Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Ferry Building | San Francisco Ferry Building | San Francisco Ferry Building | San Francisco Forward-Looking Statements This Supplemental Information contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements. You should not rely on forward-looking statements as predictions of future events. Forward-looking statements involve numerous risks and uncertainties that could significantly affect anticipated results in the future and, accordingly, such results may differ materially from those expressed in any forward-looking statement made by us. These risks and uncertainties include, but are not limited to: adverse economic and real estate developments in Northern and Southern California and the Pacific Northwest; decreased rental rates or increased tenant incentives and vacancy rates; defaults on, early terminations of, or non-renewal of leases by tenants; increased interest rates and operating costs; failure to generate sufficient cash flows to service our outstanding indebtedness; difficulties in identifying properties to acquire and completing acquisitions; failure to successfully integrate pending and recent acquisitions; failure to successfully operate acquired properties and operations; failure to maintain our status as a REIT under the Internal Revenue Code of 1986, as amended; possible adverse changes in laws and regulations; environmental uncertainties; risks related to natural disasters; lack or insufficient amount of insurance; inability to successfully expand into new markets or submarkets; risks associated with property development; conflicts of interest with our officers; changes in real estate and zoning laws and increases in real property tax rates; and the consequences of any possible future terrorist attacks. These factors are not exhaustive. For a discussion of important risks related to Hudson Pacific Properties, Inc.’s business, and an investment in its securities, including risks that could cause actual results and events to differ materially from results and events referred to in the forward-looking information see the discussion under the caption “Risk Factors” in Hudson Pacific Properties, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2018 filed with the Securities and Exchange Commission on February 15, 2019 and other risks described in documents subsequently filed by Hudson Pacific Properties, Inc. from time to time with the Securities and Exchange Commission. You are cautioned that the information contained herein speaks only as of the date hereof and Hudson Pacific Properties, Inc. assumes no obligation to update any forward-looking information, whether as a result of new information, future events or otherwise. Hudson Pacific Properties, Inc. is referred to herein as the “Company,” “Hudson Pacific,” “we,” “us,” or “our.” Page 2 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Table of Contents Page Executive Summary, Corporate Data, Executive Management, Board of 4 Directors, Equity Research Coverage and Rating Agencies Financial Information 9 Consolidated Balance Sheets 10 Consolidated Statements of Operations 11 Funds from Operations 12 Adjusted Funds from Operations 13 Same-Store Property Performance 14 Net Operating Income Detail 16 Debt Summary 18 Unsecured and Secured Debt Maturities, Composition and Covenant 20 Compliance Operational and Portfolio Information 22 In-Service Office Properties 23 In-Service Office Properties by Location 26 Corporate Headquarters: Studio and Land Properties 28 th Redevelopment, Development and Held For Sale Properties 29 11601 Wilshire Boulevard, 9 Floor, Los Angeles, CA 90025 (310) 445-5700 Under Construction and Future Value Creation Projects 30 Value Creation Project Images—Recently Completed, Under Construction and 32 Planned Website: Office Tenant Industry Diversification 33 HudsonPacificProperties.com Fifteen Largest Office Tenants 34 Office Property Leasing Activity 36 NYSE Trading Symbol: Commenced Office Leases with Non-Recurring Upfront Abatements 37 Uncommenced Office Leases—Next Eight Quarters 38 HPP Backfilled Office Leases—Next Eight Quarters 39 Investor Relations: Expiring Office Leases—Next Eight Quarters 40 Expiring Office Leases—Annual 42 Laura Campbell Senior Vice President, Investor Relations and Marketing Definitions and Reconciliations 43 (310) 622-1702 Definitions 44 Reconciliation of Net Income to Net Operating Income 46 Total Revenues Components 47 Page 3 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Executive Summary Hudson Pacific Properties acquires, redevelops and develops creative office Studio Highlights and studio properties in the West Coast tech and media epicenters of Los • Trailing 12-month occupancy for the same-store studio properties was 92.4% Angeles, Silicon Valley, San Francisco and Seattle. We are the leading institutional owner of office space in Silicon Valley, the largest independent • Net operating income and cash net operating income for the same-store owner/operator of studios in Los Angeles, and currently own over 17 million studio properties increased 25.3% and 23.8%, respectively square feet, including land for development, in our core markets. Our top-tier Acquisitions and Dispositions assets combined with our leasing and management expertise have enabled • Formed 20% / 80% Hudson Pacific/Blackstone Property Partners joint us to cultivate a tenant base of premier blue-chip and growth companies, like venture to acquire and renovate Bentall Centre, a 1.45 million-square-foot Google and Netflix. Our strategic focus is value creation through less capital- office and retail complex with additional development rights, in Downtown and time-intensive repositionings and redevelopments, although our deep in- Vancouver house expertise allows us to execute on a full range of opportunities—from incremental lease-up to cutting-edge new construction. • Signed contracts to sell Campus Center's 471,580-square-foot office campus in Milpitas and the adjacent land and 946,350 square feet of development Financials (Compared to First Quarter 2018) rights, for a combined amount of approximately $150.0 million (before credits, prorations and closing costs) • Net loss attributable to common stockholders of $39.4 million ($0.26 per diluted share) compared to net income to common stockholders of $48.6 Financings million ($0.31 per diluted share) • Issued $350.0 million of 4.65% senior notes due April 2029, with net • FFO, excluding specified items, of $76.7 million ($0.49 per diluted share) proceeds used to repay outstanding indebtedness and for other corporate compared to $70.0 million ($0.45 per diluted share) purposes • Total revenue increased 13.4% to $197.4 million • Recast Sunset Gower/Bronson loan, which removed Sunset Gower as collateral, converted it into a fully revolving facility, extended the term through Office Highlights March 2024, and reduced the interest rate to LIBOR plus 1.35% • Executed 45 new and renewal leases totaling 1,044,136 square feet, with Dividends GAAP and cash rent growth of 32.9% and 25.4%, respectively, including: • Declared and paid a quarterly dividend of $0.25 per share on common stock ◦ 584,000-square-foot, 14-year lease with Google for the entire One Westside redevelopment commencing in 2022 Guidance ◦ 94,826 square feet leased to WeWork for the entire office • Increased full-year 2019 FFO guidance to $1.96 to $2.04 per diluted share, portion of Maxwell redevelopment through July 2031 excluding specified items ◦ 66,056-square-foot lease at 1455 Market with WeWork through October 2031 • Stabilized and in-service office portfolio was 95.2% and 92.9% leased, Conference Call Information: respectively Thursday, May 2, 2019 at 11:00 AM PST / 2:00 PM EST • Net operating income and cash net operating income for the 31 same- (877) 407-0784 (U.S.) | (201) 689-8560 (International) store properties increased 7.2% and 2.3%, respectively Page 4 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Corporate Data Unaudited, in thousands, except per share data March 31, December 31, September 30, June 30, March 31, 2019 2018 2018 2018 2018 Number of office properties owned 52 52 51 50 51 Office square feet(1) 13,866,793 13,853,401 13,498,837 13,336,940 13,398,362 Stabilized office leased rate as of end of period(2) 95.2% 95.4% 94.6% 93.6% 94.4% In-service office leased rate as of end of period(3) 92.9% 93.0% 91.4% 89.7% 89.7% Number of studio properties owned 3 3 3 3 3 Same-store studio square feet(1)(4) 1,171,707 1,171,707 1,204,927 873,002 873,002 Same-store studio leased rate as of end of period(5) 92.4% 91.6% 88.9% 89.6% 90.2% Non-same-store studio square feet(1) 52,696 52,696 41,496 373,421 331,925 Non-same-store studio leased rate as of end of period(6) 100.0% 100.0% 100.0% 80.6% 77.6% Number of land properties owned 6 6 6 6 6 Land properties estimated square feet(7) 2,639,562 2,639,562 2,639,562 2,639,562 2,639,562 Total portfolio square feet 17,730,758 17,717,366 17,384,822 17,222,925 17,242,851 Series A preferred units and debt(8) $ 2,745,052 $ 2,650,196 $ 2,360,334 $ 2,390,467 $ 2,270,959 Total market capitalization(9) $ 8,151,583 $ 7,202,623 $ 7,539,643 $ 7,996,427 $ 7,421,657 Series A preferred units and debt/total market capitalization(9) 33.7% 36.8% 31.3% 29.9% 30.6% Share data: FFO, excluding specific items, per common stock/unit—diluted(9)(10)(11) $ 0.49 $ 0.49 $ 0.47 $ 0.46 $ 0.45 Range of closing prices(10) $ 27.53 - 34.72 $ 27.42 - 32.72 $ 31.31 - 35.68 $ 31.13 - 36.00 $ 28.63 - 34.17 Closing price at quarter end $ 34.42 $ 29.06 $ 32.72 $ 35.43 $ 32.53 Weighted average fully diluted common stock/units outstanding(9) 155,870 155,716 157,238 157,159 157,284 Shares of common stock/units outstanding at end of period(9) 157,075 156,656 158,292 158,226 158,337 (1) Property square footage has been determined by management based upon estimated leasable square feet, which may be less or more than the Building Owners and Managers Association, or BOMA, rentable area. Square footage may change over time due to re-measurement or re-leasing. (2) Stabilized office leased rate excludes the lease-up, land, redevelopment, development and held for sale properties described on pages 24, 28 and 29. (3) In-service office leased rate includes the stabilized office and lease-up properties described on pages 23 and 24. (4) Same-store studio defined as all properties owned and included in our studio portfolio as of January 1, 2018 and still owned and included in our studio portfolio as of March 31, 2019. Same- store studio square feet excludes 33,220 square feet related to Building 70 taken off-line during fourth quarter 2018. (5) Percent leased for same-store studio is the average percent leased for the 12 months ended as of the quarter indicated. (6) Percent leased as of March 31, 2019 for non-same-store studio is the average percent leased for the properties located at 6605 Eleanor Avenue and 1034 Seward Street, which were acquired on June 7, 2018 and 6660 Santa Monica Boulevard, which was acquired on October 23, 2018. (7) Square footage for land properties represents management’s estimate of developable square footage, the majority of which remains subject to receipt of entitlement approvals not yet obtained. (8) Series A preferred units and debt does not include in-substance defeased debt, debt due to joint venture partner and unamortized deferred financing costs and loan discount. (9) See definitions on pages 44 and 45. (10) For the quarter indicated. (11) In December 2018, the National Association of Real Estate Investment Trusts (“NAREIT”) issued a FFO White Paper which provided for an option to include equity security mark-to-market value changes in the calculation of FFO. During fourth quarter 2018, we elected this option retroactively. We have included $928 thousand of unrealized gain on non-real estate investments recognized during second quarter 2018 in our calculation of FFO. No change was made to FFO, excluding specified items, as these amounts were previously identified as a specified item. Page 5 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Executive Management Our Executive Management is comprised of highly seasoned, approachable experts who embrace innovation and always think outside the box. Together, they have decades of experience leading successful publicly traded companies. They have bought, sold, operated, built and re-built real estate properties across cycles and in every major West Coast market, and in the process cultivated unparalleled industry relationships. Our culture starts at the top—a collaborative, entrepreneurial spirit, combined with integrity and a deep sense of fiduciary responsibility. Victor J. Coleman Kay L. Tidwell Chief Executive Officer and President Executive Vice President, General Counsel and Secretary Mark T. Lammas Chief Operating Officer, Chief Financial Laura Campbell Officer and Treasurer Senior Vice President, Investor Relations and Marketing Alexander Vouvalides Chief Investment