nor the purpose of, any regular or special meeting of the stockholders, Board of Directors or members of a committee of the Board of Directors need be specified in any written waiver of notice unless required by the Charter, these Bylaws or the Maryland General Corporation Law.

Section 5.3. Attendance Constitutes Waiver. Attendance of a person at a regular or special meeting of the stockholders, the Board of Directors, or any committee of the Board of Directors in person or by proxy shall constitute a waiver of notice of such meeting, except when the person attends a meeting for the express purpose of objecting at the beginning of the meeting to the transaction of any business because the meeting is not lawfully called or convened.

ARTICLE VI
OFFICERS

Section 6.1. Officers. The officers of the Corporation shall consist of a Chairman of the Board, President, Secretary and Treasurer, and may include a Vice Chairman of the Board, a Chief Executive Officer, one or more Vice Presidents (any one or more of which may be designated as a senior or executive vice president), a Chief Financial Officer and one or more assistant vice presidents, assistant treasurers, assistant controllers and assistant secretaries, each of whom shall be elected by the Board of Directors. In addition, the Board of Directors may from time to time appoint such other officers with such powers and duties as they shall deem necessary or desirable. Any number of offices may be held by the same person except the offices of President and Vice President shall not be held by the same person concurrently.

Section 6.2. Election. At the first meeting of the Board of Directors following the annual meeting of the stockholders, or as soon thereafter as is conveniently possible, the Board of Directors shall elect a Chairman of the Board, President, Secretary and Treasurer and such other additional officers, assistant officers and agents as may be deemed necessary. The Board of Directors may elect officers at such additional times as it deems advisable. The election or appointment of an officer shall not by itself create contract rights.

Section 6.3. Removal. If the Board of Directors in its judgment finds that the best interests of the Corporation will be served, it may remove any officer or agent of the Corporation. The removal of an officer or agent does not prejudice any of his or her contract rights, if any, with the Corporation.

Section 6.4. Term of Office; Resignation; Vacancies. An officer of the Corporation shall serve for the term provided within any applicable contract for employment or, absent such contract, shall serve until his or her successor is elected and qualified or until his or her earlier resignation or removal. Any officer may resign at any time upon written notice to the Corporation. A resignation is effective when the notice is delivered, unless the notice specifies a later effective date. If a resignation is made effective at a later date and the Corporation accepts such later date, the Board of Directors may fill the pending vacancy before the effective date if it provides that the successor does not take office until the effective date. An officer’s resignation does not affect the Corporation’s contract rights, if any, with the officer. Any vacancy occurring in any office of the Corporation by death, resignation, removal or otherwise shall be





filled by the Board of Directors or by such officer or agent of the Corporation to whom the Board of Directors may expressly delegate such authority.

Section 6.5. Chairman of the Board. The Chairman of the Board shall be chosen from among the members of the Board of Directors, shall be the Chief Executive Officer of the Corporation, shall perform such duties as may be delegated by the Board of Directors and shall preside at all meetings of the stockholders and the Board of Directors. The Chairman of the Board shall have general powers and duties of supervision and management usually vested in the office of chairman of the board and chief executive officer of a corporation, except as modified by the Board of Directors. The Chairman of the Board shall have general supervision, direction and control of the business of the Corporation, and shall see that all orders and resolutions of the Board of Directors are carried into effect.

Section 6.6. President. The President shall have general powers and duties of supervision and management usually vested in the office of president of a corporation, except as modified by the Board of Directors. The President shall have general supervision, direction and control of the business of the Corporation, and shall see that all orders and resolutions of the Board of Directors are carried into effect. In the absence of the Chairman of the Board, the President shall preside at all meetings of the stockholders and the Board of Directors. The President shall have the power to appoint, remove and suspend subordinate officers, agents and factors upon such terms and conditions as he deems reasonable and appropriate. The President shall have such powers and duties as usually pertain to such office, except as the same may be modified by the Board of Directors.

Section 6.7. Chief Financial Officer. The Board of Directors may designate a Chief Financial Officer from among the elected officers. Said officer will have the responsibilities and duties as the Board of Directors may from time to time prescribe or as the President may from time to time delegate.

