10-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 _________________________________________________________

FORM 10-K

 _________________________________________________________

(Mark One)

x Annual report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 For the fiscal year ended December 31, 2014

or

o Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 For the transition period from toto

Commission file number 001-34626

   _________________________________________________________

PIEDMONT OFFICE REALTY TRUST, INC.

(Exact name of registrant as specified in its charter)

 __________________________________________________________

Maryland	58-2328421
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification Number)
11695 Johns Creek Parkway Ste. 350, Johns Creek, Georgia	30097
(Address of principal executive offices)	(Zip Code)

(770) 418-8800

Registrant’s telephone number, including area code

    _________________________________________________________

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

Title of each class	Name of exchange on which registered
COMMON STOCK	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  x    No  o

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.

Yes  o    No  x

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  x    No  o

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 during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).

Yes  x    No  o

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

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company (as defined in Rule 12b-2 of the Act).

Large accelerated filer  x       Accelerated filer  o        Non-accelerated filer  o        Smaller reporting companyo

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes  o    No  x

As of June 30, 2014, the aggregate market value of the common stock of Piedmont Office Realty Trust, Inc., held by non-affiliates was $2,905,773,082 based on the closing price as reported on the New York Stock Exchange. As of February 17, 2015, 154,339,315 shares of common stock were outstanding.

Documents Incorporated by Reference:

Registrant incorporates by reference portions of the Piedmont Office Realty Trust, Inc. Definitive Proxy Statement for the 2015 Annual Meeting of Stockholders (Items 10, 11, 12, 13, and 14 of Part III) to be filed no later than April 30, 2015.

		FORM 10-K
		PIEDMONT OFFICE REALTY TRUST, INC.
		TABLE OF CONTENTS
PART I.			Page No.
	Item 1.	Business	2
	Item 1A.	Risk Factors	3
	Item 1B.	Unresolved Staff Comments	19
	Item 2.	Properties	19
	Item 3.	Legal Proceedings	22
	Item 4.	Mine Safety Disclosures	23
PART II.
	Item 5.	Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities	24
	Item 6.	Selected Financial Data	27
	Item 7.	Management's Discussion and Analysis of Financial Condition and Results of Operations	28
	Item 7A.	Quantitative and Qualitative Disclosures About Market Risk	42
	Item 8.	Financial Statements and Supplementary Data	44
	Item 9.	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	44
	Item 9A.	Controls and Procedures	44
	Item 9B.	Other Information	45
PART III.
	Item 10.	Directors, Executive Officers and Corporate Governance	46
	Item 11.	Executive Compensation	46
	Item 12.	Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters	46
	Item 13.	Certain Relationships and Related Transactions, and Director Independence	46
	Item 14.	Principal Accounting Fees and Services	46
PART IV.
	Item 15.	Exhibits, Financial Statement Schedules	47
	Signatures		48

Certain statements contained in this Form 10-K may constitute forward-looking statements within the meaning of the federal securities laws. In addition, Piedmont Office Realty Trust, Inc. ("Piedmont"), or its executive officers on Piedmont’s behalf, may from time to time make forward-looking statements in reports and other documents Piedmont files with the Securities and Exchange Commission or in connection with other written or oral statements made to the press, potential investors, or others. Statements regarding future events and developments and Piedmont’s future performance, as well as management’s expectations, beliefs, plans, estimates, or projections relating to the future, are forward-looking statements within the meaning of these laws. Forward-looking statements include statements preceded by, followed by, or that include the words “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “continue,” or other similar words. Examples of such statements in this report include descriptions of our real estate, financing, and operating objectives; discussions regarding future dividends; and discussions regarding the potential impact of economic conditions on our portfolio.

These statements are based on beliefs and assumptions of Piedmont’s management, which in turn are based on information available at the time the statements are made. Important assumptions relating to the forward-looking statements include, among others, assumptions regarding the demand for office space in the sectors in which Piedmont operates, competitive conditions, and general economic conditions. These assumptions could prove inaccurate. The forward-looking statements also involve risks and uncertainties, which could cause actual results to differ materially from those contained in any forward-looking statement. Many of these factors are beyond Piedmont’s ability to control or predict. Such factors include, but are not limited to, the following:

• Economic, regulatory, and/or socio-economic changes (including accounting standards) that impact the real estate market generally, or that could affect patterns of use of commercial office space, may cause our operating results to suffer and decrease the value of our real estate properties;

• The impact of competition on our efforts to renew existing leases or re-let space on terms similar to existing leases;

• Changes in the economies and other conditions of the office market in general and of the specific markets in which we operate, particularly in Chicago, Washington, D.C., and the New York metropolitan area, where we have high concentrations of office properties;

• Lease terminations or lease defaults, particularly by one of our large lead tenants;

• Adverse market and economic conditions may negatively affect us and could cause us to recognize impairment charges on both our long-lived assets or goodwill or otherwise impact our performance;

• The success of our real estate strategies and investment objectives, including our ability to identify and consummate suitable acquisitions;

• The illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our properties;

• Acquisitions of properties may have unknown risks and other liabilities at the time of acquisition;

• Development and construction delays and resultant increased costs and risks may negatively impact our operating results;

• Our real estate development strategies may not be successful;

• Future terrorist attacks in the major metropolitan areas in which we own properties could significantly impact the demand for, and value of, our properties;

• Costs of complying with governmental laws and regulations;

• Additional risks and costs associated with directly managing properties occupied by government tenants;

• Future offerings of debt or equity securities may adversely affect the market price of our common stock;

• Changes in market interest rates may have an effect on the value of our common stock;

• Uncertainties associated with environmental and other regulatory matters;

• Potential changes in political environment and reduction in federal and/or state funding of our governmental tenants;

• We may be subject to litigation, which could have a material adverse effect on our financial condition;

• Changes in tax laws impacting REITs and real estate in general, as well as Piedmont’s ability to continue to qualify as a REIT under the Internal Revenue Code (the “Code”); and

• Other factors, including the risk factors discussed under Item 1A. of this Annual Report on Form 10-K.

Management believes these forward-looking statements are reasonable; however, undue reliance should not be placed on any forward-looking statements, which are based on current expectations. Further, forward-looking statements speak only as of the date they are made, and management undertakes no obligation to update publicly any of them in light of new information or future events.

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PART I

ITEM 1.    BUSINESS

General

Piedmont Office Realty Trust, Inc. (“Piedmont”) (NYSE: PDM) is a Maryland corporation that operates in a manner so as to qualify as a real estate investment trust (“REIT”) for federal income tax purposes and engages in the acquisition, development, management, and ownership of commercial real estate properties throughout the United States, including properties that are under construction, are newly constructed, or have operating histories. Piedmont was incorporated in 1997, commenced operations in 1998, and listed its common stock on the New York Stock Exchange ("NYSE") in 2010. Piedmont conducts business primarily through Piedmont Operating Partnership, L.P. (“Piedmont OP”), a Delaware limited partnership, as well as performing the management of its buildings through two wholly-owned subsidiaries, Piedmont Government Services, LLC and Piedmont Office Management, LLC. Piedmont owns 99.9% of, and is the sole general partner of, Piedmont OP and as such, possesses full legal control and authority over the operations of Piedmont OP. The remaining 0.1% ownership interest of Piedmont OP is held indirectly by Piedmont through its wholly-owned subsidiary, Piedmont Office Holdings, Inc. ("POH"), the sole limited partner of Piedmont OP. Piedmont OP owns properties directly, through wholly-owned subsidiaries and through both consolidated and unconsolidated joint ventures. References to Piedmont herein shall include Piedmont and all of its subsidiaries, including Piedmont OP and its subsidiaries and joint ventures.

Operating Objectives and Strategy

Based on our December 31, 2014 equity market capitalization of $2.9 billion, Piedmont is among the largest office REITs in the United States based on comparison to the constituents of the Bloomberg U.S. Office REIT Index.

Our portfolio of primarily Class A commercial office buildings was 87.7% and 87.2% leased as of December 31, 2014 and 2013, respectively. Our average lease size is approximately 29,000 square feet with our tenant base being comprised of primarily investment grade or nationally recognized corporations or governmental agencies. As of December 31, 2014, we owned and operated 74 office properties, one redevelopment asset, and one office building through an unconsolidated joint venture. Approximately 90% of our Annualized Lease Revenue is generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C.

Due to the fact that many of our properties were originally acquired in 2002 and 2003 with typically seven to ten years of lease term remaining at the time of acquisition, we re-leased a significant portion of our portfolio over the last several years. As a result, no more than 10% of our lease portfolio is scheduled to expire in any given year over the next four years. In addition, one of our operating objectives has been to sell non-strategic assets and recycle the proceeds into assets and markets which we believe have greater potential to contribute to enterprise value over time.

Headquartered in metropolitan Atlanta, Georgia, with regional and/or local management offices in each of its major markets, Piedmont values operational excellence and ranks first among REITs based on the number of buildings owned and managed with Building Owners Management Association ("BOMA") 360 designations. BOMA 360 is a program that evaluates six major areas of building operations and management and benchmarks a building's performance against industry standards. The achievement of such a designation recognizes excellence in building operations and management. We also have focused on environmental sustainability initiatives at our properties, and approximately 76% of our office portfolio (based on ALR) maintains Energy Star labels (recognizing the top 25% of commercial buildings in energy consumption efficiency) as of December 31, 2014.

We foster long-term relationships with our high-credit quality, diverse tenant base as evidenced by our 74% tenant retention rate over the past nine years. No tenant other than the U.S. government accounts for more than 5% of our Annualized Lease Revenue, and 73% of our Annualized Lease Revenue is derived from investment grade or nationally recognized companies or government agencies.

Information Regarding Disclosures Presented

Annualized Lease Revenue ("ALR") is calculated by multiplying (i) rental payments (defined as base rent plus operating expense reimbursements, if payable by the tenant on a monthly basis under the terms of a lease that has been executed, but excluding (a) rental abatements and (b) rental payments related to executed but not commenced leases for space that was covered by an existing lease), by (ii) 12. In instances in which contractual rents or operating expense reimbursements are collected on an annual, semi-annual, or quarterly basis, such amounts are multiplied by a factor of 1, 2, or 4, respectively, to calculate the annualized figure. For leases that have been executed but not commenced relating to un-leased space, ALR is calculated by multiplying (i) the monthly base rental payment (excluding abatements) plus any operating expense reimbursements for the initial month of the lease term,

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by (ii) 12. Unless stated otherwise, this measure excludes our one redevelopment asset, and our one property held in unconsolidated joint ventures.

Employees

As of December 31, 2014, we had 130 full-time employees, with 52 of our employees working in our corporate office located in metropolitan Atlanta, Georgia. Our remaining employees work in regional and/or local management offices located in Atlanta, Georgia; Boston, Massachusetts; Minneapolis, Minnesota; Washington, D.C.; Tampa, Florida; Dallas, Texas; Houston, Texas; Chicago, Illinois; Detroit, Michigan; and the metropolitan areas surrounding New York, New York and Los Angeles, California. These employees are involved in acquiring and developing properties, as well as performing asset and property management services for our real estate properties and tenants.

Competition

We compete for tenants for our high-quality assets in major U.S. markets by fostering strong tenant relationships and by providing quality customer service including, asset management, property management, and construction management services. As the competition for high-credit-quality tenants is intense, we may be required to provide rent abatements, incur charges for tenant improvements and other concessions, or we may not be able to lease vacant space timely, all of which would adversely impact our results of operations. We compete with other buyers who are interested in properties we elect to acquire, which may result in an increase in the amount that we pay for such properties or may ultimately result in our inability to acquire such properties. We also compete with sellers of similar properties when we sell properties, which may result in our receiving lower proceeds from the disposal, or which may result in our inability to dispose of such properties due to the lack of an acceptable return.

Financial Information About Industry Segments

Our current business consists primarily of owning, managing, operating, leasing, acquiring, developing, investing in, and disposing of office real estate assets. We internally evaluate all of our real estate assets as one operating segment, and, accordingly, we do not report segment information.

Concentration of Credit Risk

We are dependent upon the ability of our current tenants to pay their contractual rent amounts as the rents become due. The inability of a tenant to pay future rental amounts would have a negative impact on our results of operations. As of December 31, 2014, no individual tenant represents 10% or more of our future revenues under non-cancelable leases. Additionally, no individual tenant represented 10% or more of our revenues for the year ended December 31, 2014.

Other Matters

Piedmont has contracts with various governmental agencies, exclusively in the form of operating leases in buildings we own. See Item 1A. “Risk Factors” for further discussion of the risks associated with these contracts.

Additionally, as the owner of real estate assets, we are subject to environmental risks. See Item 1A. “Risk Factors” for further discussion of the risks associated with environmental concerns.

Web Site Address

Access to copies of each of our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, proxy statements, and other filings with the Securities and Exchange Commission (the "SEC"), including any amendments to such filings, may be obtained free of charge from the following Web site, http://www.piedmontreit.com, or directly from the SEC’s Web site at http://www.sec.gov. These filings are available promptly after we file them with, or furnish them to, the SEC.

ITEM 1A.    RISK FACTORS

Risks Related to Our Business and Operations

Economic, regulatory, and/or socio-economic changes that impact the real estate market generally, or that could affect patterns of use of commercial office space, may cause our operating results to suffer and decrease the value of our real estate properties.

The investment returns available from equity investments in real estate depend on the amount of income earned and capital appreciation generated by the properties, as well as the expenses incurred in connection with the properties. If our properties do not generate income sufficient to meet operating expenses, including debt service and capital expenditures, then our ability to make distributions to our stockholders could be adversely affected. In addition, there are significant expenditures associated with

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an investment in real estate (such as mortgage payments, real estate taxes, and maintenance costs) that generally do not decline when circumstances reduce the income from the property. The following factors, among others, may adversely affect the operating performance and long- or short-term value of our properties:

• changes in the national, regional, and local economic climate, particularly in markets in which we have a concentration of properties;

• local office market conditions such as employment rates and changes in the supply of, or demand for, space in properties similar to those that we own within a particular area;

• changes in the patterns of office use due to technological advances which may make telecommuting more prevalent;

• the attractiveness of our properties to potential tenants;

• changes in interest rates and availability of permanent mortgage funds that may render the sale of a property difficult or unattractive or otherwise reduce returns to stockholders;

• the financial stability of our tenants, including bankruptcies, financial difficulties, or lease defaults by our tenants;

• changes in operating costs and expenses, including costs for maintenance, insurance, and real estate taxes, and our ability to control rents in light of such changes;

• the need to periodically fund the costs to repair, renovate, and re-let space;

• earthquakes, tornadoes, hurricanes and other natural disasters, civil unrest, terrorist acts or acts of war, which may result in uninsured or under insured losses;

• changes in, or increased costs of compliance with, governmental regulations, including those governing usage, zoning, the environment, and taxes; and

• changes in accounting standards.

In addition, periods of economic slowdown or recession, rising interest rates, or declining demand for real estate could result in a general decrease in rents or an increased occurrence of defaults under existing leases, which would adversely affect our financial condition and results of operations. Any of the above factors may prevent us from generating sufficient cash flow or maintaining the value of our real estate properties.

We face considerable competition in the leasing market and may be unable to renew existing leases or re-let space on terms similar to the existing leases, or we may expend significant capital in our efforts to re-let space, which may adversely affect our operating results.

Every year, we compete with a number of other developers, owners, and operators of office and office-oriented, mixed-use properties to renew leases with our existing tenants and to attract new tenants. To the extent that we are able to renew leases that are scheduled to expire in the short-term or re-let such space to new tenants, heightened competition resulting from adverse market conditions may require us to utilize rent concessions and tenant improvements to a greater extent than we historically have. In addition, competition for credit worthy tenants is intense and we may have difficulty competing with competitors who have purchased properties at discounted prices allowing them to offer space at reduced rental rates.

If our competitors offer office accommodations at rental rates below current market rates or below the rental rates we currently charge our tenants, we may lose potential tenants, and we may be pressured to reduce our rental rates below those we currently charge in order to retain tenants upon expiration of their existing leases. Even if our tenants renew their leases or we are able to re-let the space, the terms and other costs of renewal or re-letting, including the cost of required renovations, increased tenant improvement allowances, leasing commissions, declining rental rates, and other potential concessions, may be less favorable than the terms of our current leases and could require significant capital expenditures. If we are unable to renew leases or re-let space in a reasonable time, or if rental rates decline or tenant improvement, leasing commissions, or other costs increase, our financial condition, cash flows, cash available for distribution, value of our common stock, and ability to satisfy our debt service obligations could be adversely affected.

Our rental revenues will be significantly influenced by the economies and other conditions of the office market in general and of the specific markets in which we operate, particularly in Chicago, Washington, D.C., and the New York metropolitan area, where we have high concentrations of office properties.

Because our portfolio consists of office properties, we are subject to risks inherent in investments in a single property type. This concentration exposes us to the risk of economic downturns in the office sector to a greater extent than if our portfolio also included other sectors of the real estate industry. Our properties located in Chicago, Washington, D.C. and the New York metropolitan area account for approximately 22.8%, 15.9%, and 14.0%, respectively, of our ALR. In addition, we currently have several large blocks of space in Washington, D. C. and downtown Chicago that are vacant. As a result, we are particularly susceptible to adverse market conditions in these particular areas, including the reduction in demand for office properties, industry slowdowns, governmental cut backs, relocation of businesses and changing demographics. Adverse economic or real estate developments in the markets in

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which we have a concentration of properties, or in any of the other markets in which we operate, or any decrease in demand for office space resulting from the local or national government and business climates, could adversely affect our rental revenues and operating results.

We depend on tenants for our revenue, and accordingly, lease terminations and/or tenant defaults, particularly by one of our significant lead tenants, could adversely affect the income produced by our properties, which may harm our operating performance, thereby limiting our ability to make distributions to our stockholders.

The success of our investments materially depends on the financial stability of our tenants, any of whom may experience a change in their business at any time. As a result, our tenants may delay lease commencements, decline to extend or renew their leases upon expiration, fail to make rental payments when due, or declare bankruptcy. Any of these actions could result in the termination of the tenants’ leases, or expiration of existing leases without renewal, and the loss of rental income attributable to the terminated or expired leases. In the event of a tenant default or bankruptcy, we may experience delays in enforcing our rights as a landlord and may incur substantial costs in protecting our investment and re-letting our property. If significant leases are terminated or defaulted upon, we may be unable to lease the property for the rent previously received or sell the property without incurring a loss. In addition, significant expenditures, related to mortgage payments, real estate taxes, insurance, and maintenance costs, are generally fixed and do not decrease when revenues at the related property decrease.

The occurrence of any of the situations described above, particularly if it involves one of our significant lead tenants, could seriously harm our operating performance. As of December 31, 2014, our most substantial non-U.S. governmental lead tenants, based on ALR, were State of New York (approximately 4.1%), US Bancorp (approximately 3.6%), and Independence Blue Cross (approximately 3.0%). The revenues generated by the properties lead tenants occupy are substantially dependent upon the financial condition of these tenants and, accordingly, any event of bankruptcy, insolvency, or a general downturn in the business of any of these tenants may result in the failure or delay of such tenant’s rental payments, which may have a substantial adverse effect on our operating performance.

Some of our leases provide tenants with the right to terminate their leases early, which could have an adverse effect on our cash flow and results of operations.

Certain of our leases permit our tenants to terminate their leases of all or a portion of the leased premises prior to their stated lease expiration dates under certain circumstances, such as providing notice by a certain date and, in many cases, paying a termination fee. In certain cases, such early terminations can be effectuated by our tenants with little or no termination fee being paid to us. As of December 31, 2014, approximately 6.6% of our ALR was comprised of leases that provided tenants with early termination rights (including contractions and terminations of whole leases) that could be effected during the subsequent twelve month period. Leases comprising approximately 5.6% of our ALR would require the tenant to pay a termination fee, while 1.0% of our ALR would not require a termination fee upon execution. To the extent that our tenants exercise early termination rights, our cash flow and earnings will be adversely affected, and we can provide no assurances that we will be able to generate an equivalent amount of net rental income by leasing the vacated space to new third party tenants.

We may face additional risks and costs associated with directly managing properties occupied by government tenants.

We currently own six properties in which some or all of the tenants in each property are federal government agencies. Lease agreements with these federal government agencies contain certain provisions required by federal law, which require, among other things, that the contractor (which is the lessor or the owner of the property) agree to comply with certain rules and regulations, including but not limited to, rules and regulations related to anti-kickback procedures, examination of records, audits and records, equal opportunity provisions, prohibitions against segregated facilities, certain executive orders, subcontractor costs or pricing data, and certain provisions intending to assist small businesses. Through one of our wholly-owned subsidiaries, we directly manage properties with federal government agency tenants and, therefore, we are subject to additional risks associated with compliance with all such federal rules and regulations. There are certain additional requirements relating to the potential application of the Employment Standards Administration’s Office of Federal Contract Compliance Programs and the related requirement to prepare written affirmative action plans applicable to government contractors and subcontractors. Some of the factors used to determine whether such requirements apply to a company that is affiliated with the actual government contractor (the legal entity that is the lessor under a lease with a federal government agency) include whether such company and the government contractor are under common ownership, have common management, and are under common control. One of our wholly-owned subsidiaries is considered a government contractor, increasing the risk that requirements of these equal opportunity provisions including the requirement to prepare affirmative action plans may be determined to be applicable to the entire operations of our company.

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Adverse market and economic conditions may negatively affect us and could cause us to recognize impairment charges on tangible real estate and related lease intangible assets or otherwise impact our performance.

We continually monitor events and changes in circumstances that could indicate that the carrying value of the real estate and related lease intangible assets in which we have an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of potential impairment are present which indicate that the carrying value of real estate and related lease intangible assets may not be recoverable, we assess the recoverability of these assets by determining whether the carrying value will be recovered through the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition. In the event that such expected undiscounted future cash flows do not exceed the carrying value, we adjust the real estate and related lease intangible assets to their estimated fair value and recognize an impairment loss.

Projections of expected future cash flows require management to make assumptions to estimate future market rental income amounts subsequent to the expiration of current lease agreements, property operating expenses, the number of months it takes to re-lease the property, and the number of years the property is held for investment, among other factors. The current uncertainty in the U.S. economy increases the subjectivity involved in projecting future cash flows, discount and capitalization rates and other factors involved in these calculations. The subjectivity of assumptions used in the future cash flow analysis, including discount rates, could result in an incorrect assessment of the property’s estimated fair value and, therefore, could result in the misstatement of the carrying value of our real estate and related lease intangible assets and our net income. In addition, adverse economic conditions could also cause us to recognize additional asset impairment charges in the future, which could materially and adversely affect our business, financial condition and results of operations.

Adverse market and economic conditions could cause us to recognize impairment charges on our goodwill, or otherwise impact our performance.

We review the value of our goodwill on an annual basis and when events or changes in circumstances indicate that the carrying value of goodwill may exceed the estimated fair value of such assets. Such interim events could be adverse changes in legal matters or in the business climate, adverse action or assessment by a regulator, the loss of key personnel, or persistent declines in our stock price below our carrying value. Volatility in the overall market could cause the price of our common stock to fluctuate and cause the carrying value of our company to exceed the estimated fair value. If that occurs, our goodwill potentially could be impaired. Impairment charges recognized in order to reduce our goodwill could materially and adversely affect our financial condition and results of operations.

Our growth will partially depend upon future acquisitions of properties, and we may not be successful in identifying and consummating suitable acquisitions that meet our investment criteria, which may impede our growth and negatively affect our results of operations.

Our business strategy involves the acquisition of primarily high-quality office properties in selected markets. These activities require us to identify suitable acquisition candidates or investment opportunities that meet our criteria and are compatible with our growth strategy. We may not be successful in identifying suitable properties or other assets that meet our acquisition criteria or in consummating acquisitions on satisfactory terms, if at all. Failure to identify or consummate acquisitions could slow our growth.

Further, we face significant competition for attractive investment opportunities from an indeterminate number of other real estate investors, including investors with significant capital resources such as domestic and foreign corporations and financial institutions, publicly traded and privately held REITs, private institutional investment funds, investment banking firms, life insurance companies and pension funds. As a result of competition, we may be unable to acquire additional properties as we desire, the purchase price may be significantly elevated, or we may have to accept lease-up risk for a property with lower occupancy which could adversely affect our financial condition, results of operations, cash flows and the ability to pay dividends on, and the market price of our common stock.

The illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our properties.

Because real estate investments are relatively illiquid and large-scale office properties such as many of those in our portfolio are particularly illiquid, our ability to sell promptly one or more properties in our portfolio in response to changing economic, financial, and investment conditions is limited. The real estate market is affected by many forces, such as general economic conditions, availability of financing, interest rates, and other factors, including supply and demand, that are beyond our control. We cannot predict whether we will be able to sell any property for the price or on the terms set by us or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a willing purchaser and to close the sale of a property. We may be required to expend funds to correct defects or to make improvements

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before a property can be sold. We cannot provide any assurances that we will have funds available to correct such defects or to make such improvements. Our inability to dispose of assets at opportune times or on favorable terms could adversely affect our cash flows and results of operations, thereby limiting our ability to make distributions to stockholders.

Future acquisitions of properties may not yield anticipated returns, may result in disruptions to our business, and may strain management resources.

We intend to continue acquiring high-quality office properties, subject to the availability of attractive properties, to our ability to arrange financing, and to consummate acquisitions on satisfactory terms. In deciding whether to acquire a particular property, we make certain assumptions regarding the expected future performance of that property. However, newly acquired properties may fail to perform as expected. Costs necessary to bring acquired properties up to standards established for their intended market position may exceed our expectations, which may result in the properties’ failure to achieve projected returns.

In particular, to the extent that we engage in acquisition activities, they will pose the following risks for our ongoing operations:

• we may acquire properties or other real estate-related investments that are not initially accretive to our results upon acquisition or accept lower cash flows in anticipation of longer term appreciation, and we may not successfully manage and lease those properties to meet our expectations;

• we may not achieve expected cost savings and operating efficiencies;

• we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of properties, into our existing operations;

• management attention may be diverted to the integration of acquired properties, which in some cases may turn out to be less compatible with our operating strategy than originally anticipated;

• we may not be able to support the acquired property through one of our existing property management offices and may not successfully open new satellite offices to serve additional markets;

• the acquired properties may not perform as well as we anticipate due to various factors, including changes in macro-economic conditions and the demand for office space; and

• we may acquire properties without any recourse, or with only limited recourse, for liabilities, whether known or unknown, such as clean-up of environmental contamination, unknown/undisclosed latent structural issues or maintenance problems, claims by tenants, vendors or other persons against the former owners of the properties, and claims for indemnification by general partners, directors, officers, and others indemnified by the former owners of the properties.

Acquired properties may be located in new markets, where we may face risks associated with investing in an unfamiliar market.

We may acquire properties located in markets in which we do not have an established presence. We may face risks associated with a lack of market knowledge or understanding of the local economy, forging new business relationships in the area and unfamiliarity with local government and permitting procedures. As a result, the operating performance of properties acquired in new markets may be less than we anticipate, and we may have difficulty integrating such properties into our existing portfolio. In addition, the time and resources that may be required to obtain market knowledge and/or integrate such properties into our existing portfolio could divert our management’s attention from our existing business or other attractive opportunities in our concentration markets.

We may invest in mezzanine debt, which is subject to increased risk of loss relative to senior mortgage loans.

We may invest in mezzanine debt. These investments, which are subordinate to the mortgage loans secured by the real property underlying the loan, are generally secured by pledges of the equity interests of the entities owning the underlying real estate. As a result, these investments involve greater risk of loss than investments in senior mortgage loans that are secured by real property since they are subordinate to the mortgage loan secured by the building and may be subordinate to the interests of other mezzanine lenders. Therefore, if the property owner defaults on its debt service obligations payable to us or on debt senior to us, or declares bankruptcy, such mezzanine loans will be satisfied only after the senior debt and the other senior mezzanine loans are paid in full, resulting in the possibility that we may be unable to recover some or all of our investment. In addition, the value of the assets securing or supporting our mezzanine debt investments could deteriorate over time due to factors beyond our control, including acts or omissions by owners, changes in business, economic or market conditions, or foreclosure, any of which could result in the recognition of impairment losses. In addition, there may be significant delays and costs associated with the process of foreclosing on the collateral securing or supporting such investments.

Our operating results may suffer because of potential development and construction delays and resultant increased costs and risks.

We are currently engaged in development and re-development projects where we may be subject to uncertainties associated with re-zoning, environmental concerns of governmental entities and/or community groups, and our builders’ ability to build in

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conformity with plans, specifications, budgeted costs and timetables. A builder’s performance may also be affected or delayed by conditions beyond the builder’s control. Delays in completing construction could also give tenants the right to terminate preconstruction leases. We may incur additional risks when we make periodic progress payments or other advances to builders before they complete construction. Further, we may incur unanticipated additional costs related to disputes with existing tenants during redevelopment projects. These and other factors can result in increased costs of a project or loss of our investment. In addition, we will be subject to normal lease-up risks relating to newly constructed projects. Projects with long lead times may increase leasing risk due to changes in market conditions. We also must rely on rental income and expense projections and estimates of the fair market value of property upon completion of construction when agreeing upon a purchase price at the time we acquire the property. If our projections are inaccurate, we may pay too much for a property, and our return on our investment could suffer.

Our real estate development strategies may not be successful.

We are currently engaged in development and redevelopment activities and may continue to engage in additional development related activities to the extent attractive projects become available. When we engage in development activities, we are subject to risks associated with those activities that could adversely affect our financial condition, results of operations, cash flows and ability to pay distributions on, and the market price of, our common stock, including, but not limited to:

• development projects in which we have invested may be abandoned and the related investment will be impaired;

• we may not be able to obtain, or may experience delays in obtaining, all necessary zoning, land-use, building, occupancy and other governmental permits and authorizations;

• we may not be able to obtain land on which to develop;

• we may not be able to obtain financing for development projects, or obtain financing on favorable terms;

• construction costs of a project may exceed the original estimates or construction may not be concluded on schedule, making the project less profitable than originally estimated or not profitable at all (including the possibility of errors or omissions in the project's design, contract default, contractor or subcontactor default, performance bond surety default, the effects of local weather conditions, the possibility of local or national strikes and the possibility of shortages in materials, building supplies or energy and fuel for equipment);

• tenants which pre-lease space or contract with us for a build-to-suit project may default prior to occupying the project;

• upon completion of construction, we may not be able to obtain, or obtain on advantageous terms, permanent financing for activities that we financed through construction loans; and

• we may not achieve sufficient occupancy levels and/or obtain sufficient rents to ensure the profitability of a completed project.

Moreover, substantial renovation and development activities, regardless of their ultimate success, typically require a significant amount of management’s time and attention, diverting their attention from our other operations.

Future terrorist attacks in the major metropolitan areas in which we own properties could significantly impact the demand for, and value of, our properties.

Our portfolio maintains significant holdings in markets such as Chicago, Washington, D.C., the New York metropolitan area, Boston, and greater Los Angeles, each of which has been, and continues to be, a high risk geographical area for terrorism and threats of terrorism. Future terrorist attacks and other acts of terrorism or war would severely impact the demand for, and value of, our properties. Terrorist attacks in and around any of the major metropolitan areas in which we own properties also could directly impact the value of our properties through damage, destruction, loss, or increased security costs, and could thereafter materially impact the availability or cost of insurance to protect against such acts. A decrease in demand could make it difficult to renew or re-lease our properties at lease rates equal to or above historical rates. To the extent that any future terrorist attacks otherwise disrupt our tenants’ businesses, it may impair our tenants’ ability to make timely payments under their existing leases with us, which would harm our operating results.

We face risks related to the occurrence of cyber incidents, or a deficiency in our cybersecurity, which could negatively impact our business by causing a disruption to our operations, a compromise or corruption of our confidential information, and/or damage to our business relationships, all of which could negatively impact our financial results.

A cyber incident is considered to be any adverse event that threatens the confidentiality, integrity, or availability of our information resources. More specifically, a cyber incident is an intentional attack or an unintentional event that can include gaining unauthorized access to systems to disrupt operations, corrupt data, or steal confidential information. The risk of a security breach or disruption, particularly through cyber attacks or cyber intrusion, including by computer hackers, foreign governments and cyber terrorists, has generally increased as the number, intensity and sophistication of attempted attacks and intrusions from around the world have increased. As our reliance on technology has increased, so have the risks posed to our systems, both internal and those we have outsourced. Risks that could directly result from the occurrence of a cyber incident include operational interruption, damage to

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our relationship with our tenants, potential errors from misstated financial reports, violations of loan covenants, missed reporting deadlines, and private data exposure, among others. Any or all of the preceding risks could have a material adverse effect on our results of operations, financial condition and cash flows. Although we make efforts to maintain the security and integrity of these types of information technology networks and related systems, and we have implemented various measures to manage the risk of a security breach or disruption, there can be no assurance that our security efforts and measures will be effective or that attempted security breaches or disruptions would not be successful or damaging.

Uninsured losses or losses in excess of our insurance coverage could adversely affect our financial condition and our cash flow, and there can be no assurance as to future costs and the scope of coverage that may be available under insurance policies.

We carry comprehensive general liability, fire, extended coverage, business interruption rental loss coverage, environmental, and umbrella liability coverage on all of our properties and earthquake, wind, and flood coverage on properties in areas where such coverage is warranted. We believe the policy specifications and insured limits of these policies are adequate and appropriate given the relative risk of loss, the cost of the coverage, and industry practice. However, we may be subject to certain types of losses, those that are generally catastrophic in nature, such as losses due to wars, conventional terrorism, chemical, biological, nuclear and radiation (“CBNR”) acts of terrorism and, in some cases, earthquakes, hurricanes, and flooding, either because such coverage is not available or is not available at commercially reasonable rates. If we experience a loss that is uninsured or that exceeds policy limits, we could lose a significant portion of the capital we have invested in the damaged property, as well as the anticipated future revenue from the property. Inflation, changes in building codes and ordinances, environmental considerations, and other factors also might make it impractical or undesirable to use insurance proceeds to replace a property after it has been damaged or destroyed. In addition, if the damaged properties are subject to recourse indebtedness, we would continue to be liable for the indebtedness, even if these properties were irreparably damaged. Furthermore, we may not be able to obtain adequate insurance coverage at reasonable costs in the future, as the costs associated with property and casualty renewals may be higher than anticipated.

In addition, insurance risks associated with potential terrorism acts could sharply increase the premiums we pay for coverage against property and casualty claims. With the recent reauthorization of the Terrorism Risk Insurance Act ("TRIA") through 2020, United States insurers cannot exclude conventional (non-CBNR) terrorism losses. These insurers must make terrorism insurance available under their property and casualty insurance policies; however, this legislation does not regulate the pricing of such insurance. In some cases, mortgage lenders may insist that commercial property owners purchase coverage against terrorism as a condition of providing mortgage loans. Such insurance policies may not be available at a reasonable cost, which could inhibit our ability to finance or refinance our properties. In such instances, we may be required to provide other financial support, either through financial assurances or self-insurance, to cover potential losses. We may not have adequate coverage for such losses.

We have four properties located in the Los Angeles metropolitan area, an area that is especially susceptible to earthquakes. Collectively, these properties represent approximately 5.2% of our ALR. Because these properties are located in close proximity to one another, an earthquake in the greater Los Angeles area could materially damage, destroy or impair the use by tenants of all of these properties. If any of our properties incurs a loss that is not fully insured, the value of that asset will be reduced by such uninsured loss. Also, to the extent we must pay unexpectedly large amounts for insurance, we could suffer reduced earnings that would result in lower distributions to our stockholders.

Should one of our insurance carriers become insolvent, we would be adversely affected.

We carry several different lines of insurance, placed with several large insurance carriers. If any one of these large insurance carriers were to become insolvent, we would be forced to replace the existing insurance coverage with another suitable carrier, and any outstanding claims would be at risk for collection. In such an event, we cannot be certain that we would be able to replace the coverage at similar or otherwise favorable terms. Replacing insurance coverage at unfavorable rates and the potential of uncollectible claims due to carrier insolvency could adversely impact our results of operations and cash flows.

Our current and future joint venture investments could be adversely affected by a lack of sole decision-making authority and our reliance on joint venture partners’ financial condition.

As of December 31, 2014, we owned an interest in one property representing approximately 0.1 million rentable square feet through an unconsolidated joint venture. In the future we may enter into additional strategic joint ventures with institutional investors to acquire, develop, improve, or dispose of properties, thereby reducing the amount of capital required by us to make investments and diversifying our capital sources for growth. Such joint venture investments involve risks not otherwise present in a wholly-owned property, development, or redevelopment project, including the following:

• in these investments, we do not have exclusive control over the development, financing, leasing, management, and other aspects of the project, which may prevent us from taking actions that are opposed by our joint venture partners;

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• joint venture agreements often restrict the transfer of a co-venturer’s interest or may otherwise restrict our ability to sell the interest when we desire or on advantageous terms;

• we would not be in a position to exercise sole decision-making authority regarding the property or joint venture, which could create the potential risk of creating impasses on decisions, such as acquisitions or sales;

• such co-venturer may, at any time, have economic or business interests or goals that are, or that may become, inconsistent with our business interests or goals;

• such co-venturer may be in a position to take action contrary to our instructions, requests, policies or objectives, including our current policy with respect to maintaining our qualification as a REIT;

• the possibility that our co-venturer in an investment might become bankrupt, which would mean that we and any other remaining co-venturers would generally remain liable for the joint venture’s liabilities;

• our relationships with our co-venturers are contractual in nature and may be terminated or dissolved under the terms of the applicable joint venture agreements and, in such event, we may not continue to own or operate the interests or assets underlying such relationship or may need to purchase such interests or assets at a premium to the market price to continue ownership;

• disputes between us and our co-venturers may result in litigation or arbitration that would increase our expenses and prevent our officers and directors from focusing their time and efforts on our business and could result in subjecting the properties owned by the applicable joint venture to additional risk; or

• we may, in certain circumstances, be liable for the actions of our co-venturers, and the activities of a joint venture could adversely affect our ability to qualify as a REIT, even though we do not control the joint venture.

Any of the above might subject a property to liabilities in excess of those contemplated and thus reduce the returns to our investors.

Costs of complying with governmental laws and regulations may reduce our net income and the cash available for distributions to our stockholders.

All real property and the operations conducted on real property are subject to federal, state, and local laws and regulations relating to environmental protection and human health and safety. Tenants’ ability to operate and to generate income to pay their lease obligations may be affected by permitting and compliance obligations arising under such laws and regulations. Some of these laws and regulations may impose joint and several liability on tenants, owners, or operators for the costs to investigate or remediate contaminated properties, regardless of fault or whether the acts causing the contamination were legal. In addition, the presence of hazardous substances, or the failure to properly remediate these substances, may hinder our ability to sell, rent, or pledge such property as collateral for future borrowings.

Compliance with new laws or regulations or stricter interpretation of existing laws by agencies or the courts may require us to incur material expenditures. Future laws, ordinances, or regulations may impose material environmental liability. Additionally, our tenants’ operations, the existing condition of land when we buy it, operations in the vicinity of our properties such as the presence of underground storage tanks or activities of unrelated third parties may affect our properties. In addition, there are various local, state, and federal fire, health, life-safety, and similar regulations with which we may be required to comply, and which may subject us to liability in the form of fines or damages for noncompliance. Any material expenditures, fines, or damages we must pay will reduce our cash flows and ability to make distributions and may reduce the value of our stockholders’ investment.

As the present or former owner or operator of real property, we could become subject to liability for environmental contamination, regardless of whether we caused such contamination.

Under various federal, state, and local environmental laws, ordinances, and regulations, a current or former owner or operator of real property may be liable for the cost to remove or remediate hazardous or toxic substances, wastes, or petroleum products on, under, from, or in such property. These costs could be substantial and liability under these laws may attach whether or not the owner or operator knew of, or was responsible for, the presence of such contamination. Even if more than one person may have been responsible for the contamination, each liable party may be held entirely responsible for all of the clean-up costs incurred. In addition, third parties may sue the owner or operator of a property for damages based on personal injury, natural resources, or property damage and/or for other costs, including investigation and clean-up costs, resulting from the environmental contamination. The presence of contamination on one of our properties, or the failure to properly remediate a contaminated property, could give rise to a lien in favor of the government for costs it may incur to address the contamination, or otherwise adversely affect our ability to sell or lease the property or borrow using the property as collateral. In addition, if contamination is discovered on our properties, environmental laws may impose restrictions on the manner in which property may be used or businesses may be operated, and these restrictions may require substantial expenditures or prevent us from entering into leases with prospective tenants.

Some of our properties are adjacent to or near other properties that have contained or currently contain underground storage tanks used to store petroleum products or other hazardous or toxic substances. In addition, certain of our properties are on, adjacent to,

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or near sites upon which others, including former owners or tenants of our properties, have engaged, or may in the future engage, in activities that have released or may have released petroleum products or other hazardous or toxic substances.

The cost of defending against claims of liability, of remediating any contaminated property, or of paying personal injury claims could reduce the amounts available for distribution to our stockholders.

As the owner of real property, we could become subject to liability for adverse environmental conditions in the buildings on our property.

Some of our properties contain asbestos-containing building materials. Environmental laws require that owners or operators of buildings containing asbestos properly manage and maintain the asbestos, adequately inform or train those who may come into contact with asbestos, and undertake special precautions, including removal or other abatement, in the event that asbestos is disturbed during building renovation or demolition. These laws may impose fines and penalties on building owners or operators who fail to comply with these requirements. In addition, environmental laws and the common law may allow third parties to seek recovery from owners or operators for personal injury associated with exposure to asbestos.

The properties also may contain or develop harmful mold or suffer from other air quality issues. Any of these materials or conditions could result in liability for personal injury and costs of remediating adverse conditions, which could have an adverse effect on our cash flows and ability to make distributions to our stockholders.

As the owner of real property, we could become subject to liability for a tenant’s failure to comply with environmental requirements regarding the handling and disposal of regulated substances and wastes or for non-compliance with health and safety requirements, which requirements are subject to change.

Some of our tenants may handle regulated substances and wastes as part of their operations at our properties. Environmental laws regulate the handling, use, and disposal of these materials and subject our tenants, and potentially us, to liability resulting from non-compliance with these requirements. The properties in our portfolio also are subject to various federal, state, and local health and safety requirements, such as state and local fire requirements. If we or our tenants fail to comply with these various requirements, we might incur governmental fines or private damage awards. Moreover, we do not know whether or the extent to which existing requirements or their enforcement will change or whether future requirements will require us to make significant unanticipated expenditures that will materially adversely impact our financial condition, results of operations, cash flows, cash available for distribution to stockholders, the market price of our common stock, and our ability to satisfy our debt service obligations. If our tenants become subject to liability for noncompliance, it could affect their ability to make rental payments to us.

We depend on key personnel, each of whom would be difficult to replace.

Our continued success depends to a significant degree upon the continued contributions of certain key personnel including, but not limited to, Donald A. Miller, CFA, Robert E. Bowers, Joseph H. Pangburn, Thomas R. Prescott, Raymond L. Owens, Carroll A. Reddic, and Robert K. Wiberg, each of whom would be difficult to replace. Our ability to retain our management team, or to attract suitable replacements should any member of the executive management team leave, is dependent on the competitive nature of the employment market. The loss of services of one or more of these key members of our management team could adversely affect our results of operations and slow our future growth. We have not obtained and do not expect to obtain “key person” life insurance on any of our key personnel.

We may be subject to litigation, which could have a material adverse effect on our financial condition.

From time to time, we may be subject to legal action arising in the ordinary course of our business or otherwise. Such action could result in additional expenses which, if uninsured, could adversely impact our earnings and cash flows, thereby impacting our ability to service debt and make quarterly distributions to our stockholders. There can be no assurance that our insurance policies will fully cover any payments or legal costs associated with any potential legal action. Further, the ultimate resolution of such action could impact the availability or cost of some of our insurance coverage, which could adversely impact our results of operations and cash flows, expose us to increased risks that would be uninsured, and/or adversely impact our ability to attract officers and directors.

If our disclosure controls or internal control over financial reporting is not effective, investors could lose confidence in our reported financial information, which could adversely affect the perception of our business and the trading price of our common stock.

The design and effectiveness of our disclosure controls and procedures and internal control over financial reporting may not prevent all errors, misstatements, or misrepresentations. Although management will continue to review the effectiveness of our disclosure

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controls and procedures and internal control over financial reporting, there can be no guarantee that our internal control over financial reporting will be effective in accomplishing all control objectives all of the time. Deficiencies, including any material weakness, in our internal control over financial reporting which may occur in the future could result in misstatements of our results of operations, restatements of our financial statements, a decline in the trading price of our common stock, or otherwise materially adversely affect our business, reputation, results of operations, financial condition, or liquidity.

Compliance or failure to comply with the Americans with Disabilities Act and other similar regulations could result in substantial costs.

Under the Americans with Disabilities Act, places of public accommodation must meet certain federal requirements related to access and use by disabled persons. Noncompliance could result in the imposition of fines by the federal government or the award of damages to private litigants. If we are required to make unanticipated expenditures to comply with the Americans with Disabilities Act, including removing access barriers, then our cash flows and the amounts available for distributions to our stockholders may be adversely affected. Although we believe that our properties are currently in material compliance with these regulatory requirements, we have not conducted an audit or investigation of all of our properties to determine our compliance, and we cannot predict the ultimate cost of compliance with the Americans with Disabilities Act or other legislation. If one or more of our properties is not in compliance with the Americans with Disabilities Act or other legislation, then we would be required to incur additional costs to achieve compliance. If we incur substantial costs to comply with the Americans with Disabilities Act or other legislation, our financial condition, results of operations, the market price of our common stock, cash flows, and our ability to satisfy our debt obligations and to make distributions to our stockholders could be adversely affected.

Risks Related to Our Organization and Structure

Our organizational documents contain provisions that may have an anti-takeover effect, which may discourage third parties from conducting a tender offer or seeking other change of control transactions that could involve a premium price for our common stock or otherwise benefit our stockholders.

Our charter and bylaws contain provisions that may have the effect of delaying, deferring, or preventing a change in control of our company (including an extraordinary transaction such as a merger, tender offer, or sale of all or substantially all of our assets) that might provide a premium price for our common stock or otherwise be in the best interest of our stockholders. These provisions include, among other things, restrictions on the ownership and transfer of our stock, advance notice requirements for stockholder nominations for directors and other business proposals, and our board of directors’ power to classify or reclassify unissued shares of common or preferred stock and issue additional shares of common or preferred stock.

In order to preserve our REIT status, our charter limits the number of shares a person may own, which may discourage a takeover that could result in a premium price for our common stock or otherwise benefit our stockholders.

Our charter, with certain exceptions, authorizes our directors to take such actions as are necessary and desirable to preserve our qualification as a REIT for federal income tax purposes. Unless exempted by our board of directors, no person may actually or constructively own more than 9.8% (by value or number of shares, whichever is more restrictive) of the outstanding shares of our common stock or the outstanding shares of any class or series of our preferred stock, which may inhibit large investors from desiring to purchase our stock. This restriction may have the effect of delaying, deferring, or preventing a change in control, including an extraordinary transaction (such as a merger, tender offer, or sale of all or substantially all of our assets) that might provide a premium price for our common stock or otherwise be in the best interest of our stockholders.

Our board of directors can take many actions without stockholder approval.

Our board of directors has overall authority to oversee our operations and determine our major corporate policies. This authority includes significant flexibility. For example, our board of directors can do the following:

• within the limits provided in our charter, prevent the ownership, transfer, and/or accumulation of stock in order to protect our status as a REIT or for any other reason deemed to be in our best interest and the interest of our stockholders;

• issue additional shares of stock without obtaining stockholder approval, which could dilute the ownership of our then-current stockholders;

• amend our charter to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or series that we have authority to issue, without obtaining stockholder approval;

• classify or reclassify any unissued shares of our common or preferred stock and set the preferences, rights and other terms of such classified or reclassified shares, without obtaining stockholder approval;

• employ and compensate affiliates;

• direct our resources toward investments, which ultimately may not appreciate over time;

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• change creditworthiness standards with respect to our tenants;

• change our investment or borrowing policies;

• determine that it is no longer in our best interest to attempt to qualify, or to continue to qualify, as a REIT; and

• suspend, modify or terminate the dividend reinvestment plan.

Any of these actions could increase our operating expenses, impact our ability to make distributions, or reduce the value of our assets without giving our stockholders the right to vote.

Our charter permits our board of directors to issue stock with terms that may subordinate the rights of our common stockholders, which may discourage a third party from acquiring us in a manner that could result in a premium price for our common stock or otherwise benefit our stockholders.

Our board of directors may, without stockholder approval, issue authorized but unissued shares of our common or preferred stock and amend our charter to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or series that we have authority to issue. In addition, our board of directors may, without stockholder approval, classify or reclassify any unissued shares of our common or preferred stock and set the preferences, rights and other terms of such classified or reclassified shares. Thus, our board of directors could authorize the issuance of preferred stock with terms and conditions that could have priority with respect to distributions and amounts payable upon liquidation over the rights of the holders of our common stock. Such preferred stock also could have the effect of delaying, deferring, or preventing a change in control, including an extraordinary transaction (such as a merger, tender offer, or sale of all or substantially all of our assets) that might provide a premium price for our common stock, or otherwise be in the best interest of our stockholders.

Our board of directors could elect for us to be subject to certain Maryland law limitations on changes in control that could have the effect of preventing transactions in the best interest of our stockholders.

Certain provisions of Maryland law may have the effect of inhibiting a third party from making a proposal to acquire us or of impeding a change of control under certain circumstances that otherwise could provide the holders of shares of our common stock with the opportunity to realize a premium over the then-prevailing market price of such shares, including:

• “business combination” provisions that, subject to limitations, prohibit certain business combinations between us and an “interested stockholder” (defined generally as any person who beneficially owns 10% or more of the voting power of our outstanding voting stock or any affiliate or associate of ours who, at any time within the two-year period prior to the date in question, was the beneficial owner of 10% or more of the voting power of our then outstanding stock) or an affiliate thereof for five years after the most recent date on which the stockholder becomes an interested stockholder and thereafter impose supermajority voting requirements on these combinations; and

• “control share” provisions that provide that “control shares” of our company (defined as shares which, when aggregated with other shares controlled by the stockholder, except solely by virtue of a revocable proxy, entitle the stockholder to exercise one of three increasing ranges of voting power in electing directors) acquired in a “control share acquisition” (defined as the direct or indirect acquisition of ownership or control of “control shares”) have no voting rights except to the extent approved by our stockholders by the affirmative vote of at least two-thirds of all the votes entitled to be cast on the matter, excluding all interested shares.

Our bylaws contain a provision exempting any acquisition by any person of shares of our stock from the control share acquisition statute, and our board of directors has adopted a resolution exempting any business combination with any person from the business combination statute. As a result, these provisions currently will not apply to a business combination or control share acquisition involving our company. However, our board of directors may opt into the business combination provisions and the control share provisions of Maryland law in the future.

Additionally, Maryland law permits our board of directors, without stockholder approval and regardless of what is currently provided in our charter or our bylaws, to implement takeover defenses, some of which (for example, a classified board) we do not currently employ. These provisions may have the effect of inhibiting a third party from making an acquisition proposal for our company or of delaying, deferring, or preventing a change in control of our company under circumstances that otherwise could provide the holders of our common stock with the opportunity to realize a premium over the then-current market price.

Our charter, our bylaws, the limited partnership agreement of our operating partnership, and Maryland law also contain other provisions that may delay, defer, or prevent a transaction or a change of control that might involve a premium price for our common stock or otherwise be in the best interest of our stockholders. In addition, the employment agreements with our named executive officers contain, and grants under our incentive plan also may contain, change-in-control provisions that might similarly have an anti-takeover effect, inhibit a change of our management, or inhibit in certain circumstances tender offers for our common stock or proxy contests to change our board.

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Our rights and the rights of our stockholders to recover claims against our directors and officers are limited, which could reduce our recovery and our stockholders’ recovery against them if they negligently cause us to incur losses.

Maryland law provides that a director or officer has no liability in that capacity if he or she performs his or her duties in good faith, in a manner he or she reasonably believes to be in our best interest and with the care that an ordinarily prudent person in a like position would use under similar circumstances. Our charter eliminates our directors’ and officers’ liability to us and our stockholders for money damages except for liability resulting from actual receipt of an improper benefit or profit in money, property, or services or active and deliberate dishonesty established by a final judgment and which is material to the cause of action. Our charter and bylaws require us to indemnify our directors and officers to the maximum extent permitted by Maryland law for any claim or liability to which they may become subject or which they may incur by reason of their service as directors or officers, except to the extent that the act or omission of the director or officer was material to the matter giving rise to the proceeding and was committed in bad faith or was the result of active and deliberate dishonesty, the director or officer actually received an improper personal benefit in money, property, or services, or, in the case of any criminal proceeding, the director or officer had reasonable cause to believe that the act or omission was unlawful. As a result, we and our stockholders may have more limited rights against our directors and officers than might otherwise exist under common law, which could reduce our and our stockholders’ recovery from these persons if they act in a negligent manner. In addition, we may be obligated to fund the defense costs incurred by our directors and officers (as well as by our employees and agents) in some cases.

Risks Related to Our Common Stock

Any change in our dividend policy could have a material adverse effect on the market price of our common stock.

Distributions are authorized and determined by our board of directors in its sole discretion and depend upon a number of factors, including:

• cash available for distribution;

• our results of operations and anticipated future results of operations;

• our financial condition, especially in relation to our anticipated future capital needs of our properties;

• the level of reserves we establish for future capital expenditures;

• the distribution requirements for REITs under the Code;

• the level of distributions paid by comparable listed REITs;

• our operating expenses; and

• other factors our board of directors deems relevant.

We expect to continue to pay quarterly distributions to our stockholders; however, we bear all expenses incurred by our operations, and our funds generated by operations, after deducting these expenses, may not be sufficient to cover desired levels of distributions to our stockholders. Any change in our distribution policy could have a material adverse effect on the market price of our common stock.

There are significant price and volume fluctuations in the public markets, including on the exchange which we listed our common stock.

The U.S. stock markets, including the NYSE on which our common stock is listed, have historically experienced significant price and volume fluctuations. The market price of our common stock may be highly volatile and could be subject to wide fluctuations and investors in our common stock may experience a decrease in the value of their shares, including decreases unrelated to our operating performance or prospects. If the market price of our common stock declines significantly, stockholders may be unable to resell their shares at or above their purchase price. We cannot assure stockholders that the market price of our common stock will not fluctuate or decline significantly in the future. Some of the factors that could negatively affect our stock price or result in fluctuations in the price or trading volume of our common stock include:

• actual or anticipated variations in our quarterly operating results;

• changes in our earnings estimates or publication of research reports about us or the real estate industry, although no assurance can be given that any research reports about us will be published or the accuracy of such reports;

• changes in our dividend policy;

• future sales of substantial amounts of our common stock by our existing or future stockholders;

• increases in market interest rates, which may lead purchasers of our stock to demand a higher yield;

• changes in market valuations of similar companies;

• adverse market reaction to any increased indebtedness we incur in the future;

• additions or departures of key personnel;

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• actions by institutional stockholders;

• material, adverse litigation judgments;

• speculation in the press or investment community; and

• general market and economic conditions.

Future offerings of debt securities, which would be senior to our common stock upon liquidation, or equity securities, which would dilute our existing stockholders and may be senior to our common stock for the purposes of distributions, may adversely affect the market price of our common stock.

We may attempt to increase our capital resources by making additional offerings of debt or equity securities, including medium term notes, senior or subordinated notes and classes of preferred or common stock. Upon liquidation, holders of our debt securities and shares of preferred stock and lenders with respect to other borrowings will receive a distribution of our available assets prior to the holders of our common stock. Additional equity offerings may dilute the holdings of our existing stockholders or reduce the market price of our common stock or both. Because our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future offerings. Thus, our stockholders bear the risk of our future offerings reducing the market price of our common stock and diluting their proportionate ownership.

Market interest rates may have an effect on the value of our common stock.

One of the factors that investors may consider in deciding whether to buy or sell our common stock is our distribution rate as a percentage of our share price, relative to market interest rates. If market interest rates increase, prospective investors may desire a higher yield on our common stock or seek securities paying higher dividends or yields. It is likely that the public valuation of our common stock will be based primarily on our earnings and cash flows and not from the underlying appraised value of the properties themselves. As a result, interest rate fluctuations and capital market conditions can affect the market value of our common stock. For instance, if interest rates rise, it is possible that the market price of our common stock will decrease, because potential investors may require a higher dividend yield on our common stock as market rates on interest-bearing securities, such as bonds, rise.

If securities analysts do not publish research or reports about our business or if they downgrade our common stock or our sector, the price of our common stock could decline.

The trading market for our common stock relies in part on the research and reports that industry or financial analysts publish about us or our business. We do not control these analysts. Furthermore, if one or more of the analysts who do cover us downgrades our shares or our industry, or the stock of any of our competitors, the price of our shares could decline. If one or more of these analysts ceases coverage of our company, we could lose attention in the market, which in turn could cause the price of our common stock to decline.

Federal Income Tax Risks

Our failure to qualify as a REIT could adversely affect our operations and our ability to make distributions.

We are owned and operated in a manner intended to qualify us as a REIT for U.S. federal income tax purposes; however, we do not have a ruling from the IRS as to our REIT status. In addition, we own all of the common stock of a subsidiary that has elected to be treated as a REIT, and if our subsidiary REIT were to fail to qualify as a REIT, it is possible that we also would fail to qualify as a REIT unless we (or the subsidiary REIT) could qualify for certain relief provisions. Our qualification and the qualification of our subsidiary REIT as a REIT will depend on satisfaction, on an annual or quarterly basis, of numerous requirements set forth in highly technical and complex provisions of the Code for which there are only limited judicial or administrative interpretations. A determination as to whether such requirements are satisfied involves various factual matters and circumstances not entirely within our control. The fact that we hold substantially all of our assets through our operating partnership and its subsidiaries further complicates the application of the REIT requirements for us. No assurance can be given that we, or our subsidiary REIT, will qualify as a REIT for any particular year.

If we, or our subsidiary REIT, were to fail to qualify as a REIT in any taxable year for which a REIT election has been made, the non-qualifying REIT would not be allowed a deduction for dividends paid to its stockholders in computing our taxable income and would be subject to U.S. federal income tax (including any applicable alternative minimum tax) on its taxable income at corporate rates. Moreover, unless the non-qualifying REIT were to obtain relief under certain statutory provisions, the non-qualifying REIT also would be disqualified from treatment as a REIT for the four taxable years following the year during which qualification is lost. This treatment would reduce our net earnings available for investment or distribution to our stockholders

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because of the additional tax liability to us for the years involved. As a result of such additional tax liability, we might need to borrow funds or liquidate certain investments on terms that may be disadvantageous to us in order to pay the applicable tax.

Changes in tax laws may eliminate the benefits of REIT status or prevent us from maintaining our qualification as a REIT.

New legislation, regulations, administrative interpretations or court decisions could change the tax laws or interpretations of the tax laws regarding qualification as a REIT, or the federal income tax consequences of that qualification, in a manner that is materially adverse to our stockholders. Accordingly, there is no assurance that we can continue to operate with the current benefits of our REIT status. If there is a change in the tax laws that prevents us from qualifying as a REIT, that eliminates REIT status generally, or that requires REITs generally to pay corporate level income taxes, our results of operations may be adversely affected and we may not be able to make the same level of distributions to our stockholders.

Even if we qualify as a REIT, we may incur certain tax liabilities that would reduce our cash flow and impair our ability to make distributions.

Even if we maintain our status as a REIT, we may be subject to U.S. federal income taxes or state taxes, which would reduce our cash available for distribution to our stockholders. For example, we will be subject to federal income tax on any undistributed taxable income. Further, if we fail to distribute during each calendar year at least the sum of (a) 85% of our ordinary income for such year, (b) 95% of our net capital gain income for such year, and (c) any undistributed taxable income from prior periods, we will be subject to a 4% excise tax on the excess of the required distribution over the sum of (i) the amounts actually distributed by us, plus (ii) retained amounts on which we pay income tax at the corporate level. If we realize net income from foreclosure properties that we hold primarily for sale to customers in the ordinary course of business, we must pay tax thereon at the highest corporate income tax rate, and if we sell a property, other than foreclosure property, that we are determined to have held for sale to customers in the ordinary course of business, any gain realized would be subject to a 100% “prohibited transaction” tax. The determination as to whether or not a particular sale is a prohibited transaction depends on the facts and circumstances related to that sale. We cannot guarantee that sales of our properties would not be prohibited transactions unless we comply with certain safe-harbor provisions. The need to avoid prohibited transactions could cause us to forego or defer sales of properties that might otherwise be in our best interest to sell. In addition, we own interests in certain taxable REIT subsidiaries that are subject to federal income taxation and we and our subsidiaries may be subject to state and local taxes on our income or property.

Differences between the recognition of taxable income and the actual receipt of cash could require us to sell assets or borrow funds on a short-term or long-term basis to meet the distribution requirements of the Code.

We intend to make distributions to our stockholders to comply with the requirements of the Code for REITs and to minimize or eliminate our corporate tax obligations; however, differences between the recognition of taxable income and the actual receipt of cash could require us to sell assets or borrow funds on a short-term or long-term basis to meet the distribution requirements of the Code. Certain types of assets generate substantial disparity between taxable income and available cash, such as real estate that has been financed through financing structures which require some or all of available cash flows to be used to service borrowings. As a result, the requirement to distribute a substantial portion of our taxable income could cause us to: (1) sell assets in adverse market conditions, (2) borrow on unfavorable terms, or (3) distribute amounts that would otherwise be invested in future acquisitions, capital expenditures, or repayment of debt, in order to comply with REIT requirements. Any such actions could increase our costs and reduce the value of our common stock. Further, we may be required to make distributions to our stockholders when it would be more advantageous to reinvest cash in our business or when we do not have funds readily available for distribution. Compliance with REIT qualification requirements may, therefore, hinder our ability to operate solely on the basis of maximizing profits.

We face possible adverse changes in tax laws including changes to state tax laws regarding the treatment of REITs and their stockholders, which may result in an increase in our tax liability.

From time to time, changes in state and local tax laws or regulations are enacted, including changes to a state’s treatment of REITs and their stockholders, which may result in an increase in our tax liability. Any shortfall in tax revenues for states and municipalities may lead to an increase in the frequency and size of such changes. If such changes occur, we may be required to pay additional taxes on our assets or income. These increased tax costs could adversely affect our financial condition and results of operations and the amount of cash available for payment of dividends.

Distributions made by REITs do not qualify for the reduced tax rates that apply to certain other corporate distributions.

The maximum tax rate for distributions made by corporations to individuals, trusts and estates is generally 20%. Distributions made by REITs; however, generally are taxed at the normal rate applicable to the individual recipient rather than the 20% preferential rate. The more favorable rates applicable to regular corporate distributions could cause investors who are individuals to perceive investments in REITs to be relatively less attractive than investments in non-REIT corporations that make distributions.

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A recharacterization of transactions undertaken by our operating partnership may result in lost tax benefits or prohibited transactions, which would diminish cash distributions to our stockholders, or even cause us to lose REIT status.

The IRS could recharacterize transactions consummated by our operating partnership, which could result in the income realized on certain transactions being treated as gain realized from the sale of property that is held as inventory or otherwise held primarily for the sale to customers in the ordinary course of business. In such event, the gain would constitute income from a prohibited transaction and would be subject to a 100% tax. If this were to occur, our ability to make cash distributions to our stockholders would be adversely affected. Moreover, our operating partnership may purchase properties and lease them back to the sellers of such properties. While we will use our best efforts to structure any such sale-leaseback transaction such that the lease will be characterized as a “true lease,” thereby allowing us to be treated as the owner of the property for federal income tax purposes, we can give stockholders no assurance that the IRS will not attempt to challenge such characterization. In the event that any such sale-leaseback transaction is challenged and recharacterized as a financing transaction or loan for U.S. federal income tax purposes, deductions for depreciation and cost recovery relating to such property would be disallowed. If a sale-leaseback transaction were so recharacterized, the amount of our adjusted REIT taxable income could be recalculated, which might cause us to fail to meet the distribution requirement for a taxable year. We also might fail to satisfy the REIT qualification asset tests or income tests and, consequently, lose our REIT status. Even if we maintain our status as a REIT, an increase in our adjusted REIT taxable income could cause us to be subject to additional federal and state income and excise taxes. Any federal or state taxes we pay will reduce our cash available for distribution to our stockholders.

Legislative or regulatory action could adversely affect our stockholders.

Numerous legislative, judicial and administrative changes have been made to the federal income tax laws applicable to investments in REITs and similar entities. Additional changes to tax laws are likely to continue to occur in the future, and we cannot assure stockholders that any such changes will not adversely affect the taxation of a stockholder. Any such changes could have an adverse effect on an investment in our common stock. Stockholders are urged to consult with their tax advisor with respect to the status of legislative, regulatory, or administrative developments and proposals and their potential effect on an investment in common stock.

Risks Associated with Debt Financing

We have incurred and are likely to continue to incur mortgage and other indebtedness, which may increase our business risks.

As of December 31, 2014, we had total outstanding indebtedness of approximately $2.3 billion and a total debt to gross assets ratio of 38.2%. Although the instruments governing our unsecured and secured indebtedness limit our ability to incur additional indebtedness, these restrictions are subject to a number of qualifications and exceptions and, under certain circumstances, debt incurred in compliance with these restrictions could be substantial.We may incur additional indebtedness to acquire properties or other real estate-related investments, to fund property improvements, and other capital expenditures or for other corporate purposes, such as to repurchase shares of our common stock through repurchase programs that our board of directors has authorized or to fund future distributions to our stockholders.

Significant borrowings by us increase the risks of an investment in us. Our ability to make payments on and to refinance our indebtedness and to fund our operations, working capital and capital expenditures, depends on our ability to generate cash in the future. Our cash flow is subject to general economic, industry, financial, competitive, operating, legislative, regulatory and other factors, many of which are beyond our control. If there is a shortfall between the cash flow from properties and the cash flow needed to service our indebtedness, then the amount available for distributions to stockholders may be reduced.

Our failure to pay amounts due in respect of any of our indebtedness when due may constitute an event of default under the instrument governing that indebtedness, which could permit the holders of that indebtedness to require the immediate repayment of that indebtedness in full and, in the case of secured indebtedness, could allow them to sell the collateral securing that indebtedness and use the proceeds to repay that indebtedness. For example, defaults on indebtedness secured by a property may result in lenders initiating foreclosure actions. Although we believe no such instances exist as of December 31, 2014, in those cases, we could lose the property securing the loan that is in default. For tax purposes, a foreclosure of any of our properties would be treated as a sale of the property for a purchase price equal to the outstanding balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the property, we would recognize taxable income on foreclosure, but we would not receive any cash proceeds.

Moreover, any acceleration of or default in respect of any of our indebtedness could, in turn, constitute an event of default under other debt instruments or agreements, thereby resulting in the acceleration and required repayment of that other indebtedness. In addition, while we do not currently anticipate doing so, we may give full or partial guarantees to lenders of mortgage debt on

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behalf of the entities that own our properties if circumstances warrant that action. If we were to give a guaranty on behalf of an entity that owns one of our properties, we would be responsible to the lender for satisfaction of the debt if it were not paid by such entity. If any mortgages or other indebtedness contain cross-collateralization or cross-default provisions, a default on a single loan could affect multiple properties. If any of our properties are foreclosed on due to a default, our ability to pay cash distributions to our stockholders will be limited.

We cannot give any assurance that our business will generate sufficient cash flow from operations or that future sources of cash will be available to us in an amount sufficient to enable us to pay amounts due on our indebtedness or to fund our other liquidity needs.

We may need to refinance all or a portion of our indebtedness on or before maturity. Our ability to refinance our indebtedness or obtain additional financing will depend on, among other things our financial condition, results of operations and market conditions at the time; and restrictions in the agreements governing our indebtedness.

As a result, we may not be able to refinance our indebtedness on commercially reasonable terms, or at all. If we do not generate sufficient cash flow from operations, and additional borrowings or refinancings or proceeds of assets sales or other sources of cash are not available to us, we may not have sufficient cash to enable us to meet all of our obligations. Accordingly, if we cannot service our indebtedness, we may have to take actions such as seeking additional equity financing, delaying capital expenditures or strategic acquisitions and alliances. Any of these events or circumstances could have a material adverse effect on our financial condition, results of operations, cash flows, the trading price of our securities and our ability to satisfy our debt service obligations.

High mortgage rates may make it difficult for us to finance or refinance properties, which could reduce the number of properties we can acquire, our net income, and the amount of cash distributions we can make.

If mortgage debt is unavailable at reasonable rates, we may not be able to finance the purchase of properties. If we place mortgage debt on properties, we run the risk of being unable to refinance the properties when the loans become due, or of being unable to refinance on favorable terms. If interest rates are higher when we refinance our properties, our income could be reduced. We may be unable to refinance properties. If any of these events occur, our cash flow could be reduced. This, in turn, could reduce cash available for distribution to our stockholders and may hinder our ability to raise more capital by issuing more stock or by borrowing more money.

Agreements governing our existing indebtedness contain, and future financing arrangements will likely contain, restrictive covenants relating to our operations, which could limit our ability to make distributions to our stockholders.

We are subject to certain restrictions pursuant to the restrictive covenants of our outstanding indebtedness, which may affect our distribution and operating policies and our ability to incur additional debt. Loan documents evidencing our existing indebtedness contain, and loan documents entered into in the future will likely contain, certain operating covenants that limit our ability to further mortgage the property or discontinue insurance coverage. In addition, the agreements governing our existing indebtedness contain financial covenants, including certain coverage ratios and limitations on our ability to incur secured and unsecured debt, make dividend payments, sell all or substantially all of our assets, and engage in mergers and consolidations and certain acquisitions. Covenants under our existing indebtedness do, and under any future indebtedness likely will, restrict our ability to pursue certain business initiatives or certain acquisition transactions. In addition, failure to meet any of these covenants, including the financial coverage ratios, could cause an event of default under and/or accelerate some or all of our indebtedness, which would have a material adverse effect on us.

Increases in interest rates would increase the amount of our variable-rate debt payments and could limit our ability to pay dividends to our stockholders.

Currently, outstanding draws on our $500 Million Unsecured Line of Credit and our $50 Million Unsecured Term Loan are our only debt instruments that bear interest at a floating rate. All of our other debt is either fixed rate or has been effectively fixed through interest rate swap agreements. In addition, under the terms of both the $500 Million Unsecured Line of Credit and $50 Million Unsecured Term Loan, our existing draws are subject to various length LIBOR locks. As the $50 Million Unsecured Term Loan is fully drawn, increases in interest rates will increase our interest costs associated with any future draws that we may make on our $500 Million Line of Credit. Such increases would reduce our cash flows and could impact our ability to pay dividends to our stockholders. In addition, if we are required to repay existing debt during periods of higher interest rates, we may need to sell one or more of our investments in order to repay the debt, which might not permit realization of the maximum return on such investments.

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Changes in interest rates could have adverse affects on our cash flows as a result of our interest rate derivative contracts.

We have entered into various interest rate derivative agreements to effectively fix our exposure to interest rates under certain of our existing and anticipated debt facilities. To the extent interest rates are higher than the fixed rate in the respective contract, we would realize cash savings as compared to other market participants. However, to the extent interest rates are below the fixed rate in the respective contract, we would make higher cash payments than other similar market participants, which would have an adverse affect on our cash flows as compared to other market participants.

Additionally, there is counterparty risk associated with entering into interest rate derivative contracts. Should market conditions lead to insolvency or make a merger necessary for one or more of our counterparties, or potential future counterparties, it is possible that the terms of our interest rate derivative contracts will not be honored in their current form with a replacement counterparty. The potential termination or renegotiation of the terms of the interest rate derivative contracts as a result of changing counterparties through insolvency or merger could result in an adverse impact on our results of operations and cash flows.

A downgrade in our credit rating could materially adversely affect our business and financial condition.

The credit ratings assigned to our debt securities could change based upon, among other things, our results of operations and financial condition. If any of the credit rating agencies that have rated our debt securities downgrades or lowers its credit rating, or if any credit rating agency indicates that it has placed any such rating on a so-called “watch list” for a possible downgrading or lowering or otherwise indicates that its outlook for that rating is negative, it could have a material adverse effect on our costs and availability of capital, which could in turn have a material adverse effect on our financial condition, results of operations, cash flows and our ability to satisfy our debt service obligations.

ITEM 1B.    UNRESOLVED STAFF COMMENTS

There were no unresolved SEC staff comments as of December 31, 2014.

ITEM 2.    PROPERTIES

Overview

As of December 31, 2014, we owned interests in 74 office properties, one redevelopment asset, and one office building through an unconsolidated joint venture. Approximately 90% of our ALR (unaudited) was generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C. As of December 31, 2014 and 2013, the portfolio was 87.7% and 87.2% leased, respectively, with an average lease term remaining as of each period end of approximately seven years.

ALR (see "Information Regarding Disclosures Presented" above) related to our portfolio of properties was $583.3 million, or $30.98 per leased square foot, as of December 31, 2014 as compared with $569.8 million, or $30.41 per leased square foot, as of December 31, 2013.

Property Statistics

The tables below include statistics for our properties that we own directly and through our consolidated joint ventures, but do not include our respective ownership interests in properties that we own through our unconsolidated joint ventures. "ALR" is defined in Item 1 of this Annual Report on Form 10-K.

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The following table shows lease expirations of our office portfolio as of December 31, 2014, during each of the next thirteen years and thereafter, assuming no exercise of renewal options or termination rights.

Year of Lease Expiration	Annualized Lease Revenue (in thousands)		Rentable Square Feet Expiring (in thousands)	Percentage of Annualized Lease Revenue (%)
Vacant	$	—	2,643	—
2015 (1)	20,438		685	3.5
2016	32,320		1,146	5.6
2017	58,493		1,363	10.0
2018	52,912		1,673	9.1
2019	74,810		2,537	12.8
2020	49,808		1,814	8.5
2021	38,988		1,293	6.7
2022	31,524		1,054	5.4
2023	29,883		1,061	5.1
2024	46,751		1,518	8.0
2025	23,766		896	4.1
2026	17,051		697	2.9
2027	57,241		1,412	9.8
Thereafter	49,292		1,679	8.5
	$	583,277	21,471	100.0

⁽¹⁾  Includes leases with an expiration date of December 31, 2014 aggregating 44,000 square feet and ALR of $0.9 million.

