UNITED STATES SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-K

þ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2013.

or

¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from                 to                

Commission File Number 1-10709

PS BUSINESS PARKS, INC.

(Exact name of registrant as specified in its charter)

California	95-4300881
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

701 Western Avenue, Glendale, California 91201-2349

(Address of principal executive offices) (Zip Code)

818-244-8080

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Title of Each Class	Name of Each Exchange on Which Registered
Common Stock, $0.01 par value per share	New York Stock Exchange
Depositary Shares Each Representing 1/1,000 of a Share of 6.875% Cumulative Preferred Stock, Series R, $0.01 par value per share	New York Stock Exchange
Depositary Shares Each Representing 1/1,000 of a Share of 6.450% Cumulative Preferred Stock, Series S, $0.01 par value per share	New York Stock Exchange
Depositary Shares Each Representing 1/1,000 of a Share of 6.000% Cumulative Preferred Stock, Series T, $0.01 par value per share	New York Stock Exchange
Depositary Shares Each Representing 1/1,000 of a Share of 5.750% Cumulative Preferred Stock, Series U, $0.01 par value per share	New York Stock Exchange
Depositary Shares Each Representing 1/1,000 of a Share of 5.700% Cumulative Preferred Stock, Series V, $0.01 par value per share	New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act:

None

(Title of class)

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.    Yes  þ    No  ¨

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act.    Yes  ¨    No  þ

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

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  þ    No  ¨

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§232.405) is not contained herein, and will not be contained, to the best of the registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  þ

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

Large accelerated filer þ	Accelerated filer ¨
Non-accelerated filer ¨	Smaller reporting company ¨
(Do not check if a smaller reporting company)

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

As of June 30, 2013, the aggregate market value of the registrant’s common stock held by non-affiliates of the registrant was $1,321,085,851 based on the closing price as reported on that date.

Number of shares of the registrant’s common stock, par value $0.01 per share, outstanding as of February 17, 2014 (the latest practicable date): 26,849,822.

DOCUMENTS INCORPORATED BY REFERENCE

Portions of the definitive proxy statement to be filed in connection with the Annual Meeting of Shareholders to be held in 2014 are incorporated by reference into Part III of this Annual Report on Form 10-K.

PART I

ITEM 1. BUSINESS

Forward-Looking Statements

Forward-looking statements, within the meaning of the Private Securities Litigation Reform Act of 1995, are made throughout this Annual Report on Form 10-K. For this purpose, any statements contained herein that are not statements of historical fact may be deemed to be forward-looking statements. Without limiting the foregoing, the words “may,” “believes,” “anticipates,” “plans,” “expects,” “seeks,” “estimates,” “intends,” and similar expressions are intended to identify forward-looking statements. There are a number of important factors that could cause the results of the Company to differ materially from those indicated by such forward-looking statements, including but not limited to: (a) changes in general economic and business conditions; (b) decreases in rental rates or increases in vacancy rates/failure to renew or replace expiring leases; (c) tenant defaults; (d) the effect of the recent credit and financial market conditions; (e) our failure to maintain our status as a real estate investment trust (“REIT”); (f) the economic health of our tenants; (g) increases in operating costs; (h) casualties to our properties not covered by insurance; (i) the availability and cost of capital; (j) increases in interest rates and its effect on our stock price; (k) other factors discussed under the heading “Item 1A. Risk Factors”. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that our objectives and plans will be achieved. Moreover, we assume no obligation to update these forward-looking statements to reflect actual results, changes in assumptions or changes in other factors affecting such forward-looking statements, except as required by law.

The Company

PS Business Parks, Inc. (“PSB”) is a fully-integrated, self-advised and self-managed REIT that owns, operates, acquires and develops commercial properties, primarily multi-tenant flex, office and industrial parks. PS Business Parks, L.P. (the “Operating Partnership”) is a California limited partnership, which owns directly or indirectly substantially all of our assets and through which we conduct substantially all of our business. Unless otherwise indicated or unless the context requires otherwise, all references to “the Company,” “we,” “us,” “our,” and similar references mean PS Business Parks, Inc. and its subsidiaries, including the Operating Partnership. PSB is the sole general partner of the Operating Partnership and, as of December 31, 2013, owned 77.7% of the common partnership units. The remaining common partnership units are owned by Public Storage (“PS”). Assuming issuance of PSB common stock upon redemption of the common partnership units held by PS, PS would own 42.3% of the outstanding shares of the Company’s common stock. PSB, as the sole general partner of the Operating Partnership, has full, exclusive and complete responsibility and discretion in managing and controlling the Operating Partnership.

As of December 31, 2013, the Company owned and operated 29.7 million rentable square feet of commercial space, comprising 108 business parks, located in eight states: Arizona, California, Florida, Maryland, Oregon, Texas, Virginia and Washington. The Company focuses on owning concentrated business parks which provide the Company with the greatest flexibility to meet the needs of its customers. The Company also manages 1.2 million rentable square feet on behalf of PS.

History of the Company: The Company was formed in 1990 as a California corporation under the name Public Storage Properties XI, Inc. In a March 17, 1998 merger with American Office Park Properties, Inc. (“AOPP”) (the “Merger”), the Company acquired the commercial property business operated by AOPP and was renamed “PS Business Parks, Inc.” Prior to the Merger, in January, 1997, AOPP was reorganized to succeed to the commercial property business of PS, becoming a fully integrated, self-advised and self-managed REIT.

2

From January, 2011 through December, 2013, the Company acquired 8.3 million square feet of multi-tenant flex, office and industrial parks, which consists of Non-Same Park as defined on page 28, for an aggregate purchase price of $721.5 million. The table below reflects the assets acquired during this period (in thousands):

Property	Date Acquired		Location		Purchase Price		Square Feet		Occupancy at December 31, 2013
Bayshore Corporate Center		December, 2013		San Mateo, California	$	60,500		340		81.8	%
Valwood Business Park		November, 2013		Dallas, Texas		12,425		245		84.2	%
Dallas Flex Portfolio		October, 2013		Dallas, Texas		27,900		559		69.0	%
Arapaho Business Park		July, 2013		Dallas, Texas		14,750		389		69.6	%
Total 2013 Acquisitions						115,575		1,533		74.4	%
Austin Flex Buildings		December, 2012		Austin, Texas		14,900		226		100.0	%
212th Business Park		July, 2012		Kent Valley, Washington		37,550		958		69.1	%
Total 2012 Acquisitions						52,450		1,184		75.0	%
Northern California Portfolio		December, 2011		East Bay, California		520,000		5,334		94.0	%
Royal Tech		October, 2011		Las Colinas, Texas		2,835		80		100.0	%
MICC — Center 22		August, 2011		Miami, Florida		3,525		46		100.0	%
Warren Building		June, 2011		Tysons, Virginia		27,100		140		89.9	%
Total 2011 Acquisitions						553,460		5,600		94.0	%
Total					$	721,485		8,317		87.7	%

At the beginning of 2013, the Company reclassified a 125,000 square foot building located in Northern Virginia to land and building held for development as the Company intends to redevelop the property. In conjunction with the reclassification, the Company ceased depreciation of the asset. In July, 2013, the Company entered into a joint venture agreement with a real estate development company to pursue a multifamily development on the property. During the entitlement phase, all costs related to the pre-development will be split evenly between the Company and its joint venture partner. The Company will contribute the property to the joint venture upon completion of the entitlement phase. The asset and capitalized development costs were $16.2 million and $15.4 million at December 31, 2013 and December 31, 2012, respectively. For the year ended December 31, 2013, the Company capitalized costs of $753,000 related to this development, of which $359,000 related to capitalized interest costs.

In October, 2012, the Company completed the sale of Quail Valley Business Park, a 66,000 square foot flex park in Houston, Texas, for a gross sales price of $2.3 million, resulting in a net gain of $935,000.

In August, 2011, the Company completed the sale of Westchase Corporate Park, a 177,000 square foot flex park consisting of 13 buildings in Houston, Texas, for a gross sales price of $9.8 million, resulting in a net gain of $2.7 million.

From 1998 through 2010, the Company acquired 18.1 million square feet of commercial space, developed an additional 575,000 square feet and sold 2.0 million square feet along with some parcels of land.

The Company has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”), commencing with its taxable year ended December 31, 1990. To the extent that the Company continues to qualify as a REIT, it will not be taxed, with certain limited exceptions, on the net income that is currently distributed to its shareholders.

The Company’s principal executive offices are located at 701 Western Avenue, Glendale, California 91201-2349. The Company’s telephone number is (818) 244-8080. The Company maintains a website with the address www.psbusinessparks.com. The information contained on the Company’s website is not a part of, or incorporated by reference into, this Annual Report on Form 10-K. The Company makes available free of charge through its website its Annual Report on Form 10-K, Quarterly Reports on Form 10-Q and Current Reports on Form 8-K, and amendments to these reports, as soon as reasonably practicable after the Company electronically files such material with, or furnishes such material to, the Securities and Exchange Commission (the “SEC”).

Business of the Company: The Company is in the commercial property business, with 108 business parks consisting of multi-tenant flex, industrial and office space. The Company owns 16.5 million square feet of flex space. The Company defines “flex” space as buildings that are configured with a combination of warehouse and office space and can be designed to fit a wide variety of uses. The warehouse component of the flex space has a

3

number of uses including light manufacturing and assembly, storage and warehousing, showroom, laboratory, distribution and research and development activities. The office component of flex space is complementary to the warehouse component by enabling businesses to accommodate management and production staff in the same facility. The Company owns 8.4 million square feet of industrial space that has characteristics similar to the warehouse component of the flex space as well as ample dock access. In addition, the Company owns 4.8 million square feet of low-rise office space, generally either in business parks that combine office and flex space or in submarkets where the market demand is more office focused.

The Company’s commercial properties typically consist of business parks with low-rise buildings, ranging from one to 48 buildings per park, located on parcels of various sizes and comprising from approximately 12,000 to 3.3 million aggregate square feet of rentable space. Facilities are managed through either on-site management or offices central to the facilities. Parking is generally open but in some instances is covered. The ratio of parking spaces to rentable square feet ranges from two to six per thousand square feet depending upon the use of the property and its location. Office space generally requires a greater parking ratio than most industrial uses. The Company may acquire properties that do not have these characteristics.

The tenant base for the Company’s facilities is diverse. The portfolio can be bifurcated into those facilities that service small to medium-sized businesses and those that service larger businesses. Approximately 35.8% of in-place rents from the portfolio are derived from facilities that serve small to medium-sized businesses. A property in this facility type is typically divided into units ranging in size from 500 to 4,999 square feet and leases generally range from one to three years. The remaining 64.2% of in-place rents from the portfolio are derived from facilities that serve larger businesses, with units greater than or equal to 5,000 square feet. The Company also has several tenants that lease space in multiple buildings and locations. The U.S. Government is the largest tenant with multiple leases encompassing approximately 881,000 square feet or 6.2% of the Company’s annualized rental income.

The Company currently owns properties in eight states and it may expand its operations to other states or reduce the number of states in which it operates. Properties are acquired for both income and potential capital appreciation; there is no limitation on the amount that can be invested in any specific property.

The Company owns land which may be used for the development of commercial properties. The Company owns approximately 14.0 acres of such land in Dallas, Texas, 11.5 acres in Portland, Oregon and 6.4 acres in Northern Virginia as of December 31, 2013.

Operating Partnership

The properties in which the Company has an equity interest generally are owned by the Operating Partnership. Through this organizational structure, the Company has the ability to acquire interests in additional properties in transactions that could defer the contributors’ tax consequences by causing the Operating Partnership to issue equity interests in return for interests in properties.

The Company is the sole general partner of the Operating Partnership. As of December 31, 2013, the Company owned 77.7% of the common partnership units of the Operating Partnership, and the remainder of such common partnership units were owned by PS. The common units owned by PS may be redeemed by PS from time to time, subject to the provisions of our charter, for cash or, at our option, shares of our common stock on a one-for-one basis. Also as of December 31, 2013, in connection with the Company’s issuance of publicly traded Cumulative Preferred Stock, the Company owned 39.8 million preferred units of the Operating Partnership of various series with an aggregate redemption value of $995.0 million with terms substantially identical to the terms of the publicly traded depositary shares each representing 1/1,000 of a share of 5.700% to 6.875% Cumulative Preferred Stock of the Company.

As the general partner of the Operating Partnership, the Company has the exclusive responsibility under the Operating Partnership Agreement to manage and conduct the business of the Operating Partnership. The Board of Directors directs the affairs of the Operating Partnership by managing the Company’s affairs. The Operating Partnership is responsible for, and pays when due, its share of all administrative and operating expenses of the properties it owns.

4

The Company’s interest in the Operating Partnership entitles it to share in cash distributions from, and the profits and losses of, the Operating Partnership in proportion to the Company’s economic interest in the Operating Partnership (apart from tax allocations of profits and losses to take into account pre-contribution property appreciation or depreciation). The Company, since 1998, has paid per share dividends on its common and preferred stock that track, on a one-for-one basis, the amount of per unit cash distributions the Company receives from the Operating Partnership in respect of the common and preferred partnership units in the Operating Partnership that are owned by the Company.

Common Officers and Directors with PS

Ronald L. Havner, Jr., Chairman of the Company, is also the Chairman of the Board, Chief Executive Officer and President of PS. Gary E. Pruitt, an independent director of the Company is also a trustee of PS. Other employees of PS render services to the Company pursuant to the cost sharing and administrative services agreement.

Property Management Services

The Company manages commercial properties owned by PS, which are generally adjacent to self-storage facilities, for a management fee of 5% of the gross revenues of such properties in addition to reimbursement of direct costs. The property management contract with PS is for a seven-year term with the agreement automatically extending for an additional one-year period upon each one-year anniversary of its commencement (unless cancelled by either party). Either party can give notice of its intent to cancel the agreement upon expiration of its current term. Management fee revenue derived from this management contract with PS totaled $639,000, $649,000 and $684,000 for the years ended December 31, 2013, 2012 and 2011, respectively.

PS also provides property management services for the self-storage component of two assets owned by the Company. These self-storage facilities, located in Palm Beach County, Florida, operate under the “Public Storage” name. Either the Company or PS can cancel the property management contract upon 60 days’ notice. Management fee expenses under the contract were $59,000, $55,000 and $52,000 for the years ended December 31, 2013, 2012 and 2011, respectively.

Management

Joseph D. Russell, Jr. leads the Company’s senior management team. Mr. Russell is President and Chief Executive Officer of the Company. The Company’s senior management includes: John W. Petersen, Executive Vice President and Chief Operating Officer; Edward A. Stokx, Executive Vice President and Chief Financial Officer; Maria R. Hawthorne, Executive Vice President, Chief Administrative Officer; Trenton A. Groves, Vice President and Corporate Controller; Coby A. Holley, Vice President (Pacific Northwest Division); Robin E. Mather, Vice President (Southern California Division); William A. McFaul, Vice President (Washington Metro Division); Ross K. Parkin, Vice President, Acquisitions and Dispositions; Eddie F. Ruiz, Vice President and Director of Facilities; Viola I. Sanchez, Vice President (Southeast Division); Richard E. Scott, Vice President (Northern California Division); Eugene Uhlman, Vice President, Construction Management; and David A. Vicars, Vice President (Midwest Division).

REIT Structure

If certain detailed conditions imposed by the Code and the related Treasury Regulations are met, an entity, such as the Company, that invests principally in real estate and that otherwise would be taxed as a corporation may elect to be treated as a REIT. The most important consequence to the Company of being treated as a REIT for federal income tax purposes is that the Company can deduct dividend distributions (including distributions on preferred stock) to its shareholders, thus effectively eliminating the “double taxation” (at the corporate and shareholder levels) that typically results when a corporation earns income and distributes that income to shareholders in the form of dividends.

5

The Company believes that it has operated, and intends to continue to operate, in such a manner as to qualify as a REIT under the Code, but no assurance can be given that it will at all times so qualify. To the extent that the Company continues to qualify as a REIT, it will not be taxed, with certain limited exceptions, on the taxable income that is distributed to its shareholders.

Operating Strategy

The Company believes its operating, acquisition and finance strategies combined with its diversified portfolio produces a low risk, stable growth business model. The Company’s primary objective is to grow shareholder value. Key elements of the Company’s growth strategy include:

Maximize Net Cash Flow of Existing Properties: The Company seeks to maximize the net cash flow generated by its properties by (i) maximizing average occupancy rates, (ii) achieving the highest possible levels of realized rents per occupied square foot, (iii) controlling its operating cost structure by improving operating efficiencies and economies of scale and (iv) minimizing recurring capital expenditures required to maintain and improve occupancy. The Company believes that its experienced property management personnel and comprehensive systems combined with increasing economies of scale enhance the Company’s ability to meet these goals. The Company seeks to increase occupancy rates and realized rents per square foot by providing its field personnel with incentives to lease space to credit tenants and to maximize the return on investment in each lease transaction.

Focus on Targeted Markets: The Company intends to continue investing in markets that have characteristics which enable them to be competitive economically. The Company believes that markets with some combination of above average population growth, job growth, higher education levels and personal income will produce better overall economic returns. The Company targets parks in high barrier to entry markets that are close to critical infrastructure, middle to high income housing, universities and have easy access to major transportation arteries.

Reduce Capital Expenditures and Increase Occupancy Rates by Providing Flexible Properties and Attracting a Diversified Tenant Base: By focusing on properties with easily reconfigurable space, the Company believes it can offer facilities that appeal to a wide range of potential tenants, which aids in reducing the capital expenditures associated with re-leasing space. The Company believes this property flexibility also allows it to better serve existing tenants by accommodating expansion and contraction needs. In addition, the Company believes that a diversified tenant base combined with flexible parks helps it maintain occupancy rates by enabling it to attract a greater number of potential users to its space.

Provide Superior Property Management: The Company seeks to provide a superior level of service to its tenants in order to maintain occupancy and increase rental rates, as well as minimize customer turnover. The Company’s property management offices are located either on-site or regionally, providing tenants with convenient access to management and helping the Company maintain its properties and while conveying a sense of quality, order and security. The Company has significant experience in acquiring properties managed by others and thereafter improving tenant satisfaction, occupancy levels, retention rates and rental income by implementing established tenant service programs.

Financing Strategy

The Company’s primary objective in its financing strategy is to maintain financial flexibility and a low risk capital structure. Key elements of this strategy are:

Retain Operating Cash Flow: The Company seeks to retain significant funds (after funding its distributions and capital improvements) for additional investments. During the years ended December 31, 2013 and 2012, the Company distributed 34.3% and 41.4%, respectively, of its funds from operations (“FFO”) to common shareholders/unit holders. FFO is computed in accordance with the White Paper on FFO approved by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). The White Paper defines FFO as net income, computed in accordance with U.S. generally accepted accounting principles (“GAAP”), before depreciation, amortization, gains or losses on asset dispositions, net income allocable to noncontrolling interests — common units, net income allocable to restricted stock unit holders, impairment

6

charges and nonrecurring items. FFO is a non-GAAP financial measure and should be analyzed in conjunction with net income. However, FFO should not be viewed as a substitute for net income as a measure of operating performance as it does not reflect depreciation and amortization costs or the level of capital expenditure and leasing costs necessary to maintain the operating performance of the Company’s properties, which are significant economic costs and could materially impact the Company’s results of operations. Other REITs may use different methods for calculating FFO and, accordingly, the Company’s FFO may not be comparable to other real estate companies’ funds from operations. See Item 7, “Management’s Discussion and Analysis of Financial Condition and Results of Operations — Liquidity and Capital Resources — Non-GAAP Supplemental Disclosure Measure: Funds from Operations,” for a reconciliation of FFO and net income allocable to common shareholders and for additional information on why the Company presents FFO.

Perpetual Preferred Stock/Units: The primary source of leverage in the Company’s capital structure is perpetual preferred stock or equivalent preferred units in the Operating Partnership. This method of financing eliminates interest rate and refinancing risks as the dividend rate is fixed and the stated value or capital contribution is not required to be repaid. In addition, the consequences of defaulting on required preferred distributions are less severe than with debt. The preferred shareholders may elect two additional directors if six quarterly distributions go unpaid, whether or not consecutive.

Throughout this Form 10-K, we use the term “preferred equity” to mean both the preferred stock issued by the Company (including the depositary shares representing interests in that preferred stock) and the preferred partnership units issued by the Operating Partnership and the term “preferred distributions” to mean dividends and distributions on the preferred stock and preferred partnership units.

Debt Financing: The Company, from time to time, has used debt financing to facilitate real estate acquisitions and other capital allocations. The primary source of debt the Company has historically relied upon to provide short-term capital is its $250.0 million unsecured line of credit (the “Credit Facility”). In addition, during 2011, in connection with its $520.0 million portfolio acquisition in Northern California, the Company obtained a $250.0 million unsecured three-year term loan and assumed a $250.0 million mortgage note. During 2013, the Company repaid the remaining balance of $200.0 million on the unsecured three-year term loan. The $250.0 million mortgage note is an interest only mortgage that matures December, 2016.

Access to Capital: The Company targets a minimum ratio of FFO to combined fixed charges and preferred distributions paid of 3.0 to 1.0. Fixed charges include interest expense and capitalized interest while preferred distributions include amounts paid to preferred shareholders and preferred Operating Partnership unit holders. For the year ended December 31, 2013, the FFO to combined fixed charges and preferred distributions paid ratio was 3.2 to 1.0, excluding the charge for the issuance costs related to the redemptions of preferred equity. The Company believes that its financial position enables it to access capital to finance future growth. Subject to market conditions, the Company may add leverage to its capital structure.

Competition

Competition in the market areas in which many of the Company’s properties are located is significant and has from time to time reduced the occupancy levels and rental rates of, and increased the operating expenses of, certain of these properties. Competition may be accelerated by any increase in availability of funds for investment in real estate. Barriers to entry are relatively low for those with the necessary capital and the Company competes for property acquisitions and tenants with entities that have greater financial resources than the Company. Sublease space and unleased developments are expected to continue to provide competition among operators in certain markets in which the Company operates. While the Company will have to respond to market demands, management believes that the combination of its ability to offer a variety of options within its business parks and the Company’s financial stability provide it with an opportunity to compete favorably in its markets.

The Company’s properties compete for tenants with similar properties located in its markets primarily on the basis of location, rent charged, services provided and the design and condition of improvements. The Company believes it possesses several distinguishing characteristics that enable it to compete effectively in the flex, office and industrial space markets. The Company believes its personnel are among the most experienced in

7

these real estate markets. The Company’s facilities are part of a comprehensive system encompassing standardized procedures and integrated reporting and information networks. The Company believes that the significant operating and financial experience of its executive officers and directors combined with the Company’s capital structure, national investment scope, geographic diversity and economies of scale should enable the Company to compete effectively.

Investments in Real Estate Facilities

As of December 31, 2013, the Company owned and operated 29.7 million rentable square feet comprised of 108 business parks in eight states compared to 28.2 million rentable square feet at December 31, 2012.

Summary of Business Model

The Company has a diversified portfolio. It is diversified geographically in eight states across the country and has a diversified customer mix by size and industry concentration. The Company believes that this diversification combined with a conservative financing strategy, focus on markets with strong demographics for growth and our operating strategy gives the Company a business model that mitigates risk and provides strong long-term growth opportunities.

Restrictions on Transactions with Affiliates

The Company’s Bylaws provide that the Company may engage in transactions with affiliates provided that a purchase or sale transaction with an affiliate is (i) approved by a majority of the Company’s independent directors and (ii) fair to the Company based on an independent appraisal or fairness opinion.

Borrowings

As of December 31, 2013, the Company had an outstanding mortgage note payable of $250.0 million compared to outstanding mortgage notes payable of $268.1 million at December 31, 2012. The decrease in outstanding mortgage notes payable was due to the maturity and repayment of two mortgage notes payable totaling $18.1 million in January, 2013. See Notes 5 and 6 to the consolidated financial statements for a summary of the Company’s outstanding borrowings as of December 31, 2013.

The Company has a line of credit (the “Credit Facility”) with Wells Fargo Bank, National Association (“Wells Fargo”) which matures on August 1, 2015. The Credit Facility has a borrowing limit of $250.0 million. The rate of interest charged on borrowings is equal to a rate ranging from the London Interbank Offered Rate (“LIBOR”) plus 1.00% to LIBOR plus 1.85% depending on the Company’s credit ratings. Currently, the Company’s rate under the Credit Facility is LIBOR plus 1.10%. In addition, the Company is required to pay an annual facility fee ranging from 0.15% to 0.45% of the borrowing limit depending on the Company’s credit ratings (currently 0.15%). The Company had no balance outstanding on the Credit Facility at December 31, 2013 and 2012. The Company had $485,000 and $791,000 of unamortized commitment fees as of December 31, 2013 and 2012, respectively. The Credit Facility requires the Company to meet certain covenants, with all of which the Company was in compliance at December 31, 2013 and 2012. Interest on outstanding borrowings is payable monthly. The maturity date of the Credit Facility can be extended by one year at the Company’s election.

The Company had a term loan with Wells Fargo (the “Term Loan”). Pursuant to the Term Loan, the Company borrowed $250.0 million for a three year term through December 31, 2014. The Term Loan was repaid in full in November, 2013. Interest on the amounts borrowed under the Term Loan accrued based on an applicable rate ranging from LIBOR plus 1.15% to LIBOR plus 2.25% depending on the Company’s credit ratings. During the years ended December 31, 2013 and 2012, the Company’s rate under the Term Loan was LIBOR plus 1.20%. The Company had $200.0 million outstanding on the Term Loan at an interest rate of 1.41% at December 31, 2012. The Company had $383,000 of unamortized commitment fees as of December 31, 2012 and amortized such amount in full in 2013 as a result of the repayment.

8

On February 9, 2011, the Company entered into an agreement with PS to borrow $121.0 million with a maturity date of August 9, 2011 at an interest rate of LIBOR plus 0.85%. The Company repaid, in full, the note payable to PS upon maturity.

The Company has broad powers to borrow in furtherance of the Company’s objectives. The Company has incurred in the past, and may incur in the future, both short-term and long-term indebtedness to facilitate real estate acquisitions and other capital allocations.

Employees

As of December 31, 2013, the Company employed 176 individuals, primarily personnel engaged in property operations.

Insurance

The Company believes that its properties are adequately insured. Facilities operated by the Company have historically been covered by comprehensive insurance, including fire, earthquake and liability coverage from nationally recognized carriers.

Environmental Matters

Compliance with laws and regulations relating to the protection of the environment, including those regarding the discharge of material into the environment, has not had any material effect upon the capital expenditures, earnings or competitive position of the Company.

Substantially all of the Company’s properties have been subjected to Phase I environmental reviews. Such reviews have not revealed, nor is management aware of, any probable or reasonably possible environmental costs that management believes would have a material adverse effect on the Company’s business, assets or results of operations, nor is the Company aware of any potentially material environmental liability. See Item 1A, “Risk Factors” for additional information.

ITEM 1A. RISK FACTORS

In addition to the other information in our Annual Report on Form 10-K, you should consider the risks described below that we believe may be material to investors in evaluating the Company. This section contains forward-looking statements, and in considering these statements, you should refer to the qualifications and limitations on our forward-looking statements that are described in Item 1, “Business — Forward-Looking Statements.”

Since our business consists primarily of acquiring and operating real estate, we are subject to the risks related to the ownership and operation of real estate that can adversely impact our business and financial condition.

The value of our investments may be reduced by general risks of real estate ownership: Since we derive substantially all of our income from real estate operations, we are subject to the general risks of acquiring and owning real estate-related assets, including:

• changes in the national, state and local economic climate and real estate conditions, such as oversupply of or reduced demand for commercial real estate space and changes in market rental rates;

• how prospective tenants perceive the attractiveness, convenience and safety of our properties;

• difficulties in consummating and financing acquisitions and developments on advantageous terms and the failure of acquisitions and developments to perform as expected;

• our ability to provide adequate management, maintenance and insurance;

• natural disasters, such as earthquakes, hurricanes and floods, which could exceed the aggregate limits of our insurance coverage;

9

• the expense of periodically renovating, repairing and re-letting spaces;

• the impact of environmental protection laws;

• compliance with federal, state, and local laws and regulations;

• increasing operating and maintenance costs, including property taxes, insurance and utilities, if these increased costs cannot be passed through to tenants;

• adverse changes in tax, real estate and zoning laws and regulations;

• increasing competition from other commercial properties in our market;

• tenant defaults and bankruptcies;

• tenants’ right to sublease space; and

• concentration of properties leased to non-rated private companies with uncertain financial strength.