Section 6.8. Vice Presidents. The Vice Presidents shall, in the absence or disability of the President, perform the duties and exercise the powers of the President as determined by the Board of Directors. They shall perform such other duties and have such other powers as the Board of Directors may from time to time prescribe or as the President may from time to time delegate.

Section 6.9. Secretary. The Secretary shall attend all meetings of the Board of Directors and the stockholders, and record all the proceedings of such meetings in a book to be kept for that purpose. The Secretary shall give, or cause to be given, notice of all meetings of the stockholders and special meetings of the Board of Directors, and shall perform such other duties as the Board of Directors may from time to time prescribe or as the President may from time to time delegate.

Section 6.10. Assistant Secretaries. The Assistant Secretaries shall, in the absence or disability of the Secretary, perform the duties and exercise the powers of the Secretary as determined by the Board of Directors. They shall perform such other duties and have such other powers as the Board of Directors may from time to time prescribe or as the President may from time to time delegate.

Section 6.11. Treasurer. The Treasurer shall have custody of the corporate funds and securities, and shall keep full and accurate accounts of receipts and disbursements in books belonging to the Corporation, and shall deposit all moneys and other valuable effects in the name and to the credit of the Corporation in such depositories as may be designated by the Board of Directors. The Treasurer shall disburse the funds of the Corporation as may be ordered by the Board of Directors, taking proper vouchers for such disbursements, and shall render to the President and the Board of Directors at its regular meetings, or when the Board of Directors so requires, an account of all his transactions as Treasurer and of the financial condition of the Corporation. The Treasurer shall perform such other duties and have such other authority and powers as the Board of Directors may from time to time prescribe or as the President may from time to time delegate.

Section 6.12. Assistant Treasurers. The Assistant Treasurers shall, in the absence or disability of the Treasurer, perform the duties and exercise the powers of the Treasurer as determined by the Board of Directors. They shall perform such other duties and have such other powers as the Board of Directors may from time to time prescribe or as the President may from time to time delegate.







ARTICLE VII
SHARES

[Superseded] Section 7.1. Certificates For Shares.* The shares of the Corporation shall be represented by certificates which shall be in a form approved by the Board of Directors and contain such information as may be required by the Maryland General Corporation Law or any securities exchanges on which any shares of the Corporation may be listed. * This section has been superseded by Amendment No. 1 to the Amended and Restated Bylaws of Healthcare Realty Trust Incorporated, dated as of October 23, 2007.

Section 7.2. Facsimile Signatures. Any or all the signatures on the certificate may be facsimiles. In case any officer who has signed or whose facsimile signature has been placed upon a certificate shall have ceased to be such officer before such certificate is issued, it may be issued by the Corporation with the same effect as if he or she were such officer at the date of issue.

Section 7.3. Lost, Stolen or Destroyed Certificates. The Board of Directors may determine the conditions for issuing a new stock certificate in place of any certificate issued by the Corporation which is alleged to have been lost, stolen or destroyed. The Board of Directors may require the owner of the lost, stolen or destroyed certificate to give to the Corporation a bond with sufficient surety to indemnify the Corporation against any loss or claim arising as a result of the issuance of a new certificate. The issuance of a new certificate under this Section 7.3 does not constitute an over issue of the shares it represents.

[Superseded] Section 7.4. Transfer Of Shares.* Upon surrender to the Corporation or the transfer agent of the Corporation of a certificate for shares duly endorsed or accompanied by proper evidence of succession, assignment or authority to transfer, it shall be the duty of the Corporation to issue a new certificate to the person entitled thereto, cancel the old certificate and record the transaction upon its books. * This section has been superseded by Amendment No. 1 to the Amended and Restated Bylaws of Healthcare Realty Trust Incorporated, dated October 23, 2007.

