EX-99.2 3 exhibit992supplementalinfo.htm EX-99.2 Document




















1Q2021
Supplemental Information
FURNISHED AS OF MAY 5, 2021 - UNAUDITED
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FORWARD LOOKING STATEMENTS & RISK FACTORS
This Supplemental Information report contains disclosures that are “forward-looking statements” as defined in Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. 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 and phrases such as “can,” “may,” “payable,” “indicative,” "predictive," “annualized,” “expect,” “expected,” “range of expectations,” "would have been," "budget," and other comparable terms in this report. These forward-looking statements are made as of the date of this report and are not guarantees of future performance. These statements are based on the current plans and expectations of Company management and are subject to a number of unknown risks, uncertainties, assumptions and other factors that could cause actual results to differ materially from those described in this release or implied by such forward-looking statements. Such risks and uncertainties include, among other things, the following: the impact of the COVID-19 pandemic on occupancy rates and on the operations of the Company and its tenants; actions governments take in response to the COVID-19 pandemic, including the introduction of public health measures and other regulations affecting the Company’s properties and the operations of the Company and its tenants; general economic uncertainty in key markets as a result of the COVID-19 pandemic and a worsening of global economic conditions or low levels of economic growth changes in the economy; increases in interest rates; the availability and cost of capital at expected 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; 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 renew expiring leases; 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; the Company may be required under purchase options to sell properties and may not be able to reinvest the proceeds from such sales at rates of return equal to the return received on the properties sold; uninsured or underinsured losses related to casualty or liability; the incurrence of impairment charges on its real estate properties or other assets; and other legal and operational matters. Other risks, uncertainties and factors that could cause actual results to differ materially from those projected are detailed under the heading “Risk Factors,” in the Company's Annual Report on Form 10-K filed with the Securities and Exchange Commission (“SEC”) for the year ended December 31, 2020, under the heading "Risk Factors" and other risks described from time to time thereafter in the Company's SEC filings. 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.


Table of Contents
Highlights
Salient Facts
Corporate Information
Balance Sheet
Statements of Income
FFO, Normalized FFO, & FAD
Capital Funding & Commitments
Debt Metrics
Debt Covenants
Acquisition & Disposition Activity
Re/development Activity
Portfolio
Associated Health Systems
Top Tenants
MOB Proximity to Hospital
Lease Maturity, Lease & Building Size
Historical Occupancy
Occupancy Reconciliation
Same Store Leasing Statistics
NOI Performance
NOI Reconciliations
EBITDA Reconciliations
Components of Net Asset Value
Components of Expected FFO
















Copies of this report may be obtained at www.healthcarerealty.com or by contacting Investor Relations at 615.269.8175 or communications@healthcarerealty.com.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 3

Highlights
QUARTERLY HIGHLIGHTS
•Normalized FFO per share totaled $0.42, an increase of 2.6% from $0.41 in the first quarter of 2020.
•Same store cash NOI for the first quarter increased 2.1% over the first quarter of 2020. For the trailing twelve months ended March 31, 2021, same store cash NOI grew 2.0%.
•Predictive growth measures in the same store portfolio include:
◦Average in-place rent increases of 2.86%
◦Future annual contractual increases of 2.98% for leases commencing in the quarter
◦Weighted average cash leasing spreads of 4.4% on 616,000 square feet renewed:
▪2% (<0% spread)
▪7% (0-3%)
▪73% (3-4%)
▪18% (>4%)
◦Tenant retention of 88.5%
•Portfolio leasing activity in the first quarter totaled 856,000 square feet related to 151 leases:
◦656,000 square feet of renewals
◦200,000 square feet of new and expansion leases
•During the first quarter, the Company acquired seven medical office buildings for $76.6 million totaling 275,000 square feet.
◦In Dallas, two buildings totaling 122,000 square feet for $22.5 million located on AA- rated Baylor Scott & White's Medical Center - Grapevine campus. The Company owns two additional properties on this campus.
◦In San Diego, a 22,000 square foot building for $17.2 million that is 100% leased to University of California San Diego Health and adjacent to AA rated Scripps Health's Mercy Hospital San Diego.
◦In Denver, an off campus 59,000 square foot property for $14.4 million acquired under the TIAA joint venture.
◦In Washington, D.C., a 26,000 square foot building for $12.8 million adjacent to AA rated Sentara Healthcare's Northern Virginia Medical Center Hospital campus.
◦In Atlanta, two buildings totaling 45,000 square feet for $9.8 million located on and adjacent to A rated Wellstar Health System's Douglas Hospital campus. The Company owns two additional properties on this campus.
◦The Company funded $69.4 million in these properties, net of TIAA's 50% joint venture contribution.
•Subsequent to the end of the quarter, the Company acquired three medical office buildings under the TIAA joint venture totaling 130,000 square feet for $52.1 million.
◦In Los Angeles, a 58,000 square foot building for $31.3 million on AA- rated MemorialCare Health System's Saddleback Medical Center campus. The Company owns three additional buildings around this campus.
◦In San Antonio, an off campus 45,000 square foot building for $13.6 million leased to a diverse mix of specialists and primary care including Baptist Health.
◦In Colorado Springs, an off campus 28,000 square foot building for $7.2 million that is leased to a diverse mix of specialists and primary care.
◦The Company funded $26.1 million in these properties, net of TIAA's 50% joint venture contribution.
•Year-to-date, the Company acquired ten buildings totaling 405,000 square feet for $128.7 million at a weighted average cap rate of 5.5%.
•Year-to-date, the Company sold three medical office buildings totaling 94,000 square feet for $34.1 million at a weighted average cap rate of 4.8%.
•In April, the Company commenced a 23,000 square foot expansion and redevelopment of an existing 33,000 square foot medical office building adjacent to AA- rated MultiCare Health System's Tacoma General Hospital. The project has a total budget of $12.4 million and the expansion is 100% leased to MultiCare.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 4

•During the first quarter, the Company settled 2.0 million shares through its forward equity program, generating $62.7 million in net proceeds.
◦The Company currently has approximately 4.1 million shares to be settled through forward equity contracts and expects gross proceeds of approximately $127.3 million, before cost of borrowing under the forward contracts.
•As of March 31, 2021, the Company had cash of $12.1 million and $693 million available on its revolver.
•Net debt to adjusted EBITDA was 5.3 times at the end of the quarter.
•A dividend of $0.3025 per share was paid during the quarter, which equaled 80.8% of FAD. On a trailing twelve months basis, dividends paid equaled 88.7% of FAD.
•A dividend of $0.3025 per share is payable on May 28, 2021 for stockholders of record on May 17, 2021.


OTHER ITEMS OF NOTE
•General and administrative expense increased in the first quarter of 2021 over the fourth quarter of 2020 by approximately $1.3 million. Approximately $1.2 million was due to customary increases in payroll taxes, 401k match, non-cash ESPP expenses and healthcare savings account fundings of which approximately $0.9 million is not expected to recur in subsequent quarters.

HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 5

Salient Facts 1
AS OF MARCH 31, 2021
Properties
graphs1q20211.jpg
$4.7B invested in 228 properties
16.5M SF owned in 24 states
13.1M SF managed by Healthcare Realty
95.3% medical office and outpatient

Capitalization
$6.2B enterprise value as of 4/30/21
$4.6B market capitalization as of 4/30/21
141.7M shares outstanding as of 3/31/21
$0.3025 quarterly dividend per share
BBB/Baa2/BBB+ S&P/Moody's/Fitch
27.3% net debt to enterprise value at 3/31/21
5.3x net debt to adjusted EBITDA
map1q20211.jpg
1Property counts and square footage include properties in the Company's unconsolidated JV.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 6

Corporate Information
Healthcare Realty Trust is a real estate investment trust that integrates owning, managing, financing and developing income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States. As of March 31, 2021, the Company was invested in 228 real estate properties in 24 states totaling 16.5 million square feet and was valued at approximately $5.9 billion. The Company provided leasing and property management services to 13.1 million square feet nationwide.

EXECUTIVE OFFICERS
Todd J. Meredith
President and Chief Executive Officer

John M. Bryant, Jr.
Executive Vice President and General Counsel    

J. Christopher Douglas
Executive Vice President and Chief Financial Officer

Robert E. Hull
Executive Vice President - Investments
CORPORATE HEADQUARTERS
Healthcare Realty Trust Incorporated
3310 West End Avenue, Suite 700
Nashville, Tennessee 37203
Phone 615.269.8175 Fax 615.269.8461
communications@healthcarerealty.com
www.healthcarerealty.com

ANALYST COVERAGE
BMO Capital Markets
Berenberg Capital Markets LLC
BTIG, LLC
CapitalOne Securities, Inc.
Citi Research
Green Street Advisors, Inc.
J.P. Morgan Securities LLC
Jefferies LLC
KeyBanc Capital Markets Inc.
Mizuho Securities USA Inc
Morgan Stanley & Co, LLC
Raymond James & Associates
Scotiabank
SMBC Nikko Securities America, Inc.
Stifel, Nicolaus & Company, Inc.
Wells Fargo Securities, LLC









BOARD OF DIRECTORS
J. Knox Singleton    
Chairman, Healthcare Realty Trust Incorporated
Retired Chief Executive Officer, Inova Health System

Todd J. Meredith
President and Chief Executive Officer
Healthcare Realty Trust Incorporated

John V. Abbott
Retired Chief Executive Officer
Aviation Asset Management Group, General Electric Company

Nancy H. Agee
President and Chief Executive Officer
Carilion Clinic

Edward H. Braman
Retired Audit Partner
Ernst & Young LLP

James J. Kilroy
President and Portfolio Manager
Willis Investment Counsel

Peter F. Lyle
Executive Vice President
Medical Management Associates, Inc.