Officer Derric Dubourdieu Senior Vice President, Leasing Christopher J. Barton Executive Vice President, Development and Drew B. Gordon Capital Improvements Senior Vice President, Northern California Joshua Hatfield Executive Vice President, Operations Gary Hansel Senior Vice President, Southern Harout Diramerian California Chief Accounting Officer Bill Humphrey Steven Jaffe Senior Vice President, Sunset Studios Chief Risk Officer Andrea Rupp Dale Shimoda Senior Vice President, Human Resources Executive Vice President, Finance Andy Wattula Arthur X. Suazo Senior Vice President, Pacific Northwest Executive Vice President, Leasing Page 6 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Board of Directors Our accomplished Directors are committed to sound corporate governance, and ensuring full compliance and accountability to shareholders in accordance with all laws and regulations. We believe that dedication to these principles and the highest ethical standards is essential to both short- and long-term value creation and preservation. We also recognize and embrace board diversity in all its facets—skills, experience, gender, ethnicity, race—as essential to maintaining our competitive advantage and attaining our strategic objectives. Victor J. Coleman Christy Haubegger Chairman of the Board, Chief Executive Officer and Senior Executive, Creative Artists Agency, LLC President, Hudson Pacific Properties, Inc. Mark D. Linehan Theodore R. Antenucci President and Chief Executive Officer, Wynmark President and Chief Executive Officer, Company Catellus Development Corporation Robert M. Moran, Jr. Richard B. Fried Co-Founder and Co-Owner, FJM Investments LLC Managing Member, Farallon Capital Management, L.L.C. Barry A. Porter Managing General Partner, Clarify Partners L.P. Jonathan M. Glaser Managing Member, JMG Capital Management LLC Andrea Wong President (retired), International Production, Sony Robert L. Harris II Pictures Television Executive Chairman (retired), Acacia Research Corporation Page 7 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Equity Research Coverage Bank of America Merrill Lynch Mizuho James Feldman Haendel St. Juste (646) 855-5808 (212) 209-9300 Barclays Capital Morgan Stanley Ross Smotrich | Trevor Young Vikram Malhotra (212) 526-2306 | (212) 526-3098 (212) 761-7567 BTIG Robert W. Baird & Company Tom Catherwood David Rodgers (212) 738-6140 (216) 737-7341 Citigroup Sandler O’Neill + Partners Michael Bilerman | Emmanuel Korchman Alexander Goldfarb (212) 816-1383 | (212) 816-1382 (212) 466-7937 D.A. Davidson Scotiabank Barry Oxford Nicholas Yulico (212) 240-9871 (212) 225-6904 Goldman Sachs Wells Fargo Securities Andrew Rosivach Blaine Heck (212) 902-2796 (443) 263-2949 KeyBanc Capital Markets Craig Mailman (917) 368-2316 Rating Agencies Fitch Ratings Moody’s Investor Service Standard & Poor’s Stephen Boyd Alice Chung Fernanda Hernandez (212) 908-9153 (212) 553-2949 (212) 438-1347 Page 8 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Financial Information
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Consolidated Balance Sheets In thousands, except share data March 31, 2019 December 31, 2018 (Unaudited) ASSETS Investment in real estate, net $ 6,251,086 $ 6,363,906 Cash and cash equivalents 52,445 53,740 Restricted cash 13,626 14,451 Accounts receivable, net 17,969 14,004 Straight-line rent receivables, net 159,004 142,369 Deferred leasing costs and lease intangible assets, net 280,193 279,896 U.S. Government securities 144,992 146,880 Operating lease right-of-use asset 272,051 — Prepaid expenses and other assets, net 82,441 55,633 Assets associated with real estate held for sale 99,821 — TOTAL ASSETS $ 7,373,628 $ 7,070,879 LIABILITIES AND EQUITY Liabilities Unsecured and secured debt, net $ 2,711,632 $ 2,623,835 In-substance defeased debt 137,417 138,223 Joint venture partner debt 66,136 66,136 Accounts payable, accrued liabilities and other 208,047 175,300 Operating lease liability 274,626 — Lease intangible liabilities, net 41,112 45,612 Security deposits and prepaid rent 69,251 68,687 Liabilities associated with real estate held for sale 732 — Total liabilities 3,508,953 3,117,793 Redeemable preferred units of the operating partnership 9,815 9,815 Redeemable non-controlling interest in consolidated real estate entities 114,616 113,141 Equity Hudson Pacific Properties, Inc. stockholders’ equity Common stock, $0.01 par value, 490,000,000 authorized, 154,373,581 shares and 154,371,538 shares outstanding at March 31, 1,543 1,543 2019 and December 31, 2018, respectively Additional paid-in capital 3,485,307 3,524,502 Accumulated other comprehensive income 9,674 17,501 Accumulated deficit (41,189) — Total Hudson Pacific Properties, Inc. stockholders’ equity 3,455,335 3,543,546 Non-controlling interest—members in consolidated entities 267,039 268,246 Non-controlling interest—units in the operating partnership 17,870 18,338 Total equity 3,740,244 3,830,130 TOTAL LIABILITIES AND EQUITY $ 7,373,628 $ 7,070,879 Page 10 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Consolidated Statements of Operations Unaudited, in thousands, except share data Three Months Ended March 31, 2019 2018 REVENUES Office Rental(1) $ 170,197 $ 130,082 Tenant recoveries(1) — 20,904 Service revenues(1) 5,661 5,546 Total office revenues 175,858 156,532 Studio Rental(1) 12,394 10,383 Tenant recoveries(1) — 354 Service revenue and other(1) 9,137 6,849 Total studio revenues 21,531 17,586 Total revenues 197,389 174,118 OPERATING EXPENSES Office operating expenses 60,815 53,240 Studio operating expenses 11,109 9,664 General and administrative 18,094 15,564 Depreciation and amortization 68,505 60,553 Total operating expenses 158,523 139,021 OTHER EXPENSE (INCOME) Interest expense 24,350 20,503 Interest income (1,024) (9) Transaction-related expenses 128 118 Other expense (income) 106 (404) Gains on sale of real estate — (37,674) Impairment loss 52,201 — Total other expenses (income) 75,761 (17,466) Net (loss) income (36,895) 52,563 Net income attributable to preferred units (153) (159) Net income attributable to participating securities (308) (327) Net income attributable to non-controlling interest in consolidated real estate entities (2,821) (3,323) Net loss attributable to redeemable non-controlling interest in consolidated real estate entities 600 — Net loss (income) attributable to non-controlling interest in the operating partnership 185 (177) NET (LOSS) INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS $ (39,392) $ 48,577 BASIC AND DILUTED PER SHARE AMOUNTS Net (loss) income attributable to common stockholders—basic $ (0.26) $ 0.31 Net (loss) income attributable to common stockholders—diluted $ (0.26) $ 0.31 Weighted average shares of common stock outstanding—basic 154,396,159 155,626,055 Weighted average shares of common stock outstanding—diluted 154,396,159 156,714,822 (1) We adopted a new accounting standard that required a change in our presentation of revenues. Refer to page 47 for details of our revenue components. Page 11 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Funds from Operations(1) Unaudited, in thousands, except per share data Three Months Ended Quarter To Date March 31, 2019 December 31, 2018 September 30, 2018 June 30, 2018 March 31, 2018 NET (LOSS) INCOME $ (36,895) $ 19,257 $ 20,270 $ 19,691 $ 52,563 Adjustments: Depreciation and amortization 68,505 67,520 62,224 60,706 60,553 Corporate-related depreciation and amortization (523) (530) (497) (489) (484) Gains on sale of real estate — — (3,735) (1,928) (37,674) Impairment loss 52,201 — — — — Unrealized gain on non-real estate investment(2) — — — (928) — FFO attributable to non-controlling interests (6,738) (7,312) (5,019) (5,316) (5,331) FFO attributable to preferred units (153) (153) (153) (153) (159) FFO to common stockholders and unitholders 76,397 78,782 73,090 71,583 69,468 Specified items impacting FFO: Transaction-related expenses 128 252 165 — 118 Lease termination non-cash write-off — (3,039) — — — One-time debt extinguishment cost 143 — — — 421 FFO (EXCLUDING SPECIFIED ITEMS) TO COMMON $ 76,668 $ 75,995 $ 73,255 $ 71,583 $ 70,007 STOCKHOLDERS AND UNITHOLDERS Weighted average common stock/units outstanding—diluted 155,870 155,716 157,238 157,159 157,284 FFO per common stock/unit—diluted $ 0.49 $ 0.51 $ 0.46 $ 0.46 $ 0.44 FFO (excluding specified items) per common stock/unit—diluted $ 0.49 $ 0.49 $ 0.47 $ 0.46 $ 0.45 Three Months Twelve Months Nine Months Six Months Three Months Ended Ended Ended Ended Ended Year To Date March 31, 2019 December 31, 2018 September 30, 2018 June 30, 2018 March 31, 2018 NET (LOSS) INCOME $ (36,895) $ 111,781 $ 92,524 $ 72,254 $ 52,563 Adjustments: Depreciation and amortization 68,505 251,003 183,483 121,259 60,553 Corporate-related depreciation and amortization (523) (2,000) (1,470) (973) (484) Gains on sale of real estate — (43,337) (43,337) (39,602) (37,674) Impairment loss 52,201 — — — — Unrealized gain on non-real estate investment(2) — (928) (928) (928) — FFO attributable to non-controlling interests (6,738) (22,978) (15,666) (10,647) (5,331) FFO attributable to preferred units (153) (618) (465) (312) (159) FFO to common stockholders and unitholders 76,397 292,923 214,141 141,051 69,468 Specified items impacting FFO: Transaction-related expenses 128 535 283 118 118 Lease termination non-cash write-off — (3,039) — — — One-time debt extinguishment cost 143 421 421 421 421 FFO (EXCLUDING SPECIFIED ITEMS) TO COMMON $ 76,668 $ 290,840 $ 214,845 $ 141,590 $ 70,007 STOCKHOLDERS AND UNITHOLDERS Weighted average common stock/units outstanding—diluted 155,870 156,266 157,198 157,133 157,284 FFO per common stock/unit—diluted $ 0.49 $ 1.87 $ 1.36 $ 0.90 $ 0.44 FFO (excluding specified items) per common stock/unit—diluted $ 0.49 $ 1.86 $ 1.37 $ 0.90 $ 0.45 (1) See definition on page 44. (2) During second quarter 2018, we recognized a $928 thousand unrealized gain on a non-real estate investment. In December 2018, NAREIT issued a FFO White Paper which provided for an option to include these mark-to-market adjustments in our calculation of FFO. During fourth quarter 2018, we elected this option retroactively. Page 12 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Adjusted Funds from Operations(1) Unaudited, in thousands Three Months Ended Quarter To Date March 31, 2019 December 31, 2018 September 30, 2018 June 30, 2018 March 31, 2018 FFO(2) $ 76,397 $ 78,782 $ 73,090 $ 71,583 $ 69,468 Adjustments: Straight-line rent, net (15,111) (9,579) (7,455) (7,751) (9,772) Amortization of above-market and below-market leases, net (3,895) (6,168) (3,189) (3,216) (3,796) Amortization of above-market and below-market ground leases, net 605 605 591 592 624 Amortization of lease incentive costs 301 404 323 359 278 Amortization of deferred financing costs and loan discounts, net 1,576 1,423 1,418 1,420 1,643 Recurring capital expenditures, tenant improvements and lease (55,311) (32,707) (17,378) (37,354) (25,587) commissions Non-cash compensation expense 5,150 4,109 4,292 4,289 4,338 AFFO $ 9,712 $ 36,869 $ 51,692 $ 29,922 $ 37,196 Dividends paid to common stock and unitholders $ 40,427 $ 38,950 $ 39,351 $ 39,351 $ 39,351 AFFO payout ratio 416.3% 105.6% 76.1% 131.5% 105.8% Three Months Twelve Months Nine Months Six Months Three Months Ended Ended Ended Ended Ended Year To Date March 31, 2019 December 31, 2018 September 30, 2018 June 30, 2018 March 31, 2018 FFO(2) $ 76,397 $ 292,923 $ 214,141 $ 141,051 $ 69,468 Adjustments: Straight-line rent, net (15,111) (34,557) (24,978) (17,523) (9,772) Amortization of above-market and below-market leases, net (3,895) (16,369) (10,201) (7,012) (3,796) Amortization of above-market and below-market ground leases, net 605 2,412 1,807 1,216 624 Amortization of lease incentive costs 301 1,364 960 637 278 Amortization of deferred financing costs and loan discounts, net 1,576 5,904 4,481 3,063 1,643 Recurring capital expenditures, tenant improvements and lease (55,311) (113,026) (80,319) (62,941) (25,587) commissions Non-cash compensation expense 5,150 17,028 12,919 8,627 4,338 AFFO $ 9,712 $ 155,679 $ 118,810 $ 67,118 $ 37,196 Dividends paid to common stock and unitholders $ 40,427 $ 157,003 $ 118,059 $ 78,705 $ 39,351 AFFO payout ratio 416.3% 100.9% 99.4% 117.3% 105.8% (1) See definition on page 44. (2) In December 2018, NAREIT issued a FFO White Paper which provided for an option to include mark-to-market value changes in equity securities in the calculation of FFO. During fourth quarter 2018, we elected this option retroactively. We have included $928 thousand of unrealized gain on non-real estate investments recognized during second quarter 2018 in our calculation of FFO. No change has been made to AFFO as these amounts were identified as an adjustment to AFFO in the prior periods. Page 13 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Same-Store Property Performance Unaudited, in thousands, except number of properties and square feet SAME-STORE STATISTICS Three Months