Certain significant costs, such as mortgage payments, real estate taxes, insurance and maintenance, generally are not reduced even when a property’s rental income is reduced. In addition, environmental and tax laws, interest rate levels, the availability of financing and other factors may affect real estate values and property income. Furthermore, the supply of commercial space fluctuates with market conditions.

If our properties do not generate sufficient income to meet operating expenses, including any debt service, tenant improvements, lease commissions and other capital expenditures, we may have to borrow additional amounts to cover fixed costs, and we may have to reduce our distributions to shareholders.

There is significant competition among commercial properties: Other commercial properties compete with our properties for tenants. Some of the competing properties may be newer and better located than our properties. Competition in the market areas in which many of our properties are located is significant and has affected our occupancy levels, rental rates and operating expenses. We also expect that new properties will be built in our markets. In addition, we compete with other buyers, some of which are larger than us, for attractive commercial properties. Therefore, we may not be able to grow as rapidly as we would like.

We may encounter significant delays and expense in re-letting vacant space, or we may not be able to re-let space at existing rates, in each case resulting in losses of income: When leases expire, we may incur expenses in retrofitting space and we may not be able to re-lease the space on the same terms. Certain leases provide tenants with the right to terminate early if they pay a fee. As of December 31, 2013, 2,259 leases representing 27.1% of the leased square footage of our total portfolio or 25.3% of annualized rental income are scheduled to expire in 2014. While we have estimated our cost of renewing leases that expire in 2014, our estimates could be wrong. If we are unable to re-lease space promptly, if the terms are significantly less favorable than anticipated or if the costs are higher, we may have to reduce our distributions to shareholders.

Tenant defaults and bankruptcies may reduce our cash flow and distributions: We may have difficulty collecting from tenants in default, particularly if they declare bankruptcy. This could affect our cash flow and our ability to fund distributions to shareholders. Since many of our tenants are non-rated private companies, this risk may be enhanced. There is inherent uncertainty in a tenant’s ability to continue paying rent if they are in bankruptcy.

We may be adversely affected if casualties to our properties are not covered by insurance: We could suffer uninsured losses or losses in excess of our insurance policy limits for occurrences such as earthquakes or hurricanes that adversely affect us or even result in loss of the property. Approximately 38.6% of our properties are located in California and are generally in areas that are subject to risks of earthquake-related damage. In the event of an earthquake, hurricane or other natural disaster, we might still remain liable on any mortgage debt or other unsatisfied obligations related to that property.

The illiquidity of our real estate investments may prevent us from adjusting our portfolio to respond to market changes: There may be delays and difficulties in selling real estate. Therefore, we cannot easily change our portfolio when economic conditions change. Also, REIT tax laws may impose negative consequences if we sell properties held for less than four years.

10

We may be adversely affected by changes in laws: Increases in income and service taxes may reduce our cash flow and ability to make expected distributions to our shareholders. Our properties are also subject to various federal, state and local regulatory requirements, such as state and local fire and safety codes. If we fail to comply with these requirements, governmental authorities could fine us or courts could award damages against us. We believe our properties comply with all significant legal requirements. However, these requirements could change in a way that would reduce our cash flow and ability to make distributions to shareholders.

We may incur significant environmental remediation costs: As an owner and operator of real properties, under various federal, state and local environmental laws, we are required to clean up spills or other releases of hazardous or toxic substances on or from our properties. Certain environmental laws impose liability whether or not the owner or buyer knew of, or was responsible for, the presence of the hazardous or toxic substances. In some cases, liability may not be limited to the value of the property. The presence of these substances, or the failure to properly remediate any resulting contamination, whether from environmental or microbial issues, also may adversely affect our ability to sell, lease, operate, or encumber our facilities for purposes of borrowing.

We have conducted preliminary environmental assessments of most of our properties (and conduct these assessments in connection with property acquisitions) to evaluate the environmental condition of, and potential environmental liabilities associated with, our properties. These assessments generally consist of an investigation of environmental conditions at the property (including soil or groundwater sampling or analysis if appropriate), as well as a review of available information regarding the site and publicly available data regarding conditions at other sites in the vicinity. In connection with these property assessments, our operations and recent property acquisitions, we have become aware that prior operations or activities at some properties or from nearby locations have or may have resulted in contamination to the soil or groundwater at these properties. In circumstances where our environmental assessments disclose potential or actual contamination, we may attempt to obtain indemnifications and, in appropriate circumstances, we obtain limited environmental insurance in connection with the properties acquired, but we cannot assure you that such protections will be sufficient to cover actual future liabilities nor that our assessments have identified all such risks. Although we cannot provide any assurance, based on the preliminary environmental assessments, we are not aware of any environmental contamination of our facilities material to our overall business, financial condition or results of operations.

There has been an increasing number of claims and litigation against owners and managers of rental properties relating to moisture infiltration, which can result in mold or other property damage. When we receive a complaint concerning moisture infiltration, condensation or mold problems and/or become aware that an air quality concern exists, we implement corrective measures in accordance with guidelines and protocols we have developed with the assistance of outside experts. We seek to work proactively with our tenants to resolve moisture infiltration and mold-related issues, subject to our contractual limitations on liability for such claims. However, we can give no assurance that material legal claims relating to moisture infiltration and the presence of, or exposure to, mold will not arise in the future.

Property taxes can increase and cause a decline in yields on investments: Each of our properties is subject to real property taxes, which could increase in the future as property tax rates change and as our properties are assessed or reassessed by tax authorities. Recent local government shortfalls in tax revenue may cause pressure to increase tax rates or assessment levels or impose new taxes. Such increases could adversely impact our profitability.

We must comply with the Americans with Disabilities Act and fire and safety regulations, which can require significant expenditures: All our properties must comply with the Americans with Disabilities Act and with related regulations (the “ADA”). The ADA has separate compliance requirements for “public accommodations” and “commercial facilities,” but generally requires that buildings be made accessible to persons with disabilities. Various state laws impose similar requirements. A failure to comply with the ADA or similar state laws could lead to government imposed fines on us and/or litigation, which could also involve an award of damages to individuals affected by the non-compliance. In addition, we must operate our properties in compliance with numerous local fire and safety regulations, building codes, and other land use regulations. Compliance with these requirements can require us to spend substantial amounts of money, which would reduce cash otherwise available for distribution to shareholders. Failure to comply with these requirements could also affect the marketability of our real estate facilities.

11

We incur liability from tenant and employment-related claims: From time to time we have to make monetary settlements or defend actions or arbitration to resolve tenant or employment-related claims and disputes.

Global economic conditions adversely affect our business, financial condition, growth and access to capital.

There continues to be global economic uncertainty, elevated levels of unemployment, reduced levels of economic activity, and it is uncertain as to when economic conditions will improve. These negative economic conditions in the markets where we operate facilities, and other events or factors that adversely affect demand for commercial real estate, could continue to adversely affect our business. To the extent that turmoil in the financial markets returns or intensifies, it has the potential to materially affect the value of our properties, the availability or the terms of financing and may impact the ability of our customers to enter into new leasing transactions or satisfy rental payments under existing leases. The uncertainty and pace of an economic recovery could also affect our operating results and financial condition as follows:

Debt and Equity Markets: Our results of operations and share price are sensitive to volatility in the credit markets. From time to time, the commercial real estate debt markets experience volatility as a result of various factors, including changing underwriting standards by lenders and credit rating agencies. This may result in lenders increasing the cost for debt financing. Should the overall cost of borrowings increase, either by increases in the index rates or by increases in lender spreads, we will need to factor such increases into the economics of our acquisitions. In addition, the state of the debt markets could have an effect on the overall amount of capital being invested in real estate, which may result in price or value decreases of real estate assets and affect our ability to raise capital.

Our ability to issue preferred shares or obtain other sources of capital, such as borrowing, has been in the past, and may in the future, be adversely affected by challenging credit market conditions. The issuance of perpetual preferred securities historically has been a significant source of capital to grow our business. We believe that we have sufficient working capital and capacity under our credit facilities and our retained cash flow from operations to continue to operate our business as usual and meet our current obligations. However, if we were unable to issue preferred shares or borrow at reasonable rates, that could limit the earnings growth that might otherwise result from the acquisition and development of real estate facilities.

Valuations: Market volatility makes the valuation of our properties difficult. There may be significant uncertainty in the valuation, or in the stability of the value, of our properties, which could result in a substantial decrease in the value of our properties. As a result, we may not be able to recover the carrying amount of our properties, which may require us to recognize an impairment charge in earnings.

The acquisition of existing properties is a significant component of our long-term growth strategy, and acquisitions of existing properties are subject to risks that may adversely affect our growth and financial results.

We acquire existing properties, either in individual transactions or portfolios offered by other commercial real estate owners. In addition to the general risks related to real estate described above, we are also subject to the following risks which may jeopardize our realization of benefits from acquisitions.

Any failure to manage acquisitions and other significant transactions to achieve anticipated results and to successfully integrate acquired operations into our existing business could negatively impact our financial results: To fully realize anticipated earnings from an acquisition, we must successfully integrate the property into our operating platform. Failures or unexpected circumstances in the integration process, such as a failure to maintain existing relationships with tenants and employees due to changes in processes, standards, or compensation arrangements, or circumstances we did not detect during due diligence, could jeopardize realization of the anticipated earnings.

During 2013, we acquired 1.5 million square feet for an aggregate purchase price of $115.6 million, and we will continue to seek to acquire additional multi-tenant flex, industrial and office properties where they meet our criteria. Our acquisitions and developments may not perform as expected, that we may be unable to quickly

12

integrate new acquisitions and developments into our existing operations, and that any costs to develop projects or redevelop acquired properties may exceed estimates. As of December 31, 2013, the aggregate occupancy of the assets acquired in 2013 was 74.4%. If we are unable to lease the vacant square footage of these properties in a reasonable period of time, we may not be able to achieve our objective of enhancing value. Further, we face significant competition for suitable acquisition properties from other real estate investors, including other publicly traded real estate investment trusts and private institutional investors. As a result, we may be unable to acquire additional properties we desire or the purchase price for desirable properties may be significantly increased.

In addition, some of these properties may have unknown characteristics or deficiencies or may not complement our portfolio of existing properties. We may also finance future acquisitions and developments through a combination of borrowings, proceeds from equity or debt offerings by us or the Operating Partnership, and proceeds from property divestitures. These financing options may not be available when desired or required or may be more costly than anticipated, which could adversely affect our cash flow. Real property development is subject to a number of risks, including construction delays, complications in obtaining necessary zoning, occupancy and other governmental permits, cost overruns, financing risks, and the possible inability to meet expected occupancy and rent levels. If any of these problems occur, development costs for a project may increase, and there may be costs incurred for projects that are not completed. As a result of the foregoing, some properties may be worth less or may generate less revenue than, or simply not perform as well as, we believed at the time of acquisition or development, negatively affecting our operating results. Any of the foregoing risks could adversely affect our financial condition, operating results and cash flow, and our ability to pay dividends on, and the market price of, our stock. In addition, we may be unable to successfully integrate and effectively manage the properties we do acquire and develop, which could adversely affect our results of operations.

Acquired properties are subject to property tax reappraisals which may increase our property tax expense: Facilities that we acquire are subject to property tax reappraisal which can result in substantial increases to the ongoing property taxes paid by the seller. The reappraisal process is subject to judgment of governmental agencies regarding estimated real estate values and other factors, and as a result there is a significant degree of uncertainty in estimating the property tax expense of an acquired property. In connection with future or recent acquisitions of properties, if our estimates of property taxes following reappraisal are too low, we may not realize anticipated earnings from an acquisition.

We would incur adverse tax consequences if we fail to qualify as a REIT.

Our cash flow would be reduced if we fail to qualify as a REIT: While we believe that we have qualified since 1990 to be taxed as a REIT, and will continue to be so qualified, we cannot be certain. To continue to qualify as a REIT, we need to satisfy certain requirements under the federal income tax laws relating to our income, assets, distributions to shareholders and shareholder base. In this regard, the share ownership limits in our articles of incorporation do not necessarily ensure that our shareholder base is sufficiently diverse for us to qualify as a REIT. For any year we fail to qualify as a REIT, we would be taxed at regular corporate tax rates on our taxable income unless certain relief provisions apply. Taxes would reduce our cash available for distributions to shareholders or for reinvestment, which could adversely affect us and our shareholders. Also we would not be allowed to elect REIT status for five years after we fail to qualify unless certain relief provisions apply.

We may need to borrow funds to meet our REIT distribution requirements: To qualify as a REIT, we must generally distribute to our shareholders 90% of our taxable income. Our income consists primarily of our share of our Operating Partnership’s income. We intend to make sufficient distributions to qualify as a REIT and otherwise avoid corporate tax. However, differences in timing between income and expenses and the need to make nondeductible expenditures such as capital improvements and principal payments on debt could force us to borrow funds to make necessary shareholder distributions.

PS has significant influence over us.

Assuming issuance of the Company’s common stock upon redemption of its partnership units, PS would own 42.3% of the outstanding shares of the Company’s common stock at December 31, 2013. As of

13

December 31, 2013, PS owned 26.7% of the outstanding shares of the Company’s common stock and 22.3% of the outstanding common units of the Operating Partnership (100.0% of the common units not owned by the Company). In addition, the PS Business Parks name and logo is owned by PS and licensed to the Company under a non-exclusive, royalty-free license agreement. The license can be terminated by either party for any reason with six months written notice. Ronald L. Havner, Jr., the Company’s chairman, is also Chairman of the Board, Chief Executive Officer and President of PS. Gary E. Pruitt, an independent director of the Company is also a trustee of PS. Consequently, PS has the ability to significantly influence all matters submitted to a vote of our shareholders, including electing directors, changing our articles of incorporation, dissolving and approving other extraordinary transactions such as mergers, and all matters requiring the consent of the limited partners of the Operating Partnership. PS’s interest in such matters may differ from other shareholders. In addition, PS’s ownership may make it more difficult for another party to take over our Company without PS’s approval.

Provisions in our organizational documents may prevent changes in control.

Our articles generally prohibit any person from owning more than 7% of our shares: Our articles of incorporation restrict the number of shares that may be owned by any other person, and the partnership agreement of our Operating Partnership contains an anti-takeover provision. No shareholder (other than PS and certain other specified shareholders) may own more than 7% of the outstanding shares of our common stock, unless our board of directors waives this limitation. We imposed this limitation to avoid, to the extent possible, a concentration of ownership that might jeopardize our ability to qualify as a REIT. This limitation, however, also makes a change of control much more difficult (if not impossible) even if it may be favorable to our public shareholders. These provisions will prevent future takeover attempts not supported by PS even if a majority of our public shareholders consider it to be in their best interests as they would receive a premium for their shares over market value or for other reasons.

Our board can set the terms of certain securities without shareholder approval: Our board of directors is authorized, without shareholder approval, to issue up to 50.0 million shares of preferred stock and up to 100.0 million shares of equity stock, in each case in one or more series. Our board has the right to set the terms of each of these series of stock. Consequently, the board could set the terms of a series of stock that could make it difficult (if not impossible) for another party to take over our Company even if it might be favorable to our public shareholders. Our articles of incorporation also contain other provisions that could have the same effect. We can also cause our Operating Partnership to issue additional interests for cash or in exchange for property.

The partnership agreement of our Operating Partnership restricts mergers: The partnership agreement of our Operating Partnership generally provides that we may not merge or engage in a similar transaction unless the limited partners of our Operating Partnership are entitled to receive the same proportionate payments as our shareholders. In addition, we have agreed not to merge unless the merger would have been approved had the limited partners been able to vote together with our shareholders, which has the effect of increasing PS’s influence over us due to PS’s ownership of operating partnership units. These provisions may make it more difficult for us to merge with another entity.

Our Operating Partnership poses additional risks to us.

Limited partners of our Operating Partnership, including PS, have the right to vote on certain changes to the partnership agreement. They may vote in a way that is against the interests of our shareholders. Also, as general partner of our Operating Partnership, we are required to protect the interests of the limited partners of the Operating Partnership. The interests of the limited partners and of our shareholders may differ.

We depend on external sources of capital to grow our Company.

We are generally required under the Code to distribute at least 90% of our taxable income. Because of this distribution requirement, we may not be able to fund future capital needs, including any necessary building and tenant improvements, from operating cash flow. Consequently, we may need to rely on third-party sources of capital to fund our capital needs. We may not be able to obtain the financing on favorable terms or at all. Access to third-party sources of capital depends, in part, on general market conditions, the market’s perception of our

14

growth potential, our current and expected future earnings, our cash flow, and the market price per share of our common stock. If we cannot obtain capital from third-party sources, we may not be able to acquire properties when strategic opportunities exist, satisfy any debt service obligations, or make cash distributions to shareholders.

We are subject to laws and governmental regulations and actions that affect our operating results and financial condition.

Our business is subject to regulation under a wide variety of U.S. federal, state and local laws, regulations and policies including those imposed by the SEC, the Sarbanes-Oxley Act of 2002, the Dodd-Frank Wall Street Reform and Consumer Protection Act and the New York Stock Exchange, as well as applicable labor laws. Although we have policies and procedures designed to comply with applicable laws and regulations, failure to comply with the various laws and regulations may result in civil and criminal liability, fines and penalties, increased costs of compliance and restatement of our financial statements.

There can also be no assurance that, in response to current economic conditions or the current political environment or otherwise, laws and regulations will not be implemented or changed in ways that adversely affect our operating results and financial condition, such as recently adopted legislation that expands health care coverage costs or facilitates union activity or federal legislative proposals to otherwise increase operating costs.

Terrorist attacks and the possibility of wider armed conflict may have an adverse impact on our business and operating results and could decrease the value of our assets.

Terrorist attacks and other acts of violence or war could have a material adverse impact on our business and operating results. There can be no assurance that there will not be further terrorist attacks against the U.S. Attacks or armed conflicts that directly impact one or more of our properties could significantly affect our ability to operate those properties and thereby impair our operating results. Further, we may not have insurance coverage for losses caused by a terrorist attack. Such insurance may not be available, or if it is available and we decide to obtain such terrorist coverage, the cost for the insurance may be significant in relationship to the risk overall. In addition, the adverse effects that such violent acts and threats of future attacks could have on the U.S. economy could similarly have a material adverse effect on our business and results of operations. Finally, further terrorist acts could cause the U.S. to enter into a wider armed conflict, which could further impact our business and operating results.

Developments in California may have an adverse impact on our business and financial results.

We are headquartered in, and approximately 38.6% of our properties are located in California, which has from time to time faced budgetary problems and deficits. Actions have been and may continue to be taken in response to these problems, such as increases in property taxes, changes to sales taxes or other governmental efforts to raise revenues, which could adversely impact our business and results of operations.

Holders of depositary shares, each representing 1/1,000 of a share of our outstanding preferred stock, have dividend, liquidation and other rights that are senior to the rights of the holders of shares of our common stock.

Our shares of preferred stock are entitled to cumulative dividends before any dividends may be declared or set aside on our common stock. Upon our voluntary or involuntary liquidation, dissolution or winding up, before any payment is made to holders of our common stock, shares of our preferred stock are entitled to receive a liquidation preference of $25,000 per share (or $25.00 per depositary share) plus any accrued and unpaid distributions. This will reduce the remaining amount of our assets, if any, available to distribute to holders of our common stock. In addition, our preferred stockholders have the right to elect two additional directors to our board of directors whenever dividends are in arrears in an aggregate amount equivalent to six or more quarterly dividends, whether or not consecutive.

15

Future issuances by us of shares of our common stock may be dilutive to existing stockholders, and future sales of shares of our common stock may adversely affect the market price of our common stock.

Sales of substantial amounts of shares of our common stock in the public market (either by us or by PS), or issuances of shares of common stock in connection with redemptions of common units of our Operating Partnership, could adversely affect the market price of our common stock. During the year ended December 31, 2013, the Company completed a public offering of its common stock and may seek to engage in such offerings in the future. Offerings of common stock, including by us in connection with portfolio or other property acquisitions or by PS in secondary offerings, and the issuance of common units of the Operating Partnership in exchange for shares of common stock, could have an adverse effect on the market price of the shares of our common stock.

We rely on technology in our operations and failures, inadequacies or interruptions to our service could harm our business.

The execution of our business strategy is heavily dependent on the use of technologies and systems, including the Internet, to access, store, transmit, deliver and manage information and processes. Although we believe we have taken commercially reasonable steps to protect the security of our systems, there can be no assurance that such security measures will prevent failures, inadequacies or interruptions in system services, or that system security will not be breached. Disruptions in service, system shutdowns and security breaches could have a material adverse effect on our business.

ITEM 1B. UNRESOLVED STAFF COMMENTS

None.

16

ITEM 2. PROPERTIES

As of December 31, 2013, the Company owned 108 business parks consisting of a geographically diverse portfolio of 29.7 million rentable square feet of commercial real estate which consists of 16.5 million square feet of flex space, 8.4 million square feet of industrial space and 4.8 million square feet of office space concentrated primarily in eight states consisting of California, Texas, Virginia, Florida, Maryland, Washington, Oregon and Arizona. The weighted average occupancy rate throughout 2013 was 89.9% and the realized rent per square foot was $13.91.

The following table reflects the geographical diversification of the 108 business parks owned by the Company as of December 31, 2013, the type of the rentable square footage and the weighted average occupancy rates throughout 2013 (except as set forth below, all of the properties are held in fee simple interest) (in thousands, except number of business parks):

	Number  of Business Parks										Weighted Average Occupancy Rate
			Rentable Square Footage
State			Flex		Industrial		Office		Total
California (1)		49		5,787		4,618		1,076		11,481		90.4	%
Texas (2)		23		4,447		231		—		4,678		89.9	%
Virginia		17		1,947		—		2,093		4,040		91.0	%
Florida		3		1,074		2,631		12		3,717		95.5	%
Maryland		6		970		—		1,382		2,352		87.1	%
Washington		3		493		958		28		1,479		71.8	%
Oregon		3		1,126		—		188		1,314		90.5	%
Arizona		4		679		—		—		679		93.1	%
Total		108		16,523		8,438		4,779		29,740		89.9	%

(1) The Company has 4.8 million square feet in California that serves as collateral to a mortgage note payable. For more information, see Note 6 to the consolidated financial statements.

(2) The Company owns two properties that are subject to ground leases in Las Colinas, Texas, expiring in 2019 and 2020, each with one 10 year extension option.

We currently anticipate that each of the properties listed above will continue to be used for its current purpose. Competition exists in each of the market areas in which these properties are located.

The Company has no plans to change the current use of its properties. The Company typically renovates its properties in connection with the re-leasing of space to tenants and expects that it will pay the costs of such renovations from rental income. The Company has risks that tenants will default on leases and declare bankruptcy. Management believes these risks are mitigated through the Company’s geographic diversity and diverse tenant base.

The Company evaluates the performance of its business parks primarily based on net operating income (“NOI”). NOI is defined by the Company as rental income as defined by GAAP less cost of operations as defined by GAAP, excluding depreciation and amortization. The Company uses NOI and its components as a measurement of the performance of its commercial real estate. Management believes that these financial measures provide them, as well as the investor, the most consistent measurement on a comparative basis of the performance of the commercial real estate and its contribution to the value of the Company. Depreciation and amortization have been excluded from NOI as they are generally not used in determining the value of commercial real estate by management or the investment community. Depreciation and amortization are generally not used in determining value as they consider the historical costs of an asset compared to its current value; therefore, to understand the effect of the assets’ historical cost on the Company’s results, investors should look at GAAP financial measures, such as total operating costs including depreciation and amortization. The Company’s calculation of NOI may not be comparable to those of other companies and should not be used as an alternative to measures of performance calculated in accordance with GAAP. Following the table below, we have reconciled total NOI to income from continuing operations, which we consider the most directly comparable financial measure calculated in accordance with GAAP. The following information illustrates rental income, cost of operations and NOI generated by the Company’s total portfolio in 2013, 2012 and 2011 by state and by property classifications. As a result of acquisitions and dispositions, certain properties were not held for the full year.

17

The Company’s calculation of NOI may not be comparable to those of other companies and should not be used as an alternative to measures of performance in accordance with GAAP. In order to provide a meaningful period-to-period comparison, the tables below exclude certain lease buyout payments noted below and amortization of the Long-Term Equity Incentive Plan (“LTEIP”) related to field leadership. The tables below also include a reconciliation of NOI to the most comparable amounts based on GAAP (in thousands):

	For the Year Ended December 31, 2013								For the Year Ended December 31, 2012								For the Year Ended December 31, 2011
	Flex		Office		Industrial		Total		Flex		Office		Industrial		Total		Flex		Office		Industrial		Total
Rental Income:
California	$	70,642	$	13,184	$	34,896	$	118,722	$	68,397	$	12,773	$	33,210	$	114,380	$	54,205	$	12,366	$	8,517	$	75,088
Texas		37,783		—		1,391		39,174		32,878		—		1,297		34,175		30,867		—		1,308		32,175
Virginia		33,373		48,942		—		82,315		34,341		48,096		—		82,437		32,829		42,030		—		74,859
Florida		11,414		210		20,672		32,296		10,686		206		20,649		31,541		10,592		235		20,250		31,077
Maryland		15,299		32,954		—		48,253		15,470		33,495		—		48,965		17,212		32,783		—		49,995
Washington		7,808		493		3,433		11,734		7,628		521		1,338		9,487		7,894		589		—		8,483
Oregon		15,179		3,592		—		18,771		14,659		3,399		—		18,058		14,029		3,210		—		17,239
Arizona		5,729		—		—		5,729		5,722		—		—		5,722		5,655		—		—		5,655
Total		197,227		99,375		60,392		356,994		189,781		98,490		56,494		344,765		173,283		91,213		30,075		294,571
Cost of Operations:
California		23,304		5,763		9,115		38,182		22,243		5,400		9,479		37,122		17,138		5,409		2,151		24,698
Texas		13,034		—		287		13,321		11,103		—		406		11,509		10,687		—		339		11,026
Virginia		9,191		15,947		—		25,138		8,651		17,208		—		25,859		8,761		16,420		—		25,181
Florida		3,810		141		6,070		10,021		3,868		171		5,991		10,030		3,975		165		6,033		10,173
Maryland		4,916		10,899		—		15,815		4,689		10,938		—		15,627		5,182		11,261		—		16,443
Washington		2,380		189		1,606		4,175		2,355		193		667		3,215		2,420		201		—		2,621
Oregon		5,420		1,494		—		6,914		5,588		1,396		—		6,984		5,626		1,415		—		7,041
Arizona		2,506		—		—		2,506		2,521		—		—		2,521		2,734		—		—		2,734
Total		64,561		34,433		17,078		116,072		61,018		35,306		16,543		112,867		56,523		34,871		8,523		99,917
NOI:
California		47,338		7,421		25,781		80,540		46,154		7,373		23,731		77,258		37,067		6,957		6,366		50,390
Texas		24,749		—		1,104		25,853		21,775		—		891		22,666		20,180		—		969		21,149
Virginia		24,182		32,995		—		57,177		25,690		30,888		—		56,578		24,068		25,610		—		49,678
Florida		7,604		69		14,602		22,275		6,818		35		14,658		21,511		6,617		70		14,217		20,904
Maryland		10,383		22,055		—		32,438		10,781		22,557		—		33,338		12,030		21,522		—		33,552
Washington		5,428		304		1,827		7,559		5,273		328		671		6,272		5,474		388		—		5,862
Oregon		9,759		2,098		—		11,857		9,071		2,003		—		11,074		8,403		1,795		—		10,198
Arizona		3,223		—		—		3,223		3,201		—		—		3,201		2,921		—		—		2,921
Total	$	132,666	$	64,942	$	43,314	$	240,922	$	128,763	$	63,184	$	39,951	$	231,898	$	116,760	$	56,342	$	21,552	$	194,654

18

The following table is provided to reconcile NOI to consolidated income from continuing operations as determined by GAAP (in thousands):

	For The Years Ended December 31,
	2013			2012			2011
Property net operating income	$	240,922		$	231,898		$	194,654
Lease buyout payments		2,252			1,783			2,886
LTEIP amortization:
Cost of operations		1,241			(1,241	)		—
General and administrative		2,652			(2,652	)		—
Facility management fees		639			649			684
Interest and other income		1,485			241			221
Depreciation and amortization		(108,917	)		(109,398	)		(84,391	)
General and administrative		(7,964	)		(6,267	)		(9,036	)
Interest and other expenses		(16,166	)		(20,618	)		(5,455	)
Income from continuing operations	$	116,144		$	94,395		$	99,563

Portfolio Information

The table below sets forth information with respect to occupancy and rental rates of the Company’s total portfolio for each of the last five years, including discontinued operations:

	2013(1)			2012(1)			2011(1)			2010			2009
Weighted average occupancy rate		89.9	%		89.4	%		89.8	%		90.9	%		90.5	%
Realize rent per square foot	$	13.91		$	14.05		$	15.11		$	15.01		$	15.45

(1) Excludes lease buyout payments of $2.3 million, $1.8 million and $2.9 million for the years ended December 31, 2013, 2012 and 2011, respectively.