Bruce D. Sullivan
Retired Audit Partner
Ernst & Young LLP

Christann M. Vasquez
Executive Vice President and Chief Operating Officer
Ascension Texas

David R. Emery (1944-2019)
Chairman Emeritus
Healthcare Realty Trust Incorporated






HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 7

Balance Sheet
DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA
ASSETS
1Q 20214Q 20203Q 20202Q 20201Q 2020
Real estate properties
Land $369,202 $362,695 $330,840 $312,139 $319,882 
Buildings, improvements and lease intangibles4,201,251 4,220,297 4,014,740 3,937,657 4,126,046 
Personal property11,370 11,195 10,962 10,849 10,783 
Land held for development27,226 27,226 24,647 24,647 24,647 
Total real estate properties4,609,049 4,621,413 4,381,189 4,285,292 4,481,358 
Less accumulated depreciation and amortization(1,238,044)(1,239,224)(1,198,444)(1,169,298)(1,164,462)
Total real estate properties, net3,371,005 3,382,189 3,182,745 3,115,994 3,316,896 
Cash and cash equivalents12,087 15,303 121,992 43,680 103,370 
Restricted cash 1
— — 60,644 — — 
Assets held for sale, net64,578 20,646 20,051 — 20 
Operating lease right-of-use assets120,890 125,198 123,807 124,398 125,040 
Financing lease right-of-use assets19,559 19,667 19,776 19,884 12,615 
Net investment in sales-type leases 2
— — — 244,381 — 
Investments in unconsolidated joint ventures 83,943 73,137 7,743 7,819 8,000 
Other assets182,043 176,120 174,693 175,797 181,708 
Total assets$3,854,105 $3,812,260 $3,711,451 $3,731,953 $3,747,649 
LIABILITIES AND STOCKHOLDERS' EQUITY
1Q 20214Q 20203Q 20202Q 20201Q 2020
Liabilities
Notes and bonds payable $1,609,251 $1,602,769 $1,554,395 $1,554,936 $1,644,454 
Accounts payable and accrued liabilities66,407 81,174 79,528 65,485 64,574 
Liabilities of properties held for sale1,342 1,216 548 — 74 
Operating lease liabilities91,921 92,273 91,466 91,259 91,093 
Financing lease liabilities18,722 18,837 18,697 18,595 17,953 
Other liabilities68,353 67,615 66,442 72,317 70,073 
Total liabilities1,855,996 1,863,884 1,811,076 1,802,592 1,888,221 
Commitments and contingencies
Stockholders' equity
Preferred stock, $.01 par value; 50,000 shares authorized— — — — — 
Common stock, $.01 par value; 300,000 shares authorized1,417 1,395 1,361 1,360 1,349 
Additional paid-in capital3,699,867 3,635,341 3,532,130 3,529,559 3,494,123 
Accumulated other comprehensive loss(13,887)(17,832)(19,267)(20,294)(19,777)
Cumulative net income attributable to common stockholders1,223,521 1,199,499 1,215,362 1,207,132 1,131,619 
Cumulative dividends(2,912,809)(2,870,027)(2,829,211)(2,788,396)(2,747,886)
Total stockholders' equity1,998,109 1,948,376 1,900,375 1,929,361 1,859,428 
Total liabilities and stockholders' equity$3,854,105 $3,812,260 $3,711,451 $3,731,953 $3,747,649 

1Restricted cash in 3Q 2020 included cash held in escrow from the sale of a property in Oklahoma. These proceeds were disbursed as the Company acquired real estate investments in like-kind exchanges under Section 1031 of the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”).
2In the second quarter of 2020, the Company entered into agreements to sell two single-tenant net leased properties ("Mercy disposition"), resulting in a lease modification and classification change from operating to sales-type. The properties were sold on July 30, 2020.

HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 8

Statements of Income
DOLLARS IN THOUSANDS
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 20193Q 20192Q 2019
Revenues
Rental income$128,389 $123,877 $123,384 $122,358 $122,644 $119,438 $117,740 $114,351 
Other operating1,950 2,003 1,868 1,332 2,163 2,086 2,059 1,966 
130,339 125,880 125,252 123,690 124,807 121,524 119,799 116,317 
Expenses
Property operating52,215 50,210 50,171 46,580 49,552 46,214 46,777 44,286 
General and administrative8,499 7,206 7,299 7,434 8,766 7,669 10,802 7,845 
Acquisition and pursuit costs 1
744 939 440 431 750 515 501 422 
Depreciation and amortization50,079 48,104 47,143 47,691 47,497 46,134 45,137 43,926 
111,537 106,459 105,053 102,136 106,565 100,532 103,217 96,479 
Other income (expense)
Gain (loss) on sales of real estate properties18,890 (34)2,177 68,267 (49)20,036 200 4,849 
Interest expense(13,262)(13,618)(14,154)(14,442)(13,960)(13,816)(14,181)(13,850)
Loss on extinguishment of debt— (21,503)— — — — — — 
Impairment of real estate assets(834)— — — — (7)— (5,610)
Equity income (loss) from unconsolidated joint ventures(74)(269)(66)(116)(11)(2)(13)7 
Interest and other income (expense), net500 140 74 250 93 7 13 (750)
5,220 (35,284)(11,969)53,959 (13,927)6,218 (13,981)(15,354)
Net income (loss)$24,022 ($15,863)$8,230 $75,513 $4,315 $27,210 $2,601 $4,484 
































1Includes third party and travel costs related to the pursuit of acquisitions and developments.

HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 9

FFO, Normalized FFO, & FAD 1, 2
DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA
 1Q 20214Q 20203Q 20202Q 20201Q 20204Q 20193Q 20192Q 2019
Net income (loss)$24,022$(15,863)$8,230$75,513$4,315$27,210$2,601$4,484
(Gain) loss on sales of real estate assets(18,890)34(2,177)(68,267)49(20,036)(200)(4,849)
Impairments of real estate assets834————7—5,610
Real estate depreciation and amortization51,31149,25148,21548,57748,53146,96245,84644,602
Unconsolidated JV depreciation and amortization813323808080808080
FFO $58,090$33,745$54,348$55,903$52,975$54,223$48,327$49,927
Acquisition and pursuit costs 3
744939440431750515501422
Lease intangible amortization(72)(4)(35)(16)7454554
Accelerated stock awards 4
——————2,854—
Forfeited earnest money received (500)———————
Debt financing costs—21,920—————760
Unconsolidated JV normalizing items 5
2716——————
Normalized FFO
$58,289$56,616$54,753$56,318$54,470$54,742$51,687$51,163
Non-real estate depreciation and amortization673724785822823838838829
Non-cash interest expense amortization 6
8949769341,035746731727707
Provision for bad debt, net(79)(511)(144)945(83)124(32)150
Straight-line rent income, net(1,094)(645)(543)(390)(668)(789)(387)(9)
Stock-based compensation3,0192,4722,4452,4052,5992,1332,3752,372
Unconsolidated JV non-cash items 7
(357)4888888
Normalized FFO adjusted for non-cash items
61,34559,63658,23861,14357,89557,78755,21655,220
2nd generation TI(5,189)(8,841)(5,323)(6,005)(6,040)(12,126)(6,114)(6,124)
Leasing commissions paid(1,193)(3,288)(1,999)(2,258)(2,824)(4,970)(2,697)(2,315)
Capital expenditures(2,019)(8,931)(4,580)(4,777)(3,470)(5,159)(3,543)(4,993)
Maintenance cap ex(8,401)(21,060)(11,902)(13,040)(12,334)(22,255)(12,354)(13,432)
FAD$52,944$38,576$46,336$48,103$45,561$35,532$42,862$41,788
Dividends paid$42,782$40,816$40,815$40,510$40,416$40,121$38,852$38,771
TTM dividend payout (dividends paid/FAD)88.7 %91.0 %92.2 %92.9 %95.4 %95.0 %92.4 %94.7 %
FFO per common share - diluted$0.42$0.25$0.40$0.42$0.40$0.41$0.37$0.39
Normalized FFO per common share - diluted$0.42$0.42$0.41$0.42$0.41$0.41$0.40$0.40
FFO weighted average common shares
outstanding - diluted 8
139,714135,701135,159134,464133,980133,125129,015128,279


