10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

____________________________________________________________

FORM 10-Q

____________________________________________________________

(Mark One)

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

For the quarterly period ended: June 30, 2017

OR

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

For the transition period from                     to                     

Commission File Number: 001-11852

____________________________________________________________

HEALTHCARE REALTY TRUST INCORPORATED

(Exact name of Registrant as specified in its charter)

____________________________________________________________

Maryland	62 – 1507028
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

3310 West End Avenue

Suite 700

Nashville, Tennessee 37203

(Address of principal executive offices)

(615) 269-8175

(Registrant’s telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that Registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes  x    No  o
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  x    No  o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer x	Accelerated filer o	Non-accelerated filer o (Do not check if a smaller reporting company)	Smaller reporting company o	Emerging growth company o
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o
Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  o    No  x

As of July 31, 2017, the Registrant had 116,545,032 shares of Common Stock outstanding.

HEALTHCARE REALTY TRUST INCORPORATED

FORM 10-Q

June 30, 2017

TABLE OF CONTENTS

		Page
Part I—Financial Information
Item 1.	Financial Statements	1
	Condensed Consolidated Balance Sheets	1
	Condensed Consolidated Statements of Income	2
	Condensed Consolidated Statements of Comprehensive Income	3
	Condensed Consolidated Statement of Equity	4
	Condensed Consolidated Statements of Cash Flows	5
	Notes to the Condensed Consolidated Financial Statements	6
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	16
Item 3.	Quantitative and Qualitative Disclosures about Market Risk	26
Item 4.	Controls and Procedures	27
Part II—Other Information
Item 1.	Legal Proceedings	28
Item 1A.	Risk Factors	28
Item 6.	Exhibits	29
Signature		30

PART I. FINANCIAL INFORMATION

Item 1. Financial Statements

Healthcare Realty Trust Incorporated

Condensed Consolidated Balance Sheets

(Amounts in thousands, except per share data)

	(Unaudited)
	June 30, 2017			December 31, 2016
ASSETS
Real estate properties:
Land	$	193,072		$	199,672
Buildings, improvements and lease intangibles	3,388,734			3,386,480
Personal property	10,155			10,291
Construction in progress	—			11,655
Land held for development	20,123			20,123
	3,612,084			3,628,221
Less accumulated depreciation and amortization	(864,573		)	(840,839		)
Total real estate properties, net	2,747,511			2,787,382
Cash and cash equivalents	2,033			5,409
Restricted cash	9,151			49,098
Assets held for sale and discontinued operations, net	8,767			3,092
Other assets, net	191,036			195,666
Total assets	$	2,958,498		$	3,040,647
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Notes and bonds payable	$	1,203,146		$	1,264,370
Accounts payable and accrued liabilities	62,121			78,266
Liabilities of properties held for sale and discontinued operations	398			614
Other liabilities	46,556			43,983
Total liabilities	1,312,221			1,387,233
Commitments and contingencies
Stockholders' equity:
Preferred stock, $.01 par value per share; 50,000 shares authorized; none issued and outstanding	—			—
Common stock, $.01 par value per share; 300,000 and 150,000 shares authorized; 116,545 and 116,417 shares issued and outstanding at June 30, 2017 and December 31, 2016, respectively	1,165			1,164
Additional paid-in capital	2,923,519			2,917,914
Accumulated other comprehensive loss	(1,316		)	(1,401		)
Cumulative net income attributable to common stockholders	1,052,326			995,256
Cumulative dividends	(2,329,417		)	(2,259,519		)
Total stockholders' equity	1,646,277			1,653,414
Total liabilities and stockholders' equity	$	2,958,498		$	3,040,647

The accompanying notes, together with the Notes to the Consolidated Financial Statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, are an integral part of these financial statements.

1

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Income

For the Three and Six Months Ended June 30, 2017 and 2016

(Amounts in thousands, except per share data)

(Unaudited)

	Three Months Ended June 30,						Six Months Ended June 30,
	2017			2016			2017			2016
REVENUES
Rental income	$	104,869		$	101,472		$	208,957		$	200,212
Other operating	376			1,170			857			2,451
	105,245			102,642			209,814			202,663
EXPENSES
Property operating	38,184			36,263			76,018			71,668
General and administrative	8,005			7,756			16,699			15,828
Acquisition and pursuit costs	785			373			1,371			2,547
Depreciation and amortization	34,823			31,290			69,274			61,684
Bad debts, net of recoveries	105			78			171			39
	81,902			75,760			163,533			151,766
OTHER INCOME (EXPENSE)
Gain on sales of real estate assets	16,124			1			39,527			1
Interest expense	(14,315		)	(14,815		)	(28,587		)	(29,753		)
Pension termination	—			(4		)	—			(4		)
Impairment of real estate assets	(5		)	—			(328		)	—
Interest and other income, net	77			93			189			179
	1,881			(14,725		)	10,801			(29,577		)
INCOME FROM CONTINUING OPERATIONS	25,224			12,157			57,082			21,320
DISCONTINUED OPERATIONS
Loss from discontinued operations	—			(19		)	(17		)	(27		)
Gain on sales of real estate properties	—			7			5			7
LOSS FROM DISCONTINUED OPERATIONS	—			(12		)	(12		)	(20		)
NET INCOME	$	25,224		$	12,145		$	57,070		$	21,300
BASIC EARNINGS PER COMMON SHARE:
Income from continuing operations	$	0.22		$	0.12		$	0.50		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.50		$	0.21
DILUTED EARNINGS PER COMMON SHARE:
Income from continuing operations	$	0.22		$	0.12		$	0.49		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.49		$	0.21
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING—BASIC	114,721			103,988			114,698			102,710
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING—DILUTED	115,674			104,770			115,597			103,471
DIVIDENDS DECLARED, PER COMMON SHARE, DURING THE PERIOD	$	0.30		$	0.30		$	0.60		$	0.60