The following table sets forth the lease expirations for all assets in continuing operations as of December 31, 2013 (in thousands):

Lease Expirations as of December 31, 2013

Year of Lease Expiration	Number of Tenants		Rentable Square Footage Subject to Expiring Leases		Annualized Rental Income Under Expiring Leases		Percent of Annualized Rental Income Represented by Expiring Leases
2014		2,259		7,315	$	98,346		25.3	%
2015		1,421		6,290		88,570		22.8	%
2016		725		4,918		72,084		18.5	%
2017		286		2,974		42,663		11.0	%
2018		217		2,106		35,104		9.0	%
2019		69		1,362		15,951		4.1	%
2020		34		883		12,936		3.4	%
2021		18		504		7,790		2.0	%
2022		20		326		8,732		2.2	%
2023		10		186		2,852		0.7	%
Thereafter		20		163		3,952		1.0	%
Total		5,079		27,027	$	388,980		100.0	%

ITEM 3. LEGAL PROCEEDINGS

We are not presently subject to material litigation nor, to our knowledge, is any material litigation threatened against us, other than routine actions for negligence and other claims and administrative proceedings

19

arising in the ordinary course of business, some of which are expected to be covered by liability insurance or third party indemnifications and all of which collectively are not expected to have a materially adverse effect on our financial condition, results of operations, or liquidity.

ITEM 4. MINE SAFETY DISCLOSURES

Not applicable.

PART II

ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

Market Price of the Registrant’s Common Equity:

The common stock of the Company trades on the New York Stock Exchange under the symbol PSB. The following table sets forth the high and low sales prices of the common stock on the New York Stock Exchange for the applicable periods:

	Range
Three Months Ended	High		Low
March 31, 2012	$	65.60	$	55.55
June 30, 2012	$	69.59	$	63.90
September 30, 2012	$	71.72	$	63.66
December 31, 2012	$	68.05	$	63.24
March 31, 2013	$	79.34	$	64.70
June 30, 2013	$	86.94	$	65.50
September 30, 2013	$	77.97	$	70.33
December 31, 2013	$	82.58	$	73.45

Holders:

As of February 17, 2014, there were 371 holders of record of the common stock.

Dividends:

Holders of common stock are entitled to receive distributions when, as and if declared by the Company’s Board of Directors out of any funds legally available for that purpose. The Company is required to distribute at least 90% of its taxable income prior to the filing of the Company’s tax return to maintain its REIT status for federal income tax purposes. It is management’s intention to pay distributions of not less than these required amounts.

Distributions paid per share of common stock for the years ended December 31, 2013 and 2012 amounted to $1.76 per year. The Board of Directors has established a distribution policy intended to maximize the retention of operating cash flow and distribute the amount required for the Company to maintain its tax status as a REIT.

Issuer Repurchases of Equity Securities:

The Company’s Board of Directors previously authorized the repurchase, from time to time, of up to 6.5 million shares of the Company’s common stock on the open market or in privately negotiated transactions. During the three months ended December 31, 2013, there were no shares of the Company’s common stock repurchased. As of December 31, 2013, the Company has 1,614,721 shares available for purchase under the program. The program does not expire. Purchases will be made subject to market conditions and other investment opportunities available to the Company.

Securities Authorized for Issuance Under Equity Compensation Plans:

The equity compensation plan information is provided in Item 12.

20

ITEM 6. SELECTED FINANCIAL DATA

The following sets forth selected consolidated financial and operating information on a historical basis of the Company. The following information should be read in conjunction with the consolidated financial statements and notes thereto of the Company included elsewhere in this Form 10-K. Note that historical results from 2012 through 2009 were reclassified to conform to 2013 presentation for discontinued operations. See Note 3 to the consolidated financial statements included elsewhere in this Form 10-K for a discussion of income from discontinued operations.

	For The Years Ended December 31,
	2013(1)			2012(1)			2011			2010			2009
	(In thousands, except per share data)
Revenues:
Rental income	$	359,246		$	346,548		$	297,457		$	276,276		$	268,551
Facility management fees		639			649			684			672			698
Total operating revenues		359,885			347,197			298,141			276,948			269,249
Expenses:
Cost of operations		114,831			114,108			99,917			89,348			84,771
Depreciation and amortization		108,917			109,398			84,391			78,354			83,892
General and administrative		5,312			8,919			9,036			9,651			6,202
Total operating expenses		229,060			232,425			193,344			177,353			174,865
Other income and (expenses):
Interest and other income		1,485			241			221			333			536
Interest and other expenses		(16,166	)		(20,618	)		(5,455	)		(3,534	)		(3,552	)
Total other income and (expenses)		(14,681	)		(20,377	)		(5,234	)		(3,201	)		(3,016	)
Income from continuing operations		116,144			94,395			99,563			96,394			91,368
Discontinued operations:
Income from discontinued operations		—			42			360			475			1,483
Gain on sale of real estate facilities		—			935			2,717			5,153			1,488
Total discontinued operations		—			977			3,077			5,628			2,971
Net income	$	116,144		$	95,372		$	102,640		$	102,022		$	94,339
Net income allocation:
Net income allocable to noncontrolling interests:
Noncontrolling interests — common units	$	12,952		$	5,970		$	15,543		$	11,594		$	19,730
Noncontrolling interests — preferred units		—			323			(6,991	)		5,103			(2,569	)
Total net income allocable to noncontrolling interests		12,952			6,293			8,552			16,697			17,161
Net income allocable to PS Business Parks, Inc.:
Preferred shareholders		59,216			69,136			41,799			46,214			17,440
Restricted stock unit holders		125			138			127			152			325
Common shareholders		43,851			19,805			52,162			38,959			59,413
Total net income allocable to PS Business Parks, Inc.		103,192			89,079			94,088			85,325			77,178
Net income	$	116,144		$	95,372		$	102,640		$	102,022		$	94,339

21

	For The Years Ended December 31,
	2013(1)			2012(1)			2011			2010			2009
	(In thousands, except per share data)
Per Common Share:
Cash Distributions	$	1.76		$	1.76		$	1.76		$	1.76		$	1.76
Net income — basic	$	1.77		$	0.82		$	2.13		$	1.59		$	2.70
Net income — diluted	$	1.77		$	0.81		$	2.12		$	1.58		$	2.68
Weighted average common shares — basic		24,732			24,234			24,516			24,546			21,998
Weighted average common shares — diluted		24,833			24,323			24,599			24,687			22,128
Balance Sheet Data:
Total assets	$	2,238,559		$	2,151,817		$	2,138,619		$	1,621,057		$	1,564,822
Total debt	$	250,000		$	468,102		$	717,084		$	144,511		$	52,887
Equity:
PS Business Parks, Inc.’s shareholders’ equity:
Preferred stock	$	995,000		$	885,000		$	598,546		$	598,546		$	626,046
Common stock	$	722,941		$	560,689		$	580,659		$	594,982		$	589,633
Noncontrolling interests:
Preferred units	$	—		$	—		$	5,583		$	53,418		$	73,418
Common units	$	196,699		$	168,572		$	175,807		$	176,179		$	176,540
Other Data:
Net cash provided by operating activities	$	222,294		$	209,127		$	180,620		$	177,116		$	179,625
Net cash used in investing activities	$	(172,872	)	$	(105,729	)	$	(337,106	)	$	(326,623	)	$	(26,956	)
Net cash (used in) provided by financing activities	$	(30,824	)	$	(95,495	)	$	156,400		$	(53,656	)	$	545
Square footage owned at the end of period		29,740			28,208			27,090			21,666			19,556

(1) Results include the Company’s acquisition on December 20, 2011 of a 5.3 million square foot industrial and flex portfolio located in the Northern California Bay Area for an aggregate purchase price of $520.0 million.

22

ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following discussion and analysis of the results of operations and financial condition should be read in conjunction with the selected financial data and the Company’s consolidated financial statements and notes thereto included elsewhere in the Form 10-K.

Overview

As of December 31, 2013, the Company owned and operated 29.7 million rentable square feet of multi-tenant flex, industrial and office properties located in eight states.

The Company focuses on increasing profitability and cash flow aimed at maximizing shareholder value. The Company strives to maintain high occupancy levels while increasing rental rates when market conditions allow, although the Company may decrease rental rates in markets where conditions require. The Company also acquires properties it believes will create long-term value, and from time to time disposes of properties which no longer fit within the Company’s strategic objectives. Operating results are driven primarily by income from rental operations and are therefore substantially influenced by rental demand for space within our properties and our markets, which impacts occupancy and rental rates.

During 2013, the Company executed leases comprising 9.1 million square feet of space including 5.2 million square feet of renewals of existing leases and 3.9 million square feet of new leases. Overall, the Company experienced a decrease in rental rates when comparing new rental rates to outgoing rental rates of 0.4%. See further discussion of operating results below.

Critical Accounting Policies and Estimates:

Our accounting policies are described in Note 2 to the consolidated financial statements included in this Form 10-K. We believe our most critical accounting policies relate to revenue recognition, property acquisitions, allowance for doubtful accounts, impairment of long-lived assets, depreciation, accruals of operating expenses and accruals for contingencies, each of which we discuss below.

Revenue Recognition: The Company must meet four basic criteria before revenue can be recognized: persuasive evidence of an arrangement exists; the delivery has occurred or services rendered; the fee is fixed or determinable; and collectability is reasonably assured. All leases are classified as operating leases. Rental income is recognized on a straight-line basis over the terms of the leases. Straight-line rent is recognized for all tenants with contractual fixed increases in rent that are not included on the Company’s credit watch list. Deferred rent receivable represents rental revenue recognized on a straight-line basis in excess of billed rents. Reimbursements from tenants for real estate taxes and other recoverable operating expenses are recognized as rental income in the period the applicable costs are incurred. Property management fees are recognized in the period earned.

Property Acquisitions: The Company records the purchase price of acquired properties to land, buildings and improvements and intangible assets and liabilities associated with in-place leases (including tenant improvements, unamortized lease commissions, value of above-market and below-market leases, acquired in-place lease values, and tenant relationships, if any) based on their respective estimated fair values. Acquisition related costs are expensed as incurred.

In determining the fair value of the tangible assets of the acquired properties, management considers the value of the properties as if vacant as of the acquisition date. Management must make significant assumptions in determining the value of assets acquired and liabilities assumed. Using different assumptions in the recording of the purchase cost of the acquired properties would affect the timing of recognition of the related revenue and expenses. Amounts recorded to land are derived from comparable sales of land within the same region. Amounts recorded to buildings and improvements, tenant improvements and unamortized lease commissions are based on current market replacement costs and other market rate information.

23

The value recorded to the above-market or below-market in-place lease values of acquired properties is determined based upon the present value (using a discount rate which reflects the risks associated with the acquired leases) of the difference between (i) the contractual rents to be paid pursuant to the in-place leases, and (ii) management’s estimate of fair market lease rates for the corresponding in-place leases, measured over a period equal to the remaining non-cancelable term of the lease. The amounts recorded to above-market or below-market leases are included in other assets or other liabilities in the accompanying consolidated balance sheets and are amortized on a straight-line basis as an increase or reduction of rental income over the remaining non-cancelable term of the respective leases.

Allowance for Doubtful Accounts: Rental revenue from our tenants is our principal source of revenue. Tenant receivables consist primarily of amounts due for contractual lease payments, reimbursements of common area maintenance expenses, property taxes and other expenses recoverable from tenants. Deferred rent receivable represents the amount that the cumulative straight-line rental income recorded to date exceeds cash rents billed to date under the lease agreement. We monitor the collectability of our receivable balances including the deferred rent receivable on an ongoing basis. Based on these reviews, we maintain an allowance for doubtful accounts for estimated losses resulting from the possible inability of our tenants to make required rent payments to us. Tenant receivables and deferred rent receivable are carried net of the allowances for uncollectible tenant receivables and deferred rent. Determination of the adequacy of these allowances requires significant judgments and estimates, and our evaluation of the adequacy of the allowance for uncollectible current tenant receivables and deferred rent receivable are performed using a methodology that incorporates specific identification, aging analysis, an overall evaluation of the historical loss trends and the current economic and business environment.

Impairment of Long-Lived Assets: The Company evaluates a property for potential impairment whenever events or changes in circumstances indicate that its carrying amount may not be recoverable. On a quarterly basis, we evaluate our entire portfolio for impairment based on current operating information. In the event that these periodic assessments reflect that the carrying amount of a property exceeds the sum of the undiscounted cash flows (excluding interest) that are expected to result from the use and eventual disposition of the property, the Company would recognize an impairment loss to the extent the carrying amount exceeded the estimated fair value of the property. The estimation of expected future net cash flows is inherently uncertain and relies on subjective assumptions dependent upon future and current market conditions and events that affect the ultimate value of the property. Management must make assumptions related to the property such as future rental rates, tenant allowances, operating expenditures, property taxes, capital improvements, occupancy levels and the estimated proceeds generated from the future sale of the property. These assumptions could differ materially from actual results in future periods. Our intent to hold properties over the long-term directly decreases the likelihood of recording an impairment loss. If our strategy changes or if market conditions otherwise dictate an earlier sale date, an impairment loss could be recognized, and such loss could be material.

Depreciation: We compute depreciation on our buildings and improvements using the straight-line method based on estimated useful lives generally ranging from five to 30 years. A significant portion of the acquisition cost of each property is recorded to building and building components. The recording of the acquisition cost to building and building components, as well as the determination of their useful lives, are based on estimates. If we do not appropriately record to these components or we incorrectly estimate the useful lives of these components, our computation of depreciation expense may not appropriately reflect the actual impact of these costs over future periods, which will affect net income. In addition, the net book value of real estate assets could be overstated or understated. The statement of cash flows, however, would not be affected.

Accruals of Operating Expenses: The Company accrues for property tax expenses, performance bonuses and other operating expenses each quarter based on historical trends and anticipated disbursements. If these estimates are incorrect, the timing and amount of expense recognized will be affected.

24

Accruals for Contingencies: The Company is exposed to business and legal liability risks with respect to events that may have occurred, but in accordance with GAAP has not accrued for such potential liabilities because the loss is either not probable or not estimable. Future events could result in such potential losses becoming probable and estimable, which could have a material adverse impact on our financial condition or results of operations.

Effect of Economic Conditions on the Company’s Operations: During 2013, while most markets reflected signs of improving occupancy and rental rates, overall new rental rates for the Company were nearly flat over expiring rental rates on executed leases as economic conditions continue to improve at a slow pace. Current and future economic conditions and competition may continue to have a significant impact on the Company, potentially resulting in further reductions in occupancy and rental rates.

The Company historically has experienced a low level of write-offs of uncollectable rents, but there is inherent uncertainty in a tenant’s ability to continue paying rent and meet its full lease obligation. The table below summarizes the impact to the Company from tenants’ inability to pay rent or continue to meet their lease obligations (in thousands):

	For The Years Ended December 31,
	2013			2012			2011
Annual write — offs of uncollectible rent	$	955		$	1,115		$	1,172
Annual write — offs as a percentage of rental income		0.3	%		0.3	%		0.4	%
Square footage of leases terminated prior to their scheduled expiration due to business failures/bankruptcies		431			570			536
Accelerated depreciation expense related to unamortized tenant improvements and lease commissions associated with early terminations	$	2,071		$	1,493		$	1,370

As of February 17, 2014, the Company had 13,000 square feet of leased space occupied by tenants that are protected by Chapter 11 of the U.S. Bankruptcy Code. From time to time, tenants contact us, requesting early termination of their lease, a reduction in space under lease, or rent deferment or abatement. At this time, the Company cannot anticipate what impact, if any, the ultimate outcome of these discussions will have on our future operating results.

Company Performance and Effect of Economic Conditions on Primary Markets: The Company’s operations are substantially concentrated in 10 regions. During the year ended December 31, 2013, initial rental rates on new and renewed leases within the Company’s total portfolio decreased 0.4% over expiring rents, an improvement from the year ended December 31, 2012, in which initial rental rates on new and renewed leases declined by 6.2%. The Company’s Same Park (defined below) occupancy rate at December 31, 2013 was 92.7%, compared to 92.5% at December 31, 2012. The Company’s total portfolio occupancy rate at December 31, 2013 was 91.3%, compared to 89.7% at December 31, 2012. Each of the 10 regions in which the Company owns assets is subject to its own unique market influences. See “Supplemental Property Data and Trends” below for more information on regional operating data.

Growth of the Company’s Operations from Acquisitions and Dispositions of Properties: The Company is focused on growing its operations by looking for opportunities to expand its presence in existing and new markets through strategic acquisitions. The Company may from time to time dispose of non-strategic assets that do not meet this criterion.

On December 20, 2013, the Company acquired Bayshore Corporate Center, an eight-building, 340,000 square foot, office park in San Mateo, California, for $60.5 million. On November 8, 2013, the Company acquired nine multi-tenant flex buildings in the Valwood submarket of Dallas, Texas, aggregating 245,000 square feet for $12.4 million. On October 15, 2013, the Company acquired four multi-tenant flex parks along with a four-acre parcel of land aggregating 559,000 square feet of single-story flex buildings located in Dallas, Texas, for a purchase price of $27.9 million. On July 26, 2013, the Company acquired a 389,000 square foot multi-tenant flex park consisting of 18 single-story buildings located in Dallas, Texas, for a purchase price of $14.8 million.

25

As of December 31, 2013, the blended occupancy rate of the 10 assets acquired from 2011 to 2013 was 87.7% compared to a blended occupancy rate of 76.2% at the time of acquisition. As of December 31, 2013, the Company had 1.0 million square feet of vacancy spread over these 10 acquisitions, which we believe provides the Company with considerable opportunity to generate additional rental income given that the Company’s Same Park assets in these same submarkets have a weighted occupancy of 94.5% at December 31, 2013. The table below contains the assets acquired from 2011 to 2013 (in thousands):

Property	Date Acquired	Location	Purchase Price		Square Feet		Occupancy at Acquisition			Occupancy at December 31, 2013
Bayshore Corporate Center	December, 2013	San Mateo, California	$	60,500		340		81.8	%		81.8	%
Valwood Business Park	November, 2013	Dallas, Texas		12,425		245		83.5	%		84.2	%
Dallas Flex Portfolio	October, 2013	Dallas, Texas		27,900		559		72.1	%		69.0	%
Arapaho Business Park	July, 2013	Dallas, Texas		14,750		389		66.5	%		69.6	%
Austin Flex Buildings	December, 2012	Austin, Texas		14,900		226		86.1	%		100.0	%
212th Business Park	July, 2012	Kent Valley, Washington		37,550		958		52.3	%		69.1	%
Northern California Portfolio	December, 2011	East Bay, California		520,000		5,334		82.2	%		94.0	%
Royal Tech	October, 2011	Las Colinas, Texas		2,835		80		0.0	%		100.0	%
MICC — Center 22	August, 2011	Miami, Florida		3,525		46		33.3	%		100.0	%
Warren Building	June, 2011	Tysons, Virginia		27,100		140		68.0	%		89.9	%
Total			$	721,485		8,317		76.2	%		87.7	%

In October, 2012, the Company completed the sale of Quail Valley Business Park, a 66,000 square foot flex park in Houston, Texas, for a gross sales price of $2.3 million, resulting in a net gain of $935,000.

In August, 2011, the Company completed the sale of Westchase Corporate Park, a 177,000 square foot flex park consisting of 13 buildings in Houston, Texas, for a gross sales price of $9.8 million, resulting in a net gain of $2.7 million.

At the beginning of 2013, the Company reclassified a 125,000 square foot building located in Northern Virginia to land and building held for development as the Company intends to redevelop the site. In conjunction with the reclassification, the Company ceased depreciation of the asset. In July, 2013, the Company entered into a joint venture agreement with a real estate development company to pursue a multifamily development on the site. During the entitlement phase, all costs related to the pre-development will be split evenly between the Company and its joint venture partner. The Company will contribute the site to the joint venture upon completion of the entitlement phase. The asset and capitalized development costs were $16.2 million and $15.4 million at December 31, 2013 and 2012, respectively. For the year ended December 31, 2013, the Company capitalized costs of $753,000 related to this development, of which $359,000 related to capitalized interest costs.

Scheduled Lease Expirations: In addition to the 2.6 million square feet, or 8.7%, of space available in our total portfolio as of December 31, 2013, 2,259 leases representing 27.1% of the leased square footage of our total portfolio or 25.3% of annualized rental income are scheduled to expire in 2014. Our ability to re-lease available space will depend upon market conditions in the specific submarkets in which our properties are located. As a result, we cannot predict with certainty the rate at which expiring leases will be re-leased.

Impact of Inflation: Although inflation has not been significant in recent years, it remains a potential factor in our economy, and the Company continues to seek ways to mitigate its potential impact. A substantial portion of the Company’s leases require tenants to pay operating expenses, including real estate taxes, utilities, and insurance, as well as increases in common area expenses, partially reducing the Company’s exposure to inflation.

26

Concentration of Portfolio by Region: The table below reflects the Company’s square footage from continuing operations based on regional concentration as of December 31, 2013 (in thousands):

Region	Square Footage		Percent of Square Footage			2013 NOI			Percent of NOI
California
Northern California		7,493		25.2	%	$	44,769			18.6	%
Southern California		3,988		13.4	%		35,771			14.9	%
Texas
Northern Texas		2,961		9.9	%		13,128			5.5	%
Southern Texas		1,717		5.8	%		12,725			5.3	%
Virginia		4,040		13.6	%		57,177			23.7	%
Florida		3,717		12.5	%		22,275			9.2	%
Maryland		2,352		7.9	%		32,438			13.5	%
Washington		1,479		5.0	%		7,559			3.1	%
Oregon		1,314		4.4	%		11,857			4.9	%
Arizona		679		2.3	%		3,223			1.3	%
Total		29,740		100.0	%	$	240,922			100.0	%
Reconciliation of NOI to income from continuing operations
Total NOI						$	240,922
Other income and (expenses):
Lease buyout payments							2,252
LTEIP amortization:
Cost of operations							1,241
General and administrative							2,652
Facility management fees							639
Interest and other income							1,485
Interest and other expenses							(16,166	)
Depreciation and amortization							(108,917	)
General and administrative							(7,964	)
Income from continuing operations						$	116,144

Concentration of Credit Risk by Industry: The information below depicts the industry concentration of our tenant base as of December 31, 2013. The Company analyzes this concentration to minimize significant industry exposure risk.

Industry	Percent of Annualized Rental Income
Business services		16.5	%
Government		10.6	%
Computer hardware, software and related services		10.0	%
Health services		9.9	%
Warehouse, distribution, transportation and logistics		9.2	%
Engineering and construction		6.0	%
Retail, food, and automotive		6.0	%
Insurance and financial services		5.5	%
Communications		4.2	%
Home furnishings		3.2	%
Electronics		3.1	%
Aerospace/defense products and services		3.0	%
Educational services		2.0	%
Other		10.8	%
Total		100.0	%

27

The information below depicts the Company’s top 10 customers by annualized rental income as of December 31, 2013 (in thousands):

Tenants	Square Footage		Annualized Rental Income(1)		Percent of Annualized Rental Income
U.S. Government		881	$	22,779		6.2	%
Lockheed Martin Corporation		169		4,362		1.2	%
Kaiser Permanente		199		4,321		1.2	%
Level 3 Communications, LLC		197		3,220		0.9	%
Keeco, LLC		460		3,211		0.9	%
Luminex Corporation		177		2,797		0.8	%
Wells Fargo		118		2,102		0.6	%
Salient Federal Solutions, Inc.		58		1,943		0.5	%
Raytheon		97		1,786		0.5	%
Welch Allyn Protocol, Inc.		103		1,733		0.4	%
Total		2,459	$	48,254		13.2	%

(1) For leases expiring prior to December 31, 2014, annualized rental income represents income to be received under existing leases from January 1, 2014 through the date of expiration.

Comparison of 2013 to 2012

Results of Operations: Net income for the year ended December 31, 2013 was $116.1 million compared to $95.4 million for the year ended December 31, 2012. Net income allocable to common shareholders for the year ended December 31, 2013 was $43.9 million compared to $1 9.8 million for the year ended December 31, 2012. Net income per common share on a diluted basis was $1.77 for the year ended December 31, 2013 compared to $0.81 for the year ended December 31, 2012 (based on weighted average diluted common shares outstanding of 24,833,000 and 24,323,000, respectively). The increase in net income allocable to common shareholders was due to the net impact of preferred equity transactions in 2013 and 2012 and the reversal of the LTEIP amortization (discussed in more detail below and in Note 10 to the consolidated financial statements included in this Form 10-K) combined with an increase in net operating income in 2013 and a decrease in interest expense.

At the beginning of 2012, the Company put in place a LTEIP designed to grant restricted stock units to management based on the Company’s ability to achieve certain defined goals over a four-year period. While the Company has continued to see improved operating metrics and delivered strong total shareholder returns over the past two years, the original targets under the LTEIP were based on an assumption of a strong economic recovery starting in 2012. Given the current pace of the economic recovery, management has determined that it is not probable that the targets under the LTEIP will be met. As such, the Company stopped recording amortization and recorded a reversal of all previously recorded LTEIP amortization in 2012 of $3.9 million during the year ended December 31, 2013. Additionally, to present comparative results, the reversal and all amounts originally expensed in prior periods in either cost of operations (for field leadership) or general and administrative expenses (for executive management) have been reflected as adjustments in the property operations tables below.

In order to evaluate the performance of the Company’s portfolio over comparable periods, management analyzes the operating performance of properties owned and operated throughout both periods (herein referred to as “Same Park”). The Same Park portfolio includes all operating properties owned or acquired prior to January 1, 2011. Operating properties that the Company acquired subsequent to January 1, 2011 are referred to as “Non-Same Park.” For the years ended December 31, 2013 and 2012, the Same Park facilities constitute 21.4 million rentable square feet, representing 72.0% of the 29.7 million square feet in the Company’s portfolio as of December 31, 2013.

28

The following table presents the operating results of the Company’s properties for the years ended December 31, 2013 and 2012 in addition to other income and expenses items affecting income from continuing operations (in thousands, except per square foot data):

	For The Years Ended December 31,
	2013			2012			Change
Rental income:
Same Park (21.4 million rentable square feet)	$	299,524		$	296,062			1.2	%
Non-Same Park (8.3 million rentable square feet)		57,470			48,703			18.0	%
Total rental income		356,994			344,765			3.5	%
Cost of operations:
Same Park		97,813			97,184			0.6	%
Non-Same Park		18,259			15,683			16.4	%
Total cost of operations		116,072			112,867			2.8	%
Net operating income:
Same Park		201,711			198,878			1.4	%
Non-Same Park		39,211			33,020			18.7	%
Total net operating income		240,922			231,898			3.9	%
Other income and (expenses):
Lease buyout payments (1)		2,252			1,783			26.3	%
LTEIP amortization (2):
Cost of operations		1,241			(1,241	)		(200.0	%)
General and administrative		2,652			(2,652	)		(200.0	%)
Facility management fees		639			649			(1.5	%)
Other income and expenses		(14,681	)		(20,377	)		(28.0	%)
Depreciation and amortization		(108,917	)		(109,398	)		(0.4	%)
General and administrative		(7,110	)		(5,917	)		20.2	%
Acquisition transaction costs		(854	)		(350	)		144.0	%
Income from continuing operations	$	116,144		$	94,395			23.0	%
Same Park gross margin (3)		67.3	%		67.2	%		0.1	%
Same Park weighted average occupancy		92.0	%		91.7	%		0.3	%
Non-Same Park weighted average occupancy		83.6	%		81.0	%		3.2	%
Same Park realized rent per square foot (4)	$	15.20		$	15.07			0.9	%

(1) Represents a lease buyout payment recorded in the fourth quarter of 2013 associated with a 75,000 square foot lease in Oregon which terminated as of December 31, 2013 and a lease buyout payment recorded in the fourth quarter of 2012 associated with a 39,000 square foot lease in Virginia which terminated as of December 25, 2012.