The following table shows the geographic diversification of our portfolio as of December 31, 2014.

Location		Annualized Lease Revenue (in thousands)		Rentable Square Feet (in thousands)	Percentage of Annualized Lease Revenue (%)
Chicago		$	132,861	4,833	22.8
Washington, D.C.		92,822		3,035	15.9
New York		81,711		2,434	14.0
Dallas		44,628		1,906	7.7
Minneapolis		44,192		1,617	7.6
Boston		40,940		1,476	7.0
Atlanta		30,997		1,446	5.3
Los Angeles		30,335		1,010	5.2
Detroit		17,628		817	3.0
Philadelphia		17,613		801	3.0
Central & South Florida		11,088		473	1.9
Houston		10,583		313	1.8
Nashville		10,384		513	1.8
Phoenix		8,238		432	1.4
Austin		6,499		195	1.1
Other	(1)	2,758		170	0.5
		$	583,277	21,471	100.0

⁽¹⁾  Not more than 0.5% is attributable to any individual geographic region.

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The following table shows the tenant industry diversification of our portfolio as of December 31, 2014.

Industry		Annualized Lease Revenue (in thousands)		Leased Square Footage (in thousands)	Percentage of Annualized Lease Revenue (%)
Governmental Entity		$	79,053	1,702	13.6
Business Services		61,222		2,312	10.5
Depository Institutions		45,985		1,619	7.9
Engineering, Accounting, Research, Management & Related Services		43,328		1,197	7.4
Nondepository Credit Institutions		38,685		1,308	6.6
Insurance Agents, Brokers & Services		38,524		1,335	6.6
Insurance Carriers		32,135		1,289	5.5
Communications		23,043		732	4.0
Security & Commodity Brokers, Dealers, Exchanges & Services		22,375		778	3.8
Real Estate		15,117		465	2.6
Educational Services		14,586		395	2.5
Automotive Repair, Services & Parking		13,577		49	2.3
Food & Kindred Products		12,465		408	2.1
Electronic & Other Electrical Equipment & Components, Except Computer		12,131		428	2.1
Legal Services		11,707		343	2.0
Other	(1)	119,344		4,468	20.5
		$	583,277	18,828	100.0

⁽¹⁾  Not more than 2% is attributable to any individual industry.

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The following table shows the tenant diversification of our portfolio as of December 31, 2014.

Tenant	Number of Properties	Expiration Date(s) (1)		Annualized Lease Revenues (in thousands) (2)		Percentage of Annualized Lease Revenues (%)
U.S. Government	6	Various	(3)	$	44,768	7.7
State of New York	1	2019		23,926		4.1
US Bancorp	3	2023 / 2024		21,107		3.6
Independence Blue Cross	1	2033		17,613		3.0
GE	2	2027		16,315		2.8
Aon	2	2028		14,900		2.6
Nestle	1	2021		12,235		2.1
City of New York	1	2020		10,009		1.7
KPMG	1	2027		9,157		1.6
Gallagher	1	2018		8,539		1.5
Caterpillar Financial	1	2022		7,805		1.3
DDB Needham	1	2018		7,734		1.3
Technip	1	2018		7,691		1.3
Catamaran	1	2025		7,394		1.3
Jones Lang LaSalle	1	2032		7,164		1.2
Harvard University	2	2017/2018		7,145		1.2
Gemini	1	2021		6,544		1.1
Harcourt	1	2016		6,494		1.1
Edelman	1	2024		6,489		1.1
Key Bank	2	2016		6,422		1.1
Raytheon	2	2019		6,271		1.1
Epsilon Data Management	2	2026		6,058		1.0
First Data Corporation	1	2020		6,008		1.0
Archon Group	2	2018		5,810		1.0
Ralph Lauren	1	2019		5,808		1.0
Integrys	1	2029		5,640		1.0
Henry M Jackson	2	2022		5,577		1.0
Other		Various	(4)	292,654		50.2
				$	583,277	100.0

⁽¹⁾  Represents the expiration year of the majority of the square footage leased by the tenant.

⁽²⁾  Approximately 73% of our ALR is derived from investment grade or nationally recognized companies or government agencies.

⁽³⁾  Various expirations ranging from 2015 to 2027.

⁽⁴⁾  Not more than 1% of ALR is attributable to any individual tenant.

Certain Restrictions Related to our Properties

Control of certain properties is limited to a certain extent because the properties are owned through joint ventures. In addition, certain of our properties are subject to ground leases and certain properties are held as collateral for debt. Refer to Schedule III listed in the index of Item 15(a) of this report, which details two properties subject to ground leases and twenty properties held as collateral for debt facilities as of December 31, 2014.

ITEM 3.    LEGAL PROCEEDINGS

Piedmont is not subject to any material pending legal proceedings. However, we are subject to routine litigation arising in the ordinary course of owning and operating real estate assets. Our management expects that these ordinary routine legal proceedings will be covered by insurance and does not expect these legal proceedings to have a material adverse effect on our financial condition,

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results of operations, or liquidity. Additionally, management is not aware of any legal proceedings contemplated by governmental authorities.

ITEM 4.    MINE SAFETY DISCLOSURES

Not applicable.

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PART II

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

Market Information and Holders

Our common stock is listed on the New York Stock Exchange under the symbol “PDM.” As of February 17, 2015, there were 13,720 common stockholders of record of our common stock.

The high and low sales prices for Piedmont’s common stock and the dividend distributions paid on all outstanding classes of common stock to stockholders during 2014 and 2013 were as follows:

	2014 Quarters
	First		Second		Third		Fourth
High	$	17.42	$	19.80	$	19.97	$	20.05
Low	$	15.83	$	16.82	$	17.64	$	17.44
Dividend per common share	$	0.20	$	0.20	$	0.20	$	0.21
	2013 Quarters
	First		Second		Third		Fourth
High	$	20.00	$	21.09	$	19.06	$	18.93
Low	$	17.94	$	16.49	$	16.83	$	15.86
Dividend per common share	$	0.20	$	0.20	$	0.20	$	0.20

Performance Graph

The following graph compares the cumulative total return of Piedmont’s common stock with the S&P 500 Index, the FTSE NAREIT Equity REITs Index, and the FTSE NAREIT Equity Office Index for the period beginning on February 10, 2010 (Piedmont’s initial listing of its common stock on the NYSE) through December 31, 2014. The graph assumes a $100 investment in each of the indices on February 10, 2010 and the reinvestment of all dividends.

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Comparison of Cumulative Total Return of One or More Companies, Peer Groups, Industry Indices, and/or Broad Markets

	For the Period from February 10, 2010 to December 31, 2014
	2/10/2010		12/31/2010		12/31/2011		12/31/2012		12/31/2013		12/31/2014
Piedmont Office Realty Trust, Inc.	$	100.00	$	138.02	$	124.94	$	138.67	$	132.60	$	157.99
FTSE NAREIT Equity Office	$	100.00	$	119.36	$	121.88	$	141.38	$	187.17	$	212.80
FTSE NAREIT Equity REITs	$	100.00	$	134.99	$	146.19	$	172.59	$	176.85	$	230.15
S&P 500	$	100.00	$	124.61	$	123.66	$	141.17	$	149.04	$	187.57

The performance graph above is being furnished as part of this Annual Report solely in accordance with the requirement under Rule 14a-3(b)(9) to furnish Piedmont’s stockholders with such information and, therefore, is not deemed to be filed, or incorporated by reference in any filing, by Piedmont under the Securities Act of 1933 or the Securities Exchange Act of 1934.

Purchases of Equity Securities By the Issuer and Affiliated Purchasers

During the quarter ended December 31, 2014, Piedmont repurchased shares of its common stock in the open market, in order to reissue such shares under its dividend reinvestment plan (the “DRP”), as well as repurchasing and retiring shares as part of our announced stock repurchase plan.

Of the 129,733 shares repurchased during the fourth quarter of 2014, 6,682 shares (at an average price of $17.48 per share) related to repurchase of our common stock pursuant to our announced stock repurchase plan, and 123,051 shares (at an average price of $18.43 per share) related to shares purchased and conveyed to participants in the DRP. The aggregate stock repurchases for the quarter ended December 31, 2014 are as follows:

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Period	Total Number of Shares Purchased (in 000’s)	Average Price Paid per Share		Total Number of Shares  Purchased as Part of Publicly Announced Program (in 000’s) (1)	Maximum Approximate Dollar Value of Shares Available That May Yet Be Purchased Under the Program (in 000’s) (1)
October 1, 2014 to October 31, 2014	7	$	17.48	7	$	37,040
November 1, 2014 to November 30, 2014	—	$	—	—	$	37,040
December 1, 2014 to December 31, 2014	123	$	18.43	—	$	37,040	(1)
Total	130	$	18.38	7

⁽¹⁾  Under our amended and restated DRP, as set forth in a Current Report on Form 8-K filed February 24, 2011, we have the option to either issue shares that we purchase in the open market or issue shares directly from Piedmont from authorized but unissued shares. Such election will take place at the settlement of each quarterly dividend in which there are participants in our DRP, and may change from quarter to quarter based on our judgment of the best use of proceeds for Piedmont. Therefore, the "Maximum Approximate Dollar Value of Shares Available That May Yet Be Purchased Under the Program" relates only to our Amended and Restated Stock Repurchase Plan authorizing the repurchase of up to $150 million in stock repurchases. The stock repurchase plan was announced on November 3, 2011 and is currently scheduled to expire during the third quarter 2015, and is separate from shares purchased for DRP issuance.

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ITEM 6.    SELECTED FINANCIAL DATA

The following sets forth a summary of our selected financial data as of and for the years ended December 31, 2014, 2013, 2012, 2011, and 2010 (in thousands except for per-share data). Our selected financial data is prepared in accordance with U.S. generally accepted accounting principles (“GAAP”), except as noted below.

	2014			2013			2012			2011			2010
Statement of Income Data(1):
Total revenues	$	566,252		$	549,610		$	520,704		$	520,647		$	511,207
Property operating costs	$	239,436		$	220,779		$	206,189		$	200,159		$	189,277
Depreciation and amortization	$	195,175		$	166,070		$	158,277		$	153,017		$	129,465
General and administrative expenses	$	23,820		$	21,881		$	20,767		$	25,070		$	28,119
Other income/(expense)	$	(67,742	)	$	(68,682	)	$	(75,937	)	$	(58,761	)	$	(60,367	)
Income from continuing operations(1)	$	40,079		$	72,198		$	59,534		$	83,640		$	103,979
Income from discontinued operations(1)	$	2,152		$	26,545		$	33,685		$	141,416		$	16,415
Gain on sale of real estate assets not classified as discontinued operations	$	1,132		$	—		$	—		$	—		$	—
Net income attributable to noncontrolling interest	$	(15	)	$	(15	)	$	(15	)	$	(15	)	$	(15	)
Net income attributable to Piedmont	$	43,348		$	98,728		$	93,204		$	225,041		$	120,379
Per-Share Data(1):
Per weighted-average common share data:
Income from continuing operations per share—basic	$	0.27		$	0.44		$	0.35		$	0.48		$	0.61
Income from continuing operations per share—diluted	$	0.27		$	0.44		$	0.35		$	0.48		$	0.60
Income from discontinued operations per share—basic and diluted	$	0.01		$	0.16		$	0.20		$	0.82		$	0.10
Net income attributable to Piedmont per share—basic	$	0.28		$	0.60		$	0.55		$	1.30		$	0.71
Net income attributable to Piedmont per share—diluted	$	0.28		$	0.60		$	0.55		$	1.30		$	0.70
Dividends declared and paid to common stockholders	$	0.81		$	0.80		$	0.80		$	1.26		$	1.26
Weighted-average shares outstanding—basic (in thousands)	154,452			165,013			170,312			172,765			170,753
Weighted-average shares outstanding—diluted (in thousands)	154,585			165,137			170,441			172,981			170,967
Balance Sheet Data (at period end):
Total assets	$	4,795,501		$	4,666,088		$	4,254,875		$	4,447,834		$	4,373,480
Total stockholders’ equity	$	2,312,015		$	2,461,159		$	2,640,495		$	2,773,428		$	2,773,454
Outstanding debt	$	2,277,589		$	2,002,205		$	1,416,525		$	1,472,525		$	1,402,525
Ratio of Earnings to Fixed Charges	1.5			2.1			1.9			2.2			2.5
Funds from Operations Data(2):
Net income attributable to Piedmont	$	43,348		$	98,728		$	93,204		$	225,041		$	120,379
Depreciation and Amortization	195,345			170,158			164,750			170,553			150,441
Loss/(gain) on consolidation	—			898			—			(1,532		)	—
Impairment loss	—			12,046			—			—			9,640
(Gain)/loss on sale	(2,161		)	(31,292		)	(27,577		)	(122,773		)	792
Funds From Operations(2)	$	236,532		$	250,538		$	230,377		$	271,289		$	281,252
Acquisition costs	560			1,763			141			1,347			600
Gain on extinguishment of debt	—			—			—			(1,039		)	—
Net (recoveries)/loss of casualty loss and litigation settlements	(6,992		)	(11,828		)	12,670			—			—
Core Funds From Operations(2)	$	230,100		$	240,473		$	243,188		$	271,597		$	281,852
Amortization of deferred financing costs, fair market adjustments on notes payable, and discount on Senior Notes	2,632			2,664			2,648			4,608			2,608
Depreciation of non real estate assets	508			406			502			499			707
Straight-line effects of lease revenue and amortization of below-market in-place lease intangibles	(33,848		)	(23,375		)	(22,831		)	(16,572		)	(11,881		)
Stock-based and other non-cash compensation	3,975			1,590			2,246			4,705			3,681
Acquisition costs	(560		)	(1,763		)	(141		)	(1,347		)	(600		)
Income from amortization of discount on purchase of mezzanine loans	—			—			—			(484		)	(2,405		)
Non-incremental capital expenditures	(84,630		)	(102,977		)	(87,657		)	(60,401		)	(45,286		)
Adjusted Funds From Operations(2)	$	118,177		$	117,018		$	137,955		$	202,605		$	228,676

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⁽¹⁾  Prior period amounts have been adjusted to conform with the current period presentation, including classifying revenues from sold properties as discontinued operations for all periods presented.

⁽²⁾  Net income calculated in accordance with GAAP is the starting point for calculating Funds from Operations, Core Funds From Operations, and Adjusted Funds From Operations. See "Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations — Funds from Operations, Core Funds from Operations, and Adjusted Funds From Operations" below for a description and reconciliation of the calculations as presented.

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

The following discussion and analysis should be read in conjunction with the audited consolidated financial statements and notes thereto as of December 31, 2014 and 2013, and for the years ended December 31, 2014, 2013, and 2012 included elsewhere in this Annual Report on Form 10-K. See also “Cautionary Note Regarding Forward-Looking Statements” preceding Part I of this report and “Risk Factors” set forth in Item 1A. of this report.

Overview

We are a fully integrated, self-managed real estate investment trust specializing in the acquisition, ownership, management, development, and disposition of primarily high-quality Class A office buildings located in major U.S. office markets and leased primarily to high-credit-quality tenants. We operate as a real estate investment trust for federal income tax purposes.

Our common stock is listed on the New York Stock Exchange (NYSE:PDM) and based on our December 31, 2014 equity market capitalization of $2.9 billion, Piedmont is among the largest office REITs in the United States based on comparison to the constituents of the Bloomberg U.S. Office REIT Index.

Our portfolio of primarily Class A commercial office buildings was 87.7% and 87.2% leased as of December 31, 2014 and 2013, respectively. Our average lease size is approximately 29,000 square feet with our tenant base being comprised of primarily investment grade or nationally recognized corporations or governmental agencies. As of December 31, 2014, we owned and operated 74 office properties, one redevelopment asset, and one office building through an unconsolidated joint venture, and approximately 90% of our ALR was generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C.

Due to the fact that many of our properties were originally acquired in 2002 and 2003 with typically seven to ten years of lease term remaining at the time of acquisition, we re-leased a significant portion of our portfolio over the last several years. As a result, no more than 10% of our lease portfolio is scheduled to expire in any given year over the next four years. In addition, one of our operating objectives has been to sell non-strategic assets and recycle the proceeds into assets and markets which we believe have the greatest potential to contribute to enterprise value over time

Liquidity and Capital Resources

We intend to use cash flows generated from the operation of our properties, proceeds from our $500 Million Unsecured Line of Credit, and proceeds from selective property dispositions as our primary sources of immediate liquidity. During the three months ended December 31, 2014, we entered into a $50 Million Unsecured Term Loan, the proceeds from which were used to fund the difference in the acquisition price of Park Place at Turtle Creek and the disposition proceeds of our 3900 Dallas Parkway asset, and to pay down our $500 Million Unsecured Line of Credit. As of the time of this filing, we had approximately $48.6 million of capacity remaining under our $500 Million Unsecured Line of Credit available for future borrowing and were shortly intending to market certain properties for sale which, if consummated, would generate approximately $260 to $270 million of proceeds over the next ten to twelve months. Further, subject to market conditions, we anticipate incurring additional unsecured debt during the first half of 2015 to refinance a maturing mortgage loan, repay the $50 Million Unsecured Term Loan, and provide additional liquidity. To that end, during the fourth quarter we entered into $250 million of forward starting interest rate swaps to lock a portion of the interest rate for the potential debt we may incur in 2015. We may continue to issue additional equity or debt securities from time to time and/or seek additional secured or unsecured borrowings from third-party lenders as additional sources of capital. The availability and attractiveness of terms for these additional sources of capital is highly dependent on market conditions.

Our most consistent use of capital has historically been, and we believe will continue to be to fund capital expenditures for our existing portfolio of properties. During the years ended December 31, 2014 and 2013, we incurred the following types of capital expenditures (in thousands):

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	Years Ended
	December 31, 2014		December 31, 2013
Capital expenditures for new development	$	25,256	$	543
Capital expenditures for redevelopment/ renovations	14,151		215
Other capital expenditures, including tenant improvements	129,484		175,230
Total capital expenditures(1)	$	168,891	$	175,988

⁽¹⁾  Of the total amounts paid, approximately $3.5 million and $0.2 million related to soft costs such as capitalized interest, payroll, and other general and administrative expenses for the year ended December 31, 2014 and 2013, respectively.

"Capital expenditures for new development" relate to the construction of a 300,000 square foot, 11-story office tower in Houston, Texas. We broke ground on the development during the second quarter of 2014 and anticipate expending an additional $38-40million to complete the project by the third quarter of 2015, as well as expending approximately $21-24 million in leasing commissions and tenant improvements during subsequent lease-up of the property.

"Capital expenditures for redevelopment/renovations" relate to repositioning our 3100 Clarendon Boulevard building in Arlington, Virginia from governmental use to private sector use. We anticipate spending an additional $19-20 million to complete the office tower on schedule by the first quarter of 2015. Retail and plaza work may continue into the third quarter of 2015. Following completion of the redevelopment of the asset, we also anticipate spending approximately $21-$22 million in re-leasing costs, consisting of both leasing commissions and tenant improvements.

"Other capital expenditures" include two types of specifically identified projects: (i) building improvement projects that we as the owner may choose to perform at our discretion at any of our various properties; and (ii) tenant improvement allowances that we have committed to as part of executed leases with our tenants, with the majority of such expenditures typically relating to the latter type. During the year ended December 31, 2014 and 2013, we committed to spend approximately $3.48 and $2.64 per square foot per year of lease term, respectively, for tenant improvement allowances related to new and renewal leases executed during such years. As of December 31, 2014, unrecorded contractual obligations that we expect to spend over the next five years for non-incremental tenant improvements related to our existing lease portfolio totaled $46.2 million, down from $76.6 million as of December 31, 2013 as a result of completing several significant tenant build outs during the year. The timing of the funding of these commitments is largely dependent upon tenant requests for reimbursement; however, we anticipate that a significant portion of these improvement allowances may be requested over the next three years based on when the underlying leases commence. In some instances, these obligations may expire with the respective lease, without further recourse to us. Commitments for incremental tenant improvements associated with new leases, primarily at value-add properties, totaled approximately $23.0 million as of December 31, 2014.

During the year ended December 31, 2014 and 2013, we paid $27.7 million and $34.3 million, respectively, in leasing commissions and other lease acquisition costs and committed to pay $1.53 and $0.91 per square foot per year of lease term, respectively, of such costs to procure new and renewal leases for our portfolio of office properties.

In addition to the amounts described above that we have committed to as part of already executed leases, we anticipate continuing to incur similar market-based tenant improvement allowances and leasing commissions in conjunction with procuring future leases. Given that our primary operating model is to lease large blocks of space to credit-worthy tenants, some of these items can result in significant capital outlays. Both the timing and magnitude of such expenditures have yet to be determined and are highly dependent on competitive market conditions of the respective office market at the time of lease negotiations. In particular, exclusive of our redevelopment project at 3100 Clarendon Boulevard discussed above, there are a total of three blocks of space in excess of 200,000 square feet in our Chicago and Washington, D.C portfolios that are currently vacant, and we may grant significant concession packages to secure new tenants for those spaces, among others.

Subject to the identification and availability of attractive investment opportunities and our ability to consummate such acquisitions on satisfactory terms, acquiring new assets compatible with our investment strategy could also be a significant use of capital. In addition, our board of directors has authorized a repurchase plan for our common stock for use when we believe that our stock is trading at a meaningful discount to what we believe the estimated fair value of our net assets to be and we may use capital resources to make purchases under this plan. As of December 31, 2014, there was $37.0 million of authorized capacity remaining on the program which may be spent prior to the program's expiration in third quarter 2015.

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Finally, although our only near term debt maturities are the $105.0 million note payable secured by our US Bancorp building in Minneapolis, Minnesota that matures in May 2015, and the $50 Million Unsecured Term Loan that matures in April 2015, on a longer term basis, we expect to use capital to repay debt when obligations become due.

The amount and form of payment (cash or stock issuance) of future dividends to be paid to our stockholders will continue to be largely dependent upon (i) the amount of cash generated from our operating activities; (ii) our expectations of future cash flows; (iii) our determination of near-term cash needs for debt repayments, development projects, and selective acquisitions of new properties; (iv) the timing of significant expenditures for tenant improvements, building redevelopment projects, and general property capital improvements; (v) long-term payout ratios for comparable companies; (vi) our ability to access sources of debt and equity capital, plus potential sales of our properties; and (vii) the amount required to be distributed to maintain our status as a REIT. Given the fluctuating nature of cash flows and expenditures, we may periodically borrow funds on a short-term basis to cover timing differences in cash receipts and cash disbursements.

Results of Operations

Comparison of the accompanying consolidated statements of income for the year ended December 31, 2014 vs. the year ended December 31, 2013

Income from Continuing Operations

Income from continuing operations per share on a fully diluted basis decreased from $0.44 for the year ended December 31, 2013 to $0.27 for the year ended December 31, 2014 primarily due to higher depreciation expense mostly associated with new tenant and building improvements put into service after January 1, 2013 and higher amortization expense due mainly to additional amortization of intangible lease assets recognized as part of acquiring new properties during 2013 and 2014.

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The following table sets forth selected data from our consolidated statements of income for the years ended December 31, 2014 and 2013, respectively, as well as each balance as a percentage of total revenues for the years presented (dollars in millions):

	December 31, 2014			%		December 31, 2013			%		Variance
Revenue:
Rental income	$	454.6				$	443.1				$	11.5
Tenant reimbursements	109.6					104.3					5.3
Property management fee revenue	2.1					2.2					(0.1		)
Total revenues	566.3			100	%	549.6			100	%	16.7
Expense:
Property operating costs	239.5			42	%	220.7			40	%	18.8
Depreciation	138.6			24	%	121.0			22	%	17.6
Amortization	56.6			11	%	45.1			8	%	11.5
General and administrative	23.8			4	%	21.9			4	%	1.9
Real estate operating income	107.8			19	%	140.9			26	%	(33.1		)
Other income (expense):
Interest expense	(74.4		)	13	%	(73.6		)	13	%	(0.8		)
Other income/(expense)	0.1			—	%	(2.3		)	—	%	2.4
Net recoveries of casualty loss and litigation settlements	7.0			1	%	11.8			2	%	(4.8		)
Equity in loss of unconsolidated joint ventures	(0.4		)	—	%	(3.7		)	1	%	3.3
Loss on consolidation	—			—	%	(0.9		)	1	%	0.9
Income from continuing operations	$	40.1		7	%	$	72.2		13	%	$	(32.1	)
Income from discontinued operations	$	2.2				$	26.5				$	(24.3	)

Revenue

Rental income increased approximately $11.5 million for the year ended December 31, 2014 as compared to the same period in the prior year. Although we recognized approximately $21.6 million of additional revenue attributable to properties acquired during 2013 and 2014, the increase was primarily offset by the expiration of a large governmental lease at our 3100 Clarendon Boulevard building in December 2013.

Tenant reimbursements increased approximately $5.3 million for the year ended December 31, 2014 compared to the same period in the prior year primarily due to additional tenant reimbursements associated with properties acquired during 2013 and 2014, and partial reimbursements of higher property operating expenses discussed below; specifically property taxes, maintenance costs, utility costs, and snow removal.

Expense

Property operating costs increased approximately $18.8 million for the year ended December 31, 2014 compared to the same period in the prior year. The increase is primarily due to approximately $10.6 million of additional operating expenses attributable to properties acquired during 2013 and 2014. Additionally, we incurred higher property tax expense of $3.7 million and repair and maintenance costs of $1.7 million at certain of our existing properties. We also incurred higher utility and snow removal costs of $1.7 million and $0.5 million, respectively, due to the harsh weather in some of the markets in which we own and operate properties.

Depreciation expense increased approximately $17.6 million for the year ended December 31, 2014 compared to the same period in the prior year. The variance is largely attributable to depreciation on additional tenant and building improvements placed in service subsequent to January 1, 2013, which contributed approximately $11.3 million to the increase. An additional $4.2 million of the increase is attributable to properties acquired during 2013 and 2014, as well as a $1.6 million increase associated with higher accelerated depreciation expense as a result of lease modifications or terminations as compared to the prior year.

Amortization expense increased approximately $11.5 million for the year ended December 31, 2014 compared to the same period in the prior year. Approximately $8.6 million of the increase is due to additional amortization of intangible lease assets recognized as part of acquiring new properties during 2013 and 2014. The acceleration of amortization expense related to the early termination

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of a lease at our 400 Bridgewater Crossing building in Bridgewater, New Jersey and a structured partial lease termination at our 1430 Enclave Parkway building in Houston, Texas also contributed approximately $2.7 million to the increase.

General and administrative expenses increased approximately $1.9 million for the year ended December 31, 2014 compared to the prior year primarily due to higher non-cash stock compensation costs as a result of stronger stock performance in the current year.

Other Income (Expense)

Interest expense increased approximately $0.8 million for the year ended December 31, 2014 as compared to the prior year as a result of higher outstanding debt balances during the current year, partially offset by lower average interest rates due to refinancing activity during the first and third quarters of 2014.

Other income/expense increased approximately $2.4 million for the year ended December 31, 2014 as compared to the prior year. The variance is primarily due to a decrease in costs associated with the acquisition of new properties of approximately $1.7 million compared to the prior period, as well as the sale of density rights related to our Sarasota Commerce Center II building to a third-party for approximately $0.7 million during the current year.

We recognized a decrease in net recoveries of casualty loss and litigation settlement expense for the year ended December 31, 2014 compared to the prior year of approximately $4.8 million. These recoveries are non-recurring in nature and are largely associated with the receipt of insurance proceeds related to litigation settlement expense previously incurred, as well as insurance proceeds associated with damage to certain of our assets in the New York/New Jersey markets as a result of Hurricane Sandy. The timing of such reimbursements is dependent upon outside parties.

Equity in income of unconsolidated joint ventures increased approximately $3.3 million during the year ended December 31, 2014, as compared to the prior year, primarily as a result of recognizing a $4.4 million, other-than-temporary impairment loss related to our equity interest in an unconsolidated joint venture in the prior year. This increase was partially offset by lower operating income in 2014 compared to the prior year due to the purchase and consolidation of the remaining interests in three office properties held through two unconsolidated joint ventures in 2013 (see discussion in paragraph below) and the sale of the Two Park Center building, held through our sole remaining unconsolidated joint venture, in May 2014. We expect equity in income of unconsolidated joint ventures to continue to decrease as we anticipate disposing of the remaining property held through an unconsolidated joint venture.

Income from Discontinued Operations

In accordance with GAAP, the operations of assets that we have sold or classified as held for sale during any of the periods presented in the accompanying statement of operations which meet the amended definition of discontinued operations (see Note 2 and Note 14) are classified as discontinued operations for all periods presented. Income from discontinued operations decreased approximately $24.3 million for the year ended December 31, 2014 as compared to the year ended December 31, 2013 primarily due to the recognition of the following gains on sale in the prior year: 1200 Enclave Parkway building in Houston, Texas, of approximately $16.2 million; 350 Spectrum Loop in Colorado Springs, Colorado of approximately $8.0 million; and 8700 South Price Road in Tempe, Arizona of approximately $7.1 million. These gains were offset by impairment charges in the prior period of $6.4 million related to 1111 Durham Avenue in South Plainfield, New Jersey and $1.2 million related to 11107 and 11109 Sunset Hills Road in Reston, Virginia. We do not expect that income from discontinued operations will be comparable to future periods, as such income is subject to the occurrence and timing of future property dispositions that may be classified as discontinued operations.

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Comparison of the accompanying consolidated statements of income for the year ended December 31, 2013 vs. the year ended December 31, 2012

Income from Continuing Operations

Income from continuing operations per share on a fully diluted basis increased from $0.35 for the year ended December 31, 2012 to $0.44 for the year ended December 31, 2013 primarily due to additional rental income associated with the acquisition of properties in 2013 as well as the commencement of certain significant leases during the same period, an impact of approximately $0.18 per diluted share. We also recognized net recoveries of casualty loss and litigation settlements of $11.8 million in 2013 compared to a net casualty loss of $12.7 million in 2012, a total increase of $0.15 per diluted share. These increases were offset by $0.16 per diluted share of increases in property operating costs due to newly acquired properties in 2013, as well as higher depreciation expense associated with new tenant and building improvements put into service after January 1, 2012. In addition, we recorded approximately $0.05 per diluted share of increased interest expense as a result of higher outstanding debt balances primarily caused by property acquisitions during 2013.

The following table sets forth selected data from our consolidated statements of income for the years ended December 31, 2013 and 2012, respectively, as well as each balance as a percentage of total revenues for the years presented (dollars in millions):

	December 31, 2013			%		December 31, 2012			%		$ Increase (Decrease)
Revenue:
Rental income	$	443.1				$	411.8				$	31.3
Tenant reimbursements	104.3					106.6					(2.3		)
Property management fee revenue	2.2					2.3					(0.1		)
Total revenues	549.6			100	%	520.7			100	%	28.9
Expense:
Property operating costs	220.7			40	%	206.2			40	%	14.5
Depreciation	121.0			22	%	108.9			21	%	12.1
Amortization	45.1			8	%	49.3			9	%	(4.2		)
General and administrative expense	21.9			4	%	20.8			4	%	1.1
Real estate operating income	140.9			26	%	135.5			26	%	5.4
Other income (expense):
Interest expense	(73.6		)	13	%	(65.0		)	12	%	(8.6		)
Other income/(expense)	(2.3		)	—	%	0.8			—	%	(3.1		)
Net recoveries/(loss) from casualty loss and litigation settlements	11.8			2	%	(12.7		)	3	%	24.5
Equity in (loss)/income of unconsolidated joint ventures	(3.7		)	1	%	0.9			—	%	(4.6		)
Gain on consolidation of variable interest entity	(0.9		)	1	%	—			—	%	(0.9		)
Income from continuing operations	$	72.2		13	%	$	59.5		11	%	$	12.7
Income from discontinued operations	$	26.5				$	33.7				$	(7.2	)

Revenue

Rental income for the year ended December 31, 2013 increased to approximately $443.1 million, as compared to $411.8 million for the year ended December 31, 2012 primarily due to approximately $22.0 million of additional revenue attributable to properties acquired and the commencement of several significant leases during the year ended December 31, 2013. Additionally, rental restructuring income, mostly at our 6021 Connection Drive building, contributed $5.9 million to the increase. These increases were offset by the expiration of a 330,000 square foot lease at our One Independence Square building in Washington, D.C. during March 2013.

Tenant reimbursements decreased from approximately $106.6 million for the year ended December 31, 2012 to approximately $104.3 million for the year ended December 31, 2013. The variance is mainly attributable to an approximate $4.8 million reduction in tenant reimbursements as a result of operating expense and tax abatements granted on a large lease renewal at the 500 W. Monroe building in Chicago, Illinois and an approximate $2.5 million reduction in reimbursements at the One Independence Square building

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due to the lease expiration discussed above. These decreases were offset by an increase in tenant reimbursements at our 60 Broad Street building in New York City, New York, our US Bancorp Center building, and our Aon Center building in Chicago, Illinois primarily driven by higher recoverable property tax expense and operating expenses in the current period, as well as an increase in reimbursements attributable to the acquisition of the Arlington Gateway building located in Arlington, Virginia.

Expense

Property operating costs increased approximately $14.5 million for the year ended December 31, 2013 compared to the same period in the prior year. Properties acquired during 2013 contributed approximately $6.6 million of additional operating costs and higher recoverable property tax expense at our existing properties contributed an additional $5.5 million of operating costs.

Depreciation expense increased approximately $12.1 million for the year ended December 31, 2013 compared to the same period in the prior year. The variance is largely attributable to depreciation on additional tenant and building improvements placed in service subsequent to January 1, 2012, which contributed approximately $8.3 million to the increase. The remainder of the increase is attributable to properties acquired during 2013.

Amortization expense decreased approximately $4.2 million for the year ended December 31, 2013 compared to the same period in the prior year. The variance is largely attributable to reduced amortization expense of approximately $14.3 million resulting from lease intangible assets becoming fully amortized at certain of our existing properties subsequent to January 1, 2012, as well as lower accelerated amortization expense from lease terminations compared to the year ended December 31, 2012. However, these decreases were largely offset by approximately $12.1 million of additional amortization expense related to property acquisitions during 2013.

General and administrative expenses increased approximately $1.1 million for the year ended December 31, 2013 compared to the prior year primarily due to higher personnel and benefits costs in 2013.

Other Income (Expense)

Interest expense increased approximately $8.6 million for the year ended December 31, 2013 as compared to the same period in the prior year and is attributable to higher outstanding debt balances during 2013 primarily as a result of property acquisitions and repurchases under our stock repurchase plan.

Other income/(expense) decreased approximately $3.1 million for the year ended December 31, 2013 as compared to the same period in the prior year. The decrease reflects approximately $1.6 million of costs associated with acquisition transactions during 2013, as well as a decrease in interest income associated with the repayment of a note receivable in October 2012. The remaining variance is attributable to higher costs related to unconsummated capital markets transactions during 2013.

For the year ended December 31, 2013 we recognized $11.8 million in insurance recoveries associated with litigation settlement expense related to settlement agreements of two class action lawsuits, as well as casualty losses related to damage incurred at certain of our assets in the New York/New Jersey markets as a result of Hurricane Sandy, as compared to net expense of approximately $12.7 million related to these same events during the year ended December 31, 2012.

Equity in income of unconsolidated joint ventures decreased approximately $4.6 million during the year ended December 31, 2013, as compared to the same period in the prior year, primarily as a result of recognizing a $4.4 million, other-than-temporary impairment loss related to an equity interest in an unconsolidated joint venture.

During the year ended December 31, 2013, Piedmont exercised its dissenter's right to buy out each of its co-venturers' interests in three office properties previously held through two unconsolidated joint ventures. The $0.9 million difference between the fair value of the properties acquired and the sum of Piedmont's previously recorded book value in investment in unconsolidated joint ventures plus cash consideration paid for the interests was recorded as a loss on consolidation in Piedmont's consolidated statement of operations for the year ended December 31, 2013. The acquisitions also resulted in a decrease in equity in income of unconsolidated joint ventures as compared to 2012, as the result of operations of these properties are now consolidated on the same basis as our other wholly-owned properties.

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Income from Discontinued Operations

In accordance with GAAP, the operations of assets that we have sold or classified as held for sale during any of the periods presented in the accompanying statement of operations which meet the amended definition of discontinued operations (see Note 2 and Note 14) are classified as discontinued operations for all periods presented. Income from discontinued operations decreased approximately $7.2 million for the year ended December 31, 2013 as compared to the same period in the prior year primarily due to the recognition of impairment charges of $6.4 million and $1.2 million at the 1111 Durham Avenue building in South Plainfield, New Jersey and the 11109 and 11107 Sunset Hills Road buildings in Reston, Virginia, respectively.

Funds From Operations ("FFO"), Core Funds From Operations ("Core FFO"), and Adjusted Funds From Operations (“AFFO”)

Net income calculated in accordance with GAAP is the starting point for calculating FFO, Core FFO, and AFFO. FFO, Core FFO, and AFFO are non-GAAP financial measures and should not be viewed as an alternative measurement of our operating performance to net income. Management believes that accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered the presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. As a result, we believe that the use of FFO, Core FFO, and AFFO, together with the required GAAP presentation, provides a more complete understanding of our performance relative to our competitors and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities.

We calculate FFO in accordance with the current National Association of Real Estate Investment Trusts ("NAREIT") definition as follows: Net income (computed in accordance with GAAP), excluding gains or losses from sales of property and impairment charges (including our proportionate share of any impairment charges and/or gains or losses from sales of property related to investments in unconsolidated joint ventures), plus depreciation and amortization on real estate assets (including our proportionate share of depreciation and amortization related to investments in unconsolidated joint ventures). Other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than we do; therefore, our computation of FFO may not be comparable to such other REITs.

We calculate Core FFO as FFO (calculated as set forth above) less acquisition costs and other significant, non-recurring items, such as the infrequent and non-recurring litigation settlements expense and casualty losses, and their subsequent insurance recoveries.

We calculate AFFO as Core FFO (calculated as set forth above) exclusive of the net effects of: (i) amortization associated with deferred financing costs, note payable estimated fair value adjustments, and issuance discounts on Senior Notes; (ii) depreciation of non real estate assets; (iii) straight-line lease revenue/expense; (iv) amortization of above and below-market lease intangibles; (v) stock-based and other non-cash compensation expense; (vi) amortization of mezzanine discount income; (vii) acquisition costs, and (viii) non-incremental capital expenditures (as defined below). Our proportionate share of such adjustments related to investments in unconsolidated joint ventures are also included when calculating AFFO.

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Reconciliations of net income to FFO, Core FFO, and AFFO are presented below (in thousands except per share amounts):

	2014			Per Share (1)			2013			Per Share(1)			2012			Per Share(1)
Net income attributable to Piedmont	$	43,348		$	0.28		$	98,728		$	0.60		$	93,204		$	0.55
Depreciation of real assets (2)	138,497			0.90			124,138			0.75			114,340			0.67
Amortization of lease-related costs (2)	56,848			0.37			46,020			0.28			50,410			0.29
Impairment loss (2)	—			—			12,046			0.07			—			—
Loss on consolidation	—			—			898			0.01			—			—
Gain on sale- wholly-owned properties	(2,330		)	(0.02		)	(31,292		)	(0.19		)	(27,577		)	(0.16		)
Loss on sale- unconsolidated partnerships	169			—			—			—			—			—
Funds From Operations	$	236,532		$	1.53		$	250,538		$	1.52		$	230,377		$	1.35
Adjustments:
Acquisition costs	560			—			1,763			0.01			141			—
Net loss/(recoveries) from casualty loss and litigation settlements	(6,992		)	(0.04		)	(11,828		)	(0.07		)	12,670			0.08
Core Funds From Operations	$	230,100		$	1.49		$	240,473		$	1.46		$	243,188		$	1.43
Adjustments:
Deferred financing cost amortization	2,703			0.02			2,587			0.01			2,648			0.01
Amortization of estimated fair market adjustments on notes payable	(246		)	—			—			—			—			—
Amortization of discount on Senior Notes	175			—			77			—			—			—
Depreciation of non real estate assets	508			—			406			—			502			—
Straight-line effects of lease revenue (2)	(29,121		)	(0.19		)	(18,097		)	(0.11		)	(17,153		)	(0.10		)
Stock-based and other non-cash compensation	3,975			0.02			1,590			0.01			2,246			0.01
Net effect of amortization of below-market in-place lease intangibles (2)	(4,727		)	(0.03		)	(5,278		)	(0.03		)	(5,678		)	(0.03		)
Acquisition costs	(560		)	—			(1,763		)	(0.01		)	(141		)	—
Non-incremental capital expenditures (3)	(84,630		)	(0.55		)	(102,977		)	(0.62		)	(87,657		)	(0.51		)
Adjusted Funds From Operations	$	118,177		$	0.76		$	117,018		$	0.71		$	137,955		$	0.81
Weighted-average shares outstanding – diluted	154,585						165,137						170,441

⁽¹⁾  Based on weighted-average shares outstanding—diluted.

⁽²⁾  Includes adjustments for wholly-owned properties (including discontinued operations), as well as such adjustments for our proportionate ownership in unconsolidated joint ventures.

⁽³⁾  Piedmont defines non-incremental capital expenditures as capital expenditures of a recurring nature related to tenant improvements, leasing commissions, and building capital that do not incrementally enhance the underlying assets' income generating capacity. Tenant improvements, leasing commissions, building capital and deferred lease incentives incurred to lease space that was vacant at acquisition, leasing costs for spaces vacant for greater than one year, leasing costs for spaces at newly acquired properties for which in-place leases expire shortly after acquisition, improvements associated with the expansion of a building, and renovations that either change the underlying classification from a Class B to a Class A property or enhance the marketability of a building are excluded from this measure.

Property and Same Store Net Operating Income (Cash Basis)

Property Net Operating Income on a cash basis ("Property NOI") is a non-GAAP measure which we use to assess our operating results. It is calculated as real estate operating income with the add-back of corporate general and administrative expense, depreciation and amortization, impairment losses and the deduction of income and expense associated with property management performed by Piedmont for other organizations. We present this measure on a cash basis, which eliminates the effects of straight lined rents and fair value lease revenue. We use this measure as a proxy for the cash generated by our real estate properties. Same Store Net Operating Income on a cash basis ("Same Store NOI") is another non-GAAP measure very similar to Property NOI; however, Same Store NOI only reflects Property NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI excludes amounts attributable to unconsolidated joint venture assets. We believe Same Store NOI is an important measure because it allows us to compare the cash flows generated by our same

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real estate properties from one period to another. Other REITs may calculate Property NOI and Same Store NOI differently and our calculation should not be compared to that of other REITs.

The following table sets forth our Property NOI and Same Store NOI with a reconciliation to our net income attributable to common stockholders (GAAP basis) for the years ended December 31, 2014 and December 31, 2013, respectively (in thousands):

	December 31, 2014			December 31, 2013
Net income attributable to Piedmont	$	43,348		$	98,728
Net income attributable to noncontrolling interest	15			15
Interest expense	74,446			73,583
Depreciation (1)	139,004			124,545
Amortization (1)	56,848			46,020
Acquisition costs	560			1,763
Impairment loss (1)	—			12,046
Net recoveries of casualty loss and litigation settlements	(6,992		)	(11,828		)
Gain on sale of real estate assets (1)	(2,161		)	(31,292		)
Loss on consolidation	—			898
General & administrative expenses (1)	23,863			22,016
Management fee revenue	(1,110		)	(1,231		)
Other (income)/expense (1)	39			563
Straight line rent adjustment (1)	(29,121		)	(18,097		)
Net effect of amortization of below-market in-place lease intangibles (1)	(4,727		)	(5,278		)
Property NOI (cash basis)	294,012			312,451
Acquisitions (2)	(26,136		)	(14,659		)
Dispositions (3)	(1,478		)	(5,087		)
Unconsolidated joint ventures	(18		)	(9,791		)
Same Store NOI	$	266,380		$	282,914
Change period over period in Same Store NOI	(5.8		)%	N/A

⁽¹⁾  Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.

⁽²⁾  Acquisitions consist of Arlington Gateway in Arlington, Virginia, purchased on March 4, 2013; 5 & 15 Wayside Road in Burlington, Massachusetts, purchased on March 22, 2013; Royal Lane Land in Irving, Texas, purchased on August 1, 2013; 5301 Maryland Way in Brentwood, Tennessee, the remaining equity interest in which was purchased on August 12, 2013; 6565 North MacArthur Boulevard in Irving, Texas, purchased on December 5, 2013; One Lincoln Park in Dallas, Texas, purchased on December 20, 2013; 161 Corporate Center in Irving, Texas, purchased on December 30, 2013; 5 Wall Street in Burlington, Massachusetts, purchased on June 27, 2014; 1155 Perimeter Center West in Atlanta, Georgia, purchased on August 28, 2014; and TownPark Land in Lake Mary, Florida, purchased on November 21, 2014.

⁽³⁾  Dispositions consist of of 1111 Durham Avenue in South Plainfield, New Jersey, sold on March 28, 2013; 1200 Enclave Parkway in Houston, Texas, sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, Colorado, sold on November 1, 2013; 8700 South Price Road in Tempe, Arizona, sold on December 30, 2013; 11107 and 11109 Sunset Hills Road in Reston, Virginia, sold on March 19, 2014; 1441 West Long Lake Road and 4685 Investment Drive in Troy, Michigan, sold on April 30, 2014; and 2020 West 89th Street in Leawood, Kansas, sold on May 19, 2014.

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Overview

Our portfolio is a national portfolio located in several geographic markets. We typically lease space to large, credit-worthy corporate or governmental tenants on a long-term basis. Our average lease is approximately 29,000 square feet with 7.1 years of lease term remaining as of December 31, 2014. As a result, occupancy as well as rent roll ups and roll downs, which we experience as a result of re-leasing, can fluctuate widely between markets, between buildings, and between tenants within a given market depending on when a particular lease is scheduled to expire. Over the last several years we have re-leased a significant portion of our portfolio which temporarily negatively impacted our Same Store NOI, most noticeably in the first and second quarter of 2014. However, as rental abatement periods related to certain significant renewals and replacement leases began to expire during 2014, Property NOI on a sequential quarter basis began to improve. As of December 31, 2014 we still had 0.4 million square feet of executed leases for currently vacant space that have yet to commence and another 1.3 million square feet of commenced leases in some form of rental abatement; therefore, we anticipate additional growth in Property NOI during 2015 as those leases commence and abatement periods expire. Additionally, any absorption of currently vacant space in the portfolio due to additional new leasing activity could also favorably impact Same Store NOI depending on commencement dates and abatement periods of the new leases.

Occupancy

Excluding one unconsolidated joint venture and one property that was not in service due to a redevelopment project as of December 31, 2014, our portfolio in total was 87.7% leased as of December 31, 2014, up from 87.2% leased as of December 31, 2013. As of December 31, 2014, scheduled expirations for the portfolio as a whole for 2015 and 2016 represented 3.5% and 5.6%, respectively, of our ALR; therefore, the majority of our leasing efforts over the next two years will be focused on leasing currently vacant space. To the extent we are able to execute leases for currently vacant space, these additional rental payments should favorably impact overall occupancy and our Same Store NOI comparisons once any associated abatement periods expire.

Impact of Downtime, Abatement Periods, and Rental Rate Changes

We have executed a large number of leasing transactions over the past several years, approximately 400,000 square feet of which relates to currently vacant space and which has not commenced as of December 31, 2014. Commencement of new leases typically occurs 6-24 months from the lease execution date, after refurbishment of the space is completed. The downtime between a lease expiration and the new lease's commencement can negatively impact Same Store NOI. In addition, office leases, both new and lease renewals, typically contain upfront rental and/or operating expense abatement periods which delay the cash flow benefits of the lease even after the new lease or renewal has commenced. As of December 31, 2014, approximately 1.3 million square feet of commenced leases were still in some form of abatement. Finally, in some cases we have not yet identified a replacement tenant for an expired lease or have entered into renewal leases for decreased square footage or for lower market rental rates than the previous lease, which will negatively impact Same Store NOI.

All of the above items negatively impacted Same Store NOI comparisons for the year ended December 31, 2014 as compared to the year ended December 31, 2013. On a prospective basis, however, we anticipate that Property NOI on a sequential quarter over quarter basis will continue to improve as certain significant leases for currently vacant space commence and rental abatement periods expire.

Election as a REIT

We have elected to be taxed as a REIT under the Code and have operated as such beginning with our taxable year ended December 31, 1998. To qualify as a REIT, we must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of our adjusted REIT taxable income, computed without regard to the dividends-paid deduction and by excluding net capital gains attributable to our stockholders, as defined by the Code. As a REIT, we generally will not be subject to federal income tax on income that we distribute to our stockholders. If we fail to qualify as a REIT in any taxable year, we may be subject to federal income taxes on our taxable income for that year and for the four years following the year during which qualification is lost and/or penalties, unless the IRS grants us relief under certain statutory provisions. Such an event could materially adversely affect our net income and net cash available for distribution to our stockholders. However, we believe that we are organized and operate in such a manner as to qualify for treatment as a REIT and intend to continue to operate in the foreseeable future in such a manner that we will remain qualified as a REIT for federal income tax purposes. We have elected to treat Piedmont Office Holdings, Inc. (“POH”), a wholly-owned subsidiary of Piedmont, as a taxable REIT subsidiary. POH performs non-customary services for tenants of buildings that we own, including real estate and non-real estate related-services; however, any earnings related to such services performed by our taxable REIT subsidiary are subject to federal and state income taxes. In addition, for us to continue to qualify as a REIT, our investments in taxable REIT subsidiaries cannot exceed 25% of the value of our total assets.

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Inflation

We are exposed to inflation risk, as income from long-term leases is the primary source of our cash flows from operations. There are provisions in the majority of our tenant leases that are intended to protect us from, and mitigate the risk of, the impact of inflation. These provisions include rent steps, reimbursement billings for operating expense pass-through charges, real estate tax, and insurance reimbursements on a per square-foot basis, or in some cases, annual reimbursement of operating expenses above certain per square-foot allowance. However, due to the long-term nature of the leases, the leases may not readjust their reimbursement rates frequently enough to fully cover inflation.

Off-Balance Sheet Arrangements

We are not dependent on off-balance sheet financing arrangements for liquidity. Our off-balance sheet arrangements are discussed in Note 4 “Unconsolidated Joint Ventures” and Note 10 “Commitments and Contingencies” (specifically related to Operating Lease Obligations) of the accompanying consolidated financial statements. The unconsolidated joint ventures in which we invest are prohibited by their governing documents from incurring debt. For further information regarding our commitments under operating lease obligations, see the notes of our accompanying consolidated financial statements, as well as the Contractual Obligations table below.

Application of Critical Accounting Policies

Our accounting policies have been established to conform with GAAP. The preparation of financial statements in conformity with GAAP requires management to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. If our judgment or interpretation of the facts and circumstances relating to various transactions had been different, it is possible that different accounting policies would have been applied, thus, resulting in a different presentation of the financial statements. Additionally, other companies may utilize different estimates that may impact comparability of our results of operations to those of companies in similar businesses. The critical accounting policies outlined below have been discussed with members of the Audit Committee of the board of directors.

Investment in Real Estate Assets

We are required to make subjective assessments as to the useful lives of our depreciable assets. We consider the period of future benefit of the asset to determine the appropriate useful lives. These assessments have a direct impact on net income. The estimated useful lives of our assets by class are as follows:

Buildings	40 years
Building improvements	5-25 years
Land improvements	20-25 years
Tenant improvements	Shorter of economic life or lease term
Furniture, fixtures, and equipment	3-5 years
Intangible lease assets	Lease term

Allocation of Purchase Price of Acquired Assets

Upon the acquisition of real properties, we allocate the purchase price of properties to acquired tangible assets, consisting of land and building, and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases and the value of in-place leases, based in each case on their estimated fair values.

The estimated fair values of the tangible assets of an acquired property (which includes land and building) are determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to land and building based on management’s determination of the estimated fair value of these assets. We determine the as-if-vacant estimated fair value of a property using methods similar to those used by independent appraisers. Factors considered by us in performing these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. In estimating carrying costs, we include real estate taxes, insurance, and other operating expenses and estimates of lost rental revenue during the expected lease-up periods based on current market demand. We also estimate the cost to execute similar leases including leasing commissions, legal, and other related costs.

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The estimated fair values of above-market and below-market in-place leases are recorded 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) our estimate of fair market lease rates for the corresponding in-place leases, measured over a period equal to the remaining terms of the leases, taking into consideration the probability of renewals for any below-market leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets or liabilities and amortized as an adjustment to rental income over the remaining terms of the respective leases.

The estimated fair values of in-place leases include direct costs associated with obtaining a new tenant, opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease, and tenant relationships. Direct costs associated with obtaining a new tenant include commissions, tenant improvements, and other direct costs and are estimated based on our consideration of current market costs to execute a similar lease. These direct costs are included in deferred lease costs in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases. The value of opportunity costs is calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. Customer relationships are valued based on expected renewal of a lease or the likelihood of obtaining a particular tenant for other locations. These lease intangibles are included in intangible lease assets in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases.

Estimating the fair values of the tangible and intangible assets requires us to estimate market lease rates, property operating expenses, carrying costs during lease-up periods, discount and capitalization rates, market absorption periods, and the number of years the property is held for investment. The use of inappropriate estimates would result in an incorrect assessment of our purchase price allocations, which would impact the amount of our reported net income attributable to Piedmont.

Valuation of Real Estate Assets and Investments in Joint Ventures which Hold Real Estate Assets

We continually monitor events and changes in circumstances that could indicate that the carrying amounts of the real estate and related intangible assets, both operating properties and properties under construction, in which we have an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of potential impairment are present for wholly-owned properties, which indicate that the carrying amounts of real estate and related intangible assets may not be recoverable, we assess the recoverability of these assets by determining whether the carrying value will be recovered from the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition. In the event that such expected undiscounted future cash flows do not exceed the carrying value, we adjust the real estate and related intangible assets to the estimated fair value and recognize an impairment loss. For our investments in unconsolidated joint ventures, we assess the estimated fair value of our investment, as compared to our carrying amount. If we determine that the carrying value is greater than the estimated fair value at any measurement date, we must also determine if such a difference is temporary in nature. Value fluctuations which are “other than temporary” in nature are then recorded to adjust the carrying value to the estimated fair value amount.

Projections of expected future cash flows require that we estimate future market rental income amounts subsequent to the expiration of current lease agreements, property operating expenses, the number of months it takes to re-lease the property, and the number of years the property is held for investment, among other factors. The subjectivity of assumptions used in the future cash flow analysis, including capitalization and discount rates, could result in an incorrect assessment of the property’s estimated fair value and, therefore, could result in the misstatement of the carrying value of our real estate and related intangible assets and our reported net income attributable to Piedmont.

Goodwill

Goodwill is the excess of cost of an acquired entity over the amounts specifically assigned to assets acquired and liabilities assumed in purchase accounting for business combinations, as well as costs incurred as part of the acquisition. We test the carrying value of our goodwill for impairment on an annual basis, or on an interim basis if an event occurs or circumstances change that would indicate the carrying amount may be impaired. Such interim circumstances may include, but are not limited to, significant adverse changes in legal factors or in the general business climate, adverse action or assessment by a regulator, unanticipated competition, the loss of key personnel, or persistent declines in an entity’s stock price below carrying value of the entity. We have the option, should we choose to use it, to first assess qualitative factors to determine whether the existence of events or circumstances leads to a determination that it is more likely than not that the estimated fair value of the reporting unit is less than its carrying amount. If, after assessing the totality of events or circumstances, we conclude that the estimated fair value is greater than the carrying amount, then performing the two-step impairment test is unnecessary. However, if we chose to forgo the availability of the qualitative analysis, the test prescribed by authoritative accounting guidance is a two-step test. The first step involves comparing the estimated fair value of the entity to its carrying value, including goodwill. Estimated fair value is determined by adjusting the trading price of the stock for a control premium, if necessary, multiplied by the common shares outstanding. If such calculated estimated fair value exceeds the carrying value, no further procedures or analysis is required. However, if the carrying value exceeds the calculated

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fair value, goodwill is potentially impaired and step two of the analysis would be required. Step two of the test involves calculating the implied fair value of goodwill by deducting the estimated fair value of all tangible and intangible net assets of the entity from the entity’s estimated fair value calculated in step one of the test. If the implied value of the goodwill (the remainder left after deducting the estimated fair values of the entity from its calculated overall estimated fair value in step one of the test) is less than the carrying value of goodwill, an impairment loss would be recognized. We have determined through the testing noted above that there are no issues of impairment related to our goodwill as of December 31, 2014.

Investment in Variable Interest Entities

Variable Interest Entities (“VIEs”) are defined by GAAP as entities in which equity investors do not have sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other parties. If an entity is determined to be a VIE, it must be consolidated by the primary beneficiary. The primary beneficiary is the enterprise that has the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance, absorbs the majority of the entity’s expected losses, or receives a majority of the entity’s expected residual returns. Generally, expected losses and expected residual returns are the anticipated negative and positive variability, respectively, in the estimated fair value of the VIE’s net assets. When we make an investment, we assess whether the investment represents a variable interest in a VIE and, if so, whether we are the primary beneficiary of the VIE. Incorrect assumptions or assessments may result in an inaccurate determination of the primary beneficiary. The result could be the consolidation of an entity acquired or formed in the future that would otherwise not have been consolidated or the non-consolidation of such an entity that would otherwise have been consolidated.

We evaluate each investment to determine whether it represents variable interests in a VIE. Further, we evaluate the sufficiency of the entities’ equity investment at risk to absorb expected losses, and whether as a group, the equity has the characteristics of a controlling financial interest. See Note 6 to our accompanying consolidated financial statements for further detail on our investment in variable interest entities.

Interest Rate Derivatives

We periodically enter into interest rate derivative agreements to hedge our exposure to changing interest rates on variable rate debt instruments. As required by GAAP, we record all derivatives on the balance sheet at estimated fair value. We reassess the effectiveness of our derivatives designated as cash flow hedges on a regular basis to determine if they continue to be highly effective and also to determine if the forecasted transactions remain highly probable. Currently, we do not use derivatives for trading or speculative purposes.

The changes in estimated fair value of interest rate swap agreements designated as effective cash flow hedges are recorded in other comprehensive income (“OCI”), and subsequently reclassified to earnings when the hedged transactions occur. Changes in the estimated fair values of derivatives designated as cash flow hedges that do not qualify for hedge accounting treatment, if any, would be recorded as gain/(loss) on interest rate swap in the consolidated statements of income. The estimated fair value of the interest rate derivative agreement is recorded as interest rate derivative asset or as interest rate derivative liability in the accompanying consolidated balance sheets. Amounts received or paid under interest rate derivative agreements are recorded as interest expense in the consolidated income statements as incurred. All of our interest rate derivative agreements as of December 31, 2014 are designated as cash flow hedges. See Note 7 to our accompanying consolidated financial statements for further detail on our interest rate derivatives.

Stock-based Compensation

We have issued stock-based compensation in the form of restricted stock to our employees and directors. For employees, such compensation has been issued pursuant to our Long-term Incentive Compensation ("LTIC") program. The LTIC program is comprised of an annual restricted stock grant component and a multi-year performance share component. Awards granted pursuant to the annual restricted stock component are considered equity awards and expensed straight-line over the vesting period, with issuances recorded as a reduction to additional paid in capital. Awards granted pursuant to the performance share component are considered liability awards and are expensed over the service period, with issuances recorded as a reduction to accrued expense. The compensation expense recognized related to both of these award types is recorded as property operating costs for those employees whose job is related to property operation and as general and administrative expense for all other employees and directors in the accompanying consolidated statements of income. See Note 11 to our accompanying consolidated financial statements for further detail on our stock-based compensation.

Recent Accounting Pronouncements

The Financial Accounting Standards Board has issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers (Topic 606) ("ASU 2014-09"). The amendments in ASU 2014-09 change the criteria for the recognition of revenue to

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depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services using a five-step determination process. Steps 1 through 5 involve (i) identifying contracts with a customer, (ii) identifying the performance obligations in the contract, (iii) determining the transaction price, (iv) allocating the transaction price to the performance obligations, and (v) recognizing revenue as an entity satisfies a performance obligation. Additionally, lease contracts are specifically excluded from ASU 2014-09. The amendments in ASU 2014-09 are effective in the first quarter of 2017 for us, and early adoption is not permitted. We are currently evaluating the potential impact, if any, of the amendments of ASU 2014-09.

Related-Party Transactions and Agreements

There were no related-party transactions during the three years ended December 31, 2014.

Contractual Obligations

Our contractual obligations as of December 31, 2014 are as follows (in thousands):

	Payments Due by Period
Contractual Obligations	Total		Less than 1 year		1-3 years			3-5 years			More than 5 years
Long-term debt(1)	$	2,279,787	$	155,747	$	743,292	(2)	$	301,974	(3)	$	1,078,774	(4)
Operating lease obligations(5)	42,875		451		902			902			40,620
Total	$	2,322,662	$	156,198	$	744,194		$	302,876		$	1,119,394

⁽¹⁾  Amounts include principal payments only and balances outstanding as of December 31, 2014, not including unamortized issuance discounts or estimated fair value adjustments. We made interest payments, including payments under our interest rate swaps, of $72.1 million during the year ended December 31, 2014, and expect to pay interest in future periods on outstanding debt obligations based on the rates and terms disclosed herein and in Note 5 of our accompanying consolidated financial statements.

⁽²⁾  Includes the balance outstanding as of December 31, 2014 of the $500 Million Unsecured Line of Credit. However, Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

⁽³⁾  Includes the $300 Million Unsecured 2013 Term Loan which has a stated variable rate; however, we entered into interest rate swap agreements which effectively fix, exclusive of changes to our credit rating, the rate on this portion of the facility to 2.78% through maturity. As such, we estimate incurring, exclusive of changes to our credit rating, approximately $8.3 million per annum in total interest (comprised of combination of variable contractual rate and settlements under interest rate swap agreements) through maturity in January 2019.

⁽⁴⁾  Includes the $300 Million Unsecured 2011 Term Loan which has a stated variable rate; however, we entered into interest rate swap agreements which effectively fix, exclusive of changes to our credit rating, the rate on this facility to 2.39% through the original maturity date of November 22, 2016. Additionally, Piedmont entered into three forward starting swaps to effectively fix, absent any changes to Piedmont's credit rating, the rate of this facility to 3.35% for the extension period (November 22, 2016 to January 15, 2020). As such, we estimate incurring, exclusive of changes to our credit rating, approximately $7.2 million per annum in total interest (comprised of combination of variable contractual rate and settlements under interest rate swap agreements) through the original maturity of the debt facility in November 2016, and approximately $10.1 million per annum for the extension period ending in January 2020.

⁽⁵⁾  Two properties (the 2001 NW 64th Street building in Ft. Lauderdale, Florida and the River Corporate Center building in Tempe, Arizona) are subject to ground leases with expiration dates of 2048 and 2101, respectively. The aggregate remaining payments required under the terms of these operating leases as of December 31, 2014 are presented above.

ITEM 7A.    QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISKS

Our future income, cash flows, and estimated fair values of our financial instruments depend in part upon prevailing market interest rates. Market risk is the exposure to loss resulting from changes in interest rates, foreign currency, exchange rates, commodity prices, and equity prices. Our potential for exposure to market risk includes interest rate fluctuations in connection with borrowings under our $500 Million Unsecured Line of Credit, our $300 Million Unsecured 2011 Term Loan, the $300 Million Unsecured 2013 Term Loan which funded in January 2014, and the $50 Million Unsecured Term Loan which funded in December 2014. As a result, the primary market risk to which we believe we are exposed is interest rate risk. Many factors, including governmental monetary and tax policies, domestic and international economic and political considerations, and other factors that are beyond our control contribute to interest rate risk. Our interest rate risk management objectives are to limit the impact of interest rate changes on earnings and cash flow primarily through a low-to-moderate level of overall borrowings, as well as managing the variability in rate fluctuations on our outstanding debt. As such, all of our debt other than the $500 Million Unsecured Line of Credit and

42

$50 Million Unsecured Term Loan is based on fixed or effectively-fixed interest rates to hedge against instability in the credit markets. We do not enter into derivative or interest rate transactions for speculative purposes.

Our financial instruments consist of both fixed and variable-rate debt. As of December 31, 2014, our consolidated debt consisted of the following (in thousands):

	2015			2016			2017			2018			2019				Thereafter				Total
Maturing debt:
Variable rate repayments	$	50,000		$	434,000		$	—		$	—		$	—			$	—			$	484,000
Variable rate average interest rate	1.31		%	1.34		%	—		%	—		%	—		%		—		%		1.34		%
Fixed rate repayments	$	105,747		$	168,384		$	140,908		$	960		$	301,014		(2)	$	1,078,774		(3)	$	1,795,787
Fixed rate average interest rate(1)	5.29		%	5.55		%	5.76		%	5.55		%	2.79		%		3.57		%		3.90		%

⁽¹⁾  See Note 5 of our accompanying consolidated financial statements for further details on our debt structure.

⁽²⁾  The amount includes the $300 Million Unsecured 2013 Term Loan which has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix, absent any changes to Piedmont's credit rating, the rate on this facility to 2.78%.

⁽³⁾  The amount includes the $300 Million Unsecured 2011 Term Loan which has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix , exclusive of changes to Piedmont's credit rating, the rate on this facility to 2.39% through November 22, 2016 and to 3.35% for November 22, 2016 to January 15, 2020.

As of December 31, 2013, our consolidated debt consisted of the following (in thousands):

	2014			2015			2016				2017			2018			Thereafter			Total
Maturing debt:
Variable rate repayments	$	—		$	—		$	366,000			$	—		$	—		$	—		$	366,000
Variable rate average interest rate	—		%	—		%	1.35		%		—		%	—		%	—		%	1.35		%
Fixed rate repayments	$	575,000		$	105,000		$	467,525		(1)	$	140,000		$	—		$	350,000		$	1,637,525
Fixed rate average interest rate(1)	4.89		%	5.29		%	3.72		%		5.76		%	—		%	3.40			4.34		%

⁽¹⁾  The amount includes the $300 Million Unsecured 2011 Term Loan which has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix , exclusive of changes to Piedmont's credit rating, the rate on this facility to 2.39% through November 22, 2016 and to 3.35% for November 22, 2016 to January 15, 2020.

As of December 31, 2014 and 2013, the estimated fair value of our debt above was approximately $2.3 billion and $2.0 billion, respectively. Our interest rate swap agreements in place at December 31, 2014 carried a notional amount totaling $1.2 billion with a weighted-average fixed interest rates (not including the corporate credit spread) of 1.77%. Our interest swap agreements in place at December 31, 2013 carried a notional amount totaling $580.0 million with a weighted-average fixed interest rate (not including the corporate credit spread) of 1.70%.

The variable rate debt outstanding as of December 31, 2014 is based on LIBOR or the prime rate plus a specified margin as elected by us at certain intervals. An increase in the variable interest rate on the variable-rate facilities constitutes a market risk, as a change in rates would increase or decrease interest incurred and therefore cash flows available for distribution to stockholders. The current stated interest rate spread on the $500 Million Unsecured Line of Credit and the $50 Million Unsecured Term Loan is LIBOR plus 1.175% and 1.15%, respectively (based on our current corporate credit rating).

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A change in the interest rate on the fixed, or effectively fixed, portion of our debt portfolio impacts the estimated fair value of the instrument but has no impact on interest incurred or cash flows.

As of December 31, 2014, a 1% increase interest rates on our variable rate debt outstanding would increase interest expense approximately $4.8 million on a per annum basis.

ITEM 8.    FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

The financial statements and supplementary data filed as part of this report are set forth on page F-1 of this report.

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

There were no disagreements with our independent registered public accountants during the years ended December 31, 2014 or 2013.

ITEM 9A.    CONTROLS AND PROCEDURES

Management’s Conclusions Regarding the Effectiveness of Disclosure Controls and Procedures

We carried out an evaluation, under the supervision and with the participation of management, including our Principal Executive Officer and Principal Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures pursuant to Rule 13a-15(e) under the Securities Exchange Act of 1934 as of the end of the period covered by this report. Based upon that evaluation, the Principal Executive Officer and Principal Financial Officer concluded that our disclosure controls and procedures were effective as of the end of the period covered by this annual report in providing a reasonable level of assurance that information we are required to disclose in reports that we file or submit under the Securities Exchange Act of 1934 is recorded, processed, summarized and reported within the time periods in SEC rules and forms, including providing a reasonable level of assurance that information required to be disclosed by us in such reports is accumulated and communicated to our management, including our Principal Executive Officer and our Principal Financial Officer, as appropriate to allow timely decisions regarding required disclosure.

Report of Management on Internal Control Over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as defined in Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act of 1934, as a process designed by, or under the supervision of, the Principal Executive Officer and Principal Financial Officer and effected by our management and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with GAAP and includes those policies and procedures that:

• pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and disposition of our assets;

• provide reasonable assurance that the transactions are recorded as necessary to permit preparation of financial statements in accordance with GAAP, and that our receipts and expenditures are being made only in accordance with authorizations of management and/or members of the board of directors; and

• provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of our assets that could have a material effect on the financial statements.

Because of the inherent limitations of internal control over financial reporting, including the possibility of human error and the circumvention or overriding of controls, material misstatements may not be prevented or detected on a timely basis. In addition, projections of any evaluation of effectiveness to future periods are subject to the risks that controls may become inadequate because of changes and conditions or that the degree of compliance with policies or procedures may deteriorate. Accordingly, even internal controls determined to be effective can provide only reasonable assurance that the information required to be disclosed in reports filed under the Securities Exchange Act of 1934 is recorded, processed, summarized, and represented within the time periods required.

Our management has assessed the effectiveness of our internal control over financial reporting at December 31, 2014. To make this assessment, we used the criteria for effective internal control over financial reporting described in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (COSO). Based on this assessment, our management believes that, as of December 31, 2014, our system of internal control over financial reporting was effective.

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Piedmont’s independent registered public accounting firm has issued its report on the effectiveness of Piedmont’s internal control over financial reporting, which appears in this Annual Report.

Changes in Internal Control Over Financial Reporting

There have been no significant changes in our internal control over financial reporting during the quarter ended December 31, 2014 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

ITEM 9B.    OTHER INFORMATION

None.

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PART III

ITEM 10.    DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE

Pursuant to Paragraph G(3) of the General Instructions to Form 10-K, the information required by Part III (Items 10, 11, 12, 13, and 14) is being incorporated by reference herein from our definitive proxy statement to be filed with the SEC within 120 days of the end of the fiscal year ended December 31, 2014 in connection with our 2015 Annual Meeting of Stockholders.

We have adopted a Code of Ethics, which is available on Piedmont’s Web site at http://www.piedmontreit.com under the “Corporate Governance” section. Any amendments to, or waivers of, the Code of Ethics will be disclosed on our Web site promptly following the date of such amendment or waiver.

ITEM 11.    EXECUTIVE COMPENSATION

The information required by Item 11 will be set forth in our definitive proxy statement to be filed with the SEC within 120 days of the end of the fiscal year ended December 31, 2014, and is incorporated herein by reference.

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

The information required by Item 12 will be set forth in our definitive proxy statement to be filed with the SEC within 120 days of the end of the fiscal year ended December 31, 2014, and is incorporated herein by reference.

ITEM 13.    CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS AND DIRECTOR INDEPENDENCE

The information required by Item 13 will be set forth in our definitive proxy statement to be filed with the SEC within 120 days of the end of the fiscal year ended December 31, 2014, and is incorporated herein by reference.

ITEM 14.    PRINCIPAL ACCOUNTING FEES AND SERVICES

The information required by Item 14 will be set forth in our definitive proxy statement to be filed with the SEC within 120 days of the end of the fiscal year ended December 31, 2014, and is incorporated herein by reference.

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PART IV

ITEM 15.    EXHIBITS, FINANCIAL STATEMENT SCHEDULES

(a) 1.        The financial statements begin on page F-4 of this Annual Report on Form 10-K, and the list of the financial statements contained herein is set forth on page F-1, which is hereby incorporated by reference.

(a) 2.        Schedule III—Real Estate Assets and Accumulated Depreciation.

Information with respect to this item begins on page S-1 of this Annual Report on Form 10-K. Other schedules are omitted because of the absence of conditions under which they are required or because the required information is given in the financial statements or notes thereto.

(b) The Exhibits filed in response to Item 601 of Regulation S-K are listed on the Exhibit Index attached hereto.

(c) See (a) 2. above.

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SIGNATURES

Pursuant to the requirements of Sections 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 this 18^th day of February, 2015.

Piedmont Office Realty Trust, Inc.
(Registrant)
By:	/s/ DONALD A. MILLER, CFA
	Donald A. Miller, CFA
	President, Principal Executive Officer, and Director

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 capacity as and on the date indicated.

Signature	Title	Date
/s/ MICHAEL R. BUCHANAN	Director	February 18, 2015
Michael R. Buchanan
/s/ DONALD S. MOSS	Director	February 18, 2015
Donald S. Moss
/s/ WESLEY E. CANTRELL	Director	February 18, 2015
Wesley E. Cantrell
/s/ WILLIAM H. KEOGLER, JR.	Director	February 18, 2015
William H. Keogler, Jr.
/s/ JEFFREY L. SWOPE	Director	February 18, 2015
Jeffrey L. Swope
/s/ RAYMOND G. MILNES, JR.	Director	February 18, 2015
Raymond G. Milnes, Jr.
/s/ FRANK C. MCDOWELL	Vice-Chairman, and Director	February 18, 2015
Frank C. McDowell
/s/ DONALD A. MILLER, CFA	President and Director	February 18, 2015
Donald A. Miller, CFA	(Principal Executive Officer)
/s/ ROBERT E. BOWERS	Chief Financial Officer and Executive Vice-President	February 18, 2015
Robert E. Bowers	(Principal Financial Officer)
/s/ LAURA P. MOON	Chief Accounting Officer	February 18, 2015
Laura P. Moon	(Principal Accounting Officer)
Barbara B. Lang	Director

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EXHIBIT INDEX

TO

2014 FORM 10-K

OF

PIEDMONT OFFICE REALTY TRUST, INC.