1Funds from operations (“FFO”) and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts, Inc. (“NAREIT”). NAREIT defines FFO as “net income (computed in accordance with GAAP) excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.”
2FFO, Normalized FFO and Funds Available for Distribution ("FAD") do not represent cash generated from operating activities determined in accordance with accounting principles generally accepted in the United States of America and is not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered alternatives to net income attributable to common stockholders as indicators of the Company's operating performance or as alternatives to cash flow as measures of liquidity.
3Acquisition and pursuit costs include third party and travel costs related to the pursuit of acquisitions and developments.
4The Company's former Executive Chairman, David R. Emery, died on September 30, 2019 resulting in $2.9 million of expenses recorded in the third quarter of 2019 associated with the acceleration of his outstanding non-vested share-based awards.
5Includes the Company's proportionate share of acquisition and pursuit costs related to unconsolidated joint ventures.
6Includes the amortization of deferred financing costs, discounts and premiums.
7Includes the Company's proportionate share of straight-line rent, net related to unconsolidated joint ventures.
8The Company utilizes the treasury stock method which includes the dilutive effect of nonvested share-based awards outstanding of 843,173 for the three months ended March 31, 2021.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 10

Capital Funding & Commitments
DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA
ACQUISITION AND RE/DEVELOPMENT FUNDING
1Q 20214Q 20203Q 20202Q 20201Q 2020
Acquisitions 1
$69,403$273,757$108,127$—$102,030
Re/development 9,3369,2044,7095,6646,916
1st gen. TI & acquisition capex 2
3,8086,3276,4714,9912,731
MAINTENANCE CAPITAL EXPENDITURES FUNDING
1Q 20214Q 20203Q 20202Q 20201Q 2020
2nd generation TI$5,189$8,841$5,323$6,005$6,040
Leasing commissions paid1,1933,2881,9992,2582,824
Capital expenditures2,0198,9314,5804,7773,470
$8,401$21,060$11,902$13,040$12,334
% of Cash NOI
2nd generation TI6.7 %11.8 %7.1 %7.8 %8.0 %
Leasing commissions paid1.5 %4.4 %2.7 %2.9 %3.8 %
Capital expenditures2.6 %11.9 %6.1 %6.2 %4.6 %
10.8 %28.1 %15.9 %17.0 %16.4 %
LEASING COMMITMENTS 3
1Q 20214Q 20203Q 20202Q 20201Q 2020
Renewals
Square feet616,129421,652669,687393,496342,614
2nd generation TI/square foot/lease year$1.27$1.48$1.49$1.78$1.65
Leasing commissions/square foot/lease year$0.79$0.85$1.13$0.86$0.80
Renewal commitments as a % of annual net rent9.1 %9.0 %11.2 %13.0 %11.1 %
WALT (in months) 4
47.353.348.845.146.3
New leases
Square feet47,53082,538111,310108,48597,305
2nd generation TI/square foot/lease year$5.38$6.28$5.38$6.40$4.07
Leasing commissions/square foot/lease year$1.72$1.48$1.01$1.30$1.06
New lease commitments as a % of annual net rent36.9 %35.9 %28.3 %42.3 %23.5 %
WALT (in months) 4
70.377.389.074.875.3
All
Square feet663,659504,190780,997501,981439,919
Leasing commitments as a % of annual net rent11.6 %13.9 %15.0 %21.3 %14.9 %
WALT (in months) 4
48.957.354.651.552.7


1Acquisitions include properties acquired through joint ventures at the Company's ownership percentage.
2Acquisition capex includes near-term fundings underwritten as part of recent acquisitions.
3Beginning in the first quarter of 2021, the Company began excluding properties categorized as re/development and acquisitions to align leasing commitments with the Maintenance Capital Expenditure Funding table above.
4WALT = weighted average lease term.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 11

Debt Metrics
DOLLARS IN THOUSANDS
SUMMARY OF INDEBTEDNESS AS OF MARCH 31, 2021
PRINCIPAL BALANCE
BALANCE 1
INTEREST EXPENSEMONTHS TO MATURITYCONTRACTUAL RATEEFFECTIVE RATE
Senior notes due May 2025 2
$250,000$248,841$2,46949 3.88 %4.08 %
Senior notes due January 2028300,000296,2432,77781 3.63 %3.84 %
Senior notes due March 2030 3
300,000296,5541,929108 2.40 %2.71 %
Senior notes due March 2031
300,000295,0371,590120 2.05 %2.24 %
Total senior notes outstanding$1,150,000$1,136,675$8,76591 2.95 %3.18 %
$700 million unsecured credit facility due May 2023 7,000 7,000 29 26 LIBOR + 0.90%1.01 %
$200 million unsecured term loan facility due May 2024 4
200,000199,29298438 LIBOR + 1.00%1.96 %
$150 million unsecured term loan facility due June 2026 5
150,000149,5031,17462 LIBOR + 1.60%3.13 %
Mortgage notes payable, net116,275116,7811,13341 4.20 %4.07 %
Total outstanding notes and bonds payable$1,623,275$1,609,251$12,08578 2.92 %3.08 %
Interest cost capitalization(118)
Unsecured credit facility fee and deferred financing costs1,048
Financing lease right-of-use assets247
Total quarterly consolidated interest expense$13,262
DEBT MATURITIES SCHEDULE AS OF MARCH 31, 2021
PRINCIPAL PAYMENTSWEIGHTED AVERAGE RATE
BANK
LOANS		SENIOR NOTESMORTGAGE NOTESTOTALBANK LOANSSENIOR NOTESMORTGAGE NOTESTOTAL
2021$2,967$2,967— %— %4.51 %4.51 %
202213,43413,434— %— %3.81 %3.81 %
2023 $7,00030,70137,7011.01 %— %4.21 %3.61 %
2024200,00026,449226,4491.96 %— %4.48 %2.25 %
2025$250,00017,415267,415— %3.88 %4.35 %3.91 %
2026150,00024,879174,8793.13 %— %3.93 %3.24 %
2027430430— %— %6.17 %6.17 %
2028300,000300,000— %3.63 %— %3.63 %
2029— — %— %— %— %
Thereafter600,000600,000— %2.23 %— %2.23 %
Total$357,000$1,150,000$116,275$1,623,2752.43 %2.95 %4.20 %2.92 %








1Balances are reflected net of discounts and deferred financing costs and include premiums.
2The effective interest rate includes the impact of the $1.7 million settlement of a forward-starting interest rate swap that is included in accumulated other comprehensive income on the Company's Condensed Consolidated Balance Sheets.
3The effective interest rate includes the impact of the $4.3 million settlement of forward interest rate hedges that are included in accumulated other comprehensive income on the Company's Condensed Consolidated Balance Sheets.
4The effective interest rate includes the impact of interest rate swaps on $75.0 million at a weighted average rate of 2.37% (plus the applicable margin rate, currently 100 basis points).
5The effective interest rate includes the impact of interest rate swaps on $100.0 million at a weighted average rate of 2.23% (plus the applicable margin rate, currently 160 basis points).


HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 12

Debt Covenants
DOLLARS IN THOUSANDS

SELECTED FINANCIAL DEBT COVENANTS TTM ENDED MARCH 31, 2021 1
CALCULATIONREQUIREMENTPER DEBT COVENANTS
Revolving credit facility and term loan 2
Leverage ratio Total debt/total capitalNot greater than 60%33.4 %
Secured leverage ratioTotal secured debt/total capitalNot greater than 30%2.4 %
Unencumbered leverage ratio Unsecured debt/unsecured real estateNot greater than 60%34.5 %
Fixed charge coverage ratioEBITDA/fixed chargesNot less than 1.50x4.7x
Unsecured coverage ratioUnsecured EBITDA/unsecured interestNot less than 1.75x5.1x
Construction and developmentCIP/total assetsNot greater than 15%0.0 %
Unconsolidated joint venturesUnconsolidated joint ventures/total assetsNot greater than 15%2.2 %
Asset investmentsUnimproved land, stock & mortgages/total assetsNot greater than 20%0.7 %
Senior Notes due 2030 and 2031 3
Incurrence of total debt Total debt/total assetsNot greater than 60%33.3 %
Incurrence of debt secured by any lienSecured debt/total assetsNot greater than 40%2.4 %
Maintenance of total unsecured assets Unencumbered assets/unsecured debtNot less than 150%302.4 %
Debt service coverageEBITDA/interest expenseNot less than 1.5x5.3x
Other Senior Notes 4
Incurrence of total debt Total debt/total assetsNot greater than 60%34.7 %
Incurrence of debt secured by any lienSecured debt/total assetsNot greater than 40%2.4 %
Maintenance of total unsecured assets Unencumbered assets/unsecured debtNot less than 150%290.5 %
Debt service coverageEBITDA/interest expenseNot less than 1.5x5.2x
Other
Net debt to adjusted EBITDA 5
Net debt (debt less cash)/adjusted EBITDANot required5.3x
Net debt to enterprise value 6
Net Debt/enterprise valueNot required27.3 %