The accompanying notes, together with the Notes to the Consolidated Financial Statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, are an integral part of these financial statements.

2

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Comprehensive Income

For the Three and Six Months Ended June 30, 2017 and 2016

(Dollars in thousands)

(Unaudited)

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
NET INCOME	$	25,224	$	12,145	$	57,070	$	21,300
Other comprehensive income:
Forward starting interest rate swaps:
Reclassification adjustment for losses included in net income (Interest expense)	42		42		85		84
Total other comprehensive income	42		42		85		84
COMPREHENSIVE INCOME	$	25,266	$	12,187	$	57,155	$	21,384

The accompanying notes, together with the Notes to the Consolidated Financial Statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, are an integral part of these financial statements.

3

Healthcare Realty Trust Incorporated

Condensed Consolidated Statement of Equity

(Dollars in thousands, except per share data)

(Unaudited)

	Common Stock		Additional Paid-In Capital			Accumulated Other Comprehensive Loss			Cumulative Net Income Attributable to Common Stockholders		Cumulative Dividends			Total Stockholders’ Equity
Balance at December 31, 2016	$	1,164	$	2,917,914		$	(1,401	)	$	995,256	$	(2,259,519	)	$	1,653,414
Issuance of common stock	—		1,041			—			—		—			1,041
Common stock redemptions	—		(502		)	—			—		—			(502		)
Stock-based compensation	1		5,066			—			—		—			5,067
Net income	—		—			—			57,070		—			57,070
Reclassification of loss on forward starting interest rate swaps	—		—			85			—		—			85
Dividends to common stockholders ($0.60 per share)	—		—			—			—		(69,898		)	(69,898		)
Balance at June 30, 2017	$	1,165	$	2,923,519		$	(1,316	)	$	1,052,326	$	(2,329,417	)	$	1,646,277

4

Healthcare Realty Trust Incorporated

Condensed Consolidated Statements of Cash Flows

For the Six Months EndedJune 30, 2017 and 2016

(Dollars in thousands)

(Unaudited)

	Six Months Ended June 30,
	2017			2016
OPERATING ACTIVITIES
Net income	$	57,070		$	21,300
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	71,504			63,280
Stock-based compensation	5,067			3,798
Amortization of straight-line rent receivable	(3,534		)	(4,223		)
Amortization of straight-line rent liability	316			368
Gain on sales of real estate assets	(39,532		)	(8		)
Impairment of real estate assets	328			—
Provision for bad debts, net	171			39
Changes in operating assets and liabilities:
Other assets	536			3,139
Accounts payable and accrued liabilities	(10,236		)	(7,927		)
Other liabilities	2,281			(20,287		)
Net cash provided by operating activities	83,971			59,479
INVESTING ACTIVITIES
Acquisitions of real estate	(53,536		)	(63,172		)
Development of real estate	(10,098		)	(18,982		)
Additional long-lived assets	(36,329		)	(29,286		)
Proceeds from sales of real estate	117,010			—
Proceeds from mortgages and notes receivable repayments	10			9
Net cash provided by (used in) investing activities	17,057			(111,431		)
FINANCING ACTIVITIES
Net repayments on unsecured credit facility	(72,000		)	(16,000		)
Borrowings of notes and bonds payable	—			11,500
Repayments on notes and bonds payable	(2,249		)	(19,963		)
Dividends paid	(69,898		)	(62,239		)
Net proceeds from issuance of common stock	1,005			145,125
Common stock redemptions	(1,125		)	(1,282		)
Debt issuance and assumption costs	(84		)	(265		)
Net cash (used in) provided by financing activities	(144,351		)	56,876
(Decrease) increase in cash, cash equivalents and restricted cash	(43,323		)	4,924
Cash, cash equivalents and restricted cash at beginning of period	54,507			4,102
Cash, cash equivalents and restricted cash at end of period	$	11,184		$	9,026
Supplemental Cash Flow Information:
Interest paid	$	27,570		$	28,692
Invoices accrued for construction, tenant improvements and other capitalized costs	$	6,355		$	12,745
Mortgage notes payable assumed upon acquisition (adjusted to fair value)	$	12,460		$	13,951
Capitalized interest	$	484		$	452

The accompanying notes, together with the Notes to the Consolidated Financial Statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, are an integral part of these financial statements.