Exhibit Number	Description of Document
3.1	Third Articles of Amendment and Restatement of Piedmont Office Realty Trust, Inc. (f/k/a Wells Real Estate Investment Trust, Inc.) (the "Company") (incorporated by reference to Exhibit 3.1 to the Company’s Annual Report on Form 10-K for the year ended December 31, 2009, filed on March 16, 2010)
3.2	Articles of Amendment of the Company effective June 30, 2011 (incorporated by reference to Exhibit 3.2 to the Company's Current Report on Form 8-K filed on July 6, 2011)
3.3	Articles Supplementary of the Company effective June 30, 2011 (incorporated by reference to Exhibit 3.1 to the Company's Current Report on Form 8-K filed on July 6, 2011)
3.4	Amended and Restated Bylaws of Piedmont Office Realty Trust, Inc. (incorporated by reference to Exhibit 3.2 to the Company's Current Report on Form 8-K, filed on January 22, 2010)
4.1	Indenture, dated May 9, 2013, by and among Piedmont Operating Partnership, LP (the "Operating Partnership"), the Company and U.S. Bank National Association, as trustee (incorporated by reference to Exhibit 4.1 to the Company's Current Report on Form 8-K, filed on May 13, 2013)
4.2	Form of 3.40% Senior Notes due 2023 (included in Exhibit 4.1 hereto)
4.3	Indenture, dated March 6, 2014, by and among the Operating Partnership, Piedmont Office Realty Trust, Inc. and U.S. Bank National Association, as trustee (incorporated by reference to Exhibit 4.1 to the Company's Current Report on Form 8-K, filed on March 6, 2014)
4.4	Supplemental Indenture, dated March 6, 2014, by and among the Operating Partnership, Piedmont Office Realty Trust, Inc. and U.S. Bank National Association, as trustee (incorporated by reference to Exhibit 4.2 to the Company's Current Report on Form 8-K, filed on March 6, 2014)
4.5	Form of 4.450% Senior Notes due 2024 (included in Exhibit 4.4 hereto)
10.1	Joint Venture Partnership Agreement of Wells Fund XIII-REIT Joint Venture Partnership dated June 27, 2001, by and between the Operating Partnership and Wells Real Estate Investment Fund XIII, L.P. (incorporated by reference to Exhibit 10.85 to Post-Effective Amendment No. 3 to the Company’s Form S-11 Registration Statement (Commission File No. 333-44900), filed on July 23, 2001)
10.2	Amended and Restated Promissory Note dated November 1, 2007, by 1201 Eye Street, N.W. Associates LLC in favor of Metropolitan Life Insurance Company (incorporated by reference to Exhibit 10.9 to the Company’s Form 10-K for the fiscal year ended December 31, 2007 filed on March 26, 2008)
10.3	Amended and Restated Deed of Trust, Security Agreement and Fixture Filing dated November 1, 2007, by 1201 Eye Street, N.W. Associates LLC for the benefit of Metropolitan Life Insurance Company (incorporated by reference to Exhibit 10.10 to the Company’s Form 10-K for the fiscal year ended December 31, 2007 filed on March 26, 2008)
10.4	Amended and Restated Promissory Note dated November 1, 2007, by 1225 Eye Street, N.W. Associates LLC in favor of Metropolitan Life Insurance Company (incorporated by reference to Exhibit 10.11 to the Company’s Form 10-K for the fiscal year ended December 31, 2007 filed on March 26, 2008)
10.5	Amended and Restated Deed of Trust, Security Agreement and Fixture Filing dated October 24, 2002, by 1225 Eye Street, N.W. Associates LLC for the benefit of Metropolitan Life Insurance Company (incorporated by reference to Exhibit 10.12 to the Company’s Form 10-K for the fiscal year ended December 31, 2007 filed on March 26, 2008)
10.6	Limited Liability Company Agreement of 1201 Eye Street, N.W. Associates, LLC dated September 27, 2002 (incorporated by reference to Exhibit 10.119 to Post-Effective Amendment No. 6 to the Company’s Form S-11 Registration Statement (Commission File No. 333-85848), filed on December 17, 2003)
10.7	First Amendment to Limited Liability Company Agreement of 1201 Eye Street, N.W. Associates, LLC (incorporated by reference to Exhibit 10.120 to Post-Effective Amendment No. 6 to Company’s Form S-11 Registration Statement (Commission File No. 333-85848), filed on December 17, 2003)

49

10.8	Limited Liability Company Agreement of 1225 Eye Street, N.W. Associates, LLC dated September 27, 2002 (incorporated by reference to Exhibit 10.121 to Post-Effective Amendment No. 6 to the Company’s Form S-11 Registration Statement (Commission File No. 333-85848), filed on December 17, 2003)
10.9	First Amendment to Limited Liability Company Associates of 1225 Eye Street, N.W. Associates, LLC (incorporated by reference to Exhibit 10.122 to Post-Effective Amendment No. 6 to the Company’s Form S-11 Registration Statement (Commission File No. 333-85848), filed on December 17, 2003)
10.10	Promissory Note dated May 5, 2005, by Wells REIT-800 Nicollett Avenue Owner, LLC. in favor of Wachovia Bank, N.A. (incorporated by reference to Exhibit 10.70 to the Company’s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2005, filed on August 5, 2005)
10.11	Amended and Restated Dividend Reinvestment Plan of the Company adopted February 24, 2011 (incorporated by reference to Exhibit 99.1 to the Company’s Current Report on Form 8-K, filed on February 24, 2011)
10.12*	Employment Agreement dated February 2, 2007, by and between the Company and Donald A. Miller, CFA (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K, filed on February 5, 2007)
10.13*	Amendment Number One to Employment Agreement dated February 2, 2007, by and between the Company and Donald A. Miller, CFA (incorporated by reference to Exhibit 10.1 to the Company's Current Report on Form 8-K, filed on September 14, 2011)
10.14*	Piedmont Office Realty Trust, Inc. 2007 Omnibus Incentive Plan (f/k/a the Wells Real Estate Investment Trust, Inc. 2007 Omnibus Incentive Plan) (incorporated by reference to Exhibit 99.7 to the Company’s Current Report on Form 8-K, filed on April 20, 2007)
10.15*	Amendment Number One to the Piedmont Office Realty Trust, Inc. 2007 Omnibus Incentive Plan (f/k/a the Wells Real Estate Investment Trust, Inc. 2007 Omnibus Incentive Plan) (incorporated by reference to Exhibit 10.12 to the Company's Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2011, filed on August 9, 2011)
10.16	Amended and Restated Agreement of Limited Partnership of the Operating Partnership, dated January 1, 2000 (incorporated by reference to Exhibit 10.64 to the Company's Annual Report on Form 10-K for the year ended December 31, 2000, filed on March 28, 2001)
10.17	Amendment to Agreement of Limited Partnership of the Operating Partnership, as Amended and Restated as of January 1, 2000, dated April 16, 2007 (incorporated by reference to Exhibit 99.8 to the Company’s Current Report on Form 8-K, filed on April 20, 2007)
10.18	Amendment to Second Amended and Restated Agreement of Limited Partnership of the Operating Partnership, as Amended and Restated as of January 1, 2000, dated August 8, 2007 (incorporated by reference to Exhibit 99.1 to the Company’s Current Report on Form 8-K, filed on August 10, 2007)
10.19*	Employment Agreement dated April 16, 2007, by and between the Company and Robert E. Bowers (incorporated by reference to Exhibit 99.9 to the Company’s Current Report on Form 8-K, filed on April 20, 2007)
10.20*	Employment Agreement dated May 14, 2007, by and between the Company and Carroll A. “Bo” Reddic, IV (incorporated by reference to Exhibit 99.1 to the Company’s Current Report on Form 8-K, filed on May 14, 2007)
10.21*	Employment Agreement dated May 14, 2007, by and between the Company and Raymond L. Owens (incorporated by reference to Exhibit 99.2 to the Company’s Current Report on Form 8-K, filed on May 14, 2007)
10.22*	Employment Agreement dated May 14, 2007, by and between the Company and Laura P. Moon (incorporated by reference to Exhibit 99.3 to the Company’s Current Report on Form 8-K, filed on May 14, 2007)
10.23*	Form of Employee Deferred Stock Award Agreement for 2007 Omnibus Incentive Plan of the Company effective May 18, 2007 (incorporated by reference to Exhibit 10.82 to the Company’s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2007, filed on August 7, 2007)

50

10.24	Term Loan Agreement, dated as of November 22, 2011, among the Operating Partnership, as Borrower, the Company, as Parent, JP Morgan Securities, LLC, and Suntrust Robinson Humphrey, Inc., as Joint-Lead Arrangers and Book Runners, JPMorgan Chase Bank as Administrative Agent, Suntrust Bank as Syndication Agent, Wells Fargo Bank as Documentation Agent, the other banks signatory thereto as Lenders (incorporated by reference to Exhibit 10.1 to the Company's Current Report on Form 8-K, filed on November 29, 2011)
10.25	Amendment No. 2 To Term Loan Agreement, dated as of August 21, 2014, among the Operating Partnership, as Borrower, the Company, as Parent, J.P. Morgan Securities, LLC and SunTrust Robinson Humphrey, Inc., as Co-Lead Arrangers and Joint Book Runners, JPMorgan Chase Bank, N.A., as Administrative Agent, SunTrust Bank as Syndication Agent, and the financial institutions party thereto as Lenders (incorporated by reference to Exhibit 10.1 to the Company's Current Report on Form 8-K filed on August 22, 2014)
10.26*	2010 Long-Term Incentive Program Award Agreement (incorporated by reference to Exhibit 10.1 to the Company's Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2011, filed on November 3, 2011)
10.27*	2010 Long-Term Incentive Program (incorporated by reference to Exhibit 10.2 to the Company's Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2011, filed on November 3, 2011)
10.28*	Long-Term Incentive Program Award Agreement (incorporated by reference to Exhibit 10.3 to the Company's Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2011, filed on November 3, 2011)
10.29*	Long-Term Incentive Program (incorporated by reference to Exhibit 10.4 to the Company's Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2011, filed on November 3, 2011)
10.30	Revolving Credit Agreement dated August 21, 2012, by and among Piedmont Operating Partnership, LP, the Company, J.P. Morgan Securities LLC, RBC Capital Markets LLC, JPMorgan Chase Bank, N. A., Royal Bank of Canada, PNC Bank, National Association, SunTrust Bank, and U.S. Bank National Association, and the other financial institutions initially signatory thereto and their assignees (incorporated by reference to Exhibit 10.1 to the Company's Current Report on Form 8-K filed on August 23, 2012)
10.31	Amendment No. 1 to Term Loan Agreement, dated as of August 21, 2012, among Piedmont Operating Partnership, LP, as Borrower, Piedmont Office Realty Trust, Inc., as Parent, JPMorgan Chase Bank as Administrative Agent, and the other banks party thereto as Lenders (incorporated by reference to Exhibit 10.2 to the Company's Current Report on Form 8-K filed on August 23, 2012)
10.32*	Offer Letter Dated October 17, 2012 among the Company and Robert K. Wiberg (incorporated by reference to Exhibit 10.41 to the Company's Annual Report of Form 10-K for the year ended December 31, 2012, filed on February 27, 2013)
10.33*	The Piedmont Office Realty Trust, Inc. Executive Nonqualified Deferred Compensation Plan dated December 5, 2013
10.34*	The Piedmont Office Realty Trust, Inc. Executive Nonqualified Deferred Compensation Plan Adoption Agreement dated December 5, 2013
10.35	Term Loan Agreement, dated as of December 18, 2013, among Piedmont Operating Partnership, LP, as Borrower, Piedmont Office Realty Trust, Inc., as Parent, U.S. Bank, N.A., and SunTrust Robinson Humphrey, Inc., as Joint Book Runners and Joint Lead Arrangers, U.S. Bank, N.A., as Agent, SunTrust Bank as Syndication Agent, the other banks signatory thereto as Lenders (incorporated by reference to Exhibit 10.1 to the Company's Current Report on Form 8-K, filed on December 19, 2013)
12.1	Calculation of Ratio of Earnings to Fixed Charges
21.1	List of Subsidiaries of the Company
23.1	Consent of Ernst & Young LLP
31.1	Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2	Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1	Certification of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2	Certification of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS	XBRL Instance Document

51

101.SCH	XBRL Taxonomy Extension Schema
101.CAL	XBRL Taxonomy Extension Calculation Linkbase
101.DEF	XBRL Taxonomy Extension Definition Linkbase
101.LAB	XBRL Taxonomy Extension Label Linkbase
101.PRE	XBRL Taxonomy Extension Presentation Linkbase

*    Identifies each management contract or compensatory plan required to be filed.

52

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

Financial Statements	Page
Report of Independent Registered Public Accounting Firm	F- 2
Report of Independent Registered Public Accounting Firm on Internal Control Over Financial Reporting	F- 3
Consolidated Balance Sheets as of December 31, 2014 and 2013	F- 4
Consolidated Statements of Income for the Years Ended December 31, 2014, 2013, and 2012	F- 5
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2014, 2013, and 2012	F- 6
Consolidated Statements of Stockholders’ Equity for the Years Ended December 31, 2014, 2013, and 2012	F- 7
Consolidated Statements of Cash Flows for the Years Ended December 31, 2014, 2013, and 2012	F- 8
Notes to Consolidated Financial Statements	F- 9
Financial Statement Schedule
Schedule III - Real Estate Assets and Accumulated Depreciation	S- 1

F- 1

Report of Independent Registered Public Accounting Firm

The Board of Directors and Stockholders

Piedmont Office Realty Trust, Inc.

We have audited the accompanying consolidated balance sheets of Piedmont Office Realty Trust, Inc. as of December 31, 2014 and 2013, and the related consolidated statements of income, comprehensive income, stockholders' equity, and cash flows for each of the three years in the period ended December 31, 2014. Our audits also included the financial statement schedule listed in the Index at Item 15(a). These financial statements and schedule are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements and 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 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 financial statements referred to above present fairly, in all material respects, the consolidated financial position of Piedmont Office Realty Trust, Inc. at December 31, 2014 and 2013, and the consolidated results of its operations and its cash flows for each of the three years in the period ended December 31, 2014, 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.

As discussed in Note 14 to the consolidated financial statements, the Company changed its method for reporting discontinued operations effective April 1, 2014.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), Piedmont Office Realty Trust, Inc.'s internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) and our report dated February 18, 2015 expressed an unqualified opinion thereon.

/S/ Ernst & Young LLP

Atlanta, Georgia

February 18, 2015

F- 2

Report of Independent Registered Public Accounting Firm

on Internal Control Over Financial Reporting

The Board of Directors and Stockholders of Piedmont Office Realty Trust, Inc.

We have audited Piedmont Office Realty Trust, Inc.'s internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (the COSO criteria). Piedmont Office Realty Trust, 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 Report of Management 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, Piedmont Office Realty Trust, Inc. maintained, in all material respects, effective internal control over financial reporting as of December 31, 2014, based onthe 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 Piedmont Office Realty Trust, Inc. as of December 31, 2014 and 2013, and the related consolidated statements of income, comprehensive income, stockholders' equity, and cash flows for each of the three years in the period ended December 31, 2014 of Piedmont Office Realty Trust, Inc. and our report dated February 18, 2015 expressed an unqualified opinion thereon.

/S/ Ernst and Young LLP

Atlanta, Georgia

February 18, 2015

F- 3

PIEDMONT OFFICE REALTY TRUST, INC.

CONSOLIDATED BALANCE SHEETS

(in thousands, except share and per-share amounts)

	December 31, 2014			December 31, 2013
Assets:
Real estate assets, at cost:
Land	$	702,800		$	687,244
Buildings and improvements, less accumulated depreciation of $1,088,062 and $970,434 as of December 31, 2014 and December 31, 2013, respectively	3,224,178			3,150,705
Intangible lease assets, less accumulated amortization of $79,860 and $71,820 as of December 31, 2014 and December 31, 2013, respectively	70,177			74,377
Construction in progress	63,393			24,270
Real estate assets held for sale	14,544			15,387
Total real estate assets	4,075,092			3,951,983
Investments in and amounts due from unconsolidated joint ventures	7,798			14,388
Cash and cash equivalents	12,306			6,973
Tenant receivables, net of allowance for doubtful accounts of $231 and $346 as of December 31, 2014 and December 31, 2013, respectively	27,711			31,145
Straight-line rent receivables	169,532			138,159
Restricted cash and escrows	5,679			394
Prepaid expenses and other assets	27,820			24,771
Goodwill	180,097			180,097
Interest rate swaps	430			24,176
Deferred financing costs, less accumulated amortization of $6,067 and $13,041 as of December 31, 2014 and December 31, 2013, respectively	7,667			8,759
Deferred lease costs, less accumulated amortization of $142,915 and $125,110 as of December 31, 2014 and December 31, 2013, respectively	280,105			283,213
Other assets held for sale	1,264			2,030
Total assets	$	4,795,501		$	4,666,088
Liabilities:
Unsecured debt, net of discount of $5,456 and $1,320 as of December 31, 2014 and December 31, 2013, respectively	$	1,828,544		$	1,014,680
Secured debt, inclusive of premium of $3,258 and $0 as of December 31, 2014 and December 31, 2013, respectively	449,045			987,525
Accounts payable, accrued expenses, and accrued capital expenditures	133,988			128,818
Deferred income	22,215			22,267
Intangible lease liabilities, less accumulated amortization of $37,964 and $44,256 as of December 31, 2014 and December 31, 2013, respectively	43,277			47,113
Interest rate swaps	6,417			4,526
Total liabilities	2,483,486			2,204,929
Commitments and Contingencies	—			—
Stockholders’ Equity:
Shares-in-trust, 150,000,000 shares authorized, none outstanding as of December 31, 2014 or December 31, 2013	—			—
Preferred stock, no par value, 100,000,000 shares authorized, none outstanding as of December 31, 2014 or December 31, 2013	—			—
Common stock, $.01 par value; 750,000,000 shares authorized, 154,324,089 shares issued and outstanding as of December 31, 2014; and 157,460,903 shares issued and outstanding at December 31, 2013	1,543			1,575
Additional paid-in capital	3,666,182			3,668,906
Cumulative distributions in excess of earnings	(1,365,620		)	(1,231,209		)
Other comprehensive income	8,301			20,278
Piedmont stockholders’ equity	2,310,406			2,459,550
Noncontrolling interest	1,609			1,609
Total stockholders’ equity	2,312,015			2,461,159
Total liabilities and stockholders’ equity	$	4,795,501		$	4,666,088

See accompanying notes.

F- 4

PIEDMONT OFFICE REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF INCOME

(in thousands, except share and per-share amounts)

	Years Ended December 31,
	2014			2013			2012
Revenues:
Rental income	$	454,635		$	443,106		$	411,842
Tenant reimbursements	109,548			104,253			106,544
Property management fee revenue	2,069			2,251			2,318
	566,252			549,610			520,704
Expenses:
Property operating costs	239,436			220,779			206,189
Depreciation	138,596			120,980			108,959
Amortization	56,579			45,090			49,318
General and administrative	23,820			21,881			20,767
	458,431			408,730			385,233
Real estate operating income	107,821			140,880			135,471
Other income (expense):
Interest expense	(74,446		)	(73,583		)	(65,023		)
Other income/(expense)	62			(2,336		)	833
Net recoveries/(loss) from casualty events and litigation settlements	6,992			11,811			(12,670		)
Equity in income/(loss) of unconsolidated joint ventures	(350		)	(3,676		)	923
Loss on consolidation	—			(898		)	—
	(67,742		)	(68,682		)	(75,937		)
Income from continuing operations	40,079			72,198			59,534
Discontinued operations:
Operating income, excluding impairment loss	954			2,897			6,108
Impairment loss	—			(7,644		)	—
Gain on sale of real estate assets	1,198			31,292			27,577
Income from discontinued operations	2,152			26,545			33,685
Gain on sale of real estate assets	1,132			—			—
Net income	43,363			98,743			93,219
Less: Net income attributable to noncontrolling interest	(15		)	(15		)	(15		)
Net income attributable to Piedmont	$	43,348		$	98,728		$	93,204
Per share information— basic and diluted:
Income from continuing operations	$	0.27		$	0.44		$	0.35
Income from discontinued operations	0.01			0.16			0.20
Net income available to common stockholders	$	0.28		$	0.60		$	0.55
Weighted-average shares outstanding—basic	154,452,121			165,012,713			170,312,328
Weighted-average shares outstanding—diluted	154,585,273			165,137,482			170,441,223

See accompanying notes.

F- 5

PIEDMONT OFFICE REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

(in thousands)

	Years Ended December 31,
	2014					2013			2012
Net income attributable to Piedmont			$	43,348			$	98,728			$	93,204
Other comprehensive income/(loss):
Effective portion of gain/(loss) on derivative instruments that are designated and qualify as cash flow hedges (See Note 7)	(17,122	)				24,312			(7,656	)
Reclassification of previously recorded loss included in net income (See Note 7)	5,145					3,126			3,033
Other comprehensive income/(loss)			(11,977		)		27,438				(4,623		)
Comprehensive income attributable to Piedmont			$	31,371			$	126,166			$	88,581

See accompanying notes.

F- 6

PIEDMONT OFFICE REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

(in thousands, except per-share amounts)

	Common Stock					Additional Paid-In Capital			Cumulative Distributions in Excess of Earnings			Other Comprehensive Income/(Loss)			Noncontrolling Interest			Total Stockholders’ Equity
	Shares		Amount
Balance, December 31, 2011	172,630		$	1,726		$	3,663,662		$	(891,032	)	$	(2,537	)	$	1,609		$	2,773,428
Share repurchases as part of announced plan	(5,255	)	(52		)	—			(88,685		)	—			—			(88,737		)
Offering costs associated with issuance of common stock	—		—			567			—			—			—			567
Dividends to common stockholders ($0.80 per share), dividends to preferred shareholders of subsidiary, and dividends reinvested	—		—			(195		)	(136,168		)	—			(15		)	(136,378		)
Shares issued under the 2007 Omnibus Incentive Plan, net of tax	181		2			3,017			—			—			—			3,019
Net income attributable to noncontrolling interest	—		—			—			—			—			15			15
Net income attributable to Piedmont	—		—			—			93,204			—			—			93,204
Other comprehensive loss	—		—			—			—			(4,623		)	—			(4,623		)
Balance, December 31, 2012	167,556		1,676			3,667,051			(1,022,681		)	(7,160		)	1,609			2,640,495
Share repurchases as part of an announced plan	(10,246	)	(102		)	—			(175,167		)	—			—			(175,269		)
Offering costs associated with issuance of common stock	—		—			(91		)	—			—			—			(91		)
Dividends to common stockholders ($0.80 per share), dividends to preferred shareholders of subsidiary, and dividends reinvested	—		—			(197		)	(132,089		)	—			(15		)	(132,301		)
Shares issued under the 2007 Omnibus Incentive Plan, net of tax	151		1			2,143			—			—			—			2,144
Net income attributable to noncontrolling interest	—		—			—			—			—			15			15
Net income attributable to Piedmont	—		—			—			98,728			—			—			98,728
Other comprehensive income	—		—			—			—			27,438			—			27,438
Balance, December 31, 2013	157,461		1,575			3,668,906			(1,231,209		)	20,278			1,609			2,461,159
Share repurchases as part of an announced plan	(3,190	)	(32		)	—			(52,764		)	—			—			(52,796		)
Retirement of shares returned from escrow	(85	)	(1		)	(1,478		)	—			—			—			(1,479		)
Redemption of noncontrolling interest in consolidated variable interest entity	—		—			(4,054		)	—			—			—			(4,054		)
Dividends to common stockholders ($0.81 per share), dividends to preferred shareholders of subsidiary, and dividends reinvested	—		—			(188		)	(124,995		)	—			(15		)	(125,198		)
Shares issued under the 2007 Omnibus Incentive Plan, net of tax	138		1			2,996			—			—			—			2,997
Net income attributable to noncontrolling interest	—		—			—			—			—			15			15
Net income attributable to Piedmont	—		—			—			43,348			—			—			43,348
Other comprehensive loss	—		—			—			—			(11,977		)	—			(11,977		)
Balance, December 31, 2014	154,324		$	1,543		$	3,666,182		$	(1,365,620	)	$	8,301		$	1,609		$	2,312,015

See accompanying notes.

F- 7

PIEDMONT OFFICE REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

	Years Ended December 31,
	2014			2013			2012
Cash Flows from Operating Activities:
Net income	$	43,363		$	98,743		$	93,219
Operating distributions received from unconsolidated joint ventures	266			1,475			2,338
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation	138,679			123,566			113,650
Amortization of deferred financing costs and estimated fair market value adjustments on notes payable	1,578			2,620			2,648
Settlement of forward starting interest rate swaps	14,960			672			—
Other amortization	56,327			43,939			47,479
Impairment loss on wholly-owned properties	—			7,644			—
Stock compensation expense	3,975			1,590			2,246
Reduction of long-lived assets due to casualty event	—			—			1,980
Equity in income of unconsolidated joint ventures	350			3,676			(923		)
Gain on sale of real estate assets	(2,330		)	(31,292		)	(27,577		)
Loss on consolidation	—			898			—
Retirement of shares returned from escrow	(1,479		)	—			—
Changes in assets and liabilities:
Increase in tenant and straight-line rent receivables, net	(40,505		)	(29,101		)	(21,720		)
(Increase)/decrease in restricted cash and escrows	(135		)	(60		)	8,705
Increase in prepaid expenses and other assets	(1,884		)	(3,427		)	(3,837		)
Increase/(decrease) in accounts payable and accrued expenses	2,995			(6,434		)	8,486
(Decrease)/increase in deferred income	(277		)	570			(5,769		)
Net cash provided by operating activities	215,883			215,079			220,925
Cash Flows from Investing Activities:
Acquisition of real estate assets, net of related debt assumed, and intangibles	(117,418		)	(366,182		)	(4,225		)
Net cash held in escrow for acquisitions	(5,150		)	—			—
Capitalized expenditures, net of accruals	(168,891		)	(175,988		)	(104,262		)
Acquisition of unconsolidated joint ventures, net of cash assumed	—			(14,242		)	—
Net sale proceeds from wholly-owned properties and consolidated joint venture	46,232			95,671			93,839
Net sale proceeds received from unconsolidated joint ventures	6,017			—			—
Investments in unconsolidated joint ventures	(42		)	(793		)	(136		)
Deferred lease costs paid	(27,694		)	(34,298		)	(48,692		)
Net cash used in investing activities	(266,946		)	(495,832		)	(63,476		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294		)	(4,892		)	(3,125		)
Proceeds from debt	1,052,527			1,085,604			409,000
Repayments of debt	(813,702		)	(500,000		)	(465,000		)
Discount paid due to loan modification	(1,135		)	—			—
Net costs of issuance of common stock	—			(91		)	(229		)
Repurchases of common stock as part of announced plan	(54,802		)	(173,551		)	(88,450		)
Dividends paid and discount on dividend reinvestments	(125,198		)	(132,301		)	(136,378		)
Net cash provided by/(used in) financing activities	56,396			274,769			(284,182		)
Net increase/(decrease) in cash and cash equivalents	5,333			(5,984		)	(126,733		)
Cash and cash equivalents, beginning of year	6,973			12,957			139,690
Cash and cash equivalents, end of year	$	12,306		$	6,973		$	12,957

See accompanying notes.

F- 8

PIEDMONT OFFICE REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

DECEMBER 31, 2014, 2013, AND 2012

1.    Organization

Piedmont Office Realty Trust, Inc. (“Piedmont”) (NYSE: PDM) is a Maryland corporation that operates in a manner so as to qualify as a real estate investment trust (“REIT”) for federal income tax purposes. Piedmont engages in the acquisition, development, management, and ownership of commercial real estate properties throughout the United States, including properties that are under construction, are newly constructed, or have operating histories. Piedmont was incorporated in 1997 and commenced operations in 1998. Piedmont conducts business primarily through Piedmont Operating Partnership, L.P. (“Piedmont OP”), a Delaware limited partnership, as well as performing the management of its buildings through two wholly-owned subsidiaries, Piedmont Government Services, LLC and Piedmont Office Management, LLC. Piedmont owns 99.9% of, and is the sole general partner of, Piedmont OP and as such, possesses full legal control and authority over the operations of Piedmont OP. The remaining 0.1% ownership interest of Piedmont OP is held indirectly by Piedmont through its wholly-owned subsidiary, Piedmont Office Holdings, Inc ("POH"), the sole limited partner of Piedmont OP. Piedmont OP owns properties directly, through wholly-owned subsidiaries, and through both consolidated and unconsolidated joint ventures. References to Piedmont herein shall include Piedmont and all of its subsidiaries, including Piedmont OP and its subsidiaries and joint ventures.

As of December 31, 2014, Piedmont owned 74 office properties, one redevelopment asset, and one office building through an unconsolidated joint venture. Piedmont's 74 consolidated office properties comprise 21.5 million square feet (unaudited) of primarily Class A commercial office space, and were 87.7% leased (unaudited) as of December 31, 2014. As of December 31, 2014, approximately 90% of our annualized lease revenue ("ALR") (unaudited) was generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C.

Piedmont internally evaluates all of the real estate assets as one operating segment, and accordingly, does not report segment information.

2.    Summary of Significant Accounting Policies

Basis of Presentation and Principles of Consolidation

Piedmont’s consolidated financial statements are prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) and include the accounts of Piedmont, Piedmont’s wholly-owned subsidiaries, any variable interest entity of which Piedmont or any of its wholly-owned subsidiaries is considered to have the power to direct the activities of the entity and the obligation to absorb losses/right to receive benefits, or any entity in which Piedmont or any of its wholly-owned subsidiaries owns a controlling interest. In determining whether Piedmont or Piedmont OP has a controlling interest, the following factors, among others, are considered: equity ownership, voting rights, protective rights of investors, and participatory rights of investors.

Piedmont owns interests in three real properties through its ownership in Piedmont Washington Properties, Inc. Piedmont has evaluated this entity based on the criteria outlined above and concluded that it is not a variable interest entity (“VIE”) and that Piedmont has a controlling interest in Piedmont Washington Properties, Inc. Accordingly, Piedmont’s consolidated financial statements include the accounts of Piedmont Washington Properties, Inc.

In addition, during the three years ended December 31, 2014, Piedmont owned interests in certain properties through its ownership in various unconsolidated joint venture partnerships. Although Piedmont is currently or was the majority equity participant in these joint ventures, Piedmont and its co-venturer exercised joint control over the properties held by the joint ventures. As a result, in accordance with GAAP, the accounts of these joint ventures are not consolidated, but rather accounted for using the equity method of accounting in Piedmont’s consolidated financial statements.

Please refer to Note 6 for a summary of Piedmont’s interests in and consolidation treatment of its various VIEs as of December 31, 2014.

Further, Piedmont has formed special purpose entities to acquire and hold real estate. Each special purpose entity is a separate legal entity and consequently the assets of the special purpose entities are not available to all creditors of Piedmont. The assets owned by these special purpose entities are being reported on a consolidated basis with Piedmont’s assets for financial reporting purposes only.

F- 9

All inter-company balances and transactions have been eliminated upon consolidation.

Use of Estimates

The preparation of the accompanying consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the accompanying consolidated financial statements and notes. Actual results could differ from those estimates.

Real Estate Assets

Real estate assets are stated at cost, as adjusted for any impairment, less accumulated depreciation. Amounts capitalized to real estate assets consist of the cost of acquisition or construction, any tenant improvements or major improvements, and betterments that extend the useful life of the related asset. All repairs and maintenance are expensed as incurred. Additionally, Piedmont capitalizes interest while the development, or redevelopment, of a real estate asset is in progress. Approximately $2.1 million, $31,000 , and $0 of interest was capitalized for the years ended December 31, 2014, 2013, and 2012, respectively.

Piedmont’s real estate assets are depreciated or amortized using the straight-line method over the following useful lives:

Buildings	40 years
Building improvements	5-25 years
Land improvements	20-25 years
Tenant improvements	Shorter of economic life or lease term
Furniture, fixtures, and equipment	3-5 years
Intangible lease assets	Lease term

Piedmont continually monitors events and changes in circumstances that could indicate that the carrying amounts of the real estate and related intangible assets of both operating properties and properties under construction in which Piedmont has an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of potential impairment are present for wholly-owned properties, management assesses whether the respective carrying values will be recovered from the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition for assets held for use, or with the estimated fair values, less costs to sell, for assets held for sale. Piedmont generally considers assets to be held for sale at the point at which a sale contract is executed and earnest money has become non-refundable. In the event that the expected undiscounted future cash flows for assets held for use or the estimated fair value, less costs to sell, for assets held for sale do not exceed the respective asset carrying value, management adjusts such assets to the respective estimated fair values and recognizes an impairment loss. Estimated fair values are calculated based on the following information, depending upon availability, in order of preference: (i) recently quoted market prices, (ii) market prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated sales value (which is based on key assumptions such as estimated market rents, lease-up periods, estimated lease terms, and capitalization and discount rates).

For properties owned as part of an investment in unconsolidated joint ventures, Piedmont assesses the estimated fair value of its investment as compared to its carrying amount. If Piedmont determines that the carrying value is greater than the estimated fair value at any measurement date, Piedmont must also determine if such a difference is temporary in nature. Value fluctuations which are “other than temporary” in nature are then recorded to adjust the carrying value to the estimated fair value amount.

Allocation of Purchase Price of Acquired Assets

Upon the acquisition of real properties, Piedmont allocates the purchase price of properties to acquired tangible assets, consisting of land and building, and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases and the value of in-place leases, based on their estimated fair values.

The estimated fair values of the tangible assets of an acquired property (which includes land and building) are determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to land and building based on management’s determination of the estimated fair value of these assets. Management determines the as-if-vacant estimated fair value of a property using methods similar to those used by independent appraisers. Factors considered by management in performing these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. In estimating carrying costs, management includes real estate taxes, insurance, and other operating expenses

F- 10

and estimates of lost rental revenue during the expected lease-up periods based on current market demand. We also estimate the cost to execute similar leases including leasing commissions, legal, and other related costs.

The estimated fair values of above-market and below-market in-place leases are recorded 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 market rates for the corresponding in-place leases, measured over a period equal to the remaining terms of the leases, taking into consideration the probability of renewals for any below-market leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets or liabilities and amortized as an adjustment to rental revenues over the remaining terms of the respective leases.

The estimated fair values of in-place leases include an estimate of the direct costs associated with obtaining the acquired or "in place" tenant, estimates of opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease. The amount capitalized as direct costs associated with obtaining a tenant include commissions, tenant improvements, and other direct costs and are estimated based on management’s consideration of current market costs to execute a similar lease. These direct lease origination costs are included in deferred lease costs in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases. The value of opportunity costs is calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. These lease intangibles are included in intangible lease assets in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases.

Gross intangible assets and liabilities recorded at acquisition as of December 31, 2014 and 2013, respectively, are as follows (in thousands):

	December 31, 2014		December 31, 2013
Intangible Lease Assets:
Above-Market In-Place Lease Assets	$	23,785	$	21,137
Absorption Period Costs	$	126,252	$	125,060
Intangible Lease Origination Costs (included as component of Deferred Lease Costs)	$	159,670	$	158,427
Intangible Lease Liabilities (Below-Market In-Place Leases)	$	81,241	$	91,369

For the years ended December 31, 2014, 2013, and 2012, respectively, Piedmont recognized amortization of intangible lease costs as follows (in thousands):

	2014		2013		2012
Amortization expense related to Intangible Lease Origination Costs and Absorption Period Costs	$	36,007	$	30,409	$	36,151
Amortization of Above-Market and Below-Market In-Place Lease intangibles as a net increase to rental revenues	$	4,727	$	5,278	$	5,678

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Net intangible assets and liabilities as of December 31, 2014 will be amortized as follows (in thousands):

	Intangible Lease Assets
	Above-Market In-place Lease Assets		Absorption Period Costs		Intangible Lease Origination Costs(1)		Below-Market In-place Lease Liabilities
For the year ending December 31:
2015	$	2,449	$	15,385	$	19,840	$	6,759
2016	2,371		12,800		17,256		6,638
2017	1,599		10,025		14,250		6,736
2018	1,027		7,393		11,229		6,143
2019	633		5,580		8,848		4,842
Thereafter	31		10,884		17,042		12,159
	$	8,110	$	62,067	$	88,465	$	43,277
Weighted-Average Amortization Period (in years)	4		6		6		7

⁽¹⁾  Included as a component of Deferred Lease Costs in the accompanying consolidated balance sheets.

Investments in and Amounts Due from Unconsolidated Joint Ventures

Piedmont’s investments in unconsolidated joint ventures are recorded using the equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions, net income/(loss), and "other than temporary" impairments, if any, attributable to such joint ventures. Pursuant to the terms of the unconsolidated joint venture agreements, all income and distributions are allocated to the joint venture partners in accordance with their respective ownership interests. Distributions of net cash from operations are generally distributed to the joint venture partners on a quarterly basis, and are classified as cash inflows from operating activities, as they are presumed to be returns on Piedmont’s investment in the respective joint venture. Proceeds received as the result of a sale of an asset from an unconsolidated joint venture are considered a return of Piedmont’s investment in the joint venture and classified as cash inflows from investing activities. Due from unconsolidated joint ventures represents operating distributions due to Piedmont from its investments in unconsolidated joint ventures which have been declared but not received as of period end.

Cash and Cash Equivalents

Piedmont considers all highly-liquid investments purchased with an original maturity of three months or less to be cash equivalents. Cash equivalents include cash and short-term investments. Short-term investments are stated at cost, which approximates estimated fair value, and consist of investments in money market accounts.

Tenant Receivables, net and Straight-line Rent Receivables

Tenant receivables are comprised of rental and reimbursement billings due from tenants, and straight-line rent receivables represent the cumulative amount of future adjustments necessary to present rental income on a straight-line basis. Tenant receivables are recorded at the original amount earned, less an allowance for any doubtful accounts, which approximates estimated fair value. Management assesses the collectibility of tenant receivables on an ongoing basis and provides for allowances as such balances, or portions thereof, become uncollectible. Piedmont adjusted the allowance for doubtful accounts by recording provisions for/(recoveries of) bad debts of approximately $(5,000), $186,000, and $(27,000) for the years ended December 31, 2014, 2013, and 2012, respectively, which are included in general and administrative expenses in the accompanying consolidated statements of income.

Restricted Cash and Escrows

Restricted cash and escrows principally relate to the following types of items:

• escrow accounts held by lenders to pay future real estate taxes, insurance, debt service, and tenant improvements;

• net sales proceeds from property sales held by qualified intermediary for potential Section 1031 exchange;

• earnest money paid in connection with future acquisitions; and

• security and utility deposits paid by tenants per the terms of their respective leases.

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Restricted cash and escrows are generally reclassified to other asset or liability accounts upon being used to purchase assets, satisfy obligations, or settle tenant obligations.

Prepaid Expenses and Other Assets

Prepaid expenses and other assets are primarily comprised of the following items:

• prepaid property taxes, insurance and operating costs;

• deferred common area maintenance costs which will be reimbursed by tenants over specified time periods;

• receivables which are unrelated to tenants, for example, insurance proceeds receivable from insurers related to casualty losses; and

• equipment, furniture and fixtures, and tenant improvements for Piedmont’s corporate office space, net of accumulated depreciation.

Prepaid expenses and other assets will be expensed as utilized or reclassified to other asset accounts upon being put into service in future periods. Balances without a future economic benefit are expensed as they are identified. Deferred common area maintenance costs are amortized to property operating costs as the related reimbursement income is recognized over the period specified in the respective lease. Piedmont recognized amortization of deferred common area maintenance for the years ended December 31, 2014, 2013, and 2012 of approximately $2.5 million, $2.1 million, and $1.6 million, respectively.

Goodwill

Goodwill is the excess of cost of an acquired entity over the amounts specifically assigned to assets acquired and liabilities assumed in purchase accounting for business combinations. Piedmont tests the carrying value of its goodwill for impairment on an annual basis, or on an interim basis if an event occurs or circumstances change that would indicate the carrying amount may be impaired. Such interim circumstances may include, but are not limited to, significant adverse changes in legal factors or in the general business climate, adverse action or assessment by a regulator, unanticipated competition, the loss of key personnel, or persistent declines in an entity’s stock price below carrying value of the entity. Piedmont first assesses qualitative factors to determine whether the existence of events or circumstances leads to a determination that it is more likely than not that the estimated fair value of the reporting unit is less than its carrying amount. If, after assessing the totality of events or circumstances, Piedmont concludes that the estimated fair value is greater than the carrying amount, then performing a further two-step impairment test is unnecessary. However, if Piedmont chooses to forgo the availability of the qualitative analysis, the test prescribed by authoritative accounting guidance is a two-step test. The first step involves comparing the estimated fair value of the entity to its carrying value, including goodwill. Estimated fair value is determined by adjusting the trading price of the stock for a control premium, if necessary, multiplied by the common shares outstanding. If such calculated estimated fair value exceeds the carrying value, no further procedures or analysis is required. However, if the carrying value exceeds the calculated fair value, goodwill is potentially impaired and step two of the analysis would be required. Step two of the test involves calculating the implied fair value of goodwill by deducting the estimated fair value of all tangible and intangible net assets of the entity from the entity’s estimated fair value calculated in step one of the test. If the implied value of the goodwill (the remainder left after deducting the estimated fair values of the entity from its calculated overall estimated fair value in step one of the test) is less than the carrying value of goodwill, an impairment loss would be recognized.

Interest Rate Derivatives

Piedmont periodically enters into interest rate derivative agreements to hedge its exposure to changing interest rates. Piedmont records all derivatives on the balance sheet at estimated fair value. Piedmont reassesses the effectiveness of its derivatives designated as cash flow hedges on a regular basis to determine if they continue to be highly effective and also to determine if the forecasted transactions remain highly probable. Currently, Piedmont does not use derivatives for trading or speculative purposes.

The changes in estimated fair value of interest rate swap agreements designated as effective cash flow hedges are recorded in other comprehensive income (“OCI”), and subsequently reclassified to earnings when the hedged transactions occur. Changes in the estimated fair values of derivatives designated as cash flow hedges that do not qualify for hedge accounting treatment, if any, would be recorded as gain/(loss) on interest rate swap in the consolidated statements of income. The estimated fair value of the interest rate derivative agreement is recorded as interest rate derivative asset or as interest rate derivative liability in the accompanying consolidated balance sheets. Amounts received or paid under interest rate derivative agreements are recorded as interest expense in the consolidated income statements as incurred. All of Piedmont's interest rate derivative agreements as of December 31, 2014 are designated as cash flow hedges.

Deferred Financing Costs

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Costs incurred in connection with obtaining financing which are paid to service providers other than lenders, or customary fees paid to lenders which are not calculated based on the total commitment of the facility, are capitalized as deferred financing costs in the accompanying consolidated balance sheets. These costs are amortized to interest expense on a straight-line basis (which approximates the effective interest rate method) over the terms of the related financing arrangements. Piedmont recognized amortization of deferred financing costs for the years ended December 31, 2014, 2013, and 2012 of approximately $2.7 million, $2.6 million, and $2.6 million, respectively.

Deferred Lease Costs

Deferred lease costs are comprised of costs and incentives incurred to acquire operating leases. In addition to direct costs, deferred lease costs also include intangible lease origination costs related to in-place leases acquired as part of a property acquisition and direct payroll costs incurred related to negotiating and executing specific leases. For the years ended December 31, 2014, 2013, or 2012, Piedmont capitalized approximately $0.7 million, $0.1 million, and $0, respectively, of internal leasing and development costs.

Deferred lease costs are amortized on a straight-line basis over the terms of the related underlying leases in the accompanying consolidated statements of income as follows:

• Approximately $40.9 million, $31.9 million, and $28.3 million of deferred lease costs for the years ended December 31, 2014, 2013, and 2012, respectively, are included in amortization expense; and

• Approximately $4.2 million, $3.5 million, and $2.5 million, of deferred lease costs related to lease incentives granted to tenants for the years ended December 31, 2014, 2013, and 2012, respectively, was included as an offset to rental income.

Upon receipt of a lease termination notice, Piedmont adjusts any unamortized deferred lease costs to their net realizable value ratably over the revised remaining term of the lease after giving effect to the termination notice. If there is no remaining lease term and no other obligation to provide the tenant space in the property, then any unamortized tenant-specific costs are recognized immediately upon termination.

Debt

When mortgage debt is assumed upon the acquisition of real property, Piedmont adjusts the loan to estimated fair value with a corresponding adjustment to building and other intangible assets assumed as part of the purchase. The fair value adjustment is amortized to interest expense over the term of the loan using the effective interest method. Amortization of such fair value adjustments was approximately $0.2 million, $0, and $0 for the years ended December 31, 2014, 2013, and 2012, respectively. Additionally, Piedmont records debt issuance premiums/discounts as an increase/decrease to the principal amount of the loan in the accompanying consolidated balance sheets, and amortizes such premiums or discounts as a component of interest expense over the life of the underlying loan facility using the effective interest method. Piedmont recorded discount amortization of approximately $0.2 million, $0.1 million, and $0 for the years ended December 31, 2014, 2013, and 2012, respectively.

Deferred income

Deferred income is primarily comprised of the following items:

• prepaid rent from tenants; and

• tenant reimbursements related to operating expense or property tax expenses which may be due to tenants as part of an annual operating expense reconciliation.

Deferred income related to prepaid rents from tenants will be recognized as income in the period it is earned. Amounts related to operating expense reconciliations or property tax expense are relieved when the tenant's reconciliation is completed in accordance with the underlying lease, and payment is issued to the tenant.

Shares-in-trust

To date, Piedmont has not issued any shares-in-trust; however, under Piedmont’s charter, it has authority to issue a total of 150,000,000 shares-in-trust, which would be issued only in the event that there is a purported transfer of, or other change in or affecting the ownership of, Piedmont’s capital stock that would result in a violation of the ownership limits that are included in Piedmont’s charter to protect its REIT status.

Preferred Stock

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To date, Piedmont has not issued any shares of preferred stock; however, Piedmont is authorized to issue up to100,000,000 shares of one or more classes or series of preferred stock. Piedmont’s board of directors may determine the relative rights, preferences, and privileges of any class or series of preferred stock that may be issued, and can be more beneficial than the rights, preferences, and privileges attributable to Piedmont’s common stock.

Common Stock

Under Piedmont’s charter, it has authority to issue a total of 750,000,000 shares of common stock with a par value of $0.01 per share. Each share of common stock is entitled to one vote and participates in distributions equally. The board of directors of Piedmont has authorized the repurchase and retirement of up to $150 million of Piedmont's common stock through third quarter of 2015. Piedmont may repurchase the shares from time to time, in accordance with applicable securities laws, in the open market or in privately negotiated transactions. The timing of repurchases is dependent upon market conditions and other factors, and repurchases may be commenced or suspended from time to time in Piedmont's discretion, without prior notice. As of December 31, 2014, there was approximately $37.0 million in remaining capacity under the program which may be used for share repurchases through third quarter of 2015.

Dividends

As a REIT, Piedmont is required by the Internal Revenue Code of 1986, as amended (the “Code”), to make distributions to stockholders each taxable year equal to at least 90% of its taxable income, computed without regard to the dividends-paid deduction and by excluding net capital gains attributable to stockholders (“REIT taxable income”). Piedmont sponsors a dividend reinvestment plan ("DRP") pursuant to which common stockholders may elect (if their brokerage agreements allow) to reinvest an amount equal to the dividends declared on their common shares into additional shares of Piedmont’s common stock in lieu of receiving cash dividends. Under the DRP, Piedmont has the option to either issue shares purchased in the open market or issue shares directly from Piedmont's authorized but unissued shares, in both cases at a 2% discount for the stockholder. Such election takes place at the settlement of each quarterly dividend in which there are participants in the DRP, and may change from quarter to quarter based on management's judgment of the best use of proceeds for Piedmont.

Noncontrolling Interest

Noncontrolling interest is the equity interest of consolidated entities that are not owned by Piedmont. Noncontrolling interest is adjusted for contributions, distributions, and earnings (losses) attributable to the noncontrolling interest partners of the consolidated joint ventures. All earnings and distributions are allocated to the partners of the consolidated joint ventures in accordance with their respective partnership agreements. Earnings allocated to such noncontrolling interest partners are recorded as income attributable to noncontrolling interest in the accompanying consolidated statements of income.

In addition, certain non-controlling interests are held in the form of equity participation agreements in Piedmont's consolidated variable interest entities. The equity participation agreements include an option to redeem when certain conditions are met. These instruments are re-measured at the redemption amount once the redemption becomes probable and reclassified to a liability once the redemption option is exercised or conditions are met to make the option mandatorily redeemable.

Revenue Recognition

All leases of real estate assets held by Piedmont are classified as operating leases, and the related base rental income is recognized on a straight-line basis over the terms of the respective leases. Tenant reimbursements are recognized as revenue in the period that the related operating cost is incurred. Rents and tenant reimbursements collected in advance are recorded as deferred income in the accompanying consolidated balance sheets. Lease termination revenues are recognized ratably as rental revenue over the revised remaining lease term after giving effect to the termination notice. Contingent rental income recognition is deferred until the specific lease-related targets are achieved.

Gains on the sale of real estate assets are recognized upon completing the sale and, among other things, determining the sale price and transferring all of the risks and rewards of ownership without significant continuing involvement with the purchaser. Recognition of all or a portion of the gain would be deferred until both of these conditions are met. Losses are primarily recognized through impairment charges when identified.

Stock-based Compensation

Piedmont has issued stock-based compensation in the form of restricted stock to its employees and directors. For employees, such compensation has been issued pursuant to Piedmont's Long-term Incentive Compensation ("LTIC") program. The LTIC program is comprised of an annual restricted stock grant component and a multi-year performance share component. Awards granted

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pursuant to the annual restricted stock component are considered equity awards and expensed straight-line over the vesting period, with issuances recorded as a reduction to additional paid in capital. Awards granted pursuant to the performance share component are considered liability awards and are expensed over the service period, with issuances recorded as a reduction to accrued expense. The compensation expense recognized related to both of these award types is recorded as property operating costs for those employees whose job is related to property operation and as general and administrative expense for all other employees and directors in the accompanying consolidated statements of income.

Non-qualified Deferred Compensation Plan

Additionally, Piedmont has adopted a nonqualified deferred compensation plan which allows certain employees to elect to defer their receipt of compensation, including both cash and stock-based compensation, until future taxable years. Amounts deferred are invested in trading securities held in a "rabbi trust" and are measured using quoted market prices as of the reporting date. Such investments are included in cash equivalents due to their short-term, liquid nature, with the corresponding liability included in accounts payable, accrued expenses, and accrued capital expenditures in the accompanying consolidated balance sheets.

Legal Fees and Related Insurance Recoveries

Piedmont recognizes legal expenses in the period in which services are rendered as a component of general and administrative expense for routine corporate matters or as property operating costs for legal expenses attributable to operating properties. Insurance reimbursements related to ongoing legal matters are recorded as a reduction of legal expense in the period that the insurance company definitively notifies Piedmont of its intent to issue payment.

Litigation Settlement Expense and Casualty Losses and Related Insurance Recoveries

During the year ended December 31, 2012, Piedmont settled two separate securities class action lawsuits and recorded $7.0 million in litigation settlement expense. Additionally, from time to time, specific assets may be damaged or destroyed by natural disasters. Such damages may result in significant expenses related to the destruction of fixed assets or costs to clean, repair, and establish emergency operations at the building or buildings affected by the casualty event. In addition, Piedmont may recognize expenses as a result of issuing rent abatements to tenants for business interruptions caused by the tenants' inability to access the space that they lease from Piedmont. Losses related to the above items are estimated and recorded in the period incurred without regard to whether the loss may be ultimately recoverable under Piedmont's various insurance policies. During the years ended December 31, 2014, 2013 and 2012, substantially all of the net casualty loss recorded related to losses incurred in Piedmont's New York/New Jersey portfolio as a result of Hurricane Sandy which occurred in October 2012.

Insurance recoveries are recorded as income in the period that the insurance company definitively notifies Piedmont of its intent to issue payment. During the years ended December 31, 2014 and 2013, Piedmont received and recognized net recoveries in excess of losses of approximately $7.0 million and $11.8 million, respectively, and recognized $12.7 million of net losses during the year ended December 31, 2012 related to litigation settlements and casualty losses. Of the net recoveries described above during the years ended December 31, 2014, 2013, and 2012, Piedmont recognized $0.3 million, $1.5 million, and $0 in business interruption insurance recoveries, respectively.

Net Income Available to Common Stockholders Per Share

Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period. Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period, including the dilutive effect of nonvested restricted stock. The dilutive effect of nonvested restricted stock is calculated using the treasury stock method to determine the number of additional common shares that would become outstanding if the remaining unvested restricted stock awards vested. Outstanding stock options have been excluded from the diluted earnings per share calculation, as their impact would be anti-dilutive.

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Income Taxes

Piedmont has elected to be taxed as a REIT under the Code, and has operated as such, beginning with its taxable year ended December 31, 1998. To qualify as a REIT, Piedmont must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income. As a REIT, Piedmont is generally not subject to federal income taxes. Accordingly, neither a provision nor a benefit for federal income taxes has been made in the accompanying consolidated financial statements. Piedmont is subject to certain state and local taxes related to the operations of properties in certain locations, which have been provided for in general and administrative expenses in the accompanying consolidated financial statements. Additionally, Piedmont conducts certain operations through its taxable REIT subsidiary, Piedmont Office Holdings, Inc. These operations resulted in recording a provision for income taxes of approximately $0, $0, and $8,500 for the years ended December 31, 2014, 2013, and 2012, respectively.

Reclassifications

Certain prior period amounts have been reclassified to conform to the current period financial statement presentation. The reclassifications relate to properties classified as held for sale and the required presentation of income from discontinued operations for properties sold during the three months ended March 31, 2014, and the years ended December 31, 2013, and 2012 (see Note 14). Effective April 1, 2014, Piedmont adopted the amendments of Accounting Standards Update No. 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant, and Equipment (Topic 360): Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity ("ASU 2014-08") which changed the criteria for reporting discontinued operations. Further, gains and losses on sale related to properties which do not meet the newly adopted definition of discontinued operations and the operational results of these properties are included in income from continuing operations for all periods presented, while the gain on sale is presented in accordance with SEC Rule 3-15 of Regulation S-X in the accompanying consolidated statements of income between discontinued operations and net income. These gains and/or losses, however, are included in continuing operations for purposes of calculating earnings per share data. Operational results related to properties sold or held for sale as of March 31, 2014 continue to be presented as discontinued operations because the adoption provisions of ASU 2014-08 require prospective implementation. None of these reclassifications affect net income or net equity attributable to Piedmont as presented in previous periods.

Recent Accounting Pronouncements

The Financial Accounting Standards Board has issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers (Topic 606) ("ASU 2014-09"). The amendments in ASU 2014-09 change the criteria for the recognition of revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services using a five-step determination process. Steps 1 through 5 involve (i) identifying contracts with a customer, (ii) identifying the performance obligations in the contract, (iii) determining the transaction price, (iv) allocating the transaction price to the performance obligations, and (v) recognizing revenue as an entity satisfies a performance obligation. Additionally, lease contracts are specifically excluded from ASU 2014-09. The amendments in ASU 2014-09 are effective in the first quarter of 2017 for Piedmont, and early adoption is not permitted. Piedmont is currently evaluating the potential impact, if any, of the amendments of ASU 2014-09.

3.    Acquisitions

During the year ended December 31, 2014, Piedmont acquired 100% ownership of the following properties using proceeds from the $500 Million Unsecured Line of Credit, proceeds from property dispositions, and cash on hand, net of debt assumed, as noted below:

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Property	Metropolitan Statistical Area	Date of Acquisition	Rentable Square Feet (Unaudited)	Percentage Leased as of Acquisition (Unaudited)				Contractual Purchase Price  (in millions)
5 Wall Street	Boston, MA	June 27, 2014	181,680	100		%		$	62.5	(1)
1155 Perimeter Center West	Atlanta, GA	August 28, 2014	376,694	100		%		$	80.8
Land Parcel	Metropolitan Statistical Area	Date of Acquisition	Acreage	Contractual Purchase Price  (in millions)
Lake Mary Land Parcel	Orlando, FL	November 21, 2014	25.2	$	7.7		(2)

⁽¹⁾  The purchase included the assumption of a $35.0 million mortgage loan with a principal balance outstanding at acquisition of approximately $33.7 million, maturing on September 1, 2021. See further detail on the mortgage loan in Note 5.

⁽²⁾  Piedmont capitalized approximately $0.2 million of closing costs in conjunction with the purchase of the land parcel.

4.    Unconsolidated Joint Ventures

Investments in Unconsolidated Joint Ventures

As of December 31, 2014 and 2013, Piedmont owned interests in the following unconsolidated joint ventures (in thousands):

Name of Joint Venture	Properties Held by Joint Venture	Piedmont’s Approximate Ownership Percentage
				2014		2013
Fund XIII and REIT Joint Venture	8560 Upland Drive; and Two Park Center (1)	72	%	$	7,661	$	14,122

⁽¹⁾  During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois.

During the year ended December 31, 2013, Piedmont exercised its dissenter's right to buy out each of its co-venturers' interests in three office properties (4685 Investment Drive in Troy, Michigan, 5301 Maryland Way in Brentwood, Tennessee, and 2020 W. 89th Street in Kansas City, Missouri) previously held through two unconsolidated joint ventures. The $0.9 million difference between the fair value of the properties acquired and the sum of Piedmont's previously recorded book value in investment in unconsolidated joint ventures plus cash consideration paid for the interests was recorded as a loss on consolidation in Piedmont's consolidated statement of operations for the year ended December 31, 2013.

5.    Debt

During the year ended December 31, 2014, Piedmont drew down the entire principal commitment of the $300 Million Unsecured 2013 Term Loan (effective interest rate of 2.78%), established in December 2013, and used the proceeds primarily to repay $200 million (interest rate of 4.87%) and $25 million (interest rate of 5.70%) in maturing mortgage debt. Also during the year ended December 31, 2014, Piedmont, through its wholly owned operating partnership, Piedmont OP, issued $400 million in aggregate principal amount of 4.45% senior notes which mature on March 15, 2024 (the “$400 Million Unsecured Senior Notes”). The proceeds from the $400 Million Unsecured Senior Notes were primarily used to repay the $350 Million Secured Pooled Facility (interest rate of 4.84%).

Additionally during the year ended December 31, 2014, Piedmont, in conjunction with the purchase of the 5 Wall Street building located in Burlington, Massachusetts, assumed a $35.0 million mortgage loan that matures on September 1, 2021. The loan is amortizing, and bears interest at the rate of 5.55% per annum. Piedmont recorded the loan at its estimated fair value as of the acquisition date, resulting in a premium of approximately $3.5 million which is being amortized as an offset to interest expense over the remaining term of the loan using the effective interest method.

Finally, during the year ended December 31, 2014, Piedmont obtained a short-term, interest-only, term loan facility in the amount of $50 million (the "$50 Million Unsecured Term Loan"). The facility bears interest at a rate of LIBOR plus a spread that can

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range from 0.9% to 1.9%, based on Piedmont's corporate credit rating. As of December 31, 2014, the stated interest rate spread on the facility is 1.15%. The $50 Million Unsecured Term Loan matures on April 1, 2015. Piedmont may extend the maturity, assuming it is not currently in default, of the $50 Million Unsecured Term Loan by three months upon giving the lender notice and paying an extension fee equal to 0.125% of the outstanding principal amount at the time of such extension.

The following table summarizes the terms of Piedmont’s indebtedness outstanding as of December 31, 2014 and 2013 (in thousands):

Facility	Collateral	Rate(1)			Maturity
							2014		2013
Secured (Fixed)
$200.0 Million Mortgage Note	Aon Center	4.87	%		5/1/2014		$	—	$	200,000
$25.0 Million Mortgage Note	Aon Center	5.70	%		5/1/2014		—		25,000
$350.0 Million Secured Pooled Facility	Nine Property Collateralized Pool	4.84	%		6/7/2014		—		350,000
$105.0 Million Fixed-Rate Loan	US Bancorp Center	5.29	%		5/11/2015		105,000		105,000
$125.0 Million Fixed-Rate Loan	Four Property Collateralized Pool(2)	5.50	%		4/1/2016		125,000		125,000
$42.5 Million Fixed-Rate Loan	Las Colinas Corporate Center I & II	5.70	%		10/11/2016		42,525		42,525
$140.0 Million WDC Mortgage Notes	1201 & 1225 Eye Street	5.76	%		11/1/2017		140,000		140,000
$35.0 Million Mortgage Note	5 Wall Street	5.55	%	(3)	9/1/2021		36,520		—
Subtotal/Weighted Average(4)		5.55	%				449,045		987,525
Unsecured (Variable and Fixed)
$300 Million Unsecured 2011 Term Loan		LIBOR +  1.15%		(5)	1/15/2020		298,944		300,000
$500 Million Unsecured Line of Credit		LIBOR + 1.175%		(6)	8/19/2016	(7)	434,000		366,000
$350 Million Senior Notes		3.40	%	(8)	06/01/2023		348,800		348,680
$300 Million Unsecured 2013 Term Loan		LIBOR + 1.20%		(9)	1/31/2019		300,000		—
$400 Million Senior Notes		4.45	%	(10)	3/15/2024		396,832		—
$50 Million Unsecured Term Loan		LIBOR + 1.15%		(11)	4/1/2015		49,968		—
Subtotal/Weighted Average(4)		2.82	%				1,828,544		1,014,680
Total/ Weighted Average(4)		3.35	%				$	2,277,589	$	2,002,205

⁽¹⁾  Other than the $35.0 Million Mortgage Note, all of Piedmont’s outstanding debt as of December 31, 2014 and 2013 is interest-only.

⁽²⁾  Property collateralized pool includes 1430 Enclave Parkway in Houston, Texas, Windy Point I and II in Schaumburg, Illinois, and 1055 East Colorado Boulevard in Pasadena, California.

⁽³⁾  The $35 Million Mortgage Note has a contractual fixed rate of 5.55%; however, the amortization of the premium recorded in order to adjust the note to its estimated fair value, results in an effective interest rate of 3.75%.

⁽⁴⁾  Weighted average is based on the contractual balance of outstanding debt and interest rates in the table as of December 31, 2014.

⁽⁵⁾  The $300 Million Unsecured 2011 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, exclusive of changes to Piedmont's credit rating, the rate on this facility to 2.39% through November 22, 2016 and to 3.35% from November 22, 2016 to January 15, 2020.

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⁽⁶⁾  Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.175% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of 30-day LIBOR draws at an average rate of 0.168% (subject to the additional spread mentioned above). Further, for the year ended December 31, 2014, Piedmont incurred net borrowings of approximately $68.0 million on its outstanding line of credit.

⁽⁷⁾  Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

⁽⁸⁾  The $350 Million Senior Notes have a fixed coupon rate of 3.40%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 3.45%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 3.43%.

⁽⁹⁾  The $300 Million Unsecured 2013 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, absent any changes to Piedmont's credit rating, the rate on this facility to 2.78%.

⁽¹⁰⁾  The $400 Million Senior Notes have a fixed coupon rate of 4.45%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 4.48%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 4.10%.

⁽¹¹⁾  Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.15% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of a 30-day LIBOR draw at a rate of 0.16%.

A summary of the aggregate maturities of Piedmont’s indebtedness as of December 31, 2014, is provided below (in thousands):

2015	$	155,747
2016	602,384		(1)
2017	140,908
2018	960
2019	301,014
Thereafter	1,078,774
Total	$	2,279,787

⁽¹⁾  Includes the balance outstanding as of December 31, 2014 of the $500 Million Unsecured Line of Credit. However, Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

Piedmont’s weighted-average interest rate as of December 31, 2014 and 2013, for aforementioned borrowings was approximately 3.35% and 3.80%, respectively. Piedmont made interest payments on all indebtedness, including interest rate swap cash settlements of approximately $72.1 million, $69.8 million, and $62.6 million during the years ended December 31, 2014, 2013, and 2012, respectively.

6.    Variable Interest Entities andEquity Participation Rights

Variable interest holders who have the power to direct the activities of the VIE that most significantly impact the entity’s economic performance and have the obligation to absorb the majority of losses of the entity or the right to receive significant benefits of the entity are considered to be the primary beneficiary and must consolidate the VIE.

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A summary of Piedmont’s interests in and consolidation treatment of its VIEs as of December 31, 2014 is as follows, (net carrying amount in millions):

Entity	Piedmont’s % Ownership of Entity		Related Building	Consolidated/ Unconsolidated	Net Carrying Amount as of December 31, 2014			Net Carrying Amount as of December 31, 2013			Primary Beneficiary Considerations
1201 Eye Street NW Associates, LLC	49.5	%	1201 Eye Street	Consolidated	$	(2.8	)	$	(5.3	)	In accordance with the partnership’s governing documents, Piedmont is entitled to 100% of the cash flow of the entity and has sole discretion in directing the management and leasing activities of the building.
1225 Eye Street NW Associates, LLC	49.5	%	1225 Eye Street	Consolidated	$	(1.1	)	$	(0.9	)	In accordance with the partnership’s governing documents, Piedmont is entitled to 100% of the cash flow of the entity and has sole discretion in directing the management and leasing activities of the building.
Piedmont 500 W. Monroe Fee, LLC	100	%	500 W. Monroe	Consolidated	$	245.3		$	228.3		The Omnibus Agreement with the previous owner includes equity participation rights for the previous owner, if certain financial returns are achieved; however, Piedmont has sole decision making authority and is entitled to 100% of the economic benefits of the property until such returns are met.
Suwanee Gateway One, LLC(1)	100	%	Suwanee Gateway One	Consolidated	$	7.2		$	7.4		Equity participation rights exist if certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such returns are met.(1)
400 TownPark, LLC(2)	100	%	400 TownPark	Consolidated	$	21.9		$	22.3		Equity participation rights exist if certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such returns are met.(2)
Piedmont TownPark Land, LLC	100	%	Land Parcel Adjacent to 400 TownPark building	Consolidated	$	7.9		$	—		The equity participation and service fee agreement includes equity participation rights for the third party manager if certain defined events occur and certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such events occur and returns are achieved.

⁽¹⁾  As of January 6, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to Suwanee Gateway One, LLC., without any pay out required.

⁽²⁾  As of January 29, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to 400 TownPark, LLC, without any pay out required.

Each of the VIEs described above has the sole purpose of holding land and/or office buildings and their resulting operations, and are consolidated in the accompanying financial statements in the same manner as Piedmont's wholly-owned properties.

During the year ended December 31, 2014, the equity participation conditions for Medici Atlanta, LLC were met and the minority interest was reclassified to mezzanine equity through a reduction to additional paid in capital. Subsequently, the redemption option contained in the equity participation agreement was exercised and Piedmont recorded the estimated value of the equity participation as a liability. As a result of the elimination of the ongoing third party interest, Medici Atlanta, LLC's classification was changed to that of a wholly-owned subsidiary as of December 31, 2014.

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7.    Derivative Instruments

Risk Management Objective of Using Derivatives

In addition to operational risks which arise in the normal course of business, Piedmont is exposed to economic risks such as interest rate, liquidity, and credit risk. In certain situations, Piedmont has entered into derivative financial instruments such as interest rate swap agreements and other similar agreements to manage interest rate risk exposure arising from current or future variable rate debt transactions. Interest rate swap agreements involve the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. Piedmont’s objective in using interest rate derivatives is to add stability to interest expense and to manage its exposure to interest rate movements.

Cash Flow Hedges of Interest Rate Risk

Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for Piedmont making fixed-rate payments over the life of the agreements without changing the underlying notional amount. During the year ended December 31, 2014, Piedmont entered into various new interest rate and forward starting interest rate swap agreements which, combined with its existing interest rate swap agreements, fully hedge the variable cash flows associated with all of its outstanding unsecured debt, other than the $500 Million Line of Credit and the $50 Million Unsecured Term Loan.

Additionally, during the year ended December 31, 2014, Piedmont entered into several forward starting interest rate swaps to hedge the risk of changes in the interest-related cash flows associated with various potential issuances of long-term debt. Piedmont is hedging its exposure to the variability in future cash flows for potential forecasted transactions. As of December 31, 2014, Piedmont holds $550 million of forward starting interest rate swaps to hedge its exposure to the variability in future cash flows for additional potential future debt issuances over a maximum period of 120 months.

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A detail of Piedmont’s interest rate derivatives outstanding as of December 31, 2014 is as follows:

Interest Rate Derivatives:	Associated Debt Instrument	Notional Amount (in millions)		Effective Date	Maturity Date
Interest rate swap	$300 Million Unsecured 2011 Term Loan	$	125	11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	75		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	50		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	50		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		8/29/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		8/29/2014	1/31/2019
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	Potential Future Issuance	50		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	75		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	50		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	75		2/27/2015	2/27/2022
Total		$	1,150

Piedmont has elected to present its interest rate derivatives on its consolidated balance sheets on a gross basis as interest rate swap assets and interest rate swap liabilities. A detail of Piedmont’s interest rate derivatives on a gross and net basis as of December 31, 2014 and 2013, respectively, is as follows (in thousands):

Interest rate swaps classified as:	2014			2013
Gross derivative assets	$	430		$	24,176
Gross derivative liabilities	(6,417		)	(4,526		)
Net derivative asset/(liability)	$	(5,987	)	$	19,650

All of Piedmont's interest rate derivative agreements outstanding for the periods presented were designated as cash flow hedges of interest rate risk. As such, the effective portion of changes in the estimated fair value of these derivatives is recorded in OCI and is reclassified into earnings as interest expense in the period that the hedged forecasted transaction affects earnings. In addition, in conjunction with the issuance of various unsecured notes (see Note 5) during the years ended December 31, 2014 and 2013, Piedmont settled several forward starting swap agreements for gains of approximately $15.0 million and $0.7 million, respectively, which were recorded as accumulated other comprehensive income during the respective period and are being amortized as an offset to interest expense over the term of the respective notes on a straight line basis (which approximates the effective interest method). Piedmont classifies cash flows from the settlement of hedging derivative instruments in the same category as the

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underlying exposure which is being hedged. As the settlements were the result of hedging Piedmont's exposure to interest rate changes and their effect on interest expense, they are classified as operating cash flows in the accompanying consolidated statements of cash flows.

The effective portion of Piedmont's interest rate derivatives, including the gains on settlement of forward swaps described above, that was recorded in the accompanying consolidated statements of income for the years ended December 31, 2014, 2013, and 2012, respectively, was as follows (in thousands):

Derivative in Cash Flow Hedging Relationships (Interest Rate Swaps and Caps)	2014			2013		2012
Amount of gain/(loss) recognized in OCI on derivatives	$	(17,122	)	$	24,312	$	(7,656	)
Amount of previously recorded loss reclassified from accumulated OCI into interest expense	$	5,145		$	3,126	$	3,033

Piedmont estimates that an additional $8.4 million will be reclassified from accumulated other comprehensive loss as an increase to interest expense over the next twelve months. No gain or loss was recognized related to hedge ineffectiveness or to amounts excluded from effectiveness testing on Piedmont’s cash flow hedges during the years ended December 31, 2014, 2013, and 2012.

Additionally, see Note 8 for fair value disclosures of Piedmont's derivative instruments.

Credit-risk-related Contingent Features

Piedmont has agreements with its derivative counterparties that contain a provision whereby if Piedmont defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender, then Piedmont could also be declared in default on its derivative obligations. If Piedmont breached any of the contractual provisions of the derivative contracts, it would be required to settle its obligations under the agreements at their termination value plus accrued interest, or approximately $6.7 million. Additionally, Piedmont has rights of set-off under certain of its derivative agreements related to potential termination fees and amounts payable under the agreements, if a termination were to occur.

8.    Fair Value Measurements

Piedmont considers its cash, tenant receivables, restricted cash and escrows, accounts payable and accrued expenses, interest rate swap agreements, and debt to meet the definition of financial instruments. The following table sets forth the carrying and estimated fair value for each of Piedmont’s financial instruments, as well as its level within the GAAP fair value hierarchy, as of December 31, 2014 and 2013, respectively (in thousands):

	2014					2013
Financial Instrument	Carrying Value		Estimated Fair Value		Level Within Fair Value Hierarchy	Carrying Value		Estimated Fair Value		Level Within Fair Value Hierarchy
Assets:
Cash and cash equivalents(1)	$	12,306	$	12,306	Level 1	$	6,973	$	6,973	Level 1
Tenant receivables, net(1)	$	27,711	$	27,711	Level 1	$	31,145	$	31,145	Level 1
Restricted cash and escrows(1)	$	5,679	$	5,679	Level 1	$	394	$	394	Level 1
Interest rate swap asset	$	430	$	430	Level 2	$	24,176	$	24,176	Level 2
Liabilities:
Accounts payable and accrued expenses(1)	$	14,395	$	14,395	Level 1	$	16,680	$	16,680	Level 1
Interest rate swap liability	$	6,417	$	6,417	Level 2	$	4,526	$	4,526	Level 2
Debt	$	2,277,589	$	2,314,020	Level 2	$	2,002,205	$	2,004,870	Level 2

⁽¹⁾  For the periods presented, the carrying value approximates estimated fair value due to its short-term maturity.

Piedmont's debt was carried at book value as of December 31, 2014 and 2013; however, Piedmont's estimate of its estimated fair value is disclosed in the table above. Piedmont uses widely accepted valuation techniques including discounted cash flow analysis based on the contractual terms of the debt facilities, including the period to maturity of each instrument, and uses observable

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market-based inputs for similar debt facilities which have transacted recently in the market. Therefore, the estimated fair values determined are considered to be based on significant other observable inputs (Level 2). Scaling adjustments are made to these inputs to make them applicable to the remaining life of Piedmont's outstanding debt. Piedmont has not changed its valuation technique for estimating the fair value of its debt.