Section 7.5. Record Date For Notice and Voting. For the purpose of determining the stockholders entitled to notice of or to vote at any meeting of the stockholders or any adjournment thereof, the Board of Directors may set a record date or direct that the stock transfer books be closed for a stated period for the purpose of making any proper determination with respect to the stockholders. The record date shall be not more than 90 days nor less than ten days before the date on which the action requiring the determination will be taken. The transfer books may not be closed for a period longer than 20 days. If no record date is fixed by the Board of Directors, the record date for determining the stockholders entitled to notice of or to vote at a meeting of the stockholders shall be the later of: (a) the close of business on the day on which notice of the meeting is mailed; or (b) the 30th day before the meeting. A determination of the stockholders of record entitled to notice of or to vote at a meeting of the stockholders shall apply to any adjournment of the meeting not more than 120 days after the original record date; provided, however, that the Board of Directors may fix a new record date of the adjourned meeting.

Section 7.6. Record Date For Dividends. For the purpose of determining the stockholders entitled to receive payment of any dividend or an allotment of any rights, the record date is such date as is determined by the Board of Directors in accordance with Section 2-511 of the Maryland General Corporation Law.
Section 7.7. Stockholders Of Record. The Corporation shall be entitled to recognize the exclusive rights of a person registered on its books as the owner of shares to receive dividends, and to vote as such owner, and shall not be bound to recognize any equitable or other claim to or interest in such share or shares on the part of any other person, whether or not it shall have express or other notice thereof, except as otherwise provided by the laws of the State of Maryland.

ARTICLE VIII
GENERAL PROVISIONS

Section 8.1. Dividends and Distributions. Subject to the provisions of the Charter and the Maryland General Corporation Law, the Board of Directors of the Corporation may, at any regular or special meeting, authorize the payment of dividends and other distributions upon the capital stock of the Corporation, as and





when the Board of Directors may deem expedient. Dividends and other distributions may be paid in cash, property or shares of the Corporation, subject to the provisions of Maryland General Corporation Law and the Charter.

Section 8.2. Checks, Notes and Drafts. All checks, notes, drafts or other orders for the payment of money, or other evidences of indebtedness of the Corporation shall be signed by such officer or officers or such other person or persons as the Board of Directors may from time to time designate.

Section 8.3. Fiscal Year. The fiscal year of the Corporation shall be the calendar year, unless otherwise fixed by the Board of Directors.

Section 8.4. Annual Statement Of Affairs. The President, or any other executive officer of the Corporation designated by the Board of Directors, shall prepare annually a full and correct statement of the affairs of the Corporation, to include a balance sheet and a financial statement of operations for the preceding fiscal year. The statement of affairs shall be submitted at the annual meeting of the stockholders and, within 20 days after such meeting, placed on file at the principal office of the Corporation.

Section 8.5. Statements From Stockholders. In order to maintain its status as a real estate investment trust under the Internal Revenue Code of 1986, as amended (the “Code”), the Corporation shall demand annual written statements from the stockholders of record disclosing the actual owners of the shares of the Corporation to the extent required by Treasury Regulation Section 1.857-8(d). Such written statements from the stockholders of record shall be demanded by the Corporation within 30 days after the close of the Corporation’s taxable year. A list of the persons failing or refusing to comply in whole or in part with the Corporation’s demand for statements shall be maintained as part of the Corporation’s records. The Corporation shall also maintain, within the Internal Revenue District in which it is required to file its federal income tax return, permanent records showing the information it has received as to actual ownership of those shares and a list of those persons failing or refusing to comply with that demand. Stockholders of the Corporation shall comply with the Corporation’s demand for statements pursuant to Section 857 of the Code.

ARTICLE IX
AMENDMENTS

The Board of Directors may amend or repeal any provision of these Bylaws without the consent of the stockholders, unless (i) the Charter or the Maryland General Corporation Law reserves this power exclusively to the stockholders, or (ii) the stockholders, in amending or repealing a particular bylaw, provide expressly that the Board of Directors may not amend or repeal that particular bylaw. Notwithstanding any of the provisions of these Bylaws (and notwithstanding the fact that a lesser percentage may be specified by law, or these Bylaws) the affirmative vote of the holders of at least 90% of the common stock and, if any, preferred stock entitled to vote, voting together as a single class, shall be required in order for the stockholders to amend or repeal any provision of these Bylaws.