(2) Represents the reversal of the LTEIP amortization in 2013 and the amortization originally recorded in 2012.

(3) Computed by dividing Same Park NOI by Same Park rental income.

(4) Represents the annualized Same Park rental income earned per occupied square foot.

Supplemental Property Data and Trends: NOI from continuing operations is summarized for the years ended December 31, 2013 and 2012 by region below. See “Item 2. Properties” above for more information on NOI, including why the Company presents NOI and how the Company uses NOI. The Company’s calculation of NOI may not be comparable to those of other companies and should not be used as an alternative to measures of performance calculated in accordance with GAAP.

29

The following table summarizes the Same Park and Non-Same Park operating results by region for the years ended December 31, 2013 and 2012. In addition, the table reflects the comparative impact on the overall rental income, cost of operations and NOI from properties that have been acquired since January 1, 2011, and the impact of such is included in Non-Same Park facilities in the table below. As part of the table below, we have reconciled total NOI to income from continuing operations (in thousands):

Region	Rental Income December 31, 2013		Rental Income December 31, 2012		Increase (Decrease)			Cost of Operations December 31, 2013		Cost of Operations December 31, 2012		Increase (Decrease)			NOI December 31, 2013			NOI December 31, 2012			Increase (Decrease)
Same Park
Northern California	$	20,306	$	19,498		4.1	%	$	6,825	$	6,301		8.3	%	$	13,481		$	13,197			2.2	%
Southern California		53,898		52,344		3.0	%		18,127		17,586		3.1	%		35,771			34,758			2.9	%
Northern Texas		16,631		16,784		(0.9	%)		5,374		5,504		(2.4	%)		11,257			11,280			(0.2	%)
Southern Texas		17,329		16,325		6.2	%		5,929		5,711		3.8	%		11,400			10,614			7.4	%
Virginia		78,389		78,771		(0.5	%)		23,923		24,584		(2.7	%)		54,466			54,187			0.5	%
Florida		31,916		31,446		1.5	%		9,831		9,819		0.1	%		22,085			21,627			2.1	%
Maryland		48,253		48,965		(1.5	%)		15,815		15,627		1.2	%		32,438			33,338			(2.7	%)
Washington		8,302		8,149		1.9	%		2,569		2,547		0.9	%		5,733			5,602			2.3	%
Oregon		18,771		18,058		3.9	%		6,914		6,984		(1.0	%)		11,857			11,074			7.1	%
Arizona		5,729		5,722		0.1	%		2,506		2,521		(0.6	%)		3,223			3,201			0.7	%
Total Same Park		299,524		296,062		1.2	%		97,813		97,184		0.6	%		201,711			198,878			1.4	%
Non-Same Park
Northern California		44,518		42,538		4.7	%		13,230		13,235		(0.0	%)		31,288			29,303			6.8	%
Northern Texas		3,255		1,003		224.5	%		1,384		279		396.1	%		1,871			724			158.4	%
Southern Texas		1,959		63		3009.5	%		634		15		4126.7	%		1,325			48			2660.4	%
Virginia		3,926		3,666		7.1	%		1,215		1,275		(4.7	%)		2,711			2,391			13.4	%
Florida		380		95		300.0	%		190		211		(10.0	%)		190			(116	)		263.8	%
Washington		3,432		1,338		156.5	%		1,606		668		140.4	%		1,826			670			172.5	%
Total Non-Same Park		57,470		48,703		18.0	%		18,259		15,683		16.4	%		39,211			33,020			18.7	%
Total	$	356,994	$	344,765		3.5	%	$	116,072	$	112,867		2.8	%	$	240,922		$	231,898			3.9	%
Reconciliation of NOI to income from continuing operations
Total NOI															$	240,922		$	231,898			3.9	%
Other income and (expenses):
Lease buyout payments																2,252			1,783			26.3	%
LTEIP amortization:
Cost of operations																1,241			(1,241	)		(200.0	%)
General and administrative																2,652			(2,652	)		(200.0	%)
Facility management fees																639			649			(1.5	%)
Other income and expenses																(14,681	)		(20,377	)		(28.0	%)
Depreciation and amortization																(108,917	)		(109,398	)		(0.4	%)
General and administrative																(7,110	)		(5,917	)		20.2	%
Acquisition transaction costs																(854	)		(350	)		144.0	%
Income from continuing operations															$	116,144		$	94,395			23.0	%

30

The following table summarizes Same Park weighted average occupancy rates and realized rent per square foot by region for the years ended December 31, 2013 and 2012. Realized rent per square foot for Oregon and Total Same Park excludes $2.3 million of lease buyout payment for the year ended December 31, 2013. Realized rent per square foot for Virginia and Total Same Park excludes $1.8 million of lease buyout payment for the year ended December 31, 2012.

	Weighted Average Occupancy Rates			Realized Rent Per Square Foot
Region	2013	2012	Change	2013	2012	Change
Northern California	91.9%	91.4%	0.5%	$12.15	$11.73	3.6%
Southern California	92.3%	90.9%	1.5%	$14.65	$14.45	1.4%
Northern Texas	89.7%	93.4%	(4.0%)	$10.97	$10.63	3.2%
Southern Texas	93.9%	92.6%	1.4%	$12.38	$11.82	4.7%
Virginia	91.1%	91.0%	0.1%	$22.05	$22.18	(0.6%)
Florida	95.9%	96.4%	(0.5%)	$9.06	$8.88	2.0%
Maryland	87.1%	87.3%	(0.2%)	$23.55	$23.85	(1.3%)
Washington	94.3%	91.4%	3.2%	$16.90	$17.11	(1.2%)
Oregon	90.5%	89.2%	1.5%	$15.78	$15.41	2.4%
Arizona	93.1%	90.7%	2.6%	$9.06	$9.29	(2.5%)
Total Same Park	92.0%	91.7%	0.3%	$15.20	$15.07	0.9%

Rental Income: Excluding the lease buyout payments noted above, rental income increased $12.2 million from $344.8 million for the year ended December 31, 2012 to $357.0 million for the year ended December 31, 2013 as a result of a $8.8 million increase in rental income from Non-Same Park facilities combined with an increase in rental income from the Same Park portfolio of $3.5 million. The Same Park increase was due to an increase in occupancy and rental rates while the increase in Non-Same Park was due to a combination of an increase in occupancy and the acquisition of additional parks. Including the lease buyout payments, rental income increased $12.7 million from $346.5 million for the year ended December 31, 2012 to $359.2 million for the year ended December 31, 2013 as a result of an $8.8 million increase in rental income from Non-Same Park facilities combined with a $3.9 million increase in rental income from the Same Park portfolio.

Facility Management Fees: Facility management fees, derived from PS, account for a small portion of the Company’s revenues. During the year ended December 31, 2013, $639,000 of revenue was recognized from facility management fees compared to $649,000 for the year ended December 31, 2012.

Cost of Operations: Excluding the adjustment for the LTEIP amortization noted above, cost of operations for the year ended December 31, 2013 was $116.1 million compared to $112.9 million for the year ended December 31, 2012, an increase of $3.2 million, or 2.8%, as a result of an increase in cost of operations from Non-Same Park facilities of $2.6 million combined with a $629,000, or 0.6%, increase from the Same Park portfolio. The increase in Same Park cost of operations was driven by increases in compensation and utility costs partially offset by decreases in repairs and maintenance costs and property taxes. Including the LTEIP amortization, cost of operations increased $723,000 from $114.1 million for the year ended December 31, 2012 to $114.8 million for the year ended December 31, 2013 as a result of a $2.2 million increase in cost of operations from Non-Same Park facilities partially offset by a $1.5 million decrease in cost of operations from the Same Park portfolio.

Depreciation and Amortization Expense: Depreciation and amortization expense was $108.9 million for the year ended December 31, 2013 compared to $109.4 million for the year ended December 31, 2012. The decrease was primarily due to an increase in fully depreciated assets partially offset by depreciation relating to property acquisitions.

General and Administrative Expenses: Excluding the adjustment for the LTEIP amortization and acquisition transaction costs, for the year ended December 31, 2013, general and administrative expenses

31

increased $1.2 million, or 20.2%, over 2012 as a result of a increases in executive compensation partially offset by costs related to preferred equity redemptions reported during 2012. Including the LTEIP amortization and acquisition transaction costs, for the year ended December 31, 2013, general and administrative expenses decreased $3.6 million, or 40.4%, over 2012.

Interest and Other Income: Interest and other income was $1.5 million for the year ended December 31, 2013 compared to $241,000 for the year ended December 31, 2012. During 2013, the Company sold to PS its ownership interest in STOR-Re Mutual Insurance Company, Inc. (“STOR-Re”) for $1.1 million, representing a 4.0% ownership interest, and accordingly, the Company recorded a gain on sale of the ownership interest of such amount as interest and other income. As of December 31, 2013, the Company had no ownership interest in STOR-Re.

Interest and Other Expenses: Interest and other expenses was $16.2 million for the year ended December 31, 2013 compared to $20.6 million for the year ended December 31, 2012. For the year ended December 31, 2013, interest and other expenses included amortization of commitment fees of $383,000 as a result of the repayment in full of the Term Loan. The decrease in interest and other expenses were primarily attributable to the repayments on the Term Loan and mortgage notes payable of $18.1 million during 2013 combined with no borrowings on the Credit Facility partially offset by the amortization of commitment fees.

Gain on Sale of Real Estate Facility: Included in total discontinued operations is the gain on the sale of Quail Valley Business Park, a 66,000 square foot flex park in Houston, Texas, for a gross sales price of $2.3 million, resulting in a net gain of $935,000 during October, 2012.

Net Income Allocable to Noncontrolling Interests: Net income allocable to noncontrolling interests reflects the net income allocable to equity interests in the Operating Partnership that are not owned by the Company. Net income allocable to noncontrolling interests was $13.0 million of allocated income to common unit holders for the year December 31, 2013 compared to $6.3 million allocated income ($323,000 million allocated to preferred unit holders and $6.0 million allocated to common unit holders) for the year ended December 31, 2012. The increase was due to the net impact of preferred equity transactions in 2013 and 2012 and the reversal of the LTEIP amortization combined with an increase in net operating income in 2013 and a decrease in interest expense.

Comparison of 2012 to 2011

Results of Operations: Net income for the year ended December 31, 2012 was $95.4 million compared to $102.6 million for the year ended December 31, 2011. Net income allocable to common shareholders for the year ended December 31, 2012 was $19.8 million compared to $52.2 million for the year ended December 31, 2011. Net income per common share on a diluted basis was $0.81 for the year ended December 31, 2012 compared to $2.12 for the year ended December 31, 2011 (based on weighted average diluted common shares outstanding of 24,323,000 and 24,599,000, respectively). The decrease in net income allocable to common shareholders was primarily due to the net impact of non-cash distributions and gains relating to preferred equity transactions and increases in depreciation and amortization, interest expense and preferred equity distributions, partially offset by an increase in net operating income.

For the year ended December 31, 2012 and 2011, the Same Park facilities constitute 21.4 million rentable square feet, representing 76.0% of the 28.2 million square feet in the Company’s portfolio as of December 31, 2012.

32

The following table presents the operating results of the Company’s properties for the years ended December 31, 2012 and 2011 in addition to other income and expenses items affecting income from continuing operations (in thousands, except per square foot data):

	For The Years Ended December 31,
	2012			2011			Change
Rental income:
Same Park (21.4 million rentable square feet)	$	296,062		$	291,771			1.5	%
Non-Same Park (6.8 million rentable square feet)		48,703			2,800			1639.4	%
Total rental income		344,765			294,571			17.0	%
Cost of operations:
Same Park		97,184			98,674			(1.5	%)
Non-Same Park		15,683			1,243			1161.7	%
Total cost of operations		112,867			99,917			13.0	%
Net operating income:
Same Park		198,878			193,097			3.0	%
Non-Same Park		33,020			1,557			2020.7	%
Total net operating income		231,898			194,654			19.1	%
Other income and (expenses):
Lease buyout payments (1)		1,783			2,886			(38.2	%)
LTEIP amortization (2):
Cost of operations		(1,241	)		—			100.0	%
General and administrative		(2,652	)		—			100.0	%
Facility management fees		649			684			(5.1	%)
Other income and expenses		(20,377	)		(5,234	)		289.3	%
Depreciation and amortization		(109,398	)		(84,391	)		29.6	%
General and administrative		(5,917	)		(5,969	)		(0.9	%)
Acquisition transaction costs		(350	)		(3,067	)		(88.6	%)
Income from continuing operations	$	94,395		$	99,563			(5.2	%)
Same Park gross margin (3)		67.2	%		66.2	%		1.5	%
Same Park weighted average occupancy		91.7	%		90.0	%		1.9	%
Non-Same Park weighted average occupancy		81.0	%		70.4	%		15.1	%
Same Park realized rent per square foot (4)	$	15.07		$	15.13			(0.4	%)

(1) Represents a lease buyout payment of $1.8 million recorded in the fourth quarter of 2012 associated with a 39,000 square foot lease in Virginia which terminated as of December 25, 2012 and a lease buyout payment of $2.9 million recorded in the third quarter of 2011 associated with a 53,000 square foot lease in Maryland which terminated as of August 31, 2011.

(2) Represents the LTEIP amortization originally recorded in 2012.

(3) Computed by dividing Same Park NOI by Same Park rental income.

(4) Represents the annualized Same Park rental income earned per occupied square foot.

Supplemental Property Data and Trends: NOI from continuing operations is summarized for the years ended December 31, 2012 and 2011 by region below. The Company’s calculation of NOI may not be comparable to those of other companies and should not be used as an alternative to measures of performance calculated in accordance with GAAP.

33

The following table summarizes the Same Park and Non-Same Park operating results by region for the years ended December 31, 2012 and 2011. In addition, the table reflects the comparative impact on the overall rental income, cost of operations and NOI from properties that have been acquired since January 1, 2011, and the impact of such is included in Non-Same Park facilities in the table below. As part of the table below, we have reconciled total NOI to income from continuing operations (in thousands):

Region	Rental Income December 31, 2012		Rental Income December 31, 2011		Increase (Decrease)			Cost of Operations December 31, 2012		Cost of Operations December 31, 2011		Increase (Decrease)			NOI December 31, 2012			NOI December 31, 2011			Increase (Decrease)
Same Park
Northern California	$	19,498	$	19,524		(0.1	%)	$	6,301	$	6,871		(8.3	%)	$	13,197		$	12,653			4.3	%
Southern California		52,344		54,329		(3.7	%)		17,586		17,430		0.9	%		34,758			36,899			(5.8	%)
Northern Texas		16,784		16,482		1.8	%		5,504		5,598		(1.7	%)		11,280			10,884			3.6	%
Southern Texas		16,325		15,693		4.0	%		5,711		5,352		6.7	%		10,614			10,341			2.6	%
Virginia		78,771		73,359		7.4	%		24,584		24,485		0.4	%		54,187			48,874			10.9	%
Florida		31,446		31,012		1.4	%		9,819		10,099		(2.8	%)		21,627			20,913			3.4	%
Maryland		48,965		49,995		(2.1	%)		15,627		16,443		(5.0	%)		33,338			33,552			(0.6	%)
Washington		8,149		8,483		(3.9	%)		2,547		2,621		(2.8	%)		5,602			5,862			(4.4	%)
Oregon		18,058		17,239		4.8	%		6,984		7,041		(0.8	%)		11,074			10,198			8.6	%
Arizona		5,722		5,655		1.2	%		2,521		2,734		(7.8	%)		3,201			2,921			9.6	%
Total Same Park		296,062		291,771		1.5	%		97,184		98,674		(1.5	%)		198,878			193,097			3.0	%
Non-Same Park
Northern California		42,538		1,235		3344.4	%		13,235		397		3233.8	%		29,303			838			3396.8	%
Northern Texas		1,003		—		100.0	%		279		76		267.1	%		724			(76	)		1052.6	%
Southern Texas		63		—		100.0	%		15		—		100.0	%		48			—			100.0	%
Virginia		3,666		1,500		144.4	%		1,275		696		83.2	%		2,391			804			197.4	%
Florida		95		65		46.2	%		211		74		185.1	%		(116	)		(9	)		(1188.9	%)
Washington		1,338		—		100.0	%		668		—		100.0	%		670			—			100.0	%
Total Non-Same Park		48,703		2,800		1639.4	%		15,683		1,243		1161.7	%		33,020			1,557			2020.7	%
Total	$	344,765	$	294,571		17.0	%	$	112,867	$	99,917		13.0	%	$	231,898		$	194,654			19.1	%

Reconciliation of NOI to income from continuing operations
Total NOI	$	231,898		$	194,654		19.1	%
Other income and (expenses):
Lease buyout payments		1,783			2,886		(38.2	%)
LTEIP amortization:
Cost of operations		(1,241	)		—		100.0	%
General and administrative		(2,652	)		—		100.0	%
Facility management fees		649			684		(5.1	%)
Other income and expenses		(20,377	)		(5,234	)	289.3	%
Depreciation and amortization		(109,398	)		(84,391	)	29.6	%
General and administrative		(5,917	)		(5,969	)	(0.9	%)
Acquisition transaction costs		(350	)		(3,067	)	(88.6	%)
Income from continuing operations	$	94,395		$	99,563		(5.2	%)

The following table summarizes Same Park weighted average occupancy rates and realized rent per square foot by region for the years ended December 31, 2012 and 2011. Realized rent per square foot for Virginia and Total Same Park excludes $1.8 million of lease buyout payment for the year ended December 31, 2012. Realized rent per square foot for Maryland and Total Same Park excludes $2.9 million of lease buyout payment for the year ended December 31, 2011.

	Weighted Average Occupancy Rates									Realized Rent Per Square Foot
Region	2012			2011			Change			2012		2011		Change
Northern California		91.4	%		90.0	%		1.6	%	$	11.73	$	11.93		(1.7	%)
Southern California		90.9	%		89.6	%		1.5	%	$	14.45	$	15.21		(5.0	%)
Northern Texas		93.4	%		91.8	%		1.7	%	$	10.63	$	10.62		0.1	%
Southern Texas		92.6	%		90.4	%		2.4	%	$	11.82	$	11.64		1.5	%
Virginia		91.0	%		87.2	%		4.4	%	$	22.18	$	21.56		2.9	%
Florida		96.4	%		96.7	%		(0.3	%)	$	8.88	$	8.73		1.7	%
Maryland		87.3	%		87.0	%		0.3	%	$	23.85	$	24.43		(2.4	%)
Washington		91.4	%		93.6	%		(2.4	%)	$	17.11	$	17.40		(1.7	%)
Oregon		89.2	%		82.8	%		7.7	%	$	15.41	$	15.84		(2.7	%)
Arizona		90.7	%		89.5	%		1.3	%	$	9.29	$	9.31		(0.2	%)
Total Same Park		91.7	%		90.0	%		1.9	%	$	15.07	$	15.13		(0.4	%)

34

Rental Income: Excluding the lease buyout payments noted above, rental income increased $50.2 million from $294.6 million for the year ended December 31, 2011 to $344.8 million for the year ended December 31, 2012 as a result of a $45.9 million increase in rental income from Non-Same Park facilities combined with an increase in rental income from the Same Park portfolio of $4.3 million, or 1.5%. The Same Park increase was due to an increase in occupancy, partially offset by a decrease in rental rates while the increase in Non-Same Park was due to a combination of an increase in occupancy and the acquisition of additional parks. Including the lease buyout payments, rental income increased $49.1 million from $297.5 million for the year ended December 31, 2011 to $346.5 million for the year ended December 31, 2012 as a result of a $45.9 million increase in rental income from Non-Same Park facilities combined with a $3.2 million increase in rental income from the Same Park portfolio.

Facility Management Fees: Facility management fees, derived from PS, account for a small portion of the Company’s revenues. During the year ended December 31, 2012, $649,000 of revenue was recognized from facility management fees compared to $684,000 for the year ended December 31, 2011.

Cost of Operations: Excluding the LTEIP amortization noted above, cost of operations for the year ended December 31, 2012 was $112.9 million compared to $99.9 million for the year ended December 31, 2011, an increase of $13.0 million, or 13.0% as a result of an increase in cost of operations from Non-Same Park facilities of $14.4 million partially offset by a $1.5 million, or 1.5% decrease from the Same Park portfolio. The decrease in Same Park cost of operations was driven by decreases in repairs and maintenance and utility costs, partially offset by an increase in property taxes. Including the LTEIP amortization, cost of operations increased $14.2 million from $99.9 million for the year ended December 31, 2011 to $114.1 million for the year ended December 31, 2012 as a result of a $14.6 million increase in cost of operations from Non-Same Park facilities partially offset by a $420,000 decrease in cost of operations from the Same Park portfolio.

Depreciation and Amortization Expense: Depreciation and amortization expense was $109.4 million for the year ended December 31, 2012 compared to $84.4 million for the year ended December 31, 2011. The increase was primarily due to depreciation relating to 2011 property acquisitions.

General and Administrative Expenses: Excluding the LTEIP amortization and acquisition transaction costs, for the year ended December 31, 2012, general and administrative expenses decreased $52,000, or 0.9%, over 2011. Including the LTEIP amortization and acquisition transaction costs, general and administrative expenses decreased $117,000, or 1.3%, compared to 2011.

Interest and Other Expenses: Interest and other expenses was $20.6 million for the year ended December 31, 2012 compared to $5.5 million for the year ended December 31, 2011. The increase was primarily attributable to interest expense on the Term Loan and mortgage note assumption related to a portfolio acquisition in 2011 combined with borrowings on the Credit Facility.

Gain on Sale of Real Estate Facility: Included in total discontinued operations is the gain on the sale of Quail Valley Business Park, a 66,000 square foot flex park in Houston, Texas, for a gross sales price of $2.3 million, resulting in a net gain of $935,000 during October, 2012.

In August, 2011, the Company completed the sale of Westchase Corporate Park, a 177,000 square foot flex park consisting of 13 buildings in Houston, Texas, for a gross sales price of $9.8 million, resulting in a net gain of $2.7 million.

Net Income Allocable to Noncontrolling Interests: Net income allocable to noncontrolling interests reflects the net income allocable to equity interests in the Operating Partnership that are not owned by the Company. Net income allocable to noncontrolling interests was $6.3 million of allocated income ($323,000 allocated to preferred unit holders and $6.0 million of income allocated to common unit holders) for the year ended December 31, 2012 compared to $8.6 million ($7.0 million of loss allocated to preferred unit holders and $15.5 million allocated to common unit holders) for the year ended December 31, 2011. Included in net income allocable to noncontrolling interests for the year ended December 31, 2011 was a $7.4 million loss allocated to preferred unit holders resulting from the repurchase by the Company of preferred units at an amount less than the carrying value, partially offset by $1.7 million of income allocated to common unit holders due to the net gain on the repurchases of preferred units. The decrease in net income allocable to noncontrolling interests for the year was primarily due to the net impact of non-cash distributions and gain relating to preferred equity transactions

35

and increases in depreciation and amortization, interest expense and preferred equity distributions, partially offset by an increase in net operating income.

Liquidity and Capital Resources

Cash and cash equivalents increased $18.6 million from $12.9 million at December 31, 2012 to $31.5 million at December 31, 2013 for the reasons noted below.

Net cash provided by operating activities for the years ended December 31, 2013 and 2012 was $222.3 million and $209.1 million, respectively. The increase of $13.2 million in net cash provided by operating activities for the year ended December 31, 2013 compared to the same period in 2012 was primarily due to an increase in net operating income of $9.0 million combined with a decrease in interest and other expenses of $4.5 million. Management believes that the Company’s internally generated net cash provided by operating activities will be sufficient to enable it to meet its operating expenses, capital improvements, debt service requirements and distributions to shareholders for the foreseeable future.

Net cash used in investing activities was $172.9 million and $105.7 million for the years ended December 31, 2013 and 2012, respectively. The change was primarily due to an increase in cash paid of $62.9 million for acquisitions combined with an increase in capital improvements of $1.4 million. The Company paid $113.9 million for acquisitions in Texas and California in 2013 compared to $51.0 million for the acquisitions in Washington and Texas in 2012.

Net cash used in financing activities was $30.8 million and $95.5 million for the years ended December 31, 2013 and 2012, respectively. The change was primarily due to an increase in net proceeds received from equity transactions combined with a reduction in cash repaid on debt. The Company received net proceeds of $298.6 million from the issuance of common and preferred equity offerings for the year ended December 31, 2013 compared to net proceeds of $255.3 million from the net preferred equity transactions in 2012. The Company repaid net debt of $218.1 million for the year ended December 31, 2013 compared to $249.0 million in 2012.

As described in Item 1, “Business — Borrowings,” the Company had an outstanding mortgage note payable of $250.0 million compared to outstanding mortgage notes payable of $268.1 million at December 31, 2012. The Company had no balance outstanding on its $250.0 million Credit Facility at December 31, 2013 and 2012. The outstanding balance of $200.0 million on its Term Loan at an interest rate of 1.41% as of December 31, 2012 was fully repaid in November, 2013. See Notes 5 and 6 to the consolidated financial statements for a summary of the Company’s outstanding borrowings as of December 31, 2013.

The Company’s preferred equity outstanding decreased to 25.8% of its market capitalization during the year ended December 31, 2013 primarily due to the issuance of common stock in 2013. The Company used the net proceeds from the issuance of common stock to repay its outstanding balance on its unsecured Term Loan in 2013. As of December 31, 2013, the Company had one fixed-rate mortgage note totaling $250.0 million, which represented 6.5% of its total market capitalization. The Company calculates market capitalization by adding (1) the liquidation preference of the Company’s outstanding preferred equity, (2) principal value of the Company’s outstanding debt and (3) the total number of common shares and common units outstanding at December 31, 2013 multiplied by the closing price of the stock on that date. The interest rate for the mortgage note is 5.45% per annum. The Company had 20.5% of its properties, in terms of net book value, encumbered at December 31, 2013.

The Company focuses on retaining cash for reinvestment as we believe that this provides the greatest level of financial flexibility. While operating results have been negatively impacted by the slow economic conditions, we believe it is likely that as the economy recovers and operating fundamentals improve, additional increases in distributions to the Company’s common shareholders will be required. Going forward, the Company will continue to monitor its taxable income and the corresponding dividend requirements. Subsequent to December 31, 2013, the Company increased its quarterly dividend from $0.44 per common share to $0.50 per common share, increasing quarterly distributions by approximately $2.0 million per quarter.

Issuance of Preferred Stock: On March 14, 2013, the Company issued $110.0 million or 4.4 million depositary shares, each representing 1/1,000 of a share of the 5.70% Cumulative Preferred Stock, Series V, at $25.00 per depositary share.

36

On September 14, 2012, the Company issued $230.0 million or 9.2 million depositary shares, each representing 1/1,000 of a share of the 5.75% Cumulative Preferred Stock, Series U, at $25.00 per depositary share.

On May 14, 2012, the Company issued $350.0 million or 14.0 million depositary shares, each representing 1/1,000 of a share of the 6.00% Cumulative Preferred Stock, Series T, at $25.00 per depositary share.

On January 18, 2012, the Company issued $230.0 million or 9.2 million depositary shares, each representing 1/1,000 of a share of the 6.45% Cumulative Preferred Stock, Series S, at $25.00 per depositary share.

Issuance of Common Stock: On November 7, 2013, the Company sold 1,495,000 shares of common stock in a public offering and concurrently sold 950,000 shares of common stock at the public offering price to PS. The aggregate net proceeds were $192.3 million.

Note Payable to Affiliate: On February 9, 2011, the Company entered into an agreement with PS to borrow $121.0 million with a maturity date of August 9, 2011 at an interest rate of LIBOR plus 0.85%. The Company repaid, in full, the note payable to PS upon maturity. Interest expense under this note payable was $664,000 for the year ended December 31, 2011.