Piedmont’s interest rate swap and forward starting interest rate swap agreements presented above, and further discussed in Note 7, are classified as “Interest rate swap” assets and liabilities in the accompanying consolidated balance sheets and were carried at estimated fair value as of December 31, 2014 and 2013. The valuation of these derivative instruments was determined using widely accepted valuation techniques including discounted cash flow analysis based on the contractual terms of the derivatives, including the period to maturity of each instrument, and uses observable market-based inputs, including interest rate curves and implied volatilities. Therefore, the estimated fair values determined are considered to be based on significant other observable inputs (Level 2). In addition, Piedmont considered both its own and the respective counterparties’ risk of nonperformance in determining the estimated fair value of its derivative financial instruments by estimating the current and potential future exposure under the derivative financial instruments that both Piedmont and the counterparties were at risk for as of the valuation date. The credit risk of Piedmont and its counterparties was factored into the calculation of the estimated fair value of the interest rate swaps; however, as of December 31, 2014 and 2013, this credit valuation adjustment did not comprise a material portion of the estimated fair value. Therefore, Piedmont believes that any unobservable inputs used to determine the estimated fair values of its derivative financial instruments are not significant to the fair value measurements in their entirety, and does not consider any of its derivative financial instruments to be Level 3 assets or liabilities.

9.    Impairment of Certain Real Estate Assets

Piedmont recorded the following impairment charges for the years ended December 31, 2014, 2013, and 2012 (in thousands):

	2014		2013		2012
Impairment losses included in Continuing Operations as Equity in Loss of Unconsolidated Joint Ventures:
Piedmont's Investment in Fund XIII and REIT Join Venture (at Piedmont's approximate 72% ownership)	$	—	$	4,402	$	—
Impairment losses recorded in Discontinued Operations:
11107 and 11109 Sunset Hills Road	$	—	$	1,242	$	—
1111 Durham Avenue	—		6,402		—
Total impairment losses recorded in discontinued operations	$	—	$	7,644	$	—

During the year ended December 31, 2013, Piedmont recorded the following impairment losses:

• To record a decline in the value of its equity method investment in Fund XIII and REIT Joint Venture ("Fund 13/REIT") that Piedmont deemed "other than temporary". Fund 13/REIT owned and operated two commercial office buildings: 8560 Upland Drive, located in Parker, Colorado, and Two Park Center, located in Hoffman Estates, Illinois. The decline in value of Piedmont's equity investment in Fund13/REIT was attributable to: the expiration of the sole tenant of Two Park Center in 2013; Piedmont's pessimism regarding the near-term identification of a replacement tenant given the current state of the Hoffman Estates commercial office market; and the implications of those events on Piedmont's ability to recover its basis in its equity method investment. The Two Park Center building was subsequently sold during the year ended December 31, 2014.

• To reduce its intended holding period for the 11107 and 11109 Sunset Hills Road buildings in Reston, Virginia as prompted by the loss of prospective replacement tenants for the 11109 Sunset Hills Road building and indications of value from brokers familiar with the buildings and expressions of interest from various potential third party buyers. The buildings were subsequently sold during the year ended December 31, 2014.

• To record the difference between carrying value and fair value of 1111 Durham Avenue building in South Plainfield, New Jersey at the time the asset was reclassified from real estate assets held-for-use (at cost) to real estate assets held for sale (at estimated fair value). The fair value measurement used in the evaluation was based upon the amount set forth in the purchaser's original letter of intent which approximated the land value of the asset due to the age of construction and lack of near term leasing prospects for the building.

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10.    Commitments and Contingencies

Commitments Under Existing Lease Agreements

Certain lease agreements include provisions that, at the option of the tenant, may obligate Piedmont to provide funding for capital improvements. Under its existing lease agreements, Piedmont may be required to fund significant tenant improvements, leasing commissions, and building improvements. In addition, certain agreements contain provisions that require Piedmont to issue corporate or property guarantees to provide funding for capital improvements or other financial obligations. Further, Piedmont classifies such tenant and building improvements into two categories: (i) improvements which incrementally enhance the building's asset value by expanding its revenue generating capacity (“incremental capital expenditures”); and (ii) improvements which maintain the building's existing asset value and its revenue generating capacity (“non-incremental capital expenditures”). As of December 31, 2014, commitments for funding potential non-incremental capital expenditures over the next five years for tenant improvements totaled approximately $46.2 million related to Piedmont's existing lease portfolio over the respective lease terms, the majority of which Piedmont estimates may be required to be funded over the next three years based on when the underlying leases commence. For most of Piedmont’s leases, the timing of the actual funding of these tenant improvements is largely dependent upon tenant requests for reimbursement. In some cases, these obligations may expire with the leases without further recourse to Piedmont.

Additionally, as of December 31, 2014, commitments for incremental capital expenditures for tenant improvements associated with new leases, primarily at value-add properties, totaled approximately $23.0 million.

Contingencies Related to Tenant Audits/Disputes

Certain lease agreements include provisions that grant tenants the right to engage independent auditors to audit their annual operating expense reconciliations. Such audits may result in the re-interpretation of language in the lease agreements which could result in the refund of previously recognized tenant reimbursement revenues, resulting in financial loss to Piedmont. Piedmont recorded reductions in reimbursement revenues related to such tenant audits/disputes of approximately $0.6 million, $1.2 million and $0.2 million during the years ended December 31, 2014, 2013, and 2012, respectively.

Letters of Credit

As of December 31, 2014, Piedmont was subject to a letter of credit of approximately $0.4 million, which reduces the total outstanding capacity under its $500 Million Unsecured Line of Credit. This letter of credit agreement is scheduled to expire in July 2015; however, it contains an automatic renewal feature, consisting of successive one-year renewal periods, subject to the satisfaction of the credit obligation and certain other limitations.

Operating Lease Obligations

Two properties, the 2001 NW 64^th Street building in Ft. Lauderdale, Florida and the River Corporate Center building in Tempe, Arizona, were subject to ground leases during the year with expiration dates of 2048 and 2101, respectively. The aggregate payments required under the terms of these operating leases as of December 31, 2014 are presented below (in thousands):

2015	$	451
2016	451
2017	451
2018	451
2019	451
Thereafter	40,620
Total	$	42,875

Ground rent expense was approximately $0.5 million, $0.8 million, and $0.8 million for the years ended December 31, 2014, 2013, and 2012, respectively, and is included in property operating costs in the accompanying consolidated statements of income. The net book value of the real estate assets of the related office buildings subject to operating ground leases is approximately $20.6 million and $21.9 million as of December 31, 2014 and 2013, respectively.

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Litigation

Piedmont is from time to time a party to legal proceedings, which arise in the ordinary course of its business. None of these ordinary course legal proceedings are reasonably likely to have a material adverse effect on results of operations or financial condition. Piedmont is not aware of any such legal proceedings contemplated by governmental authorities.

11.    Stock Based Compensation

Deferred Stock Awards

Piedmont has granted deferred stock awards in the form of restricted stock to its employees. The awards are determined by the Compensation Committee of the board of directors of Piedmont and typically vest on the award anniversary date ratably over a multi-year period. In addition, Piedmont has adopted a multi-year performance share program for certain of its employees whereby shares may be earned based on the relative performance of Piedmont's total stockholder return as compared with a predetermined peer group's total stockholder return over the same multi-year period. Shares are not awarded until after the end of the multi-year performance period and vest immediately upon award.

A rollforward of Piedmont's deferred stock award activity for the year ended December 31, 2014 is as follows:

	Shares		Weighted-Average Grant Date Fair Value
Unvested Deferred Stock Awards as of December 31, 2013	265,139		$	18.65
Deferred Stock Awards Granted During Fiscal Year 2014	301,378		$	17.78
Adjustment to Estimated Future Grants of Performance Share Awards During the Year Ended December 31, 2014	128,444		$	18.51
Deferred Stock Awards Vested During Fiscal Year 2014	(180,359	)	$	18.59
Deferred Stock Awards Forfeited During Fiscal Year 2014	(8,198	)	$	18.67
Unvested Deferred Stock Awards as of December 31, 2014	506,404		$	18.12

The following table provides additional information regarding stock award activity during the years ended December 31, 2014, 2013, and 2012 (in thousands except for per share data):

	2014		2013		2012
Weighted-Average Grant Date Fair Value for Shares Granted During the Year (per share)	$	17.78	$	19.47	$	17.53
Total Grant Date Fair Value of Shares Vested During the Year	$	3,353	$	3,957	$	5,331
Share-based Liability Awards Paid During the Year(1)	$	—	$	103	$	798

⁽¹⁾  Amounts reflect the issuance of performance share awards during the period.

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A detail of Piedmont’s outstanding employee deferred stock awards as of December 31, 2014 is as follows:

Date of grant	Type of Award	Net  Shares Granted (1)	Grant Date Fair Value		Vesting Schedule	Unvested Shares as of December 31, 2014
April 4, 2012	Deferred Stock Award	169,150	$	17.53	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on April 4, 2013, 2014, and 2015, respectively.	53,926
April 4, 2012	Fiscal Year 2012-2014 Performance Share Program	—	$	17.42	Estimated shares if awarded, will vest immediately upon determination of award in 2015.	—	(2)
April 2, 2013	Deferred Stock Award	132,857	$	19.47	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on April 2, 2014, 2015, and 2016, respectively.	76,240
April 2, 2013	Fiscal Year 2013-2015 Performance Share Program	—	$	18.91	Estimated shares if awarded, will vest immediately upon determination of award in 2016.	—	(2)
January 3, 2014	Deferred Stock Award	103,345	$	16.45	Of the shares granted, 20% will vest on January 3, 2015, 2016, 2017, 2018, and 2019, respectively.	103,345
May 9, 2014	Deferred Stock Award	179,956	$	18.47	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on May 9, 2015, 2016, and 2017, respectively.	144,449
May 9, 2014	Fiscal Year 2014-2016 Performance Share Program	—	$	18.51	Estimated shares if awarded, will vest immediately upon determination of award in 2017.	128,444	(2)
Total						506,404

⁽¹⁾  Amounts reflect the total grant to employees, net of shares surrendered upon vesting to satisfy required minimum tax withholding obligations through December 31, 2014.

⁽²⁾  Estimated based on Piedmont's cumulative total stockholder return ("TSR") for the respective performance period through December 31, 2014. As of December 31, 2014, Piedmont's TSR for the fiscal year 2012-2014 and the fiscal year 2013-2015 performance share program was below threshold. Share estimates are subject to change in future periods based on both Piedmont's and its peers' stock performance and dividends paid.

During the years ended December 31, 2014, 2013, and 2012, Piedmont recognized approximately $5.3 million, $3.1 million and $3.9 million of compensation expense related to stock awards, of which approximately $3.8 million, $2.0 million and $2.5 million, related to the amortization of nonvested shares, respectively. During the year ended December 31, 2014, a total of 137,523 shares were issued to employees, directors and officers. As of December 31, 2014, approximately $3.1 million of unrecognized compensation cost related to nonvested, annual deferred stock awards remained, which Piedmont will record in its statements of income over a weighted-average vesting period of approximately one year.

12.    Earnings Per Share

There are no adjustments to “Net income attributable to Piedmont” or “Income from continuing operations” for the diluted earnings per share computations. Adjustments to the carrying amount of non-controlling interest as a result of the measurement of a redeemable equity participation do not impact net income or comprehensive income; rather such adjustments are treated as the repurchase of a non-controlling interest.

Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period. Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period, including unvested deferred stock awards. Diluted weighted average number of common shares reflects the potential dilution under the treasury stock

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method that would occur if the remaining unvested deferred stock awards vested and resulted in additional common shares outstanding. Certain unvested deferred stock awards are not included in the calculation because they would be anti-dilutive and have no effect for the periods presented.

The following table reconciles the denominator for the basic and diluted earnings per share computations shown on the consolidated statements of operations for the years ended December 31, 2014, 2013, and 2012 (in thousands):

	2014	2013	2011
Weighted-average common shares—basic	154,452	165,013	170,312
Plus incremental weighted-average shares resulting from the assumed conversion of time-vested restricted stock awards	133	124	129
Weighted-average common shares—diluted	154,585	165,137	170,441

13.    Operating Leases

Piedmont’s real estate assets are leased to tenants under operating leases for which the terms vary, including certain provisions to extend the lease term, options for early terminations subject to specified penalties, and other terms and conditions as negotiated. Piedmont retains substantially all of the risks and benefits of ownership of the real estate assets leased to tenants. Amounts required as security deposits vary depending upon the terms of the respective leases and the creditworthiness of the tenant, however, generally they are not significant. Exposure to credit risk is limited to the extent that tenant receivables exceed this amount. Security deposits related to tenant leases are included in accounts payable and accrued expenses in the accompanying consolidated balance sheets.

As of December 31, 2014, approximately 90% of our ALR (unaudited) was generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C. Furthermore, approximately 7.7% of Piedmont's ALR (unaudited) is generated from federal governmental agencies.

The future minimum rental income from Piedmont’s investment in real estate assets under non-cancelable operating leases, excluding unconsolidated joint ventures, as of December 31, 2014, is presented below (in thousands):

Years ending December 31:
2015	$	430,408
2016	420,736
2017	399,544
2018	367,406
2019	324,658
Thereafter	1,451,346
Total	$	3,394,098

14.    Property Dispositions and Discontinued Operations

Sale of 2020 W. 89th Street building

During the year ended December 31, 2014, Piedmont sold the 2020 W. 89th Street building for approximately $5.8 million, resulting in a gain of approximately $1.1 million and net sales proceeds of approximately $5.5 million. In accordance with ASU 2014-08 adopted effective April 1, 2014 (see Note 2), the operational results of the 2020 W. 89th Street building are presented as continuing operations and the gain on sale is presented separately in the accompanying consolidated statements of income.

Sale of the Two Park Center building

During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois for approximately $6.3 million which resulted in net sales proceeds of $6.0 million and a loss on sale of approximately $0.2 million, which is included in income from unconsolidated joint ventures in the accompanying consolidated statements of income.

F- 29

Assets Held for Sale

The detail comprising assets held for sale, consisting solely of the 3900 Dallas Parkway building, is presented below (in thousands):

	December 31, 2014		December 31, 2013
Real estate assets held for sale, net:
Land	$	1,517	$	1,517
Building and improvements, less accumulated depreciation of $10,342 and $9,499 as of December 31, 2014 and December 31, 2013, respectively	13,027		13,870
Total real estate assets held for sale, net	$	14,544	$	15,387
Other assets held for sale, net:
Straight-line rent receivables	$	768	$	1,247
Deferred lease costs, less accumulated amortization of $1,552 and $1,355 as of December 31, 2014 and December 31, 2013, respectively	496		783
Total other assets held for sale, net	$	1,264	$	2,030

Discontinued Operations

Asset disposals previously classified as, and that continue to be reported as, discontinued operations for the years ended December 31, 2014, 2013, and 2012 are as follows (in thousands):

Building Sold		Location	Date of Sale	Gain/(Loss) on Sale			Net Sales Proceeds
Portland Portfolio	(1)	Beaverton, Oregon	March 19, 2012	$	17,823		$	43,832
26200 Enterprise Way		Lake Forest, California	May 31, 2012	$	10,013		$	24,412
110 & 112 Hidden Lake Circle Buildings		Duncan, South Carolina	September 21, 2012	$	(259	)	$	25,595
1111 Durham Avenue		South Plainfield, New Jersey	March 28, 2013	$	(9	)	$	3,752
1200 Enclave Parkway		Houston, Texas	May 1, 2013	$	16,246		$	45,552
350 Spectrum Loop		Colorado Springs, Colorado	November 1, 2013	$	7,959		$	29,676
8700 South Price Road		Tempe, Arizona	December 30, 2013	$	7,087		$	16,682
11107 and 11109 Sunset Hills Road		Reston, Virginia	March 19, 2014	$	(102	)	$	22,326
1441 West Long Lake Road		Troy, Michigan	April 30, 2014	$	562		$	7,202
4685 Investment Drive		Troy, Michigan	April 30, 2014	$	747		$	11,198

⁽¹⁾  The Portland Portfolio consisted of four office properties known as the Deschutes building, the Rhein building, the Rogue building, and the Willamette building, as well as 18.19 acres of adjoining, undeveloped land.

F- 30

Details comprising income from discontinued operations are presented below (in thousands):

	Years Ended December 31,
	2014			2013			2012
Revenues:
Rental income	$	1,365		$	9,260		$	17,345
Tenant reimbursements	125			1,069			1,739
Property management fee revenue	1			—			—
	1,491			10,329			19,084
Expenses:
Property operating costs	225			4,100			7,307
Depreciation	83			2,585			4,690
Amortization	223			770			935
General and administrative	—			4			44
	531			7,459			12,976
Other income (expense):
Other income/(expense)	(6		)	10			—
Net casualty recoveries	—			17			—
	(6		)	27			—
Operating income, excluding impairment loss and gain on sale of real estate assets	954			2,897			6,108
Impairment loss	—			(7,644		)	—
Gain on sale of real estate assets	1,198			31,292			27,577
Income from discontinued operations	$	2,152		$	26,545		$	33,685

15.    Supplemental Disclosures of Noncash Activities

Significant noncash investing and financing activities for the years ended December 31, 2014, 2013, and 2012 (in thousands) are outlined below:

	2014			2013		2012
Accrued capital expenditures and deferred lease costs	$	19,896		$	12,460	$	12,598
Change in accrued offering costs related to issuance of common stock	$	—		$	—	$	(567	)
Change in accrued share repurchases as part of an announced plan	$	(2,006	)	$	1,718	$	287

F- 31

16.    Income Taxes

Piedmont’s income tax basis net income for the years ended December 31, 2014, 2013, and 2012, is calculated as follows (in thousands):

	2014			2013			2012
GAAP basis financial statement net income	$	43,348		$	98,728		$	93,204
Increase (decrease) in net income resulting from:
Depreciation and amortization expense for financial reporting purposes in excess of amounts for income tax purposes	50,810			42,374			35,125
Rental income accrued for income tax purposes less than amounts for financial reporting purposes	(28,504		)	(25,964		)	(10,422		)
Net amortization of above/below-market lease intangibles for financial reporting purposes in excess of amounts for income tax purposes	(4,705		)	(4,701		)	(5,324		)
Gain on disposal of property for financial reporting purposes in excess of amounts for income tax purposes	(29,558		)	(35,153		)	(7,967		)
Taxable income (loss) of Piedmont Washington Properties, Inc., in excess of amount for financial reporting purposes	(468		)	—			2,662
Other expenses for financial reporting purposes in excess of amounts for income tax purposes	5,727			9,045			14,361
Income tax basis net income, prior to dividends paid deduction	$	36,650		$	84,329		$	121,639

For income tax purposes, dividends to common stockholders are characterized as ordinary income, capital gains, or as a return of a stockholder’s invested capital. The composition of Piedmont’s distributions per common share is presented below:

	2014		2013		2012
Ordinary income	29	%	64	%	73	%
Return of capital	71	%	36	%	11	%
Capital gains	—	%	—	%	16	%
	100	%	100	%	100	%

At December 31, 2014 and 2013, the tax basis carrying value of Piedmont’s total assets was approximately $4.6 billion and $4.5 billion, respectively.

Accrued interest and penalties related to uncertain tax positions are included in accounts payable, accrued expenses, and accrued capital expenditures in the accompanying consolidated balance sheets and the tax liability recorded, including the interest and penalties, was approximately $3.8 million and $6.7 million as of December 31, 2014 and 2013. Piedmont recorded no additional expense during the years ended December 31, 2014, 2013, and 2012, respectively, related to such positions; however, Piedmont did reduce its potential liability and related indemnity receivable by approximately $2.9 million during the year ended December 31, 2014. The tax years 2011 to 2014 remain open to examination by various federal and state taxing authorities.

17.    Quarterly Results (unaudited)

A summary of the unaudited quarterly financial information for the years ended December 31, 2014 and 2013, is presented below (in thousands, except per-share data). The amounts presented have been restated from previous period presentations due to reclassifications related to discontinued operations (see Note 2 and Note 14 for further detail).

F- 32

	2014
	First		Second		Third		Fourth
Revenues	$	136,320	$	138,580	$	144,641	$	146,711
Real estate operating income	$	25,277	$	26,556	$	27,199	$	28,789
Income from continuing operations	$	9,037	$	9,325	$	9,150	$	12,567
Income/(loss) from discontinued operations	$	360	$	1,818	$	16	$	(42	)
Net income attributable to Piedmont	$	9,393	$	12,279	$	9,162	$	12,514
Basic and diluted earnings per share	$	0.06	$	0.08	$	0.06	$	0.08
Dividends per share	$	0.20	$	0.20	$	0.20	$	0.21

	2013
	First			Second		Third		Fourth
Revenues	$	132,152		$	132,565	$	143,389	$	141,504
Real estate operating income	$	37,613		$	32,693	$	35,423	$	35,151
Income from continuing operations	$	20,198		$	18,109	$	18,563	$	15,328
Income/(loss) from discontinued operations	$	(5,543	)	$	17,253	$	537	$	14,298
Net income attributable to Piedmont	$	14,651		$	35,358	$	19,096	$	29,623
Basic and diluted earnings per share	$	0.09		$	0.21	$	0.12	$	0.18
Dividends per share	$	0.20		$	0.20	$	0.20	$	0.20

18.    Guarantor and Non-Guarantor Financial Information

The following condensed consolidating financial information for Piedmont Operating Partnership, L.P. (the "Issuer"), Piedmont Office Realty Trust, Inc. (the "Guarantor"), and the other directly and indirectly owned subsidiaries of the Guarantor (the "Non-Guarantor Subsidiaries") is provided pursuant to the requirements of Rule 3-10 of Regulation S-X regarding financial statements of guarantors and issuers of guaranteed registered securities. The principal elimination entries relate to investments in subsidiaries and intercompany balances and transactions, including transactions with the Non-Guarantor Subsidiaries.

F- 33

Condensed Consolidated Balance Sheets
As of December 31, 2014
(in thousands)	Issuer		Guarantor			Non-Guarantor Subsidiaries		Eliminations			Consolidated
Assets:
Real estate assets, at cost:
Land	$	81,406	$	—		$	621,394	$	—		$	702,800
Buildings and improvements, less accumulated depreciation	442,034		—			2,782,444		(300		)	3,224,178
Intangible lease assets, less accumulated amortization	1,812		—			68,365		—			70,177
Construction in progress	1,355		—			62,038		—			63,393
Real estate assets held for sale, net	14,544		—			—		—			14,544
Total real estate assets	541,151		—			3,534,241		(300		)	4,075,092
Investments in and amounts due from unconsolidated joint ventures	7,798		—			—		—			7,798
Cash and cash equivalents	8,143		1,790			2,373		—			12,306
Tenant and straight-line receivables, net	37,238		—			160,005		—			197,243
Advances to affiliates	6,084,243		1,282,443			—		(7,366,686		)	—
Investment in subsidiary	—		3,878,811			192		(3,879,003		)	—
Notes receivable	161,350		—			23,890		(185,240		)	—
Prepaid expenses, restricted cash, escrows, and other assets	10,912		—			23,541		(954		)	33,499
Goodwill	180,097		—			—		—			180,097
Interest rate swap	430		—			—		—			430
Deferred financing costs, net	7,242		—			425		—			7,667
Deferred lease costs, net	31,340		—			248,765		—			280,105
Other assets held for sale, net	1,264		—			—		—			1,264
Total assets	$	7,071,208	$	5,163,044		$	3,993,432	$	(11,432,183	)	$	4,795,501
Liabilities:
Debt	$	1,852,434	$	—		$	610,395	$	(185,240	)	$	2,277,589
Accounts payable, accrued expenses, and accrued capital expenditures	19,403		465			115,074		(954		)	133,988
Advances from affiliates	376,122		4,909,362			2,138,140		(7,423,624		)	—
Deferred income	4,998		—			17,217		—			22,215
Intangible lease liabilities, net	—		—			43,277		—			43,277
Interest rate swaps	6,417		—			—		—			6,417
Total liabilities	2,259,374		4,909,827			2,924,103		(7,609,818		)	2,483,486
Stockholders’ Equity:
Common stock	—		1,543			—		—			1,543
Additional paid-in capital	3,874,757		3,670,236			192		(3,879,003		)	3,666,182
Cumulative distributions in excess of earnings	928,776		(3,418,562		)	1,067,528		56,638			(1,365,620		)
Other comprehensive loss	8,301		—			—		—			8,301
Piedmont stockholders’ equity	4,811,834		253,217			1,067,720		(3,822,365		)	2,310,406
Noncontrolling interest	—		—			1,609		—			1,609
Total stockholders’ equity	4,811,834		253,217			1,069,329		(3,822,365		)	2,312,015
Total liabilities and stockholders’ equity	$	7,071,208	$	5,163,044		$	3,993,432	$	(11,432,183	)	$	4,795,501

F- 34

Condensed Consolidated Balance Sheets
As of December 31, 2013
(in thousands)	Issuer		Guarantor			Non-Guarantor Subsidiaries		Eliminations			Consolidated
Assets:
Real estate assets, at cost:
Land	$	86,537	$	—		$	600,707	$	—		$	687,244
Buildings and improvements, less accumulated depreciation	463,842		—			2,687,163		(300		)	3,150,705
Intangible lease assets, less accumulated amortization	2,356		—			72,021		—			74,377
Construction in progress	4,627		—			19,643		—			24,270
Real estate assets held for sale, net	15,387		—			—		—			15,387
Total real estate assets	572,749		—			3,379,534		(300		)	3,951,983
Investments in and amounts due from unconsolidated joint ventures	14,388		—			—		—			14,388
Cash and cash equivalents	3,261		150			3,562		—			6,973
Tenant and straight-line rent receivables, net	34,895		—			134,409		—			169,304
Advances to affiliates	5,312,475		1,288,547			—		(6,601,022		)	—
Investment in subsidiary	—		4,003,806			197		(4,004,003		)	—
Notes receivable	160,000		2,000			23,890		(185,890		)	—
Prepaid expenses, restricted cash, escrows, and other assets	5,319		44			20,779		(977		)	25,165
Goodwill	180,097		—			—		—			180,097
Interest rate swap	24,176		—			—		—			24,176
Deferred financing costs, net	7,764		—			995		—			8,759
Deferred lease costs, net	33,630		—			249,583		—			283,213
Other assets held for sale, net	2,030		—			—		—			2,030
Total assets	$	6,350,784	$	5,294,547		$	3,812,949	$	(10,792,192	)	$	4,666,088
Liabilities:
Debt	$	1,038,570	$	—		$	1,149,525	$	(185,890	)	$	2,002,205
Accounts payable, accrued expenses, and accrued capital expenditures	13,824		2,376			113,595		(977		)	128,818
Advances from affiliates	312,881		4,863,672			1,467,425		(6,643,978		)	—
Deferred income	5,086		—			17,181		—			22,267
Intangible lease liabilities, net	—		—			47,113		—			47,113
Interest rate swaps	4,526		—			—		—			4,526
Total liabilities	1,374,887		4,866,048			2,794,839		(6,830,845		)	2,204,929
Stockholders’ Equity:
Common stock	—		1,575			—		—			1,575
Additional paid-in capital	4,003,806		3,668,906			197		(4,004,003		)	3,668,906
Cumulative distributions in excess of earnings	951,813		(3,241,982		)	1,016,304		42,656			(1,231,209		)
Other comprehensive loss	20,278		—			—		—			20,278
Piedmont stockholders’ equity	4,975,897		428,499			1,016,501		(3,961,347		)	2,459,550
Noncontrolling interest	—		—			1,609		—			1,609
Total stockholders’ equity	4,975,897		428,499			1,018,110		(3,961,347		)	2,461,159
Total liabilities and stockholders’ equity	$	6,350,784	$	5,294,547		$	3,812,949	$	(10,792,192	)	$	4,666,088

F- 35

Condensed Consolidated Statements of Income
For the year ended December 31, 2014
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	72,843		$	—		$	386,995		$	(5,203	)	$	454,635
Tenant reimbursements	16,566			—			93,516			(534		)	109,548
Property management fee revenue	—			—			16,516			(14,447		)	2,069
	89,409			—			497,027			(20,184		)	566,252
Expenses:
Property operating costs	42,626			—			217,786			(20,976		)	239,436
Depreciation	23,512			—			115,084			—			138,596
Amortization	4,754			—			51,825			—			56,579
General and administrative	23,230			300			28,232			(27,942		)	23,820
	94,122			300			412,927			(48,918		)	458,431
Real estate operating income/(loss)	(4,713		)	(300		)	84,100			28,734			107,821
Other income (expense):
Interest expense	(47,355		)	—			(39,625		)	12,534			(74,446		)
Interest income and other income/(expense)	11,944			—			652			(12,534		)	62
Net recoveries from casualty events and litigation settlements	1,322			1,479			4,191			—			6,992
Equity in loss of unconsolidated joint ventures	(350		)	—			—			—			(350		)
	(34,439		)	1,479			(34,782		)	—			(67,742		)
Income/(loss) from continuing operations	(39,152		)	1,179			49,318			28,734			40,079
Discontinued operations:
Operating income	913			—			41			—			954
Gain on sale of real estate assets	450			—			748			—			1,198
Income from discontinued operations	1,363			—			789			—			2,152
Gain on sale of real estate assets	—			—			1,132			—			1,132
Net income/(loss)	(37,789		)	1,179			51,239			28,734			43,363
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income/(loss) attributable to Piedmont	$	(37,789	)	$	1,179		$	51,224		$	28,734		$	43,348

F- 36

Condensed Consolidated Statements of Income
For the year ended December 31, 2013
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	72,911		$	—		$	375,477		$	(5,282	)	$	443,106
Tenant reimbursements	16,292			—			88,381			(420		)	104,253
Property management fee revenue	—			—			15,360			(13,109		)	2,251
	89,203			—			479,218			(18,811		)	549,610
Expenses:
Property operating costs	39,602			—			200,503			(19,326		)	220,779
Depreciation	22,351			—			98,629			—			120,980
Amortization	5,070			—			40,020			—			45,090
General and administrative	21,009			337			24,927			(24,392		)	21,881
	88,032			337			364,079			(43,718		)	408,730
Real estate operating income/(loss)	1,171			(337		)	115,139			24,907			140,880
Other income (expense):
Interest expense	(22,242		)	—			(63,900		)	12,559			(73,583		)
Interest income and other income/(expense)	10,630			164			(571		)	(12,559		)	(2,336		)
Net recoveries from casualty events and litigation settlements	683			—			11,128			—			11,811
Equity in loss of unconsolidated joint ventures	(3,676		)	—			—			—			(3,676		)
Loss on consolidation	(898		)	—			—			—			(898		)
	(15,503		)	164			(53,343		)	—			(68,682		)
Income/(loss) from continuing operations	(14,332		)	(173		)	61,796			24,907			72,198
Discontinued operations:
Operating income	2,312			—			585			—			2,897
Impairment loss	(7,644		)	—			—			—			(7,644		)
Gain on sale of real estate assets	15,046			—			16,246			—			31,292
Income from discontinued operations	9,714			—			16,831			—			26,545
Net income/(loss)	(4,618		)	(173		)	78,627			24,907			98,743
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income/(loss) attributable to Piedmont	$	(4,618	)	$	(173	)	$	78,612		$	24,907		$	98,728

F- 37

Condensed Consolidated Statements of Income
For the year ended December 31, 2012
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	67,943		$	—		$	348,712		$	(4,813	)	$	411,842
Tenant reimbursements	16,890			—			89,937			(283		)	106,544
Property management fee revenue	—			—			14,350			(12,032		)	2,318
	84,833			—			452,999			(17,128		)	520,704
Expenses:
Property operating costs	34,395			—			189,665			(17,871		)	206,189
Depreciation	22,056			—			86,903			—			108,959
Amortization	5,280			—			44,038			—			49,318
General and administrative	19,806			294			23,574			(22,907		)	20,767
	81,537			294			344,180			(40,778		)	385,233
Real estate operating income/(loss)	3,296			(294		)	108,819			23,650			135,471
Other income (expense):
Interest expense	(12,530		)	—			(65,001		)	12,508			(65,023		)
Interest income and other income/(expense)	12,226			15			1,100			(12,508		)	833
Net (loss)/recoveries of casualty loss and litigation settlements	(12,695		)	—			25			—			(12,670		)
Equity in income of unconsolidated joint ventures	923			—			—			—			923
	(12,076		)	15			(63,876		)	—			(75,937		)
Income/(loss) from continuing operations	(8,780		)	(279		)	44,943			23,650			59,534
Discontinued operations:
Operating income	5,827			—			281			—			6,108
Gain on sale of real estate assets	27,577			—			—			—			27,577
Income from discontinued operations	33,404			—			281			—			33,685
Net income	24,624			(279		)	45,224			23,650			93,219
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income attributable to Piedmont	$	24,624		$	(279	)	$	45,209		$	23,650		$	93,204

F- 38

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2014
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	5,448		$	2,813		$	178,889		$	28,733		$	215,883
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(23,541		)	—			(267,918		)	—			(291,459		)
Intercompany note receivable	650			—			—			(650		)	—
Net sales proceeds from wholly-owned properties	29,519			—			16,713			—			46,232
Net sales proceeds received from unconsolidated joint ventures	6,017			—			—			—			6,017
Investments in unconsolidated joint ventures	(42		)	—			—			—			(42		)
Deferred lease costs paid	(4,472		)	—			(23,222		)	—			(27,694		)
Net cash provided by/(used in) investing activities	8,131			—			(274,427		)	(650		)	(266,946		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294		)	—			—			—			(1,294		)
Proceeds from debt	1,052,527			—			—			—			1,052,527
Repayments of debt	(238,000		)	—			(575,702		)	—			(813,702		)
Discount due to loan modification	(1,135		)	—			—			—			(1,135		)
Intercompany note payable	—			—			(650		)	650			—
Repurchases of common stock as part of announced plan	—			(54,802		)	—			—			(54,802		)
Intercompany distributions	(820,795		)	178,812			670,716			(28,733		)	—
Dividends paid and discount on dividend reinvestments	—			(125,183		)	(15		)	—			(125,198		)
Net cash provided by/(used in) financing activities	(8,697		)	(1,173		)	94,349			(28,083		)	56,396
Net increase/(decrease) in cash and cash equivalents	4,882			1,640			(1,189		)	—			5,333
Cash and cash equivalents, beginning of year	3,261			150			3,562			—			6,973
Cash and cash equivalents, end of year	$	8,143		$	1,790		$	2,373		$	—		$	12,306

F- 39

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2013
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	15,327		$	1,853		$	172,992		$	24,907		$	215,079
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(10,382		)	—			(532,088		)	300			(542,170		)
Intercompany note receivable	—			500			—			(500		)	—
Cash assumed upon consolidation of variable interest entity	18,045			—			(32,287		)	—			(14,242		)
Net sales proceeds from wholly-owned properties	50,118			—			45,553			—			95,671
Investments in unconsolidated joint ventures	(793		)	—			—			—			(793		)
Deferred lease costs paid	(10,980		)	—			(23,318		)	—			(34,298		)
Net cash provided by/(used in) investing activities	46,008			500			(542,140		)	(200		)	(495,832		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(4,892		)	—			—			—			(4,892		)
Proceeds from debt	1,085,604			—			—			—			1,085,604
Repayments of debt	(500,000		)	—			—			—			(500,000		)
Intercompany note payable	—			—			(500		)	500			—
Net costs of issuance of common stock	—			(91		)	—			—			(91		)
Repurchases of common stock as part of announced plan	—			(173,551		)	—			—			(173,551		)
Intercompany distributions	(701,071		)	303,486			422,792			(25,207		)	—
Dividends paid and discount on dividend reinvestments	—			(132,286		)	(15		)	—			(132,301		)
Net cash provided by/(used in) financing activities	(120,359		)	(2,442		)	422,277			(24,707		)	274,769
Net increase/(decrease) in cash and cash equivalents	(59,024		)	(89		)	53,129			—			(5,984		)
Cash and cash equivalents, beginning of year	62,285			239			(49,567		)	—			12,957
Cash and cash equivalents, end of year	$	3,261		$	150		$	3,562		$	—		$	6,973

F- 40

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2012
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	32,260		$	2,215		$	162,800		$	23,650		$	220,925
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(20,763		)	—			(87,724		)	—			(108,487		)
Intercompany note receivable	—			(2,500		)	—			2,500			—
Net sales proceeds from wholly-owned properties and consolidated joint venture	93,839			—			—			—			93,839
Investments in unconsolidated joint ventures	(136		)	—			—			—			(136		)
Deferred lease costs paid	(4,164		)	—			(44,528		)	—			(48,692		)
Net cash provided by/(used in) investing activities	68,776			(2,500		)	(132,252		)	2,500			(63,476		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(3,125		)	—			—			—			(3,125		)
Proceeds from debt	409,000			—			—			—			409,000
Repayments of debt	(280,000		)	—			(185,000		)	—			(465,000		)
Intercompany note payable	—			—			2,500			(2,500		)	—
Net costs of issuance of common stock	—			(229		)	—			—			(229		)
Repurchases of common stock as part of announced plan	—			(88,450		)	—			—			(88,450		)
Intercompany distributions	(331,522		)	225,427			129,745			(23,650		)	—
Dividends paid and discount on dividend reinvestments	—			(136,363		)	(15		)	—			(136,378		)
Net cash provided by/(used in) financing activities	(205,647		)	385			(52,770		)	(26,150		)	(284,182		)
Net increase/(decrease) in cash and cash equivalents	(104,611		)	100			(22,222		)	—			(126,733		)
Cash and cash equivalents, beginning of year	166,896			139			(27,345		)	—			139,690
Cash and cash equivalents, end of year	$	62,285		$	239		$	(49,567	)	$	—		$	12,957

19.    Subsequent events

Declaration of Dividend for the First Quarter 2015

On February 5, 2015, the board of directors of Piedmont declared dividends for the first quarter 2015 in the amount of $0.21 per share on its common stock to stockholders of record as of the close of business on February 27, 2015. Such dividends are to be paid on March 20, 2015.

Purchase of Asset in Dallas, Texas Market

On January 16, 2015, Piedmont acquired Park Place on Turtle Creek, an approximately 177,000 square foot, 14-story Class A office building located in Dallas, TX for $46.6 million. The building is situated on 1.24 acres of land in the prestigious sub-market of Uptown/Turtle Creek and complements another of Piedmont's recent acquisitions, One Lincoln Park, and is in close proximity to a host of sought-after amenities including many upscale shops and restaurants as well as the Katy Trail. The building is currently 88% leased to a diverse group of tenants.

F- 41

Disposal of Asset in Dallas, Texas Market

On January 30, 2015, Piedmont disposed of the 3900 Dallas Parkway building in Plano, TX, a 120,000 square foot, 5-story building that was leased to Cinemark for a sales price of $26.2 million.

F- 42

Piedmont Office Realty Trust, Inc.

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2014

(dollars in thousands)

					Initial Cost				Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land	Buildings and Improvements	Total	Costs Capitalized Subsequent to Acquisition	Land	Buildings and Improvements	Total	Accumulated Depreciation and Amortization	Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
3900 DALLAS PARKWAY	Plano, TX	100	%	None	1,456	20,377	21,833	3,054	1,517	23,370	24,887	10,342	1999	12/21/1999	0	-	40
RIVER CORPORATE CENTER	Tempe, AZ	100	%	(a)	—	16,036	16,036	7,341	—	23,377	23,377	8,158	1998	3/29/2000	0	-	40
1430 ENCLAVE PARKWAY	Houston, TX	100	%	32,100	7,100	37,915	45,015	2,447	5,506	41,956	47,462	16,794	1994	12/21/2000	0	-	40
CRESCENT RIDGE II	Minnetonka, MN	100	%	None	7,700	45,154	52,854	9,429	8,021	54,262	62,283	22,975	2000	12/21/2000	0	-	40
1200 CROWN COLONY DRIVE	Quincy, MA	100	%	None	11,042	40,666	51,708	3,507	11,042	44,173	55,215	15,655	1990	7/30/2001	0	-	40
5601 HIATUS ROAD	Tamarac, FL	100	%	None	3,642	10,404	14,046	1,722	3,642	12,126	15,768	4,553	2001	12/21/2001	0	-	40
WINDY POINT I	Schaumburg, IL	100	%	23,400	4,537	31,847	36,384	2,777	4,537	34,624	39,161	12,350	1999	12/31/2001	0	-	40
WINDY POINT II	Schaumburg, IL	100	%	40,300	3,746	55,026	58,772	16,697	3,746	71,723	75,469	21,182	2001	12/31/2001	0	-	40
SARASOTA COMMERCE CENTER II	Sarasota, FL	100	%	None	1,767	20,533	22,300	2,416	2,203	22,513	24,716	8,212	1999	1/11/2002	0	-	40
11695 JOHNS CREEK PARKWAY	Johns Creek, GA	100	%	None	2,080	13,572	15,652	1,288	2,080	14,860	16,940	5,309	2001	3/28/2002	0	-	40
3750 BROOKSIDE PARKWAY	Alpharetta, GA	100	%	None	1,561	14,207	15,768	897	1,561	15,104	16,665	4,965	2001	4/18/2002	0	-	40
2001 NW 64th STREET	Ft. Lauderdale, FL	100	%	(a)	—	7,172	7,172	967	—	8,139	8,139	2,801	2001	4/18/2002	0	-	40
90 CENTRAL STREET	Boxborough, MA	100	%	None	3,642	29,497	33,139	3,638	3,642	33,135	36,777	11,966	2001	5/3/2002	0	-	40
DESERT CANYON 300	Phoenix, AZ	100	%	None	2,602	24,333	26,935	46	2,602	24,379	26,981	8,096	2001	6/4/2002	0	-	40
6031 CONNECTION DRIVE	Irving, TX	100	%	None	3,157	43,656	46,813	3,477	3,157	47,133	50,290	15,712	1999	8/15/2002	0	-	40
6021 CONNECTION DRIVE	Irving, TX	100	%	None	3,157	42,662	45,819	10,406	3,157	53,068	56,225	14,398	2000	8/15/2002	0	-	40
6011 CONNECTION DRIVE	Irving, TX	100	%	None	3,157	29,034	32,191	2,586	3,157	31,620	34,777	11,281	1999	8/15/2002	0	-	40
BRAKER POINTE III	Austin, TX	100	%	None	6,098	34,492	40,590	1	6,099	34,492	40,591	11,230	2001	8/15/2002	0	-	40
CHANDLER FORUM	Chandler, AZ	100	%	None	2,632	—	2,632	19,964	2,779	19,817	22,596	7,352	2003	9/12/2002	0	-	40
2 GATEHALL DRIVE	Parsippany, NJ	100	%	None	9,054	96,722	105,776	6,684	9,054	103,406	112,460	32,437	1985	9/27/2002	0	-	40
5601 HEADQUARTERS DRIVE	Plano, TX	100	%	None	3,153	24,602	27,755	2,663	3,153	27,265	30,418	8,385	2001	9/27/2002	0	-	40

S- 1

					Initial Cost					Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land	Buildings and Improvements	Total	Costs Capitalized Subsequent to Acquisition		Land	Buildings and Improvements	Total	Accumulated Depreciation and Amortization	Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
TWO INDEPENDENCE SQUARE	Washington, DC	100	%	None	52,711	202,702	255,413	58,089		52,711	260,791	313,502	70,694	1991	11/22/2002	0	-	40
ONE INDEPENDENCE SQUARE	Washington, DC	100	%	None	29,765	104,814	134,579	3,900		30,562	107,917	138,479	33,915	1991	11/22/2002	0	-	40
2120 WEST END AVENUE	Nashville, TN	100	%	None	4,908	59,011	63,919	6,672		5,101	65,490	70,591	21,396	2000	11/26/2002	0	-	40
800 NORTH BRAND BOULEVARD	Glendale, CA	100	%	None	23,605	136,284	159,889	11,892		23,607	148,174	171,781	48,571	1990	12/20/2002	0	-	40
EASTPOINT I	Mayfield  Heights, OH	100	%	None	1,485	11,064	12,549	2,889		1,485	13,953	15,438	3,805	2000	1/9/2003	0	-	40
EASTPOINT II	Mayfield Heights, OH	100	%	None	1,235	9,199	10,434	1,939		1,235	11,138	12,373	3,895	2000	1/9/2003	0	-	40
150 WEST JEFFERSON	Detroit, MI	100	%	None	9,759	88,364	98,123	5,868		9,759	94,232	103,991	28,925	1989	3/31/2003	0	-	40
US BANCORP CENTER	Minneapolis, MN	100	%	105,000	11,138	175,629	186,767	16,595		11,138	192,224	203,362	56,098	2000	5/1/2003	0	-	40
AON CENTER	Chicago, IL	100	%	None	23,267	472,488	495,755	170,177		23,966	641,966	665,932	185,398	1972	5/9/2003	0	-	40
AUBURN HILLS CORPORATE CENTER	Auburn Hills, MI	100	%	None	1,978	16,570	18,548	(7,587	)	1,591	9,370	10,961	4,206	2001	5/9/2003	0	-	40
9211 CORPORATE BOULEVARD	Rockville, MD	100	%	None	3,019	21,984	25,003	(3,695	)	2,960	18,348	21,308	5,074	1989	7/30/2003	0	-	40
9221 CORPORATE BOULEVARD	Rockville, MD	100	%	None	3,019	21,984	25,003	(2,577	)	2,960	19,466	22,426	5,497	1989	7/30/2003	0	-	40
GLENRIDGE HIGHLANDS TWO	Atlanta, GA	100	%	None	6,662	69,031	75,693	(19,847	)	6,662	49,184	55,846	15,602	2000	8/1/2003	0	-	40
200 BRIDGEWATER CROSSING	Bridgewater, NJ	100	%	None	8,182	84,160	92,342	(12,411	)	8,328	71,603	79,931	19,411	2002	8/14/2003	0	-	40
1055 EAST COLORADO BOULEVARD	Pasadena, CA	100	%	29,200	6,495	30,265	36,760	(3,035	)	6,495	27,230	33,725	7,483	2001	8/22/2003	0	-	40
FAIRWAY CENTER II	Brea, CA	100	%	None	7,110	15,600	22,710	(2,262	)	7,110	13,338	20,448	4,351	2002	8/29/2003	0	-	40
COPPER RIDGE CENTER	Lyndhurst, NJ	100	%	None	6,974	38,714	45,688	(3,709	)	6,974	35,005	41,979	10,980	1989	9/5/2003	0	-	40
1901 MAIN STREET	Irvine, CA	100	%	None	6,246	36,455	42,701	(6,049	)	6,246	30,406	36,652	8,943	2001	9/17/2003	0	-	40
400 VIRGINIA AVE	Washington, DC	100	%	None	22,146	49,740	71,886	(1,253	)	22,146	48,487	70,633	14,325	1985	11/19/2003	0	-	40
4250 NORTH FAIRFAX DRIVE	Arlington, VA	100	%	None	13,636	70,918	84,554	1,591		13,636	72,509	86,145	20,584	1998	11/19/2003	0	-	40

S- 2

					Initial Cost					Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land	Buildings and Improvements	Total	Costs Capitalized Subsequent to Acquisition		Land	Buildings and Improvements	Total	Accumulated Depreciation and Amortization	Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
1225 EYE STREET (c)	Washington, DC	50	%	57,600	21,959	47,602	69,561	67		21,959	47,669	69,628	14,343	1986	11/19/2003	0	-	40
1201 EYE STREET (d)	Washington, DC	50	%	82,400	31,985	63,139	95,124	(3,090	)	31,984	60,050	92,034	17,092	2001	11/19/2003	0	-	40
1901 MARKET STREET	Philadelphia, PA	100	%	None	13,584	166,683	180,267	52,860		20,829	212,298	233,127	56,250	1987	12/18/2003	0	-	40
60 BROAD STREET	New York, NY	100	%	None	32,522	168,986	201,508	9,251		60,708	150,051	210,759	43,085	1962	12/31/2003	0	-	40
1414 MASSACHUSETTS AVENUE	Cambridge, MA	100	%	None	4,210	35,821	40,031	(214	)	4,365	35,452	39,817	13,619	1873	1/8/2004	0	-	40
ONE BRATTLE SQUARE	Cambridge, MA	100	%	None	6,974	64,940	71,914	(3,920	)	7,113	60,881	67,994	28,646	1991	2/26/2004	0	-	40
600 CORPORATE DRIVE	Lebanon, NJ	100	%	None	3,934	—	3,934	16,281		3,934	16,281	20,215	5,765	2005	3/16/2004	0	-	40
1075 WEST ENTRANCE DRIVE	Auburn Hills,  MI	100	%	None	5,200	22,957	28,157	(313	)	5,207	22,637	27,844	6,411	2001	7/7/2004	0	-	40
3100 CLARENDON BOULEVARD	Arlington, VA	100	%	None	11,700	69,705	81,405	11,250		11,791	80,864	92,655	15,861	1987	12/9/2004	0	-	40
9200 CORPORATE BOULEVARD	Rockville, MD	100	%	None	3,730	16,608	20,338	(1,185	)	3,882	15,271	19,153	3,783	1982	12/29/2004	0	-	40
400 BRIDGEWATER CROSSING	Bridgewater, NJ	100	%	None	10,400	71,052	81,452	(8,832	)	10,400	62,220	72,620	19,754	2002	2/17/2006	0	-	40
LAS COLINAS CORPORATE CENTER I	Irving, TX	100	%	17,500	3,912	18,830	22,742	(3,882	)	2,543	16,317	18,860	3,486	1998	8/31/2006	0	-	40
LAS COLINAS CORPORATE CENTER II	Irving, TX	100	%	25,025	4,496	29,881	34,377	(3,615	)	2,543	28,219	30,762	6,354	1998	8/31/2006	0	-	40
TWO PIERCE PLACE	Itasca, IL	100	%	None	4,370	70,632	75,002	2,793		4,370	73,425	77,795	22,395	1991	12/7/2006	0	-	40
2300 CABOT DRIVE	Lisle, IL	100	%	None	4,390	19,549	23,939	(3,705	)	4,390	15,844	20,234	3,513	1998	5/10/2007	0	-	40
PIEDMONT POINTE I	Bethesda, MD	100	%	None	11,200	58,606	69,806	7,357		11,200	65,963	77,163	12,724	2007	11/13/2007	0	-	40
PIEDMONT POINTE II	Bethesda, MD	100	%	None	13,300	70,618	83,918	7,374		13,300	77,992	91,292	13,502	2008	6/25/2008	0	-	40
SUWANEE GATEWAY ONE	Suwanee, GA	100	%	None	1,000	6,875	7,875	78		1,000	6,953	7,953	756	2008	9/28/2010	0	-	40
ONE MERIDIAN CROSSINGS	Richfield, MN	100	%	None	2,919	24,398	27,317	318		2,919	24,716	27,635	2,931	1997	10/1/2010	0	-	40
TWO MERIDIAN CROSSINGS	Richfield, MN	100	%	None	2,661	25,742	28,403	373		2,661	26,115	28,776	3,140	1998	10/1/2010	0	-	40
500 W. MONROE	Chicago, IL	100	%	None	36,990	185,113	222,103	18,367		36,990	203,480	240,470	19,497	1991	3/31/2011	0	-	40
THE DUPREE	Atlanta, GA	100	%	None	4,080	14,310	18,390	892		4,080	15,202	19,282	2,394	1997	4/29/2011	0	-	40
THE MEDICI	Atlanta, GA	100	%	None	1,780	11,510	13,290	4,031		1,780	15,541	17,321	1,313	2008	6/7/2011	0	-	40
225 PRESIDENTIAL WAY	Boston, MA	100	%	None	3,626	36,916	40,542	(763	)	3,613	36,166	39,779	5,094	2000	9/13/2011	0	-	40
235 PRESIDENTIAL WAY	Boston, MA	100	%	None	4,154	44,048	48,202	(911	)	4,138	43,153	47,291	6,054	2001	9/13/2011	0	-	40
400 TOWNPARK	Lake Mary, FL	100	%	None	2,570	20,555	23,125	1,692		2,570	22,247	24,817	2,455	2008	11/10/2011	0	-	40

S- 3

					Initial Cost									Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land		Buildings and Improvements		Total		Costs Capitalized Subsequent to Acquisition			Land		Buildings and Improvements		Total		Accumulated Depreciation and Amortization		Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
ARLINGTON GATEWAY	Arlington, VA	100	%	None	36,930		129,070		166,000		1,673			36,930		130,743		167,673		11,673		2005	3/4/2013	0		40
5 & 15 WAYSIDE ROAD	Burlington, MA	100	%	None	7,190		55,445		62,635		(108		)	7,190		55,337		62,527		3,656		1999 / 2001	3/22/2013	0		40
5301 MARYLAND WAY	Brentwood, TN	100	%	None	5,740		9,717		15,457		—			5,740		9,717		15,457		2,000		1989	8/12/2013	0		40
6565 MACARTHUR BOULEVARD	Irving, TX	100	%	None	4,820		37,767		42,587		156			4,820		37,923		42,743		1,978		1998	12/5/2013	0		40
ONE LINCOLN PARK	Dallas, TX	100	%	None	6,640		44,810		51,450		412			6,640		45,222		51,862		2,220		1999	12/20/2013	0		40
161 CORPORATE CENTER	Irving, TX	100	%	None	2,020		10,680		12,700		130			2,020		10,810		12,830		606		1998	12/30/2013	0		40
5 WALL STREET	Burlington, MA	100	%	36,520	9,560		50,276		59,836		—			9,560		50,276		59,836		1,249		2008	6/27/2014	0		40
1155 PERIMETER CENTER WEST	Atlanta, GA	100	%	None	5,870		66,849		72,719		—			5,870		66,849		72,719		1,109		2000	8/28/2014	0		40
PIEDMONT POWER, LLC (f)	Bridgewater, NJ	100	%	None	—		79		79		2,741			—		2,820		2,820		250		N/A	12/20/2011	0	-	40
UNDEVELOPED LAND PARCELS (b)	Various	100	%	None	6,021		427		6,448		46,465			19,951		32,962		52,913		—		N/A	Various			N/A
Total—Consolidated REIT Properties					$	657,060	$	4,123,079	$	4,780,139	$	473,217		$	704,317	$	4,549,039	$	5,253,356	$	1,178,264

S- 4

					Initial Cost								Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land		Buildings and Improvements		Total		Costs Capitalized Subsequent to Acquisition		Land		Buildings and Improvements		Total		Accumulated Depreciation and Amortization		Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
8560 UPLAND DRIVE	Parker, CO	72	%	None	1,954		11,216		13,170		1,089		2,048		12,211		14,259		4,292		2001	12/21/2001	0	-	40
Total – Unconsolidated JV Properties					$	1,954	$	11,216	$	13,170	$	1,089	$	2,048	$	12,211	$	14,259	$	4,292
Total – All Properties					$	659,014	$	4,134,295	$	4,793,309	$	474,306	$	706,365	$	4,561,250	$	5,267,615	$	1,182,556

^(a)  Property is owned subject to a long-term ground lease.

^(b)  Undeveloped Land Parcels are not included in Piedmont’s total building count.

^(c)  Piedmont purchased all of the membership interest in 1225 Equity, LLC, which own a 49.5% membership interest in 1225 Eye Street, N.W. Associates, which owns the 1225 Eye Street building. As a result of its ownership of 1225 Equity, LLC, Piedmont owns an approximate 49.5% in the 1225 Eye Street building. As the controlling member, Piedmont is deemed to have control of the entities and, as such, consolidates the joint ventures.

^(d)  Piedmont purchased all of the membership interest in 1201 Equity, LLC, which own a 49.5% membership interest in 1201 Eye Street, N.W. Associates, which owns the 1201 Eye Street building. As a result of its ownership of 1201 Equity, LLC, Piedmont owns an approximate 49.5% in the 1201 Eye Street building. As the controlling member, Piedmont is deemed to have control of the entities and, as such, consolidates the joint ventures.

^(e)  Piedmont’s assets are depreciated or amortized using the straight-lined method over the useful lives of the assets by class. Generally, Tenant Improvements are amortized over the shorter of economic life or lease term, and Lease Intangibles are amortized over the lease term. Generally, Building Improvements are depreciated over 5 - 25 years, Land Improvements are depreciated over 20 - 25 years, and Buildings are depreciated over 40 years.

^(f)  Represents solar panels at the 400 Bridgewater Crossing building, which are not included in Piedmont’s total building count.

S- 5

Piedmont Office Realty Trust, Inc.

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2014

(dollars in thousands)

	2014			2013			2012
Real Estate:
Balance at the beginning of the year	$	5,038,005		$	4,648,904		$	4,699,311
Additions to/improvements of real estate	316,991			541,701			108,131
Assets disposed	(71,627		)	(133,249		)	(77,768		)
Assets impaired	—			(1,242		)	—
Write-offs of intangible assets(1)	(9,723		)	(12,080		)	(73,632		)
Write-offs of fully depreciated/amortized assets	(6,031		)	(6,029		)	(7,138		)
Balance at the end of the year	$	5,267,615		$	5,038,005		$	4,648,904
Accumulated Depreciation and Amortization:
Balance at the beginning of the year	$	1,060,885		$	977,768		$	935,716
Depreciation and amortization expense	156,808			140,637			139,196
Assets disposed	(19,383		)	(39,411		)	(16,374		)
Write-offs of intangible assets(1)	(9,723		)	(12,080		)	(73,632		)
Write-offs of fully depreciated/amortized assets	(6,031		)	(6,029		)	(7,138		)
Balance at the end of the year	$	1,182,556		$	1,060,885		$	977,768

⁽¹⁾  Consists of write-offs of intangible lease assets related to lease restructurings, amendments and terminations.

S- 6

EX-12.1

Exhibit 12.1

STATEMENT OF COMPUTATION OF RATIO OF EARNINGS TO FIXED CHARGES AND OF EARNINGS TO COMBINED FIXED CHARGES AND PREFERRED STOCK DIVIDENDS (in thousands, except ratios)

	Year ended December 31,
	2014			2013			2012			2011			2010
Fixed Charges:
Interest Expense	$	76,520		$	73,614		$	65,023		$	65,817		$	66,486
Interest Expense Included in Discontinued Operations	—			—			—			5,932			6,274
Total	76,520			73,614			65,023			71,749			72,760
Earnings:
Income from Continuing Operations	41,211			72,199			59,534			83,640			103,979
Less Equity in (Income)/Loss of Unconsolidated Joint Ventures	350			3,676			(923		)	(1,619		)	(2,633		)
Operating Distributions Received from Unconsolidated Joint Ventures	266			1,475			2,338			2,932			4,463
Fixed Charges	76,520			73,614			65,023			71,749			72,760
Less Preferred Dividends of Consolidated Subsidiaries	(15		)	(15		)	(15		)	(15		)	(15		)
Total	$	118,332		$	150,949		$	125,957		$	156,687		$	178,554
Ratio of Earnings to Fixed Charges:(1)	1.5			2.1			1.9			2.2			2.5

⁽¹⁾  There was no preferred stock outstanding for any of the periods shown above. Accordingly, the ratio of earnings to combined fixed charges and preferred stock dividends was identical to the ratio of earnings to fixed charges for each period.

EX-21.1

Exhibit 21.1

Subsidiaries of Piedmont Office Realty Trust, Inc. and Piedmont Operating Partnership, LP

Subsidiary	State of Organization
Piedmont Operating Partnership, LP	Delaware
Piedmont Washington Properties, Inc.	Maryland
Piedmont Office Holdings, Inc.	Georgia
Piedmont Office Management, LLC	Georgia
Piedmont Government Services, LLC	Georgia
Piedmont Leasing, LLC	Delaware
Piedmont Power, LLC	Delaware
Piedmont-Las Colinas Springing Member, LLC	Delaware
Piedmont 1901 Market Business Trust	Delaware
Piedmont 1901 Market LLC	Delaware
1055 East Colorado-Pasadena, CA GP, LLC	Delaware
1055 East Colorado-Pasadena, CA, L.P.	Delaware
Piedmont-Montgomery, LLC	Delaware
Piedmont Bridgewater I, LLC	Delaware
Piedmont-Bridgewater, NJ, LLC	Delaware
Piedmont-Independence Square, LLC	Delaware
Piedmont-3100 Clarendon LLC	Delaware
Piedmont-Shady Grove V LLC	Delaware
Piedmont-1075 West Entrance, LLC	Delaware
Piedmont-Multi-State Owner, LLC	Delaware
Piedmont-Nashville, TN, LLC	Delaware
Piedmont-Braker Pointe Austin, TX, L.P.	Delaware
Piedmont-Braker Pointe Austin, TX GP, LLC	Delaware
Fairway Center II-Orange County, CA, L.P.	Delaware
Fairway Center II-Orange County, CA, GP LLC	Delaware
Piedmont-One Brattle Square I, LLC	Delaware
Piedmont-One Brattle Square II, LLC	Delaware
4250 North Fairfax Property LLC	Delaware
4250 N. Fairfax Owner, LLC	Delaware
400 Virginia Avenue LLC	Delaware
1201 Eye Street, N.W. Associates LLC	Delaware
1215 ESDI, LLC	Delaware
1225 Equity LLC	Delaware
1225 Eye Street, N.W. Associates LLC	Delaware
1201 Equity LLC	Delaware
TTF Lending LLC	Delaware
TZO Lending LLC	Delaware
Piedmont-Two Pierce Place, LLC	Delaware
Piedmont-Las Colinas Corporate Center I, LP	Delaware
Piedmont-Las Colinas Corporate Center I, GP, LLC	Delaware
Piedmont-Las Colinas Corporate Center II, LP	Delaware
Piedmont-Las Colinas Corporate Center II, GP, LLC	Delaware
Cypress Concourse A, LLC	Delaware

Piedmont 60 Broad Street, LLC	Delaware
Piedmont-800 Nicollet Avenue, LLC	Delaware
Piedmont-800 Nicollet Avenue Owner, LLC	Delaware
Piedmont-800 Nicollet Avenue Springing Member, LLC	Delaware
Piedmont-Chicago Center Owner, LLC	Delaware
Piedmont-Chicago Center, Chicago, LLC	Delaware
800 North Brand Glendale, CA, LLC	Delaware
Piedmont-1430 Enclave Parkway, L.P.	Delaware
Piedmont-1430 Enclave Parkway, GP, LLC	Delaware
Enclave Parkway Development, LLC	Delaware
Enclave Parkway Development, L.P.	Delaware
Piedmont-Windy Point I, LLC	Delaware
Piedmont-Windy Point II, LLC	Delaware
Piedmont-2300 Cabot Drive, LLC	Delaware
Rock Spring, L.L.C.	Delaware
Rock Spring II, L.L.C.	Delaware
500 W Monroe Mezz II, LLC	Delaware
500 W Monroe Mezz I-B, LLC	Delaware
500 W Monroe Chicago, LLC	Delaware
150 West Jefferson, LLC	Delaware
Piedmont 500 West Monroe Mezz I, LLC	Delaware
Piedmont 500 West Monroe Fee, LLC	Delaware
Suwanee Gateway One, LLC	Delaware
Meridian Crossings, LLC	Delaware
Dupree Atlanta, LLC	Delaware
Medici Atlanta, LLC	Delaware
Presidential Way Woburn, LLC	Delaware
400 TownPark, LLC	Delaware
Gavitello, Atlanta, LLC	Delaware
Glenridge Highlands III, LLC	Delaware
Piedmont - 901 N. Glebe, LLC	Delaware
Piedmont 5 & 15 Wayside, LLC	Delaware
Piedmont JV Partnership Interests, LLC	Delaware
Piedmont OP - Piedmont JV Partnership Interests, LLC Joint Venture (MI/TN)	Georgia
Piedmont Royal Lane, LP	Delaware
Piedmont Royal Lane GP, LLC	Delaware
Piedmont 6565 MacArthur Boulevard, LP	Delaware
Piedmont 6565 MacArthur Boulevard GP, LLC	Delaware
Piedmont One Lincoln Park, LP	Delaware
Piedmont One Lincoln Park GP, LLC	Delaware
Piedmont 161 Corporate Center, LP	Delaware
Piedmont 161 Corporate Center GP, LLC	Delaware
Piedmont 5 Wall Street Burlington, LLC	Delaware
Piedmont 1155 PCW, LLC	Delaware
Piedmont - Two Pierce Place Land, LLC	Delaware
Piedmont TownPark Land, LLC	Delaware

Piedmont Park Place, LP	Delaware
Piedmont Park Place, GP, LLC	Delaware

EX-23.1

Exhibit 23.1

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

We consent to the incorporation by reference in the following Registration Statements:

(1) Registration Statement (Form S-3ASR No. 333-189102) of Piedmont Office Realty Trust, Inc.,

(2) Registration Statement (Form S-3D No. 333-166858) of Piedmont Office Realty Trust Inc., and

(3) Registration Statement (Form S-8 No. 333-142448) of Piedmont Office Realty Trust, Inc.;

of our reports dated February 18, 2015, with respect to the consolidated financial statements and schedule of Piedmont Office Realty Trust, Inc. and the effectiveness of internal control over financial reporting of Piedmont Office Realty Trust Inc. included in this Annual Report (Form 10-K) of Piedmont Office Realty Trust, Inc. for the year ended December 31, 2014.

/S/ Ernst and Young LLP

Atlanta, Georgia

February 18, 2015

EX-31.1

EXHIBIT 31.1

PRINCIPAL EXECUTIVE OFFICER CERTIFICATION

PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Donald A. Miller, CFA, certify that:

1. I have reviewed this annual report on Form 10-K of Piedmont Office Realty Trust, Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Dated: February 18, 2015

By:	/s/ DONALD A. MILLER, CFA
	Donald A. Miller, CFA
	Principal Executive Officer

EX-31.2

EXHIBIT 31.2

PRINCIPAL EXECUTIVE OFFICER CERTIFICATION

PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Robert E. Bowers, certify that:

1. I have reviewed this annual report on Form 10-K of Piedmont Office Realty Trust, Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Dated: February 18, 2015

By:	/s/ ROBERT E. BOWERS
	Robert E. Bowers
	Principal Financial Officer

EX-32.1

EXHIBIT 32.1

CERTIFICATION OF CHIEF EXECUTIVE OFFICER

PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002 (18 U.S.C. 1350)

In connection with the Annual Report of Piedmont Office Realty Trust, Inc. (the “Registrant”) on Form 10-K for the year ended December 31, 2014, as filed with the Securities and Exchange Commission (the “Report”), the undersigned, Donald A. Miller, CFA, Chief Executive Officer of the Registrant, hereby certifies, pursuant to 18 U.S.C. §1350, as adopted pursuant to §906 of the Sarbanes-Oxley Act of 2002, that, to the best of my knowledge and belief:

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Registrant.

It is not intended that this statement be deemed to be filed for the purposes of the Securities Exchange Act of 1934.

By:	/s/ DONALD A. MILLER, CFA
	Donald A. Miller, CFA
	Chief Executive Officer
	February 18, 2015

EX-32.2

EXHIBIT 32.2

CERTIFICATION OF CHIEF EXECUTIVE OFFICER

PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002 (18 U.S.C. 1350)

In connection with the Annual Report of Piedmont Office Realty Trust, Inc. (the “Registrant”) on Form 10-K for the year ended December 31, 2014, as filed with the Securities and Exchange Commission (the “Report”), the undersigned, Robert E. Bowers, Chief Financial Officer of the Registrant, hereby certifies, pursuant to 18 U.S.C. §1350, as adopted pursuant to §906 of the Sarbanes-Oxley Act of 2002, that, to the best of my knowledge and belief:

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Registrant.

It is not intended that this statement be deemed to be filed for the purposes of the Securities Exchange Act of 1934.

By:	/s/ ROBERT E. BOWERS
	Robert E. Bowers
	Chief Financial Officer
	February 18, 2015

XML

Stock Based Compensation (Tables)

12 Months Ended

Dec. 31, 2014

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Schedule of Nonvested Share Activity

A rollforward of Piedmont's deferred stock award activity for the year ended December 31, 2014 is as follows:

	Shares		Weighted-Average Grant Date Fair Value
Unvested Deferred Stock Awards as of December 31, 2013	265,139		$	18.65
Deferred Stock Awards Granted During Fiscal Year 2014	301,378		$	17.78
Adjustment to Estimated Future Grants of Performance Share Awards During the Year Ended December 31, 2014	128,444		$	18.51
Deferred Stock Awards Vested During Fiscal Year 2014	(180,359	)	$	18.59
Deferred Stock Awards Forfeited During Fiscal Year 2014	(8,198	)	$	18.67
Unvested Deferred Stock Awards as of December 31, 2014	506,404		$	18.12

The following table provides additional information regarding stock award activity during the years ended December 31, 2014, 2013, and 2012 (in thousands except for per share data):

	2014		2013		2012
Weighted-Average Grant Date Fair Value for Shares Granted During the Year (per share)	$	17.78	$	19.47	$	17.53
Total Grant Date Fair Value of Shares Vested During the Year	$	3,353	$	3,957	$	5,331
Share-based Liability Awards Paid During the Year(1)	$	—	$	103	$	798

⁽¹⁾  Amounts reflect the issuance of performance share awards during the period.

Schedule of Outstanding Employee Deferred Stock Awards

A detail of Piedmont’s outstanding employee deferred stock awards as of December 31, 2014 is as follows:

Date of grant	Type of Award	Net  Shares Granted (1)	Grant Date Fair Value		Vesting Schedule	Unvested Shares as of December 31, 2014
April 4, 2012	Deferred Stock Award	169,150	$	17.53	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on April 4, 2013, 2014, and 2015, respectively.	53,926
April 4, 2012	Fiscal Year 2012-2014 Performance Share Program	—	$	17.42	Estimated shares if awarded, will vest immediately upon determination of award in 2015.	—	(2)
April 2, 2013	Deferred Stock Award	132,857	$	19.47	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on April 2, 2014, 2015, and 2016, respectively.	76,240
April 2, 2013	Fiscal Year 2013-2015 Performance Share Program	—	$	18.91	Estimated shares if awarded, will vest immediately upon determination of award in 2016.	—	(2)
January 3, 2014	Deferred Stock Award	103,345	$	16.45	Of the shares granted, 20% will vest on January 3, 2015, 2016, 2017, 2018, and 2019, respectively.	103,345
May 9, 2014	Deferred Stock Award	179,956	$	18.47	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on May 9, 2015, 2016, and 2017, respectively.	144,449
May 9, 2014	Fiscal Year 2014-2016 Performance Share Program	—	$	18.51	Estimated shares if awarded, will vest immediately upon determination of award in 2017.	128,444	(2)
Total						506,404

⁽¹⁾  Amounts reflect the total grant to employees, net of shares surrendered upon vesting to satisfy required minimum tax withholding obligations through December 31, 2014.

⁽²⁾  Estimated based on Piedmont's cumulative total stockholder return ("TSR") for the respective performance period through December 31, 2014. As of December 31, 2014, Piedmont's TSR for the fiscal year 2012-2014 and the fiscal year 2013-2015 performance share program was below threshold. Share estimates are subject to change in future periods based on both Piedmont's and its peers' stock performance and dividends paid.