ARTICLE X
INDEMNIFICATION

The Corporation shall indemnify and advance expenses to its directors, officers, employees and agents to the fullest extent permitted by the Maryland General Corporation Law, and as provided in the Corporation’s Articles of Incorporation. The Corporation may purchase and maintain liability insurance or make other arrangements for such obligations.

ARTICLE XI
EMERGENCY BYLAW

In the event that a quorum of directors cannot be readily assembled because of a catastrophic event, the Board of Directors may take action by the affirmative vote of a majority of those directors present at a meeting and may exercise any emergency power granted to a board of directors under the Maryland General Corporation Law not inconsistent with this bylaw. If less than three regularly elected directors are present, the director present having the greatest seniority as a director may appoint one or more





persons (not to exceed the number most recently fixed by the Board pursuant to Section 3.2) from among the officers or other executive employees of the Corporation to serve as substitute directors. If no regularly elected director is present, the officer present having the greatest seniority as an officer shall serve as a substitute director, shall appoint up to four additional persons from among the officers or other executive employees of the Corporation to serve as substitute directors. Special meetings of the Board of Directors may be called in an emergency by the director or, if no director is present at the Corporation’s principal offices, by the officer present having the greatest seniority as an officer.






Exhibit 21


Subsidiaries of the Registrant

Subsidiary
State of Incorporation
3310 West End, LLC
TN
5901 Westown Parkway MOB, LLC
DE
593HR, LLC
TN
Allenmore C, LLC
DE
Ankeny North MOB, LLC
DE
Clive Wellness Campus Building Five, LLC
DE
Clive Wellness Campus Building One, LLC
DE
Clive Wellness Campus Building Two, LLC
DE
DOB III, LLC
TN
DPCI 6002 Professional, LLC
GA
DPCII 6001 Professional, LLC
GA
Healthcare Acquisition of Texas, Inc.
AL
Healthcare Realty Services Incorporated
TN
Healthcare Realty Trust Incorporated
MD
HR 3705 Medical Parkway, LLC
DE
HR 601 Broadway Unit A, LLC
TN
HR 9191 Pinecroft SPE, LLC
DE
HR Acquisition I Corporation
MD
HR Acquisition of Alabama, Inc.
AL
HR Acquisition of Pennsylvania, Inc.
PA
HR Acquisition of San Antonio, Ltd.
AL
HR Assets, LLC
DE
HR Bell Air, LLC
MD
HR Briargate, LLC
DE
HR Carolinas Holdings, LLC
DE
HR Dakota, LLC
DE
HR First Hill Medical Building SPE, LLC
DE
HR Forest Glen, LLC
TN
HR Fridley, LLC
MN
HR HMP Unit 1 Manager, LLC
DE
HR HMP Unit 1 SPE, LLC
DE
HR Interests, Inc.
TX
HR Lowry Medical Center SPE, LLC
DE
HR MAC II, LLC
DE
HR McNaughten SPE, LLC
DE
HR MRMC MOB II SPE, LLC
DE
HR MRMC MOB III SPE, LLC
DE
HR North Carolina, LLC
DE
HR of California, Inc.
AL



HR of Carolinas, LLC
DE
HR of Indiana, LLC
DE
HR of Iowa, LLC
DE
HR of Kingsport, LLC
AL
HR of Los Angeles, Inc.
AL
HR of Los Angeles, Ltd.
AL
HR of Sarasota, Ltd.
AL
HR Richmond Community SPE, LLC
DE
HR Richmond Manager, LLC
DE
HR Santa Rosa, LLC
TN
HR Springfield MO, LLC
DE
HR St. Francis MOB I SPE, LLC
DE
HR St. Mary’s MOB NW SPE, LLC
DE
HR St. Mary’s MOB South SPE, LLC
DE
HR St. Mary’s MOB West SPE, LLC
DE
HR Summit Crossing SPE, LLC
DE
HR Three Tree, LLC
DE
HR Unity, LLC
TN
HR Valley North, LLC
DE
HR West Des Moines SPE, LLC
DE
HR West Hills Manager SPE, LLC
TN
HR West Hills MOB SPE, LLC
TN
HRP MAC III, LLC
DE
HRP MAC IV, LLC
DE
HR-Pima, LLC
DE
HRT Holdings, Inc.
DE
HRT of Alabama, Inc.
AL
HRT of Delaware, Inc.
DE
HRT of Illinois, Inc.
DE
HRT of Louisiana, Inc.
LA
HRT of Mississippi, Inc.
DE
HRT of Roanoke, Inc.
VA
HRT of Tennessee, LLC
TN
HRT of Virginia, Inc.
VA
HRT Properties of Texas, Ltd.
TX
KCC 340 Kennestone, LLC
GA
KPCI 55 Whitcher, LLC
GA
KPCII 61 Whitcher, LLC
GA
Lakewood MOB, LLC
DE
Maplewood MOB, LLC
DE
Oat Properties, LLC
TN
Pasadena Medical Plaza SSJ Ltd.
FL
Pennsylvania HRT, Inc.
PA
POP 144 Bill Carruth, LLC
GA
PPC 148 Bill Carruth, LLC
GA
Southwest General Medical Building (TX) SPE, LLC
DE