Ended March 31, 2019 2018 % change SAME-STORE OFFICE STATISTICS(1)(2) Number of properties 31 31 Rentable square feet 7,842,466 7,842,466 Ending % leased 94.9% 94.3% 0.6% Ending % occupied 94.1% 93.2% 0.9% Average % occupied for the period 93.0% 92.8% 0.2% SAME-STORE STUDIO STATISTICS(3) Number of properties 3 3 Rentable square feet 1,171,707 1,171,707 Average % occupied for the period(4) 92.4% N/A N/A SAME-STORE ANALYSIS—NET OPERATING INCOME Three Months Ended March 31, 2019 2018 % change SAME-STORE NET OPERATING INCOME(5) Total office revenues $ 114,530 $ 107,224 6.8% Total studio revenues 20,911 17,586 18.9 Same-store revenues 135,441 124,810 8.5 Total office expenses 35,397 33,439 5.9 Total studio expenses 10,983 9,664 13.6 Same-store expenses 46,380 43,103 7.6 Same-store office net operating income 79,133 73,785 7.2 NOI margin 69.1% 68.8% 0.3 Same-store studio net operating income 9,928 (6) 7,922 (6) 25.3 NOI margin 47.5% 45.0% 2.5 TOTAL SAME-STORE NET OPERATING INCOME $ 89,061 $ 81,707 9.0% NOI margin 65.8% 65.5% 0.3 Page 14 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Same-Store Property Performance (continued) Unaudited, in thousands, except number of properties and square feet SAME-STORE ANALYSIS—NET OPERATING INCOME (CASH BASIS) Three Months Ended March 31, 2019 2018 % change SAME STORE NET OPERATING INCOME (CASH BASIS) Total office cash revenues $ 103,728 $ 100,195 3.5% Total studio cash revenues 20,560 17,400 18.2 Same-store cash revenues 124,288 117,595 5.7 Total office cash expenses 34,822 32,864 6.0 Total studio cash expenses 10,983 9,664 13.6 Same-store cash expenses 45,805 42,528 7.7 Same-store office net operating income (cash basis) 68,906 67,331 2.3 NOI margin 66.4% 67.2% (0.8) Same-store studio net operating income (cash basis) 9,577 (6) 7,736 (6) 23.8 NOI margin 46.6% 44.5% 2.1 SAME-STORE NET OPERATING INCOME (CASH BASIS) $ 78,483 $ 75,067 4.6% NOI margin 63.1% 63.8% (0.7) (1) Same-store office for the three months ended March 31, 2019 defined as all properties owned and included in our stabilized office portfolio as of January 1, 2018 and still owned and included in the stabilized office portfolio as of March 31, 2019. (2) See page 23 for same-store office properties. (3) Same-store studio for the three months ended March 31, 2019 defined as all properties owned and included in our studio portfolio as of January 1, 2018 and still owned and included in our studio portfolio as of March 31, 2019. Same-store studio square feet excludes 6605 Eleanor Avenue and 1034 Seward Street, which were acquired on June 7, 2018 and 6660 Santa Monica Boulevard, which was acquired on October 23, 2018. (4) Percent occupied for same-store studio is the average percent occupied for the 12 months ended March 31, 2019. Trailing twelve-month occupancy is not applicable for Sunset Las Palmas Studios during the three months ended March 31, 2019 as the property was acquired in second quarter 2017. (5) See page 46 for the reconciliation of net income to net operating income (NOI). (6) Building 70 at Sunset Gower Studios was taken off-line during fourth quarter 2018. Net operating income related to Building 70 is included for first quarter 2018. Page 15 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Net Operating Income Detail (NOI) Three Months Ended March 31, 2019 | Unaudited, in thousands Same-Store Same-Store Non-Same- Non-Same- Redevelopment Office Studio Store Office Store Studio /Development Lease-Up Held-for- Sold/Other Total Properties(1) Properties(2) Properties(3) Properties(2) Properties(4) Properties(3) Sale(4) Properties Properties REVENUE Cash rent $ 82,218 $ 11,066 $ 29,096 $ 513 $ 332 $ 13,661 $ — $ 16 $ 136,902 Cash tenant recoveries 17,344 146 5,538 318 137 1,778 — (60) 25,201 Straight-line rent 9,117 360 4,748 — 427 1,983 — — 16,635 Amortization of above-market and below-market leases, net 2,041 — 777 — — 1,361 — — 4,179 Amortization of lease incentive costs (356) (9) — — — 39 — — (326) Total rental revenue(5) 110,364 11,563 40,159 831 896 18,822 — (44) 182,591 Services revenue and other 4,166 9,348 1,087 (211) 103 158 — 147 14,798 Total revenue 114,530 20,911 41,246 620 999 18,980 — 103 197,389 OPERATING EXPENSES Property operating cash expenses 34,822 10,983 15,487 126 661 8,831 (14) 47 70,943 Straight-line rent — — 366 — — — — — 366 Amortization of above-market and 575 — 38 — — 2 — — 615 below-market ground leases, net Total operating expenses 35,397 10,983 15,891 126 661 8,833 (14) 47 71,924 TOTAL NOI(5) $ 79,133 $ 9,928 $ 25,355 $ 494 $ 338 $ 10,147 $ 14 $ 56 $ 125,465 TOTAL NOI ATTRIBUTABLE TO NON-CONTROLLING INTERESTS 4,465 (6) — 2,809 (7) — 10 (8) 133 (9) — — 7,417 Square feet 7,842,466 1,171,707 2,590,210 52,696 1,091,317 1,871,220 1,417,930 — 16,037,546 Ending % leased 94.9% 92.4% 96.2% 100.0% 90.1% 80.4% —% —% 84.5% Ending % occupied 94.1% 92.4% 95.4% 100.0% 5.1% 69.9% —% —% 77.0% NOI margin 69.1% 47.5% 61.5% 79.7% 33.8% 53.5% —% —% 63.6% RECONCILIATION TO CASH NOI TOTAL NOI $ 79,133 $ 9,928 $ 25,355 $ 494 $ 338 $ 10,147 $ 14 $ 56 $ 125,465 Straight-line rent, net (9,117) (360) (4,382) — (427) (1,983) — — (16,269) Amortization of above-market and below-market leases, net (2,041) — (777) — — (1,361) — — (4,179) Amortization of lease incentive costs 356 9 — — — (39) — — 326 Amortization of above-market and 575 — 38 — — 2 — — 615 below-market ground leases, net TOTAL CASH NOI $ 68,906 $ 9,577 $ 20,234 $ 494 $ (89) $ 6,766 $ 14 $ 56 $ 105,958 TOTAL CASH NOI ATTRIBUTABLE TO NON-CONTROLLING INTERESTS 4,001 (6) — 1,729 (7) — 10 (8) 14 (9) — — 5,754 Page 16 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Net Operating Income Detail (NOI) (continued) (1) See page 23 for same-store office for the three months ended March 31, 2019. (2) Same-store studio includes Sunset Bronson Studios, Sunset Gower Studios and Sunset Las Palmas Studios. Non-same-store studio includes 6605 Eleanor Avenue and 1034 Seward Street, which were acquired on June 7, 2018 and 6660 Santa Monica Boulevard, which was acquired on October 23, 2018. (3) See page 24 for non-same-store office and lease-up properties. (4) See page 29 for redevelopment, development and held for sale properties. (5) See page 46 and 47 for all non-GAAP NOI reconciliations and our breakout of rental components. (6) We own 55% of the ownership interest in the consolidated joint venture that owns 1455 Market. (7) We own 55% of the ownership interest in the consolidated joint venture that own Hill7 and Ferry Building. (8) We own 75% of the ownership interest in the consolidated joint venture that owns One Westside. (9) We own 75% of the ownership interest in the consolidated joint venture that owns 10850 Pico. Page 17 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Debt Summary Unaudited, in thousands March 31, December 31, Interest Contractual Annual Debt Balance at 2019 2018 Rate(1) Maturity Date Service(2) Maturity UNSECURED AND SECURED DEBT Unsecured debt Unsecured revolving credit facility(3)(4) $ 220,000 $ 400,000 LIBOR + 1.05% to 1.50% 3/13/2022 (5) $ — $ 220,000 Term loan A(3)(6) 300,000 300,000 LIBOR + 1.20% to 1.70% 4/1/2020 (7) 7,950 300,000 Term loan B(3)(8) 350,000 350,000 LIBOR + 1.20% to 1.70% 4/1/2022 10,360 350,000 Term loan D(3)(9) 125,000 125,000 LIBOR + 1.20% to 1.70% 11/17/2022 3,288 125,000 Series A notes 110,000 110,000 4.34% 1/2/2023 4,774 110,000 Series E notes 50,000 50,000 3.66% 9/15/2023 1,830 50,000 Series B notes 259,000 259,000 4.69% 12/16/2025 12,147 259,000 Series D notes 150,000 150,000 3.98% 7/6/2026 5,970 150,000 3.95% Registered senior notes 400,000 400,000 3.95% 11/1/2027 15,800 400,000 Series C notes 56,000 56,000 4.79% 12/16/2027 2,682 56,000 4.65% Registered senior notes(10) 350,000 — 4.65% 4/1/2029 16,275 350,000 Term loan C — 75,000 LIBOR + 1.30% to 2.20% N/A — — Total unsecured debt 2,370,000 2,275,000 81,076 2,370,000 Secured debt Met Park North(11) 64,500 64,500 LIBOR + 1.55% 8/1/2020 2,393 64,500 10950 Washington(12) 26,736 26,880 5.32% 3/11/2022 2,003 24,981 Sunset Bronson Studios/ICON/CUE(13) 5,001 — LIBOR + 1.35% 3/1/2024 — 5,001 Element LA 168,000 168,000 4.59% 11/6/2025 7,716 168,000 Hill7(14) 101,000 101,000 3.38% 11/6/2028 3,414 101,000 Sunset Gower Studios/Sunset Bronson Studios — 5,001 LIBOR + 2.25% N/A — — Total secured debt 365,237 365,381 15,526 363,482 Total unsecured and secured debt 2,735,237 2,640,381 Unamortized deferred financing costs and (23,605) (16,546) loan discounts(15) TOTAL UNSECURED AND SECURED DEBT, NET $ 2,711,632 $ 2,623,835 $ 96,602 $ 2,733,482 IN-SUBSTANCE DEFEASED DEBT(16) $ 137,417 $ 138,223 4.47% 10/1/2022 $ 9,391 $ 125,489 JOINT VENTURE PARTNER DEBT(17) $ 66,136 $ 66,136 4.50% 10/9/2028 $ 2,976 $ 66,136 Page 18 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Debt Summary (continued) (1) Interest rate with respect to indebtedness calculated on the basis of a 360-day year for the actual days elapsed. Interest rates are as of March 31, 2019, which may be different than the interest rates as of December 31, 2018 for corresponding indebtedness. (2) See definition on page 44. (3) We have an option to make an irrevocable election to change the interest rate depending on our credit rating to a specified base rate plus an applicable margin. As of March 31, 2019, no such election had been made. (4) We have a total capacity of $600.0 million under our unsecured revolving credit facility. (5) The maturity date may be extended once for an additional one-year term. (6) The interest rate on the outstanding balance of the term loan was effectively fixed at 2.65% to 3.06% per annum through the use of two interest rate swaps. (7) The maturity date may be extended twice, each time for an additional one-year term. (8) The interest rate on the outstanding balance of the term loan was effectively fixed at 2.96% to 3.46% per annum through the use of two interest rate swaps. (9) The interest rate on the outstanding balance of the term loan was effectively fixed at 2.63% to 3.13% per annum through the use of an interest rate swap. (10) On February 27, 2019, we completed an underwritten public offering of $350.0 million of senior notes, which were issued at 98.663% of par. (11) The interest rate on the full loan amount has been effectively fixed at 3.71% per annum through the use of an interest rate swap. (12) Monthly debt service includes annual debt amortization payments based on a 30-year amortization schedule with a balloon payment at maturity. (13) We have a total capacity of $235.0 million under our Sunset Bronson Studios/ICON/CUE revolving credit facility. This loan is secured by the Company’s ICON, CUE and Sunset Bronson Studios properties. (14) We own 55% of the ownership interest in the consolidated joint venture that owns Hill7. The full amount of the loan is shown. This loan bears interest only at 3.38% until November 6, 2026, at which time the interest rate will increase and monthly debt service will include principal payments with a balloon payment at maturity. The balance at maturity above excludes principal amortization. (15) Excludes deferred financing costs related to establishing our unsecured revolving credit facility and Sunset Bronson Studios/ICON/CUE revolving credit facility. (16) We own 75% of the ownership interest in the consolidated joint venture that owns One Westside and 10850 Pico. The full amount of the loan is shown. The joint venture has, in-substance, defeased the debt by purchasing U.S. Government securities, which are intended to generate cash flows to fund loan obligations through the early prepayment date of the debt. Monthly debt service includes annual debt amortization payments based on a 10-year amortization schedule with a balloon payment at maturity. (17) This amount relates to debt attributable to Allianz U.S. Private REIT LP (“Allianz”), our partner in the joint venture that owns Ferry Building. The maturity date may be extended twice for an additional two-year term each. Page 19 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Unsecured and Secured Debt Maturities, Composition and Covenant Compliance Unaudited, in thousands DEBT COMPOSITION DEBT COVENANT COMPLIANCE Weighted Average % of Total Interest Years to Actual Amount Debt Rate(2) Maturity Covenant Performance (5) SECURED AND UNSECURED DEBT(1) UNSECURED REVOLVING CREDIT FACILITY, TERM LOAN AND PRIVATE PLACEMENT Unsecured debt $ 2,370,000 86.6% 3.7% 5.6 Total liabilities to total asset value ≤ 60% 36.5% Secured debt 365,237 13.4 4.1% 6.2 Unsecured indebtedness to unencumbered asset value ≤ 60% 46.6% TOTAL $ 2,735,237 100.0% Adjusted EBITDA to fixed charges ≥ 1.5x 3.9x Secured indebtedness to total asset value ≤ 45% 4.9% FLOATING AND FIXED-RATE DEBT Unencumbered NOI to unsecured interest expense ≥ 2.0x 3.6x Floating-rate debt $ 225,001 8.2% 3.5% 3.0 Fixed-rate debt(3) 2,510,236 91.8 3.7% 5.9 UNSECURED REGISTERED SENIOR NOTES(6) TOTAL $ 2,735,237 100.0% Debt to total assets ≤ 60% 36.8% Total unencumbered assets to unsecured debt ≥ 150% 247.0% Weighted average stated interest