XML

Derivative Instruments (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012	Dec. 15, 2014	Dec. 18, 2013
Derivative [Line Items]
Derivative, term of contract	120 months
Interest Rate Cash Flow Hedge Derivative at Fair Value, Net [Abstract]
Interest rate swaps	$ 430,000	$ 24,176,000
Gross derivative liabilities	(6,417,000)	(4,526,000)
Net derivative asset/(liability)	(5,987,000)	19,650,000
Settlement of forward starting interest rate swaps	14,960,000	672,000	0
Amount that will be reclassified from accumulated other comprehensive income over the next twelve months	8,400,000
Interest Rate Contract [Member] | Interest Expense [Member]
Interest Rate Cash Flow Hedge Derivative at Fair Value, Net [Abstract]
Amount of gain/(loss) recognized in OCI on derivatives	(17,122,000)	24,312,000	(7,656,000)
Amount of previously recorded loss reclassified from accumulated OCI into interest expense	5,145,000	3,126,000	3,033,000
Credit Risk Contract [Member]
Interest Rate Cash Flow Hedge Derivative at Fair Value, Net [Abstract]
Assets needed for immediate settlement, aggregate fair value	6,700,000
Bridge Loan [Member] | $50 Million Bridge Loan Facility [Member]
Derivative [Line Items]
Debt instrument, face amount				50,000,000
Unsecured Debt [Member] | $500 Million Unsecured Line of Credit [Member]
Derivative [Line Items]
Debt instrument, face amount	500,000,000
Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2016 [Member]
Derivative [Line Items]
Debt instrument, face amount	300,000,000
Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member]
Derivative [Line Items]
Debt instrument, face amount	300,000,000				300,000,000
Unsecured Debt [Member] | $50 Million Bridge Loan Facility [Member]
Derivative [Line Items]
Debt instrument, face amount	50,000,000
Debt [Member]
Derivative [Line Items]
Hedged amount for potential issuance of long term debt	550,000,000
Debt [Member] | Interest Rate Swap [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	1,150,000,000
Debt [Member] | Forward Starting Interest Rate Swap 10 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Forward Starting Interest Rate Swap 11 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	75,000,000
Debt [Member] | Forward Starting Interest Rate Swap 12 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Forward Starting Interest Rate Swap 13 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	75,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Interest Rate Swap 1 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	125,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Interest Rate Swap 2 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	75,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Interest Rate Swap 3 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Interest Rate Swap 4 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Interest Rate Swap 5 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Interest Rate Swap 6 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Interest Rate Swap 7 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Interest Rate Swap 8 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Interest Rate Swap 9 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Interest Rate Swap 10 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	50,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2020 [Member] | Forward Starting Interest Rate Swap 7 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	100,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2020 [Member] | Forward Starting Interest Rate Swap 8 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	100,000,000
Debt [Member] | Unsecured Debt [Member] | $300 Million 2011 Unsecured Term Loan Maturing 2020 [Member] | Forward Starting Interest Rate Swap 9 [Member]
Derivative [Line Items]
Total notional amount of forward starting interest rate agreements	$ 100,000,000

XML

Summary of Significant Accounting Policies (Details) (USD $)	12 Months Ended
	Dec. 31, 2014		Dec. 31, 2013	Dec. 31, 2012 Lawsuit	Oct. 31, 2013	Aug. 12, 2013 property
Significant Accounting Policies [Line Items]
Number of real estate properties						3
Interest capitalized	$ 2,100,000		$ 31,000	$ 0
Intangible Lease Liabilities (Below-Market In-Place Leases)	81,241,000		91,369,000
Amortization expense related to Intangible Lease Origination Costs and Absorption Period Costs	36,007,000		30,409,000	36,151,000
Amortization of Above-Market and Below-Market In-Place Lease intangibles as a net increase to rental revenues	4,727,000		5,278,000	5,678,000
Finite-Lived Intangible Assets, Future Amortization Expense [Abstract]
Total	70,177,000		74,377,000
2015	6,759,000
2016	6,638,000
2017	6,736,000
2018	6,143,000
2019	4,842,000
Thereafter	12,159,000
Total	43,277,000
Weighted-Average Amortization Period (in years)	7 years
Amortization of deferred common area maintenance recognized	2,500,000		2,100,000	1,600,000
Amortization of deferred financing costs and fair market value adjustments on notes payable	2,700,000		2,600,000	2,600,000
Capitalized internal leasing costs	700,000		100,000	0
Amortization of deferred lease costs	40,900,000		31,900,000	28,300,000
Amortization of lease incentive	4,200,000		3,500,000	2,500,000
Amortization of fair value adjustments	200,000		0	0
Amortization of debt discount	200,000		100,000	0
Shares-in-trust, shares authorized	150,000,000		150,000,000
Preferred stock, shares authorized	100,000,000		100,000,000
Common stock, shares authorized	750,000,000		750,000,000
Common stock, par value	$ 0.01		$ 0.01
Stock repurchase program, authorized amount					150,000,000
Stock repurchase program, remaining authorized repurchase amount	37,000,000
Dividend reinvestment plan, shareholders discount	2.00%
Number of lawsuits as defendant				2
Net recoveries/(loss) from casualty events and litigation settlements	6,992,000		11,811,000	(12,670,000)
Business interruption insurance recoveries	300,000		1,500,000	0
Provision for income taxes	0		0	8,500
General and administrative expenses [Member]
Finite-Lived Intangible Assets, Future Amortization Expense [Abstract]
Recoveries of bad debts	(5,000)			(27,000)
Provision for doubtful accounts			186,000
Minimum [Member]
Finite-Lived Intangible Assets, Future Amortization Expense [Abstract]
Real estate investment trust status required taxable income distribution rate	90.00%
Building [Member]
Significant Accounting Policies [Line Items]
Useful life	40 years
Building Improvements [Member] | Minimum [Member]
Significant Accounting Policies [Line Items]
Useful life	5 years
Building Improvements [Member] | Maximum [Member]
Significant Accounting Policies [Line Items]
Useful life	25 years
Land Improvements [Member] | Minimum [Member]
Significant Accounting Policies [Line Items]
Useful life	20 years
Land Improvements [Member] | Maximum [Member]
Significant Accounting Policies [Line Items]
Useful life	25 years
Furniture, fixtures, and equipment [Member] | Minimum [Member]
Significant Accounting Policies [Line Items]
Useful life	3 years
Furniture, fixtures, and equipment [Member] | Maximum [Member]
Significant Accounting Policies [Line Items]
Useful life	5 years
Consolidated Joint Venture [Member]
Significant Accounting Policies [Line Items]
Number of real estate properties	3
Above-Market In-Place Lease Assets [Member]
Significant Accounting Policies [Line Items]
Intangible Lease Assets:	23,785,000		21,137,000
Finite-Lived Intangible Assets, Future Amortization Expense [Abstract]
2015	2,449,000
2016	2,371,000
2017	1,599,000
2018	1,027,000
2019	633,000
Thereafter	31,000
Total	8,110,000
Weighted-Average Amortization Period (in years)	4 years
Absorption Period Costs [Member]
Significant Accounting Policies [Line Items]
Intangible Lease Assets:	126,252,000		125,060,000
Finite-Lived Intangible Assets, Future Amortization Expense [Abstract]
2015	15,385,000
2016	12,800,000
2017	10,025,000
2018	7,393,000
2019	5,580,000
Thereafter	10,884,000
Total	62,067,000
Weighted-Average Amortization Period (in years)	6 years
Lease Origination Costs [Member]
Significant Accounting Policies [Line Items]
Intangible Lease Assets:	159,670,000		158,427,000
Finite-Lived Intangible Assets, Future Amortization Expense [Abstract]
2015	19,840,000	[1]
2016	17,256,000	[1]
2017	14,250,000	[1]
2018	11,229,000	[1]
2019	8,848,000	[1]
Thereafter	17,042,000	[1]
Total	$ 88,465,000	[1]
Weighted-Average Amortization Period (in years)	6 years	[1]

[1] Included as a component of Deferred Lease Costs in the accompanying consolidated balance sheets.

XML

Subsequent Events (Details) (Subsequent Event [Member], USD $) In Millions, except Per Share data, unless otherwise specified	0 Months Ended
	Feb. 05, 2015	Jan. 16, 2015	Jan. 30, 2015 Story sqft
Subsequent Event [Line Items]
Dividends declared (in dollars per share)	$ 0.21
DALLAS PARKWAY 3900 [Member]
Subsequent Event [Line Items]
Number of square feet of office building			120,000
Number of stories			5
Sales price of disposed asset			$ 26.2
The Park Place Building [Member]
Subsequent Event [Line Items]
Number of square feet of office building		177,000
Number of stories		14
Contractual Purchase Price (in millions)		$ 46.6
Acreage		1.24
Percentage of building leased to diverse group of tenants		88.00%

XML

Fair Value Measurements (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2014		Dec. 31, 2013
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate swap asset	$ 430		$ 24,176
Interest rate swap liability	6,417		4,526
Carrying (Reported) Amount, Fair Value Disclosure [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Cash and cash equivalents	12,306	[1]	6,973	[1]
Tenant receivables, net	27,711	[1]	31,145	[1]
Restricted cash and escrows	5,679	[1]	394	[1]
Accounts payable and accrued expenses	14,395	[1]	16,680	[1]
Debt	2,277,589		2,002,205
Interest Rate Swap [Member] | Carrying (Reported) Amount, Fair Value Disclosure [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate swap asset	430		24,176
Interest rate swap liability	6,417		4,526
Interest Rate Swap [Member] | Estimate of Fair Value, Fair Value Disclosure [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate swap asset			24,176
Fair Value, Inputs, Level 1 [Member] | Estimate of Fair Value, Fair Value Disclosure [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Cash and cash equivalents	12,306	[1]	6,973	[1]
Tenant receivables, net	27,711	[1]	31,145	[1]
Restricted cash and escrows	5,679	[1]	394	[1]
Accounts payable and accrued expenses	14,395	[1]	16,680	[1]
Fair Value, Inputs, Level 2 [Member] | Estimate of Fair Value, Fair Value Disclosure [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Debt	2,314,020		2,004,870
Fair Value, Inputs, Level 2 [Member] | Interest Rate Swap [Member] | Estimate of Fair Value, Fair Value Disclosure [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate swap asset	430
Interest rate swap liability	$ 6,417		$ 4,526

[1] For the periods presented, the carrying value approximates estimated fair value due to its short-term maturity.

XML

Guarantor Financials (Tables)

12 Months Ended

Dec. 31, 2014

Guarantor and Non-Guarantor Financial Information [Abstract]

Condensed Balance Sheet

Condensed Consolidated Balance Sheets
As of December 31, 2014
(in thousands)	Issuer		Guarantor			Non-Guarantor Subsidiaries		Eliminations			Consolidated
Assets:
Real estate assets, at cost:
Land	$	81,406	$	—		$	621,394	$	—		$	702,800
Buildings and improvements, less accumulated depreciation	442,034		—			2,782,444		(300		)	3,224,178
Intangible lease assets, less accumulated amortization	1,812		—			68,365		—			70,177
Construction in progress	1,355		—			62,038		—			63,393
Real estate assets held for sale, net	14,544		—			—		—			14,544
Total real estate assets	541,151		—			3,534,241		(300		)	4,075,092
Investments in and amounts due from unconsolidated joint ventures	7,798		—			—		—			7,798
Cash and cash equivalents	8,143		1,790			2,373		—			12,306
Tenant and straight-line receivables, net	37,238		—			160,005		—			197,243
Advances to affiliates	6,084,243		1,282,443			—		(7,366,686		)	—
Investment in subsidiary	—		3,878,811			192		(3,879,003		)	—
Notes receivable	161,350		—			23,890		(185,240		)	—
Prepaid expenses, restricted cash, escrows, and other assets	10,912		—			23,541		(954		)	33,499
Goodwill	180,097		—			—		—			180,097
Interest rate swap	430		—			—		—			430
Deferred financing costs, net	7,242		—			425		—			7,667
Deferred lease costs, net	31,340		—			248,765		—			280,105
Other assets held for sale, net	1,264		—			—		—			1,264
Total assets	$	7,071,208	$	5,163,044		$	3,993,432	$	(11,432,183	)	$	4,795,501
Liabilities:
Debt	$	1,852,434	$	—		$	610,395	$	(185,240	)	$	2,277,589
Accounts payable, accrued expenses, and accrued capital expenditures	19,403		465			115,074		(954		)	133,988
Advances from affiliates	376,122		4,909,362			2,138,140		(7,423,624		)	—
Deferred income	4,998		—			17,217		—			22,215
Intangible lease liabilities, net	—		—			43,277		—			43,277
Interest rate swaps	6,417		—			—		—			6,417
Total liabilities	2,259,374		4,909,827			2,924,103		(7,609,818		)	2,483,486
Stockholders’ Equity:
Common stock	—		1,543			—		—			1,543
Additional paid-in capital	3,874,757		3,670,236			192		(3,879,003		)	3,666,182
Cumulative distributions in excess of earnings	928,776		(3,418,562		)	1,067,528		56,638			(1,365,620		)
Other comprehensive loss	8,301		—			—		—			8,301
Piedmont stockholders’ equity	4,811,834		253,217			1,067,720		(3,822,365		)	2,310,406
Noncontrolling interest	—		—			1,609		—			1,609
Total stockholders’ equity	4,811,834		253,217			1,069,329		(3,822,365		)	2,312,015
Total liabilities and stockholders’ equity	$	7,071,208	$	5,163,044		$	3,993,432	$	(11,432,183	)	$	4,795,501

Condensed Consolidated Balance Sheets
As of December 31, 2013
(in thousands)	Issuer		Guarantor			Non-Guarantor Subsidiaries		Eliminations			Consolidated
Assets:
Real estate assets, at cost:
Land	$	86,537	$	—		$	600,707	$	—		$	687,244
Buildings and improvements, less accumulated depreciation	463,842		—			2,687,163		(300		)	3,150,705
Intangible lease assets, less accumulated amortization	2,356		—			72,021		—			74,377
Construction in progress	4,627		—			19,643		—			24,270
Real estate assets held for sale, net	15,387		—			—		—			15,387
Total real estate assets	572,749		—			3,379,534		(300		)	3,951,983
Investments in and amounts due from unconsolidated joint ventures	14,388		—			—		—			14,388
Cash and cash equivalents	3,261		150			3,562		—			6,973
Tenant and straight-line rent receivables, net	34,895		—			134,409		—			169,304
Advances to affiliates	5,312,475		1,288,547			—		(6,601,022		)	—
Investment in subsidiary	—		4,003,806			197		(4,004,003		)	—
Notes receivable	160,000		2,000			23,890		(185,890		)	—
Prepaid expenses, restricted cash, escrows, and other assets	5,319		44			20,779		(977		)	25,165
Goodwill	180,097		—			—		—			180,097
Interest rate swap	24,176		—			—		—			24,176
Deferred financing costs, net	7,764		—			995		—			8,759
Deferred lease costs, net	33,630		—			249,583		—			283,213
Other assets held for sale, net	2,030		—			—		—			2,030
Total assets	$	6,350,784	$	5,294,547		$	3,812,949	$	(10,792,192	)	$	4,666,088
Liabilities:
Debt	$	1,038,570	$	—		$	1,149,525	$	(185,890	)	$	2,002,205
Accounts payable, accrued expenses, and accrued capital expenditures	13,824		2,376			113,595		(977		)	128,818
Advances from affiliates	312,881		4,863,672			1,467,425		(6,643,978		)	—
Deferred income	5,086		—			17,181		—			22,267
Intangible lease liabilities, net	—		—			47,113		—			47,113
Interest rate swaps	4,526		—			—		—			4,526
Total liabilities	1,374,887		4,866,048			2,794,839		(6,830,845		)	2,204,929
Stockholders’ Equity:
Common stock	—		1,575			—		—			1,575
Additional paid-in capital	4,003,806		3,668,906			197		(4,004,003		)	3,668,906
Cumulative distributions in excess of earnings	951,813		(3,241,982		)	1,016,304		42,656			(1,231,209		)
Other comprehensive loss	20,278		—			—		—			20,278
Piedmont stockholders’ equity	4,975,897		428,499			1,016,501		(3,961,347		)	2,459,550
Noncontrolling interest	—		—			1,609		—			1,609
Total stockholders’ equity	4,975,897		428,499			1,018,110		(3,961,347		)	2,461,159
Total liabilities and stockholders’ equity	$	6,350,784	$	5,294,547		$	3,812,949	$	(10,792,192	)	$	4,666,088

Condensed Income Statement

Condensed Consolidated Statements of Income
For the year ended December 31, 2014
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	72,843		$	—		$	386,995		$	(5,203	)	$	454,635
Tenant reimbursements	16,566			—			93,516			(534		)	109,548
Property management fee revenue	—			—			16,516			(14,447		)	2,069
	89,409			—			497,027			(20,184		)	566,252
Expenses:
Property operating costs	42,626			—			217,786			(20,976		)	239,436
Depreciation	23,512			—			115,084			—			138,596
Amortization	4,754			—			51,825			—			56,579
General and administrative	23,230			300			28,232			(27,942		)	23,820
	94,122			300			412,927			(48,918		)	458,431
Real estate operating income/(loss)	(4,713		)	(300		)	84,100			28,734			107,821
Other income (expense):
Interest expense	(47,355		)	—			(39,625		)	12,534			(74,446		)
Interest income and other income/(expense)	11,944			—			652			(12,534		)	62
Net recoveries from casualty events and litigation settlements	1,322			1,479			4,191			—			6,992
Equity in loss of unconsolidated joint ventures	(350		)	—			—			—			(350		)
	(34,439		)	1,479			(34,782		)	—			(67,742		)
Income/(loss) from continuing operations	(39,152		)	1,179			49,318			28,734			40,079
Discontinued operations:
Operating income	913			—			41			—			954
Gain on sale of real estate assets	450			—			748			—			1,198
Income from discontinued operations	1,363			—			789			—			2,152
Gain on sale of real estate assets	—			—			1,132			—			1,132
Net income/(loss)	(37,789		)	1,179			51,239			28,734			43,363
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income/(loss) attributable to Piedmont	$	(37,789	)	$	1,179		$	51,224		$	28,734		$	43,348

Condensed Consolidated Statements of Income
For the year ended December 31, 2013
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	72,911		$	—		$	375,477		$	(5,282	)	$	443,106
Tenant reimbursements	16,292			—			88,381			(420		)	104,253
Property management fee revenue	—			—			15,360			(13,109		)	2,251
	89,203			—			479,218			(18,811		)	549,610
Expenses:
Property operating costs	39,602			—			200,503			(19,326		)	220,779
Depreciation	22,351			—			98,629			—			120,980
Amortization	5,070			—			40,020			—			45,090
General and administrative	21,009			337			24,927			(24,392		)	21,881
	88,032			337			364,079			(43,718		)	408,730
Real estate operating income/(loss)	1,171			(337		)	115,139			24,907			140,880
Other income (expense):
Interest expense	(22,242		)	—			(63,900		)	12,559			(73,583		)
Interest income and other income/(expense)	10,630			164			(571		)	(12,559		)	(2,336		)
Net recoveries from casualty events and litigation settlements	683			—			11,128			—			11,811
Equity in loss of unconsolidated joint ventures	(3,676		)	—			—			—			(3,676		)
Loss on consolidation	(898		)	—			—			—			(898		)
	(15,503		)	164			(53,343		)	—			(68,682		)
Income/(loss) from continuing operations	(14,332		)	(173		)	61,796			24,907			72,198
Discontinued operations:
Operating income	2,312			—			585			—			2,897
Impairment loss	(7,644		)	—			—			—			(7,644		)
Gain on sale of real estate assets	15,046			—			16,246			—			31,292
Income from discontinued operations	9,714			—			16,831			—			26,545
Net income/(loss)	(4,618		)	(173		)	78,627			24,907			98,743
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income/(loss) attributable to Piedmont	$	(4,618	)	$	(173	)	$	78,612		$	24,907		$	98,728

Condensed Consolidated Statements of Income
For the year ended December 31, 2012
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	67,943		$	—		$	348,712		$	(4,813	)	$	411,842
Tenant reimbursements	16,890			—			89,937			(283		)	106,544
Property management fee revenue	—			—			14,350			(12,032		)	2,318
	84,833			—			452,999			(17,128		)	520,704
Expenses:
Property operating costs	34,395			—			189,665			(17,871		)	206,189
Depreciation	22,056			—			86,903			—			108,959
Amortization	5,280			—			44,038			—			49,318
General and administrative	19,806			294			23,574			(22,907		)	20,767
	81,537			294			344,180			(40,778		)	385,233
Real estate operating income/(loss)	3,296			(294		)	108,819			23,650			135,471
Other income (expense):
Interest expense	(12,530		)	—			(65,001		)	12,508			(65,023		)
Interest income and other income/(expense)	12,226			15			1,100			(12,508		)	833
Net (loss)/recoveries of casualty loss and litigation settlements	(12,695		)	—			25			—			(12,670		)
Equity in income of unconsolidated joint ventures	923			—			—			—			923
	(12,076		)	15			(63,876		)	—			(75,937		)
Income/(loss) from continuing operations	(8,780		)	(279		)	44,943			23,650			59,534
Discontinued operations:
Operating income	5,827			—			281			—			6,108
Gain on sale of real estate assets	27,577			—			—			—			27,577
Income from discontinued operations	33,404			—			281			—			33,685
Net income	24,624			(279		)	45,224			23,650			93,219
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income attributable to Piedmont	$	24,624		$	(279	)	$	45,209		$	23,650		$	93,204

Condensed Cash Flow Statement

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2014
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	5,448		$	2,813		$	178,889		$	28,733		$	215,883
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(23,541		)	—			(267,918		)	—			(291,459		)
Intercompany note receivable	650			—			—			(650		)	—
Net sales proceeds from wholly-owned properties	29,519			—			16,713			—			46,232
Net sales proceeds received from unconsolidated joint ventures	6,017			—			—			—			6,017
Investments in unconsolidated joint ventures	(42		)	—			—			—			(42		)
Deferred lease costs paid	(4,472		)	—			(23,222		)	—			(27,694		)
Net cash provided by/(used in) investing activities	8,131			—			(274,427		)	(650		)	(266,946		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294		)	—			—			—			(1,294		)
Proceeds from debt	1,052,527			—			—			—			1,052,527
Repayments of debt	(238,000		)	—			(575,702		)	—			(813,702		)
Discount due to loan modification	(1,135		)	—			—			—			(1,135		)
Intercompany note payable	—			—			(650		)	650			—
Repurchases of common stock as part of announced plan	—			(54,802		)	—			—			(54,802		)
Intercompany distributions	(820,795		)	178,812			670,716			(28,733		)	—
Dividends paid and discount on dividend reinvestments	—			(125,183		)	(15		)	—			(125,198		)
Net cash provided by/(used in) financing activities	(8,697		)	(1,173		)	94,349			(28,083		)	56,396
Net increase/(decrease) in cash and cash equivalents	4,882			1,640			(1,189		)	—			5,333
Cash and cash equivalents, beginning of year	3,261			150			3,562			—			6,973
Cash and cash equivalents, end of year	$	8,143		$	1,790		$	2,373		$	—		$	12,306

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2013
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	15,327		$	1,853		$	172,992		$	24,907		$	215,079
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(10,382		)	—			(532,088		)	300			(542,170		)
Intercompany note receivable	—			500			—			(500		)	—
Cash assumed upon consolidation of variable interest entity	18,045			—			(32,287		)	—			(14,242		)
Net sales proceeds from wholly-owned properties	50,118			—			45,553			—			95,671
Investments in unconsolidated joint ventures	(793		)	—			—			—			(793		)
Deferred lease costs paid	(10,980		)	—			(23,318		)	—			(34,298		)
Net cash provided by/(used in) investing activities	46,008			500			(542,140		)	(200		)	(495,832		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(4,892		)	—			—			—			(4,892		)
Proceeds from debt	1,085,604			—			—			—			1,085,604
Repayments of debt	(500,000		)	—			—			—			(500,000		)
Intercompany note payable	—			—			(500		)	500			—
Net costs of issuance of common stock	—			(91		)	—			—			(91		)
Repurchases of common stock as part of announced plan	—			(173,551		)	—			—			(173,551		)
Intercompany distributions	(701,071		)	303,486			422,792			(25,207		)	—
Dividends paid and discount on dividend reinvestments	—			(132,286		)	(15		)	—			(132,301		)
Net cash provided by/(used in) financing activities	(120,359		)	(2,442		)	422,277			(24,707		)	274,769
Net increase/(decrease) in cash and cash equivalents	(59,024		)	(89		)	53,129			—			(5,984		)
Cash and cash equivalents, beginning of year	62,285			239			(49,567		)	—			12,957
Cash and cash equivalents, end of year	$	3,261		$	150		$	3,562		$	—		$	6,973

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2012
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	32,260		$	2,215		$	162,800		$	23,650		$	220,925
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(20,763		)	—			(87,724		)	—			(108,487		)
Intercompany note receivable	—			(2,500		)	—			2,500			—
Net sales proceeds from wholly-owned properties and consolidated joint venture	93,839			—			—			—			93,839
Investments in unconsolidated joint ventures	(136		)	—			—			—			(136		)
Deferred lease costs paid	(4,164		)	—			(44,528		)	—			(48,692		)
Net cash provided by/(used in) investing activities	68,776			(2,500		)	(132,252		)	2,500			(63,476		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(3,125		)	—			—			—			(3,125		)
Proceeds from debt	409,000			—			—			—			409,000
Repayments of debt	(280,000		)	—			(185,000		)	—			(465,000		)
Intercompany note payable	—			—			2,500			(2,500		)	—
Net costs of issuance of common stock	—			(229		)	—			—			(229		)
Repurchases of common stock as part of announced plan	—			(88,450		)	—			—			(88,450		)
Intercompany distributions	(331,522		)	225,427			129,745			(23,650		)	—
Dividends paid and discount on dividend reinvestments	—			(136,363		)	(15		)	—			(136,378		)
Net cash provided by/(used in) financing activities	(205,647		)	385			(52,770		)	(26,150		)	(284,182		)
Net increase/(decrease) in cash and cash equivalents	(104,611		)	100			(22,222		)	—			(126,733		)
Cash and cash equivalents, beginning of year	166,896			139			(27,345		)	—			139,690
Cash and cash equivalents, end of year	$	62,285		$	239		$	(49,567	)	$	—		$	12,957

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Debt (Tables)

12 Months Ended

Dec. 31, 2014

Debt Disclosure [Abstract]

Schedule of Debt

The following table summarizes the terms of Piedmont’s indebtedness outstanding as of December 31, 2014 and 2013 (in thousands):

Facility	Collateral	Rate(1)			Maturity
							2014		2013
Secured (Fixed)
$200.0 Million Mortgage Note	Aon Center	4.87	%		5/1/2014		$	—	$	200,000
$25.0 Million Mortgage Note	Aon Center	5.70	%		5/1/2014		—		25,000
$350.0 Million Secured Pooled Facility	Nine Property Collateralized Pool	4.84	%		6/7/2014		—		350,000
$105.0 Million Fixed-Rate Loan	US Bancorp Center	5.29	%		5/11/2015		105,000		105,000
$125.0 Million Fixed-Rate Loan	Four Property Collateralized Pool(2)	5.50	%		4/1/2016		125,000		125,000
$42.5 Million Fixed-Rate Loan	Las Colinas Corporate Center I & II	5.70	%		10/11/2016		42,525		42,525
$140.0 Million WDC Mortgage Notes	1201 & 1225 Eye Street	5.76	%		11/1/2017		140,000		140,000
$35.0 Million Mortgage Note	5 Wall Street	5.55	%	(3)	9/1/2021		36,520		—
Subtotal/Weighted Average(4)		5.55	%				449,045		987,525
Unsecured (Variable and Fixed)
$300 Million Unsecured 2011 Term Loan		LIBOR +  1.15%		(5)	1/15/2020		298,944		300,000
$500 Million Unsecured Line of Credit		LIBOR + 1.175%		(6)	8/19/2016	(7)	434,000		366,000
$350 Million Senior Notes		3.40	%	(8)	06/01/2023		348,800		348,680
$300 Million Unsecured 2013 Term Loan		LIBOR + 1.20%		(9)	1/31/2019		300,000		—
$400 Million Senior Notes		4.45	%	(10)	3/15/2024		396,832		—
$50 Million Unsecured Term Loan		LIBOR + 1.15%		(11)	4/1/2015		49,968		—
Subtotal/Weighted Average(4)		2.82	%				1,828,544		1,014,680
Total/ Weighted Average(4)		3.35	%				$	2,277,589	$	2,002,205

⁽¹⁾  Other than the $35.0 Million Mortgage Note, all of Piedmont’s outstanding debt as of December 31, 2014 and 2013 is interest-only.

⁽²⁾  Property collateralized pool includes 1430 Enclave Parkway in Houston, Texas, Windy Point I and II in Schaumburg, Illinois, and 1055 East Colorado Boulevard in Pasadena, California.

⁽³⁾  The $35 Million Mortgage Note has a contractual fixed rate of 5.55%; however, the amortization of the premium recorded in order to adjust the note to its estimated fair value, results in an effective interest rate of 3.75%.

⁽⁴⁾  Weighted average is based on the contractual balance of outstanding debt and interest rates in the table as of December 31, 2014.

⁽⁵⁾  The $300 Million Unsecured 2011 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, exclusive of changes to Piedmont's credit rating, the rate on this facility to 2.39% through November 22, 2016 and to 3.35% from November 22, 2016 to January 15, 2020.

⁽⁶⁾  Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.175% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of 30-day LIBOR draws at an average rate of 0.168% (subject to the additional spread mentioned above). Further, for the year ended December 31, 2014, Piedmont incurred net borrowings of approximately $68.0 million on its outstanding line of credit.

⁽⁷⁾  Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

⁽⁸⁾  The $350 Million Senior Notes have a fixed coupon rate of 3.40%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 3.45%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 3.43%.

⁽⁹⁾  The $300 Million Unsecured 2013 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, absent any changes to Piedmont's credit rating, the rate on this facility to 2.78%.

⁽¹⁰⁾  The $400 Million Senior Notes have a fixed coupon rate of 4.45%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 4.48%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 4.10%.

⁽¹¹⁾  Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.15% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of a 30-day LIBOR draw at a rate of 0.16%.

Schedule of Maturities of Long-term Debt

A summary of the aggregate maturities of Piedmont’s indebtedness as of December 31, 2014, is provided below (in thousands):

2015	$	155,747
2016	602,384		(1)
2017	140,908
2018	960
2019	301,014
Thereafter	1,078,774
Total	$	2,279,787

⁽¹⁾  Includes the balance outstanding as of December 31, 2014 of the $500 Million Unsecured Line of Credit. However, Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

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Commitments and Contingencies (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Loss Contingencies [Line Items]
Letters of credit outstanding, amount	$ 400,000
Renewal period	1 year	1 year
Property subject to or available for operating lease, number of units	2
Operating Leases, Future Minimum Payments Due [Abstract]
2015	451,000
2016	451,000
2017	451,000
2018	451,000
2019	451,000
Thereafter	40,620,000
Total	42,875,000
Land [Member]
Operating Leases, Future Minimum Payments Due [Abstract]
Ground rent expense	500,000	800,000	800,000
Building [Member]
Operating Leases, Future Minimum Payments Due [Abstract]
Net book value of real estate assets subject to operating ground leases	20,600,000	21,900,000
Unsecured Debt [Member] | $500 Million Unsecured Line of Credit [Member]
Loss Contingencies [Line Items]
Debt instrument, face amount	500,000,000
Collectibility of Tenant Reimbursements [Member]
Loss Contingencies [Line Items]
Additional expense related to such tenant audits/disputes	600,000	1,200,000	200,000
NonIncremental Capital Expenditures [Member]
Loss Contingencies [Line Items]
Non-incremental capital expenditures for tenant improvements	46,200,000
Incremental Capital Expenditures [Member]
Loss Contingencies [Line Items]
Non-incremental capital expenditures for tenant improvements	$ 23,000,000
Non-incremental capital expenditures [Member]
Loss Contingencies [Line Items]
Period for tenant improvements	3 years
Non-incremental capital expenditures [Member] | Maximum [Member]
Loss Contingencies [Line Items]
Period for tenant improvements	5 years

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Schedule III - Real Estate Assets and Accumulated Depreciation (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014		Dec. 31, 2013		Dec. 31, 2012
Real Estate and Accumulated Depreciation [Line Items]
Initial Cost, Land	$ 659,014
Initial Cost, Buildings and Improvements	4,134,295
Initial Cost, Total	4,793,309
Costs Capitalized Subsequent to Acquisition	474,306
Gross Amount at Which Carried, Land	706,365
Gross Amount at Which Carried, Buildings and Improvements	4,561,250
Gross Amount at Which Carried, Total	5,267,615		5,038,005		4,648,904
Accumulated Depreciation and Amortization	1,182,556		1,060,885		977,768
Real Estate:
Balance at the beginning of the year	5,038,005		4,648,904		4,699,311
Additions to/improvements of real estate	316,991		541,701		108,131
Assets disposed	(71,627)		(133,249)		(77,768)
Assets impaired	0		(1,242)		0
Write-offs of intangible assets	(9,723)	[1]	(12,080)	[1]	(73,632)	[1]
Write-offs of fully depreciated/amortized assets	(6,031)		(6,029)		(7,138)
Balance at the end of the year	5,267,615		5,038,005		4,648,904
Accumulated Depreciation and Amortization:
Balance at the beginning of the year	1,060,885		977,768		935,716
Depreciation and amortization expense	156,808		140,637		139,196
Assets disposed	(19,383)		(39,411)		(16,374)
Write-offs of intangible assets	(9,723)	[1]	(12,080)	[1]	(73,632)	[1]
Write-offs of fully depreciated/amortized assets	(6,031)		(6,029)		(7,138)
Balance at the end of the year	1,182,556		1,060,885		977,768
Building [Member]
Real Estate and Accumulated Depreciation [Line Items]
Useful life	40 years
Eye Street 1225 NW Associates LLC [Member]
Real Estate and Accumulated Depreciation [Line Items]
Piedmont’s % Ownership of Entity	49.50%
Eye Street 1201 NW Associates LLC [Member]
Real Estate and Accumulated Depreciation [Line Items]
Piedmont’s % Ownership of Entity	49.50%
1225 Equity LLC [Member] | Eye Street 1225 NW Associates LLC [Member]
Real Estate and Accumulated Depreciation [Line Items]
Piedmont’s % Ownership of Entity	49.50%
1201 Equity LLC [Member] | Eye Street 1201 NW Associates LLC [Member]
Real Estate and Accumulated Depreciation [Line Items]
Piedmont’s % Ownership of Entity	49.50%
Wholly Owned Properties [Member]
Real Estate and Accumulated Depreciation [Line Items]
Initial Cost, Land	657,060
Initial Cost, Buildings and Improvements	4,123,079
Initial Cost, Total	4,780,139
Costs Capitalized Subsequent to Acquisition	473,217
Gross Amount at Which Carried, Land	704,317
Gross Amount at Which Carried, Buildings and Improvements	4,549,039
Gross Amount at Which Carried, Total	5,253,356
Accumulated Depreciation and Amortization	1,178,264
Real Estate:
Balance at the end of the year	5,253,356
Accumulated Depreciation and Amortization:
Balance at the end of the year	1,178,264
Partially Owned Properties [Member]
Real Estate and Accumulated Depreciation [Line Items]
Initial Cost, Land	1,954
Initial Cost, Buildings and Improvements	11,216
Initial Cost, Total	13,170
Costs Capitalized Subsequent to Acquisition	1,089
Gross Amount at Which Carried, Land	2,048
Gross Amount at Which Carried, Buildings and Improvements	12,211
Gross Amount at Which Carried, Total	14,259
Accumulated Depreciation and Amortization	4,292
Real Estate:
Balance at the end of the year	14,259
Accumulated Depreciation and Amortization:
Balance at the end of the year	4,292
Minimum [Member] | Building Improvements [Member]
Real Estate and Accumulated Depreciation [Line Items]
Useful life	5 years
Minimum [Member] | Land Improvements [Member]
Real Estate and Accumulated Depreciation [Line Items]
Useful life	20 years
Maximum [Member] | Building Improvements [Member]
Real Estate and Accumulated Depreciation [Line Items]
Useful life	25 years
Maximum [Member] | Land Improvements [Member]
Real Estate and Accumulated Depreciation [Line Items]
Useful life	25 years
DALLAS PARKWAY 3900 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,456
Initial Cost, Buildings and Improvements	20,377
Initial Cost, Total	21,833
Costs Capitalized Subsequent to Acquisition	3,054
Gross Amount at Which Carried, Land	1,517
Gross Amount at Which Carried, Buildings and Improvements	23,370
Gross Amount at Which Carried, Total	24,887
Accumulated Depreciation and Amortization	10,342
Real Estate:
Balance at the end of the year	24,887
Accumulated Depreciation and Amortization:
Balance at the end of the year	10,342
DALLAS PARKWAY 3900 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
DALLAS PARKWAY 3900 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
RIVER CORPORATE CENTER [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%	[3]
Initial Cost, Land	0	[3]
Initial Cost, Buildings and Improvements	16,036	[3]
Initial Cost, Total	16,036	[3]
Costs Capitalized Subsequent to Acquisition	7,341	[3]
Gross Amount at Which Carried, Land	0	[3]
Gross Amount at Which Carried, Buildings and Improvements	23,377	[3]
Gross Amount at Which Carried, Total	23,377	[3]
Accumulated Depreciation and Amortization	8,158	[3]
Real Estate:
Balance at the end of the year	23,377	[3]
Accumulated Depreciation and Amortization:
Balance at the end of the year	8,158	[3]
RIVER CORPORATE CENTER [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2],[3]
RIVER CORPORATE CENTER [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2],[3]
ENCLAVE PARKWAY 1430 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	32,100
Initial Cost, Land	7,100
Initial Cost, Buildings and Improvements	37,915
Initial Cost, Total	45,015
Costs Capitalized Subsequent to Acquisition	2,447
Gross Amount at Which Carried, Land	5,506
Gross Amount at Which Carried, Buildings and Improvements	41,956
Gross Amount at Which Carried, Total	47,462
Accumulated Depreciation and Amortization	16,794
Real Estate:
Balance at the end of the year	47,462
Accumulated Depreciation and Amortization:
Balance at the end of the year	16,794
ENCLAVE PARKWAY 1430 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
ENCLAVE PARKWAY 1430 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CRESCENT RIDGE II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	7,700
Initial Cost, Buildings and Improvements	45,154
Initial Cost, Total	52,854
Costs Capitalized Subsequent to Acquisition	9,429
Gross Amount at Which Carried, Land	8,021
Gross Amount at Which Carried, Buildings and Improvements	54,262
Gross Amount at Which Carried, Total	62,283
Accumulated Depreciation and Amortization	22,975
Real Estate:
Balance at the end of the year	62,283
Accumulated Depreciation and Amortization:
Balance at the end of the year	22,975
CRESCENT RIDGE II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CRESCENT RIDGE II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CROWN COLONY DRIVE 1200 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	11,042
Initial Cost, Buildings and Improvements	40,666
Initial Cost, Total	51,708
Costs Capitalized Subsequent to Acquisition	3,507
Gross Amount at Which Carried, Land	11,042
Gross Amount at Which Carried, Buildings and Improvements	44,173
Gross Amount at Which Carried, Total	55,215
Accumulated Depreciation and Amortization	15,655
Real Estate:
Balance at the end of the year	55,215
Accumulated Depreciation and Amortization:
Balance at the end of the year	15,655
CROWN COLONY DRIVE 1200 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CROWN COLONY DRIVE 1200 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
HIATUS ROAD 5601 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,642
Initial Cost, Buildings and Improvements	10,404
Initial Cost, Total	14,046
Costs Capitalized Subsequent to Acquisition	1,722
Gross Amount at Which Carried, Land	3,642
Gross Amount at Which Carried, Buildings and Improvements	12,126
Gross Amount at Which Carried, Total	15,768
Accumulated Depreciation and Amortization	4,553
Real Estate:
Balance at the end of the year	15,768
Accumulated Depreciation and Amortization:
Balance at the end of the year	4,553
HIATUS ROAD 5601 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
HIATUS ROAD 5601 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
WINDY POINT I [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	23,400
Initial Cost, Land	4,537
Initial Cost, Buildings and Improvements	31,847
Initial Cost, Total	36,384
Costs Capitalized Subsequent to Acquisition	2,777
Gross Amount at Which Carried, Land	4,537
Gross Amount at Which Carried, Buildings and Improvements	34,624
Gross Amount at Which Carried, Total	39,161
Accumulated Depreciation and Amortization	12,350
Real Estate:
Balance at the end of the year	39,161
Accumulated Depreciation and Amortization:
Balance at the end of the year	12,350
WINDY POINT I [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
WINDY POINT I [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
WINDY POINT II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	40,300
Initial Cost, Land	3,746
Initial Cost, Buildings and Improvements	55,026
Initial Cost, Total	58,772
Costs Capitalized Subsequent to Acquisition	16,697
Gross Amount at Which Carried, Land	3,746
Gross Amount at Which Carried, Buildings and Improvements	71,723
Gross Amount at Which Carried, Total	75,469
Accumulated Depreciation and Amortization	21,182
Real Estate:
Balance at the end of the year	75,469
Accumulated Depreciation and Amortization:
Balance at the end of the year	21,182
WINDY POINT II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
WINDY POINT II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
SARASOTA COMMERCE CENTER II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,767
Initial Cost, Buildings and Improvements	20,533
Initial Cost, Total	22,300
Costs Capitalized Subsequent to Acquisition	2,416
Gross Amount at Which Carried, Land	2,203
Gross Amount at Which Carried, Buildings and Improvements	22,513
Gross Amount at Which Carried, Total	24,716
Accumulated Depreciation and Amortization	8,212
Real Estate:
Balance at the end of the year	24,716
Accumulated Depreciation and Amortization:
Balance at the end of the year	8,212
SARASOTA COMMERCE CENTER II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
SARASOTA COMMERCE CENTER II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
JOHNS CREEK PARKWAY 11695 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,080
Initial Cost, Buildings and Improvements	13,572
Initial Cost, Total	15,652
Costs Capitalized Subsequent to Acquisition	1,288
Gross Amount at Which Carried, Land	2,080
Gross Amount at Which Carried, Buildings and Improvements	14,860
Gross Amount at Which Carried, Total	16,940
Accumulated Depreciation and Amortization	5,309
Real Estate:
Balance at the end of the year	16,940
Accumulated Depreciation and Amortization:
Balance at the end of the year	5,309
JOHNS CREEK PARKWAY 11695 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
JOHNS CREEK PARKWAY 11695 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
BROOKSIDE PARKWAY 3750 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,561
Initial Cost, Buildings and Improvements	14,207
Initial Cost, Total	15,768
Costs Capitalized Subsequent to Acquisition	897
Gross Amount at Which Carried, Land	1,561
Gross Amount at Which Carried, Buildings and Improvements	15,104
Gross Amount at Which Carried, Total	16,665
Accumulated Depreciation and Amortization	4,965
Real Estate:
Balance at the end of the year	16,665
Accumulated Depreciation and Amortization:
Balance at the end of the year	4,965
BROOKSIDE PARKWAY 3750 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
BROOKSIDE PARKWAY 3750 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
NW 64TH STREET 2001 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%	[3]
Initial Cost, Land	0	[3]
Initial Cost, Buildings and Improvements	7,172	[3]
Initial Cost, Total	7,172	[3]
Costs Capitalized Subsequent to Acquisition	967	[3]
Gross Amount at Which Carried, Land	0	[3]
Gross Amount at Which Carried, Buildings and Improvements	8,139	[3]
Gross Amount at Which Carried, Total	8,139	[3]
Accumulated Depreciation and Amortization	2,801	[3]
Real Estate:
Balance at the end of the year	8,139	[3]
Accumulated Depreciation and Amortization:
Balance at the end of the year	2,801	[3]
NW 64TH STREET 2001 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2],[3]
NW 64TH STREET 2001 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2],[3]
CENTRAL STREET 90 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,642
Initial Cost, Buildings and Improvements	29,497
Initial Cost, Total	33,139
Costs Capitalized Subsequent to Acquisition	3,638
Gross Amount at Which Carried, Land	3,642
Gross Amount at Which Carried, Buildings and Improvements	33,135
Gross Amount at Which Carried, Total	36,777
Accumulated Depreciation and Amortization	11,966
Real Estate:
Balance at the end of the year	36,777
Accumulated Depreciation and Amortization:
Balance at the end of the year	11,966
CENTRAL STREET 90 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CENTRAL STREET 90 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
DESERT CANYON 300 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,602
Initial Cost, Buildings and Improvements	24,333
Initial Cost, Total	26,935
Costs Capitalized Subsequent to Acquisition	46
Gross Amount at Which Carried, Land	2,602
Gross Amount at Which Carried, Buildings and Improvements	24,379
Gross Amount at Which Carried, Total	26,981
Accumulated Depreciation and Amortization	8,096
Real Estate:
Balance at the end of the year	26,981
Accumulated Depreciation and Amortization:
Balance at the end of the year	8,096
DESERT CANYON 300 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
DESERT CANYON 300 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CONNECTION DRIVE 6031 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,157
Initial Cost, Buildings and Improvements	43,656
Initial Cost, Total	46,813
Costs Capitalized Subsequent to Acquisition	3,477
Gross Amount at Which Carried, Land	3,157
Gross Amount at Which Carried, Buildings and Improvements	47,133
Gross Amount at Which Carried, Total	50,290
Accumulated Depreciation and Amortization	15,712
Real Estate:
Balance at the end of the year	50,290
Accumulated Depreciation and Amortization:
Balance at the end of the year	15,712
CONNECTION DRIVE 6031 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CONNECTION DRIVE 6031 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CONNECTION DRIVE 6021 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,157
Initial Cost, Buildings and Improvements	42,662
Initial Cost, Total	45,819
Costs Capitalized Subsequent to Acquisition	10,406
Gross Amount at Which Carried, Land	3,157
Gross Amount at Which Carried, Buildings and Improvements	53,068
Gross Amount at Which Carried, Total	56,225
Accumulated Depreciation and Amortization	14,398
Real Estate:
Balance at the end of the year	56,225
Accumulated Depreciation and Amortization:
Balance at the end of the year	14,398
CONNECTION DRIVE 6021 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CONNECTION DRIVE 6021 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CONNECTION DRIVE 6011 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,157
Initial Cost, Buildings and Improvements	29,034
Initial Cost, Total	32,191
Costs Capitalized Subsequent to Acquisition	2,586
Gross Amount at Which Carried, Land	3,157
Gross Amount at Which Carried, Buildings and Improvements	31,620
Gross Amount at Which Carried, Total	34,777
Accumulated Depreciation and Amortization	11,281
Real Estate:
Balance at the end of the year	34,777
Accumulated Depreciation and Amortization:
Balance at the end of the year	11,281
CONNECTION DRIVE 6011 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CONNECTION DRIVE 6011 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
BRAKER POINTE III [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	6,098
Initial Cost, Buildings and Improvements	34,492
Initial Cost, Total	40,590
Costs Capitalized Subsequent to Acquisition	1
Gross Amount at Which Carried, Land	6,099
Gross Amount at Which Carried, Buildings and Improvements	34,492
Gross Amount at Which Carried, Total	40,591
Accumulated Depreciation and Amortization	11,230
Real Estate:
Balance at the end of the year	40,591
Accumulated Depreciation and Amortization:
Balance at the end of the year	11,230
BRAKER POINTE III [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
BRAKER POINTE III [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CHANDLER FORUM [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,632
Initial Cost, Buildings and Improvements	0
Initial Cost, Total	2,632
Costs Capitalized Subsequent to Acquisition	19,964
Gross Amount at Which Carried, Land	2,779
Gross Amount at Which Carried, Buildings and Improvements	19,817
Gross Amount at Which Carried, Total	22,596
Accumulated Depreciation and Amortization	7,352
Real Estate:
Balance at the end of the year	22,596
Accumulated Depreciation and Amortization:
Balance at the end of the year	7,352
CHANDLER FORUM [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CHANDLER FORUM [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
GATEHALL DRIVE 2 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	9,054
Initial Cost, Buildings and Improvements	96,722
Initial Cost, Total	105,776
Costs Capitalized Subsequent to Acquisition	6,684
Gross Amount at Which Carried, Land	9,054
Gross Amount at Which Carried, Buildings and Improvements	103,406
Gross Amount at Which Carried, Total	112,460
Accumulated Depreciation and Amortization	32,437
Real Estate:
Balance at the end of the year	112,460
Accumulated Depreciation and Amortization:
Balance at the end of the year	32,437
GATEHALL DRIVE 2 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
GATEHALL DRIVE 2 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
HEADQUARTERS DRIVE 5601 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,153
Initial Cost, Buildings and Improvements	24,602
Initial Cost, Total	27,755
Costs Capitalized Subsequent to Acquisition	2,663
Gross Amount at Which Carried, Land	3,153
Gross Amount at Which Carried, Buildings and Improvements	27,265
Gross Amount at Which Carried, Total	30,418
Accumulated Depreciation and Amortization	8,385
Real Estate:
Balance at the end of the year	30,418
Accumulated Depreciation and Amortization:
Balance at the end of the year	8,385
HEADQUARTERS DRIVE 5601 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
HEADQUARTERS DRIVE 5601 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
TWO INDEPENDENCE SQUARE [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	52,711
Initial Cost, Buildings and Improvements	202,702
Initial Cost, Total	255,413
Costs Capitalized Subsequent to Acquisition	58,089
Gross Amount at Which Carried, Land	52,711
Gross Amount at Which Carried, Buildings and Improvements	260,791
Gross Amount at Which Carried, Total	313,502
Accumulated Depreciation and Amortization	70,694
Real Estate:
Balance at the end of the year	313,502
Accumulated Depreciation and Amortization:
Balance at the end of the year	70,694
TWO INDEPENDENCE SQUARE [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
TWO INDEPENDENCE SQUARE [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
ONE INDEPENDENCE SQUARE [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	29,765
Initial Cost, Buildings and Improvements	104,814
Initial Cost, Total	134,579
Costs Capitalized Subsequent to Acquisition	3,900
Gross Amount at Which Carried, Land	30,562
Gross Amount at Which Carried, Buildings and Improvements	107,917
Gross Amount at Which Carried, Total	138,479
Accumulated Depreciation and Amortization	33,915
Real Estate:
Balance at the end of the year	138,479
Accumulated Depreciation and Amortization:
Balance at the end of the year	33,915
ONE INDEPENDENCE SQUARE [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
ONE INDEPENDENCE SQUARE [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
WEST END AVENUE 2120 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,908
Initial Cost, Buildings and Improvements	59,011
Initial Cost, Total	63,919
Costs Capitalized Subsequent to Acquisition	6,672
Gross Amount at Which Carried, Land	5,101
Gross Amount at Which Carried, Buildings and Improvements	65,490
Gross Amount at Which Carried, Total	70,591
Accumulated Depreciation and Amortization	21,396
Real Estate:
Balance at the end of the year	70,591
Accumulated Depreciation and Amortization:
Balance at the end of the year	21,396
WEST END AVENUE 2120 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
WEST END AVENUE 2120 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
NORTH BRAND BOULEVARD 800 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	23,605
Initial Cost, Buildings and Improvements	136,284
Initial Cost, Total	159,889
Costs Capitalized Subsequent to Acquisition	11,892
Gross Amount at Which Carried, Land	23,607
Gross Amount at Which Carried, Buildings and Improvements	148,174
Gross Amount at Which Carried, Total	171,781
Accumulated Depreciation and Amortization	48,571
Real Estate:
Balance at the end of the year	171,781
Accumulated Depreciation and Amortization:
Balance at the end of the year	48,571
NORTH BRAND BOULEVARD 800 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
NORTH BRAND BOULEVARD 800 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
EASTPOINT I [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,485
Initial Cost, Buildings and Improvements	11,064
Initial Cost, Total	12,549
Costs Capitalized Subsequent to Acquisition	2,889
Gross Amount at Which Carried, Land	1,485
Gross Amount at Which Carried, Buildings and Improvements	13,953
Gross Amount at Which Carried, Total	15,438
Accumulated Depreciation and Amortization	3,805
Real Estate:
Balance at the end of the year	15,438
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,805
EASTPOINT I [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
EASTPOINT I [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
EASTPOINT II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,235
Initial Cost, Buildings and Improvements	9,199
Initial Cost, Total	10,434
Costs Capitalized Subsequent to Acquisition	1,939
Gross Amount at Which Carried, Land	1,235
Gross Amount at Which Carried, Buildings and Improvements	11,138
Gross Amount at Which Carried, Total	12,373
Accumulated Depreciation and Amortization	3,895
Real Estate:
Balance at the end of the year	12,373
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,895
EASTPOINT II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
EASTPOINT II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
WEST JEFFERSON 150 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	9,759
Initial Cost, Buildings and Improvements	88,364
Initial Cost, Total	98,123
Costs Capitalized Subsequent to Acquisition	5,868
Gross Amount at Which Carried, Land	9,759
Gross Amount at Which Carried, Buildings and Improvements	94,232
Gross Amount at Which Carried, Total	103,991
Accumulated Depreciation and Amortization	28,925
Real Estate:
Balance at the end of the year	103,991
Accumulated Depreciation and Amortization:
Balance at the end of the year	28,925
WEST JEFFERSON 150 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
WEST JEFFERSON 150 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
US BANCORP CENTER [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	105,000
Initial Cost, Land	11,138
Initial Cost, Buildings and Improvements	175,629
Initial Cost, Total	186,767
Costs Capitalized Subsequent to Acquisition	16,595
Gross Amount at Which Carried, Land	11,138
Gross Amount at Which Carried, Buildings and Improvements	192,224
Gross Amount at Which Carried, Total	203,362
Accumulated Depreciation and Amortization	56,098
Real Estate:
Balance at the end of the year	203,362
Accumulated Depreciation and Amortization:
Balance at the end of the year	56,098
US BANCORP CENTER [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
US BANCORP CENTER [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
AON CENTER [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	23,267
Initial Cost, Buildings and Improvements	472,488
Initial Cost, Total	495,755
Costs Capitalized Subsequent to Acquisition	170,177
Gross Amount at Which Carried, Land	23,966
Gross Amount at Which Carried, Buildings and Improvements	641,966
Gross Amount at Which Carried, Total	665,932
Accumulated Depreciation and Amortization	185,398
Real Estate:
Balance at the end of the year	665,932
Accumulated Depreciation and Amortization:
Balance at the end of the year	185,398
AON CENTER [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
AON CENTER [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
AUBURN HILLS CORPORATE CENTER [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,978
Initial Cost, Buildings and Improvements	16,570
Initial Cost, Total	18,548
Costs Capitalized Subsequent to Acquisition	(7,587)
Gross Amount at Which Carried, Land	1,591
Gross Amount at Which Carried, Buildings and Improvements	9,370
Gross Amount at Which Carried, Total	10,961
Accumulated Depreciation and Amortization	4,206
Real Estate:
Balance at the end of the year	10,961
Accumulated Depreciation and Amortization:
Balance at the end of the year	4,206
AUBURN HILLS CORPORATE CENTER [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
AUBURN HILLS CORPORATE CENTER [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CORPORATE BOULEVARD 9211 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,019
Initial Cost, Buildings and Improvements	21,984
Initial Cost, Total	25,003
Costs Capitalized Subsequent to Acquisition	(3,695)
Gross Amount at Which Carried, Land	2,960
Gross Amount at Which Carried, Buildings and Improvements	18,348
Gross Amount at Which Carried, Total	21,308
Accumulated Depreciation and Amortization	5,074
Real Estate:
Balance at the end of the year	21,308
Accumulated Depreciation and Amortization:
Balance at the end of the year	5,074
CORPORATE BOULEVARD 9211 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CORPORATE BOULEVARD 9211 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CORPORATE BOULEVARD 9221 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,019
Initial Cost, Buildings and Improvements	21,984
Initial Cost, Total	25,003
Costs Capitalized Subsequent to Acquisition	(2,577)
Gross Amount at Which Carried, Land	2,960
Gross Amount at Which Carried, Buildings and Improvements	19,466
Gross Amount at Which Carried, Total	22,426
Accumulated Depreciation and Amortization	5,497
Real Estate:
Balance at the end of the year	22,426
Accumulated Depreciation and Amortization:
Balance at the end of the year	5,497
CORPORATE BOULEVARD 9221 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CORPORATE BOULEVARD 9221 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
GLENRIDGE HIGHLANDS TWO [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	6,662
Initial Cost, Buildings and Improvements	69,031
Initial Cost, Total	75,693
Costs Capitalized Subsequent to Acquisition	(19,847)
Gross Amount at Which Carried, Land	6,662
Gross Amount at Which Carried, Buildings and Improvements	49,184
Gross Amount at Which Carried, Total	55,846
Accumulated Depreciation and Amortization	15,602
Real Estate:
Balance at the end of the year	55,846
Accumulated Depreciation and Amortization:
Balance at the end of the year	15,602
GLENRIDGE HIGHLANDS TWO [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
GLENRIDGE HIGHLANDS TWO [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
BRIDGEWATER CROSSING 200 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	8,182
Initial Cost, Buildings and Improvements	84,160
Initial Cost, Total	92,342
Costs Capitalized Subsequent to Acquisition	(12,411)
Gross Amount at Which Carried, Land	8,328
Gross Amount at Which Carried, Buildings and Improvements	71,603
Gross Amount at Which Carried, Total	79,931
Accumulated Depreciation and Amortization	19,411
Real Estate:
Balance at the end of the year	79,931
Accumulated Depreciation and Amortization:
Balance at the end of the year	19,411
BRIDGEWATER CROSSING 200 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
BRIDGEWATER CROSSING 200 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
EAST COLORADO BOULEVARD 1055 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	29,200
Initial Cost, Land	6,495
Initial Cost, Buildings and Improvements	30,265
Initial Cost, Total	36,760
Costs Capitalized Subsequent to Acquisition	(3,035)
Gross Amount at Which Carried, Land	6,495
Gross Amount at Which Carried, Buildings and Improvements	27,230
Gross Amount at Which Carried, Total	33,725
Accumulated Depreciation and Amortization	7,483
Real Estate:
Balance at the end of the year	33,725
Accumulated Depreciation and Amortization:
Balance at the end of the year	7,483
EAST COLORADO BOULEVARD 1055 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
EAST COLORADO BOULEVARD 1055 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
FAIRWAY CENTER II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	7,110
Initial Cost, Buildings and Improvements	15,600
Initial Cost, Total	22,710
Costs Capitalized Subsequent to Acquisition	(2,262)
Gross Amount at Which Carried, Land	7,110
Gross Amount at Which Carried, Buildings and Improvements	13,338
Gross Amount at Which Carried, Total	20,448
Accumulated Depreciation and Amortization	4,351
Real Estate:
Balance at the end of the year	20,448
Accumulated Depreciation and Amortization:
Balance at the end of the year	4,351
FAIRWAY CENTER II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
FAIRWAY CENTER II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
COPPER RIDGE CENTER [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	6,974
Initial Cost, Buildings and Improvements	38,714
Initial Cost, Total	45,688
Costs Capitalized Subsequent to Acquisition	(3,709)
Gross Amount at Which Carried, Land	6,974
Gross Amount at Which Carried, Buildings and Improvements	35,005
Gross Amount at Which Carried, Total	41,979
Accumulated Depreciation and Amortization	10,980
Real Estate:
Balance at the end of the year	41,979
Accumulated Depreciation and Amortization:
Balance at the end of the year	10,980
COPPER RIDGE CENTER [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
COPPER RIDGE CENTER [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
MAIN STREET 1901 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	6,246
Initial Cost, Buildings and Improvements	36,455
Initial Cost, Total	42,701
Costs Capitalized Subsequent to Acquisition	(6,049)
Gross Amount at Which Carried, Land	6,246
Gross Amount at Which Carried, Buildings and Improvements	30,406
Gross Amount at Which Carried, Total	36,652
Accumulated Depreciation and Amortization	8,943
Real Estate:
Balance at the end of the year	36,652
Accumulated Depreciation and Amortization:
Balance at the end of the year	8,943
MAIN STREET 1901 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
MAIN STREET 1901 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
VIRGINIA AVE 400 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	22,146
Initial Cost, Buildings and Improvements	49,740
Initial Cost, Total	71,886
Costs Capitalized Subsequent to Acquisition	(1,253)
Gross Amount at Which Carried, Land	22,146
Gross Amount at Which Carried, Buildings and Improvements	48,487
Gross Amount at Which Carried, Total	70,633
Accumulated Depreciation and Amortization	14,325
Real Estate:
Balance at the end of the year	70,633
Accumulated Depreciation and Amortization:
Balance at the end of the year	14,325
VIRGINIA AVE 400 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
VIRGINIA AVE 400 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
NORTH FAIRFAX DRIVE 4250 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	13,636
Initial Cost, Buildings and Improvements	70,918
Initial Cost, Total	84,554
Costs Capitalized Subsequent to Acquisition	1,591
Gross Amount at Which Carried, Land	13,636
Gross Amount at Which Carried, Buildings and Improvements	72,509
Gross Amount at Which Carried, Total	86,145
Accumulated Depreciation and Amortization	20,584
Real Estate:
Balance at the end of the year	86,145
Accumulated Depreciation and Amortization:
Balance at the end of the year	20,584
NORTH FAIRFAX DRIVE 4250 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
NORTH FAIRFAX DRIVE 4250 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
EYE STREET 1225 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	50.00%	[4]
Encumbrances	57,600	[4]
Initial Cost, Land	21,959	[4]
Initial Cost, Buildings and Improvements	47,602	[4]
Initial Cost, Total	69,561	[4]
Costs Capitalized Subsequent to Acquisition	67	[4]
Gross Amount at Which Carried, Land	21,959	[4]
Gross Amount at Which Carried, Buildings and Improvements	47,669	[4]
Gross Amount at Which Carried, Total	69,628	[4]
Accumulated Depreciation and Amortization	14,343	[4]
Real Estate:
Balance at the end of the year	69,628	[4]
Accumulated Depreciation and Amortization:
Balance at the end of the year	14,343	[4]
EYE STREET 1225 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2],[4]
EYE STREET 1225 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2],[4]
EYE STREET 1201 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	50.00%	[5]
Encumbrances	82,400	[5]
Initial Cost, Land	31,985	[5]
Initial Cost, Buildings and Improvements	63,139	[5]
Initial Cost, Total	95,124	[5]
Costs Capitalized Subsequent to Acquisition	(3,090)	[5]
Gross Amount at Which Carried, Land	31,984	[5]
Gross Amount at Which Carried, Buildings and Improvements	60,050	[5]
Gross Amount at Which Carried, Total	92,034	[5]
Accumulated Depreciation and Amortization	17,092	[5]
Real Estate:
Balance at the end of the year	92,034	[5]
Accumulated Depreciation and Amortization:
Balance at the end of the year	17,092	[5]
EYE STREET 1201 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2],[5]
EYE STREET 1201 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2],[5]
MARKET STREET 1901 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	13,584
Initial Cost, Buildings and Improvements	166,683
Initial Cost, Total	180,267
Costs Capitalized Subsequent to Acquisition	52,860
Gross Amount at Which Carried, Land	20,829
Gross Amount at Which Carried, Buildings and Improvements	212,298
Gross Amount at Which Carried, Total	233,127
Accumulated Depreciation and Amortization	56,250
Real Estate:
Balance at the end of the year	233,127
Accumulated Depreciation and Amortization:
Balance at the end of the year	56,250
MARKET STREET 1901 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
MARKET STREET 1901 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
BROAD STREET 60 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	32,522
Initial Cost, Buildings and Improvements	168,986
Initial Cost, Total	201,508
Costs Capitalized Subsequent to Acquisition	9,251
Gross Amount at Which Carried, Land	60,708
Gross Amount at Which Carried, Buildings and Improvements	150,051
Gross Amount at Which Carried, Total	210,759
Accumulated Depreciation and Amortization	43,085
Real Estate:
Balance at the end of the year	210,759
Accumulated Depreciation and Amortization:
Balance at the end of the year	43,085
BROAD STREET 60 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
BROAD STREET 60 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
MASSACHUSETTS AVENUE 1414 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,210
Initial Cost, Buildings and Improvements	35,821
Initial Cost, Total	40,031
Costs Capitalized Subsequent to Acquisition	(214)
Gross Amount at Which Carried, Land	4,365
Gross Amount at Which Carried, Buildings and Improvements	35,452
Gross Amount at Which Carried, Total	39,817
Accumulated Depreciation and Amortization	13,619
Real Estate:
Balance at the end of the year	39,817
Accumulated Depreciation and Amortization:
Balance at the end of the year	13,619
MASSACHUSETTS AVENUE 1414 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
MASSACHUSETTS AVENUE 1414 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
ONE BRATTLE SQUARE [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	6,974
Initial Cost, Buildings and Improvements	64,940
Initial Cost, Total	71,914
Costs Capitalized Subsequent to Acquisition	(3,920)
Gross Amount at Which Carried, Land	7,113
Gross Amount at Which Carried, Buildings and Improvements	60,881
Gross Amount at Which Carried, Total	67,994
Accumulated Depreciation and Amortization	28,646
Real Estate:
Balance at the end of the year	67,994
Accumulated Depreciation and Amortization:
Balance at the end of the year	28,646
ONE BRATTLE SQUARE [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
ONE BRATTLE SQUARE [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CORPORATE DRIVE 600 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,934
Initial Cost, Buildings and Improvements	0
Initial Cost, Total	3,934
Costs Capitalized Subsequent to Acquisition	16,281
Gross Amount at Which Carried, Land	3,934
Gross Amount at Which Carried, Buildings and Improvements	16,281
Gross Amount at Which Carried, Total	20,215
Accumulated Depreciation and Amortization	5,765
Real Estate:
Balance at the end of the year	20,215
Accumulated Depreciation and Amortization:
Balance at the end of the year	5,765
CORPORATE DRIVE 600 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CORPORATE DRIVE 600 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
WEST ENTRANCE DRIVE 1075 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	5,200
Initial Cost, Buildings and Improvements	22,957
Initial Cost, Total	28,157
Costs Capitalized Subsequent to Acquisition	(313)
Gross Amount at Which Carried, Land	5,207
Gross Amount at Which Carried, Buildings and Improvements	22,637
Gross Amount at Which Carried, Total	27,844
Accumulated Depreciation and Amortization	6,411
Real Estate:
Balance at the end of the year	27,844
Accumulated Depreciation and Amortization:
Balance at the end of the year	6,411
WEST ENTRANCE DRIVE 1075 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
WEST ENTRANCE DRIVE 1075 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CLARENDON BOULEVARD 3100 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	11,700
Initial Cost, Buildings and Improvements	69,705
Initial Cost, Total	81,405
Costs Capitalized Subsequent to Acquisition	11,250
Gross Amount at Which Carried, Land	11,791
Gross Amount at Which Carried, Buildings and Improvements	80,864
Gross Amount at Which Carried, Total	92,655
Accumulated Depreciation and Amortization	15,861
Real Estate:
Balance at the end of the year	92,655
Accumulated Depreciation and Amortization:
Balance at the end of the year	15,861
CLARENDON BOULEVARD 3100 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CLARENDON BOULEVARD 3100 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CORPORATE BOULEVARD 9200 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,730
Initial Cost, Buildings and Improvements	16,608
Initial Cost, Total	20,338
Costs Capitalized Subsequent to Acquisition	(1,185)
Gross Amount at Which Carried, Land	3,882
Gross Amount at Which Carried, Buildings and Improvements	15,271
Gross Amount at Which Carried, Total	19,153
Accumulated Depreciation and Amortization	3,783
Real Estate:
Balance at the end of the year	19,153
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,783
CORPORATE BOULEVARD 9200 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CORPORATE BOULEVARD 9200 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
BRIDGEWATER CROSSING 400 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	10,400
Initial Cost, Buildings and Improvements	71,052
Initial Cost, Total	81,452
Costs Capitalized Subsequent to Acquisition	(8,832)
Gross Amount at Which Carried, Land	10,400
Gross Amount at Which Carried, Buildings and Improvements	62,220
Gross Amount at Which Carried, Total	72,620
Accumulated Depreciation and Amortization	19,754
Real Estate:
Balance at the end of the year	72,620
Accumulated Depreciation and Amortization:
Balance at the end of the year	19,754
BRIDGEWATER CROSSING 400 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
BRIDGEWATER CROSSING 400 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
LAS COLINAS CORPORATE CENTER I [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	17,500
Initial Cost, Land	3,912
Initial Cost, Buildings and Improvements	18,830
Initial Cost, Total	22,742
Costs Capitalized Subsequent to Acquisition	(3,882)
Gross Amount at Which Carried, Land	2,543
Gross Amount at Which Carried, Buildings and Improvements	16,317
Gross Amount at Which Carried, Total	18,860
Accumulated Depreciation and Amortization	3,486
Real Estate:
Balance at the end of the year	18,860
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,486
LAS COLINAS CORPORATE CENTER I [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
LAS COLINAS CORPORATE CENTER I [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
LAS COLINAS CORPORATE CENTER II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	25,025
Initial Cost, Land	4,496
Initial Cost, Buildings and Improvements	29,881
Initial Cost, Total	34,377
Costs Capitalized Subsequent to Acquisition	(3,615)
Gross Amount at Which Carried, Land	2,543
Gross Amount at Which Carried, Buildings and Improvements	28,219
Gross Amount at Which Carried, Total	30,762
Accumulated Depreciation and Amortization	6,354
Real Estate:
Balance at the end of the year	30,762
Accumulated Depreciation and Amortization:
Balance at the end of the year	6,354
LAS COLINAS CORPORATE CENTER II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
LAS COLINAS CORPORATE CENTER II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
TWO PIERCE PLACE [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,370
Initial Cost, Buildings and Improvements	70,632
Initial Cost, Total	75,002
Costs Capitalized Subsequent to Acquisition	2,793
Gross Amount at Which Carried, Land	4,370
Gross Amount at Which Carried, Buildings and Improvements	73,425
Gross Amount at Which Carried, Total	77,795
Accumulated Depreciation and Amortization	22,395
Real Estate:
Balance at the end of the year	77,795
Accumulated Depreciation and Amortization:
Balance at the end of the year	22,395
TWO PIERCE PLACE [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
TWO PIERCE PLACE [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
CABOT DRIVE 2300 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,390
Initial Cost, Buildings and Improvements	19,549
Initial Cost, Total	23,939
Costs Capitalized Subsequent to Acquisition	(3,705)
Gross Amount at Which Carried, Land	4,390
Gross Amount at Which Carried, Buildings and Improvements	15,844
Gross Amount at Which Carried, Total	20,234
Accumulated Depreciation and Amortization	3,513
Real Estate:
Balance at the end of the year	20,234
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,513
CABOT DRIVE 2300 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
CABOT DRIVE 2300 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
PIEDMONT POINTE I [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	11,200
Initial Cost, Buildings and Improvements	58,606
Initial Cost, Total	69,806
Costs Capitalized Subsequent to Acquisition	7,357
Gross Amount at Which Carried, Land	11,200
Gross Amount at Which Carried, Buildings and Improvements	65,963
Gross Amount at Which Carried, Total	77,163
Accumulated Depreciation and Amortization	12,724
Real Estate:
Balance at the end of the year	77,163
Accumulated Depreciation and Amortization:
Balance at the end of the year	12,724
PIEDMONT POINTE I [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
PIEDMONT POINTE I [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
PIEDMONT POINTE II [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	13,300
Initial Cost, Buildings and Improvements	70,618
Initial Cost, Total	83,918
Costs Capitalized Subsequent to Acquisition	7,374
Gross Amount at Which Carried, Land	13,300
Gross Amount at Which Carried, Buildings and Improvements	77,992
Gross Amount at Which Carried, Total	91,292
Accumulated Depreciation and Amortization	13,502
Real Estate:
Balance at the end of the year	91,292
Accumulated Depreciation and Amortization:
Balance at the end of the year	13,502
PIEDMONT POINTE II [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
PIEDMONT POINTE II [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
SUWANEE GATEWAY ONE [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,000
Initial Cost, Buildings and Improvements	6,875
Initial Cost, Total	7,875
Costs Capitalized Subsequent to Acquisition	78
Gross Amount at Which Carried, Land	1,000
Gross Amount at Which Carried, Buildings and Improvements	6,953
Gross Amount at Which Carried, Total	7,953
Accumulated Depreciation and Amortization	756
Real Estate:
Balance at the end of the year	7,953
Accumulated Depreciation and Amortization:
Balance at the end of the year	756
SUWANEE GATEWAY ONE [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
SUWANEE GATEWAY ONE [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
ONE MERIDIAN CROSSINGS [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,919
Initial Cost, Buildings and Improvements	24,398
Initial Cost, Total	27,317
Costs Capitalized Subsequent to Acquisition	318
Gross Amount at Which Carried, Land	2,919
Gross Amount at Which Carried, Buildings and Improvements	24,716
Gross Amount at Which Carried, Total	27,635
Accumulated Depreciation and Amortization	2,931
Real Estate:
Balance at the end of the year	27,635
Accumulated Depreciation and Amortization:
Balance at the end of the year	2,931
ONE MERIDIAN CROSSINGS [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
ONE MERIDIAN CROSSINGS [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
TWO MERIDIAN CROSSINGS [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,661
Initial Cost, Buildings and Improvements	25,742
Initial Cost, Total	28,403
Costs Capitalized Subsequent to Acquisition	373
Gross Amount at Which Carried, Land	2,661
Gross Amount at Which Carried, Buildings and Improvements	26,115
Gross Amount at Which Carried, Total	28,776
Accumulated Depreciation and Amortization	3,140
Real Estate:
Balance at the end of the year	28,776
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,140
TWO MERIDIAN CROSSINGS [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
TWO MERIDIAN CROSSINGS [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
W MONROE 500 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	36,990
Initial Cost, Buildings and Improvements	185,113
Initial Cost, Total	222,103
Costs Capitalized Subsequent to Acquisition	18,367
Gross Amount at Which Carried, Land	36,990
Gross Amount at Which Carried, Buildings and Improvements	203,480
Gross Amount at Which Carried, Total	240,470
Accumulated Depreciation and Amortization	19,497
Real Estate:
Balance at the end of the year	240,470
Accumulated Depreciation and Amortization:
Balance at the end of the year	19,497
W MONROE 500 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
W MONROE 500 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
THE DUPREE [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,080
Initial Cost, Buildings and Improvements	14,310
Initial Cost, Total	18,390
Costs Capitalized Subsequent to Acquisition	892
Gross Amount at Which Carried, Land	4,080
Gross Amount at Which Carried, Buildings and Improvements	15,202
Gross Amount at Which Carried, Total	19,282
Accumulated Depreciation and Amortization	2,394
Real Estate:
Balance at the end of the year	19,282
Accumulated Depreciation and Amortization:
Balance at the end of the year	2,394
THE DUPREE [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
THE DUPREE [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
THE MEDICI [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	1,780
Initial Cost, Buildings and Improvements	11,510
Initial Cost, Total	13,290
Costs Capitalized Subsequent to Acquisition	4,031
Gross Amount at Which Carried, Land	1,780
Gross Amount at Which Carried, Buildings and Improvements	15,541
Gross Amount at Which Carried, Total	17,321
Accumulated Depreciation and Amortization	1,313
Real Estate:
Balance at the end of the year	17,321
Accumulated Depreciation and Amortization:
Balance at the end of the year	1,313
THE MEDICI [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
THE MEDICI [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
PRESIDENTIAL WAY 225 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	3,626
Initial Cost, Buildings and Improvements	36,916
Initial Cost, Total	40,542
Costs Capitalized Subsequent to Acquisition	(763)
Gross Amount at Which Carried, Land	3,613
Gross Amount at Which Carried, Buildings and Improvements	36,166
Gross Amount at Which Carried, Total	39,779
Accumulated Depreciation and Amortization	5,094
Real Estate:
Balance at the end of the year	39,779
Accumulated Depreciation and Amortization:
Balance at the end of the year	5,094
PRESIDENTIAL WAY 225 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
PRESIDENTIAL WAY 225 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
PRESIDENTIAL WAY 235 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,154
Initial Cost, Buildings and Improvements	44,048
Initial Cost, Total	48,202
Costs Capitalized Subsequent to Acquisition	(911)
Gross Amount at Which Carried, Land	4,138
Gross Amount at Which Carried, Buildings and Improvements	43,153
Gross Amount at Which Carried, Total	47,291
Accumulated Depreciation and Amortization	6,054
Real Estate:
Balance at the end of the year	47,291
Accumulated Depreciation and Amortization:
Balance at the end of the year	6,054
PRESIDENTIAL WAY 235 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
PRESIDENTIAL WAY 235 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
400 TOWNPARK [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,570
Initial Cost, Buildings and Improvements	20,555
Initial Cost, Total	23,125
Costs Capitalized Subsequent to Acquisition	1,692
Gross Amount at Which Carried, Land	2,570
Gross Amount at Which Carried, Buildings and Improvements	22,247
Gross Amount at Which Carried, Total	24,817
Accumulated Depreciation and Amortization	2,455
Real Estate:
Balance at the end of the year	24,817
Accumulated Depreciation and Amortization:
Balance at the end of the year	2,455
400 TOWNPARK [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
400 TOWNPARK [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
ARLINGTON GATEWAY [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	36,930
Initial Cost, Buildings and Improvements	129,070
Initial Cost, Total	166,000
Costs Capitalized Subsequent to Acquisition	1,673
Gross Amount at Which Carried, Land	36,930
Gross Amount at Which Carried, Buildings and Improvements	130,743
Gross Amount at Which Carried, Total	167,673
Accumulated Depreciation and Amortization	11,673
Real Estate:
Balance at the end of the year	167,673
Accumulated Depreciation and Amortization:
Balance at the end of the year	11,673
ARLINGTON GATEWAY [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
ARLINGTON GATEWAY [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
5 & 15 WAYSIDE ROAD [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	7,190
Initial Cost, Buildings and Improvements	55,445
Initial Cost, Total	62,635
Costs Capitalized Subsequent to Acquisition	(108)
Gross Amount at Which Carried, Land	7,190
Gross Amount at Which Carried, Buildings and Improvements	55,337
Gross Amount at Which Carried, Total	62,527
Accumulated Depreciation and Amortization	3,656
Real Estate:
Balance at the end of the year	62,527
Accumulated Depreciation and Amortization:
Balance at the end of the year	3,656
5 & 15 WAYSIDE ROAD [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
5 & 15 WAYSIDE ROAD [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
MARYLAND WAY 5301 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	5,740
Initial Cost, Buildings and Improvements	9,717
Initial Cost, Total	15,457
Costs Capitalized Subsequent to Acquisition	0
Gross Amount at Which Carried, Land	5,740
Gross Amount at Which Carried, Buildings and Improvements	9,717
Gross Amount at Which Carried, Total	15,457
Accumulated Depreciation and Amortization	2,000
Real Estate:
Balance at the end of the year	15,457
Accumulated Depreciation and Amortization:
Balance at the end of the year	2,000
MARYLAND WAY 5301 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
MARYLAND WAY 5301 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
6565 MACARTHUR BLVD [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	4,820
Initial Cost, Buildings and Improvements	37,767
Initial Cost, Total	42,587
Costs Capitalized Subsequent to Acquisition	156
Gross Amount at Which Carried, Land	4,820
Gross Amount at Which Carried, Buildings and Improvements	37,923
Gross Amount at Which Carried, Total	42,743
Accumulated Depreciation and Amortization	1,978
Real Estate:
Balance at the end of the year	42,743
Accumulated Depreciation and Amortization:
Balance at the end of the year	1,978
6565 MACARTHUR BLVD [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
6565 MACARTHUR BLVD [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
ONE LINCOLN PARK [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	6,640
Initial Cost, Buildings and Improvements	44,810
Initial Cost, Total	51,450
Costs Capitalized Subsequent to Acquisition	412
Gross Amount at Which Carried, Land	6,640
Gross Amount at Which Carried, Buildings and Improvements	45,222
Gross Amount at Which Carried, Total	51,862
Accumulated Depreciation and Amortization	2,220
Real Estate:
Balance at the end of the year	51,862
Accumulated Depreciation and Amortization:
Balance at the end of the year	2,220
ONE LINCOLN PARK [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
ONE LINCOLN PARK [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
161 CORPORATE CENTER [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	2,020
Initial Cost, Buildings and Improvements	10,680
Initial Cost, Total	12,700
Costs Capitalized Subsequent to Acquisition	130
Gross Amount at Which Carried, Land	2,020
Gross Amount at Which Carried, Buildings and Improvements	10,810
Gross Amount at Which Carried, Total	12,830
Accumulated Depreciation and Amortization	606
Real Estate:
Balance at the end of the year	12,830
Accumulated Depreciation and Amortization:
Balance at the end of the year	606
161 CORPORATE CENTER [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
161 CORPORATE CENTER [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
5 Wall Street [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Encumbrances	36,520
Initial Cost, Land	9,560
Initial Cost, Buildings and Improvements	50,276
Initial Cost, Total	59,836
Costs Capitalized Subsequent to Acquisition	0
Gross Amount at Which Carried, Land	9,560
Gross Amount at Which Carried, Buildings and Improvements	50,276
Gross Amount at Which Carried, Total	59,836
Accumulated Depreciation and Amortization	1,249
Real Estate:
Balance at the end of the year	59,836
Accumulated Depreciation and Amortization:
Balance at the end of the year	1,249
5 Wall Street [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
5 Wall Street [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
1155 Perimeter Center West [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%
Initial Cost, Land	5,870
Initial Cost, Buildings and Improvements	66,849
Initial Cost, Total	72,719
Costs Capitalized Subsequent to Acquisition	0
Gross Amount at Which Carried, Land	5,870
Gross Amount at Which Carried, Buildings and Improvements	66,849
Gross Amount at Which Carried, Total	72,719
Accumulated Depreciation and Amortization	1,109
Real Estate:
Balance at the end of the year	72,719
Accumulated Depreciation and Amortization:
Balance at the end of the year	1,109
1155 Perimeter Center West [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
1155 Perimeter Center West [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]
PIEDMONT POWER, LLC [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%	[6]
Initial Cost, Land	0	[6]
Initial Cost, Buildings and Improvements	79	[6]
Initial Cost, Total	79	[6]
Costs Capitalized Subsequent to Acquisition	2,741	[6]
Gross Amount at Which Carried, Land	0	[6]
Gross Amount at Which Carried, Buildings and Improvements	2,820	[6]
Gross Amount at Which Carried, Total	2,820	[6]
Accumulated Depreciation and Amortization	250	[6]
Real Estate:
Balance at the end of the year	2,820	[6]
Accumulated Depreciation and Amortization:
Balance at the end of the year	250	[6]
PIEDMONT POWER, LLC [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2],[6]
PIEDMONT POWER, LLC [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2],[6]
UNDEVELOPED LAND PARCELS [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	100.00%	[7]
Initial Cost, Land	6,021	[7]
Initial Cost, Buildings and Improvements	427	[7]
Initial Cost, Total	6,448	[7]
Costs Capitalized Subsequent to Acquisition	46,465	[7]
Gross Amount at Which Carried, Land	19,951	[7]
Gross Amount at Which Carried, Buildings and Improvements	32,962	[7]
Gross Amount at Which Carried, Total	52,913	[7]
Accumulated Depreciation and Amortization	0	[7]
Real Estate:
Balance at the end of the year	52,913	[7]
Accumulated Depreciation and Amortization:
Balance at the end of the year	0	[7]
UPLAND DRIVE 8560 [Member]
Real Estate and Accumulated Depreciation [Line Items]
Ownership Percentage	72.00%
Initial Cost, Land	1,954
Initial Cost, Buildings and Improvements	11,216
Initial Cost, Total	13,170
Costs Capitalized Subsequent to Acquisition	1,089
Gross Amount at Which Carried, Land	2,048
Gross Amount at Which Carried, Buildings and Improvements	12,211
Gross Amount at Which Carried, Total	14,259
Accumulated Depreciation and Amortization	4,292
Real Estate:
Balance at the end of the year	14,259
Accumulated Depreciation and Amortization:
Balance at the end of the year	$ 4,292
UPLAND DRIVE 8560 [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	0 years	[2]
UPLAND DRIVE 8560 [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which Depreciation and Amortization is Computed	40 years	[2]

[1] Consists of write-offs of intangible lease assets related to lease restructurings, amendments and terminations.