1.Does not include all financial and non-financial covenants and restrictions that are required by the Company's various debt agreements. All financial measures include the Company's proportionate share of unconsolidated joint ventures.
2.As part of the Company's amendment to the credit facility and term loan agreements during the second quarter of 2019, the financial covenants were updated to exclude the impact of the Topic 842, Lease Accounting from the covenant calculations.
3.The financial covenants for the Senior Note due 2030 exclude the impact of Topic 842, Lease Accounting from the financial covenant calculations.
4.The senior note covenants calculations apply to the Senior Notes due 2025 and 2028. The Senior Notes due 2023 have similar covenants but contain a less restrictive definition of total assets.
5.Adjusted EBITDA is based on the current quarter results, annualized. See page 27 for a reconciliation of adjusted EBITDA. Net debt does not include lease liabilities.
6.Based on the closing price of $30.32 on March 31, 2021 and 141,660,015 shares outstanding. Debt does not include lease liabilities.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 13

Acquisition & Disposition Activity
DOLLARS IN THOUSANDS
MOB ACQUISITION ACTIVITY
MARKETMILES TO CAMPUSASSOCIATED HEALTH SYSTEM/TENANCYCLOSINGSQUARE
FEET		LEASED %
PURCHASE
PRICE 1
% OWNERSHIP
San Diego, CA 3
0.02Scripps Health/UCSD1/7/202122,461100 %$17,150100 %
Dallas, TX 4
0.00Baylor Scott & White Health2/1/2021121,70966 %22,515100 %
Atlanta, GA 4
0.00/0.19Wellstar Health System2/17/202144,56788 %9,800100 %
Washington, D.C.0.09Sentara Healthcare3/3/202126,496100 %12,750100 %
Denver, CO0.60HCA3/30/202159,35991 %14,37550 %
Colorado Springs, CO4.70None4/1/202127,510100 %7,20050 %
Los Angeles, CA0.00MemorialCare Health System4/8/202157,57380 %31,33550 %
San Antonio, TX0.90CHRISTUS Health/Baptist Health4/30/202145,000100 %13,60050 %
YTD total404,67584 %$128,725
YTD average cap rate5.5 %

DISPOSITION ACTIVITY
LOCATION
TYPE 5
MILES TO CAMPUSASSOCIATED HEALTH SYSTEMCLOSINGSQUARE FEETLEASED %SALES
PRICE
Los Angeles, CA 7
MOB0.00Valley Presbyterian Hospital3/11/202173,90684 %$26,000
Atlanta, GAMOB13.00Piedmont Healthcare4/12/202119,732100 %8,050
YTD total93,63887 %$34,050
YTD average cap rate4.8 %


HISTORICAL INVESTMENT ACTIVITY
ACQUISITIONS 8
RE/DEVELOPMENT FUNDINGTOTAL INVESTMENTS DISPOSITIONSNET INVESTMENTS
2017$327,167$32,305$359,472$122,700$236,772
2018111,45035,567147,01798,69148,326
2019381,31428,584409,89854,860355,038
2020546,85326,493573,346249,443323,903
YTD 2021128,7259,336138,06134,050104,011
Average (2017-2020)$341,696$30,737$372,433$131,424$241,009
% of Total91.7 %8.3 %100.0 %












1Includes joint venture acquisitions at full acquisition price.
2For acquisitions, cap rate represents the forecasted first year NOI divided by purchase price. Does not include fees earned related to the unconsolidated joint venture.
3Represents a single-tenant property.
4Includes two properties.
5MOB = Medical office building
6For dispositions, cap rate represents the in-place cash NOI divided by sales price.
7Includes two properties sold to a single purchaser in two transactions which closed on March 5 and March 11, 2021.
8Includes joint venture acquisitions on the full acquisition price and was not adjusted for the Company's ownership percentage.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 14

Re/Development Activity
DOLLARS IN THOUSANDS
UNDER RE/DEVELOPMENT
MARKETTYPEMILES TO CAMPUSSQUARE
FEET		BUDGETFUNDINGS
THRU 3/31/21		REMAINING FUNDINGSLEASED %EXPECTED QTR NOI AT LEASED %EXPECTED STABILIZED YIELDASSOCIATED HEALTH SYSTEM
Memphis, TN 1
Redev0.26110,883$30,200$27,121$3,07997 %$5607.6 %Baptist Memorial
Dallas, TX 2
Redev0.00110,86016,90044516,45547 %276.8 %Baylor Scott & White
Tacoma, WA 3
Redev0.1023,00012,4001,04311,357100 %1866.0 %Tacoma Medical Center
Total 244,743$59,500$28,609$30,89175 %$7737.0 %
EXPECTED NOI AND OCCUPANCY RAMP UP TO LEASED %
Q1 2021Q2 2021Q3 2021Q4 2021Q1 2022Q2 2022
Cash NOI
Memphis, TN$20$334$519$519$560$564
Dallas, TX 654444442727
Tacoma, WA—————30
Total$85$378$563$563$587$621
Average occupancy
Memphis, TN60 %76 %87 %97 %97 %97 %
Dallas, TX100 %100 %100 %100 %47 %47 %
Tacoma, WA— %— %— %— %— %17 %
Total72 %80 %85 %89 %65 %67 %
























1The project includes the acquisition of a 110,883 square foot medical office building for $8.7 million and redevelopment costs related to the property.
2The project includes the redevelopment of a 110,860 fitness center located in a 217,114 square foot medical office building. The current fitness center lease will be reduced to 51,740 square foot when Cowboys Fit commences operations, which is expected to occur in Q1 2022.
3Redevelopment project is a 23,000 square foot expansion to an existing medical office building. When complete, the building will be approximately 56,000 square feet.


HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 15

Portfolio 1, 2
DOLLARS IN THOUSANDS
MARKETS (BY SQUARE FEET)
MOB 95.3%NON-MOB 4.7%
MARKETMSA RANK
INVESTMENT 1
COUNTCONSOLIDATEDJOINT VENTUREINPATIENT/SURGICALOFFICETOTAL % OF TOTAL% OF NOI
Seattle, WA15664,958271,545,5391,545,5399.4 %14.3 %
Dallas, TX4519,552232,004,747156,245145,3652,306,35714.0 %12.5 %
Los Angeles, CA2378,20317796,914184,66363,0001,044,5776.3 %7.4 %
Charlotte, NC22182,83216860,735860,7355.2 %6.0 %
Atlanta, GA9312,19114806,757806,7574.9 %4.6 %
Denver, CO19199,72013694,36259,35993,869847,5905.1 %4.4 %
Washington, DC6162,5397533,832533,8323.2 %3.9 %
Houston, TX5162,64010603,99557,170661,1654.0 %3.8 %
Nashville, TN36227,1917805,259108,691913,9505.6 %3.8 %
Indianapolis, IN33120,6354526,194526,1943.2 %3.4 %
Des Moines, IA82138,8627379,955152,655532,6103.2 %3.3 %
Honolulu, HI56145,0283298,427298,4271.8 %3.1 %
Memphis, TN43162,84710802,221802,2214.9 %2.9 %
Austin, TX29108,9345374,886374,8862.3 %2.8 %
Richmond, VA44108,7766405,945405,9452.6 %2.6 %
San Francisco, CA12121,6243286,270286,2701.7 %2.5 %
San Antonio, TX2496,8856473,673473,6732.9 %2.0 %
Chicago, IL390,6043352,800352,8002.1 %1.9 %
Colorado Springs, CO7874,5335312,154312,1541.9 %1.8 %
Miami, FL755,0333215,980215,9801.3 %1.5 %
Other (16 markets)620,630392,219,069140,7332,359,80214.4 %11.5 %
Total$4,654,21722815,299,714384,755219,245557,75016,461,464100.0 %100.0 %
Number of properties216525228
% of square feet93.0 %2.3 %1.3 %3.4 %100.0 %
% multi-tenant96.0 %100.0 %— %100.0 %94.9 %
Investment 1
$4,320,637$77,911$111,152$144,517$4,654,217
Quarterly cash NOI 1
$72,142$465$3,095$1,193$76,895
% of cash NOI93.8 %0.6 %4.0 %1.6 %100.0 %
BY BUILDING TYPE
CONSOLIDATED
MULTI-TENANTSINGLE-TENANTJOINT VENTURETOTAL
Number of properties210135228
Square feet15,241,741834,968384,75516,461,464
% of square feet92.6 %5.1 %2.3 %100.0 %
Investment 1
$4,296,720$279,586$77,911$4,654,217
Quarterly cash NOI 1
$70,008$6,422$465$76,895
% of cash NOI91.0 %8.4 %0.6 %100.0 %