Redemption of Preferred Equity: On October 9, 2012, the Company completed the redemption of its 6.70% Cumulative Preferred Stock, Series P, at its par value of $132.3 million. The Company reported the excess of the redemption amount over the carrying amount of $3.8 million, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

On June 15, 2012, the Company completed the redemption of its 7.00% Cumulative Preferred Stock, Series H, at its par value of $158.5 million and its 6.875% Cumulative Preferred Stock, Series I, at its par value of $68.6 million. The Company reported the excess of the redemption amount over the carrying amount of $8.1 million, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

On June 8, 2012, the Company redeemed 223,300 units of its 7.125% Series N Cumulative Redeemable Preferred Units for $5.6 million. The Company reported the excess of the redemption amount over the carrying amount of $149,000, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

During February, 2012, the Company completed the redemption of its 7.20% Cumulative Preferred Stock, Series M, at its par value of $79.6 million and its 7.375% Cumulative Preferred Stock, Series O, at its par value of $84.6 million. The Company reported the excess of the redemption amount over the carrying amount of $5.3 million, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

Repurchase of Preferred Equity: In February, 2011, the Company paid an aggregate of $39.1 million to repurchase 1,710,000 units of its 7.50% Series J Cumulative Redeemable Preferred Units and 203,400 units of its 6.55% Series Q Cumulative Redeemable Preferred Units for a weighted average purchase price of $20.43 per unit. The aggregate par value of the repurchased preferred units was $47.8 million, which generated a gain of $7.4 million, net of original issuance costs of $1.4 million, which was added to net income allocable to common shareholders and unit holders for the year ended December 31, 2011.

Repurchase of Common Stock: The Company’s Board of Directors previously authorized the repurchase, from time to time, of up to 6.5 million shares of the Company’s common stock on the open market or in privately negotiated transactions. During the year ended December 31, 2011, the Company repurchased 591,500 shares of common stock at an aggregate cost of $30.3 million or an average cost per share of $51.14. Since inception of the program, the Company has repurchased an aggregate of 4.9 million shares of common stock at an aggregate cost of $183.9 million or an average cost per share of $37.64. Under existing board authorizations, the Company can repurchase an additional 1.6 million shares. No shares of common stock were repurchased under this program during the years ended December 31, 2013 or 2012.

Mortgage Note Repayment: In January, 2013, the Company repaid two mortgage notes payable totaling $18.1 million with a combined weighted average stated interest rate of 5.60%.

37

In November, 2012, the Company repaid $13.2 million on a mortgage note with a stated interest rate of 5.73%.

In 2011, the Company repaid two mortgage notes payable of $18.2 million with a weighted average stated interest rate of 7.26%.

Capital Expenditures: The Company defines recurring capital expenditures as those necessary to maintain and operate its commercial real estate at its current economic value. During the years ended December 31, 2013, 2012 and 2011, the Company expended $49.2 million, $49.9 million and $43.6 million, respectively, in recurring capital expenditures, or $1.72, $1.80 and $1.98 per weighted average square foot owned, respectively. Tenant improvement amounts exclude those amounts reimbursed by the tenant. Nonrecurring capital improvements include property renovations and expenditures related to repositioning acquisitions. The following table depicts capital expenditures (in thousands):

	For the Years Ended December 31,
	2013		2012		2011
Recurring capital expenditures
Capital improvements	$	10,083	$	8,394	$	8,173
Tenant improvements		29,224		34,236		27,292
Lease commissions		9,850		7,244		8,089
Total recurring capital expenditures		49,157		49,874		43,554
Nonrecurring capital improvements		9,018		6,898		4,813
Total capital expenditures	$	58,175	$	56,772	$	48,367

Capital expenditures on a per square foot owned basis are as follows:

	For the Years Ended December 31,
	2013		2012		2011
Recurring capital expenditures
Capital improvements	$	0.35	$	0.30	$	0.37
Tenant improvements		1.02		1.24		1.24
Lease commissions		0.35		0.26		0.37
Total recurring capital expenditures		1.72		1.80		1.98
Nonrecurring capital improvements		0.32		0.25		0.22
Total capital expenditures	$	2.04	$	2.05	$	2.20

For the year ended December 31, 2013, recurring capital expenditures decreased $717,000, or 1.4%, over the same period in 2012 primarily due to cash paid for several significant tenant improvement projects within the Same Park portfolio in 2012. The increase in nonrecurring capital expenditures of $2.1 million, or 30.7%, was due to the stabilization of acquisitions.

Distributions: The Company has elected and intends to qualify as a REIT for federal income tax purposes. In order to maintain its status as a REIT, the Company must meet, among other tests, sources of income, share ownership and certain asset tests. As a REIT, the Company is not taxed on that portion of its taxable income that is distributed to its shareholders provided that at least 90% of its taxable income is distributed to its shareholders prior to the filing of its tax return.

The Company’s funding strategy has been to primarily use permanent capital, including common and preferred stock, along with internally generated retained cash flows to meet its liquidity needs. In addition, the Company may sell properties that no longer meet its investment criteria. From time to time, the Company may use its Credit Facility or other forms of debt to facilitate real estate acquisitions or other capital allocations. The Company targets a minimum ratio of FFO to combined fixed charges and preferred distributions of 3.0 to 1.0. Fixed charges include interest expense and capitalized interest while preferred distributions include amounts paid to preferred shareholders and preferred Operating Partnership unit holders. For the year ended December 31,

38

2013, the FFO to fixed charges and preferred distributions coverage ratio was 3.2 to 1.0, excluding the charge for the issuance costs related to the redemption of preferred equity.

Non-GAAP Supplemental Disclosure Measure: Funds from Operations: Management believes that FFO is a useful supplemental measure of the Company’s operating performance. The Company computes FFO in accordance with the White Paper on FFO approved by the Board of Governors of NAREIT. The White Paper defines FFO as net income, computed in accordance with GAAP, before depreciation, amortization, gains or losses on asset dispositions, net income allocable to noncontrolling interests — common units, net income allocable to restricted stock unit holders, impairment charges and nonrecurring items. Management believes that FFO provides a useful measure of the Company’s operating performance and when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities, general and administrative expenses and interest costs, providing a perspective not immediately apparent from net income.

FFO should be analyzed in conjunction with net income. However, FFO should not be viewed as a substitute for net income as a measure of operating performance or liquidity as it does not reflect depreciation and amortization costs or the level of capital expenditure and leasing costs necessary to maintain the operating performance of the Company’s properties, which are significant economic costs and could materially affect the Company’s results of operations.

Management believes FFO provides useful information to the investment community about the Company’s operating performance when compared to the performance of other real estate companies as FFO is generally recognized as the industry standard for reporting operations of REITs. Other REITs may use different methods for calculating FFO and, accordingly, our FFO may not be comparable to other real estate companies.

FFO for the Company is computed as follows (in thousands, except per share data):

	For The Years Ended December 31,
	2013			2012			2011			2010			2009
Net income allocable to common shareholders	$	43,851		$	19,805		$	52,162		$	38,959		$	59,413
Gain on sale of land and real estate facilities		—			(935	)		(2,717	)		(5,153	)		(1,488	)
Depreciation and amortization (1)		108,917			109,494			84,682			78,868			85,094
Net income allocable to noncontrolling interests — common units		12,952			5,970			15,543			11,594			19,730
Net income allocable to restricted stock unit holders		125			138			127			152			325
FFO allocable to common and dilutive shares		165,845			134,472			149,797			124,420			163,074
FFO allocated to noncontrolling interests — common units		(37,755	)		(31,041	)		(34,319	)		(28,450	)		(40,472	)
FFO allocated to restricted stock unit holders		(264	)		(455	)		(301	)		(374	)		(726	)
FFO allocated to common shares	$	127,826		$	102,976		$	115,177		$	95,596		$	121,876
Weighted average common shares outstanding		24,732			24,234			24,516			24,546			21,998
Weighted average common Operating Partnership units		7,305			7,305			7,305			7,305			7,305
Weighted average restricted stock units outstanding		51			107			64			96			131
Weighted average common share equivalents outstanding		101			89			83			141			130
Total common and dilutive shares		32,189			31,735			31,968			32,088			29,564

39

	For The Years Ended December 31,
	2013			2012			2011			2010		2009
FFO allocable to common and dilutive shares, as reported	$	165,845		$	134,472		$	149,797		$	124,420	$	163,074
LTEIP amortization		(3,893	)		3,893			—			—		—
Lease buyout payments		(2,252	)		(1,783	)		(2,886	)		—		—
Gain on sale of ownership interest in STOR-Re		(1,144	)		—			—			—		—
Gain on the repurchase of preferred equity		—			—			(7,389	)		—		(35,639	)
Acquisition transaction costs		854			350			3,067			3,262		—
Non-cash distributions related to the redemption of preferred equity		—			17,316			—			4,066		—
FFO allocable to common and dilutive shares, as adjusted	$	159,410		$	154,248		$	142,589		$	131,748	$	127,435
FFO per common and dilutive share, as reported	$	5.15		$	4.24		$	4.69		$	3.88	$	5.52
LTEIP amortization		(0.12	)		0.12			—			—		—
Lease buyout payments		(0.07	)		(0.06	)		(0.09	)		—		—
Gain on sale of ownership interest in STOR-Re		(0.04	)		—			—			—		—
Gain on the repurchase of preferred equity		—			—			(0.23	)		—		(1.21	)
Acquisition transaction costs		0.03			0.01			0.09			0.10		—
Non-cash distributions related to the redemption of preferred equity		—			0.55			—			0.13		—
FFO per common and dilutive share, as adjusted	$	4.95		$	4.86		$	4.46		$	4.11	$	4.31

(1) Includes depreciation from discontinued operations.

In order to provide a meaningful period-to-period comparison of FFO derived from the Company’s ongoing business operations, the table above reconciles reported FFO to adjusted FFO, which excludes the LTEIP amortization adjustments, certain lease buyout payments, gain on sale of ownership interest in STOR-Re, gain on the repurchase of preferred equity, acquisition transaction costs and the impact of non-cash distributions related to the redemption of preferred equity on the Company’s FFO per common and dilutive share for the years ended December 31, 2009 through December 31, 2013.

Adjusted FFO allocable to common and dilutive shares increased $5.2 million for the year ended December 31, 2013 compared to 2012. The increase was due to the increase in net operating income partially offset by an increase in preferred equity distributions as the Company replaced short-term debt with perpetual preferred equity.

Related Party Transactions: Concurrent with the Company’s public offering of common stock closed on November 7, 2013, the company sold 950,000 shares of common stock at the public offering price to PS for net proceeds of $75.3 million.

During 2013, the Company sold to PS its ownership interest in STOR-Re for $1.1 million, representing a 4.0% ownership interest, and accordingly, the Company recorded a gain on sale of the ownership interest of such amount as interest and other income. As of December 31, 2013, the Company had no ownership interest in STOR-Re.

On October 1, 2013, PS borrowed $100.0 million from the Company pursuant to the terms of a term loan agreement. The loan, which could be repaid without penalty at any point prior to its maturity date of November 29, 2013, was repaid in full on October 18, 2013. Interest on the loan was at a rate of 1.388% per annum. The loan was funded, in part, with borrowings on the Credit Facility. Interest income, under this note receivable, of $66,000 was recorded for the year ended December 31, 2013.

40

Assuming issuance of the Company’s common stock upon redemption of its partnership units, PS would own 42.3% of the outstanding shares of the Company’s common stock. At December 31, 2013, PS owned 26.7% of the outstanding shares of the Company’s common stock and 22.3% of the outstanding common units of the Operating Partnership (100.0% of the common units not owned by the Company). Ronald L. Havner, Jr., the Company’s chairman, is also the Chairman of the Board, Chief Executive Officer and President of PS. Gary E. Pruitt, an independent director of the Company is also a trustee of PS.

Pursuant to a cost sharing and administrative services agreement, the Company shares costs with PS for certain administrative services and rental of corporate office space. The administrative services include investor relations, legal, corporate tax and information systems. These costs totaled $432,000 in 2013, which were allocated to PS in accordance with a methodology intended to fairly allocate those costs. In addition, the Company provides property management services for properties owned by PS for a management fee of 5% of the gross revenues of such properties in addition to reimbursement of direct costs. These management fee revenues recognized under management contract with PS totaled $639,000 in 2013. PS also provides property management services for the self-storage component of two assets owned by the Company for a fee of 6% of the gross revenues of such properties in addition to reimbursement of certain costs. Management fee expense recognized under the management contract with PS totaled $59,000 for the year ended December 31, 2013.

On February 9, 2011, the Company entered into an agreement with PS to borrow $121.0 million with a maturity date of August 9, 2011 at an interest rate of LIBOR plus 0.85%. The Company repaid, in full, the note payable to PS upon maturity. Interest expense, under this note payable, was $664,000 for the year ended December 31, 2011.

The PS Business Parks name and logo is owned by PS and licensed to the Company under a non-exclusive, royalty-free license agreement. The license can be terminated by either party for any reason with six months written notice.

Off-Balance Sheet Arrangements: The Company does not have any off-balance sheet arrangements.

Contractual Obligations: The table below summarizes projected payments due under our contractual obligations as of December 31, 2013 (in thousands):

	Payments Due by Period
Contractual Obligations	Total		Less than 1 year		1 - 3 years		3 -5 years		More than 5 years
Mortgage note payable (principal and interest)	$	289,751	$	13,629	$	276,122	$	—	$	—
Credit Facility (principal)		—		—		—		—		—
Total	$	289,751	$	13,629	$	276,122	$	—	$	—

The Company is scheduled to pay cash dividends of $60.5 million per year on its preferred equity outstanding as of December 31, 2013. Dividends are paid when and if declared by the Company’s Board of Directors and accumulate if not paid. Shares and units of preferred equity are redeemable by the Company in order to preserve its status as a REIT and are also redeemable five years after issuance.

ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

To limit the Company’s exposure to market risk, the Company principally finances its operations and growth with permanent equity capital consisting of either common or preferred stock. The Company, from time to time, will use debt financing to facilitate acquisitions. In connection with a portfolio acquisition in 2011, the Company assumed a $250.0 million mortgage note and obtained a $250.0 million Term Loan. The outstanding balance on the Term Loan was fully repaid in November, 2013. As a result, the Company’s debt as a percentage of total equity (based on book values) was 13.1% as of December 31, 2013.

Our exposure to market risk for changes in interest rates relates primarily to the Credit Facility, which is subject to variable interest rates. See Notes 2, 5 and 6 to the consolidated financial statements included in this Form 10-K for additional information regarding the terms, valuations and approximate principal maturities of the Company’s indebtedness, including the mortgage note payable, Credit Facility and Term Loan. Based on

41

borrowing rates currently available to the Company, the difference between the carrying amount of debt and its fair value is insignificant.

ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

The financial statements of the Company at December 31, 2013 and 2012 and for the years ended December 31, 2013, 2012 and 2011 and the report of Ernst & Young LLP, Independent Registered Public Accounting Firm, thereon and the related financial statement schedule, are included elsewhere herein. Reference is made to the Index to Consolidated Financial Statements and Schedules in Item 15.

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

None.

ITEM 9A. CONTROLS AND PROCEDURES

Conclusion Regarding the Effectiveness of Disclosure Controls and Procedures

The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial Officer, evaluated the effectiveness of the Company’s disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of December 31, 2013. Management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving their objectives and management necessarily applies its judgment in evaluating the cost-benefit relationship of possible controls and procedures. Based on the evaluation of the Company’s disclosure controls and procedures as of December 31, 2013, the Company’s Chief Executive Officer and Chief Financial Officer concluded that, as of such date, the Company’s disclosure controls and procedures were effective at the reasonable assurance level.

Management’s Report on Internal Control over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Rules 13a-15(f) and 15d-15(f) of the Exchange Act. Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework in Internal Control-Integrated Framework issued by the Committee on Sponsoring Organizations of the Treadway Commission (1992 Framework). Based on that evaluation, our management concluded that our internal control over financial reporting was effective as of December 31, 2013.

The effectiveness of the Company’s internal control over financial reporting as of December 31, 2013 has been audited by Ernst & Young LLP, an independent registered public accounting firm, as stated in their attestation report which is included herein.

Changes in Internal Control Over Financial Reporting

There have not been any changes in our internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth quarter of 2013 that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

42

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Shareholders of

PS Business Parks, Inc.

We have audited PS Business Parks, Inc.’s internal control over financial reporting as of December 31, 2013, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (1992 framework) (the COSO criteria). PS Business Parks, Inc.’s management is responsible for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management’s Report on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit.

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

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

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

In our opinion, PS Business Parks, Inc. maintained, in all material respects, effective internal control over financial reporting as of December 31, 2013, based on the COSO criteria.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of PS Business Parks, Inc. as of December 31, 2013 and 2012, and the related consolidated statements of income, equity, and cash flows for each of the three years in the period ended December 31, 2013 and our report dated February 21, 2014 expressed an unqualified opinion thereon.

/s/    Ernst & Young LLP

Los Angeles, California

February 21, 2014

43

ITEM 9B. OTHER INFORMATION

None.

PART III

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE

The information required by this item with respect to directors is hereby incorporated by reference to the material appearing in the Company’s definitive proxy statement to be filed in connection with the annual shareholders’ meeting to be held in 2014 (the “Proxy Statement”) under the caption “Election of Directors.”

The following is a biographical summary of the executive officers of the Company:

Joseph D. Russell, Jr., age 54, has been President since September, 2002 and was named Chief Executive Officer and elected as a Director in August, 2003. Mr. Russell joined Spieker Partners in 1990 and became an officer of Spieker Properties when it went public as a REIT in 1993. Prior to its merger with Equity Office Properties (“EOP”) in 2001, Mr. Russell was President of Spieker Properties’ Silicon Valley Region from 1999 to 2001. Mr. Russell earned a Bachelor of Science degree from the University of Southern California and a Masters of Business Administration from the Harvard Business School. Prior to entering the commercial real estate business, Mr. Russell spent approximately six years with IBM in various marketing positions. Mr. Russell has been a member and past President of the National Association of Industrial and Office Parks, Silicon Valley Chapter. Mr. Russell is also a member of the Board of Governors of NAREIT.

John W. Petersen, age 50, has been Executive Vice President and Chief Operating Officer since he joined the Company in December, 2004. Prior to joining the Company, Mr. Petersen was Senior Vice President, San Jose Region, for Equity Office Properties from July, 2001 to December, 2004, responsible for 11.3 million square feet of multi-tenant office, industrial and R&D space in Silicon Valley. Prior to EOP, Mr. Petersen was Senior Vice President with Spieker Properties, from 1995 to 2001 overseeing the growth of that company’s portfolio in San Jose, through acquisition and development of nearly three million square feet. Mr. Petersen is a graduate of The Colorado College in Colorado Springs, Colorado, and was recently the President of National Association of Industrial and Office Parks, Silicon Valley Chapter.

Edward A. Stokx, age 48, a certified public accountant, has been Chief Financial Officer and Secretary of the Company since December, 2003 and Executive Vice President since March, 2004. Mr. Stokx has overall responsibility for the Company’s finance and accounting functions. In addition, he has responsibility for executing the Company’s financial initiatives. Mr. Stokx joined Center Trust, a developer, owner, and operator of retail shopping centers in 1997. Prior to his promotion to Chief Financial Officer and Secretary in 2001, he served as Senior Vice President, Finance and Controller. After Center Trust’s merger in January, 2003 with another public REIT, Mr. Stokx provided consulting services to various entities. Prior to joining Center Trust, Mr. Stokx was with Deloitte and Touche from 1989 to 1997, with a focus on real estate clients. Mr. Stokx earned a Bachelor of Science degree in Accounting from Loyola Marymount University.

Maria R. Hawthorne, age 54, was promoted to Executive Vice President, Chief Administrative Officer of the Company in July, 2013. Ms. Hawthorne most recently served as Executive Vice President, East Coast from February, 2011 to July, 2013. Ms. Hawthorne served as Senior Vice President from March, 2004 to February, 2011, with responsibility for property operations on the East Coast, which includes Northern Virginia, Maryland and South Florida. From June, 2001 through March, 2004, Ms. Hawthorne was Vice President of the Company, responsible for property operations in Virginia. From July, 1994 to June, 2001, Ms. Hawthorne was a Regional Manager of the Company in Virginia. From August, 1988 to July, 1994, Ms. Hawthorne was a General Manager, Leasing Director and Property Manager for American Office Park Properties. Ms. Hawthorne earned a Bachelor of Arts Degree in International Relations from Pomona College.

Information required by this item with respect to the nominating process, the audit committee and the audit committee financial expert is hereby incorporated by reference to the material appearing in the Proxy Statement under the caption “Corporate Governance and Board Matters.”

44

Information required by this item with respect to a code of ethics is hereby incorporated by reference to the material appearing in the Proxy Statement under the caption “Corporate Governance and Board Matters.” We have adopted a code of ethics that applies to our principal executive officer, principal financial officer and principal accounting officer, which is available on our website at www.psbusinessparks.com. The information contained on the Company’s website is not a part of, or incorporated by reference into, this Annual Report on Form 10-K. Any amendments to or waivers of the code of ethics granted to the Company’s executive officers or the controller will be published promptly on our website or by other appropriate means in accordance with SEC rules.

Information required by this item with respect to the compliance with Section 16(a) is hereby incorporated by reference to the material appearing in the Proxy Statement under the caption “Section 16(a) Beneficial Ownership Reporting Compliance.”

ITEM 11. EXECUTIVE COMPENSATION

The information required by this item is hereby incorporated by reference to the material appearing in the Proxy Statement under the captions “Corporate Governance and Board Matters,” “Executive Compensation,” “Corporate Governance and Board Matters — Compensation Committee Interlocks and Insider Participation” and “Report of the Compensation Committee.”

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

The information required by this item with respect to security ownership of certain beneficial owners and management is hereby incorporated by reference to the material appearing in the Proxy Statement under the captions “Stock Ownership of Certain Beneficial Owners and Management.”

The following table sets forth information as of December 31, 2013 on the Company’s equity compensation plans:

Plan Category	(a) Number of Securities to be Issued Upon Exercise of Outstanding Options, Warrants and Rights			(b) Weighted Average Exercise  Price of Outstanding Options, Warrants and Rights			(c) Number of  Securities Remaining Available for Future Issuance under Equity Compensation Plans (Excluding Securities Reflected in Column (a))
Equity compensation plans approved by security holders		425,873		$	56.83			945,340
Equity compensation plans not approved by security holders		—			—			—
Total		425,873	*	$	56.83	*		945,340	*

* Amounts include restricted stock units.

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE

The information required by this item is hereby incorporated by reference to the material appearing in the Proxy Statement under the captions “Corporate Governance and Board Matters” and “Certain Relationships and Related Transactions.”

ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES

The information required by this item is hereby incorporated by reference to the material appearing in the Proxy Statement under the captions “Ratification of Independent Registered Public Accountants.”

45

PART IV

ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES

a. 1. Financial Statements

The financial statements listed in the accompanying Index to Consolidated Financial Statements and Schedules are filed as part of this report.

2. Financial Statements Schedule

The financial statements schedule listed in the accompanying Index to Consolidated Financial Statements and Schedules are filed as part of this report.

3. Exhibits

The exhibits listed in the Exhibit Index immediately preceding such exhibits are filed with or incorporated by reference in this report.

b. Exhibits

The exhibits listed in the Exhibit Index immediately preceding such exhibits are filed with or incorporated by reference in this report.

c. Financial Statement Schedules

Not applicable.

46

PS BUSINESS PARKS, INC.

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS AND SCHEDULES

(Item 15(a)(1) and Item 15(a)(2))

	Page
Report of Independent Registered Public Accounting Firm		48
Consolidated balance sheets as of December 31, 2013 and 2012		49
Consolidated statements of income for the years ended December 31, 2013, 2012 and 2011		50
Consolidated statements of equity for the years ended December 31, 2013, 2012 and 2011		51
Consolidated statements of cash flows for the years ended December 31, 2013, 2012 and 2011		52
Notes to consolidated financial statements		54
Schedule:
III — Real estate and accumulated depreciation		72

All other schedules have been omitted since the required information is not present or not present in amounts sufficient to require submission of the schedule, or because the information required is included in the consolidated financial statements or notes thereto.

47

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Shareholders of

PS Business Parks, Inc.

We have audited the accompanying consolidated balance sheets of PS Business Parks, Inc. as of December 31, 2013 and 2012, and the related consolidated statements of income, equity and cash flows for each of the three years in the period ended December 31, 2013. Our audits also included the financial statement schedule listed in the Index at Item 15(a). These financial statements and financial statement schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and financial statement schedule based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the consolidated financial position of PS Business Parks, Inc. at December 31, 2013 and 2012, and the consolidated results of its operations and its cash flows for each of the three years in the period ended December 31, 2013, in conformity with U.S. generally accepted accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material respects the information set forth therein.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), PS Business Parks, Inc.’s internal control over financial reporting as of December 31, 2013, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (1992 framework) and our report dated February 21, 2014 expressed an unqualified opinion thereon.

/s/    Ernst & Young LLP

Los Angeles, California

February 21, 2014

48

PS BUSINESS PARKS, INC.

CONSOLIDATED BALANCE SHEETS

	December 31,
	2013			2012
	(In thousands, except share data)
ASSETS
Cash and cash equivalents	$	31,481		$	12,883
Real estate facilities, at cost:
Land		827,092			793,352
Buildings and improvements		2,346,958			2,235,448
		3,174,050			3,028,800
Accumulated depreciation		(1,035,387	)		(942,639	)
		2,138,663			2,086,161
Land and building held for development		23,990			6,829
		2,162,653			2,092,990
Rent receivable		5,248			4,754
Deferred rent receivable		25,903			25,329
Other assets		13,274			15,861
Total assets	$	2,238,559		$	2,151,817
LIABILITIES AND EQUITY
Accrued and other liabilities	$	73,919		$	69,454
Term loan		—			200,000
Mortgage notes payable		250,000			268,102
Total liabilities		323,919			537,556
Commitments and contingencies
Equity:
PS Business Parks, Inc.’s shareholders’ equity:
Preferred stock, $0.01 par value, 50,000,000 shares authorized, 39,800 and 35,400 shares issued and outstanding at December 31, 2013 and 2012, respectively		995,000			885,000
Common stock, $0.01 par value, 100,000,000 shares authorized, 26,849,822 and 24,298,475 shares issued and outstanding at December 31, 2013 and , 2012, respectively		267			242
Paid-in capital		699,314			537,091
Cumulative net income		1,070,975			967,783
Cumulative distributions		(1,047,615	)		(944,427	)
Total PS Business Parks, Inc.’s shareholders’ equity		1,717,941			1,445,689
Noncontrolling interests:
Common units		196,699			168,572
Total noncontrolling interests		196,699			168,572
Total equity		1,914,640			1,614,261
Total liabilities and equity	$	2,238,559		$	2,151,817

See accompanying notes.

49

PS BUSINESS PARKS, INC.

CONSOLIDATED STATEMENTS OF INCOME

	For The Years Ended December 31,
	2013			2012			2011
	(In thousands, except per share data)
Revenues:
Rental income	$	359,246		$	346,548		$	297,457
Facility management fees		639			649			684
Total operating revenues		359,885			347,197			298,141
Expenses:
Cost of operations		114,831			114,108			99,917
Depreciation and amortization		108,917			109,398			84,391
General and administrative		5,312			8,919			9,036
Total operating expenses		229,060			232,425			193,344
Other income and (expenses):
Interest and other income		1,485			241			221
Interest and other expenses		(16,166	)		(20,618	)		(5,455	)
Total other income and (expenses)		(14,681	)		(20,377	)		(5,234	)
Income from continuing operations		116,144			94,395			99,563
Discontinued operations:
Income from discontinued operations		—			42			360
Gain on sale of real estate facilities		—			935			2,717
Total discontinued operations		—			977			3,077
Net income	$	116,144		$	95,372		$	102,640
Net income allocation:
Net income allocable to noncontrolling interests:
Noncontrolling interests — common units	$	12,952		$	5,970		$	15,543
Noncontrolling interests — preferred units		—			323			(6,991	)
Total net income allocable to noncontrolling interests		12,952			6,293			8,552
Net income allocable to PS Business Parks, Inc.:
Preferred shareholders		59,216			69,136			41,799
Restricted stock unit holders		125			138			127
Common shareholders		43,851			19,805			52,162
Total net income allocable to PS Business Parks, Inc.		103,192			89,079			94,088
Net income	$	116,144		$	95,372		$	102,640
Net income per common share — basic:
Continuing operations	$	1.77		$	0.79		$	2.03
Discontinued operations	$	—		$	0.03		$	0.10
Net income	$	1.77		$	0.82		$	2.13
Net income per common share — diluted:
Continuing operations	$	1.77		$	0.78		$	2.02
Discontinued operations	$	—		$	0.03		$	0.10
Net income	$	1.77		$	0.81		$	2.12
Weighted average common shares outstanding:
Basic		24,732			24,234			24,516
Diluted		24,833			24,323			24,599

See accompanying notes.