[2] Piedmont’s assets are depreciated or amortized using the straight-lined method over the useful lives of the assets by class. Generally, Tenant Improvements are amortized over the shorter of economic life or lease term, and Lease Intangibles are amortized over the lease term. Generally, Building Improvements are depreciated over 5 - 25 years, Land Improvements are depreciated over 20 - 25 years, and Buildings are depreciated over 40 years.

[3] Property is owned subject to a long-term ground lease.

[4] Piedmont purchased all of the membership interest in 1225 Equity, LLC, which own a 49.5% membership interest in 1225 Eye Street, N.W. Associates, which owns the 1225 Eye Street building. As a result of its ownership of 1225 Equity, LLC, Piedmont owns an approximate 49.5% in the 1225 Eye Street building. As the controlling member, Piedmont is deemed to have control of the entities and, as such, consolidates the joint ventures.

[5] Piedmont purchased all of the membership interest in 1201 Equity, LLC, which own a 49.5% membership interest in 1201 Eye Street, N.W. Associates, which owns the 1201 Eye Street building. As a result of its ownership of 1201 Equity, LLC, Piedmont owns an approximate 49.5% in the 1201 Eye Street building. As the controlling member, Piedmont is deemed to have control of the entities and, as such, consolidates the joint ventures.

[6] Represents solar panels at the 400 Bridgewater Crossing building, which are not included in Piedmont’s total building count.

[7] Undeveloped Land Parcels are not included in Piedmont’s total building count.

XML

Quarterly Results (unaudited)

12 Months Ended

Dec. 31, 2014

Quarterly Financial Information Disclosure [Abstract]

Quarterly Results (unaudited)

Quarterly Results (unaudited)

A summary of the unaudited quarterly financial information for the years ended December 31, 2014 and 2013, is presented below (in thousands, except per-share data). The amounts presented have been restated from previous period presentations due to reclassifications related to discontinued operations (see Note 2 and Note 14 for further detail).

	2014
	First		Second		Third		Fourth
Revenues	$	136,320	$	138,580	$	144,641	$	146,711
Real estate operating income	$	25,277	$	26,556	$	27,199	$	28,789
Income from continuing operations	$	9,037	$	9,325	$	9,150	$	12,567
Income/(loss) from discontinued operations	$	360	$	1,818	$	16	$	(42	)
Net income attributable to Piedmont	$	9,393	$	12,279	$	9,162	$	12,514
Basic and diluted earnings per share	$	0.06	$	0.08	$	0.06	$	0.08
Dividends per share	$	0.20	$	0.20	$	0.20	$	0.21

	2013
	First			Second		Third		Fourth
Revenues	$	132,152		$	132,565	$	143,389	$	141,504
Real estate operating income	$	37,613		$	32,693	$	35,423	$	35,151
Income from continuing operations	$	20,198		$	18,109	$	18,563	$	15,328
Income/(loss) from discontinued operations	$	(5,543	)	$	17,253	$	537	$	14,298
Net income attributable to Piedmont	$	14,651		$	35,358	$	19,096	$	29,623
Basic and diluted earnings per share	$	0.09		$	0.21	$	0.12	$	0.18
Dividends per share	$	0.20		$	0.20	$	0.20	$	0.20

XML

Unconsolidated Joint Ventures (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014		Dec. 31, 2013		Dec. 31, 2012	Aug. 12, 2013 Joint_Venture property
Investment [Line Items]
Number of real estate properties						3
Number of unconsolidated joint ventures						2
Loss on consolidation	$ 0		$ (898)		$ 0
Fund XIII And REIT Joint Venture [Member]
Investment [Line Items]
Piedmont’s Approximate Ownership Percentage	72.00%	[1]
Net Book Value	$ 7,661	[1]	$ 14,122	[1]

[1] During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois.

XML

Property Dispositions and Discontinued Operations (Tables)

12 Months Ended

Dec. 31, 2014

Discontinued Operations and Disposal Groups [Abstract]

Disclosure of Long Lived Assets Held-for-sale

The detail comprising assets held for sale, consisting solely of the 3900 Dallas Parkway building, is presented below (in thousands):

	December 31, 2014		December 31, 2013
Real estate assets held for sale, net:
Land	$	1,517	$	1,517
Building and improvements, less accumulated depreciation of $10,342 and $9,499 as of December 31, 2014 and December 31, 2013, respectively	13,027		13,870
Total real estate assets held for sale, net	$	14,544	$	15,387
Other assets held for sale, net:
Straight-line rent receivables	$	768	$	1,247
Deferred lease costs, less accumulated amortization of $1,552 and $1,355 as of December 31, 2014 and December 31, 2013, respectively	496		783
Total other assets held for sale, net	$	1,264	$	2,030

Schedule of Disposal Groups, Including Discontinued Operations, Results Of Operations

Asset disposals previously classified as, and that continue to be reported as, discontinued operations for the years ended December 31, 2014, 2013, and 2012 are as follows (in thousands):

Building Sold		Location	Date of Sale	Gain/(Loss) on Sale			Net Sales Proceeds
Portland Portfolio	(1)	Beaverton, Oregon	March 19, 2012	$	17,823		$	43,832
26200 Enterprise Way		Lake Forest, California	May 31, 2012	$	10,013		$	24,412
110 & 112 Hidden Lake Circle Buildings		Duncan, South Carolina	September 21, 2012	$	(259	)	$	25,595
1111 Durham Avenue		South Plainfield, New Jersey	March 28, 2013	$	(9	)	$	3,752
1200 Enclave Parkway		Houston, Texas	May 1, 2013	$	16,246		$	45,552
350 Spectrum Loop		Colorado Springs, Colorado	November 1, 2013	$	7,959		$	29,676
8700 South Price Road		Tempe, Arizona	December 30, 2013	$	7,087		$	16,682
11107 and 11109 Sunset Hills Road		Reston, Virginia	March 19, 2014	$	(102	)	$	22,326
1441 West Long Lake Road		Troy, Michigan	April 30, 2014	$	562		$	7,202
4685 Investment Drive		Troy, Michigan	April 30, 2014	$	747		$	11,198

⁽¹⁾  The Portland Portfolio consisted of four office properties known as the Deschutes building, the Rhein building, the Rogue building, and the Willamette building, as well as 18.19 acres of adjoining, undeveloped land.

Schedule of Disposal Groups, Including Discontinued Operations, Income Statement, Balance Sheet and Additional Disclosures

Details comprising income from discontinued operations are presented below (in thousands):

	Years Ended December 31,
	2014			2013			2012
Revenues:
Rental income	$	1,365		$	9,260		$	17,345
Tenant reimbursements	125			1,069			1,739
Property management fee revenue	1			—			—
	1,491			10,329			19,084
Expenses:
Property operating costs	225			4,100			7,307
Depreciation	83			2,585			4,690
Amortization	223			770			935
General and administrative	—			4			44
	531			7,459			12,976
Other income (expense):
Other income/(expense)	(6		)	10			—
Net casualty recoveries	—			17			—
	(6		)	27			—
Operating income, excluding impairment loss and gain on sale of real estate assets	954			2,897			6,108
Impairment loss	—			(7,644		)	—
Gain on sale of real estate assets	1,198			31,292			27,577
Income from discontinued operations	$	2,152		$	26,545		$	33,685

XML

Impairment of Certain Real Estate Assets (Tables)

12 Months Ended

Dec. 31, 2014

Property, Plant and Equipment [Abstract]

Details of Impairment of Long-Lived Assets Held and Used by Asset

Piedmont recorded the following impairment charges for the years ended December 31, 2014, 2013, and 2012 (in thousands):

	2014		2013		2012
Impairment losses included in Continuing Operations as Equity in Loss of Unconsolidated Joint Ventures:
Piedmont's Investment in Fund XIII and REIT Join Venture (at Piedmont's approximate 72% ownership)	$	—	$	4,402	$	—
Impairment losses recorded in Discontinued Operations:
11107 and 11109 Sunset Hills Road	$	—	$	1,242	$	—
1111 Durham Avenue	—		6,402		—
Total impairment losses recorded in discontinued operations	$	—	$	7,644	$	—

XML

Debt (Maturities of Long-term Debt) (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2014
Debt Disclosure [Abstract]
2015	$ 155,747
2016	602,384	[1]
2017	140,908
2018	960
2019	301,014
Thereafter	1,078,774
Total	$ 2,279,787

[1] Includes the balance outstanding as of December 31, 2014 of the $500 Million Unsecured Line of Credit. However, Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

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Guarantor and Non-Guarantor Financial Information- Condensed Consolidated Balance Sheets (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012	Dec. 31, 2011
Assets:
Land	$ 702,800	$ 687,244
Buildings and improvements, less accumulated depreciation	3,224,178	3,150,705
Intangible lease assets, less accumulated amortization	70,177	74,377
Construction in progress	63,393	24,270
Total real estate assets held for sale, net	14,544	15,387
Total real estate assets	4,075,092	3,951,983
Investments in and amounts due from unconsolidated joint ventures	7,798	14,388
Cash and cash equivalents	12,306	6,973	12,957	139,690
Tenant and straight-line receivables, net	197,243	169,304
Advances to affiliates	0	0
Investment in subsidiary	0	0
Notes receivable	0	0
Prepaid expenses, restricted cash, escrows, and other assets	33,499	25,165
Goodwill	180,097	180,097
Interest rate swaps	430	24,176
Deferred financing costs, net	7,667	8,759
Deferred lease costs, net	280,105	283,213
Other assets held for sale	1,264	2,030
Total assets	4,795,501	4,666,088
Liabilities:
Debt	2,277,589	2,002,205
Accounts payable, accrued expenses, and accrued capital expenditures	133,988	128,818
Advances from affiliates	0	0
Deferred income	22,215	22,267
Intangible lease liabilities, net	43,277	47,113
Interest rate swaps	6,417	4,526
Total liabilities	2,483,486	2,204,929
Stockholders’ Equity:
Common stock	1,543	1,575
Additional paid-in capital	3,666,182	3,668,906
Cumulative distributions in excess of earnings	(1,365,620)	(1,231,209)
Other comprehensive income	8,301	20,278
Piedmont stockholders’ equity	2,310,406	2,459,550
Noncontrolling interest	1,609	1,609
Total stockholders’ equity	2,312,015	2,461,159	2,640,495	2,773,428
Total liabilities and stockholders’ equity	4,795,501	4,666,088
Issuer [Member]
Assets:
Land	81,406	86,537
Buildings and improvements, less accumulated depreciation	442,034	463,842
Intangible lease assets, less accumulated amortization	1,812	2,356
Construction in progress	1,355	4,627
Total real estate assets held for sale, net	14,544	15,387
Total real estate assets	541,151	572,749
Investments in and amounts due from unconsolidated joint ventures	7,798	14,388
Cash and cash equivalents	8,143	3,261	62,285	166,896
Tenant and straight-line receivables, net	37,238	34,895
Advances to affiliates	6,084,243	5,312,475
Investment in subsidiary	0	0
Notes receivable	161,350	160,000
Prepaid expenses, restricted cash, escrows, and other assets	10,912	5,319
Goodwill	180,097	180,097
Interest rate swaps	430	24,176
Deferred financing costs, net	7,242	7,764
Deferred lease costs, net	31,340	33,630
Other assets held for sale	1,264	2,030
Total assets	7,071,208	6,350,784
Liabilities:
Debt	1,852,434	1,038,570
Accounts payable, accrued expenses, and accrued capital expenditures	19,403	13,824
Advances from affiliates	376,122	312,881
Deferred income	4,998	5,086
Intangible lease liabilities, net	0	0
Interest rate swaps	6,417	4,526
Total liabilities	2,259,374	1,374,887
Stockholders’ Equity:
Common stock	0	0
Additional paid-in capital	3,874,757	4,003,806
Cumulative distributions in excess of earnings	928,776	951,813
Other comprehensive income	8,301	20,278
Piedmont stockholders’ equity	4,811,834	4,975,897
Noncontrolling interest	0	0
Total stockholders’ equity	4,811,834	4,975,897
Total liabilities and stockholders’ equity	7,071,208	6,350,784
Guarantor [Member]
Assets:
Land	0	0
Buildings and improvements, less accumulated depreciation	0	0
Intangible lease assets, less accumulated amortization	0	0
Construction in progress	0	0
Total real estate assets held for sale, net	0	0
Total real estate assets	0	0
Investments in and amounts due from unconsolidated joint ventures	0	0
Cash and cash equivalents	1,790	150	239	139
Tenant and straight-line receivables, net	0	0
Advances to affiliates	1,282,443	1,288,547
Investment in subsidiary	3,878,811	4,003,806
Notes receivable	0	2,000
Prepaid expenses, restricted cash, escrows, and other assets	0	44
Goodwill	0	0
Interest rate swaps	0	0
Deferred financing costs, net	0	0
Deferred lease costs, net	0	0
Other assets held for sale	0	0
Total assets	5,163,044	5,294,547
Liabilities:
Debt	0	0
Accounts payable, accrued expenses, and accrued capital expenditures	465	2,376
Advances from affiliates	4,909,362	4,863,672
Deferred income	0	0
Intangible lease liabilities, net	0	0
Interest rate swaps	0	0
Total liabilities	4,909,827	4,866,048
Stockholders’ Equity:
Common stock	1,543	1,575
Additional paid-in capital	3,670,236	3,668,906
Cumulative distributions in excess of earnings	(3,418,562)	(3,241,982)
Other comprehensive income	0	0
Piedmont stockholders’ equity	253,217	428,499
Noncontrolling interest	0	0
Total stockholders’ equity	253,217	428,499
Total liabilities and stockholders’ equity	5,163,044	5,294,547
Non-Guarantor Subsidiaries [Member]
Assets:
Land	621,394	600,707
Buildings and improvements, less accumulated depreciation	2,782,444	2,687,163
Intangible lease assets, less accumulated amortization	68,365	72,021
Construction in progress	62,038	19,643
Total real estate assets held for sale, net	0	0
Total real estate assets	3,534,241	3,379,534
Investments in and amounts due from unconsolidated joint ventures	0	0
Cash and cash equivalents	2,373	3,562	(49,567)	(27,345)
Tenant and straight-line receivables, net	160,005	134,409
Advances to affiliates	0	0
Investment in subsidiary	192	197
Notes receivable	23,890	23,890
Prepaid expenses, restricted cash, escrows, and other assets	23,541	20,779
Goodwill	0	0
Interest rate swaps	0	0
Deferred financing costs, net	425	995
Deferred lease costs, net	248,765	249,583
Other assets held for sale	0	0
Total assets	3,993,432	3,812,949
Liabilities:
Debt	610,395	1,149,525
Accounts payable, accrued expenses, and accrued capital expenditures	115,074	113,595
Advances from affiliates	2,138,140	1,467,425
Deferred income	17,217	17,181
Intangible lease liabilities, net	43,277	47,113
Interest rate swaps	0	0
Total liabilities	2,924,103	2,794,839
Stockholders’ Equity:
Common stock	0	0
Additional paid-in capital	192	197
Cumulative distributions in excess of earnings	1,067,528	1,016,304
Other comprehensive income	0	0
Piedmont stockholders’ equity	1,067,720	1,016,501
Noncontrolling interest	1,609	1,609
Total stockholders’ equity	1,069,329	1,018,110
Total liabilities and stockholders’ equity	3,993,432	3,812,949
Eliminations [Member]
Assets:
Land	0	0
Buildings and improvements, less accumulated depreciation	(300)	(300)
Intangible lease assets, less accumulated amortization	0	0
Construction in progress	0	0
Total real estate assets held for sale, net	0	0
Total real estate assets	(300)	(300)
Investments in and amounts due from unconsolidated joint ventures	0	0
Cash and cash equivalents	0	0	0	0
Tenant and straight-line receivables, net	0	0
Advances to affiliates	(7,366,686)	(6,601,022)
Investment in subsidiary	(3,879,003)	(4,004,003)
Notes receivable	(185,240)	(185,890)
Prepaid expenses, restricted cash, escrows, and other assets	(954)	(977)
Goodwill	0	0
Interest rate swaps	0	0
Deferred financing costs, net	0	0
Deferred lease costs, net	0	0
Other assets held for sale	0	0
Total assets	(11,432,183)	(10,792,192)
Liabilities:
Debt	(185,240)	(185,890)
Accounts payable, accrued expenses, and accrued capital expenditures	(954)	(977)
Advances from affiliates	(7,423,624)	(6,643,978)
Deferred income	0	0
Intangible lease liabilities, net	0	0
Interest rate swaps	0	0
Total liabilities	(7,609,818)	(6,830,845)
Stockholders’ Equity:
Common stock	0	0
Additional paid-in capital	(3,879,003)	(4,004,003)
Cumulative distributions in excess of earnings	56,638	42,656
Other comprehensive income	0	0
Piedmont stockholders’ equity	(3,822,365)	(3,961,347)
Noncontrolling interest	0	0
Total stockholders’ equity	(3,822,365)	(3,961,347)
Total liabilities and stockholders’ equity	$ (11,432,183)	$ (10,792,192)

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Operating Leases (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014
Revenues from External Customers and Long-Lived Assets [Line Items]
Percentage of annualized lease revenue	90.00%
Operating Leases, Future Minimum Payments Receivable [Abstract]
2015	430,408
2016	420,736
2017	399,544
2018	367,406
2019	324,658
Thereafter	1,451,346
Total	3,394,098
Customer Concentration Risk [Member] | Federal Governmental Agencies [Member]
Revenues from External Customers and Long-Lived Assets [Line Items]
Concentration risk, percentage	7.70%

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Organization (Details)	12 Months Ended
	Dec. 31, 2014 Segment subsidiary	Aug. 12, 2013 property
Real Estate Properties [Line Items]
Number of wholly owned subsidiaries	2
Percentage ownership by sole general partner	99.90%
Percentage ownership by sole limited partner	0.10%
Number of real estate properties		3
Percentage of annualized lease revenue	90.00%
Number of operating segments	1
Unconsolidated Joint Venture [Member]
Real Estate Properties [Line Items]
Number of real estate properties	1
Office properties [Member]
Real Estate Properties [Line Items]
Number of real estate properties	74
Number of square feet of office building	21,500,000
Percentage of Class A commercial office space	87.70%
Redevelopment Asset [Member]
Real Estate Properties [Line Items]
Number of real estate properties	1

XML

Organization

12 Months Ended

Dec. 31, 2014

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization

Organization

Piedmont Office Realty Trust, Inc. (“Piedmont”) (NYSE: PDM) is a Maryland corporation that operates in a manner so as to qualify as a real estate investment trust (“REIT”) for federal income tax purposes. Piedmont engages in the acquisition, development, management, and ownership of commercial real estate properties throughout the United States, including properties that are under construction, are newly constructed, or have operating histories. Piedmont was incorporated in 1997 and commenced operations in 1998. Piedmont conducts business primarily through Piedmont Operating Partnership, L.P. (“Piedmont OP”), a Delaware limited partnership, as well as performing the management of its buildings through two wholly-owned subsidiaries, Piedmont Government Services, LLC and Piedmont Office Management, LLC. Piedmont owns 99.9% of, and is the sole general partner of, Piedmont OP and as such, possesses full legal control and authority over the operations of Piedmont OP. The remaining 0.1% ownership interest of Piedmont OP is held indirectly by Piedmont through its wholly-owned subsidiary, Piedmont Office Holdings, Inc ("POH"), the sole limited partner of Piedmont OP. Piedmont OP owns properties directly, through wholly-owned subsidiaries, and through both consolidated and unconsolidated joint ventures. References to Piedmont herein shall include Piedmont and all of its subsidiaries, including Piedmont OP and its subsidiaries and joint ventures.

As of December 31, 2014, Piedmont owned 74 office properties, one redevelopment asset, and one office building through an unconsolidated joint venture. Piedmont's 74 consolidated office properties comprise 21.5 million square feet (unaudited) of primarily Class A commercial office space, and were 87.7% leased (unaudited) as of December 31, 2014. As of December 31, 2014, approximately 90% of our annualized lease revenue ("ALR") (unaudited) was generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C.

Piedmont internally evaluates all of the real estate assets as one operating segment, and accordingly, does not report segment information.

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Property Dispositions and Discontinued Operations (Details) (USD $)	3 Months Ended									12 Months Ended				0 Months Ended
	Dec. 31, 2014		Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014		Dec. 31, 2013	Dec. 31, 2012	Mar. 19, 2012		May 31, 2012	Sep. 21, 2012	Mar. 28, 2013	May 01, 2013	Nov. 01, 2013	Dec. 30, 2013	Mar. 19, 2014	Apr. 30, 2014
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture										$ 46,232,000		$ 95,671,000	$ 93,839,000
Net sale proceeds received from unconsolidated joint ventures										6,017,000		0	0
Gain on sale of real estate assets										1,198,000		31,292,000	27,577,000
Revenues:
Rental income										1,365,000		9,260,000	17,345,000
Tenant reimbursements										125,000		1,069,000	1,739,000
Property management fee revenue										1,000		0	0
Revenue										1,491,000		10,329,000	19,084,000
Expenses:
Property operating costs										225,000		4,100,000	7,307,000
Depreciation										83,000		2,585,000	4,690,000
Amortization										223,000		770,000	935,000
General and administrative										0		4,000	44,000
Expenses										531,000		7,459,000	12,976,000
Other income (expense):
Other income/(expense)										(6,000)		10,000	0
Net casualty recoveries										0		17,000	0
Other income (expense)										(6,000)		27,000	0
Operating income, excluding impairment loss and gain on sale of real estate assets										954,000		2,897,000	6,108,000
Impairment loss										0		(7,644,000)	0
Income from discontinued operations	(42,000)		16,000	1,818,000	360,000	14,298,000	537,000	17,253,000	(5,543,000)	2,152,000		26,545,000	33,685,000
Fund XIII And REIT Joint Venture [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Piedmont’s Approximate Ownership Percentage	72.00%	[1]								72.00%	[1]
Fund XIII And REIT Joint Venture [Member] | Equity in Income (Loss) of Unconsolidated Joint Ventures [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Loss on sale of equity method investment										(200,000)
2020 W. 89th STREET [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Sales price for property	5,800,000									5,800,000
Gain from sale of property										1,100,000
Net sale proceeds from wholly-owned properties and consolidated joint venture										5,500,000
TWO PARK CENTER [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Piedmont’s Approximate Ownership Percentage	72.00%									72.00%
Sales price for Joint Venture	6,300,000									6,300,000
Net sale proceeds received from unconsolidated joint ventures										6,000,000
Portland Portfolio [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture														43,832,000	[2]
Gain on sale of real estate assets														17,823,000	[2]
Number of real estate properties sold														4
Acreage														18.19
26200 Enterprise Way [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																24,412,000
Gain on sale of real estate assets																10,013,000
Hidden Lake Circle Buildings [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																	25,595,000
Gain on sale of real estate assets																	(259,000)
1111 Durham Avenue [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																		3,752,000
Gain on sale of real estate assets																		(9,000)
Other income (expense):
Impairment loss										0		(6,402,000)	0
Enclave 1200 Parkway [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																			45,552,000
Gain on sale of real estate assets																			16,246,000
350 Spectrum Loop [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																				29,676,000
Gain on sale of real estate assets																				7,959,000
8700 South Price Road [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																					16,682,000
Gain on sale of real estate assets																					7,087,000
11107 and 11109 Sunset Hills Road [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																						22,326,000
Gain on sale of real estate assets																						(102,000)
Other income (expense):
Impairment loss										0		(1,242,000)	0
West Long Lake Road 1441 [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																							7,202,000
Gain on sale of real estate assets																							562,000
INVESTMENT DRIVE 4685 [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net sale proceeds from wholly-owned properties and consolidated joint venture																							11,198,000
Gain on sale of real estate assets																							$ 747,000

[1] During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois.

[2] The Portland Portfolio consisted of four office properties known as the Deschutes building, the Rhein building, the Rogue building, and the Willamette building, as well as 18.19 acres of adjoining, undeveloped land.

XML

Supplemental Disclosures of Noncash Activities (Tables)

12 Months Ended

Dec. 31, 2014

Supplemental Cash Flow Elements [Abstract]

Schedule of Cash Flow, Supplemental Disclosures

Significant noncash investing and financing activities for the years ended December 31, 2014, 2013, and 2012 (in thousands) are outlined below:

	2014			2013		2012
Accrued capital expenditures and deferred lease costs	$	19,896		$	12,460	$	12,598
Change in accrued offering costs related to issuance of common stock	$	—		$	—	$	(567	)
Change in accrued share repurchases as part of an announced plan	$	(2,006	)	$	1,718	$	287

XML

Summary of Significant Accounting Policies (Policies)

12 Months Ended

Dec. 31, 2014

Accounting Policies [Abstract]

Use of Estimates

Use of Estimates

The preparation of the accompanying consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the accompanying consolidated financial statements and notes. Actual results could differ from those estimates.

Real Estate Assets

Real Estate Assets

Real estate assets are stated at cost, as adjusted for any impairment, less accumulated depreciation. Amounts capitalized to real estate assets consist of the cost of acquisition or construction, any tenant improvements or major improvements, and betterments that extend the useful life of the related asset. All repairs and maintenance are expensed as incurred. Additionally, Piedmont capitalizes interest while the development, or redevelopment, of a real estate asset is in progress. Approximately $2.1 million, $31,000 , and $0 of interest was capitalized for the years ended December 31, 2014, 2013, and 2012, respectively.

Piedmont’s real estate assets are depreciated or amortized using the straight-line method over the following useful lives:

Buildings	40 years
Building improvements	5-25 years
Land improvements	20-25 years
Tenant improvements	Shorter of economic life or lease term
Furniture, fixtures, and equipment	3-5 years
Intangible lease assets	Lease term

Piedmont continually monitors events and changes in circumstances that could indicate that the carrying amounts of the real estate and related intangible assets of both operating properties and properties under construction in which Piedmont has an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of potential impairment are present for wholly-owned properties, management assesses whether the respective carrying values will be recovered from the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition for assets held for use, or with the estimated fair values, less costs to sell, for assets held for sale. Piedmont generally considers assets to be held for sale at the point at which a sale contract is executed and earnest money has become non-refundable. In the event that the expected undiscounted future cash flows for assets held for use or the estimated fair value, less costs to sell, for assets held for sale do not exceed the respective asset carrying value, management adjusts such assets to the respective estimated fair values and recognizes an impairment loss. Estimated fair values are calculated based on the following information, depending upon availability, in order of preference: (i) recently quoted market prices, (ii) market prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated sales value (which is based on key assumptions such as estimated market rents, lease-up periods, estimated lease terms, and capitalization and discount rates).

For properties owned as part of an investment in unconsolidated joint ventures, Piedmont assesses the estimated fair value of its investment as compared to its carrying amount. If Piedmont determines that the carrying value is greater than the estimated fair value at any measurement date, Piedmont must also determine if such a difference is temporary in nature. Value fluctuations which are “other than temporary” in nature are then recorded to adjust the carrying value to the estimated fair value amount.

Allocation of Purchase Price of Acquired Assets

Allocation of Purchase Price of Acquired Assets

Upon the acquisition of real properties, Piedmont allocates the purchase price of properties to acquired tangible assets, consisting of land and building, and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases and the value of in-place leases, based on their estimated fair values.

The estimated fair values of the tangible assets of an acquired property (which includes land and building) are determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to land and building based on management’s determination of the estimated fair value of these assets. Management determines the as-if-vacant estimated fair value of a property using methods similar to those used by independent appraisers. Factors considered by management in performing these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. In estimating carrying costs, management includes real estate taxes, insurance, and other operating expenses and estimates of lost rental revenue during the expected lease-up periods based on current market demand. We also estimate the cost to execute similar leases including leasing commissions, legal, and other related costs.

The estimated fair values of above-market and below-market in-place leases are recorded 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 market rates for the corresponding in-place leases, measured over a period equal to the remaining terms of the leases, taking into consideration the probability of renewals for any below-market leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets or liabilities and amortized as an adjustment to rental revenues over the remaining terms of the respective leases.

The estimated fair values of in-place leases include an estimate of the direct costs associated with obtaining the acquired or "in place" tenant, estimates of opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease. The amount capitalized as direct costs associated with obtaining a tenant include commissions, tenant improvements, and other direct costs and are estimated based on management’s consideration of current market costs to execute a similar lease. These direct lease origination costs are included in deferred lease costs in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases. The value of opportunity costs is calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. These lease intangibles are included in intangible lease assets in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases.

Investments in and Amounts Due from Unconsolidated Joint Ventures

Investments in and Amounts Due from Unconsolidated Joint Ventures

Piedmont’s investments in unconsolidated joint ventures are recorded using the equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions, net income/(loss), and "other than temporary" impairments, if any, attributable to such joint ventures. Pursuant to the terms of the unconsolidated joint venture agreements, all income and distributions are allocated to the joint venture partners in accordance with their respective ownership interests. Distributions of net cash from operations are generally distributed to the joint venture partners on a quarterly basis, and are classified as cash inflows from operating activities, as they are presumed to be returns on Piedmont’s investment in the respective joint venture. Proceeds received as the result of a sale of an asset from an unconsolidated joint venture are considered a return of Piedmont’s investment in the joint venture and classified as cash inflows from investing activities. Due from unconsolidated joint ventures represents operating distributions due to Piedmont from its investments in unconsolidated joint ventures which have been declared but not received as of period end.

Cash and Cash Equivalents

Cash and Cash Equivalents

Piedmont considers all highly-liquid investments purchased with an original maturity of three months or less to be cash equivalents. Cash equivalents include cash and short-term investments. Short-term investments are stated at cost, which approximates estimated fair value, and consist of investments in money market accounts.

Tenant Receivables, net and Straight-line Rent Receivables

Tenant Receivables, net and Straight-line Rent Receivables

Tenant receivables are comprised of rental and reimbursement billings due from tenants, and straight-line rent receivables represent the cumulative amount of future adjustments necessary to present rental income on a straight-line basis. Tenant receivables are recorded at the original amount earned, less an allowance for any doubtful accounts, which approximates estimated fair value. Management assesses the collectibility of tenant receivables on an ongoing basis and provides for allowances as such balances, or portions thereof, become uncollectible. Piedmont adjusted the allowance for doubtful accounts by recording provisions for/(recoveries of) bad debts of approximately $(5,000), $186,000, and $(27,000) for the years ended December 31, 2014, 2013, and 2012, respectively, which are included in general and administrative expenses in the accompanying consolidated statements of income.

Restricted Cash and Escrows

Restricted Cash and Escrows

Restricted cash and escrows principally relate to the following types of items:

• escrow accounts held by lenders to pay future real estate taxes, insurance, debt service, and tenant improvements;

• net sales proceeds from property sales held by qualified intermediary for potential Section 1031 exchange;

• earnest money paid in connection with future acquisitions; and

• security and utility deposits paid by tenants per the terms of their respective leases.

Restricted cash and escrows are generally reclassified to other asset or liability accounts upon being used to purchase assets, satisfy obligations, or settle tenant obligations.

Prepaid Expenses and Other Assets

Prepaid Expenses and Other Assets

Prepaid expenses and other assets are primarily comprised of the following items:

• prepaid property taxes, insurance and operating costs;

• deferred common area maintenance costs which will be reimbursed by tenants over specified time periods;

• receivables which are unrelated to tenants, for example, insurance proceeds receivable from insurers related to casualty losses; and

• equipment, furniture and fixtures, and tenant improvements for Piedmont’s corporate office space, net of accumulated depreciation.

Prepaid expenses and other assets will be expensed as utilized or reclassified to other asset accounts upon being put into service in future periods. Balances without a future economic benefit are expensed as they are identified. Deferred common area maintenance costs are amortized to property operating costs as the related reimbursement income is recognized over the period specified in the respective lease.

Goodwill

Goodwill

Goodwill is the excess of cost of an acquired entity over the amounts specifically assigned to assets acquired and liabilities assumed in purchase accounting for business combinations. Piedmont tests the carrying value of its goodwill for impairment on an annual basis, or on an interim basis if an event occurs or circumstances change that would indicate the carrying amount may be impaired. Such interim circumstances may include, but are not limited to, significant adverse changes in legal factors or in the general business climate, adverse action or assessment by a regulator, unanticipated competition, the loss of key personnel, or persistent declines in an entity’s stock price below carrying value of the entity. Piedmont first assesses qualitative factors to determine whether the existence of events or circumstances leads to a determination that it is more likely than not that the estimated fair value of the reporting unit is less than its carrying amount. If, after assessing the totality of events or circumstances, Piedmont concludes that the estimated fair value is greater than the carrying amount, then performing a further two-step impairment test is unnecessary. However, if Piedmont chooses to forgo the availability of the qualitative analysis, the test prescribed by authoritative accounting guidance is a two-step test. The first step involves comparing the estimated fair value of the entity to its carrying value, including goodwill. Estimated fair value is determined by adjusting the trading price of the stock for a control premium, if necessary, multiplied by the common shares outstanding. If such calculated estimated fair value exceeds the carrying value, no further procedures or analysis is required. However, if the carrying value exceeds the calculated fair value, goodwill is potentially impaired and step two of the analysis would be required. Step two of the test involves calculating the implied fair value of goodwill by deducting the estimated fair value of all tangible and intangible net assets of the entity from the entity’s estimated fair value calculated in step one of the test. If the implied value of the goodwill (the remainder left after deducting the estimated fair values of the entity from its calculated overall estimated fair value in step one of the test) is less than the carrying value of goodwill, an impairment loss would be recognized.

Interest Rate Derivatives

Interest Rate Derivatives

Piedmont periodically enters into interest rate derivative agreements to hedge its exposure to changing interest rates. Piedmont records all derivatives on the balance sheet at estimated fair value. Piedmont reassesses the effectiveness of its derivatives designated as cash flow hedges on a regular basis to determine if they continue to be highly effective and also to determine if the forecasted transactions remain highly probable. Currently, Piedmont does not use derivatives for trading or speculative purposes.

The changes in estimated fair value of interest rate swap agreements designated as effective cash flow hedges are recorded in other comprehensive income (“OCI”), and subsequently reclassified to earnings when the hedged transactions occur. Changes in the estimated fair values of derivatives designated as cash flow hedges that do not qualify for hedge accounting treatment, if any, would be recorded as gain/(loss) on interest rate swap in the consolidated statements of income. The estimated fair value of the interest rate derivative agreement is recorded as interest rate derivative asset or as interest rate derivative liability in the accompanying consolidated balance sheets. Amounts received or paid under interest rate derivative agreements are recorded as interest expense in the consolidated income statements as incurred. All of Piedmont's interest rate derivative agreements as of December 31, 2014 are designated as cash flow hedges.

Deferred Financing Costs and Deferred Lease Costs

Deferred Financing Costs

Costs incurred in connection with obtaining financing which are paid to service providers other than lenders, or customary fees paid to lenders which are not calculated based on the total commitment of the facility, are capitalized as deferred financing costs in the accompanying consolidated balance sheets. These costs are amortized to interest expense on a straight-line basis (which approximates the effective interest rate method) over the terms of the related financing arrangements. Piedmont recognized amortization of deferred financing costs for the years ended December 31, 2014, 2013, and 2012 of approximately $2.7 million, $2.6 million, and $2.6 million, respectively.

Deferred Lease Costs

Deferred lease costs are comprised of costs and incentives incurred to acquire operating leases. In addition to direct costs, deferred lease costs also include intangible lease origination costs related to in-place leases acquired as part of a property acquisition and direct payroll costs incurred related to negotiating and executing specific leases. For the years ended December 31, 2014, 2013, or 2012, Piedmont capitalized approximately $0.7 million, $0.1 million, and $0, respectively, of internal leasing and development costs.

Deferred lease costs are amortized on a straight-line basis over the terms of the related underlying leases in the accompanying consolidated statements of income as follows:

• Approximately $40.9 million, $31.9 million, and $28.3 million of deferred lease costs for the years ended December 31, 2014, 2013, and 2012, respectively, are included in amortization expense; and

• Approximately $4.2 million, $3.5 million, and $2.5 million, of deferred lease costs related to lease incentives granted to tenants for the years ended December 31, 2014, 2013, and 2012, respectively, was included as an offset to rental income.

Upon receipt of a lease termination notice, Piedmont adjusts any unamortized deferred lease costs to their net realizable value ratably over the revised remaining term of the lease after giving effect to the termination notice. If there is no remaining lease term and no other obligation to provide the tenant space in the property, then any unamortized tenant-specific costs are recognized immediately upon termination.

Debt

Debt

When mortgage debt is assumed upon the acquisition of real property, Piedmont adjusts the loan to estimated fair value with a corresponding adjustment to building and other intangible assets assumed as part of the purchase. The fair value adjustment is amortized to interest expense over the term of the loan using the effective interest method.

Deferred Income

Deferred income

Deferred income is primarily comprised of the following items:

• prepaid rent from tenants; and

• tenant reimbursements related to operating expense or property tax expenses which may be due to tenants as part of an annual operating expense reconciliation.

Deferred income related to prepaid rents from tenants will be recognized as income in the period it is earned. Amounts related to operating expense reconciliations or property tax expense are relieved when the tenant's reconciliation is completed in accordance with the underlying lease, and payment is issued to the tenant.

Shares-in-trust, Preferred Stock, Common Stock, Dividends

Shares-in-trust

To date, Piedmont has not issued any shares-in-trust; however, under Piedmont’s charter, it has authority to issue a total of 150,000,000 shares-in-trust, which would be issued only in the event that there is a purported transfer of, or other change in or affecting the ownership of, Piedmont’s capital stock that would result in a violation of the ownership limits that are included in Piedmont’s charter to protect its REIT status.

Preferred Stock

To date, Piedmont has not issued any shares of preferred stock; however, Piedmont is authorized to issue up to100,000,000 shares of one or more classes or series of preferred stock. Piedmont’s board of directors may determine the relative rights, preferences, and privileges of any class or series of preferred stock that may be issued, and can be more beneficial than the rights, preferences, and privileges attributable to Piedmont’s common stock.

Common Stock

Under Piedmont’s charter, it has authority to issue a total of 750,000,000 shares of common stock with a par value of $0.01 per share. Each share of common stock is entitled to one vote and participates in distributions equally. The board of directors of Piedmont has authorized the repurchase and retirement of up to $150 million of Piedmont's common stock through third quarter of 2015. Piedmont may repurchase the shares from time to time, in accordance with applicable securities laws, in the open market or in privately negotiated transactions. The timing of repurchases is dependent upon market conditions and other factors, and repurchases may be commenced or suspended from time to time in Piedmont's discretion, without prior notice. As of December 31, 2014, there was approximately $37.0 million in remaining capacity under the program which may be used for share repurchases through third quarter of 2015.

Dividends

As a REIT, Piedmont is required by the Internal Revenue Code of 1986, as amended (the “Code”), to make distributions to stockholders each taxable year equal to at least 90% of its taxable income, computed without regard to the dividends-paid deduction and by excluding net capital gains attributable to stockholders (“REIT taxable income”). Piedmont sponsors a dividend reinvestment plan ("DRP") pursuant to which common stockholders may elect (if their brokerage agreements allow) to reinvest an amount equal to the dividends declared on their common shares into additional shares of Piedmont’s common stock in lieu of receiving cash dividends. Under the DRP, Piedmont has the option to either issue shares purchased in the open market or issue shares directly from Piedmont's authorized but unissued shares, in both cases at a 2% discount for the stockholder. Such election takes place at the settlement of each quarterly dividend in which there are participants in the DRP, and may change from quarter to quarter based on management's judgment of the best use of proceeds for Piedmont.

Noncontrolling Interest

Noncontrolling Interest

Noncontrolling interest is the equity interest of consolidated entities that are not owned by Piedmont. Noncontrolling interest is adjusted for contributions, distributions, and earnings (losses) attributable to the noncontrolling interest partners of the consolidated joint ventures. All earnings and distributions are allocated to the partners of the consolidated joint ventures in accordance with their respective partnership agreements. Earnings allocated to such noncontrolling interest partners are recorded as income attributable to noncontrolling interest in the accompanying consolidated statements of income.

In addition, certain non-controlling interests are held in the form of equity participation agreements in Piedmont's consolidated variable interest entities. The equity participation agreements include an option to redeem when certain conditions are met. These instruments are re-measured at the redemption amount once the redemption becomes probable and reclassified to a liability once the redemption option is exercised or conditions are met to make the option mandatorily redeemable.

Revenue Recognition

Revenue Recognition

All leases of real estate assets held by Piedmont are classified as operating leases, and the related base rental income is recognized on a straight-line basis over the terms of the respective leases. Tenant reimbursements are recognized as revenue in the period that the related operating cost is incurred. Rents and tenant reimbursements collected in advance are recorded as deferred income in the accompanying consolidated balance sheets. Lease termination revenues are recognized ratably as rental revenue over the revised remaining lease term after giving effect to the termination notice. Contingent rental income recognition is deferred until the specific lease-related targets are achieved.

Gains on the sale of real estate assets are recognized upon completing the sale and, among other things, determining the sale price and transferring all of the risks and rewards of ownership without significant continuing involvement with the purchaser. Recognition of all or a portion of the gain would be deferred until both of these conditions are met. Losses are primarily recognized through impairment charges when identified.

Stock-based Compensation and Nonqualified Deferred Compensation Plan

Stock-based Compensation

Piedmont has issued stock-based compensation in the form of restricted stock to its employees and directors. For employees, such compensation has been issued pursuant to Piedmont's Long-term Incentive Compensation ("LTIC") program. The LTIC program is comprised of an annual restricted stock grant component and a multi-year performance share component. Awards granted pursuant to the annual restricted stock component are considered equity awards and expensed straight-line over the vesting period, with issuances recorded as a reduction to additional paid in capital. Awards granted pursuant to the performance share component are considered liability awards and are expensed over the service period, with issuances recorded as a reduction to accrued expense. The compensation expense recognized related to both of these award types is recorded as property operating costs for those employees whose job is related to property operation and as general and administrative expense for all other employees and directors in the accompanying consolidated statements of income.

Non-qualified Deferred Compensation Plan

Additionally, Piedmont has adopted a nonqualified deferred compensation plan which allows certain employees to elect to defer their receipt of compensation, including both cash and stock-based compensation, until future taxable years. Amounts deferred are invested in trading securities held in a "rabbi trust" and are measured using quoted market prices as of the reporting date. Such investments are included in cash equivalents due to their short-term, liquid nature, with the corresponding liability included in accounts payable, accrued expenses, and accrued capital expenditures in the accompanying consolidated balance sheets.

Legal Fees and Related Insurance Recoveries

Legal Fees and Related Insurance Recoveries

Piedmont recognizes legal expenses in the period in which services are rendered as a component of general and administrative expense for routine corporate matters or as property operating costs for legal expenses attributable to operating properties. Insurance reimbursements related to ongoing legal matters are recorded as a reduction of legal expense in the period that the insurance company definitively notifies Piedmont of its intent to issue payment.

Litigation Settlement Expense and Casualty Losses Related Insurance Recoveries

Litigation Settlement Expense and Casualty Losses and Related Insurance Recoveries

During the year ended December 31, 2012, Piedmont settled two separate securities class action lawsuits and recorded $7.0 million in litigation settlement expense. Additionally, from time to time, specific assets may be damaged or destroyed by natural disasters. Such damages may result in significant expenses related to the destruction of fixed assets or costs to clean, repair, and establish emergency operations at the building or buildings affected by the casualty event. In addition, Piedmont may recognize expenses as a result of issuing rent abatements to tenants for business interruptions caused by the tenants' inability to access the space that they lease from Piedmont. Losses related to the above items are estimated and recorded in the period incurred without regard to whether the loss may be ultimately recoverable under Piedmont's various insurance policies. During the years ended December 31, 2014, 2013 and 2012, substantially all of the net casualty loss recorded related to losses incurred in Piedmont's New York/New Jersey portfolio as a result of Hurricane Sandy which occurred in October 2012.

Insurance recoveries are recorded as income in the period that the insurance company definitively notifies Piedmont of its intent to issue payment.

Net Income Available to Common Stockholders Per Share

Net Income Available to Common Stockholders Per Share

Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period. Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period, including the dilutive effect of nonvested restricted stock. The dilutive effect of nonvested restricted stock is calculated using the treasury stock method to determine the number of additional common shares that would become outstanding if the remaining unvested restricted stock awards vested. Outstanding stock options have been excluded from the diluted earnings per share calculation, as their impact would be anti-dilutive.

Income Taxes

Income Taxes

Piedmont has elected to be taxed as a REIT under the Code, and has operated as such, beginning with its taxable year ended December 31, 1998. To qualify as a REIT, Piedmont must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income. As a REIT, Piedmont is generally not subject to federal income taxes. Accordingly, neither a provision nor a benefit for federal income taxes has been made in the accompanying consolidated financial statements. Piedmont is subject to certain state and local taxes related to the operations of properties in certain locations, which have been provided for in general and administrative expenses in the accompanying consolidated financial statements. Additionally, Piedmont conducts certain operations through its taxable REIT subsidiary, Piedmont Office Holdings, Inc.

Reclassifications

Reclassifications

Certain prior period amounts have been reclassified to conform to the current period financial statement presentation. The reclassifications relate to properties classified as held for sale and the required presentation of income from discontinued operations for properties sold during the three months ended March 31, 2014, and the years ended December 31, 2013, and 2012 (see Note 14). Effective April 1, 2014, Piedmont adopted the amendments of Accounting Standards Update No. 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant, and Equipment (Topic 360): Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity ("ASU 2014-08") which changed the criteria for reporting discontinued operations. Further, gains and losses on sale related to properties which do not meet the newly adopted definition of discontinued operations and the operational results of these properties are included in income from continuing operations for all periods presented, while the gain on sale is presented in accordance with SEC Rule 3-15 of Regulation S-X in the accompanying consolidated statements of income between discontinued operations and net income. These gains and/or losses, however, are included in continuing operations for purposes of calculating earnings per share data. Operational results related to properties sold or held for sale as of March 31, 2014 continue to be presented as discontinued operations because the adoption provisions of ASU 2014-08 require prospective implementation. None of these reclassifications affect net income or net equity attributable to Piedmont as presented in previous periods.

Recent Accounting Pronouncements

Recent Accounting Pronouncements

The Financial Accounting Standards Board has issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers (Topic 606) ("ASU 2014-09"). The amendments in ASU 2014-09 change the criteria for the recognition of revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services using a five-step determination process. Steps 1 through 5 involve (i) identifying contracts with a customer, (ii) identifying the performance obligations in the contract, (iii) determining the transaction price, (iv) allocating the transaction price to the performance obligations, and (v) recognizing revenue as an entity satisfies a performance obligation. Additionally, lease contracts are specifically excluded from ASU 2014-09. The amendments in ASU 2014-09 are effective in the first quarter of 2017 for Piedmont, and early adoption is not permitted. Piedmont is currently evaluating the potential impact, if any, of the amendments of ASU 2014-09.

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Schedule III - Real Estate Assets and Accumulated Depreciation

12 Months Ended

Dec. 31, 2014

SEC Schedule III, Real Estate and Accumulated Depreciation Disclosure [Abstract]

Schedule III - Real Estate Assets and Accumulated Depreciation

Piedmont Office Realty Trust, Inc.

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2014

(dollars in thousands)

					Initial Cost				Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land	Buildings and Improvements	Total	Costs Capitalized Subsequent to Acquisition	Land	Buildings and Improvements	Total	Accumulated Depreciation and Amortization	Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
3900 DALLAS PARKWAY	Plano, TX	100	%	None	1,456	20,377	21,833	3,054	1,517	23,370	24,887	10,342	1999	12/21/1999	0	-	40
RIVER CORPORATE CENTER	Tempe, AZ	100	%	(a)	—	16,036	16,036	7,341	—	23,377	23,377	8,158	1998	3/29/2000	0	-	40
1430 ENCLAVE PARKWAY	Houston, TX	100	%	32,100	7,100	37,915	45,015	2,447	5,506	41,956	47,462	16,794	1994	12/21/2000	0	-	40
CRESCENT RIDGE II	Minnetonka, MN	100	%	None	7,700	45,154	52,854	9,429	8,021	54,262	62,283	22,975	2000	12/21/2000	0	-	40
1200 CROWN COLONY DRIVE	Quincy, MA	100	%	None	11,042	40,666	51,708	3,507	11,042	44,173	55,215	15,655	1990	7/30/2001	0	-	40
5601 HIATUS ROAD	Tamarac, FL	100	%	None	3,642	10,404	14,046	1,722	3,642	12,126	15,768	4,553	2001	12/21/2001	0	-	40
WINDY POINT I	Schaumburg, IL	100	%	23,400	4,537	31,847	36,384	2,777	4,537	34,624	39,161	12,350	1999	12/31/2001	0	-	40
WINDY POINT II	Schaumburg, IL	100	%	40,300	3,746	55,026	58,772	16,697	3,746	71,723	75,469	21,182	2001	12/31/2001	0	-	40
SARASOTA COMMERCE CENTER II	Sarasota, FL	100	%	None	1,767	20,533	22,300	2,416	2,203	22,513	24,716	8,212	1999	1/11/2002	0	-	40
11695 JOHNS CREEK PARKWAY	Johns Creek, GA	100	%	None	2,080	13,572	15,652	1,288	2,080	14,860	16,940	5,309	2001	3/28/2002	0	-	40
3750 BROOKSIDE PARKWAY	Alpharetta, GA	100	%	None	1,561	14,207	15,768	897	1,561	15,104	16,665	4,965	2001	4/18/2002	0	-	40
2001 NW 64th STREET	Ft. Lauderdale, FL	100	%	(a)	—	7,172	7,172	967	—	8,139	8,139	2,801	2001	4/18/2002	0	-	40
90 CENTRAL STREET	Boxborough, MA	100	%	None	3,642	29,497	33,139	3,638	3,642	33,135	36,777	11,966	2001	5/3/2002	0	-	40
DESERT CANYON 300	Phoenix, AZ	100	%	None	2,602	24,333	26,935	46	2,602	24,379	26,981	8,096	2001	6/4/2002	0	-	40
6031 CONNECTION DRIVE	Irving, TX	100	%	None	3,157	43,656	46,813	3,477	3,157	47,133	50,290	15,712	1999	8/15/2002	0	-	40
6021 CONNECTION DRIVE	Irving, TX	100	%	None	3,157	42,662	45,819	10,406	3,157	53,068	56,225	14,398	2000	8/15/2002	0	-	40
6011 CONNECTION DRIVE	Irving, TX	100	%	None	3,157	29,034	32,191	2,586	3,157	31,620	34,777	11,281	1999	8/15/2002	0	-	40
BRAKER POINTE III	Austin, TX	100	%	None	6,098	34,492	40,590	1	6,099	34,492	40,591	11,230	2001	8/15/2002	0	-	40
CHANDLER FORUM	Chandler, AZ	100	%	None	2,632	—	2,632	19,964	2,779	19,817	22,596	7,352	2003	9/12/2002	0	-	40
2 GATEHALL DRIVE	Parsippany, NJ	100	%	None	9,054	96,722	105,776	6,684	9,054	103,406	112,460	32,437	1985	9/27/2002	0	-	40
5601 HEADQUARTERS DRIVE	Plano, TX	100	%	None	3,153	24,602	27,755	2,663	3,153	27,265	30,418	8,385	2001	9/27/2002	0	-	40

					Initial Cost					Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land	Buildings and Improvements	Total	Costs Capitalized Subsequent to Acquisition		Land	Buildings and Improvements	Total	Accumulated Depreciation and Amortization	Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
TWO INDEPENDENCE SQUARE	Washington, DC	100	%	None	52,711	202,702	255,413	58,089		52,711	260,791	313,502	70,694	1991	11/22/2002	0	-	40
ONE INDEPENDENCE SQUARE	Washington, DC	100	%	None	29,765	104,814	134,579	3,900		30,562	107,917	138,479	33,915	1991	11/22/2002	0	-	40
2120 WEST END AVENUE	Nashville, TN	100	%	None	4,908	59,011	63,919	6,672		5,101	65,490	70,591	21,396	2000	11/26/2002	0	-	40
800 NORTH BRAND BOULEVARD	Glendale, CA	100	%	None	23,605	136,284	159,889	11,892		23,607	148,174	171,781	48,571	1990	12/20/2002	0	-	40
EASTPOINT I	Mayfield  Heights, OH	100	%	None	1,485	11,064	12,549	2,889		1,485	13,953	15,438	3,805	2000	1/9/2003	0	-	40
EASTPOINT II	Mayfield Heights, OH	100	%	None	1,235	9,199	10,434	1,939		1,235	11,138	12,373	3,895	2000	1/9/2003	0	-	40
150 WEST JEFFERSON	Detroit, MI	100	%	None	9,759	88,364	98,123	5,868		9,759	94,232	103,991	28,925	1989	3/31/2003	0	-	40
US BANCORP CENTER	Minneapolis, MN	100	%	105,000	11,138	175,629	186,767	16,595		11,138	192,224	203,362	56,098	2000	5/1/2003	0	-	40
AON CENTER	Chicago, IL	100	%	None	23,267	472,488	495,755	170,177		23,966	641,966	665,932	185,398	1972	5/9/2003	0	-	40
AUBURN HILLS CORPORATE CENTER	Auburn Hills, MI	100	%	None	1,978	16,570	18,548	(7,587	)	1,591	9,370	10,961	4,206	2001	5/9/2003	0	-	40
9211 CORPORATE BOULEVARD	Rockville, MD	100	%	None	3,019	21,984	25,003	(3,695	)	2,960	18,348	21,308	5,074	1989	7/30/2003	0	-	40
9221 CORPORATE BOULEVARD	Rockville, MD	100	%	None	3,019	21,984	25,003	(2,577	)	2,960	19,466	22,426	5,497	1989	7/30/2003	0	-	40
GLENRIDGE HIGHLANDS TWO	Atlanta, GA	100	%	None	6,662	69,031	75,693	(19,847	)	6,662	49,184	55,846	15,602	2000	8/1/2003	0	-	40
200 BRIDGEWATER CROSSING	Bridgewater, NJ	100	%	None	8,182	84,160	92,342	(12,411	)	8,328	71,603	79,931	19,411	2002	8/14/2003	0	-	40
1055 EAST COLORADO BOULEVARD	Pasadena, CA	100	%	29,200	6,495	30,265	36,760	(3,035	)	6,495	27,230	33,725	7,483	2001	8/22/2003	0	-	40
FAIRWAY CENTER II	Brea, CA	100	%	None	7,110	15,600	22,710	(2,262	)	7,110	13,338	20,448	4,351	2002	8/29/2003	0	-	40
COPPER RIDGE CENTER	Lyndhurst, NJ	100	%	None	6,974	38,714	45,688	(3,709	)	6,974	35,005	41,979	10,980	1989	9/5/2003	0	-	40
1901 MAIN STREET	Irvine, CA	100	%	None	6,246	36,455	42,701	(6,049	)	6,246	30,406	36,652	8,943	2001	9/17/2003	0	-	40
400 VIRGINIA AVE	Washington, DC	100	%	None	22,146	49,740	71,886	(1,253	)	22,146	48,487	70,633	14,325	1985	11/19/2003	0	-	40
4250 NORTH FAIRFAX DRIVE	Arlington, VA	100	%	None	13,636	70,918	84,554	1,591		13,636	72,509	86,145	20,584	1998	11/19/2003	0	-	40

					Initial Cost					Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land	Buildings and Improvements	Total	Costs Capitalized Subsequent to Acquisition		Land	Buildings and Improvements	Total	Accumulated Depreciation and Amortization	Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
1225 EYE STREET (c)	Washington, DC	50	%	57,600	21,959	47,602	69,561	67		21,959	47,669	69,628	14,343	1986	11/19/2003	0	-	40
1201 EYE STREET (d)	Washington, DC	50	%	82,400	31,985	63,139	95,124	(3,090	)	31,984	60,050	92,034	17,092	2001	11/19/2003	0	-	40
1901 MARKET STREET	Philadelphia, PA	100	%	None	13,584	166,683	180,267	52,860		20,829	212,298	233,127	56,250	1987	12/18/2003	0	-	40
60 BROAD STREET	New York, NY	100	%	None	32,522	168,986	201,508	9,251		60,708	150,051	210,759	43,085	1962	12/31/2003	0	-	40
1414 MASSACHUSETTS AVENUE	Cambridge, MA	100	%	None	4,210	35,821	40,031	(214	)	4,365	35,452	39,817	13,619	1873	1/8/2004	0	-	40
ONE BRATTLE SQUARE	Cambridge, MA	100	%	None	6,974	64,940	71,914	(3,920	)	7,113	60,881	67,994	28,646	1991	2/26/2004	0	-	40
600 CORPORATE DRIVE	Lebanon, NJ	100	%	None	3,934	—	3,934	16,281		3,934	16,281	20,215	5,765	2005	3/16/2004	0	-	40
1075 WEST ENTRANCE DRIVE	Auburn Hills,  MI	100	%	None	5,200	22,957	28,157	(313	)	5,207	22,637	27,844	6,411	2001	7/7/2004	0	-	40
3100 CLARENDON BOULEVARD	Arlington, VA	100	%	None	11,700	69,705	81,405	11,250		11,791	80,864	92,655	15,861	1987	12/9/2004	0	-	40
9200 CORPORATE BOULEVARD	Rockville, MD	100	%	None	3,730	16,608	20,338	(1,185	)	3,882	15,271	19,153	3,783	1982	12/29/2004	0	-	40
400 BRIDGEWATER CROSSING	Bridgewater, NJ	100	%	None	10,400	71,052	81,452	(8,832	)	10,400	62,220	72,620	19,754	2002	2/17/2006	0	-	40
LAS COLINAS CORPORATE CENTER I	Irving, TX	100	%	17,500	3,912	18,830	22,742	(3,882	)	2,543	16,317	18,860	3,486	1998	8/31/2006	0	-	40
LAS COLINAS CORPORATE CENTER II	Irving, TX	100	%	25,025	4,496	29,881	34,377	(3,615	)	2,543	28,219	30,762	6,354	1998	8/31/2006	0	-	40
TWO PIERCE PLACE	Itasca, IL	100	%	None	4,370	70,632	75,002	2,793		4,370	73,425	77,795	22,395	1991	12/7/2006	0	-	40
2300 CABOT DRIVE	Lisle, IL	100	%	None	4,390	19,549	23,939	(3,705	)	4,390	15,844	20,234	3,513	1998	5/10/2007	0	-	40
PIEDMONT POINTE I	Bethesda, MD	100	%	None	11,200	58,606	69,806	7,357		11,200	65,963	77,163	12,724	2007	11/13/2007	0	-	40
PIEDMONT POINTE II	Bethesda, MD	100	%	None	13,300	70,618	83,918	7,374		13,300	77,992	91,292	13,502	2008	6/25/2008	0	-	40
SUWANEE GATEWAY ONE	Suwanee, GA	100	%	None	1,000	6,875	7,875	78		1,000	6,953	7,953	756	2008	9/28/2010	0	-	40
ONE MERIDIAN CROSSINGS	Richfield, MN	100	%	None	2,919	24,398	27,317	318		2,919	24,716	27,635	2,931	1997	10/1/2010	0	-	40
TWO MERIDIAN CROSSINGS	Richfield, MN	100	%	None	2,661	25,742	28,403	373		2,661	26,115	28,776	3,140	1998	10/1/2010	0	-	40
500 W. MONROE	Chicago, IL	100	%	None	36,990	185,113	222,103	18,367		36,990	203,480	240,470	19,497	1991	3/31/2011	0	-	40
THE DUPREE	Atlanta, GA	100	%	None	4,080	14,310	18,390	892		4,080	15,202	19,282	2,394	1997	4/29/2011	0	-	40
THE MEDICI	Atlanta, GA	100	%	None	1,780	11,510	13,290	4,031		1,780	15,541	17,321	1,313	2008	6/7/2011	0	-	40
225 PRESIDENTIAL WAY	Boston, MA	100	%	None	3,626	36,916	40,542	(763	)	3,613	36,166	39,779	5,094	2000	9/13/2011	0	-	40
235 PRESIDENTIAL WAY	Boston, MA	100	%	None	4,154	44,048	48,202	(911	)	4,138	43,153	47,291	6,054	2001	9/13/2011	0	-	40
400 TOWNPARK	Lake Mary, FL	100	%	None	2,570	20,555	23,125	1,692		2,570	22,247	24,817	2,455	2008	11/10/2011	0	-	40

					Initial Cost									Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land		Buildings and Improvements		Total		Costs Capitalized Subsequent to Acquisition			Land		Buildings and Improvements		Total		Accumulated Depreciation and Amortization		Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
ARLINGTON GATEWAY	Arlington, VA	100	%	None	36,930		129,070		166,000		1,673			36,930		130,743		167,673		11,673		2005	3/4/2013	0		40
5 & 15 WAYSIDE ROAD	Burlington, MA	100	%	None	7,190		55,445		62,635		(108		)	7,190		55,337		62,527		3,656		1999 / 2001	3/22/2013	0		40
5301 MARYLAND WAY	Brentwood, TN	100	%	None	5,740		9,717		15,457		—			5,740		9,717		15,457		2,000		1989	8/12/2013	0		40
6565 MACARTHUR BOULEVARD	Irving, TX	100	%	None	4,820		37,767		42,587		156			4,820		37,923		42,743		1,978		1998	12/5/2013	0		40
ONE LINCOLN PARK	Dallas, TX	100	%	None	6,640		44,810		51,450		412			6,640		45,222		51,862		2,220		1999	12/20/2013	0		40
161 CORPORATE CENTER	Irving, TX	100	%	None	2,020		10,680		12,700		130			2,020		10,810		12,830		606		1998	12/30/2013	0		40
5 WALL STREET	Burlington, MA	100	%	36,520	9,560		50,276		59,836		—			9,560		50,276		59,836		1,249		2008	6/27/2014	0		40
1155 PERIMETER CENTER WEST	Atlanta, GA	100	%	None	5,870		66,849		72,719		—			5,870		66,849		72,719		1,109		2000	8/28/2014	0		40
PIEDMONT POWER, LLC (f)	Bridgewater, NJ	100	%	None	—		79		79		2,741			—		2,820		2,820		250		N/A	12/20/2011	0	-	40
UNDEVELOPED LAND PARCELS (b)	Various	100	%	None	6,021		427		6,448		46,465			19,951		32,962		52,913		—		N/A	Various			N/A
Total—Consolidated REIT Properties					$	657,060	$	4,123,079	$	4,780,139	$	473,217		$	704,317	$	4,549,039	$	5,253,356	$	1,178,264

					Initial Cost								Gross Amount at Which Carried at December 31, 2014
Description	Location	Ownership Percentage		Encumbrances	Land		Buildings and Improvements		Total		Costs Capitalized Subsequent to Acquisition		Land		Buildings and Improvements		Total		Accumulated Depreciation and Amortization		Date of Construction	Date Acquired	Life on which Depreciation and Amortization is Computed (in years) (e)
8560 UPLAND DRIVE	Parker, CO	72	%	None	1,954		11,216		13,170		1,089		2,048		12,211		14,259		4,292		2001	12/21/2001	0	-	40
Total – Unconsolidated JV Properties					$	1,954	$	11,216	$	13,170	$	1,089	$	2,048	$	12,211	$	14,259	$	4,292
Total – All Properties					$	659,014	$	4,134,295	$	4,793,309	$	474,306	$	706,365	$	4,561,250	$	5,267,615	$	1,182,556

^(a)  Property is owned subject to a long-term ground lease.

^(b)  Undeveloped Land Parcels are not included in Piedmont’s total building count.

^(c)  Piedmont purchased all of the membership interest in 1225 Equity, LLC, which own a 49.5% membership interest in 1225 Eye Street, N.W. Associates, which owns the 1225 Eye Street building. As a result of its ownership of 1225 Equity, LLC, Piedmont owns an approximate 49.5% in the 1225 Eye Street building. As the controlling member, Piedmont is deemed to have control of the entities and, as such, consolidates the joint ventures.

^(d)  Piedmont purchased all of the membership interest in 1201 Equity, LLC, which own a 49.5% membership interest in 1201 Eye Street, N.W. Associates, which owns the 1201 Eye Street building. As a result of its ownership of 1201 Equity, LLC, Piedmont owns an approximate 49.5% in the 1201 Eye Street building. As the controlling member, Piedmont is deemed to have control of the entities and, as such, consolidates the joint ventures.

^(e)  Piedmont’s assets are depreciated or amortized using the straight-lined method over the useful lives of the assets by class. Generally, Tenant Improvements are amortized over the shorter of economic life or lease term, and Lease Intangibles are amortized over the lease term. Generally, Building Improvements are depreciated over 5 - 25 years, Land Improvements are depreciated over 20 - 25 years, and Buildings are depreciated over 40 years.

^(f)  Represents solar panels at the 400 Bridgewater Crossing building, which are not included in Piedmont’s total building count.

Piedmont Office Realty Trust, Inc.

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2014

(dollars in thousands)

	2014			2013			2012
Real Estate:
Balance at the beginning of the year	$	5,038,005		$	4,648,904		$	4,699,311
Additions to/improvements of real estate	316,991			541,701			108,131
Assets disposed	(71,627		)	(133,249		)	(77,768		)
Assets impaired	—			(1,242		)	—
Write-offs of intangible assets(1)	(9,723		)	(12,080		)	(73,632		)
Write-offs of fully depreciated/amortized assets	(6,031		)	(6,029		)	(7,138		)
Balance at the end of the year	$	5,267,615		$	5,038,005		$	4,648,904
Accumulated Depreciation and Amortization:
Balance at the beginning of the year	$	1,060,885		$	977,768		$	935,716
Depreciation and amortization expense	156,808			140,637			139,196
Assets disposed	(19,383		)	(39,411		)	(16,374		)
Write-offs of intangible assets(1)	(9,723		)	(12,080		)	(73,632		)
Write-offs of fully depreciated/amortized assets	(6,031		)	(6,029		)	(7,138		)
Balance at the end of the year	$	1,182,556		$	1,060,885		$	977,768

⁽¹⁾  Consists of write-offs of intangible lease assets related to lease restructurings, amendments and terminations.