rate(2) 3.7% Consolidated income available for debt service to annual debt service charge ≥ 1.5x 4.1x GAAP effective rate including unamortized deferred financing costs and loan discount(4) 3.9% Secured debt to total assets ≤ 45% 4.9% Page 20 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Unsecured and Secured Debt Maturities, Composition and Covenant Compliance (continued) (1) Principal amortization and maturities, including amounts due at maturity, exclude: (i) in-substance defeased debt related to One Westside and10850 Pico, (ii) unamortized deferred financing costs and loan discounts, and (iii) debt due to Allianz, our partner in the joint venture that owns Ferry Building. (2) Rates as of March 31, 2019 include fixed-rate loans and variable-rate loans with effective fixed-rate as a result of derivative instruments on the full principal balance. Interest rate with respect to indebtedness is calculated on the basis of a 360-day year for the actual days elapsed. Interest rate for the unsecured revolving credit facility includes the libor rate as of March 31, 2019. (3) Includes instruments of fixed-rate debt and effective fixed-rate debt as a result of derivative instruments on the full principal balance. (4) Rates are as of March 31, 2019 and include unamortized deferred financing costs and loan discount. (5) In November 2015 and July 2016, the operating partnership entered into private placement of debt. In March 2018, the operating partnership entered into an amended and restated credit agreement (the “Facility”), which modified terms related to its unsecured revolving credit facility and term loans. The table summarizes the existing covenants of these agreements and their covenant levels, when considering the most restrictive terms. The covenant and actual performance metrics above represent terms and definitions reflected in the Facility based on the financial results as of March 31, 2019. As of March 31, 2019, the operating partnership was in compliance with both the prior amended and restated credit agreements and the Facility. (6) In October 2017, the operating partnership completed an underwritten public offering of senior notes (the “Senior Notes”). On February 27, 2019, the operating partnership completed an underwritten public offering of $350.0 million of senior notes, which were issued at 98.663% of par. The covenant and actual performance metrics above represent terms and definitions reflected in the Senior Notes based on the financial results as of March 31, 2019. As of March 31, 2019, the operating partnership was in compliance with the Senior Notes agreement. Page 21 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Operational and Portfolio Information
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 In-Service Office Properties(1) Annualized Square Percent Percent Annualized (2) (3) (3) (4) Base Rent Per Submarket Feet Occupied Leased Base Rent Square Foot(4) SAME-STORE(5) Greater Seattle, Washington Northview Center Lynnwood 182,009 90.1% 92.4% $ 3,543,379 $ 21.61 Met Park North South Lake Union 190,748 95.8 95.8 5,475,986 29.97 411 First Pioneer Square 163,768 87.4 87.4 4,462,747 31.20 505 First Pioneer Square 288,140 97.4 98.0 6,723,628 23.96 83 King Pioneer Square 185,319 85.9 99.2 6,136,078 38.55 Subtotal 1,009,984 92.0 95.1 26,341,818 28.34 San Francisco Bay Area, California 1455 Market(6) San Francisco 1,034,977 99.2 99.2 50,677,461 49.34 275 Brannan San Francisco 54,673 100.0 100.0 3,359,193 61.44 625 Second San Francisco 138,080 92.3 92.3 8,074,933 63.38 875 Howard San Francisco 286,270 98.4 98.4 12,229,682 43.41 901 Market San Francisco 206,697 99.4 99.4 12,200,399 59.36 Rincon Center San Francisco 580,850 91.2 91.2 30,414,832 57.42 Towers at Shore Center Redwood Shores 334,483 85.1 91.2 19,079,471 67.00 Skyway Landing Redwood Shores 247,173 78.6 78.6 9,700,759 49.96 555 Twin Dolphin Redwood Shores 198,936 88.1 90.0 9,657,892 55.09 3176 Porter Palo Alto 42,899 100.0 100.0 3,102,067 72.31 3400 Hillview Palo Alto 207,857 100.0 100.0 14,146,831 68.06 Clocktower Square Palo Alto 100,344 79.0 79.0 6,797,211 85.75 Foothill Research Center Palo Alto 195,376 62.9 62.9 8,568,830 69.69 Page Mill Center Palo Alto 176,245 99.9 99.9 12,734,281 72.30 Page Mill Hill Palo Alto 182,676 98.4 98.4 13,104,948 72.89 1740 Technology North San Jose 206,879 99.6 99.6 8,049,680 39.06 Concourse North San Jose 944,386 93.6 94.3 31,724,701 35.90 Skyport Plaza North San Jose 418,086 96.2 96.2 14,522,015 36.10 Subtotal 5,556,887 93.2 93.8 268,145,186 51.75 Los Angeles, California 6922 Hollywood Hollywood 205,523 96.5 96.5 10,166,024 51.23 6040 Sunset Hollywood 114,958 100.0 100.0 5,403,210 47.00 ICON Hollywood 325,757 100.0 100.0 18,784,237 57.66 3401 Exposition West Los Angeles 63,376 100.0 100.0 2,867,476 45.25 10900 Washington West Los Angeles 9,919 100.0 100.0 435,642 43.92 10950 Washington West Los Angeles 159,025 100.0 100.0 6,925,613 43.55 Element LA West Los Angeles 284,037 100.0 100.0 16,348,093 57.56 Del Amo Torrance 113,000 100.0 100.0 3,327,208 29.44 Subtotal 1,275,595 99.4 99.4 64,257,503 50.66 Total same-store 7,842,466 94.1 94.9 358,744,507 48.61 Page 23 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 In-Service Office Properties(1) (continued) Annualized Square Percent Percent Annualized Base Rent Per Submarket Feet(2) Occupied(3) Leased(3) Base Rent(4) Square Foot(4) NON-SAME-STORE Hill7(7) South Lake Union 285,310 100.0 100.0 10,788,465 37.81 450 Alaskan Pioneer Square 170,974 95.4 95.4 6,419,780 39.36 Subtotal 456,284 98.3 98.3 17,208,245 38.38 San Francisco Bay Area, California Ferry Building(8) San Francisco 268,018 83.6 83.6 19,975,844 89.13 Palo Alto Square Palo Alto 333,254 96.9 98.5 25,809,759 79.93 Gateway North San Jose 609,093 95.8 96.8 22,575,966 38.68 Techmart Santa Clara 284,440 96.5 96.5 12,684,374 46.19 Subtotal 1,494,805 94.0 94.7 81,045,943 57.67 Los Angeles, California 11601 Wilshire West Los Angeles 500,475 95.8 97.5 21,838,824 45.55 604 Arizona West Los Angeles 44,260 100.0 100.0 2,921,160 66.00 CUE Hollywood 94,386 100.0 100.0 5,369,483 56.89 Subtotal 639,121 96.7 98.0 30,129,467 48.75 Total non-same-store 2,590,210 95.4 96.2 128,383,655 51.94 Total Stabilized 10,432,676 94.4 95.2 487,128,162 49.45 LEASE-UP Greater Seattle, Washington 95 Jackson Pioneer Square 35,904 74.3 74.3 1,046,437 39.25 Subtotal 35,904 74.3 74.3 1,046,437 39.25 San Francisco Bay Area, California Metro Center Foster City 736,986 75.5 77.8 30,049,307 54.02 333 Twin Dolphin Redwood Shores 182,789 41.3 52.4 4,660,029 61.76 Shorebreeze Redwood Shores 230,932 78.2 87.0 10,591,187 58.61 Metro Plaza North San Jose 456,921 90.7 92.2 16,162,953 39.00 Subtotal 1,607,628 76.3 80.4 61,463,476 50.10 Los Angeles, California 10850 Pico(9) West Los Angeles 95,987 56.0 56.0 2,565,391 47.73 Fourth & Traction Downtown Los Angeles 131,701 — 100.0 — — Subtotal 227,688 23.6 81.5 2,565,391 47.73 Total lease-up 1,871,220 69.9 80.4 65,075,304 49.78 TOTAL IN-SERVICE 12,303,896 90.7% 92.9% $ 552,203,466 $ 49.49 (1) In-service office excludes the land, redevelopment, development and held for sale properties described on pages 28 and 29. As of March 31, 2019, we had six land properties (one land property held for sale), two office redevelopment properties, two office development properties under construction and one office property held for sale. We define lease-up properties as office properties that have not yet reached 92.0% occupancy since the date acquired or placed under redevelopment or development. (2) Square footage for office properties determined by management based upon estimated leasable square feet, which may be less or more than the Building Owners and Managers Association, or BOMA, rentable area. Square footage may change over time due to re-measurement or re-leasing. Page 24 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 In-Service Office Properties(1) (continued) (3) Percent occupied for office properties is calculated as (i) square footage under commenced leases as of March 31, 2019, divided by (ii) total square feet, expressed as a percentage. Percent leased for office properties includes uncommenced leases. (4) Rent data for our office properties is presented on an annualized basis. Annualized base rent for office properties is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases as of March 31, 2019, by (ii) 12. Annualized base rent per square foot for the office properties is calculated as (i) annualized base rent divided by (ii) square footage under commenced leases as of March 31, 2019. Annualized base rent does not reflect tenant reimbursements. (5) Defined as all properties owned and included in our stabilized office portfolio as of January 1, 2018 and still owned and included in the stabilized office portfolio as of March 31, 2019. (6) We own 55% of the ownership interest in the consolidated joint venture that owns 1455 Market. (7) We own 55% of the ownership interest in the consolidated joint venture that owns Hill7. (8) We own 55% of the ownership interest in the consolidated joint venture that owns Ferry Building. (9) We own 75% of the ownership interest in the consolidated joint venture that owns 10850 Pico. Page 25 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 In-Service Office Properties by Location(1) Square Occupied Percent Leased Percent Annualized Annualized Base Rent Properties Feet(2) Square Feet Occupied(3) Square Feet Leased(3) Base Rent(4) Per Square Foot(4) STABILIZED Greater Seattle, Washington Lynnwood 1 182,009 163,969 90.1% 168,228 92.4% $ 3,543,379 $ 21.61 South Lake Union 2 476,058 468,002 98.3 468,002 98.3 16,264,451 34.75 Pioneer Square 4 808,201 746,001 92.3 772,345 95.6 23,742,233 31.83 Subtotal 7 1,466,268 1,377,972 94.0 1,408,575 96.1 43,550,063 31.60 San Francisco Bay Area, California San Francisco 7 2,569,565 2,450,168 95.4 2,450,168 95.4 136,932,344 55.89 Redwood Shores 3 780,592 654,278 83.8 678,442 86.9 38,438,122 58.75 Palo Alto 7 1,238,651 1,131,807 91.4 1,137,051 91.8 84,263,927 74.45 North San Jose 4 2,178,444 2,075,816 95.3 2,088,531 95.9 76,872,362 37.03 Santa Clara 1 284,440 274,594 96.5 274,594 96.5 12,684,374 46.19 Subtotal 22 7,051,692 6,586,663 93.4 6,628,786 94.0 349,191,129 53.01 Los Angeles, California Hollywood 4 740,624 733,529 99.0 733,529 99.0 39,722,954 54.15 West Los Angeles 6 1,061,092 1,040,074 98.0 1,048,606 98.8 51,336,808 49.36 Torrance 1 113,000 113,000 100.0 113,000 100.0 3,327,208 29.44 Subtotal 11 1,914,716 1,886,603 98.5 1,895,135 99.0 94,386,970 50.03 Total Stabilized 40 10,432,676 9,851,238 94.4% 9,932,496 95.2% $ 487,128,162 $ 49.45 For footnotes (1), (2), (3) and (4) above refer to the descriptions on pages 24 and 25. Page 26 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 In-Service Office Properties by Location(1) (continued) Square Occupied Percent Leased Percent Annualized Annualized Base Rent Properties Feet(2) Square Feet Occupied(3) Square Feet Leased(3) Base Rent(4) Per Square Foot(4) LEASE-UP Greater Seattle, Washington Pioneer Square 1 35,904 26,661 74.3 26,661 74.3 1,046,437 39.25 Subtotal 1 35,904 26,661 74.3 26,661 74.3 1,046,437 39.25 San Francisco Bay Area, California Foster City 1 736,986 556,235 75.5 573,640 77.8 30,049,307 54.02 Redwood Shores 2 413,721 256,153 61.9 296,662 71.7 15,251,216 59.54 North San Jose 1 456,921 414,433 90.7 421,500 92.2 16,162,953 39.00 Subtotal 4 1,607,628 1,226,821 76.3 1,291,802 80.4 61,463,476 50.10 Los Angeles, California West Los Angeles 1 95,987 53,751 56.0 53,751 56.0 2,565,391 47.73 Downtown Los Angeles 1 131,701 — — 131,701 100.0 — — Subtotal 2 227,688 53,751 23.6 185,452 81.5 2,565,391 47.73 Total Lease-up 7 1,871,220 1,307,233 69.9 1,503,915 80.4 65,075,304 49.78 TOTAL IN-SERVICE 47 12,303,896 11,158,471 90.7% 11,436,411 92.9% $ 552,203,466 $ 49.49 For footnotes (1), (2), (3) and (4) above refer to the descriptions on pages 24 and 25. Page 27 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Studio Properties Square Percent of Percent Annual Annual Base Rent Per Feet Total Leased Base Rent Leased Square Foot Sunset Gower Studios 531,756 (1) 43.4% 91.3% $ 17,529,159 $ 36.10 Sunset Bronson Studios 308,026 25.2 97.8 12,068,324 40.07 Sunset Las Palmas Studios 331,925 27.1 89.0 12,499,307 42.29 Total same-store studio(2) 1,171,707 95.7 92.4% (3) $ 42,096,790 (4) $ 38.89 (5) Sunset Las Palmas Studios(6) 52,696 4.3 100.0% Total non-same-store studio 52,696 (7) 4.3 100.0% (8) TOTAL STUDIO 1,224,403 100.0% (1) Square footage for Sunset Gower Studios excludes 33,220 square feet related to Building 70 taken off-line during fourth quarter 2018. (2) Same-store studio defined as all studios owned and included in our portfolio as of January 1, 2018 and still owned and included in our portfolio as of March 31, 2019. (3) Percent leased for same-store studio is the average percent leased for the 12 months ended March 31, 2019. (4) Annual base rent for same-store studio reflects actual base rent for the 12 months ended March 31, 2019, excluding tenant