1Investment reflects gross value. Quarterly cash NOI reflects the Company's ownership percentage.
2Excludes assets held for sale, land held for development, construction in progress and corporate property.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 16

Associated Health Systems 1,2
MOB PORTFOLIO (BY SQUARE FEET)
SYSTEM RANK 3
CREDIT RATINGON/ADJACENTOFF CAMPUS% OF NOI
HEALTH SYSTEMON
ADJACENT 4
ANCHORED 5
<= 2 MILES 6
TOTAL
Baylor Scott & White Health20AA-/Aa31,765,805280,941163,188— 2,209,934 14.2 %
CommonSpirit Health 5BBB+/Baa1807,182311,31095,486205,8401,419,818 8.8 %
Ascension Health3AA+/Aa21,080,681194,617— — 1,275,298 6.3 %
Atrium Health25AA-/Aa3393,81598,066313,513— 805,394 5.6 %
UW Medicine (Seattle)92AA+/Aaa345,567102,54044,166125,543617,816 5.5 %
Tenet Healthcare6B/B2570,26467,790— 135,270773,324 4.4 %
Wellstar Health System75A/A2492,221141,169— — 633,390 3.9 %
Providence St. Joseph Health4AA-/Aa3176,854153,433— 31,601361,888 3.4 %
Indiana University Health26AA/Aa2423,628102,566— — 526,194 3.4 %
Bon Secours Mercy Health21A+/A1405,945— — — 405,945 3.1 %
Hawaii Pacific Health182--/A1173,502— — 124,925298,427 3.0 %
UCHealth46AA/Aa3150,291298,09333,850— 482,234 2.6 %
Overlake Health System294A/A2191,05139,659— — 230,710 2.5 %
HCA1BB+/Ba2151,340167,01778,30559,359456,021 2.4 %
Baptist Memorial Health Care90BBB+/--464,498— 150,228— 614,726 2.3 %
Medstar Health45A/A2241,739— — — 241,739 1.9 %
Inova Health System70AA+/Aa2262,121— — — 262,121 1.8 %
MultiCare Health System82AA-/Aa3154,45284,348— — 238,800 1.8 %
Trinity Health7AA-/Aa3267,95273,331— — 341,283 1.6 %
Memorial Hermann39A+/A1— 246,325— — 246,325 1.4 %
Labcorp of America— BBB/Baa2— 138,028— — 138,028 1.3 %
Other (27 credit rated systems)1,193,5001,367,432126,957228,7222,916,611 15.8 %
Subtotal - credit rated7
9,712,4083,866,6651,005,693911,26015,496,026 97.0 %
Other non-credit rated 8
28,649— — — 28,649 0.2 %
Other non-associated 9
— — — 159,794159,794 2.8 %
Total9,741,0573,866,6651,005,6931,071,05415,684,469 100.0 %
% of total62.1 %24.7 %6.4 %6.8 %











1Includes joint venture properties at total square feet. Excludes construction in progress and assets classified as held for sale.
2Includes buildings located on-campus, adjacent and off-campus that are anchored by healthcare systems or located within 2 miles of a hospital campus.
3Ranked by revenue based on Modern Healthcare's Healthcare Systems Financials Database.
4The Company defines an adjacent property as being no more than 0.25 miles from a hospital campus.
5Includes off campus buildings where health systems lease 40% or more of the property.
6Consistent with the methodology used on the MOB Portfolio Comparison page in the Company's Investor Presentation; assumes that any off campus building within 2 miles from a hospital campus is associated with that health system.
7Based on square footage, 91.0% is associated with an investment-grade rated healthcare provider.
8Includes one property associated with a hospital system that is not credit rated.
9Includes off campus buildings that are not anchored by a health system and are more than 2 miles from a hospital campus.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 17

Top Tenants 1
TENANT
SYSTEM RANK 2
CREDIT RATING# OF ASSOCIATED PROPERTIES# OF LEASESLEASED SQUARE FEET% OF TOTAL LEASED % OF TTM REVENUE
Baylor Scott & White Health20AA-/Aa3231411,075,2497.5 %8.0 %
Atrium Health25AA-/Aa31772651,7684.6 %4.1 %
CommonSpirit Health 5BBB+/Baa11774568,3374.0 %3.9 %
Indiana University Health26AA/Aa2462437,4623.1 %2.8 %
Ascension Health3AA+/Aa21165383,2222.7 %2.6 %
WellStar Health System75A/A21160390,7492.7 %2.2 %
UW Medicine (Seattle)92AA+/Aaa927230,1521.6 %2.2 %
UCHealth46AA/Aa3814221,7181.5 %1.7 %
Baptist Memorial Health Care90BBB+/--849304,0892.1 %1.6 %
Proliance Surgeons—-718146,5391.0 %1.6 %
Tenet Healthcare6B/B21029179,6361.3 %1.4 %
Bon Secours Mercy Health21A+/A1640190,7121.3 %1.3 %
Medstar Health45A/A2354153,3531.1 %1.2 %
Trinity Health7AA-/Aa3332165,2501.2 %1.1 %
Providence St. Joseph Health4AA-/Aa3724103,7180.7 %1.0 %
MultiCare Health System82AA-/Aa3518150,2011.0 %1.0 %
Eating Recovery Center—B-/B346100,9460.7 %0.9 %
Hawaii Pacific Health182--/A133591,4220.6 %0.8 %
USPI 3
—-510109,1130.8 %0.8 %
DaVita—BB/Ba21214107,6210.8 %0.8 %
Kaiser Permanente2AA-/--410101,8300.7 %0.8 %
Labcorp of America—BBB/Baa22224178,5411.2 %0.7 %
Inova Health70AA+/Aa241194,6270.7 %0.7 %
Government Services Assoc—AA+/Aaa36111,8810.8 %0.7 %
Overlake Health System294A/A22873,6760.5 %0.7 %
Memorial Hermann39A+/A12299,8740.7 %0.7 %
HCA1BB+/Ba271588,1280.6 %0.7 %
Allina Health57AA-/Aa331494,5990.7 %0.5 %
Advocate Health Care14AA/Aa32958,1660.4 %0.5 %
Univ. of MD Medical Center61A/A221075,4950.5 %0.5 %
Top 30 tenants9536,738,074 47.1 %47.5 %
Total investment-grade tenants 4
9476,684,726 46.7 %45.2 %







1Includes joint venture properties and excludes construction in progress and assets classified as held for sale.
2Ranked by revenue based on Modern Healthcare's Healthcare Systems Financials Database.
3As of March 31, 2021, USPI is approximately 95% owned by Tenet Health.
4Includes affiliates of investment grade tenants.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 18

MOB Proximity to Hospital 1, 2
MEDICAL OFFICE BUILDINGS BY LOCATION
CONSOLIDATEDJOINT VENTURETOTAL
On campus62.2 %59.3 %62.1 %
Adjacent to campus 3
25.3 %— %24.7 %
Total on/adjacent87.5 %59.3 %86.8 %
Off campus - anchored by health system 4
6.5 %— %6.4 %
Off campus6.0 %40.7 %6.8 %
100.0 %100.0 %100.0 %
Square feet15,299,714384,75515,684,469
% of total97.6 %2.4 %100.0 %
DISTANCE TO HOSPITAL CAMPUS
GROUND LEASE PROPERTIES
GREATER THANLESS THAN OR EQUAL TO# OF PROPERTIESSQUARE FEET% OF TOTALCUMULATIVE %CAMPUS PROXIMITY# OF PROPERTIESSQUARE FEET% OF TOTAL
0.00119 9,741,05762.1 %62.1 %On campus877,573,81689.2 %
0.00250 yards44 2,374,20115.1 %77.2 %
Adjacent 3
2128,7171.5 %
250 yards0.25 miles28 1,492,4649.6 %86.8 %4120,0361.4 %
0.25 miles0.505 397,7012.5 %89.3 %Off campus1124,9251.5 %
0.501.004 475,5023.0 %92.3 %— — — %
1.002.007 439,1352.8 %95.1 %4319,4463.8 %
2.005.009 446,0672.9 %98.0 %113,8180.2 %
5.0010.003 205,6311.3 %99.3 %3205,6312.4 %
10.002 112,7110.7 %100.0 %— — — %
Total221 15,684,469100.0 %102 8,486,389100.0 %


















1Includes joint venture properties and excludes construction in progress and assets classified as held for sale.
2Proximity to hospital campus includes acute care hospitals with inpatient beds. The Company does not consider inpatient rehab hospitals (IRFs), skilled nursing facilities (SNFs) or long-term acute care hospitals (LTACHs) to be hospital campuses for distance calculations.
3The Company defines an adjacent property as being no more than 0.25 miles from a hospital campus.
4Includes buildings where health systems lease 40% or more of the property.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 19