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Impairment of Certain Real Estate Assets (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012	Aug. 12, 2013 property
Impaired Long-Lived Assets Held and Used [Line Items]
Impairment losses recorded in Discontinued Operations:	$ 0	$ 7,644	$ 0
Number of real estate properties				3
11107 and 11109 Sunset Hills Road [Member]
Impaired Long-Lived Assets Held and Used [Line Items]
Impairment losses recorded in Discontinued Operations:	0	1,242	0
1111 Durham Avenue [Member]
Impaired Long-Lived Assets Held and Used [Line Items]
Impairment losses recorded in Discontinued Operations:	0	6,402	0
Piedmont's Investment in Fund XIII and REIT JV (at Piedmont's approximate 72% ownership) [Member]
Impaired Long-Lived Assets Held and Used [Line Items]
Impairment losses included in Continuing Operations as Equity in Loss of Unconsolidated Joint Ventures:	$ 0	$ 4,402	$ 0
Piedmont’s Approximate Ownership Percentage	72.00%
Number of real estate properties		2

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Income Taxes (Tables)

12 Months Ended

Dec. 31, 2014

Income Tax Disclosure [Abstract]

Schedule of Tax Basis Income

Piedmont’s income tax basis net income for the years ended December 31, 2014, 2013, and 2012, is calculated as follows (in thousands):

	2014			2013			2012
GAAP basis financial statement net income	$	43,348		$	98,728		$	93,204
Increase (decrease) in net income resulting from:
Depreciation and amortization expense for financial reporting purposes in excess of amounts for income tax purposes	50,810			42,374			35,125
Rental income accrued for income tax purposes less than amounts for financial reporting purposes	(28,504		)	(25,964		)	(10,422		)
Net amortization of above/below-market lease intangibles for financial reporting purposes in excess of amounts for income tax purposes	(4,705		)	(4,701		)	(5,324		)
Gain on disposal of property for financial reporting purposes in excess of amounts for income tax purposes	(29,558		)	(35,153		)	(7,967		)
Taxable income (loss) of Piedmont Washington Properties, Inc., in excess of amount for financial reporting purposes	(468		)	—			2,662
Other expenses for financial reporting purposes in excess of amounts for income tax purposes	5,727			9,045			14,361
Income tax basis net income, prior to dividends paid deduction	$	36,650		$	84,329		$	121,639

Schedule of Characterization Of Dividends To Common Stockholders

For income tax purposes, dividends to common stockholders are characterized as ordinary income, capital gains, or as a return of a stockholder’s invested capital. The composition of Piedmont’s distributions per common share is presented below:

	2014		2013		2012
Ordinary income	29	%	64	%	73	%
Return of capital	71	%	36	%	11	%
Capital gains	—	%	—	%	16	%
	100	%	100	%	100	%

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Summary of Significant Accounting Policies (Tables)

12 Months Ended

Dec. 31, 2014

Accounting Policies [Abstract]

Property, Plant and Equipment

Piedmont’s real estate assets are depreciated or amortized using the straight-line method over the following useful lives:

Buildings	40 years
Building improvements	5-25 years
Land improvements	20-25 years
Tenant improvements	Shorter of economic life or lease term
Furniture, fixtures, and equipment	3-5 years
Intangible lease assets	Lease term

Schedule of Finite-Lived Intangible Assets by Major Class

Gross intangible assets and liabilities recorded at acquisition as of December 31, 2014 and 2013, respectively, are as follows (in thousands):

	December 31, 2014		December 31, 2013
Intangible Lease Assets:
Above-Market In-Place Lease Assets	$	23,785	$	21,137
Absorption Period Costs	$	126,252	$	125,060
Intangible Lease Origination Costs (included as component of Deferred Lease Costs)	$	159,670	$	158,427
Intangible Lease Liabilities (Below-Market In-Place Leases)	$	81,241	$	91,369

Amortization Of Intangible Lease Costs

For the years ended December 31, 2014, 2013, and 2012, respectively, Piedmont recognized amortization of intangible lease costs as follows (in thousands):

	2014		2013		2012
Amortization expense related to Intangible Lease Origination Costs and Absorption Period Costs	$	36,007	$	30,409	$	36,151
Amortization of Above-Market and Below-Market In-Place Lease intangibles as a net increase to rental revenues	$	4,727	$	5,278	$	5,678

Schedule of Finite-Lived Intangible Assets, Future Amortization Expense

Net intangible assets and liabilities as of December 31, 2014 will be amortized as follows (in thousands):

	Intangible Lease Assets
	Above-Market In-place Lease Assets		Absorption Period Costs		Intangible Lease Origination Costs(1)		Below-Market In-place Lease Liabilities
For the year ending December 31:
2015	$	2,449	$	15,385	$	19,840	$	6,759
2016	2,371		12,800		17,256		6,638
2017	1,599		10,025		14,250		6,736
2018	1,027		7,393		11,229		6,143
2019	633		5,580		8,848		4,842
Thereafter	31		10,884		17,042		12,159
	$	8,110	$	62,067	$	88,465	$	43,277
Weighted-Average Amortization Period (in years)	4		6		6		7

⁽¹⁾  Included as a component of Deferred Lease Costs in the accompanying consolidated balance sheets.

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Acquisitions (Tables)

12 Months Ended

Dec. 31, 2014

Business Combinations [Abstract]

Schedule of Business Acquisitions, by Acquisition

During the year ended December 31, 2014, Piedmont acquired 100% ownership of the following properties using proceeds from the $500 Million Unsecured Line of Credit, proceeds from property dispositions, and cash on hand, net of debt assumed, as noted below:

Property	Metropolitan Statistical Area	Date of Acquisition	Rentable Square Feet (Unaudited)	Percentage Leased as of Acquisition (Unaudited)				Contractual Purchase Price  (in millions)
5 Wall Street	Boston, MA	June 27, 2014	181,680	100		%		$	62.5	(1)
1155 Perimeter Center West	Atlanta, GA	August 28, 2014	376,694	100		%		$	80.8
Land Parcel	Metropolitan Statistical Area	Date of Acquisition	Acreage	Contractual Purchase Price  (in millions)
Lake Mary Land Parcel	Orlando, FL	November 21, 2014	25.2	$	7.7		(2)

⁽¹⁾  The purchase included the assumption of a $35.0 million mortgage loan with a principal balance outstanding at acquisition of approximately $33.7 million, maturing on September 1, 2021. See further detail on the mortgage loan in Note 5.

⁽²⁾  Piedmont capitalized approximately $0.2 million of closing costs in conjunction with the purchase of the land parcel.

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Consolidated Statements of Cash Flows (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Cash Flows from Operating Activities:
Net income	$ 43,363	$ 98,743	$ 93,219
Operating distributions received from unconsolidated joint ventures	266	1,475	2,338
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation	138,679	123,566	113,650
Amortization of deferred financing costs and estimated fair market value adjustments on notes payable	1,578	2,620	2,648
Settlement of forward starting interest rate swaps	14,960	672	0
Other amortization	56,327	43,939	47,479
Impairment loss on wholly-owned properties	0	7,644	0
Stock compensation expense	3,975	1,590	2,246
Reduction of long-lived assets due to casualty event	0	0	1,980
Equity in income of unconsolidated joint ventures	350	3,676	(923)
Gain on sale of real estate assets	(2,330)	(31,292)	(27,577)
Loss on consolidation	0	898	0
Retirement of shares returned from escrow	(1,479)	0	0
Changes in assets and liabilities:
Increase in tenant and straight-line rent receivables, net	(40,505)	(29,101)	(21,720)
(Increase)/decrease in restricted cash and escrows	(135)	(60)	8,705
Increase in prepaid expenses and other assets	(1,884)	(3,427)	(3,837)
Increase/(decrease) in accounts payable and accrued expenses	2,995	(6,434)	8,486
(Decrease)/increase in deferred income	(277)	570	(5,769)
Net cash provided by operating activities	215,883	215,079	220,925
Cash Flows from Investing Activities:
Acquisition of real estate assets, net of related debt assumed, and intangibles	(117,418)	(366,182)	(4,225)
Net cash held in escrow for acquisitions	(5,150)	0	0
Capitalized expenditures, net of accruals	(168,891)	(175,988)	(104,262)
Acquisition of unconsolidated joint ventures, net of cash assumed	0	(14,242)	0
Net sale proceeds from wholly-owned properties and consolidated joint venture	46,232	95,671	93,839
Net sale proceeds received from unconsolidated joint ventures	6,017	0	0
Investments in unconsolidated joint ventures	(42)	(793)	(136)
Deferred lease costs paid	(27,694)	(34,298)	(48,692)
Net cash used in investing activities	(266,946)	(495,832)	(63,476)
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294)	(4,892)	(3,125)
Proceeds from debt	1,052,527	1,085,604	409,000
Repayments of debt	(813,702)	(500,000)	(465,000)
Discount paid due to loan modification	(1,135)	0	0
Net costs of issuance of common stock	0	(91)	(229)
Repurchases of common stock as part of announced plan	(54,802)	(173,551)	(88,450)
Dividends paid and discount on dividend reinvestments	(125,198)	(132,301)	(136,378)
Net cash provided by/(used in) financing activities	56,396	274,769	(284,182)
Net increase/(decrease) in cash and cash equivalents	5,333	(5,984)	(126,733)
Cash and cash equivalents, beginning of year	6,973	12,957	139,690
Cash and cash equivalents, end of year	$ 12,306	$ 6,973	$ 12,957

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Unconsolidated Joint Ventures (Tables)

12 Months Ended

Dec. 31, 2014

Equity Method Investments and Joint Ventures [Abstract]

Schedule of Equity Method Investments

As of December 31, 2014 and 2013, Piedmont owned interests in the following unconsolidated joint ventures (in thousands):

Name of Joint Venture	Properties Held by Joint Venture	Piedmont’s Approximate Ownership Percentage
				2014		2013
Fund XIII and REIT Joint Venture	8560 Upland Drive; and Two Park Center (1)	72	%	$	7,661	$	14,122

⁽¹⁾  During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois.

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Earnings Per Share (Tables)

12 Months Ended

Dec. 31, 2014

Earnings Per Share [Abstract]

Schedule of Weighted Average Number of Shares

The following table reconciles the denominator for the basic and diluted earnings per share computations shown on the consolidated statements of operations for the years ended December 31, 2014, 2013, and 2012 (in thousands):

	2014	2013	2011
Weighted-average common shares—basic	154,452	165,013	170,312
Plus incremental weighted-average shares resulting from the assumed conversion of time-vested restricted stock awards	133	124	129
Weighted-average common shares—diluted	154,585	165,137	170,441

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Variable Interest Entities (Details) (USD $) In Millions, unless otherwise specified	12 Months Ended
	Dec. 31, 2014		Dec. 31, 2013
Eye Street 1201 NW Associates LLC [Member]
Variable Interest Entity [Line Items]
Piedmont’s % Ownership of Entity	49.50%
Net Carrying Amount	$ (2.8)		$ (5.3)
Percent of cash flow entitled to entity	100.00%
Eye Street 1225 NW Associates LLC [Member]
Variable Interest Entity [Line Items]
Piedmont’s % Ownership of Entity	49.50%
Net Carrying Amount	(1.1)		(0.9)
Percent of cash flow entitled to entity	100.00%
Piedmont 500 W. Monroe Fee LLC [Member]
Variable Interest Entity [Line Items]
Piedmont’s % Ownership of Entity	100.00%
Net Carrying Amount	245.3		228.3
Suwanee Gateway One LLC [Member]
Variable Interest Entity [Line Items]
Piedmont’s % Ownership of Entity	100.00%	[1]
Net Carrying Amount	7.2	[1]	7.4	[1]
400 TownPark, LLC [Member]
Variable Interest Entity [Line Items]
Piedmont’s % Ownership of Entity	100.00%	[2]
Net Carrying Amount	21.9	[2]	22.3	[2]
Piedmont TownPark Land, LLC [Member]
Variable Interest Entity [Line Items]
Piedmont’s % Ownership of Entity	100.00%
Net Carrying Amount	$ 7.9		$ 0

[1] As of January 6, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to Suwanee Gateway One, LLC., without any pay out required.

[2] As of January 29, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to 400 TownPark, LLC, without any pay out required.

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Consolidated Balance Sheets (USD $) In Thousands, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013
Assets:
Land	$ 702,800	$ 687,244
Buildings and improvements, less accumulated depreciation of $1,088,062 and $970,434 as of December 31, 2014 and December 31, 2013, respectively	3,224,178	3,150,705
Intangible lease assets, less accumulated amortization of $79,860 and $71,820 as of December 31, 2014 and December 31, 2013, respectively	70,177	74,377
Construction in progress	63,393	24,270
Real estate assets held for sale	14,544	15,387
Total real estate assets	4,075,092	3,951,983
Investments in and amounts due from unconsolidated joint ventures	7,798	14,388
Cash and cash equivalents	12,306	6,973
Tenant receivables, net of allowance for doubtful accounts of $231 and $346 as of December 31, 2014 and December 31, 2013, respectively	27,711	31,145
Straight-line rent receivables	169,532	138,159
Restricted cash and escrows	5,679	394
Prepaid expenses and other assets	27,820	24,771
Goodwill	180,097	180,097
Interest rate swaps	430	24,176
Deferred financing costs, less accumulated amortization of $6,067 and $13,041 as of December 31, 2014 and December 31, 2013, respectively	7,667	8,759
Deferred lease costs, less accumulated amortization of $142,915 and $125,110 as of December 31, 2014 and December 31, 2013, respectively	280,105	283,213
Other assets held for sale	1,264	2,030
Total assets	4,795,501	4,666,088
Liabilities:
Unsecured debt, net of discount of $5,456 and $1,320 as of December 31, 2014 and December 31, 2013, respectively	1,828,544	1,014,680
Secured debt, inclusive of premium of $3,258 and $0 as of December 31, 2014 and December 31, 2013, respectively	449,045	987,525
Accounts payable, accrued expenses, and accrued capital expenditures	133,988	128,818
Deferred income	22,215	22,267
Intangible lease liabilities, less accumulated amortization of $37,964 and $44,256 as of December 31, 2014 and December 31, 2013, respectively	43,277	47,113
Interest rate swaps	6,417	4,526
Total liabilities	2,483,486	2,204,929
Commitments and Contingencies	0	0
Stockholders' Equity:
Shares-in-trust, 150,000,000 shares authorized, none outstanding as of December 31, 2014 or December 31, 2013	0	0
Preferred stock, no par value, 100,000,000 shares authorized, none outstanding as of December 31, 2014 or December 31, 2013	0	0
Common stock, $.01 par value; 750,000,000 shares authorized, 154,324,089 shares issued and outstanding as of December 31, 2014; and 157,460,903 shares issued and outstanding at December 31, 2013	1,543	1,575
Additional paid-in capital	3,666,182	3,668,906
Cumulative distributions in excess of earnings	(1,365,620)	(1,231,209)
Other comprehensive income	8,301	20,278
Piedmont stockholders’ equity	2,310,406	2,459,550
Noncontrolling interest	1,609	1,609
Total stockholders’ equity	2,312,015	2,461,159
Total liabilities and stockholders’ equity	$ 4,795,501	$ 4,666,088

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Quarterly Results (unaudited) (Tables)

12 Months Ended

Dec. 31, 2014

Quarterly Financial Information Disclosure [Abstract]

Schedule of Quarterly Financial Information

A summary of the unaudited quarterly financial information for the years ended December 31, 2014 and 2013, is presented below (in thousands, except per-share data). The amounts presented have been restated from previous period presentations due to reclassifications related to discontinued operations (see Note 2 and Note 14 for further detail).

	2014
	First		Second		Third		Fourth
Revenues	$	136,320	$	138,580	$	144,641	$	146,711
Real estate operating income	$	25,277	$	26,556	$	27,199	$	28,789
Income from continuing operations	$	9,037	$	9,325	$	9,150	$	12,567
Income/(loss) from discontinued operations	$	360	$	1,818	$	16	$	(42	)
Net income attributable to Piedmont	$	9,393	$	12,279	$	9,162	$	12,514
Basic and diluted earnings per share	$	0.06	$	0.08	$	0.06	$	0.08
Dividends per share	$	0.20	$	0.20	$	0.20	$	0.21

	2013
	First			Second		Third		Fourth
Revenues	$	132,152		$	132,565	$	143,389	$	141,504
Real estate operating income	$	37,613		$	32,693	$	35,423	$	35,151
Income from continuing operations	$	20,198		$	18,109	$	18,563	$	15,328
Income/(loss) from discontinued operations	$	(5,543	)	$	17,253	$	537	$	14,298
Net income attributable to Piedmont	$	14,651		$	35,358	$	19,096	$	29,623
Basic and diluted earnings per share	$	0.09		$	0.21	$	0.12	$	0.18
Dividends per share	$	0.20		$	0.20	$	0.20	$	0.20

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Consolidated Statements of Stockholders' Equity (USD $) In Thousands, except Share data, unless otherwise specified	Total	Common Stock [Member]	Additional Paid-In Capital [Member]	Cumulative Distributions in Excess of Earnings [Member]	Other Comprehensive Income/ (Loss) [Member]	Non-controlling Interest [Member]
Balance, value at Dec. 31, 2011	$ 2,773,428	$ 1,726	$ 3,663,662	$ (891,032)	$ (2,537)	$ 1,609
Balance (in shares) at Dec. 31, 2011		172,630,000
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Share repurchases as part of an announced plan	(88,737)	(52)		(88,685)
Stock repurchases as part of an announced plan (in shares)		(5,255,000)
Offering costs associated with issuance of common stock	567		567
Dividends to common stockholders, dividends to preferred shareholders of subsidiary, and dividends reinvested	(136,378)		(195)	(136,168)		(15)
Shares issued under the 2007 Omnibus Incentive Plan, net of tax	3,019	2	3,017
Shares issued under the 2007 Omnibus Incentive Plan, net of tax, shares		181,000
Net income attributable to noncontrolling interest	15					15
Net income attributable to Piedmont	93,204			93,204
Other comprehensive income/ (loss)	(4,623)				(4,623)
Balance, value at Dec. 31, 2012	2,640,495	1,676	3,667,051	(1,022,681)	(7,160)	1,609
Balance, (in shares) at Dec. 31, 2012		167,556,000
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Share repurchases as part of an announced plan	(175,269)	(102)		(175,167)
Stock repurchases as part of an announced plan (in shares)		(10,246,000)
Offering costs associated with issuance of common stock	(91)		(91)
Dividends to common stockholders, dividends to preferred shareholders of subsidiary, and dividends reinvested	(132,301)		(197)	(132,089)		(15)
Shares issued under the 2007 Omnibus Incentive Plan, net of tax	2,144	1	2,143
Shares issued under the 2007 Omnibus Incentive Plan, net of tax, shares		151,000
Net income attributable to noncontrolling interest	15					15
Net income attributable to Piedmont	98,728			98,728
Other comprehensive income/ (loss)	27,438				27,438
Balance, value at Dec. 31, 2013	2,461,159	1,575	3,668,906	(1,231,209)	20,278	1,609
Balance, (in shares) at Dec. 31, 2013	157,460,903	157,461,000
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Share repurchases as part of an announced plan	(52,796)	(32)		(52,764)
Stock repurchases as part of an announced plan (in shares)		(3,190,000)
Retirement of shares returned from escrow	(1,479)	(1)	(1,478)
Retirement of shares returned from escrow, in shares		(85,000)
Redemption of noncontrolling interest in consolidated variable interest entity	(4,054)		(4,054)
Dividends to common stockholders, dividends to preferred shareholders of subsidiary, and dividends reinvested	(125,198)		(188)	(124,995)		(15)
Shares issued under the 2007 Omnibus Incentive Plan, net of tax	2,997	1	2,996
Shares issued under the 2007 Omnibus Incentive Plan, net of tax, shares	137,523	138,000
Net income attributable to noncontrolling interest	15					15
Net income attributable to Piedmont	43,348			43,348
Other comprehensive income/ (loss)	(11,977)				(11,977)
Balance, value at Dec. 31, 2014	$ 2,312,015	$ 1,543	$ 3,666,182	$ (1,365,620)	$ 8,301	$ 1,609
Balance, (in shares) at Dec. 31, 2014	154,324,089	154,324,000

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Stock Based Compensation (Narrative) (Details) (USD $) In Millions, except Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Disclosure of Compensation Related Costs, Share-based Payments [Abstract]
Compensation expense and directors' fees related to stock awards	$ 5.3	$ 3.1	$ 3.9
Compensation expense, non-vested awards	3.8	2.0	2.5
Shares were issued to employees, directors and officers	137,523
Nonvested awards, total compensation cost not yet recognized	$ 3.1
Nonvested awards, total compensation cost not yet recognized, period for recognition	1 year

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Derivative Instruments (Tables)

12 Months Ended

Dec. 31, 2014

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Notional Amounts of Outstanding Derivative Positions

A detail of Piedmont’s interest rate derivatives outstanding as of December 31, 2014 is as follows:

Interest Rate Derivatives:	Associated Debt Instrument	Notional Amount (in millions)		Effective Date	Maturity Date
Interest rate swap	$300 Million Unsecured 2011 Term Loan	$	125	11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	75		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	50		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	50		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		8/29/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		8/29/2014	1/31/2019
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	Potential Future Issuance	50		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	75		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	50		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	75		2/27/2015	2/27/2022
Total		$	1,150

Schedule of Interest Rate Derivatives

A detail of Piedmont’s interest rate derivatives on a gross and net basis as of December 31, 2014 and 2013, respectively, is as follows (in thousands):

Interest rate swaps classified as:	2014			2013
Gross derivative assets	$	430		$	24,176
Gross derivative liabilities	(6,417		)	(4,526		)
Net derivative asset/(liability)	$	(5,987	)	$	19,650

Schedule of Derivative Instruments, Effect on Other Comprehensive Income (Loss)

The effective portion of Piedmont's interest rate derivatives, including the gains on settlement of forward swaps described above, that was recorded in the accompanying consolidated statements of income for the years ended December 31, 2014, 2013, and 2012, respectively, was as follows (in thousands):

Derivative in Cash Flow Hedging Relationships (Interest Rate Swaps and Caps)	2014			2013		2012
Amount of gain/(loss) recognized in OCI on derivatives	$	(17,122	)	$	24,312	$	(7,656	)
Amount of previously recorded loss reclassified from accumulated OCI into interest expense	$	5,145		$	3,126	$	3,033

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Income Taxes (Details) (USD $)	3 Months Ended								12 Months Ended
	Dec. 31, 2014	Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Income Tax Disclosure [Abstract]
Net income attributable to Piedmont	$ 12,514,000	$ 9,162,000	$ 12,279,000	$ 9,393,000	$ 29,623,000	$ 19,096,000	$ 35,358,000	$ 14,651,000	$ 43,348,000	$ 98,728,000	$ 93,204,000
Depreciation and amortization expense for financial reporting purposes in excess of amounts for income tax purposes									50,810,000	42,374,000	35,125,000
Rental income accrued for income tax purposes less than amounts for financial reporting purposes									(28,504,000)	(25,964,000)	(10,422,000)
Net amortization of above/below-market lease intangibles for financial reporting purposes in excess of amounts for income tax purposes									(4,705,000)	(4,701,000)	(5,324,000)
Gain on disposal of property for financial reporting purposes in excess of amounts for income tax purposes									(29,558,000)	(35,153,000)	(7,967,000)
Taxable income (loss) of Piedmont Washington Properties, Inc., in excess of amount for financial reporting purposes									(468,000)	0	2,662,000
Other expenses for financial reporting purposes in excess of amounts for income tax purposes									5,727,000	9,045,000	14,361,000
Income tax basis net income, prior to dividends paid deduction									36,650,000	84,329,000	121,639,000
Ordinary income									29.00%	64.00%	73.00%
Return of capital									71.00%	36.00%	11.00%
Capital gains									0.00%	0.00%	16.00%
Common Stock Dividends, Percent									100.00%	100.00%	100.00%
Tax basis of total assets	4,600,000,000				4,500,000,000				4,600,000,000	4,500,000,000
Accrued interest and penalties related to uncertain tax positions	3,800,000				6,700,000				3,800,000	6,700,000
Reduction in potential liability and indemnity receivable									$ 2,900,000

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Property Dispositions and Discontinued Operations

12 Months Ended

Dec. 31, 2014

Discontinued Operations and Disposal Groups [Abstract]

Property Dispositions and Discontinued Operations

Property Dispositions and Discontinued Operations

Sale of 2020 W. 89th Street building

During the year ended December 31, 2014, Piedmont sold the 2020 W. 89th Street building for approximately $5.8 million, resulting in a gain of approximately $1.1 million and net sales proceeds of approximately $5.5 million. In accordance with ASU 2014-08 adopted effective April 1, 2014 (see Note 2), the operational results of the 2020 W. 89th Street building are presented as continuing operations and the gain on sale is presented separately in the accompanying consolidated statements of income.

Sale of the Two Park Center building

During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois for approximately $6.3 million which resulted in net sales proceeds of $6.0 million and a loss on sale of approximately $0.2 million, which is included in income from unconsolidated joint ventures in the accompanying consolidated statements of income.

Assets Held for Sale

The detail comprising assets held for sale, consisting solely of the 3900 Dallas Parkway building, is presented below (in thousands):

	December 31, 2014		December 31, 2013
Real estate assets held for sale, net:
Land	$	1,517	$	1,517
Building and improvements, less accumulated depreciation of $10,342 and $9,499 as of December 31, 2014 and December 31, 2013, respectively	13,027		13,870
Total real estate assets held for sale, net	$	14,544	$	15,387
Other assets held for sale, net:
Straight-line rent receivables	$	768	$	1,247
Deferred lease costs, less accumulated amortization of $1,552 and $1,355 as of December 31, 2014 and December 31, 2013, respectively	496		783
Total other assets held for sale, net	$	1,264	$	2,030

Discontinued Operations

Asset disposals previously classified as, and that continue to be reported as, discontinued operations for the years ended December 31, 2014, 2013, and 2012 are as follows (in thousands):

Building Sold		Location	Date of Sale	Gain/(Loss) on Sale			Net Sales Proceeds
Portland Portfolio	(1)	Beaverton, Oregon	March 19, 2012	$	17,823		$	43,832
26200 Enterprise Way		Lake Forest, California	May 31, 2012	$	10,013		$	24,412
110 & 112 Hidden Lake Circle Buildings		Duncan, South Carolina	September 21, 2012	$	(259	)	$	25,595
1111 Durham Avenue		South Plainfield, New Jersey	March 28, 2013	$	(9	)	$	3,752
1200 Enclave Parkway		Houston, Texas	May 1, 2013	$	16,246		$	45,552
350 Spectrum Loop		Colorado Springs, Colorado	November 1, 2013	$	7,959		$	29,676
8700 South Price Road		Tempe, Arizona	December 30, 2013	$	7,087		$	16,682
11107 and 11109 Sunset Hills Road		Reston, Virginia	March 19, 2014	$	(102	)	$	22,326
1441 West Long Lake Road		Troy, Michigan	April 30, 2014	$	562		$	7,202
4685 Investment Drive		Troy, Michigan	April 30, 2014	$	747		$	11,198

⁽¹⁾  The Portland Portfolio consisted of four office properties known as the Deschutes building, the Rhein building, the Rogue building, and the Willamette building, as well as 18.19 acres of adjoining, undeveloped land.

Details comprising income from discontinued operations are presented below (in thousands):

	Years Ended December 31,
	2014			2013			2012
Revenues:
Rental income	$	1,365		$	9,260		$	17,345
Tenant reimbursements	125			1,069			1,739
Property management fee revenue	1			—			—
	1,491			10,329			19,084
Expenses:
Property operating costs	225			4,100			7,307
Depreciation	83			2,585			4,690
Amortization	223			770			935
General and administrative	—			4			44
	531			7,459			12,976
Other income (expense):
Other income/(expense)	(6		)	10			—
Net casualty recoveries	—			17			—
	(6		)	27			—
Operating income, excluding impairment loss and gain on sale of real estate assets	954			2,897			6,108
Impairment loss	—			(7,644		)	—
Gain on sale of real estate assets	1,198			31,292			27,577
Income from discontinued operations	$	2,152		$	26,545		$	33,685

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Fair Value Measurements (Tables)

12 Months Ended

Dec. 31, 2014

Fair Value Disclosures [Abstract]

Fair Value, by Balance Sheet Grouping

The following table sets forth the carrying and estimated fair value for each of Piedmont’s financial instruments, as well as its level within the GAAP fair value hierarchy, as of December 31, 2014 and 2013, respectively (in thousands):

	2014					2013
Financial Instrument	Carrying Value		Estimated Fair Value		Level Within Fair Value Hierarchy	Carrying Value		Estimated Fair Value		Level Within Fair Value Hierarchy
Assets:
Cash and cash equivalents(1)	$	12,306	$	12,306	Level 1	$	6,973	$	6,973	Level 1
Tenant receivables, net(1)	$	27,711	$	27,711	Level 1	$	31,145	$	31,145	Level 1
Restricted cash and escrows(1)	$	5,679	$	5,679	Level 1	$	394	$	394	Level 1
Interest rate swap asset	$	430	$	430	Level 2	$	24,176	$	24,176	Level 2
Liabilities:
Accounts payable and accrued expenses(1)	$	14,395	$	14,395	Level 1	$	16,680	$	16,680	Level 1
Interest rate swap liability	$	6,417	$	6,417	Level 2	$	4,526	$	4,526	Level 2
Debt	$	2,277,589	$	2,314,020	Level 2	$	2,002,205	$	2,004,870	Level 2

⁽¹⁾  For the periods presented, the carrying value approximates estimated fair value due to its short-term maturity.

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Income Taxes

12 Months Ended

Dec. 31, 2014

Income Tax Disclosure [Abstract]

Income Taxes

Income Taxes

Piedmont’s income tax basis net income for the years ended December 31, 2014, 2013, and 2012, is calculated as follows (in thousands):

	2014			2013			2012
GAAP basis financial statement net income	$	43,348		$	98,728		$	93,204
Increase (decrease) in net income resulting from:
Depreciation and amortization expense for financial reporting purposes in excess of amounts for income tax purposes	50,810			42,374			35,125
Rental income accrued for income tax purposes less than amounts for financial reporting purposes	(28,504		)	(25,964		)	(10,422		)
Net amortization of above/below-market lease intangibles for financial reporting purposes in excess of amounts for income tax purposes	(4,705		)	(4,701		)	(5,324		)
Gain on disposal of property for financial reporting purposes in excess of amounts for income tax purposes	(29,558		)	(35,153		)	(7,967		)
Taxable income (loss) of Piedmont Washington Properties, Inc., in excess of amount for financial reporting purposes	(468		)	—			2,662
Other expenses for financial reporting purposes in excess of amounts for income tax purposes	5,727			9,045			14,361
Income tax basis net income, prior to dividends paid deduction	$	36,650		$	84,329		$	121,639

For income tax purposes, dividends to common stockholders are characterized as ordinary income, capital gains, or as a return of a stockholder’s invested capital. The composition of Piedmont’s distributions per common share is presented below:

	2014		2013		2012
Ordinary income	29	%	64	%	73	%
Return of capital	71	%	36	%	11	%
Capital gains	—	%	—	%	16	%
	100	%	100	%	100	%

At December 31, 2014 and 2013, the tax basis carrying value of Piedmont’s total assets was approximately $4.6 billion and $4.5 billion, respectively.

Accrued interest and penalties related to uncertain tax positions are included in accounts payable, accrued expenses, and accrued capital expenditures in the accompanying consolidated balance sheets and the tax liability recorded, including the interest and penalties, was approximately $3.8 million and $6.7 million as of December 31, 2014 and 2013. Piedmont recorded no additional expense during the years ended December 31, 2014, 2013, and 2012, respectively, related to such positions; however, Piedmont did reduce its potential liability and related indemnity receivable by approximately $2.9 million during the year ended December 31, 2014. The tax years 2011 to 2014 remain open to examination by various federal and state taxing authorities.

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Guarantor Financials Guarantor and Non-Guarantor Financial Information - Condensed Consolidated Statements of Income (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended								12 Months Ended
	Dec. 31, 2014	Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Revenues:
Rental income									$ 454,635	$ 443,106	$ 411,842
Tenant reimbursements									109,548	104,253	106,544
Property management fee revenue									2,069	2,251	2,318
Total revenues	146,711	144,641	138,580	136,320	141,504	143,389	132,565	132,152	566,252	549,610	520,704
Expenses:
Property operating costs									239,436	220,779	206,189
Depreciation									138,596	120,980	108,959
Amortization									56,579	45,090	49,318
General and administrative									23,820	21,881	20,767
Operating Expenses									458,431	408,730	385,233
Real estate operating income	28,789	27,199	26,556	25,277	35,151	35,423	32,693	37,613	107,821	140,880	135,471
Other income (expense):
Interest expense									(74,446)	(73,583)	(65,023)
Interest income and other income/(expense)									62	(2,336)	833
Net recoveries/(loss) from casualty events and litigation settlements									6,992	11,811	(12,670)
Equity in income/(loss) of unconsolidated joint ventures									(350)	(3,676)	923
Loss on consolidation									0	(898)	0
Nonoperating Income (Expense)									(67,742)	(68,682)	(75,937)
Income from continuing operations	12,567	9,150	9,325	9,037	15,328	18,563	18,109	20,198	40,079	72,198	59,534
Discontinued operations:
Operating income, excluding impairment loss									954	2,897	6,108
Impairment loss									0	(7,644)	0
Gain on sale of real estate assets									1,198	31,292	27,577
Income from discontinued operations	(42)	16	1,818	360	14,298	537	17,253	(5,543)	2,152	26,545	33,685
Gain on sale of real estate assets									1,132	0	0
Net income									43,363	98,743	93,219
Less: Net income attributable to noncontrolling interest									(15)	(15)	(15)
Net income attributable to Piedmont	12,514	9,162	12,279	9,393	29,623	19,096	35,358	14,651	43,348	98,728	93,204
Issuer [Member]
Revenues:
Rental income									72,843	72,911	67,943
Tenant reimbursements									16,566	16,292	16,890
Property management fee revenue									0	0	0
Total revenues									89,409	89,203	84,833
Expenses:
Property operating costs									42,626	39,602	34,395
Depreciation									23,512	22,351	22,056
Amortization									4,754	5,070	5,280
General and administrative									23,230	21,009	19,806
Operating Expenses									94,122	88,032	81,537
Real estate operating income									(4,713)	1,171	3,296
Other income (expense):
Interest expense									(47,355)	(22,242)	(12,530)
Interest income and other income/(expense)									11,944	10,630	12,226
Net recoveries/(loss) from casualty events and litigation settlements									1,322	683	(12,695)
Equity in income/(loss) of unconsolidated joint ventures									(350)	(3,676)	923
Loss on consolidation										(898)
Nonoperating Income (Expense)									(34,439)	(15,503)	(12,076)
Income from continuing operations									(39,152)	(14,332)	(8,780)
Discontinued operations:
Operating income, excluding impairment loss									913	2,312	5,827
Impairment loss										(7,644)
Gain on sale of real estate assets									450	15,046	27,577
Income from discontinued operations									1,363	9,714	33,404
Gain on sale of real estate assets									0
Net income									(37,789)	(4,618)	24,624
Less: Net income attributable to noncontrolling interest									0	0	0
Net income attributable to Piedmont									(37,789)	(4,618)	24,624
Guarantor [Member]
Revenues:
Rental income									0	0	0
Tenant reimbursements									0	0	0
Property management fee revenue									0	0	0
Total revenues									0	0	0
Expenses:
Property operating costs									0	0	0
Depreciation									0	0	0
Amortization									0	0	0
General and administrative									300	337	294
Operating Expenses									300	337	294
Real estate operating income									(300)	(337)	(294)
Other income (expense):
Interest expense									0	0	0
Interest income and other income/(expense)									0	164	15
Net recoveries/(loss) from casualty events and litigation settlements									1,479	0	0
Equity in income/(loss) of unconsolidated joint ventures									0	0	0
Loss on consolidation										0
Nonoperating Income (Expense)									1,479	164	15
Income from continuing operations									1,179	(173)	(279)
Discontinued operations:
Operating income, excluding impairment loss									0	0	0
Impairment loss										0
Gain on sale of real estate assets									0	0	0
Income from discontinued operations									0	0	0
Gain on sale of real estate assets									0
Net income									1,179	(173)	(279)
Less: Net income attributable to noncontrolling interest									0	0	0
Net income attributable to Piedmont									1,179	(173)	(279)
Non-Guarantor Subsidiaries [Member]
Revenues:
Rental income									386,995	375,477	348,712
Tenant reimbursements									93,516	88,381	89,937
Property management fee revenue									16,516	15,360	14,350
Total revenues									497,027	479,218	452,999
Expenses:
Property operating costs									217,786	200,503	189,665
Depreciation									115,084	98,629	86,903
Amortization									51,825	40,020	44,038
General and administrative									28,232	24,927	23,574
Operating Expenses									412,927	364,079	344,180
Real estate operating income									84,100	115,139	108,819
Other income (expense):
Interest expense									(39,625)	(63,900)	(65,001)
Interest income and other income/(expense)									652	(571)	1,100
Net recoveries/(loss) from casualty events and litigation settlements									4,191	11,128	25
Equity in income/(loss) of unconsolidated joint ventures									0	0	0
Loss on consolidation										0
Nonoperating Income (Expense)									(34,782)	(53,343)	(63,876)
Income from continuing operations									49,318	61,796	44,943
Discontinued operations:
Operating income, excluding impairment loss									41	585	281
Impairment loss										0
Gain on sale of real estate assets									748	16,246	0
Income from discontinued operations									789	16,831	281
Gain on sale of real estate assets									1,132
Net income									51,239	78,627	45,224
Less: Net income attributable to noncontrolling interest									(15)	(15)	(15)
Net income attributable to Piedmont									51,224	78,612	45,209
Eliminations [Member]
Revenues:
Rental income									(5,203)	(5,282)	(4,813)
Tenant reimbursements									(534)	(420)	(283)
Property management fee revenue									(14,447)	(13,109)	(12,032)
Total revenues									(20,184)	(18,811)	(17,128)
Expenses:
Property operating costs									(20,976)	(19,326)	(17,871)
Depreciation									0	0	0
Amortization									0	0	0
General and administrative									(27,942)	(24,392)	(22,907)
Operating Expenses									(48,918)	(43,718)	(40,778)
Real estate operating income									28,734	24,907	23,650
Other income (expense):
Interest expense									12,534	12,559	12,508
Interest income and other income/(expense)									(12,534)	(12,559)	(12,508)
Net recoveries/(loss) from casualty events and litigation settlements									0	0	0
Equity in income/(loss) of unconsolidated joint ventures									0	0	0
Loss on consolidation										0
Nonoperating Income (Expense)									0	0	0
Income from continuing operations									28,734	24,907	23,650
Discontinued operations:
Operating income, excluding impairment loss									0	0	0
Impairment loss										0
Gain on sale of real estate assets									0	0	0
Income from discontinued operations									0	0	0
Gain on sale of real estate assets									0
Net income									28,734	24,907	23,650
Less: Net income attributable to noncontrolling interest									0	0	0
Net income attributable to Piedmont									$ 28,734	$ 24,907	$ 23,650

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Consolidated Statements of Stockholders' Equity (Parenthetical) (USD $)	3 Months Ended								12 Months Ended
	Dec. 31, 2014	Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Statement of Stockholders' Equity [Abstract]
Dividends to common stockholders per share	$ 0.21	$ 0.20	$ 0.20	$ 0.20	$ 0.2000	$ 0.2000	$ 0.20	$ 0.20	$ 0.81	$ 0.80	$ 0.80

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Consolidated Balance Sheets (Parenthetical) (USD $) In Thousands, except Share data, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013
Assets:
Intangible lease assets, accumulated amortization	$ 79,860	$ 71,820
Tenant receivables, allowance for doubtful accounts	231	346
Deferred financing costs, accumulated amortization	6,067	13,041
Deferred lease costs, accumulated amortization	142,915	125,110
Liabilities:
Unsecured debt- discount on debt	5,456	1,320
Secured debt- premium on debt	3,258	0
Intangible lease liabilities, accumulated amortization	37,964	44,256
Stockholders' Equity:
Shares-in-trust, shares authorized	150,000,000	150,000,000
Shares-in-trust, shares outstanding	0	0
Preferred stock, par value	$ 0	$ 0
Preferred stock, shares authorized	100,000,000	100,000,000
Preferred stock, shares outstanding	0	0
Common stock, par value	$ 0.01	$ 0.01
Common stock, shares authorized	750,000,000	750,000,000
Common stock, shares outstanding	154,324,089	157,460,903
Building and building improvements [Member]
Assets:
Buildings and improvements, accumulated depreciation	$ 1,088,062	$ 970,434

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Impairment of Certain Real Estate Assets

12 Months Ended

Dec. 31, 2014

Property, Plant and Equipment [Abstract]

Impairment of Certain Real Estate Assets

Impairment of Certain Real Estate Assets

Piedmont recorded the following impairment charges for the years ended December 31, 2014, 2013, and 2012 (in thousands):

	2014		2013		2012
Impairment losses included in Continuing Operations as Equity in Loss of Unconsolidated Joint Ventures:
Piedmont's Investment in Fund XIII and REIT Join Venture (at Piedmont's approximate 72% ownership)	$	—	$	4,402	$	—
Impairment losses recorded in Discontinued Operations:
11107 and 11109 Sunset Hills Road	$	—	$	1,242	$	—
1111 Durham Avenue	—		6,402		—
Total impairment losses recorded in discontinued operations	$	—	$	7,644	$	—

During the year ended December 31, 2013, Piedmont recorded the following impairment losses:

• To record a decline in the value of its equity method investment in Fund XIII and REIT Joint Venture ("Fund 13/REIT") that Piedmont deemed "other than temporary". Fund 13/REIT owned and operated two commercial office buildings: 8560 Upland Drive, located in Parker, Colorado, and Two Park Center, located in Hoffman Estates, Illinois. The decline in value of Piedmont's equity investment in Fund13/REIT was attributable to: the expiration of the sole tenant of Two Park Center in 2013; Piedmont's pessimism regarding the near-term identification of a replacement tenant given the current state of the Hoffman Estates commercial office market; and the implications of those events on Piedmont's ability to recover its basis in its equity method investment. The Two Park Center building was subsequently sold during the year ended December 31, 2014.

• To reduce its intended holding period for the 11107 and 11109 Sunset Hills Road buildings in Reston, Virginia as prompted by the loss of prospective replacement tenants for the 11109 Sunset Hills Road building and indications of value from brokers familiar with the buildings and expressions of interest from various potential third party buyers. The buildings were subsequently sold during the year ended December 31, 2014.

• To record the difference between carrying value and fair value of 1111 Durham Avenue building in South Plainfield, New Jersey at the time the asset was reclassified from real estate assets held-for-use (at cost) to real estate assets held for sale (at estimated fair value). The fair value measurement used in the evaluation was based upon the amount set forth in the purchaser's original letter of intent which approximated the land value of the asset due to the age of construction and lack of near term leasing prospects for the building.

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Document and Entity Information (USD $)	12 Months Ended
	Dec. 31, 2014	Feb. 17, 2015	Jun. 30, 2014
Document and Entity Information [Abstract]
Entity Registrant Name	Piedmont Office Realty Trust, Inc.
Entity Central Index Key	0001042776
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Document Type	10-K
Document Period End Date	Dec. 31, 2014
Document Fiscal Year Focus	2014
Document Fiscal Period Focus	FY
Amendment Flag	false
Entity Common Stock, Shares Outstanding		154,339,315
Entity Well-known Seasoned Issuer	Yes
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Entity Public Float			$ 2,905,773,082

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Commitments and Contingencies

12 Months Ended

Dec. 31, 2014

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Commitments Under Existing Lease Agreements

Certain lease agreements include provisions that, at the option of the tenant, may obligate Piedmont to provide funding for capital improvements. Under its existing lease agreements, Piedmont may be required to fund significant tenant improvements, leasing commissions, and building improvements. In addition, certain agreements contain provisions that require Piedmont to issue corporate or property guarantees to provide funding for capital improvements or other financial obligations. Further, Piedmont classifies such tenant and building improvements into two categories: (i) improvements which incrementally enhance the building's asset value by expanding its revenue generating capacity (“incremental capital expenditures”); and (ii) improvements which maintain the building's existing asset value and its revenue generating capacity (“non-incremental capital expenditures”). As of December 31, 2014, commitments for funding potential non-incremental capital expenditures over the next five years for tenant improvements totaled approximately $46.2 million related to Piedmont's existing lease portfolio over the respective lease terms, the majority of which Piedmont estimates may be required to be funded over the next three years based on when the underlying leases commence. For most of Piedmont’s leases, the timing of the actual funding of these tenant improvements is largely dependent upon tenant requests for reimbursement. In some cases, these obligations may expire with the leases without further recourse to Piedmont.

Additionally, as of December 31, 2014, commitments for incremental capital expenditures for tenant improvements associated with new leases, primarily at value-add properties, totaled approximately $23.0 million.

Contingencies Related to Tenant Audits/Disputes

Certain lease agreements include provisions that grant tenants the right to engage independent auditors to audit their annual operating expense reconciliations. Such audits may result in the re-interpretation of language in the lease agreements which could result in the refund of previously recognized tenant reimbursement revenues, resulting in financial loss to Piedmont. Piedmont recorded reductions in reimbursement revenues related to such tenant audits/disputes of approximately $0.6 million, $1.2 million and $0.2 million during the years ended December 31, 2014, 2013, and 2012, respectively.

Letters of Credit

As of December 31, 2014, Piedmont was subject to a letter of credit of approximately $0.4 million, which reduces the total outstanding capacity under its $500 Million Unsecured Line of Credit. This letter of credit agreement is scheduled to expire in July 2015; however, it contains an automatic renewal feature, consisting of successive one-year renewal periods, subject to the satisfaction of the credit obligation and certain other limitations.

Operating Lease Obligations

Two properties, the 2001 NW 64^th Street building in Ft. Lauderdale, Florida and the River Corporate Center building in Tempe, Arizona, were subject to ground leases during the year with expiration dates of 2048 and 2101, respectively. The aggregate payments required under the terms of these operating leases as of December 31, 2014 are presented below (in thousands):

2015	$	451
2016	451
2017	451
2018	451
2019	451
Thereafter	40,620
Total	$	42,875

Ground rent expense was approximately $0.5 million, $0.8 million, and $0.8 million for the years ended December 31, 2014, 2013, and 2012, respectively, and is included in property operating costs in the accompanying consolidated statements of income. The net book value of the real estate assets of the related office buildings subject to operating ground leases is approximately $20.6 million and $21.9 million as of December 31, 2014 and 2013, respectively.

Litigation

Piedmont is from time to time a party to legal proceedings, which arise in the ordinary course of its business. None of these ordinary course legal proceedings are reasonably likely to have a material adverse effect on results of operations or financial condition. Piedmont is not aware of any such legal proceedings contemplated by governmental authorities.

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Consolidated Statements of Income (USD $) In Thousands, except Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Revenues:
Rental income	$ 454,635	$ 443,106	$ 411,842
Tenant reimbursements	109,548	104,253	106,544
Property management fee revenue	2,069	2,251	2,318
Total revenues	566,252	549,610	520,704
Expenses:
Property operating costs	239,436	220,779	206,189
Depreciation	138,596	120,980	108,959
Amortization	56,579	45,090	49,318
General and administrative	23,820	21,881	20,767
Operating Expenses	458,431	408,730	385,233
Real estate operating income	107,821	140,880	135,471
Other income (expense):
Interest expense	(74,446)	(73,583)	(65,023)
Other income/(expense)	62	(2,336)	833
Net recoveries/(loss) from casualty events and litigation settlements	6,992	11,811	(12,670)
Equity in income/(loss) of unconsolidated joint ventures	(350)	(3,676)	923
Loss on consolidation	0	(898)	0
Nonoperating Income (Expense)	(67,742)	(68,682)	(75,937)
Income from continuing operations	40,079	72,198	59,534
Discontinued operations:
Operating income, excluding impairment loss	954	2,897	6,108
Impairment loss	0	(7,644)	0
Gain on sale of real estate assets	1,198	31,292	27,577
Income from discontinued operations	2,152	26,545	33,685
Gain on sale of real estate assets	1,132	0	0
Net income	43,363	98,743	93,219
Less: Net income attributable to noncontrolling interest	(15)	(15)	(15)
Net income attributable to Piedmont	$ 43,348	$ 98,728	$ 93,204
Per share information— basic and diluted:
Income from continuing operations (in dollars per share)	$ 0.27	$ 0.44	$ 0.35
Income from discontinued operations (in dollars per share)	$ 0.01	$ 0.16	$ 0.20
Net income available to common stockholders (in dollars per share)	$ 0.28	$ 0.60	$ 0.55
Weighted-average shares outstanding - basic (in shares)	154,452,121	165,012,713	170,312,328
Weighted-average shares outstanding - diluted (in shares)	154,585,273	165,137,482	170,441,223

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Unconsolidated Joint Ventures

12 Months Ended

Dec. 31, 2014

Equity Method Investments and Joint Ventures [Abstract]

Unconsolidated Joint Ventures

Unconsolidated Joint Ventures

Investments in Unconsolidated Joint Ventures

As of December 31, 2014 and 2013, Piedmont owned interests in the following unconsolidated joint ventures (in thousands):

Name of Joint Venture	Properties Held by Joint Venture	Piedmont’s Approximate Ownership Percentage
				2014		2013
Fund XIII and REIT Joint Venture	8560 Upland Drive; and Two Park Center (1)	72	%	$	7,661	$	14,122

⁽¹⁾  During the year ended December 31, 2014, Piedmont sold its 72% interest in the Two Park Center building in Hoffman Estates, Illinois.

During the year ended December 31, 2013, Piedmont exercised its dissenter's right to buy out each of its co-venturers' interests in three office properties (4685 Investment Drive in Troy, Michigan, 5301 Maryland Way in Brentwood, Tennessee, and 2020 W. 89th Street in Kansas City, Missouri) previously held through two unconsolidated joint ventures. The $0.9 million difference between the fair value of the properties acquired and the sum of Piedmont's previously recorded book value in investment in unconsolidated joint ventures plus cash consideration paid for the interests was recorded as a loss on consolidation in Piedmont's consolidated statement of operations for the year ended December 31, 2013.

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Acquisitions

12 Months Ended

Dec. 31, 2014

Business Combinations [Abstract]

Acquisitions

Acquisitions

During the year ended December 31, 2014, Piedmont acquired 100% ownership of the following properties using proceeds from the $500 Million Unsecured Line of Credit, proceeds from property dispositions, and cash on hand, net of debt assumed, as noted below:

Property	Metropolitan Statistical Area	Date of Acquisition	Rentable Square Feet (Unaudited)	Percentage Leased as of Acquisition (Unaudited)				Contractual Purchase Price  (in millions)
5 Wall Street	Boston, MA	June 27, 2014	181,680	100		%		$	62.5	(1)
1155 Perimeter Center West	Atlanta, GA	August 28, 2014	376,694	100		%		$	80.8
Land Parcel	Metropolitan Statistical Area	Date of Acquisition	Acreage	Contractual Purchase Price  (in millions)
Lake Mary Land Parcel	Orlando, FL	November 21, 2014	25.2	$	7.7		(2)

⁽¹⁾  The purchase included the assumption of a $35.0 million mortgage loan with a principal balance outstanding at acquisition of approximately $33.7 million, maturing on September 1, 2021. See further detail on the mortgage loan in Note 5.

⁽²⁾  Piedmont capitalized approximately $0.2 million of closing costs in conjunction with the purchase of the land parcel.

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Supplemental Disclosures of Noncash Activities

12 Months Ended

Dec. 31, 2014

Supplemental Cash Flow Elements [Abstract]

Supplemental Disclosures of Noncash Activities

Supplemental Disclosures of Noncash Activities

Significant noncash investing and financing activities for the years ended December 31, 2014, 2013, and 2012 (in thousands) are outlined below:

	2014			2013		2012
Accrued capital expenditures and deferred lease costs	$	19,896		$	12,460	$	12,598
Change in accrued offering costs related to issuance of common stock	$	—		$	—	$	(567	)
Change in accrued share repurchases as part of an announced plan	$	(2,006	)	$	1,718	$	287

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Stock Based Compensation

12 Months Ended

Dec. 31, 2014

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Stock Based Compensation

Stock Based Compensation

Deferred Stock Awards

Piedmont has granted deferred stock awards in the form of restricted stock to its employees. The awards are determined by the Compensation Committee of the board of directors of Piedmont and typically vest on the award anniversary date ratably over a multi-year period. In addition, Piedmont has adopted a multi-year performance share program for certain of its employees whereby shares may be earned based on the relative performance of Piedmont's total stockholder return as compared with a predetermined peer group's total stockholder return over the same multi-year period. Shares are not awarded until after the end of the multi-year performance period and vest immediately upon award.

A rollforward of Piedmont's deferred stock award activity for the year ended December 31, 2014 is as follows:

	Shares		Weighted-Average Grant Date Fair Value
Unvested Deferred Stock Awards as of December 31, 2013	265,139		$	18.65
Deferred Stock Awards Granted During Fiscal Year 2014	301,378		$	17.78
Adjustment to Estimated Future Grants of Performance Share Awards During the Year Ended December 31, 2014	128,444		$	18.51
Deferred Stock Awards Vested During Fiscal Year 2014	(180,359	)	$	18.59
Deferred Stock Awards Forfeited During Fiscal Year 2014	(8,198	)	$	18.67
Unvested Deferred Stock Awards as of December 31, 2014	506,404		$	18.12

The following table provides additional information regarding stock award activity during the years ended December 31, 2014, 2013, and 2012 (in thousands except for per share data):

	2014		2013		2012
Weighted-Average Grant Date Fair Value for Shares Granted During the Year (per share)	$	17.78	$	19.47	$	17.53
Total Grant Date Fair Value of Shares Vested During the Year	$	3,353	$	3,957	$	5,331
Share-based Liability Awards Paid During the Year(1)	$	—	$	103	$	798

⁽¹⁾  Amounts reflect the issuance of performance share awards during the period.

A detail of Piedmont’s outstanding employee deferred stock awards as of December 31, 2014 is as follows:

Date of grant	Type of Award	Net  Shares Granted (1)	Grant Date Fair Value		Vesting Schedule	Unvested Shares as of December 31, 2014
April 4, 2012	Deferred Stock Award	169,150	$	17.53	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on April 4, 2013, 2014, and 2015, respectively.	53,926
April 4, 2012	Fiscal Year 2012-2014 Performance Share Program	—	$	17.42	Estimated shares if awarded, will vest immediately upon determination of award in 2015.	—	(2)
April 2, 2013	Deferred Stock Award	132,857	$	19.47	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on April 2, 2014, 2015, and 2016, respectively.	76,240
April 2, 2013	Fiscal Year 2013-2015 Performance Share Program	—	$	18.91	Estimated shares if awarded, will vest immediately upon determination of award in 2016.	—	(2)
January 3, 2014	Deferred Stock Award	103,345	$	16.45	Of the shares granted, 20% will vest on January 3, 2015, 2016, 2017, 2018, and 2019, respectively.	103,345
May 9, 2014	Deferred Stock Award	179,956	$	18.47	Of the shares granted, 25% vested on the date of grant, and 25% of the shares vest on May 9, 2015, 2016, and 2017, respectively.	144,449
May 9, 2014	Fiscal Year 2014-2016 Performance Share Program	—	$	18.51	Estimated shares if awarded, will vest immediately upon determination of award in 2017.	128,444	(2)
Total						506,404

⁽¹⁾  Amounts reflect the total grant to employees, net of shares surrendered upon vesting to satisfy required minimum tax withholding obligations through December 31, 2014.

⁽²⁾  Estimated based on Piedmont's cumulative total stockholder return ("TSR") for the respective performance period through December 31, 2014. As of December 31, 2014, Piedmont's TSR for the fiscal year 2012-2014 and the fiscal year 2013-2015 performance share program was below threshold. Share estimates are subject to change in future periods based on both Piedmont's and its peers' stock performance and dividends paid.

During the years ended December 31, 2014, 2013, and 2012, Piedmont recognized approximately $5.3 million, $3.1 million and $3.9 million of compensation expense related to stock awards, of which approximately $3.8 million, $2.0 million and $2.5 million, related to the amortization of nonvested shares, respectively. During the year ended December 31, 2014, a total of 137,523 shares were issued to employees, directors and officers. As of December 31, 2014, approximately $3.1 million of unrecognized compensation cost related to nonvested, annual deferred stock awards remained, which Piedmont will record in its statements of income over a weighted-average vesting period of approximately one year.

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Derivative Instruments

12 Months Ended

Dec. 31, 2014

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Instruments

Derivative Instruments

Risk Management Objective of Using Derivatives

In addition to operational risks which arise in the normal course of business, Piedmont is exposed to economic risks such as interest rate, liquidity, and credit risk. In certain situations, Piedmont has entered into derivative financial instruments such as interest rate swap agreements and other similar agreements to manage interest rate risk exposure arising from current or future variable rate debt transactions. Interest rate swap agreements involve the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. Piedmont’s objective in using interest rate derivatives is to add stability to interest expense and to manage its exposure to interest rate movements.

Cash Flow Hedges of Interest Rate Risk

Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for Piedmont making fixed-rate payments over the life of the agreements without changing the underlying notional amount. During the year ended December 31, 2014, Piedmont entered into various new interest rate and forward starting interest rate swap agreements which, combined with its existing interest rate swap agreements, fully hedge the variable cash flows associated with all of its outstanding unsecured debt, other than the $500 Million Line of Credit and the $50 Million Unsecured Term Loan.

Additionally, during the year ended December 31, 2014, Piedmont entered into several forward starting interest rate swaps to hedge the risk of changes in the interest-related cash flows associated with various potential issuances of long-term debt. Piedmont is hedging its exposure to the variability in future cash flows for potential forecasted transactions. As of December 31, 2014, Piedmont holds $550 million of forward starting interest rate swaps to hedge its exposure to the variability in future cash flows for additional potential future debt issuances over a maximum period of 120 months.

A detail of Piedmont’s interest rate derivatives outstanding as of December 31, 2014 is as follows:

Interest Rate Derivatives:	Associated Debt Instrument	Notional Amount (in millions)		Effective Date	Maturity Date
Interest rate swap	$300 Million Unsecured 2011 Term Loan	$	125	11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	75		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	50		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2011 Term Loan	50		11/22/2011	11/22/2016
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		1/30/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		8/29/2014	1/31/2019
Interest rate swap	$300 Million Unsecured 2013 Term Loan	50		8/29/2014	1/31/2019
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	$300 Million Unsecured 2013 Term Loan	100		11/22/2016	1/15/2020
Forward starting interest rate swap	Potential Future Issuance	50		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	75		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	50		2/27/2015	2/27/2022
Forward starting interest rate swap	Potential Future Issuance	75		2/27/2015	2/27/2022
Total		$	1,150

Piedmont has elected to present its interest rate derivatives on its consolidated balance sheets on a gross basis as interest rate swap assets and interest rate swap liabilities. A detail of Piedmont’s interest rate derivatives on a gross and net basis as of December 31, 2014 and 2013, respectively, is as follows (in thousands):

Interest rate swaps classified as:	2014			2013
Gross derivative assets	$	430		$	24,176
Gross derivative liabilities	(6,417		)	(4,526		)
Net derivative asset/(liability)	$	(5,987	)	$	19,650

All of Piedmont's interest rate derivative agreements outstanding for the periods presented were designated as cash flow hedges of interest rate risk. As such, the effective portion of changes in the estimated fair value of these derivatives is recorded in OCI and is reclassified into earnings as interest expense in the period that the hedged forecasted transaction affects earnings. In addition, in conjunction with the issuance of various unsecured notes (see Note 5) during the years ended December 31, 2014 and 2013, Piedmont settled several forward starting swap agreements for gains of approximately $15.0 million and $0.7 million, respectively, which were recorded as accumulated other comprehensive income during the respective period and are being amortized as an offset to interest expense over the term of the respective notes on a straight line basis (which approximates the effective interest method). Piedmont classifies cash flows from the settlement of hedging derivative instruments in the same category as the underlying exposure which is being hedged. As the settlements were the result of hedging Piedmont's exposure to interest rate changes and their effect on interest expense, they are classified as operating cash flows in the accompanying consolidated statements of cash flows.

The effective portion of Piedmont's interest rate derivatives, including the gains on settlement of forward swaps described above, that was recorded in the accompanying consolidated statements of income for the years ended December 31, 2014, 2013, and 2012, respectively, was as follows (in thousands):

Derivative in Cash Flow Hedging Relationships (Interest Rate Swaps and Caps)	2014			2013		2012
Amount of gain/(loss) recognized in OCI on derivatives	$	(17,122	)	$	24,312	$	(7,656	)
Amount of previously recorded loss reclassified from accumulated OCI into interest expense	$	5,145		$	3,126	$	3,033

Piedmont estimates that an additional $8.4 million will be reclassified from accumulated other comprehensive loss as an increase to interest expense over the next twelve months. No gain or loss was recognized related to hedge ineffectiveness or to amounts excluded from effectiveness testing on Piedmont’s cash flow hedges during the years ended December 31, 2014, 2013, and 2012.

Additionally, see Note 8 for fair value disclosures of Piedmont's derivative instruments.

Credit-risk-related Contingent Features

Piedmont has agreements with its derivative counterparties that contain a provision whereby if Piedmont defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender, then Piedmont could also be declared in default on its derivative obligations. If Piedmont breached any of the contractual provisions of the derivative contracts, it would be required to settle its obligations under the agreements at their termination value plus accrued interest, or approximately $6.7 million. Additionally, Piedmont has rights of set-off under certain of its derivative agreements related to potential termination fees and amounts payable under the agreements, if a termination were to occur.

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Earnings Per Share (Details)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Earnings Per Share [Abstract]
Weighted-average common shares—basic	154,452,121	165,012,713	170,312,328
Plus incremental weighted-average shares resulting from the assumed conversion of time-vested restricted stock awards	133,000	124,000	129,000
Weighted-average common shares—diluted	154,585,273	165,137,482	170,441,223

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Debt

12 Months Ended

Dec. 31, 2014

Debt Disclosure [Abstract]

Debt

Debt

During the year ended December 31, 2014, Piedmont drew down the entire principal commitment of the $300 Million Unsecured 2013 Term Loan (effective interest rate of 2.78%), established in December 2013, and used the proceeds primarily to repay $200 million (interest rate of 4.87%) and $25 million (interest rate of 5.70%) in maturing mortgage debt. Also during the year ended December 31, 2014, Piedmont, through its wholly owned operating partnership, Piedmont OP, issued $400 million in aggregate principal amount of 4.45% senior notes which mature on March 15, 2024 (the “$400 Million Unsecured Senior Notes”). The proceeds from the $400 Million Unsecured Senior Notes were primarily used to repay the $350 Million Secured Pooled Facility (interest rate of 4.84%).

Additionally during the year ended December 31, 2014, Piedmont, in conjunction with the purchase of the 5 Wall Street building located in Burlington, Massachusetts, assumed a $35.0 million mortgage loan that matures on September 1, 2021. The loan is amortizing, and bears interest at the rate of 5.55% per annum. Piedmont recorded the loan at its estimated fair value as of the acquisition date, resulting in a premium of approximately $3.5 million which is being amortized as an offset to interest expense over the remaining term of the loan using the effective interest method.

Finally, during the year ended December 31, 2014, Piedmont obtained a short-term, interest-only, term loan facility in the amount of $50 million (the "$50 Million Unsecured Term Loan"). The facility bears interest at a rate of LIBOR plus a spread that can range from 0.9% to 1.9%, based on Piedmont's corporate credit rating. As of December 31, 2014, the stated interest rate spread on the facility is 1.15%. The $50 Million Unsecured Term Loan matures on April 1, 2015. Piedmont may extend the maturity, assuming it is not currently in default, of the $50 Million Unsecured Term Loan by three months upon giving the lender notice and paying an extension fee equal to 0.125% of the outstanding principal amount at the time of such extension.

The following table summarizes the terms of Piedmont’s indebtedness outstanding as of December 31, 2014 and 2013 (in thousands):

Facility	Collateral	Rate(1)			Maturity
							2014		2013
Secured (Fixed)
$200.0 Million Mortgage Note	Aon Center	4.87	%		5/1/2014		$	—	$	200,000
$25.0 Million Mortgage Note	Aon Center	5.70	%		5/1/2014		—		25,000
$350.0 Million Secured Pooled Facility	Nine Property Collateralized Pool	4.84	%		6/7/2014		—		350,000
$105.0 Million Fixed-Rate Loan	US Bancorp Center	5.29	%		5/11/2015		105,000		105,000
$125.0 Million Fixed-Rate Loan	Four Property Collateralized Pool(2)	5.50	%		4/1/2016		125,000		125,000
$42.5 Million Fixed-Rate Loan	Las Colinas Corporate Center I & II	5.70	%		10/11/2016		42,525		42,525
$140.0 Million WDC Mortgage Notes	1201 & 1225 Eye Street	5.76	%		11/1/2017		140,000		140,000
$35.0 Million Mortgage Note	5 Wall Street	5.55	%	(3)	9/1/2021		36,520		—
Subtotal/Weighted Average(4)		5.55	%				449,045		987,525
Unsecured (Variable and Fixed)
$300 Million Unsecured 2011 Term Loan		LIBOR +  1.15%		(5)	1/15/2020		298,944		300,000
$500 Million Unsecured Line of Credit		LIBOR + 1.175%		(6)	8/19/2016	(7)	434,000		366,000
$350 Million Senior Notes		3.40	%	(8)	06/01/2023		348,800		348,680
$300 Million Unsecured 2013 Term Loan		LIBOR + 1.20%		(9)	1/31/2019		300,000		—
$400 Million Senior Notes		4.45	%	(10)	3/15/2024		396,832		—
$50 Million Unsecured Term Loan		LIBOR + 1.15%		(11)	4/1/2015		49,968		—
Subtotal/Weighted Average(4)		2.82	%				1,828,544		1,014,680
Total/ Weighted Average(4)		3.35	%				$	2,277,589	$	2,002,205

⁽¹⁾  Other than the $35.0 Million Mortgage Note, all of Piedmont’s outstanding debt as of December 31, 2014 and 2013 is interest-only.

⁽²⁾  Property collateralized pool includes 1430 Enclave Parkway in Houston, Texas, Windy Point I and II in Schaumburg, Illinois, and 1055 East Colorado Boulevard in Pasadena, California.

⁽³⁾  The $35 Million Mortgage Note has a contractual fixed rate of 5.55%; however, the amortization of the premium recorded in order to adjust the note to its estimated fair value, results in an effective interest rate of 3.75%.

⁽⁴⁾  Weighted average is based on the contractual balance of outstanding debt and interest rates in the table as of December 31, 2014.

⁽⁵⁾  The $300 Million Unsecured 2011 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, exclusive of changes to Piedmont's credit rating, the rate on this facility to 2.39% through November 22, 2016 and to 3.35% from November 22, 2016 to January 15, 2020.

⁽⁶⁾  Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.175% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of 30-day LIBOR draws at an average rate of 0.168% (subject to the additional spread mentioned above). Further, for the year ended December 31, 2014, Piedmont incurred net borrowings of approximately $68.0 million on its outstanding line of credit.

⁽⁷⁾  Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

⁽⁸⁾  The $350 Million Senior Notes have a fixed coupon rate of 3.40%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 3.45%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 3.43%.

⁽⁹⁾  The $300 Million Unsecured 2013 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, absent any changes to Piedmont's credit rating, the rate on this facility to 2.78%.

⁽¹⁰⁾  The $400 Million Senior Notes have a fixed coupon rate of 4.45%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 4.48%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 4.10%.

⁽¹¹⁾  Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.15% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of a 30-day LIBOR draw at a rate of 0.16%.

A summary of the aggregate maturities of Piedmont’s indebtedness as of December 31, 2014, is provided below (in thousands):

2015	$	155,747
2016	602,384		(1)
2017	140,908
2018	960
2019	301,014
Thereafter	1,078,774
Total	$	2,279,787

⁽¹⁾  Includes the balance outstanding as of December 31, 2014 of the $500 Million Unsecured Line of Credit. However, Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

Piedmont’s weighted-average interest rate as of December 31, 2014 and 2013, for aforementioned borrowings was approximately 3.35% and 3.80%, respectively. Piedmont made interest payments on all indebtedness, including interest rate swap cash settlements of approximately $72.1 million, $69.8 million, and $62.6 million during the years ended December 31, 2014, 2013, and 2012, respectively.

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Variable Interest Entities

12 Months Ended

Dec. 31, 2014

Variable Interest Entities [Abstract]

Variable Interest Entities and Equity Participation Rights

Variable Interest Entities andEquity Participation Rights

Variable interest holders who have the power to direct the activities of the VIE that most significantly impact the entity’s economic performance and have the obligation to absorb the majority of losses of the entity or the right to receive significant benefits of the entity are considered to be the primary beneficiary and must consolidate the VIE.

A summary of Piedmont’s interests in and consolidation treatment of its VIEs as of December 31, 2014 is as follows, (net carrying amount in millions):

Entity	Piedmont’s % Ownership of Entity		Related Building	Consolidated/ Unconsolidated	Net Carrying Amount as of December 31, 2014			Net Carrying Amount as of December 31, 2013			Primary Beneficiary Considerations
1201 Eye Street NW Associates, LLC	49.5	%	1201 Eye Street	Consolidated	$	(2.8	)	$	(5.3	)	In accordance with the partnership’s governing documents, Piedmont is entitled to 100% of the cash flow of the entity and has sole discretion in directing the management and leasing activities of the building.
1225 Eye Street NW Associates, LLC	49.5	%	1225 Eye Street	Consolidated	$	(1.1	)	$	(0.9	)	In accordance with the partnership’s governing documents, Piedmont is entitled to 100% of the cash flow of the entity and has sole discretion in directing the management and leasing activities of the building.
Piedmont 500 W. Monroe Fee, LLC	100	%	500 W. Monroe	Consolidated	$	245.3		$	228.3		The Omnibus Agreement with the previous owner includes equity participation rights for the previous owner, if certain financial returns are achieved; however, Piedmont has sole decision making authority and is entitled to 100% of the economic benefits of the property until such returns are met.
Suwanee Gateway One, LLC(1)	100	%	Suwanee Gateway One	Consolidated	$	7.2		$	7.4		Equity participation rights exist if certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such returns are met.(1)
400 TownPark, LLC(2)	100	%	400 TownPark	Consolidated	$	21.9		$	22.3		Equity participation rights exist if certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such returns are met.(2)
Piedmont TownPark Land, LLC	100	%	Land Parcel Adjacent to 400 TownPark building	Consolidated	$	7.9		$	—		The equity participation and service fee agreement includes equity participation rights for the third party manager if certain defined events occur and certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such events occur and returns are achieved.

⁽¹⁾  As of January 6, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to Suwanee Gateway One, LLC., without any pay out required.

⁽²⁾  As of January 29, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to 400 TownPark, LLC, without any pay out required.

Each of the VIEs described above has the sole purpose of holding land and/or office buildings and their resulting operations, and are consolidated in the accompanying financial statements in the same manner as Piedmont's wholly-owned properties.

During the year ended December 31, 2014, the equity participation conditions for Medici Atlanta, LLC were met and the minority interest was reclassified to mezzanine equity through a reduction to additional paid in capital. Subsequently, the redemption option contained in the equity participation agreement was exercised and Piedmont recorded the estimated value of the equity participation as a liability. As a result of the elimination of the ongoing third party interest, Medici Atlanta, LLC's classification was changed to that of a wholly-owned subsidiary as of December 31, 2014.

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Fair Value Measurements

12 Months Ended

Dec. 31, 2014

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

Piedmont considers its cash, tenant receivables, restricted cash and escrows, accounts payable and accrued expenses, interest rate swap agreements, and debt to meet the definition of financial instruments. The following table sets forth the carrying and estimated fair value for each of Piedmont’s financial instruments, as well as its level within the GAAP fair value hierarchy, as of December 31, 2014 and 2013, respectively (in thousands):

	2014					2013
Financial Instrument	Carrying Value		Estimated Fair Value		Level Within Fair Value Hierarchy	Carrying Value		Estimated Fair Value		Level Within Fair Value Hierarchy
Assets:
Cash and cash equivalents(1)	$	12,306	$	12,306	Level 1	$	6,973	$	6,973	Level 1
Tenant receivables, net(1)	$	27,711	$	27,711	Level 1	$	31,145	$	31,145	Level 1
Restricted cash and escrows(1)	$	5,679	$	5,679	Level 1	$	394	$	394	Level 1
Interest rate swap asset	$	430	$	430	Level 2	$	24,176	$	24,176	Level 2
Liabilities:
Accounts payable and accrued expenses(1)	$	14,395	$	14,395	Level 1	$	16,680	$	16,680	Level 1
Interest rate swap liability	$	6,417	$	6,417	Level 2	$	4,526	$	4,526	Level 2
Debt	$	2,277,589	$	2,314,020	Level 2	$	2,002,205	$	2,004,870	Level 2

⁽¹⁾  For the periods presented, the carrying value approximates estimated fair value due to its short-term maturity.

Piedmont's debt was carried at book value as of December 31, 2014 and 2013; however, Piedmont's estimate of its estimated fair value is disclosed in the table above. Piedmont uses widely accepted valuation techniques including discounted cash flow analysis based on the contractual terms of the debt facilities, including the period to maturity of each instrument, and uses observable market-based inputs for similar debt facilities which have transacted recently in the market. Therefore, the estimated fair values determined are considered to be based on significant other observable inputs (Level 2). Scaling adjustments are made to these inputs to make them applicable to the remaining life of Piedmont's outstanding debt. Piedmont has not changed its valuation technique for estimating the fair value of its debt.

Piedmont’s interest rate swap and forward starting interest rate swap agreements presented above, and further discussed in Note 7, are classified as “Interest rate swap” assets and liabilities in the accompanying consolidated balance sheets and were carried at estimated fair value as of December 31, 2014 and 2013. The valuation of these derivative instruments was determined using widely accepted valuation techniques including discounted cash flow analysis based on the contractual terms of the derivatives, including the period to maturity of each instrument, and uses observable market-based inputs, including interest rate curves and implied volatilities. Therefore, the estimated fair values determined are considered to be based on significant other observable inputs (Level 2). In addition, Piedmont considered both its own and the respective counterparties’ risk of nonperformance in determining the estimated fair value of its derivative financial instruments by estimating the current and potential future exposure under the derivative financial instruments that both Piedmont and the counterparties were at risk for as of the valuation date. The credit risk of Piedmont and its counterparties was factored into the calculation of the estimated fair value of the interest rate swaps; however, as of December 31, 2014 and 2013, this credit valuation adjustment did not comprise a material portion of the estimated fair value. Therefore, Piedmont believes that any unobservable inputs used to determine the estimated fair values of its derivative financial instruments are not significant to the fair value measurements in their entirety, and does not consider any of its derivative financial instruments to be Level 3 assets or liabilities.

