8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of Earliest Event Reported):

November 5, 2013

QTS Realty Trust, Inc.

(Exact name of registrant as specified in its charter)

Maryland	001-36109	46-2809094
(State or other jurisdiction of incorporation)	(Commission File No.)	(I.R.S. Employer Identification No.)

12851 Foster Street Overland Park, KS 66213	66213
(Address of principal executive offices)	(Zip Code)

(913) 814-9988

Registrant’s telephone number, including area code:

Not Applicable

(Former name or former address, if changed since last report.)

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

¨    Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

¨    Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

¨    Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

¨    Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02   Results of Operations and Financial Condition.

On November 5, 2013, QTS Realty Trust, Inc. (the “Company”) announced the operating results for the third quarter ended September 30, 2013 of its predecessor, QualityTech, LP. The Company completed its initial public offering and related formation transactions on October 15, 2013, pursuant to which the Company became the general partner of QualityTech, LP. A copy of the press release is attached hereto as Exhibit 99.1 and a copy of the Supplemental Information for the Quarter ended September 30, 2013 is attached hereto as Exhibit 99.2.

The information included in this Current Report on Form 8-K (including Exhibits 99.1 and 99.2 hereto) shall not be deemed “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference into any filing made by the Company under the Exchange Act or the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing.

Item 9.01    Financial Statements and Exhibits.

(d) Exhibits

Exhibit   Number	Exhibit Description
99.1	Press Release dated November 5, 2013
99.2	Supplemental Information for the quarter ended September 30, 2013

SIGNATURES

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

QTS Realty Trust, Inc.
By:	/s/ Shirley E. Goza
	Shirley E. Goza
	Secretary and General Counsel

November 5, 2013

EXHIBIT INDEX

Exhibit   Number	Exhibit Description
99.1	Press Release dated November 5, 2013
99.2	Supplemental Information for Quarter ended September 30, 2013

EX-99.1

Exhibit 99.1

QTS REPORTS THIRD QUARTER 2013 OPERATING RESULTS

OVERLAND PARK, KS – November 5, 2013 – QTS Realty Trust, Inc. (the “Company”) (NYSE: QTS) today announced operating results for the third quarter ended September 30, 2013 of its predecessor, QualityTech, LP. The Company completed its initial public offering on October 15, 2013, pursuant to which the Company became the general partner of QualityTech, LP.

Third Quarter Highlights

— Reported Operating FFO of $13.4 million in the third quarter of 2013, an increase of 151% compared to the third quarter of 2012. Operating FFO on a fully diluted per share basis was $0.37 per share.*

— Reported Adjusted EBITDA of $19.7 million in the third quarter of 2013, an increase of 47% compared to the third quarter of 2012.

— Reported NOI of $29.3 million in the third quarter of 2013, an increase of 34% compared to the third quarter of 2012.

— Monthly Recurring Revenue (“MRR”) as of September 30, 2013 increased by 29% to $13.8 million compared to September 30, 2012 and total revenues for the third quarter 2013 increased by 27% compared to the third quarter of 2012.

— During the third quarter of 2013 we executed 317 new and modified leases aggregating to a net increase of $8.2 million in incremental annualized rent.

*Per share data is calculated on a basis that assumes that the entire number of shares outstanding upon completion of the Company’s IPO were outstanding for the entire period. No adjustments were made to reflect the repayment of debt in connection with the IPO.

Chad Williams, QTS’s Chairman and Chief Executive Officer, commented, “We are pleased to report continued growth in our operating portfolio. Our differentiated 3Cs platform, combined with ongoing operating leverage, continue to produce attractive returns growth and allow us to achieve a 15+% return on invested capital.”

Financial results

Net income recognized in the third quarter of 2013 was $2.7 million compared to a net loss recognized in the third quarter of 2012 of $1.8 million. The Company generated Operating FFO of $13.4 million in the third quarter of 2013, which is an increase of 151% compared to $5.4 million for the third quarter of 2012. The Company also generated $19.7 million of Adjusted EBITDA in the third quarter of 2013, an increase of 47% compared to $13.4 million for the third quarter of 2012. MRR as of September 30, 2013 was $13.8 million, an increase of 29% compared to MRR as of September 30, 2012 of $10.7 million, with total revenues increasing by 27% to $46.0 million for the third quarter 2013 compared to $36.3 million for the third quarter 2012.

1    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Leasing Activity

During the third quarter of 2013, the Company entered into customer leases representing approximately $0.7 million of incremental MRR, net of downgrades (and representing approximately $8.2 million of annualized rent) at $566 per square foot. Incremental MRR, net of downgrades for the third quarter of 2013 was 4.7% above the trailing four quarter average of $0.7 million of MRR (representing approximately $7.9 million in annualized rent), and significantly above the trailing four quarter average rate per square foot of $282. The increase in rent per square foot was largely driven by a higher proportion of C2 and C3 leases signed in the third quarter of 2013 compared to C1 leases.

During the third quarter of 2013, the Company renewed leases with a total annualized rent of $5.3 million at an average rent per square foot of $783, which was 8% higher than the annualized rent prior to renewal. We define renewals as leases which the customer retains the same amount of space before and after renewal, which facilitates rate comparability. Rental churn (which is the MRR impact from a customer completely departing our platform in a given period compared to the total MRR at the beginning of the period) for the third quarter of 2013 was 1.3%.

During the third quarter of 2013, the Company commenced customer leases representing approximately $2.0 million of incremental MRR (and representing approximately $23.5 million of annualized rent) at $324 per square foot. This compares to customer leases representing an aggregate trailing four quarter average of approximately $1.3 million of MRR (representing approximately $15.9 million of annualized rent) at $300 per square foot. Both the third quarter of 2013 and the trailing four quarter average rates reflect the impact of significant C1 lease commencements.

As of September 30, 2013, our booked-not-billed MRR balance (which represents customer leases that have been executed, but for which lease payments have not commenced as of September 30, 2013) was approximately $2.0 million, or $23.5 million of annualized rent. Of this booked-not-billed balance, approximately $5.1 million of annualized rent was attributable to new customers and approximately $18.4 million of annualized rent was attributable to existing customers. Of this booked-not-billed MRR balance, leases representing approximately $6.1 million of annualized MRR are scheduled to commence in the fourth quarter of 2013, which is expected to contribute approximately $1.0 million of incremental revenue in the fourth quarter of 2013. The remaining booked-not-billed balance is expected to contribute $6.7 million of incremental revenue in 2014 ($10.4 million of annualized rent) and $7.0 million of annualized rent in 2015 and thereafter.

Development and Redevelopment Activity

During the third quarter of 2013, the Company brought online approximately 62,000 of net rentable square feet (“NRSF”) Raise Floor capacity at an aggregate cost of approximately $52 million. For the nine months ended September 30, 2013, the Company brought online approximately 89,000 of NRSF Raise Floor Capacity and at an aggregate cost of $89 million.

Balance Sheet and Liquidity

On October 15, 2013, the Company closed its IPO which generated net proceeds of approximately $280 million, after underwriting discounts and commissions but excluding expenses funded prior to September 30, 2013. The proceeds were used to repay amounts borrowed on the Company’s $350 million revolving credit facility. Upon completion of the IPO, the Company’s total debt was $331 million and its liquidity was $350

2    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

million, consisting of approximately $340 million of available capacity on its credit facilities and $6.5 million of cash available on its balance sheet.

2013 Guidance

	Q4 2013 ($ in millions)
	High		Low
Adjusted EBITDA	$	21.5	$	20.5
Operating FFO	$	16.2	$	15.2

Non-GAAP Financial Measures

This document includes certain non-GAAP financial measures that management believes are helpful in understanding the company’s business, as further described in the Appendix below.

Upcoming Conferences and Events

NAREIT REITWorld Annual Convention for All Things REIT November 13-15, 2013.

Conference Call Details

The Company will host a conference call November 6, 2013, at 10:00 a.m., Eastern time (9:00 a.m. Central time) to discuss its operating results, current business trends and market conditions. Supplemental information along with a copy of the earnings call presentation will be posted to the Company’s website under the Investor’s tab prior to the call.

The dial-in number for the conference call is (877) 883-0383 (U.S.) or (412) 902-6506 (International). The participant entry number is 1716181# and callers are asked to dial in ten minutes prior to the start time. A link to the live broadcast and the replay will be available on the Company’s website (www.qtsdatacenters.com) under the Investors tab.

About QTS

QTS Realty Trust, Inc. (NYSE:QTS) is a leading owner, developer and operator of state-of-the-art, carrier-neutral, multi-tenant data centers. The Company’s data centers are facilities that house the network and computer equipment of multiple customers and provide access to a range of communications carriers. The Company has a fully integrated platform through which it owns and operates its data centers and provides a broad range of information technology infrastructure solutions. The Company believes that it owns and operates one of the largest portfolios of multi-tenant data centers in the United States, as measured by gross square footage, and has the capacity to more than double its leased raised floor square footage without constructing any new buildings. The Company’s portfolio is currently leased to approximately 880 customers comprised of companies of all sizes representing an array of industries

3    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

QTS Investor Relations Contact

Jeff Berson – Chief Investment Officer

William Schafer – Chief Financial Officer

ir@qualtytech.com

4    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Forward Looking Statements

Some of the statements contained in this release constitute forward-looking statements within the meaning of the federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In particular, statements pertaining to the Company’s capital resources, portfolio performance and results of operations contain forward-looking statements. Likewise, all of the statements regarding anticipated growth in funds from operations and anticipated market conditions are forward-looking statements. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. You can also identify forward-looking statements by discussions of strategy, plans or intentions.