reimbursements. (5) Annual base rent per leased square foot for same-store studio calculated as (i) annual base rent divided by (ii) square footage under lease as of March 31, 2019. (6) The base rent for 6605 Eleanor Avenue and 1034 Seward Street for the 10 months ended March 31, 2019 and base rent for 6660 Santa Monica Boulevard for the 6 months ended March 31, 2019 is $1,580,393 ($40.70 per leased square foot), excluding tenant reimbursements. (7) Non-same-store studio includes 41,496 square feet located at 6605 Eleanor Avenue and 1034 Seward Street in Hollywood and 11,200 square feet located at 6660 Santa Monica Boulevard in Hollywood, included as part of Sunset Las Palmas Studios. (8) Percent leased for non-same-store studio includes the average percent leased for the 10 months ended March 31, 2019 for 41,496 square feet, and the 6 months ended March 31, 2019 for 11,200 square feet. Land Properties(1) Submarket Square Feet(2) Percent of Total Cloud10 North San Jose 350,000 20.7% Subtotal 350,000 20.7% Sunset Bronson Studios Lot D—Development(3) Hollywood 19,816 1.2% Sunset Gower Studios—Development Hollywood 423,396 25.0% Sunset Las Palmas Studios—Development Hollywood 400,000 23.6% Element LA—Development West Los Angeles 500,000 29.5% Subtotal 1,343,212 79.3% TOTAL LAND 1,693,212 100.0% (1) Excludes land properties held for sale as reflected on page 29. As of March 31, 2019, we have one land property held for sale. (2) Square footage for land properties represents management’s estimate of developable square feet, the majority of which remains subject to entitlement approvals that have not yet been obtained. (3) Square footage for Sunset Bronson Studios Lot D—Development represents management’s estimate of developable square footage for 33 residential units. Page 28 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Redevelopment, Development and Held For Sale Properties(1) Annualized Estimated Occupied Percent Leased Percent Annualized Base Rent Per Submarket Square Feet(2) Square Feet Occupied(3) Square Feet Leased(3) Base Rent(4) Square Foot(4) REDEVELOPMENT One Westside West Los Angeles 584,000 — —% 584,000 (5) 100.0% (5) $ — (5) $ — Maxwell Downtown Los Angeles 99,090 55,864 (6) 56.4 (6) 97,579 (6)(7) 98.5 (6)(7) 2,782,013 (6)(7) 49.80 Total redevelopment 683,090 55,864 8.2 681,579 99.8 2,782,013 49.80 DEVELOPMENT EPIC Hollywood 302,102 — — 302,102 (8) 100.0 (8) — (8) — Harlow Hollywood 106,125 — — — — — — Total development 408,227 — — 302,102 74.0 — — HELD FOR SALE Campus Center Milpitas 471,580 — — — — — — Campus Center Land Milpitas 946,350 (9) — — — — — — Total held for sale 1,417,930 — — — — — — TOTAL 2,509,247 55,864 2.2% 983,681 39.2% $ 2,782,013 $ 49.80 (1) Excludes in-service office and land properties with exception of land properties held for sale (see pages 23, 24 and 28). (2) Square footages determined by management based upon estimated leasable square footage, which may be less or more than the Building Owners and Managers Association, or BOMA, rentable area. Square footage may change over time due to re-measurement or re-leasing. (3) Percent occupied for office properties is calculated as (i) square footage under commenced leases as of March 31, 2019, divided by (ii) total square feet, expressed as a percentage. Percent leased for office properties includes uncommenced leases. (4) Rent data for our office properties is presented on an annualized basis. Annualized base rent for office properties is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases as of March 31, 2019, by (ii) 12. Annualized base rent per square foot for office properties is calculated as (i) annualized base rent divided by (ii) square footage under commenced lease as of March 31, 2019. Annualized base rent does not reflect tenant reimbursements. (5) Google, Inc. signed a 584,000-square-foot lease for approximately 14 years. The entire premises is anticipated to be delivered for construction of tenant improvements to Google, Inc. during first quarter 2022. Monthly base rent payments are anticipated to commence during third quarter 2022 with base rent abatements from the second through ninth month following rent commencement. (6) WeWork Companies Inc. signed a 55,864-square-foot lease at Maxwell commencing first quarter 2019 with rent abatements through third quarter 2019. (7) WeWork Companies Inc. signed a 38,962-square-foot lease at Maxwell commencing second quarter 2019 with rent abatements through third quarter 2019. (8) The entire premises is anticipated to be delivered to Netflix, Inc. during fourth quarter 2019. Please see page 38 for description of rent phasing and abatements. (9) Square footage for land properties represents management’s estimate of developable square feet. Page 29 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Under Construction and Future Value Creation Projects Unaudited, in thousands, except square feet Estimated Construction Period Project Costs(1) Estimated Initial Project Total Stabilized Estimated Estimated Estimated Costs Estimated Yield on Start Completion Stabilization Square Total % as of Project Project Submarket Date(2) Date(3) Date(4) Feet(5) Leased 3/31/19 Costs Costs(6) UNDER CONSTRUCTION Maxwell Downtown Q2-2017 Q1-2019 Q4-2019 99,090 98.5% (7) 73,425 (8) 91,358 (8) 6.5% Los Angeles EPIC Hollywood Q3-2017 Q4-2019 Q3-2021 302,102 100.0% (9) 98,207 (10) 207,665 (10) 9.8% Harlow Hollywood Q1-2018 Q1-2020 Q3-2021 106,125 —% $ 24,255 (11) $ 81,631 (11) 6.7% Total under construction 507,317 195,887 380,654 FUTURE DEVELOPMENT PIPELINE One Westside West Los TBD TBD TBD 584,000 100.0% (12) 145,507 (13) $500,000- (13) 7.75%-8.25% (13) Angeles $550,000 Element LA—Development West Los TBD TBD TBD 500,000 N/A N/A TBD TBD Angeles Sunset Bronson Studios Hollywood TBD TBD TBD 19,816 N/A N/A TBD TBD Lot D—Development Sunset Gower Studios—Development Hollywood TBD TBD TBD 423,396 N/A N/A TBD TBD Sunset Las Palmas Hollywood TBD TBD TBD 400,000 N/A 21,000 (14) TBD TBD Studios—Development Cloud10 North San TBD TBD TBD 350,000 N/A 12,023 (15) TBD TBD Jose Total future development 2,277,212 TOTAL 2,784,529 (1) Project costs exclude interest costs capitalized in accordance with Accounting Standards Codification (“ASC”) 835-20-50-1, personnel costs capitalized in accordance with ASC 970-360-25 and operating expenses capitalized in accordance with ASC 970-340. (2) Based on issuance of building permit or equivalent. (3) Based on receipt of a temporary certificate of occupancy or equivalent. (4) Based on management’s estimate of stabilized occupancy (92.0%). Occupancy for stabilization purposes defined as the commencement of base rental payments (defined as cash base rents (after abatements)). (5) Square footage for office properties determined by management based upon estimated leasable square footage, which may be less or more than the Building Owners and Managers Association (BOMA) rentable area. Square footage may change over time due to re-measurement or re-leasing. Square footage for land properties represents management’s estimate of developable square footage, the majority of which remains subject to entitlement approvals not yet obtained. Page 30 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Under Construction and Future Value Creation Projects (continued) (6) Estimated initial stabilized yield on project costs calculated as the quotient of the estimated NOI and our investment in the property once the project has reached stabilization and initial rental concessions, if any, have elapsed. Our estimated initial stabilized yield excludes the impact of leverage. Our cash rents related to our value creation projects are expected to increase over time and our average cash yields are expected, in general, to be greater than our estimated initial stabilized yields on a cash basis. Our estimates for initial cash yields and total costs at completion represent our current estimates, which may be updated upon completion of the project or sooner if there are significant changes to the expected project yields or costs. We caution against placing undue reliance on the estimated initial stabilized yields because they are based solely on our estimates, using data available to us throughout the development process. The amount of total investment required to reach stabilized occupancy may differ substantially from our estimates due to various factors. We can provide no assurance that the actual initial stabilized yields will be consistent with the estimated initial stabilized yields set forth herein. (7) WeWork Companies Inc. signed a 55,864-square-foot lease at Maxwell commencing during first quarter 2019 with rent abatements through third quarter 2019. WeWrok Companies, Inc. signed a 38,962-square-foot lease at Maxwell commencing during second quarter 2019 with rent abatements through third quarter 2019. (8) Project costs as of March 31, 2019 and total estimated project costs for Maxwell include approximately $40.0 million of initial acquisition costs for the existing 99,090-square-foot building. (9) For description of rent phasing and abatements for Netflix, Inc., please see page 38. (10) Project costs as of March 31, 2019 and total estimated project costs for EPIC exclude land. (11) Project costs as of March 31, 2019 and total estimated project costs for Harlow include $4.2 million for management’s estimate of allocated land and acquisition costs. (12) Google, Inc. signed a 584,000-square-foot lease for approximately 14 years anticipated to commence upon completion of construction and build-out of tenant improvements in 2022. Please see page 29 for description of rent phasing and abatements. (13) On March 1, 2018, we entered into a joint venture with Macerich WSP, LLC (“Macerich”) to redevelop Westside Pavilion, a shopping mall in West Los Angeles, into 584,000 square feet of creative office space (now referred to as One Westside), while preserving 95,987 square feet of existing retail and entertainment space (now referred to as 10850 Pico). Total estimated projects costs for One Westside are in the range of $500.0 - $550.0 million, with each partner contributing its prorata share. Total estimated project costs, as well as project costs as of March 31, 2019 for One Westside include the $140.0 million purchase price paid by the joint venture in August 2018 for related existing buildings and land, and exclude an additional $50.0 million paid by the joint venture, which is allocated to the fully operational 10850 Pico. One Westside total estimated project costs and project costs as of March 31, 2019 are not prorated for the joint venture ownership and do not include: (i) operating results from March 1, 2018 through February 1, 2019, (ii) defeasance costs, and (iii) debt service associated with the defeased debt. Estimated yields at stabilization for One Westside will range between 7.75% - 8.25%. (14) Project costs as of March 31, 2019 for Sunset Las Palmas Studios—Development include $20.8 million for management’s estimate of allocated land and acquisition costs. (15) Project costs as of March 31, 2019 for Cloud10 include approximately $10.5 million for management’s estimate of allocated land and acquisition costs. Page 31 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Value Creation Project Images—Recently Completed, Under Construction and Planned ICON | Development CUE | Development 450 Alaskan | Development Fourth & Traction | Redevelopment Los Angeles (Hollywood) Los Angeles (Hollywood) Seattle (Pioneer Square) Los Angeles (Arts District) 325,757 SF | Completed 4Q16 94,386 SF | Completed 3Q17 170,974 SF | Completed 3Q17 131,701 SF | Completed 2Q17 Single Tenant (Netflix, Inc.) Single Tenant (Netflix, Inc.) Multi-Tenant Single Tenant (Honey Science Corporation) 95 Jackson | Redevelopment Maxwell | Redevelopment EPIC | Development Harlow | Development Seattle (Pioneer Square) Los Angeles (Arts District) Los Angeles (Hollywood) Los Angeles (Hollywood) 35,904 SF | Completed 2Q18 99,090 SF | Completion 1Q19 302,102 SF | Completion 4Q19 106,125 SF | Completion 1Q20 Multi-Tenant Single or Multi-Tenant Single Tenant (Netflix, Inc.) Single or Multi-Tenant Recently Completed Under Construction Planned One Westside | Redevelopment Cloud10 | Development Sunset Gower Studios | Development Los Angeles (West Los Angeles) Silicon Valley (North San Jose) Los Angeles (Hollywood) 584,000 SF | Completion 1Q22 350,000 SF(1) | Completion TBD 423,396(1) SF | Completion TBD Single Tenant (Google, Inc.) Single Tenant (Build-to-Suit) Single or Multi-Tenant (1) Square footage for office properties determined by management based upon estimated leasable square footage, which may be less or more than the Building Owners and Managers Association (BOMA) rentable area. Square footage may change over time due to re-measurement or re-leasing. Square footage for land properties represents management’s estimate of developable square footage, the majority of which remains subject to entitlement approvals not yet obtained. Page 32 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Office Tenant Industry Diversification(1) INDUSTRY DIVERSIFICATION TECHNOLOGY DIVERSIFICATION Annualized Annualized Base Rent as Base Rent as Percent of Percent of Industry Square Feet(2)(3) Total Sector Square Feet(2) Total Technology 4,527,892 39.0% Online services 987,472 27.9% Media and Entertainment 1,487,791 14.2 Software 1,162,082 25.8 Business Services 1,077,103 9.8 Business support services 777,902 17.1 Legal 706,861 8.7 Computer hardware and technology equipment 1,074,075 17.0 Financial Services 729,979 7.0 Other 372,047 8.5 Retail 707,871 5.4 Biotechnology, healthcare and medical research 100,112 2.6 Other 534,240 5.0 Telecommunications and networking 54,202 1.1 Real Estate 253,337 2.2 TOTAL 4,527,892 100.0% Educational 196,514 2.1 Insurance 239,775 1.9 MEDIA AND ENTERTAINMENT DIVERSIFICATION Healthcare 175,126 1.8 Annualized Base Rent as Government 262,031 1.7 Percent of (2) Advertising 169,454 1.2 Sector Square Feet Total TOTAL 11,067,974 100.0% Entertainment production and service 946,260 62.0% Gaming 351,717 26.9 Advertising and marketing 132,152 8.3 Other 57,662 2.8 TOTAL 1,487,791 100.0% (1) Office tenant industry diversification determined by management using Thompson Reuters Business Classification. (2) Excludes signed leases not commenced. (3) Excludes 146,361 square feet occupied by Hudson Pacific Properties, Inc. Page 33 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Fifteen Largest Office Tenants Total Percent of Leased Rentable Percent of Number Number of Lease Square Square Annualized Annualized Tenant Property of Leases Properties Expiration Feet Feet Base Rent(1) Base Rent Google, Inc.