Lease Maturity, Lease & Building Size 1
LEASE MATURITY SCHEDULE
 MULTI-TENANTSINGLE-TENANTTOTAL
 # OF LEASESSQUARE FEET% OF SQUARE FEET# OF LEASESSQUARE FEET% OF SQUARE FEET# OF LEASESSQUARE FEET% OF TOTAL SQUARE FEET
% OF BASE REVENUE 2
20215561,734,45512.9 %— — — %5561,734,45512.1 %11.5 %
20225931,948,12014.4 %1 58,2857.0 %5942,006,40514.0 %14.6 %
20234881,993,62914.8 %— — — %4881,993,62913.9 %14.3 %
20244812,202,40716.3 %1 63,000 7.5 %4822,265,40715.8 %15.4 %
20253931,814,17013.5 %3 114,02213.7 %3961,928,19213.5 %13.5 %
2026198760,2485.6 %1 83,318 10.0 %199843,5665.9 %5.4 %
2027124587,6974.4 %1 156,245 18.7 %125743,9425.2 %6.4 %
2028132748,9505.6 %1 35,4194.2 %133784,3695.5 %5.5 %
2029111638,1404.7 %3 165,34219.8 %114803,4825.6 %5.8 %
2030107443,5643.3 %1 138,02816.5 %108581,5924.1 %3.4 %
Thereafter107613,3704.5 %1 21,3092.6 %108634,6794.4 %4.2 %
Total leased3,29013,484,75086.3 %13 834,968100.0 %3,30314,319,71887.0 %100.0 %
Total building 15,626,496100.0 %834,968100.0 %16,461,464100.0 %
WALTR (months) 3
45.174.846.8
WALT (months) 3
85.5146.789.3
# OF LEASES BY SIZEBY BUILDING SIZE
LEASED SQUARE FEET
MULTI-TENANT 4
SINGLE-TENANTBUILDING SQUARE FEET% OF TOTALTOTAL SQUARE FOOTAGEAVERAGE SQUARE FEET# OF PROPERTIES
0 - 2,5001,757 — >100,00039.2 %6,455,309143,45145
2,501 - 5,000805 — <100,000 and >75,00025.7 %4,231,60486,35949
5,001 - 7,500268 — <75,000 and >50,00017.1 %2,821,17162,69345
7,501 - 10,000156 — <50,000 and >25,00015.5 %2,549,67938,63266
10,001 +304 13 <25,0002.5 %403,70117,55223
Total Leases3,290 13 Total100.0 %16,461,46472,199228




















1Includes joint venture properties and excludes land held for development, construction in progress, corporate property and assets classified as held for sale.
2Represents the current annualized minimum rents on in-place leases, excluding the impact of potential lease renewals and straight-line rent.
3WALTR = weighted average lease term remaining; WALT = weighted average lease term.
4The average lease size in the multi-tenant properties is 4,099 square feet.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 20

Historical Occupancy 1
DOLLARS IN THOUSANDS
SAME STORE PROPERTIES
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 2019
Multi-tenant
Number of properties156158156161157157
Total building square feet12,190,13612,167,28711,984,47312,519,84112,243,06912,243,069
Period end % occupied87.9 %87.6 %87.6 %87.7 %87.9 %88.3 %
Single-tenant
Number of properties111212121414
Total building square feet791,198810,930810,930810,9301,196,9301,196,930
Period end % occupied100.0 %100.0 %100.0 %100.0 %100.0 %100.0 %
Total same store properties
Number of properties167170168173171171
Total building square feet12,981,33412,978,21712,795,40313,330,77113,439,99913,439,999
Period end % occupied88.6 %88.4 %88.4 %88.4 %89.0 %89.3 %
PROPERTIES NOT IN SAME STORE
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 2019
Acquisitions 2
Number of properties454231263124
Total building square feet2,091,6632,178,2671,667,9901,455,2651,826,0291,487,251
Period end % occupied89.8 %89.2 %91.4 %89.2 %86.9 %86.1 %
Development completions
Number of properties21 111— 
Total building square feet261,914151,031151,031151,031151,031— 
Period end % occupied64.5 %60.5 %60.5 %60.5 %20.2 %— %
% leased75.9 %60.5 %60.5 %60.5 %60.0 %— %
Reposition 3
Number of properties910111099
Total building square feet741,798799,764859,004523,159429,167429,167
Period end % occupied59.7 %61.0 %62.1 %46.9 %41.9 %41.9 %
Joint Venture
Number of properties54 — — — — 
Total building square feet384,755325,396 — — — — 
Period end % occupied84.3 %72.4 %— %— %— %— %
% leased84.3 %87.4 %— %— %— %— %
TOTAL PROPERTIES
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 2019
Number of properties228227211210212204
Total building square feet16,461,46416,432,67515,473,42815,460,22615,846,22615,356,417
Period end % occupied87.0 %86.6 %87.0 %86.8 %86.8 %87.7 %



1Includes joint venture properties and excludes land held for development, construction in progress, corporate property and assets classified as held for sale.
2Acquisition includes properties acquired within the last 8 quarters of the period presented and are excluded from same store.
3Reposition includes properties that meet any of the Company-defined criteria: properties having less than 60% occupancy that is expected to last at least two quarters; properties that experience a loss of occupancy over 30% in a single quarter; or properties with negative net operating income that is expected to last at least two quarters. In addition, the Company reclassified a property to reposition during third quarter of 2020 due to strategic reposition. This reclassification is described in more detail in Trends and Matters Impacting Operating Results of the Company's 2020 Form 10-K.

HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 21

Occupancy Reconciliation
SQUARE FEET
SEQUENTIAL
PORTFOLIOSAME STORE
COUNTOCCUPIEDTOTAL%COUNTOCCUPIEDTOTAL%
Beginning December 31, 2020227 14,224,190 16,432,675 86.6 %170 11,467,256 12,978,217 88.4 %
Portfolio activity
Acquisitions 1
7 224,274 274,592 81.7 %NANANANA
Re/development completions 1 77,508 110,883 69.9 %— — — — %
Dispositions 2
(7)(251,985)(356,686)70.6 %(6)(214,251)(298,720)71.7 %
Same store reclassifications
AcquisitionsNANANANA3 255,134 301,837 84.5 %
Development completionsNANANANA— — — — %
Reposition to same storeNANANANA— — — — %
Reposition from same storeNANANANA— — — — %
228 14,273,987 16,461,464 86.7 %167 11,508,139 12,981,334 88.7 %
Leasing activity
New leases/expansionsNA199,763 NANANA103,335 NANA
Move-outs/contractionsNA(154,032)NANANA(105,817)NANA
Net absorptionNA45,731 NANANA(2,482)NANA
Ending March 31, 2021228 14,319,718 16,461,464 87.0 %167 11,505,657 12,981,334 88.6 %
YEAR-OVER-YEAR
PORTFOLIOSAME STORE
COUNTOCCUPIEDTOTAL%COUNTOCCUPIEDTOTAL%
Beginning March 31, 2020212 13,752,539 15,846,226 86.8 %171 11,956,008 13,439,999 89.0 %
Portfolio activity
Acquisitions 1
29 1,245,748 1,463,648 85.1 %NANANANA
Re/development completions 1 77,508 110,883 69.9 %— — — — %
Dispositions 2
(14)(746,111)(959,293)77.8 %(11)(706,163)(793,716)89.0 %
Same store reclassifications
AcquisitionsNANANANA9 648,585 719,267 90.2 %
Development completionsNANANANA— — — — %
Reposition to same storeNANANANA1 38,560 59,240 65.1 %
Reposition from same storeNANANANA(3)(381,243)(443,456)86.0 %
228 14,329,684 16,461,464 87.0 %167 11,555,747 12,981,334 89.0 %
Leasing activity
New leases/expansionsNA617,424 NANANA391,147 NANA
Move-outs/contractionsNA(627,390)NANANA(441,237)NANA
Net absorptionNA(9,966)NANANA(50,090)NANA
Ending March 31, 2021228 14,319,718 16,461,464 87.0 %167 11,505,657 12,981,334 88.6 %





1Includes joint venture properties.
2Includes properties reclassified as held for sale.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 22