50

PS BUSINESS PARKS, INC.

CONSOLIDATED STATEMENTS OF EQUITY

	Preferred Stock						Common Stock						Paid-in Capital			Cumulative Net Income		Cumulative Distributions			Total PS Business Parks, Inc.’s Shareholders’ Equity			Noncontrolling Interests			Total Equity
	Shares			Amount			Shares			Amount
	(In thousands, except share data)
Balances at December 31, 2010		23,942		$	598,546			24,671,177		$	246		$	557,882		$	784,616	$	(747,762	)	$	1,193,528		$	229,597		$	1,423,125
Repurchase of preferred units, net of issuance costs		—			—			—			—			10,107			—		—			10,107			(49,194	)		(39,087	)
Repurchase of common stock		—			—			(591,500	)		(6	)		(30,246	)		—		—			(30,252	)		—			(30,252	)
Exercise of stock options		—			—			24,600			—			1,050			—		—			1,050			—			1,050
Stock compensation, net		—			—			23,907			—			1,218			—		—			1,218			—			1,218
Net income		—			—			—			—			—			94,088		—			94,088			8,552			102,640
Distributions:
Preferred stock		—			—			—			—			—			—		(41,799	)		(41,799	)		—			(41,799	)
Common stock		—			—			—			—			—			—		(43,046	)		(43,046	)		—			(43,046	)
Noncontrolling interests		—			—			—			—			—			—		—			—			(13,254	)		(13,254	)
Adjustment to noncontrolling interests in underlying operating partnership		—			—			—			—			(5,689	)		—		—			(5,689	)		5,689			—
Balances at December 31, 2011		23,942			598,546			24,128,184			240			534,322			878,704		(832,607	)		1,179,205			181,390			1,360,595
Issuance of preferred stock, net of issuance costs		32,400			810,000			—			—			(25,608	)		—		—			784,392			—			784,392
Redemption of preferred stock, net of issuance costs		(20,942	)		(523,546	)		—			—			17,167			—		(17,167	)		(523,546	)		—			(523,546	)
Redemption of preferred units, net of issuance costs		—			—			—			—			149			—		—			149			(5,732	)		(5,583	)
Exercise of stock options		—			—			143,043			2			5,905			—		—			5,907			—			5,907
Stock compensation, net		—			—			27,248			—			4,807			—		—			4,807			—			4,807
Net income		—			—			—			—			—			89,079		—			89,079			6,293			95,372
Distributions:
Preferred stock		—			—			—			—			—			—		(51,969	)		(51,969	)		—			(51,969	)
Common stock		—			—			—			—			—			—		(42,684	)		(42,684	)		—			(42,684	)
Noncontrolling interests		—			—			—			—			—			—		—			—			(13,030	)		(13,030	)
Adjustment to noncontrolling interests in underlying operating partnership		—			—			—			—			349			—		—			349			(349	)		—
Balances at December 31, 2012		35,400			885,000			24,298,475			242			537,091			967,783	$	(944,427	)		1,445,689			168,572			1,614,261
Issuance of preferred stock, net of issuance costs		4,400			110,000			—			—			(3,689	)		—		—			106,311			—			106,311
Issuance of common stock, net of issuance costs		—			—			2,445,000			24			192,305			—		—			192,329			—			192,329
Exercise of stock options		—			—			97,800			1			4,681			—		—			4,682			—			4,682
Stock compensation, net		—			—			8,547			—			(3,043	)		—		—			(3,043	)		—			(3,043	)
Net income		—			—			—			—			—			103,192		—			103,192			12,952			116,144
Distributions:
Preferred stock		—			—			—			—			—			—		(59,216	)		(59,216	)		—			(59,216	)
Common stock		—			—			—			—			—			—		(43,972	)		(43,972	)		—			(43,972	)
Noncontrolling interests		—			—			—			—			—			—		—			—			(12,856	)		(12,856	)
Adjustment to noncontrolling interests in underlying operating partnership		—			—			—			—			(28,031	)		—		—			(28,031	)		28,031			—
Balances at December 31, 2013		39,800		$	995,000			26,849,822		$	267		$	699,314		$	1,070,975	$	(1,047,615	)	$	1,717,941		$	196,699		$	1,914,640

See accompanying notes.

51

PS BUSINESS PARKS, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

	For The Years Ended December 31,
	2013			2012			2011
	(In thousands)
Cash flows from operating activities:
Net income	$	116,144		$	95,372		$	102,640
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization expense		108,917			109,494			84,682
In-place lease adjustment		118			501			843
Tenant improvement reimbursements net of lease incentives		(1,414	)		(1,315	)		(769	)
Amortization of mortgage note premium		—			—			(215	)
Gain on sale of real estate facilities		—			(935	)		(2,717	)
Stock compensation		(2,532	)		5,434			1,965
Increase in receivables and other assets		(247	)		(5,025	)		(3,074	)
Increase (decrease) in accrued and other liabilities		1,308			5,601			(2,735	)
Total adjustments		106,150			113,755			77,980
Net cash provided by operating activities		222,294			209,127			180,620
Cash flows from investing activities:
Capital improvements to real estate facilities		(58,175	)		(56,772	)		(48,367	)
Capital improvements to land and building held for development		(752	)		—			—
Acquisition of real estate facilities		(112,955	)		(51,022	)		(297,738	)
Acquisition of land held for development		(990	)		—			—
Proceeds from sale of real estate facilities		—			2,065			8,999
Net cash used in investing activities		(172,872	)		(105,729	)		(337,106	)
Cash flows from financing activities:
Borrowings on credit facility		115,000			154,000			185,000
Borrowings on term loan		—			—			250,000
Note payable to affiliate		—			—			121,000
Note receivable from affiliate		(100,000	)		—			—
Repayment of borrowings on credit facility		(115,000	)		(339,000	)		(93,000	)
Repayment of borrowings on term loan debt		(200,000	)		(50,000	)		—
Repayment of note payable to affiliate		—			—			(121,000	)
Repayment of note receivable from affiliate		100,000			—			—
Principal payments on mortgage notes payable		(47	)		(828	)		(1,032	)
Repayment of mortgage notes payable		(18,055	)		(13,154	)		(18,180	)
Net proceeds from the issuance of preferred stock		106,311			784,392			—
Net proceeds from the issuance of common stock		192,329			—			—
Proceeds from the exercise of stock options		4,682			5,907			1,050
Redemption/repurchase of preferred units		—			(5,583	)		(39,087	)
Redemption/repurchase of preferred stock		—			(523,546	)		—
Repurchase of common stock		—			—			(30,252	)
Distributions paid to preferred shareholders		(59,216	)		(51,969	)		(41,799	)
Distributions paid to noncontrolling interests — common units		(12,856	)		(12,856	)		(12,856	)
Distributions paid to noncontrolling interests — preferred units		—			(174	)		(398	)
Distributions paid to common shareholders		(43,972	)		(42,684	)		(43,046	)
Net cash (used in) provided by financing activities		(30,824	)		(95,495	)		156,400
Net increase (decrease) in cash and cash equivalents		18,598			7,903			(86	)
Cash and cash equivalents at the beginning of the period		12,883			4,980			5,066
Cash and cash equivalents at the end of the period	$	31,481		$	12,883		$	4,980
Supplemental disclosures:
Interest paid	$	15,934		$	18,872		$	5,041

See accompanying notes.

52

PS BUSINESS PARKS, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

	For The Years Ended December 31,
	2013			2012			2011
	(In thousands)
Supplemental schedule of non-cash investing and financing activities:
Adjustment to noncontrolling interests in underlying operating partnership:
Noncontrolling interests — common units	$	28,031		$	(349	)	$	5,689
Paid-in capital	$	(28,031	)	$	349		$	(5,689	)
Transfer to land and building held for development:
Land	$	(5,927	)	$	—		$	—
Buildings and improvements	$	(10,270	)	$	—		$	—
Accumulated depreciation	$	778		$	—		$	—
Land and building held for development	$	15,419		$	—		$	—
Issuance costs related to the redemption/repurchase of preferred equity:
Cumulative distributions	$	—		$	(17,167	)	$	—
Noncontrolling interest — common units	$	—		$	(149	)	$	(1,359	)
Paid-in capital	$	—		$	17,316		$	1,359
Gain on repurchase of preferred equity:
Preferred units	$	—		$	—		$	(8,748	)
Paid-in capital	$	—		$	—		$	8,748
Mortgage note assumed in property acquisition:
Real estate facilities	$	—		$	—		$	(250,000	)
Mortgage notes payable	$	—		$	—		$	250,000

See accompanying notes.

53

PS BUSINESS PARKS, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

December 31, 2013

1. Organization and description of business

Organization

PS Business Parks, Inc. (“PSB”) was incorporated in the state of California in 1990. As of December 31, 2013, PSB owned 77.7% of the common partnership units of PS Business Parks, L.P. (the “Operating Partnership”). The remaining common partnership units are owned by Public Storage (“PS”). PSB, as the sole general partner of the Operating Partnership, has full, exclusive and complete responsibility and discretion in managing and controlling the Operating Partnership. PSB and its subsidiaries, including the Operating Partnership are collectively referred to as the “Company.”

Description of business

The Company is a fully-integrated, self-advised and self-managed real estate investment trust (“REIT”) that owns, operates, acquires and develops commercial properties, primarily multi-tenant flex, office and industrial space. As of December 31, 2013, the Company owned and operated 29.7 million rentable square feet of commercial space located in eight states. The Company also manages 1.2 million rentable square feet on behalf of PS.

References to the number of properties or square footage are unaudited and outside the scope of the Company’s independent registered public accounting firm’s audit of the Company’s financial statements in accordance with the standards of the Public Company Accounting Oversight Board (United States).

2. Summary of significant accounting policies

Basis of presentation

The accompanying consolidated financial statements include the accounts of PSB and the Operating Partnership. All significant inter-company balances and transactions have been eliminated in the consolidated financial statements.

Noncontrolling Interests

The Company’s noncontrolling interests are reported as a component of equity separate from the parent’s equity. Purchases or sales of equity interests that do not result in a change in control are accounted for as equity transactions. In addition, net income attributable to the noncontrolling interest is included in consolidated net income on the face of the income statement and, upon a gain or loss of control, the interest purchased or sold, as well as any interest retained, is recorded at fair value with any gain or loss recognized in earnings. At the end of each reporting period, the Company determines the amount of equity (book value of net assets) which is allocable to the noncontrolling interest based upon the ownership interest, and an adjustment is made to the noncontrolling interest, with a corresponding adjustment to paid-in capital, to reflect the noncontrolling interests’ equity interest in the Company.

Use of estimates

The preparation of the consolidated financial statements in conformity with U.S. generally accepted accounting principle requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and accompanying notes. Actual results could differ from these estimates.

Allowance for doubtful accounts

The Company monitors the collectability of its receivable balances including the deferred rent receivable on an ongoing basis. Based on these reviews, the Company maintains an allowance for doubtful accounts for

54

estimated losses resulting from the possible inability of tenants to make contractual rent payments to the Company. A provision for doubtful accounts is recorded during each period. The allowance for doubtful accounts, which represents the cumulative allowances less write-offs of uncollectible rent, is netted against tenant and other receivables on the consolidated balance sheets. Tenant receivables are net of an allowance for uncollectible accounts totaling $400,000 at December 31, 2013 and 2012. Deferred rent receivable is net of an allowance for uncollectible accounts totaling $940,000 and $912,000 at December 31, 2013 and 2012, respectively.

Financial instruments

The methods and assumptions used to estimate the fair value of financial instruments are described below. The Company has estimated the fair value of financial instruments using available market information and appropriate valuation methodologies. Considerable judgment is required in interpreting market data to develop estimates of market value. Accordingly, estimated fair values are not necessarily indicative of the amounts that could be realized in current market exchanges. The Company determines the estimated fair value of financial assets and liabilities utilizing a hierarchy of valuation techniques based on whether the inputs to a fair value measurement are considered to be observable or unobservable in a marketplace. Observable inputs reflect market data obtained from independent sources, while unobservable inputs reflect market assumptions. This hierarchy requires the use of observable market data when available. The following is the fair value hierarchy:

• Level 1—quoted prices for identical instruments in active markets;

• Level 2—quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which significant inputs and significant value drivers are observable in active markets; and

• Level 3—fair value measurements derived from valuation techniques in which one or more significant inputs or significant value drivers are unobservable

Financial assets that are exposed to credit risk consist primarily of cash and cash equivalents and receivables. The Company considers all highly liquid investments with a remaining maturity of three months or less at the date of purchase to be cash equivalents. Cash and cash equivalents, which consist primarily of money market investments, are only invested in entities with an investment grade rating. Receivables are comprised of balances due from a large number of customers. Balances that the Company expects to become uncollectible are reserved for or written off. Due to the short period to maturity of the Company’s cash and cash equivalents, accounts receivable, other assets and accrued and other liabilities, the carrying values as presented on the consolidated balance sheets are reasonable estimates of fair value.

Carrying values of the Company’s mortgage notes payable, unsecured credit facility and term loan approximate fair value. The characteristics of these financial instruments, market data and other comparative metrics utilized in determining these fair values are “Level 2” inputs.

Real estate facilities

Real estate facilities are recorded at cost. Costs related to the renovation or improvement of the properties are capitalized. Expenditures for repairs and maintenance are expensed as incurred. Expenditures that are expected to benefit a period greater than two years and exceed $2,000 are capitalized and depreciated over their estimated useful life. Buildings and improvements are depreciated using the straight-line method over their estimated useful lives, which generally range from five to 30 years. Transaction costs, which include tenant improvements and lease commissions, in excess of $1,000 for leases with terms greater than one year are capitalized and depreciated over their estimated useful lives. Transaction costs less than $1,000 or for leases of one year or less are expensed as incurred.

Land and building held for development

Property taxes, insurance, interest and costs essential to the development of property for its intended use are capitalized during the period of development. Upon classification of an asset as held for development, depreciation of the asset is ceased.

55

Properties held for disposition

An asset is classified as an asset held for disposition when it meets certain requirements, which include, among other criteria, the approval of the sale of the asset, the marketing of the asset for sale and the expectation by the Company that the sale will likely occur within the next 12 months. Upon classification of an asset as held for disposition, depreciation of the asset is ceased, the operating results of the asset are included in discontinued operations for all periods presented and the net book value of the asset is included on the balance sheet as properties held for disposition.

Intangible assets/liabilities

Intangible assets and liabilities include above-market and below-market in-place lease values of acquired properties based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) management’s estimate of fair market lease rates for the corresponding in-place leases, measured over a period equal to the remaining non-cancelable term of the lease. The capitalized above-market and below-market lease values (included in other assets and accrued liabilities in the accompanying consolidated balance sheets) are amortized to rental income over the remaining non-cancelable terms of the respective leases. The Company recorded net amortization of $118,000, $501,000 and $843,000, which reduces rental income, of intangible assets and liabilities resulting from the above-market and below-market lease values during the years ended December 31, 2013, 2012 and 2011, respectively. As of December 31, 2013, the value of in-place leases resulted in a net intangible asset of $3.7 million, net of $6.6 million of accumulated amortization with a weighted average amortization period of 7.2 years, and a net intangible liability of $5.4 million, net of $4.8 million of accumulated amortization with a weighted average amortization period of 4.4 years. As of December 31, 2012, the value of in-place leases resulted in a net intangible asset of $5.2 million, net of $4.7 million of accumulated amortization and a net intangible liability of $4.7 million, net of $3.0 million of accumulated amortization.

Evaluation of asset impairment

The Company evaluates its assets used in operations for impairment by identifying indicators of impairment and by comparing the sum of the estimated undiscounted future cash flows for each asset to the asset’s carrying value. When indicators of impairment are present and the sum of the estimated undiscounted future cash flows is less than the carrying value of such asset, an impairment loss is recorded equal to the difference between the asset’s current carrying value and its value based on discounting its estimated future cash flows. In addition, the Company evaluates its assets held for disposition for impairment. Assets held for disposition are reported at the lower of their carrying value or fair value, less cost of disposition. At December 31, 2013, the Company did not consider any assets to be impaired.

Asset impairment due to casualty loss

It is the Company’s policy to record as a casualty loss or gain, in the period the casualty occurs, the differential between (a) the book value of assets destroyed and (b) any insurance proceeds that the Company expects to receive in accordance with its insurance contracts. Potential proceeds from insurance that are subject to any uncertainties, such as interpretation of deductible provisions of the governing agreements, the estimation of costs of restoration, or other such items, are treated as contingent proceeds and not recorded until the uncertainties are satisfied.

For the years ended December 31, 2013, 2012 and 2011 no material casualty losses were incurred.

Stock compensation

All share-based payments to employees, including grants of employee stock options, are recognized as stock compensation in the Company’s income statement based on their grant date fair values. See Note 10.

56

Revenue and expense recognition

The Company must meet four basic criteria before revenue can be recognized: persuasive evidence of an arrangement exists; the delivery has occurred or services rendered; the fee is fixed or determinable; and collectability is reasonably assured. All leases are classified as operating leases. Rental income is recognized on a straight-line basis over the terms of the leases. Straight-line rent is recognized for all tenants with contractual fixed increases in rent that are not included on the Company’s credit watch list. Deferred rent receivable represents rental revenue recognized on a straight-line basis in excess of billed rents. Reimbursements from tenants for real estate taxes and other recoverable operating expenses are recognized as rental income in the period the applicable costs are incurred. Property management fees are recognized in the period earned.

Costs incurred in connection with leasing (primarily tenant improvements and lease commissions) are capitalized and amortized over the lease period.

Gains from sales of real estate facilities

The Company recognizes gains from sales of real estate facilities at the time of sale using the full accrual method, provided that various criteria related to the terms of the transactions and any subsequent involvement by the Company with the properties sold are met. If the criteria are not met, the Company defers the gains and recognizes them when the criteria are met or uses the installment or cost recovery methods as appropriate under the circumstances.

General and administrative expenses

General and administrative expenses include executive and other compensation, office expense, professional fees, acquisition transaction costs, state income taxes and other such administrative items.

Income taxes

The Company has qualified and intends to continue to qualify as a REIT, as defined in Section 856 of the Internal Revenue Code of 1986, as amended. As a REIT, the Company is not subject to federal income tax to the extent that it distributes its REIT taxable income to its shareholders. A REIT must distribute at least 90% of its taxable income each year. In addition, REITs are subject to a number of organizational and operating requirements. If the Company fails to qualify as a REIT in any taxable year, the Company will be subject to federal income tax (including any applicable alternative minimum tax) based on its taxable income using corporate income tax rates. Even if the Company qualifies for taxation as a REIT, the Company may be subject to certain state and local taxes on its income and property and to federal income and excise taxes on its undistributed taxable income. The Company believes it met all organization and operating requirements to maintain its REIT status during 2013, 2012 and 2011 and intends to continue to meet such requirements. Accordingly, no provision for income taxes has been made in the accompanying consolidated financial statements.

The Company can recognize a tax benefit only if it is “more likely than not” that a particular tax position will be sustained upon examination or audit. To the extent that the “more likely than not” standard has been satisfied, the benefit associated with a position is measured as the largest amount that is greater than 50% likely of being recognized upon settlement. As of December 31, 2013, the Company did not recognize any tax benefit for uncertain tax positions.

Accounting for preferred equity issuance costs

The Company records issuance costs as a reduction to paid-in capital on its balance sheet at the time the preferred securities are issued and reflects the carrying value of the preferred equity at the stated value. The Company records issuance costs as non-cash preferred equity distributions at the time it notifies the holders of preferred stock or units of its intent to redeem such shares or units.

57

Net income allocation

Net income was allocated as follows for the years ended December 31, (in thousands):

	2013		2012		2011
Net income allocable to noncontrolling interests:
Noncontrolling interests — common units:
Continuing operations	$	12,952	$	5,744	$	14,838
Discontinued operations		—		226		705
Total net income allocable to noncontrolling interests — common units		12,952		5,970		15,543
Noncontrolling interests — preferred units:
Distributions to preferred unit holders		—		174		398
Issuance costs related to the redemption of preferred units		—		149		—
Gain on repurchase of preferred units, net of issuance costs		—		—		(7,389	)
Total net income allocable to noncontrolling interests — preferred units		—		323		(6,991	)
Total net income allocable to noncontrolling interests		12,952		6,293		8,552
Net income allocable to PS Business Parks, Inc.:
Preferred shareholders:
Distributions to preferred shareholders		59,216		51,969		41,799
Issuance costs related to the redemption of preferred stock		—		17,167		—
Total net income allocable to preferred shareholders		59,216		69,136		41,799
Restricted stock unit holders:
Continuing operations		125		135		121
Discontinued operations		—		3		6
Total net income allocable to restricted stock unit holders		125		138		127
Common shareholders:
Continuing operations		43,851		19,057		49,796
Discontinued operations		—		748		2,366
Total net income allocable to common shareholders		43,851		19,805		52,162
Total net income allocable to PS Business Parks, Inc.		103,192		89,079		94,088
Net income	$	116,144	$	95,372	$	102,640

58

Net income per common share

Per share amounts are computed using the number of weighted average common shares outstanding. “Diluted” weighted average common shares outstanding includes the dilutive effect of stock options and restricted stock units under the treasury stock method. “Basic” weighted average common shares outstanding excludes such effect. The Company’s restricted stock units are participating securities and are included in the computation of basic and diluted weighted average common shares outstanding. The Company’s restricted stock unit holders are paid non-forfeitable dividends in excess of the expense recorded which results in a reduction in net income allocable to common shareholders and unit holders. Earnings per share has been calculated as follows for the years ended December 31, (in thousands, except per share amounts):

	2013		2012		2011
Net income allocable to common shareholders	$	43,851	$	19,805	$	52,162
Weighted average common shares outstanding:
Basic weighted average common shares outstanding		24,732		24,234		24,516
Net effect of dilutive stock compensation — based on treasury stock method using average market price		101		89		83
Diluted weighted average common shares outstanding		24,833		24,323		24,599
Net income per common share — Basic	$	1.77	$	0.82	$	2.13
Net income per common share — Diluted	$	1.77	$	0.81	$	2.12

Options to purchase 14,000, 51,200 and 92,000 shares for the years ended December 31, 2013, 2012 and 2011, respectively, were not included in the computation of diluted net income per share because such options were considered anti-dilutive.

Segment reporting

The Company views its operations as one segment.

Reclassifications

Certain reclassifications have been made to the consolidated financial statements for 2012 and 2011 in order to conform to the 2013 presentation.

59

3. Real estate facilities

The activity in real estate facilities for the years ended December 31, 2013, 2012 and 2011 is as follows (in thousands):

	Land			Buildings and Improvements			Accumulated Depreciation			Total
Balances at December 31, 2010	$	562,318		$	1,772,005		$	(771,448	)	$	1,562,875
Acquisition of real estate facilities		210,255			344,760			—			555,015
Capital improvements, net		—			49,624			—			49,624
Disposals		—			(10,150	)		10,150			—
Depreciation expense		—			—			(84,682	)		(84,682	)
Transfer to properties held for disposition		—			(467	)		280			(187	)
Balances at December 31, 2011		772,573			2,155,772			(845,700	)		2,082,645
Acquisition of real estate facilities		20,779			30,621			—			51,400
Capital improvements, net		—			61,561			—			61,561
Disposals		—			(12,459	)		12,459			—
Depreciation expense		—			—			(109,494	)		(109,494	)
Transfer to properties held for disposition		—			(47	)		96			49
Balances at December 31, 2012		793,352			2,235,448			(942,639	)		2,086,161
Acquisition of real estate facilities		39,667			76,943			—			116,610
Capital improvements, net		—			60,228			—			60,228
Disposals		—			(15,391	)		15,391			—
Depreciation expense		—			—			(108,917	)		(108,917	)
Transfer to land and building held for development		(5,927	)		(10,270	)		778			(15,419	)
Balances at December 31, 2013	$	827,092		$	2,346,958		$	(1,035,387	)	$	2,138,663

The unaudited basis of real estate facilities for federal income tax purposes was approximately $2.1 billion at December 31, 2013. The Company had approximately 20.5% of its properties, in terms of net book value, encumbered by mortgage debt at December 31, 2013.

The purchase price of acquired properties is recorded to land, buildings and improvements and intangible assets and liabilities associated with in-place leases (including tenant improvements, unamortized lease commissions, value of above-market and below-market leases, acquired in-place lease values, and tenant relationships, if any) based on their respective estimated fair values. Acquisition-related costs are expensed as incurred.

In determining the fair value of the tangible assets of the acquired properties, management considers the value of the properties as if vacant as of the acquisition date. Management must make significant assumptions in determining the value of assets acquired and liabilities assumed. Using different assumptions in the recording of the purchase cost of the acquired properties would affect the timing of recognition of the related revenue and expenses. Amounts recorded to land are derived from comparable sales of land within the same region. Amounts recorded to buildings and improvements, tenant improvements and unamortized lease commissions are based on current market replacement costs and other market information. The amount recorded to acquired in-place leases is determined based on management’s assessment of current market conditions and the estimated lease-up periods for the respective spaces.

On December 20, 2013, the Company acquired Bayshore Corporate Center, an eight-building, 340,000 square foot, office park in San Mateo, California, for $60.5 million. On November 8, 2013, the Company acquired nine multi-tenant flex buildings in the Valwood submarket of Dallas, Texas, aggregating 245,000 square feet for $12.4 million. On October 15, 2013, the Company acquired four multi-tenant flex parks along with a four-acre parcel of land aggregating 559,000 square feet of single-story flex buildings located in Dallas, Texas, for a purchase price of $27.9 million. On July 26, 2013, the Company acquired a 389,000 square foot multi-tenant flex park consisting of

60

18 single-story buildings located in Dallas, Texas, for a purchase price of $14.8 million. The Company incurred and expensed acquisition transaction costs of $854,000 for the year ended December 31, 2013.

On December 19, 2012, the Company acquired three multi-tenant flex buildings in Austin, Texas, aggregating 226,000 square feet, for a purchase price of $14.9 million. In connection with this purchase, the Company received a $592,000 credit for committed tenant improvements and lease commissions. On July 24, 2012, the Company acquired a 958,000 square foot industrial park consisting of eight single-story buildings located in Kent Valley, Washington, for a purchase price of $37.6 million. The Company incurred and expensed acquisition transaction costs of $350,000 for the year ended December 31, 2012.

On December 20, 2011, the Company acquired a 5.3 million square foot industrial and flex portfolio located in the Northern California Bay Area (the “Portfolio”), with concentrations in Oakland, Hayward, Fremont, Milpitas, San Jose, Santa Clara and Sunnyvale, for an aggregate purchase price of $520.0 million. In connection with the transaction, the Company assumed a $250.0 million mortgage note described in Note 6. The Company also obtained a $250.0 million unsecured three-year term loan described in Note 5.