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Supplemental Disclosures of Noncash Activities (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Supplemental Cash Flow Elements [Abstract]
Accrued capital expenditures and deferred lease costs	$ 19,896	$ 12,460	$ 12,598
Change in accrued offering costs related to issuance of common stock	0	0	(567)
Change in accrued share repurchases as part of an announced plan	$ (2,006)	$ 1,718	$ 287

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Quarterly Results (unaudited) (Details) (USD $) In Thousands, except Per Share data, unless otherwise specified	3 Months Ended								12 Months Ended
	Dec. 31, 2014	Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Quarterly Financial Information Disclosure [Abstract]
Revenues	$ 146,711	$ 144,641	$ 138,580	$ 136,320	$ 141,504	$ 143,389	$ 132,565	$ 132,152	$ 566,252	$ 549,610	$ 520,704
Real estate operating income	28,789	27,199	26,556	25,277	35,151	35,423	32,693	37,613	107,821	140,880	135,471
Income from continuing operations	12,567	9,150	9,325	9,037	15,328	18,563	18,109	20,198	40,079	72,198	59,534
Income/(loss) from discontinued operations	(42)	16	1,818	360	14,298	537	17,253	(5,543)	2,152	26,545	33,685
Net income attributable to Piedmont	$ 12,514	$ 9,162	$ 12,279	$ 9,393	$ 29,623	$ 19,096	$ 35,358	$ 14,651	$ 43,348	$ 98,728	$ 93,204
Basic and diluted earnings per share	$ 0.08	$ 0.06	$ 0.08	$ 0.06	$ 0.18	$ 0.12	$ 0.21	$ 0.09	$ 0.28	$ 0.60	$ 0.55
Dividends per share	$ 0.21	$ 0.20	$ 0.20	$ 0.20	$ 0.2000	$ 0.2000	$ 0.20	$ 0.20	$ 0.81	$ 0.80	$ 0.80

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Property Dispositions and Discontinued Operations - Assets Held-for-Sale (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Total real estate assets held for sale, net	$ 14,544	$ 15,387
Total other assets held for sale, net	1,264	2,030
DALLAS PARKWAY 3900 [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Total real estate assets held for sale, net	14,544	15,387
Straight-line rent receivables	768	1,247
Deferred lease costs, less accumulated amortization of $1,552 and $1,355 as of December 31, 2014 and December 31, 2013, respectively	496	783
Accumulated amortization on deferred lease costs	1,552	1,355
Total other assets held for sale, net	1,264	2,030
Land [Member] | DALLAS PARKWAY 3900 [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Real estate assets held for sale, net:	1,517	1,517
Building and building improvements [Member] | DALLAS PARKWAY 3900 [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Real estate assets held for sale, net:	13,027	13,870
Accumulated depreciation	$ 10,342	$ 9,499

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Variable Interest Entities (Tables)

12 Months Ended

Dec. 31, 2014

Variable Interest Entities [Abstract]

Schedule of Variable Interest Entities

A summary of Piedmont’s interests in and consolidation treatment of its VIEs as of December 31, 2014 is as follows, (net carrying amount in millions):

Entity	Piedmont’s % Ownership of Entity		Related Building	Consolidated/ Unconsolidated	Net Carrying Amount as of December 31, 2014			Net Carrying Amount as of December 31, 2013			Primary Beneficiary Considerations
1201 Eye Street NW Associates, LLC	49.5	%	1201 Eye Street	Consolidated	$	(2.8	)	$	(5.3	)	In accordance with the partnership’s governing documents, Piedmont is entitled to 100% of the cash flow of the entity and has sole discretion in directing the management and leasing activities of the building.
1225 Eye Street NW Associates, LLC	49.5	%	1225 Eye Street	Consolidated	$	(1.1	)	$	(0.9	)	In accordance with the partnership’s governing documents, Piedmont is entitled to 100% of the cash flow of the entity and has sole discretion in directing the management and leasing activities of the building.
Piedmont 500 W. Monroe Fee, LLC	100	%	500 W. Monroe	Consolidated	$	245.3		$	228.3		The Omnibus Agreement with the previous owner includes equity participation rights for the previous owner, if certain financial returns are achieved; however, Piedmont has sole decision making authority and is entitled to 100% of the economic benefits of the property until such returns are met.
Suwanee Gateway One, LLC(1)	100	%	Suwanee Gateway One	Consolidated	$	7.2		$	7.4		Equity participation rights exist if certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such returns are met.(1)
400 TownPark, LLC(2)	100	%	400 TownPark	Consolidated	$	21.9		$	22.3		Equity participation rights exist if certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such returns are met.(2)
Piedmont TownPark Land, LLC	100	%	Land Parcel Adjacent to 400 TownPark building	Consolidated	$	7.9		$	—		The equity participation and service fee agreement includes equity participation rights for the third party manager if certain defined events occur and certain returns on investment are achieved; however, Piedmont has sole decision making authority and is entitled to the economic benefits of the property until such events occur and returns are achieved.

⁽¹⁾  As of January 6, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to Suwanee Gateway One, LLC., without any pay out required.

⁽²⁾  As of January 29, 2015, Piedmont exercised its right to terminate the equity participation rights agreement related to 400 TownPark, LLC, without any pay out required.

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Debt (Details) (USD $)	12 Months Ended					0 Months Ended
	Dec. 31, 2014 period		Dec. 31, 2013		Dec. 31, 2012	Dec. 15, 2014	Dec. 18, 2013	Jan. 31, 2014	Jun. 27, 2014	May 09, 2013	Oct. 29, 2014
Debt Instrument [Line Items]
Secured debt- premium on debt	$ 3,258,000		$ 0
Extension period	6 months
Amount of indebtedness outstanding	2,277,589,000	[1]	2,002,205,000	[1]
Weighted average interest rate	3.35%	[1],[2]	3.80%	[2],[3]
Net borrowings	68,000,000
Additional extension period	1 year
Number of extension periods	2
Interest payments on debt facilities	72,100,000		69,800,000		62,600,000
Secured Debt [Member]
Debt Instrument [Line Items]
Amount of indebtedness outstanding	449,045,000	[1]	987,525,000	[1]
Weighted average interest rate	5.55%	[1],[2]
Unsecured Debt [Member]
Debt Instrument [Line Items]
Amount of indebtedness outstanding	1,828,544,000	[1]	1,014,680,000	[1]
Weighted average interest rate	2.82%	[1],[2]
Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	300,000,000						300,000,000
Amount of indebtedness outstanding	300,000,000	[4]	0	[4]
Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Unsecured Debt [Member] | Interest Rate Swap [Member]
Debt Instrument [Line Items]
Effective rate percentage								2.78%
Unsecured 300 million 2013 Term Loan Maturing 2019 [Member] | Unsecured Debt [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Spread on variable rate	1.20%	[2],[4]
$400 Million Senior Notes [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	400,000,000
Interest rate percentage	4.45%	[2],[5]
Amount of indebtedness outstanding	396,832,000	[5]	0	[5]
$400 Million Senior Notes [Member] | Senior Notes [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	400,000,000
Effective rate percentage	4.48%
Effective interest on debt including swap settlement	4.10%
$350.0 Million Secured Pooled Facility [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	350,000,000
Interest rate percentage	4.84%	[2]
Amount of indebtedness outstanding	0		350,000,000
$35.0 Million Mortgage Note [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	35,000,000								35,000,000.0
Interest rate percentage	5.55%	[2],[6]
Secured debt- premium on debt	3,500,000
Effective rate percentage	3.75%
Amount of indebtedness outstanding	36,520,000	[6]	0	[6]
$35.0 Million Mortgage Note [Member] | Secured Debt [Member] | 5 Wall Street [Member]
Debt Instrument [Line Items]
Debt instrument, face amount									35,000,000
$50 Million Bridge Loan Facility [Member] | Bridge Loan [Member]
Debt Instrument [Line Items]
Debt instrument, face amount						50,000,000
Extension period						3 months
Extension fee on outstanding principal amount						0.00125
$50 Million Bridge Loan Facility [Member] | Bridge Loan [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Interest rate percentage	1.15%
Rate on outstanding balance as of period end	0.16%
$50 Million Bridge Loan Facility [Member] | Minimum [Member] | Bridge Loan [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Spread on variable rate						0.90%
$50 Million Bridge Loan Facility [Member] | Maximum [Member] | Bridge Loan [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Spread on variable rate						1.90%
$50 Million Bridge Loan Facility [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	50,000,000
Amount of indebtedness outstanding	49,968,000	[7]	0	[7]
$50 Million Bridge Loan Facility [Member] | Unsecured Debt [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Spread on variable rate	1.15%	[2],[7]
$200.0 Million Mortgage Note [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	200,000,000
Interest rate percentage	4.87%	[2]
Amount of indebtedness outstanding	0		200,000,000
$25.0 Million Mortgage Note [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	25,000,000
Interest rate percentage	5.70%	[2]
Amount of indebtedness outstanding	0		25,000,000
$105.0 Million Fixed-Rate Loan [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	105,000,000
Interest rate percentage	5.29%	[2]
Amount of indebtedness outstanding	105,000,000		105,000,000
$125.0 Million Fixed-Rate Loan [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	125,000,000
Interest rate percentage	5.50%	[2],[8]
Amount of indebtedness outstanding	125,000,000	[8]	125,000,000	[8]
$42.5 Million Fixed-Rate Loan [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	42,500,000.0
Interest rate percentage	5.70%	[2]
Amount of indebtedness outstanding	42,525,000		42,525,000
$140 Million WDC Mortgage Notes [Member] | Secured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	140,000,000
Interest rate percentage	5.76%	[2]
Amount of indebtedness outstanding	140,000,000		140,000,000
$300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	300,000,000
Amount of indebtedness outstanding	298,944,000	[9]	300,000,000	[9]
$300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Unsecured Debt [Member] | Interest Rate Swap [Member]
Debt Instrument [Line Items]
Effective rate percentage	2.39%
$300 Million 2011 Unsecured Term Loan Maturing 2016 [Member] | Unsecured Debt [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Spread on variable rate	1.15%	[2],[9]
$500 Million Unsecured Line of Credit [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	500,000,000
Spread on variable rate	1.175%
Amount of indebtedness outstanding	434,000,000	[10],[3]	366,000,000	[10],[3]
LIBOR interest rate in effect	0.168%
$500 Million Unsecured Line of Credit [Member] | Unsecured Debt [Member] | LIBOR [Member]
Debt Instrument [Line Items]
Spread on variable rate	1.175%	[10],[2]
$350 Million Senior Notes [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt instrument, face amount	350,000,000									350,000,000
Interest rate percentage	3.40%	[11],[2]
Effective rate percentage	3.45%
Amount of indebtedness outstanding	$ 348,800,000	[11]	$ 348,680,000	[11]
$350 Million Senior Notes [Member] | Senior Notes [Member]
Debt Instrument [Line Items]
Effective interest on debt including swap settlement	3.43%
$300 Million 2011 Unsecured Term Loan Maturing 2020 [Member] | Unsecured Debt [Member] | Interest Rate Swap [Member]
Debt Instrument [Line Items]
Effective rate percentage											3.35%

[1] Weighted average is based on the contractual balance of outstanding debt and interest rates in the table as of December 31, 2014

[2] Other than the $35.0 Million Mortgage Note, all of Piedmont’s outstanding debt as of December 31, 2014 and 2013 is interest-only.

[3] Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of August 21, 2017) provided Piedmont is not then in default and upon payment of extension fees.

[4] The $300 Million Unsecured 2013 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, absent any changes to Piedmont's credit rating, the rate on this facility to 2.78%.

[5] The $400 Million Senior Notes have a fixed coupon rate of 4.45%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 4.48%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 4.10%.

[6] The $35 Million Mortgage Note has a contractual fixed rate of 5.55%; however, the amortization of the premium recorded in order to adjust the note to its estimated fair value, results in an effective interest rate of 3.75%.

[7] Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.15% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of a 30-day LIBOR draw at a rate of 0.16%.

[8] Property collateralized pool includes 1430 Enclave Parkway in Houston, Texas, Windy Point I and II in Schaumburg, Illinois, and 1055 East Colorado Boulevard in Pasadena, California.

[9] The $300 Million Unsecured 2011 Term Loan has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, exclusive of changes to Piedmont's credit rating, the rate on this facility to 2.39% through November 22, 2016 and to 3.35% from November 22, 2016 to January 15, 2020.

[10] Piedmont may select from multiple interest rate options with each draw, including the prime rate and various-length LIBOR locks. All LIBOR selections are subject to an additional spread (1.175% as of December 31, 2014) over the selected rate based on Piedmont’s current credit rating. The outstanding balance as of December 31, 2014 consists of 30-day LIBOR draws at an average rate of 0.168% (subject to the additional spread mentioned above). Further, for the year ended December 31, 2014, Piedmont incurred net borrowings of approximately $68.0 million on its outstanding line of credit.

[11] The $350 Million Senior Notes have a fixed coupon rate of 3.40%, however, as a result of the issuance of the notes at a discount, Piedmont recognizes an effective interest rate on this debt issuance of 3.45%. After consideration of the impact of settled interest rate swap agreements, in addition to the issuance discount, the effective interest rate on this debt is 3.43%.

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Operating Leases

12 Months Ended

Dec. 31, 2014

Leases [Abstract]

Operating Leases

Operating Leases

Piedmont’s real estate assets are leased to tenants under operating leases for which the terms vary, including certain provisions to extend the lease term, options for early terminations subject to specified penalties, and other terms and conditions as negotiated. Piedmont retains substantially all of the risks and benefits of ownership of the real estate assets leased to tenants. Amounts required as security deposits vary depending upon the terms of the respective leases and the creditworthiness of the tenant, however, generally they are not significant. Exposure to credit risk is limited to the extent that tenant receivables exceed this amount. Security deposits related to tenant leases are included in accounts payable and accrued expenses in the accompanying consolidated balance sheets.

As of December 31, 2014, approximately 90% of our ALR (unaudited) was generated from select office sub-markets in the following cities: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, and Washington, D.C. Furthermore, approximately 7.7% of Piedmont's ALR (unaudited) is generated from federal governmental agencies.

The future minimum rental income from Piedmont’s investment in real estate assets under non-cancelable operating leases, excluding unconsolidated joint ventures, as of December 31, 2014, is presented below (in thousands):

Years ending December 31:
2015	$	430,408
2016	420,736
2017	399,544
2018	367,406
2019	324,658
Thereafter	1,451,346
Total	$	3,394,098

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Guarantor Financials

12 Months Ended

Dec. 31, 2014

Guarantor and Non-Guarantor Financial Information [Abstract]

Guarantor and Non-Guarantor Financial Information

Guarantor and Non-Guarantor Financial Information

The following condensed consolidating financial information for Piedmont Operating Partnership, L.P. (the "Issuer"), Piedmont Office Realty Trust, Inc. (the "Guarantor"), and the other directly and indirectly owned subsidiaries of the Guarantor (the "Non-Guarantor Subsidiaries") is provided pursuant to the requirements of Rule 3-10 of Regulation S-X regarding financial statements of guarantors and issuers of guaranteed registered securities. The principal elimination entries relate to investments in subsidiaries and intercompany balances and transactions, including transactions with the Non-Guarantor Subsidiaries.

Condensed Consolidated Balance Sheets
As of December 31, 2014
(in thousands)	Issuer		Guarantor			Non-Guarantor Subsidiaries		Eliminations			Consolidated
Assets:
Real estate assets, at cost:
Land	$	81,406	$	—		$	621,394	$	—		$	702,800
Buildings and improvements, less accumulated depreciation	442,034		—			2,782,444		(300		)	3,224,178
Intangible lease assets, less accumulated amortization	1,812		—			68,365		—			70,177
Construction in progress	1,355		—			62,038		—			63,393
Real estate assets held for sale, net	14,544		—			—		—			14,544
Total real estate assets	541,151		—			3,534,241		(300		)	4,075,092
Investments in and amounts due from unconsolidated joint ventures	7,798		—			—		—			7,798
Cash and cash equivalents	8,143		1,790			2,373		—			12,306
Tenant and straight-line receivables, net	37,238		—			160,005		—			197,243
Advances to affiliates	6,084,243		1,282,443			—		(7,366,686		)	—
Investment in subsidiary	—		3,878,811			192		(3,879,003		)	—
Notes receivable	161,350		—			23,890		(185,240		)	—
Prepaid expenses, restricted cash, escrows, and other assets	10,912		—			23,541		(954		)	33,499
Goodwill	180,097		—			—		—			180,097
Interest rate swap	430		—			—		—			430
Deferred financing costs, net	7,242		—			425		—			7,667
Deferred lease costs, net	31,340		—			248,765		—			280,105
Other assets held for sale, net	1,264		—			—		—			1,264
Total assets	$	7,071,208	$	5,163,044		$	3,993,432	$	(11,432,183	)	$	4,795,501
Liabilities:
Debt	$	1,852,434	$	—		$	610,395	$	(185,240	)	$	2,277,589
Accounts payable, accrued expenses, and accrued capital expenditures	19,403		465			115,074		(954		)	133,988
Advances from affiliates	376,122		4,909,362			2,138,140		(7,423,624		)	—
Deferred income	4,998		—			17,217		—			22,215
Intangible lease liabilities, net	—		—			43,277		—			43,277
Interest rate swaps	6,417		—			—		—			6,417
Total liabilities	2,259,374		4,909,827			2,924,103		(7,609,818		)	2,483,486
Stockholders’ Equity:
Common stock	—		1,543			—		—			1,543
Additional paid-in capital	3,874,757		3,670,236			192		(3,879,003		)	3,666,182
Cumulative distributions in excess of earnings	928,776		(3,418,562		)	1,067,528		56,638			(1,365,620		)
Other comprehensive loss	8,301		—			—		—			8,301
Piedmont stockholders’ equity	4,811,834		253,217			1,067,720		(3,822,365		)	2,310,406
Noncontrolling interest	—		—			1,609		—			1,609
Total stockholders’ equity	4,811,834		253,217			1,069,329		(3,822,365		)	2,312,015
Total liabilities and stockholders’ equity	$	7,071,208	$	5,163,044		$	3,993,432	$	(11,432,183	)	$	4,795,501

Condensed Consolidated Balance Sheets
As of December 31, 2013
(in thousands)	Issuer		Guarantor			Non-Guarantor Subsidiaries		Eliminations			Consolidated
Assets:
Real estate assets, at cost:
Land	$	86,537	$	—		$	600,707	$	—		$	687,244
Buildings and improvements, less accumulated depreciation	463,842		—			2,687,163		(300		)	3,150,705
Intangible lease assets, less accumulated amortization	2,356		—			72,021		—			74,377
Construction in progress	4,627		—			19,643		—			24,270
Real estate assets held for sale, net	15,387		—			—		—			15,387
Total real estate assets	572,749		—			3,379,534		(300		)	3,951,983
Investments in and amounts due from unconsolidated joint ventures	14,388		—			—		—			14,388
Cash and cash equivalents	3,261		150			3,562		—			6,973
Tenant and straight-line rent receivables, net	34,895		—			134,409		—			169,304
Advances to affiliates	5,312,475		1,288,547			—		(6,601,022		)	—
Investment in subsidiary	—		4,003,806			197		(4,004,003		)	—
Notes receivable	160,000		2,000			23,890		(185,890		)	—
Prepaid expenses, restricted cash, escrows, and other assets	5,319		44			20,779		(977		)	25,165
Goodwill	180,097		—			—		—			180,097
Interest rate swap	24,176		—			—		—			24,176
Deferred financing costs, net	7,764		—			995		—			8,759
Deferred lease costs, net	33,630		—			249,583		—			283,213
Other assets held for sale, net	2,030		—			—		—			2,030
Total assets	$	6,350,784	$	5,294,547		$	3,812,949	$	(10,792,192	)	$	4,666,088
Liabilities:
Debt	$	1,038,570	$	—		$	1,149,525	$	(185,890	)	$	2,002,205
Accounts payable, accrued expenses, and accrued capital expenditures	13,824		2,376			113,595		(977		)	128,818
Advances from affiliates	312,881		4,863,672			1,467,425		(6,643,978		)	—
Deferred income	5,086		—			17,181		—			22,267
Intangible lease liabilities, net	—		—			47,113		—			47,113
Interest rate swaps	4,526		—			—		—			4,526
Total liabilities	1,374,887		4,866,048			2,794,839		(6,830,845		)	2,204,929
Stockholders’ Equity:
Common stock	—		1,575			—		—			1,575
Additional paid-in capital	4,003,806		3,668,906			197		(4,004,003		)	3,668,906
Cumulative distributions in excess of earnings	951,813		(3,241,982		)	1,016,304		42,656			(1,231,209		)
Other comprehensive loss	20,278		—			—		—			20,278
Piedmont stockholders’ equity	4,975,897		428,499			1,016,501		(3,961,347		)	2,459,550
Noncontrolling interest	—		—			1,609		—			1,609
Total stockholders’ equity	4,975,897		428,499			1,018,110		(3,961,347		)	2,461,159
Total liabilities and stockholders’ equity	$	6,350,784	$	5,294,547		$	3,812,949	$	(10,792,192	)	$	4,666,088

Condensed Consolidated Statements of Income
For the year ended December 31, 2014
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	72,843		$	—		$	386,995		$	(5,203	)	$	454,635
Tenant reimbursements	16,566			—			93,516			(534		)	109,548
Property management fee revenue	—			—			16,516			(14,447		)	2,069
	89,409			—			497,027			(20,184		)	566,252
Expenses:
Property operating costs	42,626			—			217,786			(20,976		)	239,436
Depreciation	23,512			—			115,084			—			138,596
Amortization	4,754			—			51,825			—			56,579
General and administrative	23,230			300			28,232			(27,942		)	23,820
	94,122			300			412,927			(48,918		)	458,431
Real estate operating income/(loss)	(4,713		)	(300		)	84,100			28,734			107,821
Other income (expense):
Interest expense	(47,355		)	—			(39,625		)	12,534			(74,446		)
Interest income and other income/(expense)	11,944			—			652			(12,534		)	62
Net recoveries from casualty events and litigation settlements	1,322			1,479			4,191			—			6,992
Equity in loss of unconsolidated joint ventures	(350		)	—			—			—			(350		)
	(34,439		)	1,479			(34,782		)	—			(67,742		)
Income/(loss) from continuing operations	(39,152		)	1,179			49,318			28,734			40,079
Discontinued operations:
Operating income	913			—			41			—			954
Gain on sale of real estate assets	450			—			748			—			1,198
Income from discontinued operations	1,363			—			789			—			2,152
Gain on sale of real estate assets	—			—			1,132			—			1,132
Net income/(loss)	(37,789		)	1,179			51,239			28,734			43,363
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income/(loss) attributable to Piedmont	$	(37,789	)	$	1,179		$	51,224		$	28,734		$	43,348

Condensed Consolidated Statements of Income
For the year ended December 31, 2013
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	72,911		$	—		$	375,477		$	(5,282	)	$	443,106
Tenant reimbursements	16,292			—			88,381			(420		)	104,253
Property management fee revenue	—			—			15,360			(13,109		)	2,251
	89,203			—			479,218			(18,811		)	549,610
Expenses:
Property operating costs	39,602			—			200,503			(19,326		)	220,779
Depreciation	22,351			—			98,629			—			120,980
Amortization	5,070			—			40,020			—			45,090
General and administrative	21,009			337			24,927			(24,392		)	21,881
	88,032			337			364,079			(43,718		)	408,730
Real estate operating income/(loss)	1,171			(337		)	115,139			24,907			140,880
Other income (expense):
Interest expense	(22,242		)	—			(63,900		)	12,559			(73,583		)
Interest income and other income/(expense)	10,630			164			(571		)	(12,559		)	(2,336		)
Net recoveries from casualty events and litigation settlements	683			—			11,128			—			11,811
Equity in loss of unconsolidated joint ventures	(3,676		)	—			—			—			(3,676		)
Loss on consolidation	(898		)	—			—			—			(898		)
	(15,503		)	164			(53,343		)	—			(68,682		)
Income/(loss) from continuing operations	(14,332		)	(173		)	61,796			24,907			72,198
Discontinued operations:
Operating income	2,312			—			585			—			2,897
Impairment loss	(7,644		)	—			—			—			(7,644		)
Gain on sale of real estate assets	15,046			—			16,246			—			31,292
Income from discontinued operations	9,714			—			16,831			—			26,545
Net income/(loss)	(4,618		)	(173		)	78,627			24,907			98,743
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income/(loss) attributable to Piedmont	$	(4,618	)	$	(173	)	$	78,612		$	24,907		$	98,728

Condensed Consolidated Statements of Income
For the year ended December 31, 2012
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Revenues:
Rental income	$	67,943		$	—		$	348,712		$	(4,813	)	$	411,842
Tenant reimbursements	16,890			—			89,937			(283		)	106,544
Property management fee revenue	—			—			14,350			(12,032		)	2,318
	84,833			—			452,999			(17,128		)	520,704
Expenses:
Property operating costs	34,395			—			189,665			(17,871		)	206,189
Depreciation	22,056			—			86,903			—			108,959
Amortization	5,280			—			44,038			—			49,318
General and administrative	19,806			294			23,574			(22,907		)	20,767
	81,537			294			344,180			(40,778		)	385,233
Real estate operating income/(loss)	3,296			(294		)	108,819			23,650			135,471
Other income (expense):
Interest expense	(12,530		)	—			(65,001		)	12,508			(65,023		)
Interest income and other income/(expense)	12,226			15			1,100			(12,508		)	833
Net (loss)/recoveries of casualty loss and litigation settlements	(12,695		)	—			25			—			(12,670		)
Equity in income of unconsolidated joint ventures	923			—			—			—			923
	(12,076		)	15			(63,876		)	—			(75,937		)
Income/(loss) from continuing operations	(8,780		)	(279		)	44,943			23,650			59,534
Discontinued operations:
Operating income	5,827			—			281			—			6,108
Gain on sale of real estate assets	27,577			—			—			—			27,577
Income from discontinued operations	33,404			—			281			—			33,685
Net income	24,624			(279		)	45,224			23,650			93,219
Less: Net income attributable to noncontrolling interest	—			—			(15		)	—			(15		)
Net income attributable to Piedmont	$	24,624		$	(279	)	$	45,209		$	23,650		$	93,204

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2014
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	5,448		$	2,813		$	178,889		$	28,733		$	215,883
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(23,541		)	—			(267,918		)	—			(291,459		)
Intercompany note receivable	650			—			—			(650		)	—
Net sales proceeds from wholly-owned properties	29,519			—			16,713			—			46,232
Net sales proceeds received from unconsolidated joint ventures	6,017			—			—			—			6,017
Investments in unconsolidated joint ventures	(42		)	—			—			—			(42		)
Deferred lease costs paid	(4,472		)	—			(23,222		)	—			(27,694		)
Net cash provided by/(used in) investing activities	8,131			—			(274,427		)	(650		)	(266,946		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294		)	—			—			—			(1,294		)
Proceeds from debt	1,052,527			—			—			—			1,052,527
Repayments of debt	(238,000		)	—			(575,702		)	—			(813,702		)
Discount due to loan modification	(1,135		)	—			—			—			(1,135		)
Intercompany note payable	—			—			(650		)	650			—
Repurchases of common stock as part of announced plan	—			(54,802		)	—			—			(54,802		)
Intercompany distributions	(820,795		)	178,812			670,716			(28,733		)	—
Dividends paid and discount on dividend reinvestments	—			(125,183		)	(15		)	—			(125,198		)
Net cash provided by/(used in) financing activities	(8,697		)	(1,173		)	94,349			(28,083		)	56,396
Net increase/(decrease) in cash and cash equivalents	4,882			1,640			(1,189		)	—			5,333
Cash and cash equivalents, beginning of year	3,261			150			3,562			—			6,973
Cash and cash equivalents, end of year	$	8,143		$	1,790		$	2,373		$	—		$	12,306

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2013
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	15,327		$	1,853		$	172,992		$	24,907		$	215,079
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(10,382		)	—			(532,088		)	300			(542,170		)
Intercompany note receivable	—			500			—			(500		)	—
Cash assumed upon consolidation of variable interest entity	18,045			—			(32,287		)	—			(14,242		)
Net sales proceeds from wholly-owned properties	50,118			—			45,553			—			95,671
Investments in unconsolidated joint ventures	(793		)	—			—			—			(793		)
Deferred lease costs paid	(10,980		)	—			(23,318		)	—			(34,298		)
Net cash provided by/(used in) investing activities	46,008			500			(542,140		)	(200		)	(495,832		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(4,892		)	—			—			—			(4,892		)
Proceeds from debt	1,085,604			—			—			—			1,085,604
Repayments of debt	(500,000		)	—			—			—			(500,000		)
Intercompany note payable	—			—			(500		)	500			—
Net costs of issuance of common stock	—			(91		)	—			—			(91		)
Repurchases of common stock as part of announced plan	—			(173,551		)	—			—			(173,551		)
Intercompany distributions	(701,071		)	303,486			422,792			(25,207		)	—
Dividends paid and discount on dividend reinvestments	—			(132,286		)	(15		)	—			(132,301		)
Net cash provided by/(used in) financing activities	(120,359		)	(2,442		)	422,277			(24,707		)	274,769
Net increase/(decrease) in cash and cash equivalents	(59,024		)	(89		)	53,129			—			(5,984		)
Cash and cash equivalents, beginning of year	62,285			239			(49,567		)	—			12,957
Cash and cash equivalents, end of year	$	3,261		$	150		$	3,562		$	—		$	6,973

Condensed Consolidated Statements of Cash Flows
For the year ended December 31, 2012
(in thousands)	Issuer			Guarantor			Non-Guarantor Subsidiaries			Eliminations			Consolidated
Net Cash Provided by Operating Activities	$	32,260		$	2,215		$	162,800		$	23,650		$	220,925
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(20,763		)	—			(87,724		)	—			(108,487		)
Intercompany note receivable	—			(2,500		)	—			2,500			—
Net sales proceeds from wholly-owned properties and consolidated joint venture	93,839			—			—			—			93,839
Investments in unconsolidated joint ventures	(136		)	—			—			—			(136		)
Deferred lease costs paid	(4,164		)	—			(44,528		)	—			(48,692		)
Net cash provided by/(used in) investing activities	68,776			(2,500		)	(132,252		)	2,500			(63,476		)
Cash Flows from Financing Activities:
Deferred financing costs paid	(3,125		)	—			—			—			(3,125		)
Proceeds from debt	409,000			—			—			—			409,000
Repayments of debt	(280,000		)	—			(185,000		)	—			(465,000		)
Intercompany note payable	—			—			2,500			(2,500		)	—
Net costs of issuance of common stock	—			(229		)	—			—			(229		)
Repurchases of common stock as part of announced plan	—			(88,450		)	—			—			(88,450		)
Intercompany distributions	(331,522		)	225,427			129,745			(23,650		)	—
Dividends paid and discount on dividend reinvestments	—			(136,363		)	(15		)	—			(136,378		)
Net cash provided by/(used in) financing activities	(205,647		)	385			(52,770		)	(26,150		)	(284,182		)
Net increase/(decrease) in cash and cash equivalents	(104,611		)	100			(22,222		)	—			(126,733		)
Cash and cash equivalents, beginning of year	166,896			139			(27,345		)	—			139,690
Cash and cash equivalents, end of year	$	62,285		$	239		$	(49,567	)	$	—		$	12,957

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Acquisitions (Details) (USD $)	12 Months Ended
	Dec. 31, 2014 sqft		Jun. 27, 2014	Nov. 21, 2014
Business Acquisition [Line Items]
Percentage ownership of properties acquired			100.00%
5 Wall Street [Member]
Business Acquisition [Line Items]
Rentable Square Feet (Unaudited)	181,680
Percentage Leased as of Acquisition (Unaudited)	100.00%
Contractual Purchase Price (in millions)	$ 62,500,000	[1]
1155 Perimeter Center West [Member]
Business Acquisition [Line Items]
Rentable Square Feet (Unaudited)	376,694
Percentage Leased as of Acquisition (Unaudited)	100.00%
Contractual Purchase Price (in millions)	80,800,000
Lake Mary Land Parcel [Member]
Business Acquisition [Line Items]
Acreage	25.2
Contractual Purchase Price (in millions)	7,700,000	[2]
Closing costs capitalized in conjunction with the purchase of land parcel				200,000
Unsecured Debt [Member] | $500 Million Unsecured Line of Credit [Member]
Business Acquisition [Line Items]
Borrowing capacity of line of credit	500,000,000
Secured Debt [Member] | $35.0 Million Mortgage Note [Member]
Business Acquisition [Line Items]
Borrowing capacity of line of credit	35,000,000		35,000,000.0
Secured Debt [Member] | $35.0 Million Mortgage Note [Member] | 5 Wall Street [Member]
Business Acquisition [Line Items]
Borrowing capacity of line of credit			35,000,000
Mortgage loan assumed			33,700,000

[1] The purchase included the assumption of a $35.0 million mortgage loan with a principal balance outstanding at acquisition of approximately $33.7 million, maturing on September 1, 2021. See further detail on the mortgage loan in Note 5

[2] Piedmont capitalized approximately $0.2 million of closing costs in conjunction with the purchase of the land parcel.

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Operating Leases (Tables)

12 Months Ended

Dec. 31, 2014

Leases [Abstract]

Schedule of Future Minimum Rental Payments for Operating Leases

The future minimum rental income from Piedmont’s investment in real estate assets under non-cancelable operating leases, excluding unconsolidated joint ventures, as of December 31, 2014, is presented below (in thousands):

Years ending December 31:
2015	$	430,408
2016	420,736
2017	399,544
2018	367,406
2019	324,658
Thereafter	1,451,346
Total	$	3,394,098

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Consolidated Statements of Comprehensive Income (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Statement of Comprehensive Income [Abstract]
Net income attributable to Piedmont	$ 43,348	$ 98,728	$ 93,204
Other comprehensive income/(loss):
Effective portion of gain/(loss) on derivative instruments that are designated and qualify as cash flow hedges (See Note 7)	(17,122)	24,312	(7,656)
Reclassification of previously recorded loss included in net income (See Note 7)	5,145	3,126	3,033
Other comprehensive income/(loss)	(11,977)	27,438	(4,623)
Comprehensive income attributable to Piedmont	$ 31,371	$ 126,166	$ 88,581

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Summary of Significant Accounting Policies

12 Months Ended

Dec. 31, 2014

Accounting Policies [Abstract]

Summary of Significant Accounting Policies

Summary of Significant Accounting Policies

Basis of Presentation and Principles of Consolidation

Piedmont’s consolidated financial statements are prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) and include the accounts of Piedmont, Piedmont’s wholly-owned subsidiaries, any variable interest entity of which Piedmont or any of its wholly-owned subsidiaries is considered to have the power to direct the activities of the entity and the obligation to absorb losses/right to receive benefits, or any entity in which Piedmont or any of its wholly-owned subsidiaries owns a controlling interest. In determining whether Piedmont or Piedmont OP has a controlling interest, the following factors, among others, are considered: equity ownership, voting rights, protective rights of investors, and participatory rights of investors.

Piedmont owns interests in three real properties through its ownership in Piedmont Washington Properties, Inc. Piedmont has evaluated this entity based on the criteria outlined above and concluded that it is not a variable interest entity (“VIE”) and that Piedmont has a controlling interest in Piedmont Washington Properties, Inc. Accordingly, Piedmont’s consolidated financial statements include the accounts of Piedmont Washington Properties, Inc.

In addition, during the three years ended December 31, 2014, Piedmont owned interests in certain properties through its ownership in various unconsolidated joint venture partnerships. Although Piedmont is currently or was the majority equity participant in these joint ventures, Piedmont and its co-venturer exercised joint control over the properties held by the joint ventures. As a result, in accordance with GAAP, the accounts of these joint ventures are not consolidated, but rather accounted for using the equity method of accounting in Piedmont’s consolidated financial statements.

Please refer to Note 6 for a summary of Piedmont’s interests in and consolidation treatment of its various VIEs as of December 31, 2014.

Further, Piedmont has formed special purpose entities to acquire and hold real estate. Each special purpose entity is a separate legal entity and consequently the assets of the special purpose entities are not available to all creditors of Piedmont. The assets owned by these special purpose entities are being reported on a consolidated basis with Piedmont’s assets for financial reporting purposes only.

All inter-company balances and transactions have been eliminated upon consolidation.

Use of Estimates

The preparation of the accompanying consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the accompanying consolidated financial statements and notes. Actual results could differ from those estimates.

Real Estate Assets

Real estate assets are stated at cost, as adjusted for any impairment, less accumulated depreciation. Amounts capitalized to real estate assets consist of the cost of acquisition or construction, any tenant improvements or major improvements, and betterments that extend the useful life of the related asset. All repairs and maintenance are expensed as incurred. Additionally, Piedmont capitalizes interest while the development, or redevelopment, of a real estate asset is in progress. Approximately $2.1 million, $31,000 , and $0 of interest was capitalized for the years ended December 31, 2014, 2013, and 2012, respectively.

Piedmont’s real estate assets are depreciated or amortized using the straight-line method over the following useful lives:

Buildings	40 years
Building improvements	5-25 years
Land improvements	20-25 years
Tenant improvements	Shorter of economic life or lease term
Furniture, fixtures, and equipment	3-5 years
Intangible lease assets	Lease term

Piedmont continually monitors events and changes in circumstances that could indicate that the carrying amounts of the real estate and related intangible assets of both operating properties and properties under construction in which Piedmont has an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of potential impairment are present for wholly-owned properties, management assesses whether the respective carrying values will be recovered from the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition for assets held for use, or with the estimated fair values, less costs to sell, for assets held for sale. Piedmont generally considers assets to be held for sale at the point at which a sale contract is executed and earnest money has become non-refundable. In the event that the expected undiscounted future cash flows for assets held for use or the estimated fair value, less costs to sell, for assets held for sale do not exceed the respective asset carrying value, management adjusts such assets to the respective estimated fair values and recognizes an impairment loss. Estimated fair values are calculated based on the following information, depending upon availability, in order of preference: (i) recently quoted market prices, (ii) market prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated sales value (which is based on key assumptions such as estimated market rents, lease-up periods, estimated lease terms, and capitalization and discount rates).

For properties owned as part of an investment in unconsolidated joint ventures, Piedmont assesses the estimated fair value of its investment as compared to its carrying amount. If Piedmont determines that the carrying value is greater than the estimated fair value at any measurement date, Piedmont must also determine if such a difference is temporary in nature. Value fluctuations which are “other than temporary” in nature are then recorded to adjust the carrying value to the estimated fair value amount.

Allocation of Purchase Price of Acquired Assets

Upon the acquisition of real properties, Piedmont allocates the purchase price of properties to acquired tangible assets, consisting of land and building, and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases and the value of in-place leases, based on their estimated fair values.

The estimated fair values of the tangible assets of an acquired property (which includes land and building) are determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to land and building based on management’s determination of the estimated fair value of these assets. Management determines the as-if-vacant estimated fair value of a property using methods similar to those used by independent appraisers. Factors considered by management in performing these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. In estimating carrying costs, management includes real estate taxes, insurance, and other operating expenses and estimates of lost rental revenue during the expected lease-up periods based on current market demand. We also estimate the cost to execute similar leases including leasing commissions, legal, and other related costs.

The estimated fair values of above-market and below-market in-place leases are recorded 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 market rates for the corresponding in-place leases, measured over a period equal to the remaining terms of the leases, taking into consideration the probability of renewals for any below-market leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets or liabilities and amortized as an adjustment to rental revenues over the remaining terms of the respective leases.

The estimated fair values of in-place leases include an estimate of the direct costs associated with obtaining the acquired or "in place" tenant, estimates of opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease. The amount capitalized as direct costs associated with obtaining a tenant include commissions, tenant improvements, and other direct costs and are estimated based on management’s consideration of current market costs to execute a similar lease. These direct lease origination costs are included in deferred lease costs in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases. The value of opportunity costs is calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. These lease intangibles are included in intangible lease assets in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases.

Gross intangible assets and liabilities recorded at acquisition as of December 31, 2014 and 2013, respectively, are as follows (in thousands):

	December 31, 2014		December 31, 2013
Intangible Lease Assets:
Above-Market In-Place Lease Assets	$	23,785	$	21,137
Absorption Period Costs	$	126,252	$	125,060
Intangible Lease Origination Costs (included as component of Deferred Lease Costs)	$	159,670	$	158,427
Intangible Lease Liabilities (Below-Market In-Place Leases)	$	81,241	$	91,369

For the years ended December 31, 2014, 2013, and 2012, respectively, Piedmont recognized amortization of intangible lease costs as follows (in thousands):

	2014		2013		2012
Amortization expense related to Intangible Lease Origination Costs and Absorption Period Costs	$	36,007	$	30,409	$	36,151
Amortization of Above-Market and Below-Market In-Place Lease intangibles as a net increase to rental revenues	$	4,727	$	5,278	$	5,678

Net intangible assets and liabilities as of December 31, 2014 will be amortized as follows (in thousands):

	Intangible Lease Assets
	Above-Market In-place Lease Assets		Absorption Period Costs		Intangible Lease Origination Costs(1)		Below-Market In-place Lease Liabilities
For the year ending December 31:
2015	$	2,449	$	15,385	$	19,840	$	6,759
2016	2,371		12,800		17,256		6,638
2017	1,599		10,025		14,250		6,736
2018	1,027		7,393		11,229		6,143
2019	633		5,580		8,848		4,842
Thereafter	31		10,884		17,042		12,159
	$	8,110	$	62,067	$	88,465	$	43,277
Weighted-Average Amortization Period (in years)	4		6		6		7

⁽¹⁾  Included as a component of Deferred Lease Costs in the accompanying consolidated balance sheets.

Investments in and Amounts Due from Unconsolidated Joint Ventures

Piedmont’s investments in unconsolidated joint ventures are recorded using the equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions, net income/(loss), and "other than temporary" impairments, if any, attributable to such joint ventures. Pursuant to the terms of the unconsolidated joint venture agreements, all income and distributions are allocated to the joint venture partners in accordance with their respective ownership interests. Distributions of net cash from operations are generally distributed to the joint venture partners on a quarterly basis, and are classified as cash inflows from operating activities, as they are presumed to be returns on Piedmont’s investment in the respective joint venture. Proceeds received as the result of a sale of an asset from an unconsolidated joint venture are considered a return of Piedmont’s investment in the joint venture and classified as cash inflows from investing activities. Due from unconsolidated joint ventures represents operating distributions due to Piedmont from its investments in unconsolidated joint ventures which have been declared but not received as of period end.

Cash and Cash Equivalents

Piedmont considers all highly-liquid investments purchased with an original maturity of three months or less to be cash equivalents. Cash equivalents include cash and short-term investments. Short-term investments are stated at cost, which approximates estimated fair value, and consist of investments in money market accounts.

Tenant Receivables, net and Straight-line Rent Receivables

Tenant receivables are comprised of rental and reimbursement billings due from tenants, and straight-line rent receivables represent the cumulative amount of future adjustments necessary to present rental income on a straight-line basis. Tenant receivables are recorded at the original amount earned, less an allowance for any doubtful accounts, which approximates estimated fair value. Management assesses the collectibility of tenant receivables on an ongoing basis and provides for allowances as such balances, or portions thereof, become uncollectible. Piedmont adjusted the allowance for doubtful accounts by recording provisions for/(recoveries of) bad debts of approximately $(5,000), $186,000, and $(27,000) for the years ended December 31, 2014, 2013, and 2012, respectively, which are included in general and administrative expenses in the accompanying consolidated statements of income.

Restricted Cash and Escrows

Restricted cash and escrows principally relate to the following types of items:

• escrow accounts held by lenders to pay future real estate taxes, insurance, debt service, and tenant improvements;

• net sales proceeds from property sales held by qualified intermediary for potential Section 1031 exchange;

• earnest money paid in connection with future acquisitions; and

• security and utility deposits paid by tenants per the terms of their respective leases.

Restricted cash and escrows are generally reclassified to other asset or liability accounts upon being used to purchase assets, satisfy obligations, or settle tenant obligations.

Prepaid Expenses and Other Assets

Prepaid expenses and other assets are primarily comprised of the following items:

• prepaid property taxes, insurance and operating costs;

• deferred common area maintenance costs which will be reimbursed by tenants over specified time periods;

• receivables which are unrelated to tenants, for example, insurance proceeds receivable from insurers related to casualty losses; and

• equipment, furniture and fixtures, and tenant improvements for Piedmont’s corporate office space, net of accumulated depreciation.

Prepaid expenses and other assets will be expensed as utilized or reclassified to other asset accounts upon being put into service in future periods. Balances without a future economic benefit are expensed as they are identified. Deferred common area maintenance costs are amortized to property operating costs as the related reimbursement income is recognized over the period specified in the respective lease. Piedmont recognized amortization of deferred common area maintenance for the years ended December 31, 2014, 2013, and 2012 of approximately $2.5 million, $2.1 million, and $1.6 million, respectively.

Goodwill

Goodwill is the excess of cost of an acquired entity over the amounts specifically assigned to assets acquired and liabilities assumed in purchase accounting for business combinations. Piedmont tests the carrying value of its goodwill for impairment on an annual basis, or on an interim basis if an event occurs or circumstances change that would indicate the carrying amount may be impaired. Such interim circumstances may include, but are not limited to, significant adverse changes in legal factors or in the general business climate, adverse action or assessment by a regulator, unanticipated competition, the loss of key personnel, or persistent declines in an entity’s stock price below carrying value of the entity. Piedmont first assesses qualitative factors to determine whether the existence of events or circumstances leads to a determination that it is more likely than not that the estimated fair value of the reporting unit is less than its carrying amount. If, after assessing the totality of events or circumstances, Piedmont concludes that the estimated fair value is greater than the carrying amount, then performing a further two-step impairment test is unnecessary. However, if Piedmont chooses to forgo the availability of the qualitative analysis, the test prescribed by authoritative accounting guidance is a two-step test. The first step involves comparing the estimated fair value of the entity to its carrying value, including goodwill. Estimated fair value is determined by adjusting the trading price of the stock for a control premium, if necessary, multiplied by the common shares outstanding. If such calculated estimated fair value exceeds the carrying value, no further procedures or analysis is required. However, if the carrying value exceeds the calculated fair value, goodwill is potentially impaired and step two of the analysis would be required. Step two of the test involves calculating the implied fair value of goodwill by deducting the estimated fair value of all tangible and intangible net assets of the entity from the entity’s estimated fair value calculated in step one of the test. If the implied value of the goodwill (the remainder left after deducting the estimated fair values of the entity from its calculated overall estimated fair value in step one of the test) is less than the carrying value of goodwill, an impairment loss would be recognized.

Interest Rate Derivatives

Piedmont periodically enters into interest rate derivative agreements to hedge its exposure to changing interest rates. Piedmont records all derivatives on the balance sheet at estimated fair value. Piedmont reassesses the effectiveness of its derivatives designated as cash flow hedges on a regular basis to determine if they continue to be highly effective and also to determine if the forecasted transactions remain highly probable. Currently, Piedmont does not use derivatives for trading or speculative purposes.

The changes in estimated fair value of interest rate swap agreements designated as effective cash flow hedges are recorded in other comprehensive income (“OCI”), and subsequently reclassified to earnings when the hedged transactions occur. Changes in the estimated fair values of derivatives designated as cash flow hedges that do not qualify for hedge accounting treatment, if any, would be recorded as gain/(loss) on interest rate swap in the consolidated statements of income. The estimated fair value of the interest rate derivative agreement is recorded as interest rate derivative asset or as interest rate derivative liability in the accompanying consolidated balance sheets. Amounts received or paid under interest rate derivative agreements are recorded as interest expense in the consolidated income statements as incurred. All of Piedmont's interest rate derivative agreements as of December 31, 2014 are designated as cash flow hedges.

Deferred Financing Costs

Costs incurred in connection with obtaining financing which are paid to service providers other than lenders, or customary fees paid to lenders which are not calculated based on the total commitment of the facility, are capitalized as deferred financing costs in the accompanying consolidated balance sheets. These costs are amortized to interest expense on a straight-line basis (which approximates the effective interest rate method) over the terms of the related financing arrangements. Piedmont recognized amortization of deferred financing costs for the years ended December 31, 2014, 2013, and 2012 of approximately $2.7 million, $2.6 million, and $2.6 million, respectively.

Deferred Lease Costs

Deferred lease costs are comprised of costs and incentives incurred to acquire operating leases. In addition to direct costs, deferred lease costs also include intangible lease origination costs related to in-place leases acquired as part of a property acquisition and direct payroll costs incurred related to negotiating and executing specific leases. For the years ended December 31, 2014, 2013, or 2012, Piedmont capitalized approximately $0.7 million, $0.1 million, and $0, respectively, of internal leasing and development costs.

Deferred lease costs are amortized on a straight-line basis over the terms of the related underlying leases in the accompanying consolidated statements of income as follows:

• Approximately $40.9 million, $31.9 million, and $28.3 million of deferred lease costs for the years ended December 31, 2014, 2013, and 2012, respectively, are included in amortization expense; and

• Approximately $4.2 million, $3.5 million, and $2.5 million, of deferred lease costs related to lease incentives granted to tenants for the years ended December 31, 2014, 2013, and 2012, respectively, was included as an offset to rental income.

Upon receipt of a lease termination notice, Piedmont adjusts any unamortized deferred lease costs to their net realizable value ratably over the revised remaining term of the lease after giving effect to the termination notice. If there is no remaining lease term and no other obligation to provide the tenant space in the property, then any unamortized tenant-specific costs are recognized immediately upon termination.

Debt

When mortgage debt is assumed upon the acquisition of real property, Piedmont adjusts the loan to estimated fair value with a corresponding adjustment to building and other intangible assets assumed as part of the purchase. The fair value adjustment is amortized to interest expense over the term of the loan using the effective interest method. Amortization of such fair value adjustments was approximately $0.2 million, $0, and $0 for the years ended December 31, 2014, 2013, and 2012, respectively. Additionally, Piedmont records debt issuance premiums/discounts as an increase/decrease to the principal amount of the loan in the accompanying consolidated balance sheets, and amortizes such premiums or discounts as a component of interest expense over the life of the underlying loan facility using the effective interest method. Piedmont recorded discount amortization of approximately $0.2 million, $0.1 million, and $0 for the years ended December 31, 2014, 2013, and 2012, respectively.

Deferred income

Deferred income is primarily comprised of the following items:

• prepaid rent from tenants; and

• tenant reimbursements related to operating expense or property tax expenses which may be due to tenants as part of an annual operating expense reconciliation.

Deferred income related to prepaid rents from tenants will be recognized as income in the period it is earned. Amounts related to operating expense reconciliations or property tax expense are relieved when the tenant's reconciliation is completed in accordance with the underlying lease, and payment is issued to the tenant.

Shares-in-trust

To date, Piedmont has not issued any shares-in-trust; however, under Piedmont’s charter, it has authority to issue a total of 150,000,000 shares-in-trust, which would be issued only in the event that there is a purported transfer of, or other change in or affecting the ownership of, Piedmont’s capital stock that would result in a violation of the ownership limits that are included in Piedmont’s charter to protect its REIT status.

Preferred Stock

To date, Piedmont has not issued any shares of preferred stock; however, Piedmont is authorized to issue up to100,000,000 shares of one or more classes or series of preferred stock. Piedmont’s board of directors may determine the relative rights, preferences, and privileges of any class or series of preferred stock that may be issued, and can be more beneficial than the rights, preferences, and privileges attributable to Piedmont’s common stock.

Common Stock

Under Piedmont’s charter, it has authority to issue a total of 750,000,000 shares of common stock with a par value of $0.01 per share. Each share of common stock is entitled to one vote and participates in distributions equally. The board of directors of Piedmont has authorized the repurchase and retirement of up to $150 million of Piedmont's common stock through third quarter of 2015. Piedmont may repurchase the shares from time to time, in accordance with applicable securities laws, in the open market or in privately negotiated transactions. The timing of repurchases is dependent upon market conditions and other factors, and repurchases may be commenced or suspended from time to time in Piedmont's discretion, without prior notice. As of December 31, 2014, there was approximately $37.0 million in remaining capacity under the program which may be used for share repurchases through third quarter of 2015.

Dividends

As a REIT, Piedmont is required by the Internal Revenue Code of 1986, as amended (the “Code”), to make distributions to stockholders each taxable year equal to at least 90% of its taxable income, computed without regard to the dividends-paid deduction and by excluding net capital gains attributable to stockholders (“REIT taxable income”). Piedmont sponsors a dividend reinvestment plan ("DRP") pursuant to which common stockholders may elect (if their brokerage agreements allow) to reinvest an amount equal to the dividends declared on their common shares into additional shares of Piedmont’s common stock in lieu of receiving cash dividends. Under the DRP, Piedmont has the option to either issue shares purchased in the open market or issue shares directly from Piedmont's authorized but unissued shares, in both cases at a 2% discount for the stockholder. Such election takes place at the settlement of each quarterly dividend in which there are participants in the DRP, and may change from quarter to quarter based on management's judgment of the best use of proceeds for Piedmont.

Noncontrolling Interest

Noncontrolling interest is the equity interest of consolidated entities that are not owned by Piedmont. Noncontrolling interest is adjusted for contributions, distributions, and earnings (losses) attributable to the noncontrolling interest partners of the consolidated joint ventures. All earnings and distributions are allocated to the partners of the consolidated joint ventures in accordance with their respective partnership agreements. Earnings allocated to such noncontrolling interest partners are recorded as income attributable to noncontrolling interest in the accompanying consolidated statements of income.

In addition, certain non-controlling interests are held in the form of equity participation agreements in Piedmont's consolidated variable interest entities. The equity participation agreements include an option to redeem when certain conditions are met. These instruments are re-measured at the redemption amount once the redemption becomes probable and reclassified to a liability once the redemption option is exercised or conditions are met to make the option mandatorily redeemable.

Revenue Recognition

All leases of real estate assets held by Piedmont are classified as operating leases, and the related base rental income is recognized on a straight-line basis over the terms of the respective leases. Tenant reimbursements are recognized as revenue in the period that the related operating cost is incurred. Rents and tenant reimbursements collected in advance are recorded as deferred income in the accompanying consolidated balance sheets. Lease termination revenues are recognized ratably as rental revenue over the revised remaining lease term after giving effect to the termination notice. Contingent rental income recognition is deferred until the specific lease-related targets are achieved.

Gains on the sale of real estate assets are recognized upon completing the sale and, among other things, determining the sale price and transferring all of the risks and rewards of ownership without significant continuing involvement with the purchaser. Recognition of all or a portion of the gain would be deferred until both of these conditions are met. Losses are primarily recognized through impairment charges when identified.

Stock-based Compensation

Piedmont has issued stock-based compensation in the form of restricted stock to its employees and directors. For employees, such compensation has been issued pursuant to Piedmont's Long-term Incentive Compensation ("LTIC") program. The LTIC program is comprised of an annual restricted stock grant component and a multi-year performance share component. Awards granted pursuant to the annual restricted stock component are considered equity awards and expensed straight-line over the vesting period, with issuances recorded as a reduction to additional paid in capital. Awards granted pursuant to the performance share component are considered liability awards and are expensed over the service period, with issuances recorded as a reduction to accrued expense. The compensation expense recognized related to both of these award types is recorded as property operating costs for those employees whose job is related to property operation and as general and administrative expense for all other employees and directors in the accompanying consolidated statements of income.

Non-qualified Deferred Compensation Plan

Additionally, Piedmont has adopted a nonqualified deferred compensation plan which allows certain employees to elect to defer their receipt of compensation, including both cash and stock-based compensation, until future taxable years. Amounts deferred are invested in trading securities held in a "rabbi trust" and are measured using quoted market prices as of the reporting date. Such investments are included in cash equivalents due to their short-term, liquid nature, with the corresponding liability included in accounts payable, accrued expenses, and accrued capital expenditures in the accompanying consolidated balance sheets.

Legal Fees and Related Insurance Recoveries

Piedmont recognizes legal expenses in the period in which services are rendered as a component of general and administrative expense for routine corporate matters or as property operating costs for legal expenses attributable to operating properties. Insurance reimbursements related to ongoing legal matters are recorded as a reduction of legal expense in the period that the insurance company definitively notifies Piedmont of its intent to issue payment.

Litigation Settlement Expense and Casualty Losses and Related Insurance Recoveries

During the year ended December 31, 2012, Piedmont settled two separate securities class action lawsuits and recorded $7.0 million in litigation settlement expense. Additionally, from time to time, specific assets may be damaged or destroyed by natural disasters. Such damages may result in significant expenses related to the destruction of fixed assets or costs to clean, repair, and establish emergency operations at the building or buildings affected by the casualty event. In addition, Piedmont may recognize expenses as a result of issuing rent abatements to tenants for business interruptions caused by the tenants' inability to access the space that they lease from Piedmont. Losses related to the above items are estimated and recorded in the period incurred without regard to whether the loss may be ultimately recoverable under Piedmont's various insurance policies. During the years ended December 31, 2014, 2013 and 2012, substantially all of the net casualty loss recorded related to losses incurred in Piedmont's New York/New Jersey portfolio as a result of Hurricane Sandy which occurred in October 2012.

Insurance recoveries are recorded as income in the period that the insurance company definitively notifies Piedmont of its intent to issue payment. During the years ended December 31, 2014 and 2013, Piedmont received and recognized net recoveries in excess of losses of approximately $7.0 million and $11.8 million, respectively, and recognized $12.7 million of net losses during the year ended December 31, 2012 related to litigation settlements and casualty losses. Of the net recoveries described above during the years ended December 31, 2014, 2013, and 2012, Piedmont recognized $0.3 million, $1.5 million, and $0 in business interruption insurance recoveries, respectively.

Net Income Available to Common Stockholders Per Share

Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period. Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period, including the dilutive effect of nonvested restricted stock. The dilutive effect of nonvested restricted stock is calculated using the treasury stock method to determine the number of additional common shares that would become outstanding if the remaining unvested restricted stock awards vested. Outstanding stock options have been excluded from the diluted earnings per share calculation, as their impact would be anti-dilutive.

Income Taxes

Piedmont has elected to be taxed as a REIT under the Code, and has operated as such, beginning with its taxable year ended December 31, 1998. To qualify as a REIT, Piedmont must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income. As a REIT, Piedmont is generally not subject to federal income taxes. Accordingly, neither a provision nor a benefit for federal income taxes has been made in the accompanying consolidated financial statements. Piedmont is subject to certain state and local taxes related to the operations of properties in certain locations, which have been provided for in general and administrative expenses in the accompanying consolidated financial statements. Additionally, Piedmont conducts certain operations through its taxable REIT subsidiary, Piedmont Office Holdings, Inc. These operations resulted in recording a provision for income taxes of approximately $0, $0, and $8,500 for the years ended December 31, 2014, 2013, and 2012, respectively.

Reclassifications

Certain prior period amounts have been reclassified to conform to the current period financial statement presentation. The reclassifications relate to properties classified as held for sale and the required presentation of income from discontinued operations for properties sold during the three months ended March 31, 2014, and the years ended December 31, 2013, and 2012 (see Note 14). Effective April 1, 2014, Piedmont adopted the amendments of Accounting Standards Update No. 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant, and Equipment (Topic 360): Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity ("ASU 2014-08") which changed the criteria for reporting discontinued operations. Further, gains and losses on sale related to properties which do not meet the newly adopted definition of discontinued operations and the operational results of these properties are included in income from continuing operations for all periods presented, while the gain on sale is presented in accordance with SEC Rule 3-15 of Regulation S-X in the accompanying consolidated statements of income between discontinued operations and net income. These gains and/or losses, however, are included in continuing operations for purposes of calculating earnings per share data. Operational results related to properties sold or held for sale as of March 31, 2014 continue to be presented as discontinued operations because the adoption provisions of ASU 2014-08 require prospective implementation. None of these reclassifications affect net income or net equity attributable to Piedmont as presented in previous periods.

Recent Accounting Pronouncements

The Financial Accounting Standards Board has issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers (Topic 606) ("ASU 2014-09"). The amendments in ASU 2014-09 change the criteria for the recognition of revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services using a five-step determination process. Steps 1 through 5 involve (i) identifying contracts with a customer, (ii) identifying the performance obligations in the contract, (iii) determining the transaction price, (iv) allocating the transaction price to the performance obligations, and (v) recognizing revenue as an entity satisfies a performance obligation. Additionally, lease contracts are specifically excluded from ASU 2014-09. The amendments in ASU 2014-09 are effective in the first quarter of 2017 for Piedmont, and early adoption is not permitted. Piedmont is currently evaluating the potential impact, if any, of the amendments of ASU 2014-09.

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Stock Based Compensation (Details) (USD $) In Thousands, except Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2014		Dec. 31, 2013		Dec. 31, 2012		Apr. 04, 2012		Apr. 02, 2013		Jan. 03, 2014		May 09, 2014
Stock Awards [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2013	265,139
Deferred Stock Awards Granted During Fiscal Year 2014	301,378
Adjustment to Estimated Future Grants of Performance Share Awards During the Year Ended December 31, 2014	128,444
Deferred Stock Awards Vested During Fiscal Year 2014	(180,359)
Deferred Stock Awards Forfeited During Fiscal Year 2014	(8,198)
Unvested Deferred Stock Awards as of December 31, 2014	506,404		265,139
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year	$ 18.65
Deferred Stock Awards Granted During Fiscal Year 2013, Weighted-Average Grant Date Fair	$ 17.78		$ 19.47		$ 17.53
Adjustment to Estimated Future Grants of Performance Share Awards, Weighted Average Grant Date Fair Value	$ 18.51
Deferred Stock Awards Vested During Fiscal Year 2013, Weighted-Average Grant Date Fair Value	$ 18.59
Deferred Stock Awards Forfeited During Fiscal Year 2013, Weighted Average Grant Date Fair Value	$ 18.67
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year	$ 18.12		$ 18.65
Total Grant Date Fair Value of Shares Vested During the Year	$ 3,353		$ 3,957		$ 5,331
Share-based Liability Awards Paid During the Year	$ 0	[1]	$ 103	[1]	$ 798	[1]
Grant Date Fair Value	$ 18.12		$ 18.65
Unvested Shares (in shares)	506,404		265,139
Stock Awards 1, Granted April 4 2012 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	53,926
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year							$ 17.53
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year							$ 17.53
Net Shares Granted							169,150	[2]
Grant Date Fair Value							$ 17.53
Unvested Shares (in shares)	53,926
Of the shares granted, % vested	25.00%
Of the shares granted, % expected to vest within one year	25.00%
Of the shares granted, % expected to vest in two years	25.00%
Of the shares granted, % expected to vest in three years	25.00%
Stock Awards 2, Granted April 4 2012 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	0	[3]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year							$ 17.42
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year							$ 17.42
Net Shares Granted							0	[2]
Grant Date Fair Value							$ 17.42
Unvested Shares (in shares)	0	[3]
Stock Awards, Granted April 2, 2013 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	76,240
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year									$ 19.47
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year									$ 19.47
Net Shares Granted									132,857	[2]
Grant Date Fair Value									$ 19.47
Unvested Shares (in shares)	76,240
Of the shares granted, % vested	25.00%
Of the shares granted, % expected to vest within one year	25.00%
Of the shares granted, % expected to vest in two years	25.00%
Of the shares granted, % expected to vest in three years	25.00%
Stock Awards 2, Granted April 2, 2013 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	0	[3]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year									$ 18.91
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year									$ 18.91
Net Shares Granted									0	[2]
Grant Date Fair Value									$ 18.91
Unvested Shares (in shares)	0	[3]
Stock Awards, Granted January 2014 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	103,345
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year											$ 16.45
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year											$ 16.45
Net Shares Granted											103,345	[2]
Grant Date Fair Value											$ 16.45
Unvested Shares (in shares)	103,345
Of the shares granted, % vested	20.00%
Of the shares granted, % expected to vest within one year	20.00%
Of the shares granted, % expected to vest in two years	20.00%
Of the shares granted, % expected to vest in three years	20.00%
Of the shares granted, % expected to vest in four years	20.00%
Stock Awards, Granted May 2014 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	144,449
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year													$ 18.47
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year													$ 18.47
Net Shares Granted													179,956	[2]
Grant Date Fair Value													$ 18.47
Unvested Shares (in shares)	144,449
Of the shares granted, % vested	25.00%
Of the shares granted, % expected to vest within one year	25.00%
Of the shares granted, % expected to vest in two years	25.00%
Of the shares granted, % expected to vest in three years	25.00%
Stock Awards 2, Granted May 2014 [Member]
Rollforward of deferred stock award activity
Unvested Deferred Stock Awards as of December 31, 2014	128,444	[3]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Roll Forward]
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at beginning of year													$ 18.51
Unvested Deferred Stock Awards, Weighted-Average Grant Date Fair Value at end of year													$ 18.51
Net Shares Granted													0	[2]
Grant Date Fair Value													$ 18.51
Unvested Shares (in shares)	128,444	[3]

[1] Amounts reflect the issuance of performance share awards during the period.

[2] Amounts reflect the total grant to employees, net of shares surrendered upon vesting to satisfy required minimum tax withholding obligations through December 31, 2014.

[3] Estimated based on Piedmont's cumulative total stockholder return ("TSR") for the respective performance period through December 31, 2014. As of December 31, 2014, Piedmont's TSR for the fiscal year 2012-2014 and the fiscal year 2013-2015 performance share program was below threshold. Share estimates are subject to change in future periods based on both Piedmont's and its peers' stock performance and dividends paid.

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Guarantor Financials Guarantor and Non-Guarantor Financial Information - Condensed Consolidated Statements of Cash Flows (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Condensed Financial Statements, Captions [Line Items]
Net Cash Provided by Operating Activities	$ 215,883	$ 215,079	$ 220,925
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(291,459)	(542,170)	(108,487)
Intercompany note receivable	0	0	0
Acquisition of unconsolidated joint ventures, net of cash assumed	0	(14,242)	0
Net sale proceeds from wholly-owned properties and consolidated joint venture	46,232	95,671	93,839
Net sale proceeds received from unconsolidated joint ventures	6,017	0	0
Investments in unconsolidated joint ventures	(42)	(793)	(136)
Deferred lease costs paid	(27,694)	(34,298)	(48,692)
Net cash used in investing activities	(266,946)	(495,832)	(63,476)
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294)	(4,892)	(3,125)
Proceeds from debt	1,052,527	1,085,604	409,000
Repayments of debt	(813,702)	(500,000)	(465,000)
Discount paid due to loan modification	(1,135)	0	0
Intercompany note payable	0	0	0
Net costs of issuance of common stock	0	(91)	(229)
Repurchases of common stock as part of announced plan	(54,802)	(173,551)	(88,450)
Intercompany distributions	0	0	0
Dividends paid and discount on dividend reinvestments	(125,198)	(132,301)	(136,378)
Net cash provided by/(used in) financing activities	56,396	274,769	(284,182)
Net increase/(decrease) in cash and cash equivalents	5,333	(5,984)	(126,733)
Cash and cash equivalents, beginning of year	6,973	12,957	139,690
Cash and cash equivalents, end of year	12,306	6,973	12,957
Issuer [Member]
Condensed Financial Statements, Captions [Line Items]
Net Cash Provided by Operating Activities	5,448	15,327	32,260
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(23,541)	(10,382)	(20,763)
Intercompany note receivable	650	0	0
Acquisition of unconsolidated joint ventures, net of cash assumed		18,045
Net sale proceeds from wholly-owned properties and consolidated joint venture	29,519	50,118	93,839
Net sale proceeds received from unconsolidated joint ventures	6,017
Investments in unconsolidated joint ventures	(42)	(793)	(136)
Deferred lease costs paid	(4,472)	(10,980)	(4,164)
Net cash used in investing activities	8,131	46,008	68,776
Cash Flows from Financing Activities:
Deferred financing costs paid	(1,294)	(4,892)	(3,125)
Proceeds from debt	1,052,527	1,085,604	409,000
Repayments of debt	(238,000)	(500,000)	(280,000)
Discount paid due to loan modification	(1,135)
Intercompany note payable	0	0	0
Net costs of issuance of common stock		0	0
Repurchases of common stock as part of announced plan	0	0	0
Intercompany distributions	(820,795)	(701,071)	(331,522)
Dividends paid and discount on dividend reinvestments	0	0	0
Net cash provided by/(used in) financing activities	(8,697)	(120,359)	(205,647)
Net increase/(decrease) in cash and cash equivalents	4,882	(59,024)	(104,611)
Cash and cash equivalents, beginning of year	3,261	62,285	166,896
Cash and cash equivalents, end of year	8,143	3,261	62,285
Guarantor [Member]
Condensed Financial Statements, Captions [Line Items]
Net Cash Provided by Operating Activities	2,813	1,853	2,215
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	0	0	0
Intercompany note receivable	0	500	(2,500)
Acquisition of unconsolidated joint ventures, net of cash assumed		0
Net sale proceeds from wholly-owned properties and consolidated joint venture	0	0	0
Net sale proceeds received from unconsolidated joint ventures	0
Investments in unconsolidated joint ventures	0	0	0
Deferred lease costs paid	0	0	0
Net cash used in investing activities	0	500	(2,500)
Cash Flows from Financing Activities:
Deferred financing costs paid	0	0	0
Proceeds from debt	0	0	0
Repayments of debt	0	0	0
Discount paid due to loan modification	0
Intercompany note payable	0	0	0
Net costs of issuance of common stock		(91)	(229)
Repurchases of common stock as part of announced plan	(54,802)	(173,551)	(88,450)
Intercompany distributions	178,812	303,486	225,427
Dividends paid and discount on dividend reinvestments	(125,183)	(132,286)	(136,363)
Net cash provided by/(used in) financing activities	(1,173)	(2,442)	385
Net increase/(decrease) in cash and cash equivalents	1,640	(89)	100
Cash and cash equivalents, beginning of year	150	239	139
Cash and cash equivalents, end of year	1,790	150	239
Non-Guarantor Subsidiaries [Member]
Condensed Financial Statements, Captions [Line Items]
Net Cash Provided by Operating Activities	178,889	172,992	162,800
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	(267,918)	(532,088)	(87,724)
Intercompany note receivable	0	0	0
Acquisition of unconsolidated joint ventures, net of cash assumed		(32,287)
Net sale proceeds from wholly-owned properties and consolidated joint venture	16,713	45,553	0
Net sale proceeds received from unconsolidated joint ventures	0
Investments in unconsolidated joint ventures	0	0	0
Deferred lease costs paid	(23,222)	(23,318)	(44,528)
Net cash used in investing activities	(274,427)	(542,140)	(132,252)
Cash Flows from Financing Activities:
Deferred financing costs paid	0	0	0
Proceeds from debt	0	0	0
Repayments of debt	(575,702)	0	(185,000)
Discount paid due to loan modification	0
Intercompany note payable	(650)	(500)	2,500
Net costs of issuance of common stock		0	0
Repurchases of common stock as part of announced plan	0	0	0
Intercompany distributions	670,716	422,792	129,745
Dividends paid and discount on dividend reinvestments	(15)	(15)	(15)
Net cash provided by/(used in) financing activities	94,349	422,277	(52,770)
Net increase/(decrease) in cash and cash equivalents	(1,189)	53,129	(22,222)
Cash and cash equivalents, beginning of year	3,562	(49,567)	(27,345)
Cash and cash equivalents, end of year	2,373	3,562	(49,567)
Eliminations [Member]
Condensed Financial Statements, Captions [Line Items]
Net Cash Provided by Operating Activities	28,733	24,907	23,650
Cash Flows from Investing Activities:
Acquisition of real estate assets, related intangibles and capitalized expenditures, net of accruals	0	300	0
Intercompany note receivable	(650)	(500)	2,500
Acquisition of unconsolidated joint ventures, net of cash assumed		0
Net sale proceeds from wholly-owned properties and consolidated joint venture	0	0	0
Net sale proceeds received from unconsolidated joint ventures	0
Investments in unconsolidated joint ventures	0	0	0
Deferred lease costs paid	0	0	0
Net cash used in investing activities	(650)	(200)	2,500
Cash Flows from Financing Activities:
Deferred financing costs paid	0	0	0
Proceeds from debt	0	0	0
Repayments of debt	0	0	0
Discount paid due to loan modification	0
Intercompany note payable	650	500	(2,500)
Net costs of issuance of common stock		0	0
Repurchases of common stock as part of announced plan	0	0	0
Intercompany distributions	(28,733)	(25,207)	(23,650)
Dividends paid and discount on dividend reinvestments	0	0	0
Net cash provided by/(used in) financing activities	(28,083)	(24,707)	(26,150)
Net increase/(decrease) in cash and cash equivalents	0	0	0
Cash and cash equivalents, beginning of year	0	0	0
Cash and cash equivalents, end of year	$ 0	$ 0	$ 0

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Subsequent Events

12 Months Ended

Dec. 31, 2014

Subsequent Events [Abstract]

Subsequent Events

Subsequent events

Declaration of Dividend for the First Quarter 2015

On February 5, 2015, the board of directors of Piedmont declared dividends for the first quarter 2015 in the amount of $0.21 per share on its common stock to stockholders of record as of the close of business on February 27, 2015. Such dividends are to be paid on March 20, 2015.

Purchase of Asset in Dallas, Texas Market

On January 16, 2015, Piedmont acquired Park Place on Turtle Creek, an approximately 177,000 square foot, 14-story Class A office building located in Dallas, TX for $46.6 million. The building is situated on 1.24 acres of land in the prestigious sub-market of Uptown/Turtle Creek and complements another of Piedmont's recent acquisitions, One Lincoln Park, and is in close proximity to a host of sought-after amenities including many upscale shops and restaurants as well as the Katy Trail. The building is currently 88% leased to a diverse group of tenants.

Disposal of Asset in Dallas, Texas Market

On January 30, 2015, Piedmont disposed of the 3900 Dallas Parkway building in Plano, TX, a 120,000 square foot, 5-story building that was leased to Cinemark for a sales price of $26.2 million.

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Commitments and Contingencies (Tables)

12 Months Ended

Dec. 31, 2014

Commitments and Contingencies Disclosure [Abstract]

Schedule of Future Minimum Rental Payments for Operating Leases

The aggregate payments required under the terms of these operating leases as of December 31, 2014 are presented below (in thousands):

2015	$	451
2016	451
2017	451
2018	451
2019	451
Thereafter	40,620
Total	$	42,875

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Earnings Per Share

12 Months Ended

Dec. 31, 2014

Earnings Per Share [Abstract]

Earnings Per Share

Earnings Per Share

There are no adjustments to “Net income attributable to Piedmont” or “Income from continuing operations” for the diluted earnings per share computations. Adjustments to the carrying amount of non-controlling interest as a result of the measurement of a redeemable equity participation do not impact net income or comprehensive income; rather such adjustments are treated as the repurchase of a non-controlling interest.

Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period. Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period, including unvested deferred stock awards. Diluted weighted average number of common shares reflects the potential dilution under the treasury stock method that would occur if the remaining unvested deferred stock awards vested and resulted in additional common shares outstanding. Certain unvested deferred stock awards are not included in the calculation because they would be anti-dilutive and have no effect for the periods presented.

The following table reconciles the denominator for the basic and diluted earnings per share computations shown on the consolidated statements of operations for the years ended December 31, 2014, 2013, and 2012 (in thousands):

	2014	2013	2011
Weighted-average common shares—basic	154,452	165,013	170,312
Plus incremental weighted-average shares resulting from the assumed conversion of time-vested restricted stock awards	133	124	129
Weighted-average common shares—diluted	154,585	165,137	170,441