Same Store Leasing Statistics 1
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 20193Q 20192Q 2019
Average in-place contractual increases
Multi-tenant2.91 %2.91 %2.90 %2.89 %2.89 %2.90 %2.93 %2.91 %
Single-tenant2.34 %2.27 %2.27 %2.13 %2.10 %2.10 %2.12 %2.43 %
2.86 %2.86 %2.85 %2.83 %2.79 %2.80 %2.82 %2.84 %
Renewals 2
Cash leasing spreads 4.4 %2.8 %4.5 %4.5 %4.4 %4.2 %3.3 %5.0 %
Tenant retention rate88.5 %84.2 %85.1 %84.6 %84.0 %86.6 %90.2 %87.4 %
AVERAGE IN-PLACE CONTRACTUAL INCREASES 3
MULTI-TENANTSINGLE-TENANTTOTAL
% INCREASE% OF
BASE RENT		% INCREASE% OF
BASE RENT		% INCREASE% OF
BASE RENT
Annual increase
CPI 1.86 %2.32 %1.30 %11.32 %1.70 %3.00 %
Fixed2.99 %94.98 %2.75 %42.34 %2.98 %90.96 %
Non-annual increase (annualized)
CPI 1.16 %0.34 %0.50 %4.49 %0.81 %0.65 %
Fixed1.56 %1.43 %2.40 %41.85 %2.16 %4.51 %
No increase
Term > 1 year— %0.93 %— %— %— %0.88 %
Total 2
2.91 %100.00 %2.34 %100.00 %2.86 %100.00 %
TYPE AND OWNERSHIP STRUCTURE (% OF SQUARE FEET)
MULTI-TENANTSINGLE-TENANTTOTAL
Tenant type
Hospital51.2 %82.6 %53.3 %
Physician and other48.8 %17.4 %46.7 %
Lease structure
Gross10.7 %— %10.0 %
Modified gross29.1 %— %27.1 %
Net60.2 %— %56.0 %
Absolute net 3
— %100.0 %6.9 %
Ownership type
Ground lease63.5 %15.9 %60.6 %
Fee simple36.5 %84.1 %39.4 %




1Excludes recently acquired or disposed properties, construction in progress, land held for development, corporate property, reposition properties and assets classified as held for sale.
2Beginning in the first quarter of 2021, metrics are for combined mulit-tenant and single-tenant net leases. Prior periods include only multi-tenant leases.
3Excludes leases with terms of one year or less.
4Tenant is typically responsible for operating expenses and capital obligations.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 23

NOI Performance 1
DOLLARS IN THOUSANDS, EXCEPT PER SQUARE FOOT DATA
SAME STORE CASH NOI
TTM 20211Q 20214Q 20203Q 20202Q 2020TTM 20201Q 20204Q 20193Q 20192Q 2019
Revenues$415,011$104,839$103,948$104,746$101,478$410,994$103,773$102,780$102,802$101,639
Expenses156,71639,83038,88140,37937,626157,83640,07739,01040,16838,581
Cash NOI$258,295$65,009$65,067$64,367$63,852$253,158$63,696$63,770$62,634$63,058
Revenue per occ SF 2
$36.03$36.44$36.12$36.38$35.18$35.51$35.85$35.47$35.48$35.15
Margin62.2 %62.0 %62.6 %61.5 %62.9 %61.6 %61.4 %62.0 %60.9 %62.0 %
Average occupancy88.7 %88.6 %88.7 %88.7 %88.9 %89.2 %89.2 %89.3 %89.3 %89.1 %
Number of properties167167167167167167167167167167

SAME STORE GROWTH
 YEAR-OVER-YEAR
TTM 20211Q 20214Q 20203Q 20202Q 2020
Revenue per occ SF 2
1.5 %1.6 %1.8 %2.5 %0.1 %
Avg occupancy (bps)-50-60-60-60-20
Revenues1.0 %1.0 %1.1 %1.9 %(0.2 %)
Expenses(0.7 %)(0.6 %)(0.3 %)0.5 %(2.5 %)
Cash NOI2.0 %2.1 %2.0 %2.8 %1.3 %


TOTAL CASH NOI
1Q 20211Q 2020% CHANGETTM 1Q 2021TTM 1Q 2020% CHANGE
Same store cash NOI$65,009 $63,696 2.1 %$258,295 $253,158 2.0 %
Reposition881 1,330 (33.8 %)4,519 5,975 (24.4 %)
$65,890 $65,026 1.3 %$262,814 $259,133 1.4 %
Acquisitions/development completions10,540 4,256 147.8 %30,328 9,462 220.6 %
Dispositions/assets held for sale/other774 5,916 (86.9 %)10,592 25,985 (59.2 %)
Joint venture property cash NOI465 78 496.3 %619 334 85.4 %
Cash NOI$77,669 $75,276 3.2 %$304,353 $294,914 3.2 %







1Excludes recently acquired or disposed properties, development completions, construction in progress, land held for development, corporate property, reposition properties and assets classified as held for sale.
2Revenue per occ SF is calculated by dividing revenue by the average of the occupied SF for the period provided. Quarterly revenue per occ SF is annualized.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 24

NOI Reconciliations
DOLLARS IN THOUSANDS
BOTTOM UP RECONCILIATION 
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 20193Q 20192Q 2019
Net income (loss)$24,022 ($15,863)$8,230 $75,513 $4,315 $27,210 $2,601 $4,484 
Other income (expense)(5,220)35,284 11,969 (53,959)13,927 (6,218)13,981 15,354 
General and administrative expense8,499 7,206 7,299 7,434 8,766 7,669 10,802 7,845 
Depreciation and amortization expense50,079 48,104 47,143 47,691 47,497 46,134 45,137 43,926 
Other expenses 1
2,783 2,919 2,364 2,185 3,365 2,200 2,079 1,965 
Straight-line rent expense367 369 373 374 375 378 383 387 
Straight-line rent revenue(1,461)(1,013)(915)(764)(1,043)(1,167)(770)(395)
Other revenue 2
(1,865)(2,145)(1,609)(1,660)(2,004)(1,430)(1,726)(1,447)
Joint venture property cash NOI465 135 19 1 78 86 75 95 
Cash NOI$77,669 $74,996 $74,873 $76,815 $75,276 $74,862 $72,562 $72,214 
Acquisitions/development completions(10,540)(7,662)(6,731)(5,395)(4,256)(3,148)(1,616)(442)
Dispositions/assets held for sale/other(774)(1,178)(2,638)(6,002)(5,916)(6,422)(6,770)(6,877)
Joint venture property cash NOI(465)(134)(19)(1)(78)(86)(75)(95)
Same store cash NOI and reposition65,890 66,022 65,485 65,417 65,026 65,206 64,101 64,800 
Reposition(881)(955)(1,118)(1,565)(1,330)(1,436)(1,467)(1,742)
Same store cash NOI$65,009 $65,067 $64,367 $63,852 $63,696 $63,770 $62,634 $63,058 
TOP DOWN RECONCILIATION 
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 20193Q 20192Q 2019
Rental income before rent concessions$129,466 $124,537 $124,079 $122,958 $123,518 $119,931 $118,254 $114,778 
Rent concessions(1,077)(660)(695)(600)(874)(493)(514)(427)
Rental income128,389 123,877 123,384 122,358 122,644 119,438 117,740 114,351 
Parking income1,658 1,678 1,764 1,227 2,051 1,982 1,935 1,870 
Exclude straight-line rent revenue(1,461)(1,013)(915)(764)(1,043)(1,167)(770)(395)
Exclude other non-cash revenue 3
(1,573)(1,820)(1,505)(1,555)(1,892)(1,326)(1,601)(1,350)
Revenue127,013 122,722 122,728 121,266 121,760 118,927 117,304 114,476 
Property operating expense(52,215)(50,210)(50,171)(46,580)(49,552)(46,214)(46,777)(44,286)
Exclude non-cash expenses 4
2,406 2,349 2,297 2,128 2,990 2,063 1,960 1,929 
Joint venture property cash NOI465 135 19 1 78 86 75 95 
Cash NOI$77,669 $74,996 $74,873 $76,815 $75,276 $74,862 $72,562 $72,214 
Acquisitions/development completions(10,540)(7,662)(6,731)(5,395)(4,256)(3,148)(1,616)(442)
Dispositions/assets held for sale/other(774)(1,178)(2,638)(6,002)(5,916)(6,422)(6,770)(6,877)
Joint venture property cash NOI(465)(134)(19)(1)(78)(86)(75)(95)
Same store cash NOI and reposition65,890 66,022 65,485 65,417 65,026 65,206 64,101 64,800 
Reposition(881)(955)(1,118)(1,565)(1,330)(1,436)(1,467)(1,742)
Same store cash NOI$65,009 $65,067 $64,367 $63,852 $63,696 $63,770 $62,634 $63,058 









1Includes acquisition and pursuit costs, bad debt, above and below market ground lease intangible amortization, and leasing commission amortization.
2Includes management fee income, interest, above and below market lease intangible amortization, lease inducement amortization, lease termination fees and tenant improvement overage amortization.
3Includes above and below market lease intangibles, interest income related to sales-type leases, lease inducements, lease termination fees and TI amortization.
4Includes above and below market ground lease intangible amortization, leasing commission amortization, and ground lease straight-line rent.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 25