The forward-looking statements contained in this release reflect the Company’s current views about future events and are subject to numerous known and unknown risks, uncertainties, assumptions and changes in circumstances that may cause actual results to differ significantly from those expressed in any forward-looking statement. The Company does not guarantee that the transactions and events described will happen as described (or that they will happen at all). The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: adverse economic or real estate developments in the Company’s markets or the technology industry; national and local economic conditions; difficulties in identifying properties to acquire and completing acquisitions; the Company’s failure to successfully develop, redevelop and operate acquired properties and operations; significant increases in construction and development costs; the increasingly competitive environment in which the Company operates; defaults on or non-renewal of leases by customers; increased interest rates and operating costs, including increased energy costs; financing risks, including the Company’s failure to obtain necessary outside financing; decreased rental rates or increased vacancy rates; dependence on third parties to provide Internet, telecommunications and network connectivity to the Company’s data centers; the Company’s failure to qualify and maintain its qualification as a real estate investment trust; environmental uncertainties and risks related to natural disasters; financial market fluctuations; and changes in real estate and zoning laws and increases in real property tax rates.

While forward-looking statements reflect the Company’s good faith beliefs, they are not guarantees of future performance. The Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the Company’s final prospectus related to its IPO filed with the Securities and Exchange Commission on October 10, 2013.

5    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Consolidated Balance Sheets (1)

(in thousands)

	September 30,     2013 (unaudited)		December 31,     2012
ASSETS
Real Estate Assets
Land	$	30,518	$	24,713
Buildings and improvements		711,238		622,506
Less: Accumulated depreciation		(128,703)		(102,900)
		613,053		544,319
Construction in progress		106,630		87,609
Real Estate Assets, net		719,683		631,928
Cash and cash equivalents		6,504		8,232
Restricted cash		-		146
Rents and other receivables, net		12,530		11,943
Acquired intangibles, net		6,850		9,145
Deferred costs, net (2)		19,190		15,062
Prepaid expenses		2,521		1,011
Other assets, net (3)		14,669		7,976
TOTAL ASSETS	$	781,947	$	685,443
LIABILITIES
Mortgage notes payable	$	89,376	$	171,291
Secured credit facility		-		316,500
Unsecured credit facility		520,000		-
Capital lease obligations		1,995		2,491
Accounts payable and accrued liabilities		34,294		36,001
Advance rents, security deposits and other liabilities		3,255		3,011
Deferred income		7,561		6,745
Derivative liability		547		767
Member advances and notes payable		-		26,958
TOTAL LIABILITIES		657,028		563,764
PARTNERS’ CAPITAL
Equity		124,919		121,679
TOTAL LIABILITIES AND PARTNERS’ CAPITAL	$	781,947	$	685,443

(1) Does not reflect any adjustments relating to use of IPO proceeds.

(2) As of September 30, 2013 and December 31, 2012, deferred costs, net, included $7.9 million and $6.9 million of deferred financing costs, respectively, and $11.3 million and $8.2 million of deferred leasing costs, respectively.

(3) As of September 30, 2013, and December 31, 2012, other assets, net, included $9.9 million and $5.9 million of corporate non-real estate fixed assets, respectively.

6    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Consolidated Statements of Operations and Comprehensive Income (Loss)

(in thousands)

	Three Months Ended (unaudited)						Nine Months Ended (unaudited)
	September 30,		June 30,		September 30,		September 30,
Revenues:	2013		2013		2012		2013		2012
Rental	$	37,595	$	34,783	$	30,037	$	106,184	$	89,553
Recoveries from customers		3,603		3,456		2,296		9,925		6,785
Cloud and managed services		4,393		4,325		3,842		12,828		10,725
Other (1)		429		376		79		1,521		523
Total revenues (2)		46,020		42,940		36,254		130,458		107,586
Operating expenses:
Property operating costs		15,638		14,884		13,082		44,930		38,638
Real estate taxes and insurance		1,101		1,090		1,261		3,304		2,786
Depreciation and amortization		12,136		11,246		8,902		34,197		25,296
General and administrative (3)		10,097		9,696		8,672		29,387		25,859
Transaction costs (4)		-		-		404		-		404
Restructuring charge (5)		-		-		-		-		3,291
Total operating expenses		38,972		36,916		32,321		111,818		96,274
Operating income		7,048		6,024		3,933		18,640		11,312
Other income and expense:
Interest income		4		7		8		17		54
Interest expense		(4,343)		(5,084)		(6,646)		(15,977)		(19,039)
Other expense, net (6)		-		(2,179)		-		(3,277)		(1,434)
Income (loss) before gain on sale of real estate		2,709		(1,232)		(2,705)		(597)		(9,107)
Gain on sale of real estate (7)		-		-		948		-		948
Net income (loss)		2,709		(1,232)		(1,757)		(597)		(8,159)
Unrealized gain (loss) on swap (8)		8		140		(406)		220		(758)
Comprehensive income (loss)	$	2,717	$	(1,092)	$	(2,163)	$	(377)	$	(8,917)

(1) Includes straight line rent adjustments and sales of scrap metals and other unused materials.

(2) The increase in total revenues of $9.8 million and $22.9 million for the three and nine months ended September 30, 2013 compared to the three and nine month ended September 30, 2012, respectively, consisted of an increase of $3.5 million and $10.0 million, respectively, relating to the Company’s acquisition of a data center in Sacramento, CA in December 2012 and $6.3 million and $12.9 million, respectively, related to increases in the Company’s existing portfolio.

(3) Includes personnel costs, sales and marketing costs, professional fees, travel fees, and other corporate general and administrative expenses. General and administrative expenses were 21.9%, 22.6%, and 23.9% of total revenues for the three month periods ended September 30, 2013, June 30, 2013, and September 30, 2012, respectively. General and administrative expenses were 22.5%, and 24.0% of total revenues for the nine month periods ended September 30, 2013, and 2012, respectively.

(4) In 2012, the Company incurred $0.9 million in costs related to the examination of proposed acquisitions, of which $0.4 million was incurred in the three and nine month ended September 30, 2012.

(5) In the first quarter of 2012, the Company decided to consolidate our former New York data center operations into our Jersey City data center. In connection with the consolidation of our New York data center operations into our Jersey City data center, we recorded a one-time restructuring charge of $3.3 million.

(6) Includes write offs of unamortized deferred financing costs associated with the early extinguishment of certain debt instruments.

(7) In September 2012, the Company recognized a gain on sale of a vacant data center facility of $0.9 million.

(8) For derivative instruments that are accounted for as hedges, or for the effective portions of qualifying hedges, the change in fair value is recorded as unrealized gains (losses) on swap and is included in other comprehensive income (loss).

7    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Reconciliations of Net Income (Loss) to FFO, Operating FFO & Adjusted Operating FFO

(in thousands)

The Company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (loss) (computed in accordance with GAAP), adjusted to exclude gains (or losses) from sales of property, real estate related depreciation and amortization and similar adjustments for unconsolidated partnerships and joint ventures. The Company generally calculates Operating FFO as FFO excluding certain non-recurring and primarily non-cash charges and gains and losses that management believes are not indicative of the results of the Company’s operating real estate portfolio. The Company believes that Operating FFO provides investors with another financial measure that may facilitate comparisons of operating performance and liquidity between periods and, to the extent other REITs calculate Operating FFO on a comparable basis, between the Company and these other REITs. The Company calculates Adjusted Operating FFO by adding or subtracting from Operating FFO items such as maintenance capital investment, paid leasing commissions, amortization of deferred financing costs, non-real estate depreciation, straight line rent adjustments, and non-cash compensation. A reconciliation of net income (loss) to FFO, Operating FFO and Adjusted Operating FFO is presented below:

	Three Months Ended						Nine Months Ended
	September 30,		June 30,		September 30,		September 30,
	2013		2013		2012		2013		2012
FFO
Net income (loss)	$	2,709	$	(1,232)	$	(1,757)	$	(597)	$	(8,159)
Real estate depreciation and amortizaton		10,731		10,110		7,652		30,348		21,942
Gain on sale of real estate		-		-		(948)		-		(948)
FFO		13,440		8,878		4,947		29,751		12,835
Restructuring charge		-		-		-		-		3,291
Write off of unamortized deferred finance costs		-		2,179		-		3,277		1,434
Transaction costs		-		-		404		-		404
Unrealized gain on derivatives		-		-		-		-		(307)
Operating FFO		13,440		11,057		5,351		33,028		17,657
Maintenance Capex		(492)		(989)		(370)		(2,240)		(714)
Leasing Commissions paid		(2,374)		(2,544)		(1,541)		(6,889)		(5,277)
Amortization of deferred financing costs		588		693		828		2,193		2,567
Non real estate depreciation and amortizaton		1,406		1,136		1,042		3,849		2,595
Straight line rent revenue		(229)		(85)		(53)		(428)		(21)
Straight line rent expense		83		85		77		246		242
Equity-based compensation expense		510		420		153		1,305		341
Adjusted Operating FFO	$	12,932	$	9,773	$	5,487	$	31,064	$	17,390