(2) Various 4 3 Various 479,793 3.5% $ 34,362,056 6.2% Netflix, Inc.(3) Various 2 2 Mid-2031 420,143 3.0 24,153,720 4.4 Square, Inc. 1455 Market 1 1 9/27/2023 469,056 3.4 22,408,438 4.0 Uber Technologies, Inc. 1455 Market 1 1 2/28/2025 325,445 2.3 16,417,979 3.0 Riot Games, Inc.(4) Element LA 1 1 3/31/2030 284,037 2.0 16,348,093 2.9 Nutanix, Inc.(5) Various 3 3 5/31/2024 400,115 2.9 15,544,135 2.8 Qualcomm Skyport Plaza 2 1 7/31/2022 376,817 2.7 13,669,413 2.5 Salesforce.com(6) Rincon Center 2 1 Various 265,394 1.9 13,552,395 2.4 Stanford(7) Various 4 3 Various 151,249 1.1 11,611,691 2.1 WeWork Companies Inc.(8) Various 3 3 Various 176,256 1.3 9,159,916 1.7 Dell EMC Corporation(9) Various 3 2 Various 294,756 2.1 8,325,032 1.5 NFL Enterprises(10) Various 2 2 12/31/2023 167,606 1.2 7,361,256 1.3 Regus(11) Various 5 6 Various 150,081 1.1 6,421,180 1.2 Baker McKenzie(12) Clocktower Square 2 2 Various 70,030 0.5 5,969,752 1.1 GitHub, Inc.(13) Various 2 2 4/30/2020 90,003 0.6 5,608,088 1.0 TOTAL 37 33 4,120,781 29.6% $210,913,144 38.1% (1) Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases as of March 31, 2019, by (ii) 12. Annualized base rent does not reflect tenant reimbursements (2) Google, Inc. expirations by square footage and property: (i) 207,857 square feet at 3400 Hillview expiring on November 30, 2021, (ii) 7,604 square feet at Rincon Center expiring October 31, 2023, (iii) 97,872 square feet at Foothill Research Center expiring on February 28, 2025, and (iv) 166,460 square feet at Rincon Center expiring on February 29, 2028. Google, Inc. may elect to exercise its early termination right at Rincon Center for 166,460 square feet effective April 15, 2025 by delivering written notice on or before January 15, 2024. At One Westside, Google, Inc. is expected to take possession of an additional 584,000 square feet during first quarter 2022. Please see page 29 for description of rent phasing and abatements. (3) Netflix, Inc. expirations by square footage and property: 325,757 square feet at ICON and 94,386 square feet at CUE. Netflix, Inc. is anticipated to take possession of an additional 302,102 square feet at EPIC during fourth quarter 2019. Please see page 38 for description of rent phasing and abatements. Expiration date to be determined based on the commencement of the Netflix, Inc. lease at EPIC. (4) Riot Games, Inc. may elect to exercise its early termination right for the entire premises effective March 31, 2025 by delivering written notice on or before March 31, 2024. (5) Nutanix, Inc. expirations by square footage and property: (i) 189,084 square feet at 1740 Technology, (ii) 102,421 square feet at Concourse, and (iii) 108,610 square feet at Metro Plaza. At 1740 Technology, Nutanix, Inc. is expected to take possession of an additional: (i) 7,163 square feet during first quarter 2020, (ii) 3,198 square feet during fourth quarter 2020, and (iii) 6,413 square feet during second quarter 2022. At Concourse, Nutanix, Inc. is expected to take possession of an additional 28,930 square feet during fourth quarter 2019. All leases for Nutanix, Inc. will expire on May 31, 2024. Page 34 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Fifteen Largest Office Tenants (continued) (6) Salesforce.com expirations by square footage: (i) 83,016 square feet expiring on July 31, 2025, (ii) 83,372 square feet expiring on April 30, 2027, (iii) 93,028 square feet expiring on October 31, 2028, and (iv) 5,978 square feet of month-to-month storage space. Salesforce.com may elect to exercise its early termination right with respect to 74,966 square feet between August 1, 2021 and September 30, 2021 (the "Termination Date") by delivering written notice no later than twelve months prior to the Termination Date. Salesforce.com subleased 259,416 square feet at Rincon Center to Twilio Inc. during third quarter 2018. Effective January 30, 2019, we entered into an agreement to reimburse Salesforce.com approximately $6.3 million for costs incurred in connection with the sublease. We are entitled to recoup this cost from amounts paid pursuant to the sublease commencing February 1, 2019, with the expectation to be fully reimbursed by March 31, 2020. Thereafter, Salesforce.com will pay us 50% of any amounts received pursuant to the sublease. (7) Stanford expirations by square footage and property: (i) Stanford Healthcare 63,201 square feet at Page Mill Center expiring on June 30, 2019, (ii) Board of Trustees Stanford 18,753 square feet at Page Mill Hill expiring on August 31, 2019, (iii) Stanford University 26,080 square feet at Palo Alto Square expiring on December 31, 2019, and (iv) Board of Trustees Stanford 43,215 square feet at Page Mill Center expiring on December 31, 2022. (8) WeWork Companies Inc. expirations by property and square footage: (i) 54,336 square feet at Hill7 expiring on January 31, 2030, (ii) 55,864 square feet at Maxwell expiring on July 31, 2031, and (iii) 66,056 square feet at 1455 Market expiring on October 31, 2031. WeWork Companies Inc. is expected to take possession of an additional 38,962 square feet at Maxwell during second quarter 2019, with an expected expiration on July 31, 2031. (9) Dell EMC Corporation expirations by square footage and property: (i) 185,292 square feet at 505 First expiring on October 18, 2021, (ii) 42,954 square feet at 505 First expiring on December 31, 2023, and (iii) 66,510 square feet at 875 Howard expiring on June 30, 2026. Dell EMC Corporation is expected to take possession of an additional 17,039 square feet at 875 Howard during third quarter of 2020, with an expected expiration on June 30, 2026. (10) NFL Enterprises by square footage and property: (i) 157,687 square feet at 10950 Washington and (ii) 9,919 square feet at 10900 Washington. NFL Enterprises may elect to exercise its early termination right for the entire premises effective December 31, 2022 by delivering written notice on or before September 30, 2021. (11) Regus expirations by property and square footage: (i) 27,369 square feet at Techmart expiring on April 30, 2020, (ii) 44,957 square feet at Gateway expiring on March 31, 2022, (iii) 20,059 square feet at 11601 Wilshire expiring on February 29, 2024, (iv) 9,739 square feet at Palo Alto Square expiring on April 30, 2026, (v) 26,661 square feet at 95 Jackson expiring on October 31, 2030, and (vi) 21,296 square feet at 450 Alaskan expiring on October 31, 2030. Regus may elect to exercise its early termination right at 11601 Wilshire for 20,059 square feet effective February 28, 2021 by delivering written notice on or before February 28, 2020. (12) Baker McKenzie expirations by square footage: (i) 34,414 square feet expiring on June 25, 2019 and (ii) 35,616 square feet expiring on April 30, 2029. (13) GitHub, Inc. expirations by square footage and property: (i) 54,673 square feet at 275 Brannan expiring on April 30, 2020 and (ii) 35,330 square feet at 625 Second expiring on April 30, 2020. Page 35 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Office Property Leasing Activity Three Months Ended March 31, 2019 Total gross leasing activity Rentable square feet 1,044,136 Gross new leasing activity Rentable square feet 947,013 New cash rate $ 59.61 Gross renewal leasing activity Rentable square feet 97,123 Renewal cash rate $ 64.18 Total leases expired and terminated Contractual (scheduled) expiration 321,392 Early termination 89,779 Total 411,171 Net absorption Leased rentable square feet 535,842 Cash rent growth(1) Expiring rate $ 48.37 New/renewal rate(2) $ 60.66 Change 25.4% Straight-line rent growth(3) Expiring rate $ 45.47 New/renewal rate(2) $ 60.45 Change 32.9% Weighted average lease terms New (in months) 147.4 Renewal (in months) 48.4 TENANT IMPROVEMENTS AND LEASING COMMISSIONS(4) Lease Transaction Costs Per Square Foot Three Months Ended March 31, 2019 Total Annual New leases $ 126.15 $ 10.27 Renewal leases $ 16.18 $ 4.01 Blended $ 115.92 $ 10.07 (1) Represents a comparison between initial stabilized cash rents on new and renewal leases as compared to the expiring cash rents in the same space. New leases are only included if the same space was leased within the previous 12 months. (2) The new rates being compared to expiring rates for the three months ended March 31, 2019 are calculated using the weighted average starting rates for 122,685 square feet of new leases. The renewal rates are a weighted average calculation of the total executed renewals for the periods indicated. (3) Represents a comparison between initial straight-line rents on new and renewal leases as compared to the straight-line rents on expiring leases in the same space. New leases are only included if the same space was leased within the previous 12 months. (4) Represents per-square-foot weighted average lease transaction costs based on the leases executed in the current quarter. Page 36 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Commenced Office Leases with Non-Recurring Upfront Abatements(1) Square Lease Rent Starting Lease Submarket Feet Start Date Start Date Base Rents(2) Expiration Date Greater Seattle, Washington 83 King Pioneer Square 24,724 11/15/2018 3/1/2019 $ 43.50 1/31/2021 450 Alaskan Pioneer Square 57,610 11/19/2018 9/1/2019 $ 40.00 6/30/2029 Northview Center Lynnwood 11,450 12/1/2018 4/1/2019 $ 20.50 3/31/2026 San Francisco Bay Area, California Metro Center Foster City 10,517 7/1/2018 3/1/2019 $ 70.20 2/28/2029 Skyport Plaza North San Jose 14,618 8/1/2018 4/1/2019 $ 34.20 3/31/2034 Metro Plaza North San Jose 30,531 10/1/2018 2/1/2019 $ 40.20 5/31/2024 Metro Plaza North San Jose 49,958 10/1/2018 6/1/2019 $ 41.41 5/31/2024 Clocktower Square Palo Alto 35,616 11/1/2018 8/1/2019 $ 87.00 4/30/2029 Gateway North San Jose 10,942 11/1/2018 4/1/2019 $ 40.20 3/31/2024 Metro Plaza(3) North San Jose 25,565 11/13/2018 3/1/2019 $ 40.80 2/29/2024 Gateway North San Jose 15,282 11/16/2018 7/1/2019 $ 40.80 6/30/2026 Concourse North San Jose 19,296 12/1/2018 3/1/2019 $ 38.40 2/28/2022 Metro Center(4) Foster City 13,246 12/6/2018 8/1/2019 $ 66.00 1/31/2027 625 Second(5) San Francisco 43,846 12/17/2018 4/16/2019 $ 52.00 4/30/2027 Metro Center Foster City 11,243 2/1/2019 5/1/2019 $ 69.00 4/30/2022 Ferry Building San Francisco 12,900 2/1/2019 3/1/2020 $ 102.00 7/31/2029 1455 Market San Francisco 52,003 2/20/2019 8/20/2019 $ 78.00 9/27/2023 Towers at Shore Center(6) Redwood Shores 50,327 3/1/2019 7/1/2019 $ 66.00 5/31/2024 1455 Market San Francisco 66,056 3/19/2019 10/15/2019 $ 66.00 10/31/2031 Los Angeles, California 6922 Hollywood Hollywood 10,740 1/16/2019 5/16/2019 $ 68.28 5/15/2029 Maxwell Downtown Los Angeles 55,864 2/12/2019 7/11/2019 $ 49.80 7/31/2031 (1) Consists of leases for more than 10,000 square feet that commenced on or prior to March 31, 2019, with three or more months of up-front free rent resulting in a rent start date after the commencement of the three-month period ending March 31, 2019. (2) Stated per leased square foot. Calculated by dividing the product of (i) monthly base rental payments (defined as cash base rents (before abatements)) as of the lease commencement date, and (ii) 12, by (iii) the leased square footage. For commenced leases, calculated by dividing the product of (i) monthly base rental payments (defined as cash base rents (before abatements)) for the month ended March 31, 2019, and (ii) 12, by (iii) leased square footage. Base rents do not include tenant reimbursements. (3) Tenant paid monthly base rent concurrently with the lease start date on November 13, 2018. Monthly base rent is fully abated for the subsequent three-month period from December 2018 through February 2019. (4) Tenant paid monthly base rent concurrently with the lease start date on December 6, 2018. Monthly base rent is fully abated for the subsequent seven-month period from January 2019 through July 2019. (5) Subsequent to the rent start date, monthly base rent associated with 29,616 square feet is abated for the six-month period from May 2019 through October 2019. (6) Subsequent to the rent start date, monthly base rent associated with 50,327 square feet is abated for the three-month period from March 2020 through May 2020 and the two-month period from March 2021 through April 2021. Page 37 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Uncommenced Office Leases—Next Eight Quarters(1) Q2 2019 Q3 2019 Q4 2019 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q1 2021 Starting Starting Starting Starting Starting Starting Starting Starting Rent per Rent per Rent per Rent per Rent per Rent per Rent per Rent per SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) Greater Seattle, Washington Lynnwood 4,259 $ 22.50 — $ — — $ — — $ — — $ — — $ — — $ — — $ — Pioneer Square 26,344 41.82 — — — — — — — — — — — — — — Subtotal 30,603 39.13 — — — — — — — — — — — — — — San Francisco Bay Area, California Foster City 17,405 38.86 — — — — — — — — — — — — — — Redwood Shores 16,056 65.76 48,617 50.47 — — — — — — — — — — — — Palo Alto 5,244 95.40 — — — — — — — — — — — — — — North San Jose 19,782 43.71 — — — — — — — — — — — — — — Subtotal 58,487 52.96 48,617 50.47 — — — — — — — — — — — — Los Angeles, California Downtown Los Angeles 41,715 48.83 123,097 42.56 (3) — — — — — — — — — — — — Hollywood — — — — 302,102 68.40 (4) — — — — — — — — — — West Los Angeles 8,532 52.08 — — — — — — — — — — — — — — Subtotal 50,247 49.38 123,097 42.56 302,102 68.40 — — — — — — — — — — TOTAL $ $ $ $ $ $ $ $ UNCOMMENCED 139,337 48.63 171,714 44.80 302,102 68.40 — — — — — — — — — — (1) Consists of uncommenced leases, defined as new leases with respect to vacant space executed on or prior to March 31, 2019, but with commencement dates after March 31, 2019 and within the next eight quarters. This table omits submarkets without any uncommenced leases over the next eight quarters. (2) Calculated by dividing (a) the product of (i) monthly base rental payments (defined as cash base rents (before abatements)) as of the lease commencement date, and (ii) 12, by (b) the leased square footage. Base rents do not include tenant reimbursements. Rent commencement dates do not reflect up-front free rents, if any. (3) Honey Science Corporation is anticipated to commence monthly base rent payments in the following periods: 77,456 square feet during third quarter 2019 with base rent abatements from the first through sixth full calendar months following rent commencement, and 45,641 square feet during first quarter 2020. Honey Science Corporation is expected to take possession of an additional 8,604 square feet during second quarter 2022. (4) The entire premises is anticipated to be delivered to Netflix, Inc. during fourth quarter 2019. Monthly base rent payments anticipated to commence in the following periods: (i) 136,013 square feet during first quarter 2020 with base rent abatements from the second through the ninth month following rent commencement, (ii) 105,889 square feet during third quarter 2020 with base rent abatements from the second through the eighth month following rent commencement, and (iii) 60,200 square feet during first quarter 2021 with base rent abatements from the second through the seventh month following rent commencement. Page 38 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Backfilled Office Leases—Next Eight Quarters(1) Q2 2019 Q3 2019 Q4 2019 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q4 2021 Starting Starting Starting Starting Starting Starting Starting Starting Rent per Rent per Rent per Rent per Rent per Rent per Rent per Rent per SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) SF SF(2) Greater Seattle, Washington Pioneer Square — $ — — $ — — $ — 6,372 $ 43.50 — $ — — $ — — $ — — $ — Subtotal — — — — — — 6,372 43.50 — — — — — — — — San Francisco Bay Area, California San Francisco — — 6,834 52.00 — — — — — — 17,039 75.19 6,041 53.56 — — Foster City — — — — 23,180 73.20 — — — — — — — — — — Redwood Shores — — 41,268 65.09 — — — — — — 1,027 — — — — — Palo Alto 11,524 92.40 — — 13,593 92.08 — — — — — — — — — — North San Jose 9,147 30.12 — — 28,930 37.08 7,163 40.54 — — — — 3,198 41.76 — — Subtotal 20,671 64.84 48,102 63.23 65,703 61.20 7,163 40.54 — — 18,066 70.92 9,239 49.48 — — Los Angeles, California West Los Angeles 2,749 60.00 — — — — — — — — — — — — — — Subtotal 2,749 60.00 — — — — — — — — — — — — — — Total backfilled 23,420 64.27 48,102 63.23 65,703 61.20 13,535 41.93 — — 18,066 70.92 9,239 49.48 — — TOTAL UNCOMMENCED $ $ $ $ $ $ $ $ AND BACKFILLED 162,757 50.88 219,816 48.83 367,805 67.11 13,535 41.93 — — 18,066 70.92 9,239 49.48 — — (1) Consists of backfilled leases, defined as new leases with respect to occupied space executed on or prior to March 31, 2019, but with commencement dates after March 31, 2019 and within the next eight quarters. This table omits submarkets without any backfilled leases over the next eight quarters. (2) Calculated by dividing (a) the product of (i) monthly base rental payments (defined as cash base rents (before abatements)) as of the lease commencement date, and (ii) 12, by (b) the leased square footage. Base rents do not include tenant reimbursements. Rent commencement dates do not reflect up-front free rents, if any. Page 39 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Expiring Office Leases—Next Eight Quarters(1) Q2 2019(2) Q3 2019 Q4 2019 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q1 2021 Expiring Rent/ Expiring Rent/ Expiring Rent/ Expiring Rent/ Expiring Rent/ Expiring Rent/ Expiring Rent/ Expiring Rent/ SF(3) SF(4) SF(3) SF(4) SF(3) SF(4) SF(3) SF(4) SF(3) SF(4) SF(3) SF(4) SF(3) SF(4) SF(3) SF(4) Greater Seattle, Washington South Lake Union — $ — — $ — — $ — — $ — — $ — — $ — 656 $33.09 39,024 $30.75 Lynnwood — — 29,360 21.10 — — 31,409 20.54 34,474 27.71 — — — — 5,603 21.22 Pioneer 7,690 — 6,452 32.00 6,372 40.16 8,400 34.00 — — — — — — 70,292 30.83 (16) Square Subtotal 7,690 — 35,812 23.06 6,372 40.16 39,809 23.38 34,474 27.71 — — 656 33.09 114,919 30.34 San Francisco Bay Area, California Foster City 5,940 8.40 — — 36,797 26.69 (8) — — 37,505 48.14 13,712 68.59 2,189 73.03 4,988 75.82 Palo Alto 123,115 72.29 (5) 35,226 80.80 38,793 84.53 14,809 74.76 22,846 85.83 20,921 98.12 44,170 74.96 10,316 98.55 Redwood 83,493 60.03 (6) 33,045 61.34 60,434 50.19 (9) 11,316 65.77 41,392 62.64 19,866 65.88 51,576 40.04 (14) 9,558 47.51 Shores San 7,691 62.33 2,538 65.79 255 407.20 43,413 56.17 126,655 63.99 (13) 11,799 60.61 12,380 89.31 920 91.75 Francisco North San 60,717 37.37 (7) 42,657 37.21 118,875 36.12 (10) 67,478 39.55 (12) 44,292 36.92 45,034 38.78 82,155 39.37 (15) 80,088 39.42 (17) Jose Santa Clara 6,498 40.38 2,453 49.94 21,533 41.63 10,535 47.94 46,493 48.10 8,741 52.56 16,715 50.94 7,148 52.75 Subtotal 287,454 59.05 115,919 58.23 276,687 45.50 147,551 50.58 319,183 57.44 120,073 60.16 209,185 51.28 113,018 48.38 Los Angeles, California Hollywood — — 3,378 52.20 11,900 51.29 40,887 43.79 — — — — — — 13,518 52.08 Torrance — — — — 113,000 29.44 (11) — — — — — — — — — — West Los 17,194 43.38 — — 12,112 48.56 4,086 52.87 16,705 53.02 3,231 60.96 2,458 56.52 5,866 50.35 Angeles Subtotal 17,194 43.38 3,378 52.20 137,012 33.03 44,973 44.62 16,705 53.02 3,231 60.96 2,458 56.52 19,384 51.56 TOTAL 312,338 $56.73 155,109 $49.98 420,071 $ 41.35 232,333 $44.77 370,362 $54.48 123,304 $60.18 212,299 $51.29 247,321 $40.24 Expirations as % of % % % % % % % % In-Service 2.5 1.3 3.4 1.9 3.0 1.0 1.7 2.0 Portfolio (1) This does not reflect 30,006 square feet that expired on March 31, 2019. This table omits submarkets without any expirations over the next eight quarters. (2) Second quarter 2019 expiring square footage does not include 47,173 square feet of month-to-month leases. (3) Includes leases that expire on the last day of the quarter. (4) Calculated by dividing (a) the product of (i) monthly base rental payments (defined as cash base rents (before abatements)) as of the lease expiration date, and (ii) 12, by (b) the leased square footage. Base rents do not include tenant reimbursements. (5) Top three expiring tenants by square footage: (i) Stanford Health Care at Page Mill Center for 63,201 square feet, (ii) Baker McKenzie at Clocktower Square for 34,414 square feet, and (iii) Thoughtspot, Inc. at Palo Alto Square for 16,658 square feet. Page 40 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Expiring Office Leases—Next Eight Quarters(1) (continued) (6) Top three expiring tenants by square footage: (i) Teachers Insurance & Annuity Association at Towers at Shore Center for 25,549 square feet, (ii) Inflection, LLC at 555 Twin Dolphin for 15,719 square feet, and (iii) Zum Services, Inc. at Shorebreeze for 9,365 square feet. (7) Top three expiring tenants by square footage: (i) Konica Minolta Business Solutions USA at Metro Plaza for 8,933 square feet, (ii) Tech Mahindra Americas, Inc. at Concourse for 6,969 square feet, and (iii) Larsen & Toubro Infotech Ltd at Concourse for 6,425 square feet. (8) Includes 22,553-square-foot management office occupied by Hudson Pacific Properties, Inc. (9) Top three expiring tenants by square footage: (i) Quinn Emanuel Urquhart & Sullivan, LLP at 555 Twin Dolphin for 34,998 square feet, (ii) Kidder Matthews of California, Inc. at Towers at Shore Center for 7,177 square feet, and (iii) Colliers Parrish International, Inc. at Towers at Shore Center for 6,257 square feet. (10) Top three expiring tenants by square footage: (i) Ensighten, Inc. at Concourse for 28,930 square feet, (ii) GEO Semiconductor, Inc. at Metro Plaza for 13,027 square feet, and (iii) Aerotek, Inc. at Concourse for 12,427 square feet. (11) Total expiring square footage consists of Saatchi & Saatchi North America, Inc. at Del Amo for 113,000 square feet. (12) Top three expiring tenants by square footage: (i) Hensel Phelps at Concourse for 13,688 square feet, (ii) Quantum Corporation at Concourse for 7,654 square feet, and (iii) TDK Corporation at 1740 Technology for 7,386 square feet. (13) Top three expiring tenants: (i) GitHub, Inc. at 275 Brannan for 54,673 square feet, (ii) GitHub, Inc. at 625 Second for 35,330 square feet, and (iii) GSA at Rincon Center for 28,316 square feet. (14) Top three expiring tenants by square footage: (i) Wells Fargo Insurance Services USA, Inc. at Skyway Landing for 40,257 square feet, (ii) Jetblue Airways Corp. at Skyway Landing for 6,708 square feet, and (iii) Azumio at Shorebreeze for 2,592 square feet. (15) Top three expiring tenants by square footage: (i) Old Republic Title Company at Concourse for 20,771 square feet, (ii) Comerica Bank at Concourse for 12,708 square feet, and (iii) US Jade Corp at Concourse for 10,940 square feet. (16) Total expiring square footage consists of: (i) Nuance Communications at 505 First Avenue for 45,568 square feet, and (ii) Qualtrics, LLC at 83 King Street for 24,724 square feet. (17) Top three expiring tenants by square footage: (i) Siliconware USA, Inc. at Concourse for 15,777 square feet, (ii) Robin Systems at Concourse for 13,016 square feet, and (iii) Glumac at Concourse for 8,926 square feet. Page 41 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Expiring Office Leases—Annual Annualized Square Percentage of Annualized Base Rent Per Number of Footage of Percent of Office Portfolio Base Rent Per Annualized Lease Square Leases Expiring Office Portfolio Annualized Annualized Leased Square Base Rent at Foot at Year of Lease Expiration Expiring Leases (1) Square Feet Base Rent (1) Base Rent Foot (2) Expiration Expiration (3) Vacant 1,446,701 10.5% 2019(4) 128 894,971 6.5 $ 43,808,363 7.1% $ 48.95 $ 44,222,490 $ 49.41 2020 145 938,298 6.8 47,353,172 7.6 50.47 48,885,196 52.10 2021 130 1,244,058 9.0 56,442,039 9.0 45.37 59,989,995 48.22 2022 117 1,183,158 8.6 55,768,863 8.9 47.14 61,680,075 52.13 2023 82 1,526,551 11.0 67,981,672 10.9 44.53 77,183,360 50.56 2024 88 1,455,604 10.5 72,366,297 11.6 49.72 84,037,660 57.73 2025 30 1,081,971 7.8 56,296,162 9.0 52.03 67,941,038 62.79 2026 17 326,691 2.4 17,688,631 2.8 54.14 24,306,238 74.40 2027 15 405,078 2.9 21,596,067 3.5 53.31 26,663,316 65.82 2028 17 555,792 4.0 34,527,781 5.5 62.12 43,936,332 79.05 Thereafter 26 1,408,629 10.2 78,675,514 12.6 55.85 110,300,257 78.30 Building management use 21 146,361 1.1 — — — — — Signed leases not commenced(5) 23 1,205,757 8.7 71,611,797 11.5 59.39 101,850,239 84.47 TOTAL/WEIGHTED AVERAGE(6) 839 13,819,620 100.0% $ 624,116,358 100.0% $ 50.44 $ 750,996,196 $ 60.70 (1) Rent data for our office properties is presented on an annualized basis without regard to cancellation options. Annualized base rent for office properties is calculated multiplying (i) base rental payments (defined as cash base rents (before abatements)) as of March 31, 2019, by (ii) 12. Annualized base rent does not reflect tenant reimbursements. Annualized base rent per square foot for all lease expiration years is calculated as (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases, divided by (ii) square footage under commenced leases as of March 31, 2019. (2) Annualized base rent per square foot for all lease expiration years is calculated as (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases, divided by (ii) square footage under commenced leases as of March 31, 2019. (3) Annualized base rent per square foot at expiration for all lease expiration years is calculated as (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases, divided by (ii) square footage under commenced lease as of March 31, 2019. (4) Excludes 22,553-square-foot management office occupied by Hudson Pacific Properties, Inc. The management office is being reflected under building management use in the table above. (5) Annualized base rent per leased square foot and annualized base rent per square foot at expiration for signed leases not commenced reflects uncommenced leases for space not occupied as of March 31, 2019 and is calculated as (i) base rental payments (defined as cash base rents at expiration (before abatements)) under uncommenced leases for vacant space as of March 31, 2019, divided by (ii) square footage under uncommenced leases as of March 31, 2019. (6) Total expiring square footage does not include 47,173 square feet of month-to-month leases. Page 42 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Definitions and Reconciliations