The following table summarizes the assets acquired and liabilities assumed for the Portfolio acquisition during the year ended December 31, 2011 (in thousands):

Land	$	202,131
Buildings and improvements		320,210
Above-market in-place lease value		2,372
Below-market in-place lease value		(4,713	)
Total purchase price		520,000
Mortgage note assumed		(250,000	)
Net operating assets acquired and liabilities assumed		5,171
Total cash paid	$	275,171

The results of operations of the Portfolio acquired have been included in the Company’s consolidated financial statements since the date of acquisition of December 20, 2011. The unaudited pro forma data presented below assumes that the Portfolio acquisition occurred as of the beginning of 2011s, and includes pro forma adjustments to (i) increase depreciation expense to reflect the Company’s book basis for buildings and improvements acquired, (ii) increase amortization expense to reflect the above-market and below-market in-place lease value acquired, and (iii) increase interest expense to reflect the financing of the Portfolio acquisition related to the $250.0 million mortgage note assumption, borrowings from the term loan and credit facility. Rental income of $44.3 million, $42.5 million and $1.2 million related to the Portfolio acquisition for the years ended December 31, 2013, 2012 and 2011, respectively, was reported in the Company’s consolidated statements of income. Net losses of $751,000, $7.2 million and $838,000 related to the Portfolio acquisition for the years ended December 31, 2013, 2012 and 2011, respectively, were reported in the Company’s consolidated statements of income. The net loss includes rental income less cost of operations, depreciation and mortgage note interest. The Company’s unaudited pro forma results have been prepared for comparative purposes only and do not purport to be indicative of the results of operations that would have occurred had the Portfolio acquisition been consummated at the beginning of the period presented (in thousands, except per share amounts):

	For The Year Ended December 31, 2011
Pro forma revenues	$	336,680
Pro forma net income	$	95,595
Pro forma net income per common share:
Basic	$	1.91
Diluted	$	1.90

On October 13, 2011, the Company acquired an 80,000 square foot multi-tenant office building in Las Colinas, Texas, for $2.8 million. On August 19, 2011, the Company acquired a 46,000 square foot multi-tenant flex building located within its Miami International Commerce Center in Miami, Florida, for $3.5 million. On

61

June 1, 2011, the Company acquired a 140,000 square foot multi-tenant office building, known as the Warren Building, located in Tysons Corner, Virginia, for $27.1 million. In connection with this purchase, the Company received a $298,000 credit for committed tenant improvements and leasing commissions. The Company incurred and expensed acquisition transaction costs of $3.1 million for the year ended December 31, 2011.

The following table summarizes the assets acquired and liabilities assumed for the years ended December 31, (in thousands):

	2013			2012			2011
Land	$	39,667		$	20,779		$	210,255
Land held for development		990			—			—
Buildings and improvements		76,943			30,621			344,760
Above-market in-place lease value		403			709			2,915
Below-market in-place lease value		(2,428	)		(251	)		(4,768	)
Total purchase price		115,575			51,858			553,162
Mortgage note assumed		—			—			(250,000	)
Net operating assets acquired and liabilities assumed		(1,630	)		(836	)		(5,424	)
Total cash paid	$	113,945		$	51,022		$	297,738

In October, 2012, the Company completed the sale of Quail Valley Business Park, a 66,000 square foot flex park in Houston, Texas, for a gross sales price of $2.3 million, resulting in a net gain of $935,000.

In August, 2011, the Company completed the sale of Westchase Corporate Park, a 177,000 square foot flex park consisting of 13 buildings in Houston, Texas, for a gross sales price of $9.8 million, resulting in a net gain of $2.7 million.

The following table summarizes the condensed results of operations of the properties sold during 2012 and 2011 (in thousands):

	For The Years Ended December 31,
	2012			2011
Rental income	$	281		$	1,459
Cost of operations		(143	)		(808	)
Depreciation		(96	)		(291	)
Income from discontinued operations	$	42		$	360

In addition to minimum rental payments, tenants reimburse the Company for their pro rata share of specified operating expenses, which amounted to $617,000 for the year ended December 31, 2011. The amount is included as rental income in the table presented above. No such amount was recorded for the years ended December 31, 2013 and 2012.

At the beginning of 2013, the Company reclassified a 125,000 square foot building located in Northern Virginia to land and building held for development as the Company intends to redevelop the property. In conjunction with the reclassification, the Company ceased depreciation of the asset. In July, 2013, the Company entered into a joint venture agreement with a real estate development company to pursue a multifamily development on the property. During the entitlement phase, all costs related to the pre-development will be split evenly between the Company and its joint venture partner. The Company will contribute the property to the joint venture upon completion of the entitlement phase. The asset and capitalized development costs were $16.2 million and $15.4 million at December 31, 2013 and December 31, 2012, respectively. For the year ended December 31, 2013, the Company capitalized costs of $753,000 related to this development, of which $359,000 related to capitalized interest costs.

62

4. Leasing activity

The Company leases space in its real estate facilities to tenants primarily under non-cancelable leases generally ranging from one to 10 years. Future minimum rental revenues, excluding recovery of operating expenses under these leases, are as follows as of December 31, 2013 (in thousands):

2014	$	258,392
2015		191,806
2016		133,488
2017		89,118
2018		58,554
Thereafter		103,434
Total	$	834,792

In addition to minimum rental payments, certain tenants reimburse the Company for their pro rata share of specified operating expenses. Such reimbursements amounted to $75.1 million, $71.9 million and $59.6 million for the years ended December 31, 2013, 2012 and 2011, respectively. These amounts are included as rental income in the accompanying consolidated statements of income.

Leases accounting for 4.4% of total leased square footage are subject to termination options which include leases accounting for 2.4% of total leased square footage having termination options exercisable through December 31, 2014 (unaudited). In general, these leases provide for termination payments should the termination options be exercised. The future minimum rental revenues in the above table assume such options are not exercised.

5. Bank loans

The Company has a line of credit (the “Credit Facility”) with Wells Fargo Bank, National Association (“Wells Fargo”) which matures on August 1, 2015. The Credit Facility has a borrowing limit of $250.0 million. The rate of interest charged on borrowings is equal to a rate ranging from the London Interbank Offered Rate (“LIBOR”) plus 1.00% to LIBOR plus 1.85% depending on the Company’s credit ratings. Currently, the Company’s rate under the Credit Facility is LIBOR plus 1.10%. In addition, the Company is required to pay an annual facility fee ranging from 0.15% to 0.45% of the borrowing limit depending on the Company’s credit ratings (currently 0.15%). The Company had no balance outstanding on the Credit Facility at December 31, 2013 and 2012. The Company had $485,000 and $791,000 of unamortized commitment fees as of December 31, 2013 and 2012, respectively. The Credit Facility requires the Company to meet certain covenants, with all of which the Company was in compliance with at December 31, 2013. Interest on outstanding borrowings is payable monthly. The maturity date of the Credit Facility can be extended by one year at the Company’s election.

The Company had a term loan with Wells Fargo, (the “Term Loan”). Pursuant to the Term Loan, the Company borrowed $250.0 million for a three year term maturing December 31, 2014. The Term Loan was repaid in full in November, 2013. Interest on the amounts borrowed under the Term Loan accrued based on an applicable rate ranging from LIBOR plus 1.15% to LIBOR plus 2.25% depending on the Company’s credit ratings. During the years ended December 31, 2013 and 2012, the Company’s rate under the Term Loan was LIBOR plus 1.20%. The Company had $200.0 million outstanding at an interest rate of 1.41% at December 31, 2012. The Company had $383,000 of unamortized commitment fees as of December 31, 2012 and amortized such amount in full in 2013 as a result of the repayment.

63

6. Mortgage notes payable

Mortgage notes payable consist of the following (in thousands):

	December 31, 2013		December 31, 2012
5.45% mortgage note, secured by 4.8 million square feet of commercial properties with a net book value of $437.9 million, interest payable monthly, due December, 2016	$	250,000	$	250,000
5.52% mortgage note, repaid January, 2013		—		9,036
5.68% mortgage note, repaid January, 2013		—		9,066
Total	$	250,000	$	268,102

The 5.45% mortgage note of $250.0 million is payable in full in December, 2016.

In January, 2013, the Company repaid two mortgage notes payable totaling $18.1 million with a combined stated interest rate of 5.60%. In November, 2012, the Company repaid $13.2 million on a mortgage note with a stated interest rate of 5.73%.

7. Noncontrolling interests

As described in Note 2, the Company reports noncontrolling interests within equity in the consolidated financial statements, but separate from the Company’s shareholders’ equity. In addition, net income allocable to noncontrolling interests is shown as a reduction from net income in calculating net income allocable to common shareholders.

Common partnership units

The Company presents the accounts of PSB and the Operating Partnership on a consolidated basis. Ownership interests in the Operating Partnership that can be redeemed for common stock, other than PSB’s interest, are classified as noncontrolling interests — common units in the consolidated financial statements. Net income allocable to noncontrolling interests — common units consists of the common units’ share of the consolidated operating results after allocation to preferred units and shares. Beginning one year from the date of admission as a limited partner (common units) and subject to certain limitations described below, each limited partner other than PSB has the right to require the redemption of its partnership interest.

A limited partner (common units) that exercises its redemption right will receive cash from the Operating Partnership in an amount equal to the market value (as defined in the Operating Partnership Agreement) of the partnership interests redeemed. In lieu of the Operating Partnership redeeming the common units for cash, PSB, as general partner, has the right to elect to acquire the partnership interest directly from a limited partner exercising its redemption right, in exchange for cash in the amount specified above or by issuance of one share of PSB common stock for each unit of limited partnership interest redeemed.

A limited partner (common units) cannot exercise its redemption right if delivery of shares of PSB common stock would be prohibited under the applicable articles of incorporation, or if the general partner believes that there is a risk that delivery of shares of common stock would cause the general partner to no longer qualify as a REIT, would cause a violation of the applicable securities laws, or would result in the Operating Partnership no longer being treated as a partnership for federal income tax purposes.

At December 31, 2013, there were 7,305,355 common units owned by PS, which are accounted for as noncontrolling interests. Combined with PS’s existing common stock ownership, on a fully converted basis, PS has a combined ownership of 42.3% of the Company’s common equity.

Preferred partnership units

The Company had no preferred units outstanding through the Operating Partnership, as of December 31, 2013 and 2012.

64

On June 8, 2012, the Company redeemed 223,300 units of its 7.125% Series N Cumulative Redeemable Preferred Units for $5.6 million. The Company reported the excess of the redemption amount over the carrying amount of $149,000, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

In February, 2011, the Company paid an aggregate of $39.1 million to repurchase 1,710,000 units of its 7.50% Series J Cumulative Redeemable Preferred Units and 203,400 units of its 6.55% Series Q Cumulative Redeemable Preferred Units for a weighted average purchase price of $20.43 per unit. The aggregate par value of the repurchased preferred units was $47.8 million, which generated a gain of $7.4 million, net of original issuance costs of $1.4 million, which was added to net income allocable to common shareholders and unit holders for the year ended December 31, 2011.

8. Related party transactions

Concurrent with the Company’s public offering of common stock in 2013, as discussed in Note 9, the company sold 950,000 shares of common stock at the public offering price to PS for net proceeds of $75.3 million.

During 2013, the Company sold to PS its ownership interest in STOR-Re Mutual Insurance Company, Inc. (“STOR-Re”) for $1.1 million, representing a 4.0% ownership interest, and accordingly, the Company recorded a gain on sale of the ownership interest of such amount as interest and other income. As of December 31, 2013, the Company had no ownership interest in STOR-Re.

On October 1, 2013, PS borrowed $100.0 million from the Company pursuant to the terms of a term loan agreement. The loan, which could be repaid without penalty at any point prior to its maturity date of November 29, 2013, was repaid in full on October 18, 2013. Interest on the loan was at a rate of 1.388% per annum. The loan was funded, in part, with borrowings on the Credit Facility. Interest income, under this note receivable, was $66,000 for the year ended December 31, 2013.

The Operating Partnership manages industrial, office and retail facilities for PS. These facilities, all located in the United States, operate under the “Public Storage” or “PS Business Parks” names. The PS Business Parks name and logo is owned by PS and licensed to the Company under a non-exclusive, royalty-free license agreement. The license can be terminated by either party for any reason with six months written notice.

Under the property management contract with PS, the Operating Partnership is compensated based on a percentage of the gross revenues of the facilities managed. Under the supervision of the property owners, the Operating Partnership coordinates rental policies, rent collections, marketing activities, the purchase of equipment and supplies, maintenance activities, and the selection and engagement of vendors, suppliers and independent contractors. In addition, the Operating Partnership assists and advises the property owners in establishing policies for the hire, discharge and supervision of employees for the operation of these facilities, including property managers and leasing, billing and maintenance personnel.

The property management contract with PS is for a seven-year term with the agreement automatically extending for an additional one-year period upon each one-year anniversary of its commencement (unless cancelled by either party). Either party can give notice of its intent to cancel the agreement upon expiration of its current term. Management fee revenues under this contract were $639,000, $649,000 and $684,000 for the years ended December 31, 2013, 2012 and 2011, respectively.

PS also provides property management services for the self-storage component of two assets owned by the Company. These self-storage facilities, located in Palm Beach County, Florida, operate under the “Public Storage” name.

Under the property management contract, PS is compensated based on a percentage of the gross revenues of the facilities managed. Under the supervision of the Company, PS coordinates rental policies, rent collections, marketing activities, the purchase of equipment and supplies, maintenance activities, and the selection and engagement of vendors, suppliers and independent contractors. In addition, PS is responsible in establishing the policies for the hire, discharge and supervision of employees for the operation of these facilities, including on-site managers, assistant managers and associate managers.

65

Either the Company or PS can cancel the property management contract upon 60 days’ notice. Management fee expenses under the contract were $59,000, $55,000 and $52,000 for the years ended December 31, 2013, 2012 and 2011, respectively.

Pursuant to a cost sharing and administrative services agreement, the Company shares costs with PS for certain administrative services and rental of corporate office space, which are allocated to PS in accordance with a methodology intended to fairly allocate those costs. These costs totaled $432,000, $441,000 and $442,000 for the years ended December 31, 2013, 2012 and 2011, respectively.

The Company had amounts due to PS of $181,000 at December 31, 2013 and due from PS of $243,000 at December 31, 2012 for these contracts, as well as for certain operating expenses paid by the Company on behalf of PS.

On February 9, 2011, the Company entered into an agreement with PS to borrow $121.0 million with a maturity date of August 9, 2011 at an interest rate of LIBOR plus 0.85%. The Company repaid, in full, the note payable to PS upon maturity. Interest expense, under this note payable, was $664,000 for the year ended December 31, 2011.

9. Shareholders’ equity

Preferred stock

As of December 31, 2013 and 2012, the Company had the following series of preferred stock outstanding:

								December 31, 2013				December 31, 2012
Series	Issuance Date		Earliest Potential Redemption Date		Dividend Rate			Shares Outstanding		Amount (in thousands)		Shares Outstanding		Amount (in thousands)
Series R		October, 2010		October, 2015		6.875	%		3,000	$	75,000		3,000	$	75,000
Series S		January, 2012		January, 2017		6.450	%		9,200		230,000		9,200		230,000
Series T		May, 2012		May, 2017		6.000	%		14,000		350,000		14,000		350,000
Series U		September, 2012		September, 2017		5.750	%		9,200		230,000		9,200		230,000
Series V		March, 2013		March, 2018		5.700	%		4,400		110,000		—		—
Total									39,800	$	995,000		35,400	$	885,000

On March 14, 2013, the Company issued $110.0 million or 4.4 million depositary shares, each representing 1/1,000 of a share of the 5.70% Cumulative Preferred Stock, Series V, at $25.00 per depositary share.

On October 9, 2012, the Company completed the redemption of its 6.70% Cumulative Preferred Stock, Series P, at its par value of $132.3 million. The Company reported the excess of the redemption amount over the carrying amount of $3.8 million, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

On September 14, 2012, the Company issued $230.0 million or 9.2 million depositary shares, each representing 1/1,000 of a share of the 5.75% Cumulative Preferred Stock, Series U, at $25.00 per depositary share.

On June 15, 2012, the Company completed the redemption of its 7.00% Cumulative Preferred Stock, Series H, at its par value of $158.5 million and its 6.875% Cumulative Preferred Stock, Series I, at its par value of $68.6 million. The Company reported the excess of the redemption amount over the carrying amount of $8.1 million, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for year ended December 31, 2012.

On May 14, 2012, the Company issued $350.0 million or 14.0 million depositary shares, each representing 1/1,000 of a share of the 6.00% Cumulative Preferred Stock, Series T, at $25.00 per depositary share.

During February, 2012, the Company completed the redemption of its 7.20% Cumulative Preferred Stock, Series M, at its par value of $79.6 million and its 7.375% Cumulative Preferred Stock, Series O, at its par value of $84.6 million. The Company reported the excess of the redemption amount over the carrying amount of $5.3 million, equal to the original issuance costs, as a reduction of net income allocable to common shareholders and unit holders for the year ended December 31, 2012.

66

On January 18, 2012, the Company issued $230.0 million or 9.2 million depositary shares, each representing 1/1,000 of a share of the 6.45% Cumulative Preferred Stock, Series S, at $25.00 per depositary share.

The Company paid $59.2 million, $52.0 million and $41.8 million in distributions to its preferred shareholders for years ended December 31, 2013, 2012 and 2011, respectively.

Holders of the Company’s preferred stock will not be entitled to vote on most matters, except under certain conditions. In the event of a cumulative arrearage equal to six quarterly dividends, the holders of the preferred stock will have the right to elect two additional members to serve on the Company’s Board of Directors until all events of default have been cured. At December 31, 2013, there were no dividends in arrears.

Except under certain conditions relating to the Company’s qualification as a REIT, the preferred stock is not redeemable prior to the previously noted redemption dates. On or after the respective redemption dates, the respective series of preferred stock will be redeemable, at the option of the Company, in whole or in part, at $25.00 per depositary share, plus any accrued and unpaid dividends. The Company had $31.8 million and $28.1 million of deferred costs in connection with the issuance of preferred stock as of December 31, 2013 and 2012, respectively, which the Company will report as additional non-cash distributions upon notice of its intent to redeem such shares.

Common stock

On November 7, 2013, the Company sold 1,495,000 shares of common stock in a public offering and concurrently sold 950,000 shares of common stock at the public offering price to PS. The aggregate net proceeds were $192.3 million.

The Company’s Board of Directors previously authorized the repurchase, from time to time, of up to 6.5 million shares of the Company’s common stock on the open market or in privately negotiated transactions. During the year ended December 31, 2011, the Company repurchased 591,500 shares of common stock at an aggregate cost of $30.3 million. Since inception of the program, the Company has repurchased an aggregate of 4.9 million shares of common stock at an aggregate cost of $183.9 million or an average cost per share of $37.64. Under existing board authorizations, the Company can repurchase an additional 1.6 million shares. No shares of common stock were repurchased under this program during the years ended December 31, 2013 and 2012.

The Company paid $44.0 million ($1.76 per common share), $42.7 million ($1.76 per common share) and $43.0 million ($1.76 per common share) in distributions to its common shareholders for the years ended December 31, 2013, 2012 and 2011, respectively. The portion of the distributions classified as ordinary income was 98.9%, 100.0% and 100.0% for the years ended December 31, 2013, 2012 and 2011, respectively. The portion of the distributions classified as long-term capital gain income was 1.1% for the year ended December 31, 2013. No portion of the distributions was classified as long-term capital gain income for the years ended December 31, 2012 and 2011. The percentages in the two preceding sentences are unaudited.

Equity stock

In addition to common and preferred stock, the Company is authorized to issue 100.0 million shares of Equity Stock. The Articles of Incorporation provide that the Equity Stock may be issued from time to time in one or more series and give the Board of Directors broad authority to fix the dividend and distribution rights, conversion and voting rights, redemption provisions and liquidation rights of each series of Equity Stock.

10. Stock compensation

PSB has a 2003 Stock Option and Incentive Plan (the “2003 Plan”) covering 1.5 million shares of PSB’s common stock. PSB has a 2012 Equity and Performance-Based Incentive Compensation Plan (the “2012 Plan”) covering 1.0 million shares of PSB’s common stock. Under the 2003 Plan and 2012 Plan, PSB has granted non-qualified options to certain directors, officers and key employees to purchase shares

67

of PSB’s common stock at a price not less than the fair market value of the common stock at the date of grant. Additionally, under the 2003 Plan and 2012 Plan, PSB has granted restricted shares of common stock to certain directors and restricted stock units to officers and key employees.

Options under the 2003 Plan and 2012 Plan vest over a five-year period from the date of grant at the rate of one fifth per year and expire 10 years after the date of grant. Generally, restricted stock units granted are subject to a six-year vesting schedule, none in year one and 20% for each of the next five years. Certain restricted stock unit grants were subjected to a three-year vesting schedule with 33.3% vesting for each of the three years.

The weighted average grant date fair value of options granted during the years ended December 31, 2013, 2012 and 2011 was $9.18 per share, $4.85 per share and $5.38 per share, respectively. The Company has calculated the fair value of each option grant on the date of grant using the Black-Scholes option-pricing model with the following weighted average assumptions used for grants during the years ended December 31, 2013, 2012 and 2011, respectively: a dividend yield of 2.2%, 2.6% and 2.9%; expected volatility of 17.5%, 13.4% and 13.9%; expected life of five years; and risk-free interest rates of 1.0%, 0.9% and 1.7%.

The weighted average grant date fair value of restricted stock units granted during the years ended December 31, 2013, 2012 and 2011 was $73.85, $65.14 and $51.63, respectively. The Company calculated the fair value of each restricted stock unit grant using the market value on the date of grant.

At December 31, 2013, there was a combined total of 945,000 options and restricted stock units authorized to grant. Information with respect to outstanding options and nonvested restricted stock units granted under the 2003 Plan and 2012 Plan is as follows:

Options:	Number of Options			Weighted Average Exercise Price		Weighted Average Remaining Contract Life		Aggregate Intrinsic Value (in  thousands)
Outstanding at December 31, 2010		577,816		$	48.95
Granted		14,000		$	60.66
Exercised		(24,600	)	$	42.67
Forfeited		—		$	—
Outstanding at December 31, 2011		567,216		$	49.51
Granted		44,000		$	66.69
Exercised		(143,043	)	$	41.30
Forfeited		(13,600	)	$	61.05
Outstanding at December 31, 2012		454,573		$	53.41
Granted		24,000		$	78.99
Exercised		(97,800	)	$	47.87
Forfeited		—		$	—
Outstanding at December 31, 2013		380,773		$	56.45		5.64 Years	$	7,680
Exercisable at December 31, 2013		201,973		$	54.32		5.13 Years	$	10,971

68

Restricted Stock Units:	Number of Units			Weighted Average Grant Date Fair Value
Nonvested at December 31, 2010		85,674		$	53.60
Granted		8,700		$	51.63
Vested		(29,890	)	$	55.88
Forfeited		(5,260	)	$	52.70
Nonvested at December 31, 2011		59,224		$	52.24
Granted		17,800		$	65.14
Vested		(20,094	)	$	51.36
Forfeited		(3,840	)	$	53.95
Nonvested at December 31, 2012		53,090		$	55.69
Granted		8,350		$	73.85
Vested		(13,690	)	$	53.84
Forfeited		(2,650	)	$	47.96
Nonvested at December 31, 2013		45,100		$	60.07

Effective January 1, 2012, the Company entered into a performance-based restricted stock unit program, the Senior Management Long-Term Equity Incentive Program for 2012-2015 (“LTEIP”), with selected employees of the Company. Under the LTEIP, the Company established a targeted restricted stock unit award for selected employees, which would be earned only if the Company achieved defined targets during 2012 to 2015. The first type of award is an annual award following the end of each of the four years in the program, with the award subject to and based on the achievement of defined targets during the previous year. The second type of award is an award based on achieving defined targets during the cumulative four-year period 2012-2015. In the event the defined target is not achieved for an annual award, the shares allocated for award for such year are added to the shares that may be received if the four-year target is achieved. Both types of restricted stock unit awards vest in three equal annual installments beginning one year from the date of award. Up to approximately 38,037 restricted stock units would be granted for each of the four years assuming achievement was met and up to approximately 308,870 restricted stock units would be granted for the cumulative four-year period assuming achievement was met. The targets for 2012 and 2013 were not achieved and management has determined that it is not probable that the targets under the LTEIP will be met. As such, the Company stopped recording amortization and recorded a reversal of all LTEIP amortization previously recorded in 2012 of $3.9 million during the year ended December 31, 2013. Net compensation expense of $3.9 million related to the LTEIP was recognized during the year ended December 31, 2012.

Net compensation expense of $425,000, $419,000 and $486,000 related to stock options was recognized during the years ended December 31, 2013, 2012 and 2011, respectively. Excluding the LTEIP reversal of $3.9 million noted above, net compensation expense of $671,000 related to restricted stock units was recognized during the year ended December 31, 2013. Excluding the LTEIP amortization of $3.9 million, net compensation expense of $836,000 related to restricted stock units was recognized during the year ended December 31, 2012. Net compensation expense of $920,000 related to restricted stock units was recognized during the year ended December 31, 2011.

As of December 31, 2013, there was $774,000 of unamortized compensation expense related to stock options expected to be recognized over a weighted average period of 2.5 years. As of December 31, 2013, there was $2.0 million of unamortized compensation expense related to restricted stock units expected to be recognized over a weighted average period of 4.2 years.

Cash received from 97,800 stock options exercised during the year ended December 31, 2013 was $4.7 million. Cash received from 143,043 stock options exercised during the year ended December 31, 2012 was $5.9 million. Cash received from 24,600 stock options exercised during the year ended December 31, 2011 was $1.1 million. The aggregate intrinsic value of the stock options exercised was $3.1 million, $3.4 million and $457,000 during the years ended December 31, 2013, 2012 and 2011, respectively.

69

During the year ended December 31, 2013, 13,690 restricted stock units vested; in settlement of these units, 8,547 shares were issued, net of shares applied to payroll taxes. The aggregate fair value of the shares vested for the year ended December 31, 2013 was $1.0 million. During the year ended December 31, 2012, 20,094 restricted stock units vested; in settlement of these units, 13,248 shares were issued, net of shares applied to payroll taxes. The aggregate fair value of the shares vested for the year ended December 31, 2012 was $1.3 million. During the year ended December 31, 2011, 29,890 restricted stock units vested; in settlement of these units, 18,907 shares were issued, net of shares applied to payroll taxes. The aggregate fair value of the shares vested for the year ended December 31, 2011 was $1.7 million.

In May of 2004, the shareholders of the Company approved the issuance of up to 70,000 shares of common stock under the Retirement Plan for Non-Employee Directors (the “Director Plan”). Under the Director Plan, the Company grants 1,000 shares of common stock for each year served as a director up to a maximum of 5,000 shares issued upon retirement. In December of 2011, the Director Plan was amended to increase the maximum shares from 5,000 shares to 7,000 shares, 1,000 shares of common stock for each year served as a director. The Company recognizes compensation expense with regards to grants to be issued in the future under the Director Plan. As a result, included in the Company’s consolidated statements of income was compensation expense of $264,000, $287,000 and $559,000 for the years ended December 31, 2013, 2012 and 2011, respectively. As of December 31, 2013, 2012 and 2011, there was $1.4 million, $1.2 million and $514,000, respectively, of unamortized compensation expense related to these shares. In April, 2012, the Company issued 14,000 shares to two directors upon retirement with an aggregate fair value of $956,000. In January, 2011, the Company issued 5,000 shares to a director upon retirement with an aggregate fair value of $290,000. No shares were issued during the year ended December 31, 2013.

11. Supplementary quarterly financial data (unaudited, in thousands, except per share data):

	Three Months Ended
	March 31, 2013		June 30, 2013		September 30, 2013		December 31, 2013
Rental income	$	88,120	$	87,930	$	89,772	$	93,424
Cost of operations	$	29,384	$	28,720	$	29,901	$	26,826
Net income allocable to common shareholders	$	8,540	$	8,711	$	9,001	$	17,682
Net income per share:
Basic	$	0.35	$	0.36	$	0.37	$	0.68
Diluted	$	0.35	$	0.36	$	0.37	$	0.68
	Three Months Ended
	March 31, 2012		June 30, 2012		September 30, 2012		December 31, 2012
Rental income	$	84,677	$	85,627	$	87,020	$	89,224
Cost of operations	$	28,115	$	27,717	$	29,294	$	28,982
Net income allocable to common shareholders	$	3,467	$	1,410	$	5,172	$	9,760
Net income per share:
Basic	$	0.14	$	0.06	$	0.21	$	0.40
Diluted	$	0.14	$	0.06	$	0.21	$	0.40

12. Commitments and contingencies

The Company currently is neither subject to any other material litigation nor, to management’s knowledge, is any material litigation currently threatened against the Company other than routine litigation and administrative proceedings arising in the ordinary course of business.