8    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Reconciliations of Net Income (Loss) to EBITDA and Adjusted EBITDA

(in thousands)

The Company calculates EBITDA as net income (loss) excluding interest expense and interest income, provision for income taxes (including income taxes applicable to sale of assets) and depreciation and amortization. The Company believes that EBITDA is another metric that is often utilized to evaluate and compare its ongoing operating results and also, in part, to assess the value of its operating portfolio. In addition to EBITDA, the Company calculates an adjusted measure of EBITDA, which it refers to as Adjusted EBITDA, as EBITDA excluding write off of unamortized deferred financing costs, gain on extinguishment of debt, transaction costs, equity-based compensation expense, restructuring charge, gain on legal settlement and gain on sale of real estate. The Company believes that Adjusted EBITDA provides investors with another financial measure that can facilitate comparisons of operating performance between periods and between REITs. A reconciliation of net income (loss) to EBITDA and Adjusted EBITDA is presented below:

	Three Months Ended						Nine Months Ended
	September 30,		June 30,		September 30,		September 30,
	2013		2013		2012		2013		2012
EBITDA and Adjusted EBITDA
Net income (loss)	$	2,709	$	(1,232)	$	(1,757)	$	(597)	$	(8,159)
Interest expense		4,343		5,084		6,646		15,977		19,039
Interest income		(4)		(7)		(8)		(17)		(54)
Depreciation and amortization		12,136		11,246		8,902		34,197		25,296
EBITDA		19,184		15,091		13,783		49,560		36,122
Write off of unamortized deferred finance costs		-		2,179		-		3,277		1,434
Equity-based compensation expense		510		420		152		1,305		341
Transaction costs		-		-		404		-		404
Gain on sale of real estate		-		-		(948)		-		(948)
Restructuring charge		-		-		-		-		3,291
Adjusted EBITDA	$	19,694	$	17,690	$	13,391	$	54,142	$	40,644

9    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Reconciliations of Net Income (Loss) to Net Operating Income (NOI)

(in thousands)

The Company calculates net operating income (“NOI”) as net income (loss), excluding: interest expense, interest income, depreciation and amortization, write off of unamortized deferred financing costs, gain on extinguishment of debt, transaction costs, gain on legal settlement, gain on sale of real estate, restructuring charge and general and administrative expenses. The Company believes that NOI is another metric that is often utilized to evaluate returns on operating real estate from period to period and also, in part, to assess the value of the operating real estate. A reconciliation of net income (loss) to NOI is presented below:

	Three Months Ended						Nine Months Ended
	September 30,		June 30,		September 30,		September 30,
	2013		2013		2012		2013		2012
Net Operating Income (NOI)
Net income (loss)	$	2,709	$	(1,232)	$	(1,757)	$	(597)	$	(8,159)
Interest expense		4,343		5,084		6,646		15,977		19,039
Interest income		(4)		(7)		(8)		(17)		(54)
Depreciation and amortization		12,136		11,246		8,902		34,197		25,296
Write off of unamortized deferred finance costs		-		2,179		-		3,277		1,434
Transaction costs		-		-		404		-		404
Gain on sale of real estate		-		-		(948)		-		(948)
Restructuring charge		-		-		-		-		3,291
General and administrative expenses		10,097		9,696		8,672		29,387		25,859
NOI	$	29,281	$	26,966	$	21,911	$	82,224	$	66,162
Breakdown of NOI by facility:
Atlanta-Metro data center	$	13,740	$	12,815	$	10,772	$	38,739	$	30,820
Atlanta-Suwanee data center		7,517		6,644		6,851		20,945		23,618
Santa Clara data center		2,801		2,751		2,502		8,299		8,052
Richmond data center		2,859		2,413		1,798		7,538		3,914
Sacramento data center (1)		1,752		1,962		-		5,638		-
Other data centers		612		381		(12)		1,065		(242)
NOI	$	29,281	$	26,966	$	21,911	$	82,224	$	66,162

(1) Facility was acquired in December 2012.

10    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Reconciliations of Total Revenues to Recognized MRR in the period and MRR at period end

(in thousands)

The Company calculates MRR as monthly contractual revenue under signed leases as of a particular date, which includes revenue from its C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed leases (which represent customer leases that have been executed but for which lease payments have not commenced) as of a particular date, unless otherwise specifically noted. The Company calculates recognized MRR as the recurring revenue recognized during a given period, which includes revenue from its C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. Management uses MRR and recognized MRR as supplemental performance measures because they provide useful measures of increases in contractual revenue from the Company’s customer leases. A reconciliation of total revenues to recognized MRR in the period and MRR at period-end is presented below:

	Three Months Ended						Nine Months Ended
	September 30,		June 30,		September 30,		September 30,
	2013		2013		2012		2013		2012
Recognized MRR in the period
Total period revenues (GAAP basis)	$	46,020	$	42,940	$	36,254	$	130,458	$	107,586
Less: Total period recoveries		(3,603)		(3,456)		(2,296)		(9,925)		(6,785)
Total period deferred setup fees		(1,263)		(1,125)		(1,165)		(3,450)		(3,027)
Total period other		(1,240)		(911)		(457)		(3,385)		(2,250)
Recognized MRR in the period		39,914		37,448		32,336		113,698		95,524
MRR at period end
Total period revenues (GAAP basis)	$	46,020	$	42,940	$	36,254	$	130,458	$	107,586
Less: Total revenues excluding last month		(30,448)		(28,304)		(24,416)		(114,886)		(95,748)
Total revenues for last month of period		15,572		14,636		11,838		15,572		11,838
Less: Last month recoveries		(1,219)		(1,224)		(731)		(1,219)		(731)
Last month deferred setup fees		(427)		(391)		(392)		(427)		(392)
Last month other		(127)		(278)		(26)		(127)		(26)
MRR at period end	$	13,799	$	12,743	$	10,689	$	13,799	$	10,689

11    QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

EX-99.2

Exhibit 99.2

Table of Contents

Overview
Company Profile	2
Financial Statements
Summary of Financial Data	4
Reconciliations of Return on Invested Capital (ROIC)	5
Implied Enterprise Value and Debt adjusted for use of IPO Proceeds	6
Operating Portfolio
Operating Properties	7
Change in Operating NRSF	8
Redevelopment Costs Summary	9
NOI by Facility and Capital Expenditure Summary	11
Leasing Statistics - Signed Leases	12
Leasing Statistics - Renewed Leases and Rental Churn	13
Leasing Statistics - Commenced Leases	14
Lease Expirations	15
Largest Customers	16
Industry Segmentation	17
Product Diversification	18
Capital Structure
Debt Summary and Debt Maturities	19
Interest Summary	20
Appendix	21

QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Forward Looking Statements

Some of the statements contained in this supplemental information constitute forward-looking statements within the meaning of the federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In particular, statements pertaining to the Company’s capital resources, portfolio performance and results of operations contain forward-looking statements. Likewise, all of the statements regarding anticipated growth in funds from operations and anticipated market conditions are forward-looking statements. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. You can also identify forward-looking statements by discussions of strategy, plans or intentions.

The forward-looking statements contained in this release reflect the Company’s current views about future events and are subject to numerous known and unknown risks, uncertainties, assumptions and changes in circumstances that may cause actual results to differ significantly from those expressed in any forward-looking statement. The Company does not guarantee that the transactions and events described will happen as described (or that they will happen at all). The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: adverse economic or real estate developments in the Company’s markets or the technology industry; national and local economic conditions; difficulties in identifying properties to acquire and completing acquisitions; the Company’s failure to successfully develop, redevelop and operate acquired properties and operations; significant increases in construction and development costs; the increasingly competitive environment in which the Company operates; defaults on or non-renewal of leases by customers; increased interest rates and operating costs, including increased energy costs; financing risks, including the Company’s failure to obtain necessary outside financing; decreased rental rates or increased vacancy rates; dependence on third parties to provide Internet, telecommunications and network connectivity to the Company’s data centers; the Company’s failure to qualify and maintain its qualification as a real estate investment trust; environmental uncertainties and risks related to natural disasters; financial market fluctuations; and changes in real estate and zoning laws and increases in real property tax rates.

While forward-looking statements reflect the Company’s good faith beliefs, they are not guarantees of future performance. The Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the Company’s final prospectus related to its IPO filed with the Securities and Exchange Commission on October 10, 2013.