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Definitions Adjusted Funds From Operations (“AFFO”): Non-GAAP financial measure we believe is a useful supplemental measure of our performance. We compute AFFO by adding to FFO the non-cash compensation expense and amortization of deferred financing costs, and subtracting recurring capital expenditures, tenant improvements and leasing commissions (excluding pre-existing obligations on contributed or acquired properties funded with amounts received in settlement of prorations), and eliminating the net effect of straight-line rents, amortization of lease buy-out costs, amortization of above-and below-market lease intangible assets and liabilities, amortization of above-and below-market ground lease intangible assets and liabilities and amortization of loan discounts/premium. AFFO is not intended to represent cash flow for the period. We believe that AFFO provides useful information to the investment community about our financial position as compared to other REITs since AFFO is a widely reported measure used by other REITs. However, other REITs may use different methodologies for calculating AFFO and, accordingly, our AFFO may not be comparable to other REITs. Annual Debt Service: Includes principal payments based on amortization schedule and annual interest payments of fixed rate loans and variable rate loans with effective fixed rate as a result of derivative instruments on the full principal balance. In instances where interest is paid based on a LIBOR margin, we used the current margin based on the leverage ratio as of the current period. Amount does not include interest payment of variable rate loans that are partially effectively fixed through derivative instruments. Funds From Operations (“FFO”): Non-GAAP financial measure we believe is a useful supplemental measure of our performance. We calculate FFO in accordance with the White Paper on FFO approved by the Board of Governors of the National Association of Real Estate Investment Trusts. The White Paper defines FFO as net income or loss calculated in accordance with generally accepted accounting principles in the United States (“GAAP”), excluding extraordinary items, as defined by GAAP, gains and losses from sales of depreciable real estate and impairment write- downs associated with depreciable real estate, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets) and after adjustment for unconsolidated partnerships and joint ventures. The calculation of FFO includes the amortization of deferred revenue related to tenant-funded tenant improvements and excludes the depreciation of the related tenant improvement assets. We believe that FFO is a useful supplemental measure of our operating performance. The exclusion from FFO of gains and losses from the sale of operating real estate assets allows investors and analysts to readily identify the operating results of the assets that form the core of our activity and assists in comparing those operating results between periods. Also, because FFO is generally recognized as the industry standard for reporting the operations of REITs, it facilitates comparisons of operating performance to other REITs. However, other REITs may use different methodologies to calculate FFO, and accordingly, our FFO may not be comparable to all other REITs. Implicit in historical cost accounting for real estate assets in accordance with GAAP is the assumption 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 presentations of operating results for real estate companies using historical cost accounting alone to be insufficient. Because FFO excludes depreciation and amortization of real estate assets, we believe that FFO along with the required GAAP presentations provides a more complete measurement of our performance relative to our competitors and a more appropriate basis on which to make decisions involving operating, financing and investing activities than the required GAAP presentations alone would provide. We use FFO per share to calculate annual cash bonuses for certain employees. However, FFO should not be viewed as an alternative measure of our operating performance because it does not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, which are significant economic costs and could materially impact our results from operations. Net Operating Income (“NOI”): We evaluate performance based upon property net operating income (“NOI”) from continuing operations. NOI is not a measure of operating results or cash flows from operating activities or cash flows as measured by GAAP and should not be considered an alternative to income from continuing operations, as an indication of our performance, or as an alternative to cash flows as a measure of liquidity, or our ability to make distributions. All companies may not calculate NOI in the same manner. We consider NOI to be a useful performance measure to investors and management because when compared across periods, NOI reflects the revenues and expenses directly associated with owning and operating our properties and the impact to operations from trends in occupancy rates, rental rates and operating costs, providing a perspective not immediately apparent from income from continuing operations. We calculate NOI as net income (loss) excluding corporate general and administrative expenses, depreciation and amortization, impairments, gains/losses on sales of real estate, interest expense, transaction- related expenses and other non-operating items. We define NOI as operating revenues (including rental revenues, other property-related revenue, tenant recoveries and other operating revenues), less property-level operating expenses (which includes external management fees, if any, and property-level general and administrative expenses). NOI on a cash basis is NOI adjusted to exclude the effect of straight-line rent and other non-cash adjustments required by GAAP. We believe that NOI on a cash basis is helpful to investors as an additional measure of operating performance because it eliminates straight-line rent and other non-cash adjustments to revenue and expenses. Page 44 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Definitions (continued) Shares of Common Stock/Units Outstanding at End of Period: Represents shares of common stock (including unvested restricted shares), OP units outstanding and an estimate for our dilutive Outperformance Programs ("OPPs," or individually, "OPP"), including stock grands under our 2015 OPP, 2016 OPP, 2017 OPP and 2018 OPP stock grants and one-time retention award grants. Series A Preferred Units and Debt/Total Market Capitalization: Equal to the sum of (i) Unsecured and Secured Debt and (ii) series A preferred units divided by total market capitalization. Unsecured and Secured Debt: Excludes in-substance defeased debt related to our Hudson Pacific/Macerich joint venture and unamortized deferred financing costs and loan discounts. The full amount of debt related to the Pinnacle I and Pinnacle II joint venture and Hill7 joint venture are included. The Pinnacle I and Pinnacle II debts were relieved in November 2017 in conjunction with the sale of these properties. Total Market Capitalization: Equal to the sum of (i) Unsecured and Secured Debt, (ii) series a preferred units and (iii) common equity capitalization. Common equity capitalization represents the total Shares of Common Stock/Units Outstanding at End of Period multiplied by the closing price at quarter end. Weighted Average Fully Diluted Common Stock/Units Outstanding: Includes an estimate for the dilutive 2015 OPP, 2016 OPP, 2017 OPP and 2018 OPP stock grants and one-time retention award grants. Page 45 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Reconciliation of Net (Loss) Income to Net Operating Income Unaudited, in thousands Three Months Ended March 31, 2019 2018 Net (loss) income $ (36,895) $ 52,563 Adjustments: Interest expense 24,350 20,503 Interest income (1,024) (9) Transaction-related expenses 128 118 Other expense (income) 106 (404) Gains on sale of real estate — (37,674) Impairment loss 52,201 — General and administrative 18,094 15,564 Depreciation and amortization 68,505 60,553 Net Operating Income $ 125,465 $ 111,214 Net Operating Income Breakdown Same-Store Office cash revenues $ 103,728 $ 100,195 Straight-line rent 9,117 4,731 Amortization of above-market and below-market leases, net 2,041 2,630 Amortization of lease incentive costs (356) (332) Same-Store Office revenues 114,530 107,224 Same-Store Studios cash revenues 20,560 17,400 Straight-line rent 360 186 Amortization of lease incentive costs (9) — Same-Store Studio revenues 20,911 17,586 Same-Store property revenues 135,441 124,810 Same-Store Office cash expenses 34,822 32,864 Amortization of above-market and below-market ground leases, net 575 575 Same-Store Office expenses 35,397 33,439 Same-Store Studio cash expenses 10,983 9,664 Same-Store Studio expenses 10,983 9,664 Same-Store property expenses 46,380 43,103 Same-Store net operating income 89,061 81,707 Non-Same-Store net operating income 36,404 29,507 Net Operating Income $ 125,465 $ 111,214 Page 46 of 47
Hudson Pacific Properties, Inc. Supplemental Information | First Quarter 2019 Total Revenues Components Unaudited, in thousands Three Months Ended March 31, 2019 2018 Office Cash rent $ 125,323 $ 116,818 Cash tenant recoveries 24,737 20,904 Straight-line rent 16,275 9,755 Amortization of above-market and below-market leases, net 4,179 3,812 Amortization of lease incentive costs (317) (303) Services revenue 5,661 5,546 Total office revenues 175,858 156,532 Studio Cash rent 11,579 10,197 Cash tenant recoveries 464 354 Straight-line rent 360 186 Amortization of above-market and below-market leases, net — — Amortization of lease incentive costs (9) — Services revenue and other 9,137 6,849 Total studio revenues 21,531 17,586 Total revenues(1) $ 197,389 $ 174,118 (1) Prior to January 1, 2019, we classified rental revenues and tenant recoveries as separate line items on our Consolidated Statements of Operations. We adopted ASC 842, Leases, on January 1, 2019 using the modified retrospective approach and elected to apply the transition method of the standard at the beginning of the period of adoption. For leases at our office properties we elected a practical expedient in ASC 842, which requires us to include all revenues related to tenant leases in our Rental line item in our GAAP Consolidated Statement of Operations and as a result we do not disclose tenant recoveries as a separate GAAP revenue measure. However, we believe that tenant recoveries are useful to investors as a supplemental measure of our ability to recover operating expenses, property taxes, insurance and other expenses. The table above breaks out our rental components for 2019 and 2018 based on the 2018 presentation. Tenant recoveries are not a measure of revenues as allowed by GAAP and the presentation above should not be considered an alternative to our GAAP measures included in our Consolidated Statement of Operations. Page 47 of 47
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