70

13. 401(k) Plan

The Company has a 401(k) savings plan (the “Plan”) in which all eligible employees may participate. The Plan provides for the Company to make matching contributions to all eligible employees up to 4% of their annual salary dependent on the employee’s level of participation. For the years ended December 31, 2013, 2012 and 2011, $362,000, $345,000 and $328,000, respectively, was charged as expense related to this plan.

71

PS BUSINESS PARKS, INC.

SCHEDULE III — REAL ESTATE AND ACCUMULATED DEPRECIATION

DECEMBER 31, 2013

(DOLLARS IN THOUSANDS)

				Initial Cost to Company				Cost Capitalized Subsequent to Acquisition		Gross Amount at Which Carried at December 31, 2013
Description	Location	Encumbrances		Land		Buildings and Improvements		Buildings and Improvements		Land		Buildings and Improvements		Total		Accumulated Depreciation		Year(s) Acquired	Depreciable Lives (Years)
Mesa	Mesa, AZ	$	—	$	675	$	1,692	$	2,746	$	675	$	4,438	$	5,113	$	3,492	1997		5- 30
Corporate/Metro Park Phoenix	Phoenix, AZ		—		5,130		17,514		2,961		5,130		20,475		25,605		11,190	1999/2003		5- 30
Tempe/MCKellips	Tempe, AZ		—		195		522		586		195		1,108		1,303		801	1997		5- 30
University	Tempe, AZ		—		2,805		7,107		6,520		2,805		13,627		16,432		9,274	1997		5- 30
Concord Business Park	Concord, CA		—		12,454		20,491		614		12,454		21,105		33,559		2,381	2011		5- 30
Bayview Business Park	Fremont, CA		7,300		4,990		4,831		81		4,990		4,912		9,902		680	2011		5- 30
Christy Business Park	Fremont, CA		14,200		11,450		16,254		1,047		11,450		17,301		28,751		2,063	2011		5- 30
Industrial Drive Distribution Center	Fremont, CA		5,300		7,482		6,812		106		7,482		6,918		14,400		798	2011		5- 30
Bay Center Business Park	Hayward, CA		27,500		19,052		50,501		1,844		19,052		52,345		71,397		6,217	2011		5- 30
Cabot Distribution Center	Hayward, CA		9,300		5,859		10,811		289		5,859		11,100		16,959		1,127	2011		5- 30
Diablo Business Park	Hayward, CA		—		9,102		15,721		690		9,102		16,411		25,513		2,155	2011		5- 30
Eden Landing	Hayward, CA		4,800		3,275		6,174		60		3,275		6,234		9,509		826	2011		5- 30
Hayward Business Park	Hayward, CA		46,400		28,256		54,418		1,516		28,256		55,934		84,190		5,668	2011		5- 30
Huntwood Business Park	Hayward, CA		11,600		7,391		11,819		760		7,391		12,579		19,970		1,474	2011		5- 30
Parkway Commerce	Hayward, CA		—		4,398		10,433		4,371		4,398		14,804		19,202		8,761	1997		5- 30
Dixon Landing Business Park	Milpitas, CA		30,000		26,301		21,121		1,396		26,301		22,517		48,818		3,223	2011		5- 30
Monterey/Calle	Monterey, CA		—		288		706		308		288		1,014		1,302		636	1997		5- 30
Port of Oakland	Oakland, CA		10,800		5,638		11,066		590		5,638		11,656		17,294		1,389	2011		5- 30
Northpointe Business Center	Sacramento, CA		—		3,031		13,826		5,956		3,031		19,782		22,813		12,398	1999		5- 30
Sacramento Northgate	Sacramento, CA		—		1,710		4,567		2,973		1,710		7,540		9,250		5,132	1997		5- 30
Charcot Business Park	San Jose, CA		10,300		8,086		11,546		797		8,086		12,343		20,429		1,953	2011		5- 30
Las Plumas	San Jose, CA		—		4,379		12,889		5,899		4,379		18,788		23,167		12,413	1998		5- 30
Little Orchard Distribution Center	San Jose, CA		5,900		7,725		3,846		35		7,725		3,881		11,606		555	2011		5- 30
Montague Industrial Park	San Jose, CA		14,200		14,476		12,807		270		14,476		13,077		27,553		2,183	2011		5- 30
Oakland Road	San Jose, CA		—		3,458		8,765		2,890		3,458		11,655		15,113		6,997	1997		5- 30
Rogers Avenue	San Jose, CA		—		3,540		4,896		547		3,540		5,443		8,983		2,133	2006		5- 30
Doolittle Business Park	San Leandro, CA		4,500		3,929		6,231		294		3,929		6,525		10,454		837	2011		5- 30
Bayshore Corporate Center	San Mateo, CA		—		25,108		36,891		—		25,108		36,891		61,999		—	2013		5- 30
San Ramon/Norris Canyon	San Ramon, CA		—		1,486		3,642		1,238		1,486		4,880		6,366		2,948	1997		5- 30
Commerce Park	Santa Clara, CA		—		17,218		21,914		3,485		17,218		25,399		42,617		14,241	2007		5- 30
Santa Clara Tech Park	Santa Clara, CA		—		7,673		15,645		3,598		7,673		19,243		26,916		10,759	2000		5- 30
Walsh at Lafayette	Santa Clara, CA		19,300		13,437		17,890		282		13,437		18,172		31,609		3,003	2011		5- 30
Airport Blvd.	So. San Francisco, CA		—		899		2,387		690		899		3,077		3,976		1,796	1997		5- 30
So. San Francisco/Produce	So. San Francisco, CA		—		776		1,886		517		776		2,403		3,179		1,354	1997		5- 30
Kifer Industrial Park	Sunnyvale, CA		28,600		13,227		37,874		244		13,227		38,118		51,345		4,306	2011		5- 30
Buena Park Industrial Center	Buena Park, CA		—		3,245		7,703		2,118		3,245		9,821		13,066		5,798	1997		5- 30
Carson	Carson, CA		—		990		2,496		1,351		990		3,847		4,837		2,428	1997		5- 30
Cerritos Business Center	Cerritos, CA		—		4,218		10,273		3,757		4,218		14,030		18,248		8,390	1997		5- 30
Cerritos/Edwards	Cerritos, CA		—		450		1,217		1,358		450		2,575		3,025		1,524	1997		5- 30
Culver City	Culver City, CA		—		3,252		8,157		5,963		3,252		14,120		17,372		9,022	1997		5- 30
Corporate Point	Irvine, CA		—		6,876		18,519		5,839		6,876		24,358		31,234		14,792	2000		5- 30

72

				Initial Cost to Company				Cost Capitalized Subsequent to Acquisition		Gross Amount at Which Carried at December 31, 2013
Description	Location	Encumbrances		Land		Buildings and Improvements		Buildings and Improvements		Land		Buildings and Improvements		Total		Accumulated Depreciation		Year(s) Acquired	Depreciable Lives (Years)
Laguna Hills Commerce Center	Laguna Hills, CA		—		16,261		39,559		5,925		16,261		45,484		61,745		25,015	1997		5- 30
Plaza Del Lago	Laguna Hills, CA		—		2,037		5,051		3,712		2,037		8,763		10,800		5,707	1997		5 -30
Canada	Lake Forest, CA		—		5,508		13,785		5,096		5,508		18,881		24,389		11,122	1997		5- 30
Monterey Park	Monterey Park, CA		—		3,078		7,862		1,455		3,078		9,317		12,395		5,580	1997		5- 30
Orange County Business Center	Orange County, CA		—		9,405		35,746		16,281		9,405		52,027		61,432		36,754	2003		5- 30
Orangewood	Orange County, CA		—		2,637		12,291		2,781		2,637		15,072		17,709		7,577	2003		5- 30
Kearney Mesa	San Diego, CA		—		2,894		7,089		2,632		2,894		9,721		12,615		5,910	1997		5- 30
Lusk	San Diego, CA		—		5,711		14,049		5,272		5,711		19,321		25,032		11,854	1997		5- 30
Rose Canyon Business Park	San Diego, CA		—		15,129		20,054		1,954		15,129		22,008		37,137		10,112	2005		5- 30
Signall Hill	Signal Hill, CA		—		6,693		12,699		2,433		6,693		15,132		21,825		7,589	1997/2006		5- 30
Studio City/Ventura	Studio City, CA		—		621		1,530		404		621		1,934		2,555		1,122	1997		5- 30
Torrance	Torrance, CA		—		2,318		6,069		2,929		2,318		8,998		11,316		5,419	1997		5- 30
Boca Commerce	Boca Raton, FL		—		7,795		9,258		932		7,795		10,190		17,985		3,617	2006		5- 30
MICC	Miami, FL		—		89,529		105,370		37,670		89,529		143,040		232,569		74,068	2003/2011		5- 30
Wellington	Wellington, FL		—		10,845		18,560		2,465		10,845		21,025		31,870		6,683	2006		5- 30
Ammendale	Beltsville, MD		—		4,278		18,380		9,879		4,278		28,259		32,537		18,793	1998		5- 30
Gaithersburg/Christopher	Gaithersburg, MD		—		475		1,203		557		475		1,760		2,235		1,134	1997		5- 30
Metro Park	Rockville, MD		—		33,995		94,463		34,546		33,995		129,009		163,004		74,095	2001		5- 30
Parklawn Business Park	Rockville, MD		—		3,387		19,628		2,982		3,387		22,610		25,997		5,229	2010		5- 30
Shady Grove	Rockville, MD		—		5,372		50,727		8,203		5,372		58,930		64,302		12,266	2010		5- 30
Westech Business Park	Silver Spring, MD		—		25,261		74,572		14,329		25,261		88,901		114,162		42,993	2006		5- 30
Cornell Oaks	Beaverton, OR		—		20,616		63,235		17,562		20,616		80,797		101,413		44,325	2001		5- 30
Creekside	Beaverton, OR		—		15,007		47,125		22,703		15,007		69,828		84,835		45,271	1998/2000		5- 30
Milwaukie	Milwaukie, OR		—		1,125		2,857		1,657		1,125		4,514		5,639		2,832	1997		5- 30
Valwood Business Center	Carrollton, TX		—		2,510		13,859		18		2,510		13,877		16,387		267	2013		5- 30
Empire Commerce	Dallas, TX		—		304		1,545		819		304		2,364		2,668		1,600	1998		5- 30
Northgate	Dallas, TX		—		1,274		5,505		3,661		1,274		9,166		10,440		5,695	1998		5- 30
Northway Plaza	Farmers Branch, TX		—		1,742		4,503		8		1,742		4,511		6,253		135	2013		5- 30
Springlake Business Center	Farmers Branch, TX		—		892		2,282		—		892		2,282		3,174		74	2013		5- 30
Westwood Business Park	Farmers Branch, TX		—		941		6,884		1,740		941		8,624		9,565		4,299	2003		5- 30
Eastgate	Garland, TX		—		480		1,203		573		480		1,776		2,256		1,086	1997		5- 30
Freeport Business Park	Irving, TX		—		4,564		9,506		32		4,564		9,538		14,102		271	2013		5- 30
NFTZ (1)	Irving, TX		—		1,517		6,499		3,009		1,517		9,508		11,025		5,374	1998		5- 30
Royal Tech	Irving, TX		—		13,989		54,113		19,943		13,989		74,056		88,045		43,437	1998-2000/2011		5- 30
La Prada	Mesquite, TX		—		495		1,235		614		495		1,849		2,344		1,164	1997		5- 30
The Summit	Plano, TX		—		1,536		6,654		3,968		1,536		10,622		12,158		7,023	1998		5- 30
Arapaho Business Park	Richardson, TX		—		4,851		9,902		363		4,851		10,265		15,116		649	2013		5- 30
Richardson Business Parkway	Richardson, TX		—		799		3,568		2,503		799		6,071		6,870		4,082	1998		5- 30
Ben White	Austin, TX		—		1,550		7,015		1,897		1,550		8,912		10,462		5,106	1998		5- 30
Lamar Business Park	Austin, TX		—		2,528		6,596		4,023		2,528		10,619		13,147		8,383	1997		5- 30
McKalla	Austin, TX		—		1,945		13,212		2,015		1,945		15,227		17,172		5,624	1998/2012		5- 30
Rutland	Austin, TX		—		2,022		9,397		3,649		2,022		13,046		15,068		6,838	1998/1999		5- 30
Waterford	Austin, TX		—		2,108		9,649		3,302		2,108		12,951		15,059		8,126	1999		5- 30
Braker Business Park	Austin, TX		—		1,874		13,990		987		1,874		14,977		16,851		4,294	2010		5- 30
McNeil	Austin, TX		—		2,314		17,044		2,150		2,314		19,194		21,508		5,770	1999/2010/2012		5- 30
Mopac Business Park	Austin, TX		—		719		3,579		328		719		3,907		4,626		1,042	2010		5- 30
Southpark Business Park	Austin, TX		—		1,266		9,882		1,399		1,266		11,281		12,547		2,961	2010		5- 30
Bren Mar	Alexandria, VA		—		2,197		5,380		3,795		2,197		9,175		11,372		5,780	1997		5- 30
Eisenhower	Alexandria, VA		—		1,440		3,635		2,295		1,440		5,930		7,370		4,029	1997		5- 30

73

				Initial Cost to Company				Cost Capitalized Subsequent to Acquisition		Gross Amount at Which Carried at December 31, 2013
Description	Location	Encumbrances		Land		Buildings and Improvements		Buildings and Improvements		Land		Buildings and Improvements		Total		Accumulated Depreciation		Year(s) Acquired	Depreciable Lives (Years)
Beaumont	Chantilly, VA		—		4,736		11,051		1,721		4,736		12,772		17,508		5,854	2006		5- 30
Dulles South/Sullyfield	Chantilly, VA		—		1,373		6,810		2,898		1,373		9,708		11,081		5,662	1999		5- 30
Lafayette	Chantilly, VA		—		1,680		13,398		4,296		1,680		17,694		19,374		11,233	1999/2000		5- 30
Park East	Chantilly, VA		—		3,851		18,029		9,798		3,851		27,827		31,678		14,876	1999		5- 30
Fair Oaks Business Park	Fairfax, VA		—		13,598		36,232		5,483		13,598		41,715		55,313		21,337	2004/2007		5- 30
Properity Business Campus	Fairfax, VA		—		23,147		67,575		26,894		23,147		94,469		117,616		51,363	2001		5- 30
Monroe	Herndon, VA		—		6,737		18,911		9,669		6,737		28,580		35,317		18,183	1997/1999		5- 30
Gunston	Lorton, VA		—		4,146		17,872		5,004		4,146		22,876		27,022		13,396	1998		5- 30
Westpark Business Campus	MClean, VA		—		47,955		101,847		17,033		47,955		118,880		166,835		23,432	2010/2011		5- 30
Alban Road	Springfield, VA		—		1,935		4,736		4,711		1,935		9,447		11,382		6,411	1997		5- 30
I-95	Springfield, VA		—		3,535		15,672		11,140		3,535		26,812		30,347		18,263	2000		5- 30
Northpointe	Sterling, VA		—		2,767		8,778		4,161		2,767		12,939		15,706		8,848	1997/1998		5- 30
Shaw Road	Sterling, VA		—		2,969		10,008		3,979		2,969		13,987		16,956		9,603	1998		5- 30
Tysons Corporate Center	Vienna, VA		—		9,885		25,302		9,032		9,885		34,334		44,219		7,382	2010		5- 30
Woodbridge	Woodbridge, VA		—		1,350		3,398		1,777		1,350		5,175		6,525		3,317	1997		5- 30
212th Business Park	KentWA		—		19,573		17,695		9,597		19,573		27,292		46,865		1,907	2012		5- 30
Overlake	Redmond, WA		—		27,761		49,353		5,988		27,761		55,341		83,102		28,120	2007		5- 30
Renton	Renton, WA		—		330		889		526		330		1,415		1,745		907	1997		5- 30
		$	250,000	$	827,092	$	1,869,215	$	477,743	$	827,092	$	2,346,958	$	3,174,050	$	1,035,387

(1) The Company owns two properties that are subject to ground leases in Las Colinas, Texas, expiring in 2019 and 2020, each with one 10 year extension option.

74

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

Dated: February 21, 2014
PS BUSINESS PARKS, INC.
By:	/s/ Joseph D. Russell, Jr.
	Joseph D. Russell, Jr.
	President and Chief Executive Officer

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

Signature	Title	Date
/s/ Ronald L. Havner, Jr. Ronald L. Havner, Jr.	Chairman of the Board	February 21, 2014
/s/ Joseph D. Russell, Jr. Joseph D. Russell, Jr.	President, Director and Chief Executive Officer (principal executive officer)	February 21, 2014
/s/ Edward A. Stokx Edward A. Stokx	Chief Financial Officer (principal financial officer and principal accounting officer)	February 21, 2014
/s/ Jennifer Holden Dunbar Jennifer Holden Dunbar	Director	February 21, 2014
/s/ James H. Kropp James H. Kropp	Director	February 21, 2014
/s/ Sara Grootwassink Lewis Sara Grootwassink Lewis	Director	February 21, 2014
/s/ Michael V. McGee Michael V. McGee	Director	February 21, 2014
/s/ Gary E. Pruitt Gary E. Pruitt	Director	February 21, 2014
/s/ Robert S. Rollo Robert S. Rollo	Director	February 21, 2014
/s/ Peter Schultz Peter Schultz	Director	February 21, 2014

75

PS BUSINESS PARKS, INC.

EXHIBIT INDEX

(Items 15(a)(3) and 15(b))

3.1	Restated Articles of Incorporation. Filed with Registrant’s Registration Statement on Form S-3 (SEC File No. 333-78627) and incorporated herein by reference.
3.2	Restated Bylaws, as amended. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
3.3	Certificate of Determination of Preferences of 6.875% Cumulative Preferred Stock, Series R of PS Business Parks, Inc. Filed with Registrant’s Current Report on Form 8-K dated October 7, 2010 (SEC File No. 001-10709) and incorporated herein by reference.
3.4	Certificate of Determination of Preferences of 6.45% Cumulative Preferred Stock, Series S of PS Business Parks, Inc. Filed with Registrant’s Current Report on Form 8-K dated January 11, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
3.5	Certificate of Determination of Preferences of 6.00% Series T Cumulative Redeemable Preferred Stock of PS Business Parks, Inc. Filed with Registrant’s Current Report on Form 8-K dated May 7, 2012 (SEC File No. 001-10709) and incorporated herein by reference
3.6	Certificate of Determination of Preferences of 5.75% Series U Cumulative Redeemable Preferred Stock of PS Business Parks, Inc. Field with Registrant’s Current Report on Form 8-K dated September 7, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
3.7	Certificate of Determination of Preferences of 5.70% Series V Cumulative Redeemable Preferred Stock of PS Business Parks, Inc. Field with Registrant’s Current Report on Form 8-K dated March 5, 2013 (SEC File No. 001-10709) and incorporated herein by reference.
4.1	Deposit Agreement Relating to 6.875% Cumulative Preferred Stock, Series R of PS Business Parks, Inc., dated as of October 7, 2010. Filed with Registrant’s Current Report on Form 8-K dated October 7, 2010 (SEC File No. 001-10709) and incorporated herein by reference.
4.2	Deposit Agreement Relating to 6.45% Cumulative Preferred Stock, Series S of PS Business Parks, Inc., dated as of January 10, 2012. Filed with Registrant’s Current Report on Form 8-K dated January 11, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
4.3	Deposit Agreement Relating to 6.00% Cumulative Preferred Stock, Series T of PS Business Parks, Inc. dated as of May 3, 2012. Filed with Registrant’s Current Report on Form 8-K dated May 7, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
4.4	Deposit Agreement Relating to 5.75% Cumulative Preferred Stock, Series U of PS Business Parks, Inc. dated as of September 5, 2012. Filed with Registrant’s Current Report on Form 8-K dated September 7, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
4.5	Deposit Agreement Relating to 5.70% Cumulative Preferred Stock, Series V of PS Business Parks, Inc. dated as of March 5, 2013. Filed with Registrant’s Current Report on Form 8-K dated March 5, 2013 (SEC File No. 001-10709) and incorporated herein by reference.
10.1	Amended Management Agreement between Storage Equities, Inc. and Public Storage Commercial Properties Group, Inc. dated as of February 21, 1995. Filed with PS’s Annual Report on Form 10-K for the year ended December 31, 1994 (SEC File No. 001-08389) and incorporated herein by reference.
10.2	Agreement of Limited Partnership of PS Business Parks, L.P. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended June 30, 1998 (SEC File No. 001-10709) and incorporated herein by reference.

76

10.3*	Offer Letter / Employment Agreement between Registrant and Joseph D. Russell, Jr., dated as of September 6, 2002. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2003 (SEC File No. 001-10709) and incorporated herein by reference.
10.4*	Form of Indemnity Agreement. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 1998 (SEC File No. 001-10709) and incorporated herein by reference.
10.5*	Form of Indemnification Agreement for Executive Officers. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2004 (SEC File No. 001-10709) and incorporated herein by reference.
10.6	Cost Sharing and Administrative Services Agreement dated as of November 16, 1995 by and among PSCC, Inc. and the owners listed therein. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 1998 (SEC File No. 001-10709) and incorporated herein by reference.
10.7	Amendment to Cost Sharing and Administrative Services Agreement dated as of January 2, 1997 by and among PSCC, Inc. and the owners listed therein. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 1998 (SEC File No. 001-10709) and incorporated herein by reference.
10.8	Accounts Payable and Payroll Disbursement Services Agreement dated as of January 2, 1997 by and between PSCC, Inc. and AOPP LP. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 1998 (SEC File No. 001-10709) and incorporated herein by reference.
10.9	Amendment to Agreement of Limited Partnership of PS Business Parks, L.P. relating to 6.875% Series R Cumulative Redeemable Preferred Units, dated as of October 15, 2010. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2010 (SEC File No. 001-10709) and incorporated herein by reference.
10.10	Amendment to Agreement of Limited Partnership of PS Business Parks, L.P. relating to 6.45% Series S Cumulative Redeemable Preferred Units, dated as of January 10, 2012. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.11	Amendment to Agreement of Limited Partnership of PS Business Parks, L.P. relating to 6.00% Series T Cumulative Preferred Units, Series T, dated as of May 14, 2012. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
10.12	Amendment to Agreement of Limited Partnership of PS Business Parks, L.P. relating to 5.75% Series U Cumulative Preferred Units, dated as of September 14, 2012. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
10.13	Amended and Restated Revolving Credit Agreement dated as of October 29, 2002 among PS Business Parks, L.P., Wells Fargo Bank, National Association, as Agent, and the Lenders named therein. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2002 (SEC File No. 001-10709) and incorporated herein by reference.
10.14	Modification Agreement, dated as of December 29, 2003. Filed with the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2003 and incorporated herein by reference. This exhibit modifies the Amended and Restated Revolving Credit Agreement dated as of October 29, 2002 and filed with the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2002 (SEC File No. 001-10709) and incorporated herein by reference.
10.15	Modification Agreement, dated as of January 23, 2004. Filed with the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2003 and incorporated herein by reference. This exhibit modifies the Modification Agreement dated as of December 29, 2003 and filed with the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2003 (SEC File No. 001-10709) and incorporated herein by reference.

77

10.16	Third Modification Agreement, dated as of August 5, 2005. Filed with the Registrant’s Current Report on Form 8-K dated August 5, 2005 (SEC File No. 001-10709) and incorporated herein by reference. This exhibit modifies the Modification Agreement dated as of January 23, 2004 and filed with the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2003 (SEC File No. 001-10709) and incorporated herein by reference.
10.17	Fourth Modification Agreement dated as of July 30, 2008 to Amended and Restated Revolving Credit Agreement dated October 29, 2002. Filed with Registrant’s Current Report on Form 8-K dated August 5, 2008 (SEC File No. 001-10709) and incorporated herein by reference.
10.18	Fifth Modification Agreement dated as of July 28, 2010 to Amended and Restated Revolving Credit Agreement dated October 29, 2002. Filed with Registrant’s Current Report on Form 8-K dated August 2, 2010 (SEC File No. 001-10709) and incorporated herein by reference.
10.19	Promissory Note dated February 9, 2011. Filed with the Registrant’s Current Report on Form 8-K dated February 14, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.20	Sixth Modification Agreement dated as of August 3, 2011 to Amended and Restated Revolving Credit Agreement dated October 29, 2002. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.21	Loan Agreement, dated November 17, 2006, between Northern California Industrial Portfolio, Inc., a Maryland corporation, and LaSalle Bank National Association, a national banking association. Filed with the Registrant’s Current Report on Form 8-K dated December 20, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.22	Credit Agreement dated as of December 20, 2011, by and among PS Business Parks, L.P., a California limited partnership, as borrower, and Wells Fargo Bank, National Association, as Administrative Agent for the Lenders. Filed with the Registrant’s Current Report on Form 8-K dated December 20, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.23	Seventh Modification Agreement dated as of December 20, 2011 to Amended and Restated Revolving Credit Agreement dated October 29, 2002. Filed with the Registrant’s Current Report on Form 8-K dated December 20, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.24	First Modification Agreement dated December 29, 2011 to Credit Agreement dated December 20, 2011 by and among PS Business Parks, L.P., a California limited partnership, as borrower, and Wells Fargo Bank, National Association, as Administrative Agent for the Lenders. Filed with the Registrant’s Current Report on Form 8-K dated January 5, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
10.25	Amendment to Agreement of Limited Partnership of PS Business Parks, L.P. relating to 5.70% Series V Cumulative Preferred Units , dated as of March 14, 2013. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2013 (SEC File No. 001-10709) and incorporated herein by reference.
10.26*	Registrant’s 1997 Stock Option and Incentive Plan. Filed with Registrant’s Registration Statement on Form S-8 (SEC File No. 333-48313) and incorporated herein by reference.
10.27*	Registrant’s 2003 Stock Option and Incentive Plan. Filed with Registrant’s Registration Statement on Form S-8 (SEC File No. 333-104604) and incorporated herein by reference.
10.28*	Amended and Restated Retirement Plan for Non-Employee Directors. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2011 (SEC File No. 001-10709) and incorporated herein by reference.
10.29*	Form of PS Business Parks, Inc. Restricted Stock Unit Agreement. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2004 (SEC File No. 001-10709) and incorporated herein by reference.

78

10.30*	Form of PS Business Parks, Inc. 2003 Stock Option and Incentive Plan Non-Qualified Stock Option Agreement. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2004 (SEC File No. 001-10709) and incorporated herein by reference.
10.31*	Form of PS Business Parks, Inc. 2003 Stock Option and Incentive Plan Stock Option Agreement. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2004 (SEC File No. 001-10709) and incorporated herein by reference.
10.32*	Amendment to Form of Director Stock Option Agreement. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2010 (SEC File No. 001-10709) and incorporated herein by reference.
10.33*	Revised Form of Director Stock Option Agreement. Filed with Registrant’s Annual Report on Form 10-K for the year ended December 31, 2010 (SEC File No. 001-10709) and incorporated herein by reference.
10.34*	Registrant’s 2012 Equity and Performance-Based Incentive Compensation Plan (2012 Plan). Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
10.34*	Form of Registrant’s 2012 Plan Non-Qualified Stock Option Agreement. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
10.36*	Form of Registrant’s 2012 Plan Restricted Stock Unit Agreement. Filed with Registrant’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2012 (SEC File No. 001-10709) and incorporated herein by reference.
12	Statement re: Computation of Ratio of Earnings to Fixed Charges and Preferred Stock Dividends. Filed herewith.
21	List of Subsidiaries. Filed herewith.
23	Consent of Independent Registered Public Accounting Firm. Filed herewith.
31.1	Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. Filed herewith.
31.2	Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. Filed herewith.
32.1	Certification of Chief Executive Officer and Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. Filed herewith.
101 .INS	XBRL Instance Document. Filed herewith.
101 .SCH	XBRL Taxonomy Extension Schema. Filed herewith.
101 .CAL	XBRL Taxonomy Extension Calculation Linkbase. Filed herewith.
101 .DEF	XBRL Taxonomy Extension Definition Linkbase. Filed herewith.
101 .LAB	XBRL Taxonomy Extension Label Linkbase. Filed herewith.
101 .PRE	XBRL Taxonomy Extension Presentation Link. Filed herewith.

* Management contract or compensatory plan or arrangement

79