QTS Q3 Earnings 2013 Contact: IR@qualitytech.com

Company Profile

Differentiated 3C Platform: Custom Data Center, Colocation, Cloud & Managed Services
C1 C2 C3
Platform expands addressable market and customer base
Creates cross-sell and up-sell opportunities
Drives customer retention with high barriers to exit
Floor plan flexibility improves capital efficiency
Results in overall higher rents per square foot
National Footprint Including “Mega” Data Centers
10 “best-in-class” data centers including two of the largest in the world
3.8 million gross square feet (92% owned) with over 500MW of gross utility power
81% of revenue from top tier data center markets1
Flexibility to optimize product offerings in response to demand
Carrier-neutral, fully meshed communications network
12,000+ interconnections and 500+ networks interconnected
Engineered to among the highest specifications commercially available
Highly efficient design results in higher operating margins and lower redevelopment cost
Platform and Footprint Supports Diversified Base
High quality tenant base with over 880 customers
39% of annualized rent from customers that use more than one 3C product
Product breadth and connectivity supports customer retention and expansion
Largest tenant accounts for < 7% of annualized rent and only 2 customers represent > 3% of annualized rent
3.0% rental churn year-to-date4
Telecommunications 9%
Finance 8%
Retail 4%
Banking 4%
Government 3%
Manufacturing 3%
Electronics 2%
Communications 2%
Insurance 2%
Other 12%
Technology 37%
Consulting 14%
Industry Segmentation 3
Organizational Structure Provides Great Operating Leverage
Product and industry-focused sales, development and operations expertise
Expertise in optimizing product and floor space mix to maximize returns
Own customer relationships, reducing dependence on brokers
Integrated physical and virtual security including regulatory compliance
Operating on-site 24x7x365 and backed up by operations support center
Culture of providing superior customer service

Note: Data provided as of September 30, 2013.

1. Top 10 North American Multi-Tenant Data Center Markets as defined by 451 Research LLC.

2. For period ended September 30, 2013.

3. Percentage contracted MRR as of September 30, 2013.

4. The monthly recurring rent impact from a customer completely departing our platform in a given period compared to the total monthly recurring rent at the beginning of the period.

2    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Company Profile

Nationwide Footprint in Top Data Center Markets

1.8 Million Square Feet¹ (92% owned)² with over 500 MW of Gross Utility Power

Sacrament
Silicon Valley
QTS
QTS
QTS
Dallas
New York/ New Jersey
QTS
Richmond
QTS
QTS
Atlanta, GA
QTS
Miami, FL
Top Data Center Market 3
Sprint’s Global IP Network4
QTS Investment Highlights
Attractive Data Center Industry Fundamentals with a Strong Growth Outlook
Differentiated 3Cs Platform Enables Digital Ecosystems and Expands Addressable Market
Nationwide, Owned Footprint Anchored by Highly-Connected, “Mega” Data Centers in Top Markets
Can More Than Double Raised Square Footage in Existing Facilities, Generating Attractive Returns at Low Risk and Cost
Proven Management with Deep Technology, Real Estate and Operations Experience

Note: QTS data as of September 30, 2013.

1. Represents our “Basis of Design” Raised Floor NRSF at full buildout.

2. Based on gross square footage.

3. Source: 451 Research; North American Multi-Tenant Datacenter Supply: Top 10 Markets. Map only shows markets where QTS has a presence.

3    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Summary of Financial Data

(in thousands, except share, per share and operating portfolio statistics data)

	Three Months Ended						Nine Months Ended September 30,
Summary of Results	September 30,   2013		June 30,     2013		September 30,   2012		2013		2012
Total revenue	$	46,020	$	42,940	$	36,254	$	130,458	$	107,586
Net income (loss)		2,709		(1,232)		(1,757)		(597)		(8,159)
Other Data
FFO	$	13,440	$	8,878	$	4,947	$	29,751	$	12,835
Operating FFO		13,440		11,057		5,351		33,028		17,657
Adjusted Operating FFO		12,932		9,773		5,487		31,064		17,390
Recognized MRR in the period		39,914		37,448		32,336		113,698		95,524
MRR (at period end)		13,799		12,743		10,689		13,799		10,689
EBITDA		19,184		15,091		13,783		49,560		36,122
Adjusted EBITDA		19,694		17,690		13,391		54,142		40,644
NOI		29,281		26,966		21,911		82,224		66,162
NOI as a % of revenue		63.6%		62.8%		60.4%		63.0%		61.5%
Adjusted EBITDA as a % of revenue		42.8%		41.2%		36.9%		41.5%		37.8%
Annualized ROIC		15.6%		15.1%		15.0%		15.2%		16.3%
General and administrative expenses as a % of revenue		21.9%		22.6%		23.9%		22.5%		24.0%
Balance Sheet Data	Pro forma   September 30,   2013(1)		September 30, 2013		December 31, 2012
Real estate at cost	$	848,386	$	848,386	$	734,829
Net investment in real estate		719,683		719,683		631,928
Total assets		779,724		781,947		685,443
Credit facilities, mortgages payables, and capital leases		331,371		611,371		490,282
Debt to last quarter annualized Adjusted EBITDA		4.2x
Debt to Undepreciated real estate assets		39.1%
Debt to Implied Enterprise Value (2)		30.0%
(1) Pro forma September 30, 2013 reflects the application of IPO net proceeds. (2) The detailed calculation is shown on Page 6.

Operating Portfolio Statistics	September 30,     2013		December 31,   2012
Built out square footage:
Raised floor		740,533		651,236
Leasable raised floor (1)		548,545		483,871
Leased raised floor		491,654		418,204
Total square footage:
Total gross square feet		3,779,519		3,081,519
Basis-of-design raised floor space (1)		1,804,777		1,519,086
Operating data center properties		10		9
Basis of design raised floor capacity		40.9%		42.9%
Data center % occupied		89.6%		86.4%

(1) See definition in Appendix.

4    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Reconciliations of Return on Invested Capital (ROIC)

(in thousands)

Return on Invested Capital (ROIC)	Three Months Ended						Nine Months Ended
	September 30,		June 30,		September 30,		September 30,
	2013		2013		2012		2013		2012
NOI	$	29,281	$	26,966	$	21,911	$	82,224	$	66,162
Annualized NOI		117,124		107,864		87,644		109,632		88,216
Average Undepreciated Real Estate Assets and other Net Fixed Assets Placed in Service		748,490		712,930		584,958		719,967		541,511
Annualized ROIC		15.6%		15.1%		15.0%		15.2%		16.3%
Calculation of Average Undepreciated Real Estate Assets and other Net Fixed Assets Placed in Service	As of						As of
	September 30, 2013		June 30, 2013		September 30, 2012		September 30, 2013		September 30, 2012
Undepreciated Real Estate Assets and other Net Fixed Assets Placed in Service
Real Estate Assets, net	$	719,683	$	701,760	$	547,326	$	719,683	$	547,326
Less: Construction in progress		(106,630)		(120,036)		(58,379)		(106,630)		(58,379)
Plus: Accumulated depreciation		128,703		119,576		95,013		128,703		95,013
Plus: Other fixed assets, net		10,211		7,734		5,376		10,211		5,376
Plus: Acquired intangibles, net		6,850		7,721		177		6,850		177
Plus: Leasing Commissions, net		11,262		10,145		6,853		11,262		6,853
Total as of period end	$	770,080	$	726,900	$	596,367	$	770,080	$	596,367
Average undepreciated real estate assets and other net fixed assets as of reporting period (1)	$	748,490	$	712,930	$	584,958	$	719,967	$	541,511

(1) Calculated by using quarterly balance of each account.

5    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Implied Enterprise Value and Debt adjusted for use of IPO proceeds:

(in thousands, except share data)

Implied Enterprise Value after IPO (1)
Total Shares Outstanding:
Class A Common Stock		28,839,774
Class B Common Stock		133,000
Total Shares Outstanding		28,972,774
Units of Limited Partnership (2)		7,822,389
Total Shares and Units of Limited Partnership outstanding		36,795,163
IPO Share price	$	21.00
Pro forma market equity capitalization (in thousands)	$	772,698
Debt adjusted for use of IPO Proceeds		331,371
Implied Enterprise Value (in thousands)	$	1,104,069

(1) The calculation assumes that the Company’s IPO closed on September 30, 2013 with proceeds applied to outstanding debt.

(2) Includes 25,389 operating partnership units representing the “in the money” value of Class O LTIP units on an “as if” converted basis and 175,000 Class RS LTIP units.

Debt adjusted for use of IPO Proceeds (in thousands)	September 30,       2013
Mortgage notes payable	$	89,376
Unsecured credit facility		520,000
Capital lease obligations		1,995
Total Debt Prior to IPO		611,371
Approximate Net IPO Proceeds (1)		(280,000)
Debt adjusted for use of IPO Proceeds	$	331,371
Adjusted Debt to Implied Enterprise Value		30%

(1) The approximate Net IPO Proceeds do not include certain IPO costs that were incurred and paid prior to September 30, 2013.