Stevens Pavilion LLC
DE
Union Plaza Holdings, LLC
DE
West Norman SPE, LLC
TN
Yakima Valley Subsidiary LLC
DE




Exhibit 23


Consent of Independent Registered Public Accounting Firm


Healthcare Realty Trust Incorporated
Nashville, Tennessee

We hereby consent to the incorporation by reference in the Registration Statements on Form S-3 (No. 033-79452 and No. 333-216102) and Form S-8 (No. 333-206174 and No. 033-97240) of Healthcare Realty Trust Incorporated of our reports dated February 13, 2019, relating to the consolidated financial statements and financial statement schedules, and the effectiveness of Healthcare Realty Trust Incorporated’s internal control over financial reporting, which appear in this Form 10-K.


/s/ BDO USA, LLP
                    

Nashville, Tennessee
February 13, 2019





CERTIFICATION OF THE CHIEF EXECUTIVE OFFICER PURSUANT TO SECTION 302

Exhibit 31.1
Healthcare Realty Trust Incorporated
Annual Certification
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

I, Todd J. Meredith, certify that:
1.
I have reviewed this annual report on Form 10-K of Healthcare Realty Trust Incorporated;
2.
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
3.
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
4.
The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
a.
Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
b.
Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
c.
Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
d.
Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
5.
The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):
a.
All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
b.
Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date:
February 13, 2019
 
 
 
/s/ TODD J. MEREDITH
 
 
Todd J. Meredith
 
 
President and Chief Executive Officer





CERTIFICATION OF THE CHIEF FINANCIAL OFFICER PURSUANT TO SECTION 302
Exhibit 31.2
Healthcare Realty Trust Incorporated
Annual Certification
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
I, J. Christopher Douglas, certify that:
1.
I have reviewed this annual report on Form 10-K of Healthcare Realty Trust Incorporated;
2.
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
3.
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
4.
The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
a.
Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
b.
Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
c.
Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
d.
Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
5.
The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):
a.
All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
b.
Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.


 

Date:
February 13, 2019
 
 
 
/s/ J. CHRISTOPHER DOUGLAS
 
 
J. Christopher Douglas
 
 
Executive Vice President and Chief Financial Officer





CERTIFICATIONS PURSUANT TO 18 U.S.C. SECTION 1350 SECTION 906
Exhibit 32
Healthcare Realty Trust Incorporated
Certification Pursuant to
18 U.S.C. Section 1350,
as Adopted Pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002

In connection with the Annual Report of Healthcare Realty Trust Incorporated (the “Company”) on Form 10-K for the year ended December 31, 2018, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Todd J. Meredith, President and Chief Executive Officer of the Company, and I, J. Christopher Douglas, Executive Vice President and Chief Financial Officer of the Company, each certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:
1.
The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and
2.
Information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.



Date:
February 13, 2019
 
 
 
/s/ TODD J. MEREDITH
 
 
Todd J. Meredith
 
 
President and Chief Executive Officer
 
 
 
 
 
/s/ J. CHRISTOPHER DOUGLAS
 
 
J. Christopher Douglas
 
 
Executive Vice President and Chief Financial Officer