NOI Reconciliations
DOLLARS IN THOUSANDS
RECONCILIATION OF NOI TO FFO AND NORMALIZED FFO 
1Q 20214Q 20203Q 20202Q 20201Q 20204Q 20193Q 20192Q 2019
Cash NOI$77,669 $74,996 $74,873 $76,815 $75,276 $74,862 $72,562 $72,214 
General and administrative expense(8,499)(7,206)(7,299)(7,434)(8,766)(7,669)(10,802)(7,845)
Straight-line rent1,461 1,013 915 764 1,043 1,167 770 395 
Interest and other income (expense), net500 140 74 250 93 7 13 (750)
Management fees and other income292 325 104 105 112 103 124 96 
Other non-cash revenue 1
1,573 1,820 1,505 1,555 1,892 1,326 1,601 1,350 
Other non-cash expenses 2
(2,406)(2,349)(2,297)(2,128)(2,990)(2,063)(1,960)(1,929)
Unconsolidated JV adjustments276 (73)(5)(37)(9)(8)(8)(8)
Debt Covenant EBITDA$70,866 $68,666 $67,870 $69,890 $66,651 $67,725 $62,300 $63,523 
Interest expense(13,262)(13,618)(14,154)(14,442)(13,960)(13,816)(14,181)(13,850)
Loss on extinguishment of debt— (21,503)— — — — — — 
Acquisition and pursuit costs(744)(939)(440)(431)(750)(515)(501)(422)
Leasing commission amortization 3
2,111 2,033 1,971 1,795 1,893 1,667 1,547 1,505 
Non-real estate depreciation and amortization(879)(886)(899)(909)(859)(838)(838)(829)
Unconsolidated JV adjustments(2)(8)— — — — — — 
FFO$58,090 $33,745 $54,348 $55,903 $52,975 $54,223 $48,327 $49,927 
Acquisition and pursuit costs744 939 440 431 750 515 501 422 
Lease intangible amortization(72)(4)(35)(16)745 4 5 54 
Accelerated amortization of restricted stock awards
— — — — — — 2,854 — 
Forfeited earnest money received(500)— — — — — — — 
Debt financing costs— 21,920 — — — — — 760 
Unconsolidated JV normalizing items27 16 — — — — — — 
Normalized FFO$58,289 $56,616 $54,753 $56,318 $54,470 $54,742 $51,687 $51,163 






















1Includes above and below market lease intangibles, interest income related to sales-type leases, lease inducements, lease termination fees and TI amortization.
2Includes above and below market ground lease intangible amortization, leasing commission amortization, and ground lease straight-line rent.
3Leasing commission amortization is included in the real estate depreciation and amortization add-back for FFO.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 26

EBITDA Reconciliations
DOLLARS IN THOUSANDS
RECONCILIATION OF EBITDA
TTM1Q 20214Q 20203Q 20202Q 2020
Net income (loss)$91,902 $24,022 ($15,863)$8,230 $75,513 
Interest expense55,476 13,262 13,618 14,154 14,442 
Depreciation and amortization193,017 50,079 48,104 47,143 47,691 
Unconsolidated JV depreciation and amortization1,296 813 323 80 80 
EBITDA$341,691 $88,176 $46,182 $69,607 $137,726 
Other amortization 1
7,911 2,112 2,033 1,971 1,795 
(Gain) loss on sales of real estate properties(89,300)(18,890)34 (2,177)(68,267)
Impairments on real estate assets834 834 — — — 
EBITDAre 2
$261,136 $72,232 $48,249 $69,401 $71,254 
EBITDA$341,691 $88,176 $46,182 $69,607 $137,726 
Acquisition and pursuit costs2,554 744 939 440 431 
(Gain) loss on sales of real estate properties(89,300)(18,890)34 (2,177)(68,267)
Impairments on real estate assets834 834 — — — 
Loss on extinguishment of debt21,503 — 21,503 — — 
Unconsolidated JV adjustments10 2 8 — — 
Debt Covenant EBITDA$277,292 $70,866 $68,666 $67,870 $69,890 
Other amortization 1
7,911 2,112 2,033 1,971 1,795 
Lease intangible amortization(127)(72)(4)(35)(16)
Timing impact 3
2,977 396 3,468 (887)— 
Stock based compensation9,960 2,638 2,472 2,445 2,405 
Unconsolidated JV adjustments32 25 7 — — 
Adjusted EBITDA$298,045 $75,965 $76,642 $71,364 $74,074 

























1Includes leasing commission amortization.
2Earnings before interest, taxes, depreciation and amortization for real estate ("EBITDAre") is an operating performance measure adopted by NAREIT. NAREIT defines EBITDAre equal to “net income (computed in accordance with GAAP) plus interest expense, income tax expense, depreciation and amortization, impairments and minus gains on the disposition of depreciated property.”
3Adjusted to reflect quarterly EBITDA from properties acquired or disposed in the quarter.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 27

Components of Net Asset Value
DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA
CASH NOI BY PROPERTY TYPE
1Q 2021
ASSET TYPE
SAME STORE 1
ACQ./DEV. COMPLETIONS 2
JOINT VENTURE
REPOSITION 3
TIMING ADJUSTMENTS 4
ADJUSTED CASH NOIANNUALIZED ADJUSTED NOI
MOB/outpatient$60,743 $10,540 $465 $881 $2,224 $74,853 $299,412 
Inpatient/Surgical3,095 — — — — 3,095 12,380 
Office1,171 — — — — 1,171 4,684 
Total Cash NOI$65,009 $10,540 $465 $881 $2,224 $79,119 $316,476 
DEVELOPMENT PROPERTIESTOTAL SHARES OUTSTANDING
Land held for development $27,226 
As of April 30, 2021 8
141,660,077
OTHER ASSETS
Assets held for sale 5
$88,550 
Reposition properties (net book value) 3
11,729 
Cash and other assets 6
124,005 
$224,284 
DEBTIMPLIED CAP RATE
Unsecured credit facility $7,000 STOCK PRICEIMPLIED CAP RATE
Unsecured term loan due 2024200,000 As of 4/30/21$32.16 5.25 %
Unsecured term loan due 2026150,000 
Senior notes 1,150,000 
Mortgage notes payable 116,275 1Q 2021 high$31.30 5.36 %
Remaining re/development funding19,534 1Q 2021 low$28.15 5.80 %
Other liabilities 7
80,759 
$1,723,568 










1See Same Store Performance schedule on page 24 for details on same store NOI.
2Adjusted to reflect quarterly NOI from properties acquired or stabilized developments completed during the full eight quarter period that are not included in same store NOI.
3Reposition properties includes 9 properties which comprise 741,798 square feet. The NOI table above includes 8 of these properties comprising 647,806 square feet that generated positive NOI. The remaining property comprising 93,992 square feet generated negative NOI and is reflected at a net book value of $11.7 million above.
4Timing adjustments include current quarter acquisitions of $0.4 million as well as development completion adjustments of $1.8 million to reflect full quarterly stabilized NOI from a recently completed development.
5Assets held for sale includes nine real estate properties that are excluded from same store NOI and reflect the expected sale prices.
6Includes cash of $12.1 million, prepaid assets of $60.6 million, accounts receivable of $13.7 million, and prepaid ground leases of $24.3 million. In addition, includes the Company's occupied portion of its corporate headquarters of $13.3 million.
7Includes only liabilities that are expected to reduce future cash or NOI and that are currently producing non-cash benefits to NOI. Included are accounts payable and accrued liabilities of $67.0 million, security deposits of $10.0 million, and deferred operating expense reimbursements of $3.8 million.
8Total shares outstanding do not reflect the shares associated with forward equity contracts. As of April 30, 2021, the Company had 4.1 million shares to be settled in the future under forward equity contracts.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 28

Components of Expected FFO
DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA

SAME STORE EXPECTATIONS
EXPECTED 2021ACTUAL
LOWHIGH1Q 2021
Average Occupancy
Multi-tenant 87.5 %88.5 %88.0 %
Single-tenant100.0 %100.0 %100.0 %
Total88.2 %89.2 %88.7 %
Revenue per occupied square foot$36.00$37.00$36.03
Cash NOI margin 61.5 %62.5 %62.2 %
Multi-tenant cash leasing spreads 3.0 %4.0 %4.4 %
Multi-tenant lease retention rate75.0 %90.0 %88.5 %
Cash NOI growth2.0 %3.0 %2.0 %
ANNUAL EXPECTATIONS
LOWHIGH1Q 2021
Normalized G&A$33,000$36,000$8,499
Straight-line rent, net 1
3,0005,0001,087
Funding activity
Acquisitions (YTD actuals)2
350,000550,000128,725
Dispositions (YTD actuals)(75,000)(125,000)(34,050)
Re/development20,00040,0009,336
1st generation TI and acq. capex20,00030,0003,808
2nd generation TI28,00034,0005,189
Leasing commissions paid10,00014,0001,193
Capital expenditures18,00023,0002,019
Total maintenance capex56,00071,0008,401
Cash yield
Acquisitions5.0 %5.8 %5.5 %
Dispositions4.5 %6.0 %4.8 %
Re/development (stabilized)6.0 %7.5 %NA
Leverage (debt/cap)32.0 %36.0 %33.4 %
Net debt to adjusted EBITDA5.0x5.5x5.3x












1.This guidance range is based on current in-place leases.
2.Includes joint venture acquisitions at full acquisition price.
HEALTHCARE REALTY
1Q 2021 SUPPLEMENTAL INFORMATION 29