6    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Operating Properties

(in thousands, except NRSF data)

The following table presents an overview of the initial portfolio of operating properties that the Company owns or leases based on information as of September 30, 2013:

																		Total
		Gross		Operating Net Rentable Square Feet (Operating NRSF)  (3)												Available		Available For
	Year	Square						Supporting						Annualized		Utility		Redevelopment
Property	Acquired (1)	Feet (2)		Raised Floor (4)		Office & Other (5)		Infrastructure (6)		Total		% Leased (7)		Rent (8)		Power (MW) (9)		(NRSF) (10)
Richmond, VA	2010		1,318,353		84,511		27,214		113,091		224,816		75.8  %	$	13,904,283		110		1,060,178
Atlanta, GA (Atlanta - Metro)	2006		968,695		358,016		24,851		308,527		691,394		96.9  %	$	64,705,041		72		242,628
Dallas, TX*	2013		698,000		-		-		-		-		N/A  %	$	0		140		698,000
Suwanee, GA (Atlanta - Suwanee)	2005		367,322		140,422		5,981		99,760		246,163		81.6  %	$	40,861,475		36		74,000
Santa Clara, CA**	2007		135,322		55,494		1,146		45,721		102,361		88.7  %	$	19,143,215		11		25,054
Jersey City, NJ***	2006		122,448		31,503		14,220		35,387		81,110		70.7  %	$	9,934,596		7		26,798
Sacramento, CA	2012		92,644		45,595		3,592		27,100		76,287		88.6  %	$	12,220,468		8		10,665
Overland Park, KS***	2003		32,706		2,493		0		5,338		7,831		83.3  %	$	636,775		1		-
Miami, FL	2008		30,029		19,887		0		6,592		26,479		55.6  %	$	3,965,488		4		-
Wichita, KS	2005		14,000		2,612		2,854		8,534		14,000		100.0  %	$	222,120		1		-
Total			3,779,519		740,533		79,858		650,050		1,470,441		89.6  %	$	165,593,461		390		2,137,323

*	This facility was acquired in February 2013 and is under redevelopment
**	Owned facility subject to long-term ground sublease
***	Represents facilities that we lease.
(1)	Represents the year a property was acquired or, in the case of a property under lease, the year our initial lease commenced for the property.
(2)	With respect to the Company’s owned properties, gross square feet represents the entire building area. With respect to leased properties, gross square feet represents that portion of the gross square feet subject to a lease. This includes 171,755 square feet of the Company’s office and support space, which is not included in operating NRSF.
(3)	Represents the total square feet of a building that is currently leased or available for lease plus developed supporting infrastructure, based on engineering drawings and estimates, but does not include space held for redevelopment or space used for the Company’s office space.
(4)	Represents management’s estimate of the portion of NRSF of the facility with available power and cooling capacity that is currently leased or readily available to be leased to customers as data center space based on engineering drawings.
(5)	Represents the operating NRSF of the facility other than data center space (typically office and storage space) that is currently leased or available to be leased.
(6)	Represents required data center support space, including mechanical, telecommunications and utility rooms, as well as building common areas.
(7)	Calculated as data center raised floor that is subject to a signed lease for which billing has commenced as of September 30, 2013 divided by leasable raised floor based on the current configuration of the properties (548,545 square feet as of September 30, 2013) expressed as a percentage.
(8)	Annualized rent is presented for leases commenced as of September 30, 2013. The Company defines annualized rent as MRR multiplied by 12. The Company calculates MRR as monthly contractual revenue under executed contracts as of a particular date, which includes revenue from the Company’s C1, C2 and C3 rental activities and cloud and managed services, but excludes customer recoveries, deferred set up fees and other one-time and variable revenues. MRR does not include the impact from booked not billed contracts as of a particular date, unless otherwise specifically noted.
(9)	Represents installed utility power and transformation capacity that is available for use by the facility as of September 30, 2013.
(10)	Reflects space under roof that could be developed into operating NRSF in the future, excluding space currently used by the Company for our own office space, which could also be repurposed in the future.

7    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Change in Operating NRSF

During the quarter, the Company placed in service, 62,020 square feet of operating NRSF and $52 million of capital. This quarter demonstrated our ability to add capacity at less than $7 million per Megawatt. During the nine month period ended September 30, 2013, we placed into service 89,276 square feet of operating NRSF and $89 million of capital. The table below sets forth the changes in each category of operating NRSF during the third quarter of 2013 and nine months ended September 30, 2013.

	Change in Raised Floor NRSF
Property	Three Months    Ended September 30,    2013 (1)		Nine Months    Ended September 30,    2013
Richmond, VA		24,581		24,581
Atlanta, GA (Atlanta - Metro)		35,000		35,175
Suwanee, GA (Atlanta - Suwanee)		-		35,000
Jersey City, NJ (2)		2,439		(5,480)
Total		62,020		89,276

(1) During the third quarter, the Company brought online 62,020 square feet of raised floor space, primarily in Richmond and Atlanta-Metro. The space noted for Atlanta-Metro was included in the operating NRSF of Atlanta-Metro placed in service on June 30, 2013, however, the associated capital was not placed into service until July 1, 2013. Therefore, to match the associated capital placed into service during the quarter, we have included it as placed in service in the third quarter ended for purposes of this table. In addition, the occupancy as of June 30, 2013, would have been 86.8% if the 35,000 square feet in Atlanta-Metro was excluded.

(2) Represents facility that we lease.

8    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Redevelopment Costs Summary

(millions, except NRSF data)

The table below summarizes the Company’s outlook for development projects which are expected to be complete by December 31, 2014. The majority of capital in this plan is discretionary. In addition to the projects completed in the third quarter of 2013, this table reflects modifications to the Company’s capital plan as of June 30, 2013, relating to its plan to operate its facilities at higher efficiency levels and to better match new capacity with lease-up at each facility .

	Under Construction Costs
Property	Actual (1)		Estimated Cost to Completion (2)		Total		Expected Completion Date
Richmond	$	10	$	17	$	27		Q2 2014
Atlanta Metro		6		58		64		Q2 2014
Dallas		21		35		56		Q3 2014
Atlanta Suwanee		3		5		8		Q2 2014
Jersey City		3		1		4		Q4 2013
Sacramento		3		7		10		Q2 2014
Totals	$	46	$	123	$	169

(1) Actual for NRSF under construction through September 30, 2013. In addition to the $46 million of construction costs incurred through September 30, 2013 for redevelopment projected expected to be completed by December 31, 2014, as of September 30, 2013 we had incurred $61 million of additional costs (including acquisition costs and other capitalized costs) for other redevelopment projects that are expected to be completed after December 31, 2014.

(2) Represents management’s estimate of the additional costs required to complete the current NRSF under development. There may be an increase in costs if customers’ requirements exceed our current basis of design.

9    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Redevelopment Summary

(in thousands, except NRSF data)

The following table presents an overview of the Company’s redevelopment pipeline, based on information as of September 30, 2013. This table shows the Company’s ability to increase its raised floor from 740,533 square feet as of September 30, 2013 by more than 2.4 times to over 1,800,000 square feet:

The following table presents an overview of the Company’s redevelopment pipeline, based on information as of September 30, 2013.

Redevelopment NRSF as of September 30, 2013
	Under Construction (1)								Future Available (2)
Property	Raised Floor		Office & Other		Supporting Infrastructure		Total Under Construction		Raised Floor		Office & Other		Supporting Infrastructure		Office/Other/ Supporting Infrastructure		Total Future Available		Total Available for Redevelopment (NRSF)
Richmond		22,084		5,000		43,655		70,739		450,000		104,000		435,439		539,439		989,439		1,060,178
Atlanta Metro		35,000		5,270		-		40,270		134,200		13,000		55,158		68,158		202,358		242,628
Dallas		26,000		22,000		30,600		78,600		266,000		66,000		287,400		353,400		619,400		698,000
Suwanee		45,000		-		-		45,000		29,000		-		-		-		29,000		74,000
Santa Clara		-		-		-		-		25,054		-		-		-		25,054		25,054
Jersey City		-		-		5,557		5,557		21,241		-		-		-		21,241		26,798
Sacramento		9,000		-		-		9,000		1,665		-		-		-		1,665		10,665
Totals		137,084		32,270		79,812		249,166		927,160		183,000		777,997		960,997		1,888,157		2,137,323

(1) Reflects NRSF at a facility which the Company expects will be operational by December 31, 2014.

(2) Reflects NRSF at a facility which the Company expects will be operational after December 31, 2014.

10    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

NOI by Facility and Capital Expenditure Summary

(in thousands)

The Company calculates net operating income, or NOI, as net income (loss), excluding: interest expense, interest income, depreciation and amortization, write off of unamortized deferred financing costs, gain on extinguishment of debt, transaction costs, gain on legal settlement, gain on sale of real estate, restructuring charge and general and administrative expenses. The Company believes that NOI is another metric that is often utilized to evaluate returns on operating real estate from period to period and also, in part, to assess the value of the operating real estate. The breakdown of NOI by facility is shown below:

	Three Months Ended						Nine Months Ended
	September 30,		June 30,		September 30,		September 30,
	2013		2013		2012		2013		2012
Breakdown of NOI by facility:
Atlanta-Metro data center	$	13,740	$	12,815	$	10,772	$	38,739	$	30,820
Atlanta-Suwanee data center		7,517		6,644		6,851		20,945		23,618
Santa Clara data center		2,801		2,751		2,502		8,299		8,052
Richmond data center		2,859		2,413		1,798		7,538		3,914
Sacramento data center (1)		1,752		1,962		-		5,638		-
Other data centers		612		381		(12)		1,065		(242)
NOI	$	29,281	$	26,966	$	21,911	$	82,224	$	66,162

(1) Facility was acquired in December 2012.

Capital expenditures related to real estate assets are summarized as follows:

	Real Estate Capital Expenditures (1)
	Three Months Ended              September 30,				Nine Months Ended              September 30,
	2013		2012		2013		2012
Redevelopment	$	22,608	$	30,912	$	79,475	$	75,796
Acquisitions		-		2,624		21,173		2,624
Dispositions		-		(601)				(601)
Maintenance capital expenditures		492		370		2,240		714
Other capitalized costs		3,950		2,739		10,670		8,219
Total real estate capital expenditures data center	$	27,050	$	36,044	$	113,558	$	86,752

(1) Does not include capitalized leasing commissions included in deferred costs, acquired intangibles or other management related fixed assets included in other assets.

11    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Leasing Statistics – Signed Leases

(in thousands, except operating statistics data)

The mix of sales has significant impact on quarterly rates, both within major product segments and for overall blended leasing rates. QTS rate performance will vary quarter to quarter based on the mix of deals sold – C1 Custom Data Center, C2 Colocation, and C3 Cloud and Managed Services categories all vary on rate per sq ft basis. The amounts below include renewals where there was a change in square footage rented, but not renewals where square footage remained consistent before and after renewal (See renewal table on page 13 for such renewals).

During the third quarter of 2013, the Company signed 351 new and changed leases aggregating $13.1 million, which includes revenue from new customers and revenues from modified renewals. Removing annualized modified renewal MRR and deducting downgrades results in $8.2 million in incremental annualized rent. The average rent per square foot was approximately $566 per square foot which compares to a trailing four quarter average rate per square foot of approximately $282. Overall third quarter 2013 new and modified lease rates are above the trailing four quarter average due to higher mix of C2 and C3 leases in the quarter.

The prior four quarter average average of $282 per square foot is below overall installed base rates as a function of mega-C1 customer upgrades in 1Q 2013 and in 3Q 2012. As these C1 leases ramp their deployment over 2013 and 2014, we will see marginal pressure on overall blended C1 rates. In contrast, our second mega-C1 client will be returning a significant amount of space in Q4 and 2013 with a smaller reduction in MRR, resulting in higher rates per square foot, which will help overall blended C1 rates throughout the same time period.

Q3 C2 rates are below four quarter average as a function of a large C2 Suite/C3 Managed Services customer lease (3,000 sq ft) with pricing economics reflective of larger space/power commitments versus our average C2 customer. Without the effects of the leases for this customer, C2/C3 rates were more in line with 4Q trailing average.

Annualized Rent of New and Modified Leases represents total MRR associated with all new and modified leases for the respective periods for the purposes of computing annualized rent rates per square foot during the period. Incremental Annualized Rent, net of downgrades reflects net incremental MRR signed during the period for purposes of tracking incremental revenue contribution.

	Period	Number of leases		Total   leased sqft			Annualized rent per   leased sqft		Annualized Rent of New and Modified leases		Incremental Annualized Rent, net of   Downgrades
New/modified leases signed - Total	Q3 2013		351		23,138	$	565.6	$	13,086,021	$	8,230,201
	P4QA*		299		55,827		282.1		15,748,888		7,866,739
	Q2 2013		355		17,151		747.6		12,822,584		8,324,853
	Q1 2013		334		110,298		208.7		23,023,046		17,233,394
	Q4 2012		238		10,770		744.5		8,018,068		4,968,522
	Q3 2012		268		85,090		224.8		19,131,854		940,185
New/modified leases signed - C1	Q3 2013		11		11,446	$	235.5	$	2,695,290
	P4QA*		19		50,491		179.7		9,071,629
	Q2 2013		11		7,920		290.6		2,301,818
	Q1 2013		10		106,085		161.8		17,168,784
	Q4 2012		23		5,349		383.2		2,049,979
	Q3 2012		31		82,609		178.7		14,765,934
New/modified leases signed - C2/C3	Q3 2013		340		11,692	$	888.7	$	10,390,731
	P4QA*		280		5,337		1,251.2		6,677,259
	Q2 2013		344		9,231		1,139.7		10,520,766
	Q1 2013		324		4,213		1,389.6		5,854,262
	Q4 2012		215		5,421		1,100.9		5,968,088
	Q3 2012		237		2,481		1,759.7		4,365,921

* Average of prior 4 quarters

As of September 30, 2013, our booked-not-billed (“BNB”) MRR balance was approximately $2.0 million, of which approximately $0.4 million was from new customers and approximately $1.6 million was from existing customers. Of this booked-not-billed MRR balance, leases representing approximately $0.5 million of MRR are scheduled to commence in 2013, $0.9 million are scheduled to commence in 2014 and $0.6 million are scheduled to commence in 2015 and thereafter. The annualized rent from our total BNB MRR balance was approximately $23.5 million. Total incremental revenues from the BNB expected to be recognized in fourth quarter 2013 are $1.0 million (representing $6.1 million in annualized revenues), in 2014 $6.7 million (representing $10.4 million in annualized revenues), 2015 and thereafter $7.0 million in annualized revenues.

Note: Figures above do not include cost recoveries. In general, C1 customers reimburse QTS for certain operating costs wheras C2/C3 customers are on a gross lease basis. As a result, pricing and resulting per square foot rates for the C2/C3 customers includes the recovery of such operating costs.

12    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Leasing Statistics – Renewed Leases and Rental Churn

(in thousands, except operating statistics data)

The mix of sales has significant impact on quarterly rates, both within major product segments and for overall blended renewal rates. QTS rate performance will vary quarter to quarter based on the mix of deals sold – C1 Custom Data Center, C2 Colocation, and C3 Cloud and Managed Services categories all vary on rate per sq ft basis.

Consistent with our 3Cs strategy and business model, the renewal rates below reflect total MRR per square foot including all subscribed services. For comparability, the Company includes only those customers that have maintained consistent space in the computations below. All customers with space changes are incorporated into new leasing statistics and rates.

The overall blended rate for renewals signed in the third quarter of 2013 was 8.0% higher than the rates for those customers immediately prior to renewal. On a year to date basis, renewal rates were up 0.1%, which reflects the impact of three significant C2/C3 renewals signed in the first two quarters of 2013. These leases were extended at lower total effective rates as a function of services changes associated with the customer deployments. Overall renewal rates increase year to date would have been 3.5% without the impact of these lease renewals.

C1 renewal rates were up 8.3% in 2013. C2/C3 rates were up 7.9% in the quarter, but down slightly year to date as a function of the renewals with service reductions noted above. Without the impact of the three noted leases, C2/C3 renewal rates year to date would have been up 3.0%.

Rental Churn (which the Company defines as MRR lost to complete termination of customer services in a given period compared to total MRR at the beginning of the period) for the third quarter of 2013 was 1.3% and 3% year to date. This compares to a rental churn of 2.2% for the third quarter of 2012, and 6.9% year to date for 2012.

	Period	Number of renewed leases	Total   Leased   sqft			Annualized  rent per leased sqft			Annualized  Rent		Rent  Change(1)
Renewed Leases - Total	Q3 2013	47		6,812			783			5,335,293	8.0%
	YTD 2013	168		20,073	$		862	$		17,297,138	0.1%	(2)
Renewed Leases - C1	Q3 2013	2		3,119			476			1,484,166	8.3%
	YTD 2013	2		3,119	$		476	$		1,484,166	8.3%
Renewed Leases - C2/C3	Q3 2013	45		3,693			1,043			3,851,127	7.9%
	YTD 2013	166		16,954	$		933	$		15,812,972	-0.7%	(3)

(1) Calculated as the percentage change of the rent per square foot immediately before renewal when compared to the rent per square foot immediately after renewal.

(2)  Total rate increase without the impact of the 3 major C2/C3 lease extensions noted above would have been 3.5%.

(3) C2/C3 rate increase without the impact of the 3 major C2/C3 lease extensions noted above would have been 3.0%.

13    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Leasing Statistics – Commenced Leases

(in thousands, except operating statistics data)

The mix of sales across C1, C2 and C3 has significant impact on quarterly rates, both within major product segments and for overall blended commencement rates. QTS rate performance will vary quarter to quarter based on the mix of deals sold. C1 Custom Data Center, C2 Colocation (Cabinet, Cage and Suite), and C3 Cloud and Managed Services categories all vary on rate per sq ft basis.

During the third quarter of 2013, we commenced customer leases representing approximately $2.0 million of incremental MRR (representing approximately $23.5 million of annualized rent) at $324 per square foot. This compares to customer leases representing an aggregate trailing four quarter average of approximately $1.3 million of MRR (representing approximately $15.9 million of annualized rent) at $300 per square foot. Both the third quarter of 2013 and the trailing four quarter average rates reflect the impact of significant C1 lease commencements.

Initial commencements from a large C1 lease booked in the first quarter of 2013 impacted third quarter C1 commencement rates. Pricing for this strategic deal reflects the unique power commitment and lease size. The effects of the largest C1 clients can also be seen in the third quarter of 2012, because new business and renewed leases for these two strategic customers also draw down average C1 rates.

C2/C3 average commencement rates were down 19% versus trailing four quarter average and reflect the impact of several large C2 customers on overall rates. Related metrics reflect the presence of these large commencements and their larger footprint pricing economics—new MRR totaled $1.2 million ($14.9 million annualized) versus trailing average of $0.8 million ($9.9 million annualized) and space leased of 15,638 nearly doubled trailing average of 8,500 square feet.

	Period	Number of   leases		Total  Leased sqft			Annualized   rent per leased sqft			Annualized  Rent
Leases commenced - Total	Q3 2013		417		72,516	$		324.4	$		23,524,566
	P4QA*		282		53,056			300.3			15,933,529
	Q2 2013		387		16,891			791.7			13,372,729
	Q1 2013		283		45,373			430.4			19,526,631
	Q4 2012		210		13,047			620.1			8,090,243
	Q3 2012		249		136,913			166.1			22,744,515
Leases commenced - C1	Q3 2013		31		56,878	$		151.8	$		8,635,316
	P4QA*		23		44,556			133.9			5,968,142
	Q2 2013		29		6,775			198.3			1,343,731
	Q1 2013		25		34,801			201.9			7,025,724
	Q4 2012		20		6,444			209.7			1,351,431
	Q3 2012		17		130,203			108.7			14,151,683
Leases commenced - C2/C3	Q3 2013		386		15,638	$		952.1	$		14,889,250
	P4QA*		260		8,500			1,172.4			9,965,387
	Q2 2013		358		10,116			1,189.1			12,028,998
	Q1 2013		258		10,572			1,182.5			12,500,907
	Q4 2012		190		6,603			1,020.6			6,738,812
	Q3 2012		232		6,710			1,280.6			8,592,832

* Average of prior 4 quarters

14    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Lease Expirations

C1 leases are typically 5-7 years with the majority of C1 lease expirations occurring in 2016 and beyond. C2/C3 leases are typically 3 years in duration, thus the majority of C2/C3 lease expirations are in 2014 and 2015. The following table sets forth a summary schedule of the lease expirations as of September 30, 2013 at the properties in the Company’s portfolio. Unless otherwise stated in the footnotes, the information set forth in the table assumes that customers exercise no renewal options and all early termination rights are exercised:

Year of Lease Expiration (1)	Number of Leases   Expiring (2)		Total Raised Floor of   Expiring Leases		% of Portfolio Leased Raised Floor		Annualized     Rent (3)		% of Portfolio Annualized Rent		C1 as % of   Portfolio Annualized Rent		C2 as % of Portfolio Annualized Rent		C3 as % of     Portfolio     Annualized     Rent
Month-to-Month (4)		311		10,482		2  %		11,817,870		7  %		0  %		6  %		1  %
Remainder of 2013		280		49,517		10  %		13,189,622		8  %		2  %		5  %		1  %
2014		898		46,916		10  %		36,316,101		22  %		4  %		16  %		3  %
2015		606		38,637		8  %		29,150,462		18  %		3  %		14  %		1  %
2016		391		50,965		10  %		22,614,899		14  %		4  %		9  %		1  %
2017		65		52,695		11  %		14,548,674		9  %		7  %		1  %		1  %
2018		51		198,563		40  %		26,993,859		16  %		15  %		1  %		1  %
After 2018		46		42,654		9   %		10,961,974		7   %		6   %		0  %		1  %
Portfolio Total		2,648		490,429		100  %	$	165,593,461		100  %		40  %		52  %		8  %

(1) Does not include data for leases expiring in a particular year when leases for the same space have already been signed with replacement customers with future commencement dates. In those cases, the data is included in the year in which the future lease expires.

(2) Represents each agreement with a customer signed as of September 30, 2013 for which billing has commenced; a lease agreement could include multiples spaces and a customer could have multiple leases.

(3) Annualized rent is presented for leases commenced as of September 30, 2013. The Company defines annualized rent as MRR multiplied by 12. The Company calculates MRR as monthly contractual revenue under signed leases as of a particular date, which includes revenue from our C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed leases as of a particular date, unless otherwise specifically noted. This amount reflects the annualized cash rental payments. It does not reflect the accounting associated with any free rent, rent abatements or future scheduled rent increases and also excludes operating expense and power reimbursements.

(4) Consists of customers whose leases expired prior to September 30, 2013 and have continued on a month-to-month basis.

15    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Largest Customers

As of September 30, 2013, the Company’s portfolio was leased to over 880 customers comprised of companies of all sizes representing an array of industries, each with unique and varied business models and needs. The following table sets forth information regarding the ten largest customers in the portfolio based on annualized rent as of September 30, 2013:

Principal Customer Industry	Number of Locations	Annualized Rent (1)		% of Portfolio Annualized Rent		Weighted Average Remaining Lease Term (Months) (2)
Internet	1	$	11,087,381		6.7%	53
Internet	1		10,547,780		6.4%	60
Information Technology	3		4,781,403		2.9%	20
Financial Services	1		4,318,740		2.6%	40
Financial Services	2		3,224,909		1.9%	51
Professional Services	1		3,148,080		1.6%	20
Financial Services	1		3,120,405		1.9%	22
Internet	2		3,115,417		1.9%	1
Information Technology	1		3,007,200		1.8%	117
Information Technology	2		2,648,376		1.6%	7
Total / Weighted Average		$	48,999,691		29.2%	44

(1) Annualized rent is presented for leases commenced as of September 30, 2013. We define annualized rent as MRR multiplied by 12. We calculate MRR as monthly contractual revenue under signed leases as of a particular date, which includes revenue from our C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed leases as of a particular date. This amount reflects the annualized cash rental payments. It does not reflect any free rent, rent abatements or future scheduled rent increases and also excludes operating expense and power reimbursements.

(2) Weighted average based on customer’s percentage of total annualized rent expiring and is as of September 30, 2013.

16    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Industry Segmentation

The following table sets forth information relating to the industry segmentation as of September 30, 2013:

The following table sets forth information relating to the industry segmentation as of December 31, 2012:

17    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Product Diversification

The following table sets forth information relating to the distribution of leases at our properties, by type of product offering, as of September 30, 2013:

(1) As of September 30, 2013, C1 customers renting over 6,600 square represented $32.4 million of our annualized C1 MRR, C1 customers renting between 3,300 and 6,600 square feet represented $19.4 million of our annualized C1 MRR and C1 customers renting below 3,300 square feet represented or $14.3 million of our annualized C1 MRR.

The following table sets forth information relating to the distribution of leases at our properties, by type of product offering, as of December 31, 2012:

(1) As of December 31, 2012, C1 customers renting over 6,600 square represented $24.1 million of our annualized C1 MRR, C1 customers renting between 3,300 and 6,600 square feet represented $16.6 million of our annualized C1 MRR and C1 customers renting below 3,300 square feet represented or $14.3 million of our annualized C1 MRR.

18    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Debt Summary and Maturities

(in thousands)

	Pro forma September 30, 2013		September 30, 2013		December 31, 2012
			(unaudited)
Secured Credit Facility	$	-	$	-	$	316,500
Unsecured Credit Facility		240,000		520,000		-
Richmond Credit Facility		70,000		70,000		70,000
Atlanta-Metro Equipment Loan		19,376		19,376		20,931
Miami Loan		-		-		26,048
Suwanee Land Loan		-		-		1,600
Lenexa Loan		-		-		2,712
Santa Clara Bridge Loan		-		-		50,000
Total	$	329,376	$	609,376	$	487,791

As of September 30, 2013:

	2013		2014		2015		2016		2017		Thereafter		Total
Unsecured Credit Facility (1)	$	-	$	-	$	-	$	-	$	295,000	$	225,000	$	520,000
Richmond Credit Facility (2)		-		-		70,000		-		-		-		70,000
Atlanta Metro equipment loan		536		2,239		2,397		2,567		2,749		8,888		19,376
Total	$	536	$	2,239	$	72,397	$	2,567	$	297,749	$	233,888	$	609,376
As of September 30, 2013 (adjusted for use of IPO proceeds):
Debt instruments	2013		2014		2015		2016		2017		Thereafter		Total
Unsecured Credit Facility (1)	$	-	$	-	$	-	$	-	$	15,000	$	225,000	$	240,000
Richmond Credit Facility (2)		-		-		70,000		-		-		-		70,000
Atlanta-Metro Equipment Loan		536		2,239		2,397		2,567		2,749		8,888		19,376
Total	$	536	$	2,239	$	72,397	$	2,567	$	17,749	$	233,888	$	329,376

(1) Unsecured Credit Facility revolving portion, has a stated maturity of May 1, 2017 with an option to extend for one additional year.

(2) Richmond Credit Facility has a stated maturity of December 18, 2015 with an option to extend for one additional year.

19    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Interest Summary

(in thousands)

	Three Months Ended						Nine Months Ended September 30,
	September 30,		June 30,		September 30,
	2013		2013		2012		2013		2012
Interest expense and fees	$	4,508	$	5,355	$	6,210	$	16,377	$	17,493
Swap interest		146		151		-		380		493
Amortization of deferred financing costs		588		693		828		2,193		2,567
Capitalized interest		(899)		(1,115)		(392)		(2,973)		(1,514)
Total interest expense (1)	$	4,343	$	5,084	$	6,646	$	15,977	$	19,039

(1) The weighted average interest rate for the three months ended September 30, 2013, June 30, 2013, and September 30, 2012 was 3.58%, 4.36%, and 5.90%, respectively. The weighted average interest rate for the nine months ended September 30, 2013 and 2012 was 4.45% and 5.91%, respectively.

20    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Appendix

Non-GAAP Financial Measures

This document includes certain non-GAAP financial measures that management believes are helpful in understanding the Company’s business, as further described below.

The Company considers the following non-GAAP financial measures to be useful to investors as key supplemental measures of the Company’s performance: (1) FFO; (2) Operating FFO; (3) Adjusted Operating FFO; (4) MRR; (5) EBITDA; and (6) Adjusted EBITDA. These non-GAAP financial measures should be considered along with, but not as alternatives to, net income or loss and cash flows from operating activities as a measure of the Company’s operating performance and liquidity. FFO, Operating FFO, Adjusted Operating FFO, MRR, NOI, EBITDA and Adjusted EBITDA, as calculated by us, may not be comparable to FFO, Operating FFO, Adjusted Operating FFO, MRR, NOI, EBITDA and Adjusted EBITDA as reported by other companies that do not use the same definition or implementation guidelines or interpret the standards differently from us.

Definitions

C1 - Custom Data Center. Power costs are passed on to customers (metered power); generally 3,000 square feet or more of raised floor; lease term of 5 to 10 years; customers are large corporations, government agencies, and global Internet businesses.

C2 - Colocation. Power overages charged separately; specified kW included in lease; up to 3,000 square feet of raised floor; lease term of up to 3 years; customers are large corporations, small and medium businesses and government agencies.

C3 - Cloud and Managed Services. Power bundled with service; Small amounts of space; customers rent managed virtual servers; lease term up to 3 years; customers are large corporations, small and medium businesses and government agencies.

Booked-not-billed (“BNB”). The Company defines booked-not-billed as customer leases that have been signed, but for which lease payments have not yet commenced.

Leasable raised floor. The Company defines leasable raised floor as the amount of raised floor square footage that the Company has leased plus the available capacity of raised floor square footage that is in a leasable format as of a particular date and according to a particular product configuration. The amount of leasable raised floor may change even without completion of new redevelopment projects due to changes in the Company’s configuration of C1, C2 and C3 product space.

Basis-of-design raised floor space. The Company defines basis-of-design floor space as the total data center raised floor potential of its existing data center facilities. For Custom Data Center customers the leasable square feet is determined based on a wall to wall square foot calculation and for colocation customers leasable square footage is calculated based on the number of cages (each cage is 64 square feet) and cabinets (each cabinet is 8 square feet).

21    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

Operating NRSF. Represents the total square feet of a building that is currently leased or available for lease plus developed supporting infrastructure, based on engineering drawings and estimates, but does not include space held for redevelopment or space used for the Company’s own office space.

FFO, Operating FFO and Adjusted Operating FFO

The Company considers funds from operations, or FFO, to be a supplemental measure of its performance which should be considered along with, but not as an alternative to, net income (loss) and cash provided by operating activities as a measure of operating performance and liquidity. The Company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (loss) (computed in accordance with GAAP), adjusted to exclude gains (or losses) from sales of property, real estate related depreciation and amortization and similar adjustments for unconsolidated partnerships and joint ventures. The Company’s management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs.

Due to the volatility and nature of certain significant charges and gains recorded in the Company’s operating results that management believes are not reflective of its core operating performance and liquidity, management computes an adjusted measure of FFO, which the Company refers to as Operating FFO. The Company generally calculates Operating FFO as FFO excluding certain non-recurring and primarily non-cash charges and gains and losses that management believes are not indicative of the results of the Company’s operating real estate portfolio. The Company believes that Operating FFO provides investors with another financial measure that may facilitate comparisons of operating performance and liquidity between periods and, to the extent they calculate Operating FFO on a comparable basis, between REITs.

Adjusted Operating Funds From Operations “Adjusted Operating FFO” is a non-GAAP measure that is used as a supplemental operating measure specifically for comparing year over year ability to fund dividend distribution from operating activities. Adjusted Operating FFO is used by the Company as a basis to address its ability to fund its dividend payments. The Company calculates Adjusted Operating FFO by adding or subtracting from Operating FFO items such as: maintenance capital investment, paid leasing commissions, amortization of deferred financing costs, non-real estate depreciation, straight line rent adjustments, and non-cash compensation.

The Company offers these measures because it recognizes that FFO, Operating FFO and Adjusted Operating FFO will be used by investors as a basis to compare its operating performance and liquidity with that of other REITs. However, because FFO, Operating FFO and Adjusted Operating FFO exclude real estate depreciation and amortization and capture neither the changes in the value of the Company’s properties that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of its properties, all of which have real economic effect and could materially impact its financial condition, cash flows and results of operations, the utility of FFO, Operating FFO and Adjusted Operating FFO as measures of its operating performance and liquidity is limited. The Company’s calculation of FFO may not be comparable to measures calculated by other companies who do not

22    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

use the NAREIT definition of FFO or do not calculate FFO in accordance with NAREIT guidance. In addition, the Company’s calculations of FFO, Operating FFO and Adjusted Operating FFO are not necessarily comparable to FFO, Operating FFO and Adjusted Operating FFO as calculated by other REITs that do not use the same definition or implementation guidelines or interpret the standards differently from us. FFO, Operating FFO and Adjusted Operating FFO are non-GAAP measures and should not be considered a measure of the Company’s results of operations or liquidity or as a substitute for, or an alternative to, net income (loss), cash provided by operating activities or any other performance measure determined in accordance with GAAP, nor is it indicative of funds available to fund its cash needs, including our ability to make distributions to our stockholders.

Monthly Recurring Revenue (MRR)

The Company calculates MRR as monthly contractual revenue under signed leases as of a particular date, which includes revenue from its C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed leases as of a particular date, unless otherwise specifically noted.

Separately, the Company calculates recognized MRR as the recurring revenue recognized during a given period, which includes revenue from its C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues.

Management uses MRR and recognized MRR as supplemental performance measures because they provide useful measures of increases in contractual revenue from the Company’s customer leases. MRR and recognized MRR should not be viewed by investors as alternatives to actual monthly revenue, as determined in accordance with GAAP. Other companies may not calculate MRR or recognized MRR in the same manner. Accordingly, the Company’s MRR and recognized MRR may not be comparable to other companies’ MRR and recognized MRR. MRR and recognized MRR should be considered only as supplements to total revenues as a measure of its performance. MRR and recognized MRR should not be used as measures of the Company’s results of operations or liquidity, nor is it indicative of funds available to meet its cash needs, including its ability to make distributions to its stockholders.

Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA) and Adjusted EBITDA

The Company calculates EBITDA as net income (loss) adjusted to exclude interest expense and interest income, provision for income taxes (including income taxes applicable to sale of assets) and depreciation and amortization. Management believes that EBITDA is useful to investors in evaluating and facilitating comparisons of the Company’s operating performance between periods and between REITs by removing the impact of its capital structure (primarily interest expense) and asset base charges (primarily depreciation and amortization) from its operating results.

In addition to EBITDA, the Company calculates an adjusted measure of EBITDA, which it refers to as Adjusted EBITDA, as EBITDA excluding unamortized deferred financing costs, gains on

23    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com

extinguishment of debt, transaction costs, equity-based compensation expense, restructuring charge, gain (loss) on legal settlement and gain on sale of real estate. The Company believes that Adjusted EBITDA provides investors with another financial measure that can facilitate comparisons of operating performance between periods and between REITs.

Management uses EBITDA and Adjusted EBITDA as supplemental performance measures as they provide useful measures of assessing the Company’s operating results. Other companies may not calculate EBITDA or Adjusted EBITDA in the same manner. Accordingly, the Company’s EBITDA and Adjusted EBITDA may not be comparable to others. EBITDA and Adjusted EBITDA should be considered only as supplements to net income (loss) as measures of the Company’s performance and should not be used as substitutes for net income (loss), as measures of its results of operations or liquidity or as an indications of funds available to meet our cash needs, including our ability to make distributions to our stockholders.

24    QTS Q3 2013 Supplemental Information Contact: IR@qualitytech.com