5

Healthcare Realty Trust Incorporated

Notes to the Condensed Consolidated Financial Statements

June 30, 2017

(Unaudited)

Note 1. Summary of Significant Accounting Policies

Business Overview

Healthcare Realty Trust Incorporated (the "Company") is a self-managed, self-administered real estate investment trust ("REIT") that integrates owning, leasing, managing, financing, developing and redeveloping income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States. As of June 30, 2017, the Company had gross investments of approximately $3.6 billion in 197 real estate properties located in 26 states totaling approximately 14.5 million square feet. The Company provided leasing and property management services to approximately 10.9 million square feet nationwide.

Basis of Presentation

The Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements. However, except as disclosed herein, management believes there has been no material change in the information disclosed in the Notes to the Consolidated Financial Statements included in the Annual Report on Form 10-K for the year ended December 31, 2016. All material intercompany transactions and balances have been eliminated in consolidation.

This interim financial information should be read in conjunction with the financial statements included in this report and in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016. Management believes that all adjustments of a normal, recurring nature considered necessary for a fair presentation have been included. In addition, the interim financial information does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2017 for many reasons including, but not limited to, acquisitions, dispositions, capital financing transactions, changes in interest rates and the effects of other trends, risks and uncertainties.

Use of Estimates in the Condensed Consolidated Financial Statements

Preparation of the Condensed Consolidated Financial Statements in accordance with GAAP requires management to make estimates and assumptions that affect amounts reported in the Condensed Consolidated Financial Statements and accompanying notes. Actual results may differ from those estimates.

Cash, Cash Equivalents and Restricted Cash

Cash and cash equivalents includes short-term investments with original maturities of three months or less when purchased. Restricted cash includes cash held in escrow in connection with proceeds from the sales of certain real estate properties. These sales proceeds will be disbursed as the Company acquires real estate investments under Section 1031 of the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”). The carrying amount approximates fair value due to the short term maturity of these investments. The following table provides a reconciliation of cash, cash equivalents and restricted cash reported within the Company's Consolidated Balance Sheets to the combined amounts shown on the Company's Consolidated Statements of Cash Flows:

(Dollars in thousands)	6/30/2017		12/31/2016
Cash and cash equivalents	$	2,033	$	5,409
Restricted cash	9,151		49,098
Total cash, cash equivalents and restricted cash	$	11,184	$	54,507

6

Reclassifications

Condensed Consolidated Statements of Income

Certain reclassifications have been made on the Company's Condensed Consolidated Statements of Income. The Company reclassified acquisition and pursuit costs from the general and administrative line item to a separate line item. The acquisition and pursuit costs line item includes direct third party and travel costs related to the Company's pursuit of acquisitions and developments. In addition, the Company combined the line items labeled depreciation and amortization into one line item. These reclassifications are as follows:

	June 30, 2016
	Three Months Ended				Six Months Ended
(in thousands)	As Previously Reported		As Reclassified		As Previously Reported		As Reclassified
General and administrative	$	8,129	$	7,756	$	18,375	$	15,828
Acquisition and pursuit costs	—		373		—		2,547
Total	$	8,129	$	8,129	$	18,375	$	18,375
Depreciation	$	28,528	$	—	$	56,221	$	—
Amortization	2,762		—		5,463		—
Depreciation and amortization	—		31,290		—		61,684
Total	$	31,290	$	31,290	$	61,684	$	61,684

New Accounting Pronouncements

Accounting Standards Update No. 2014-09 and No. 2015-14

In May 2014, the Financial Accounting Standards Board ("FASB") issued ASU No. 2014-09, "Revenue from Contracts with Customers," a comprehensive new revenue recognition standard that supersedes most existing revenue recognition guidance, including sales of real estate. This standard's core principle is that a company will recognize revenue when it transfers goods or services to customers in amounts that reflect the consideration to which the company expects to be entitled in exchange for those goods and services. However, leasing contracts, representing the major source of the Company's revenues, are not within the scope of the new standard and will continue to be accounted for under other standards.

In August 2015, the FASB issued ASU No. 2015-14, "Revenue from Contracts with Customers (Topic 606); Deferral of the Effective Date." This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 15, 2016, including interim periods within that year.

The Company plans on adopting this standard by using the full retrospective adoption method beginning on January 1, 2018. The Company's revenue-producing contracts are primarily leases that are not within the scope of this standard. As a result, the Company does not expect the adoption of this standard to have a material impact on the timing and measurement of the Company's leasing revenues. The Company is continuing to evaluate the impact on other revenue sources. However, the Company does expect additional disclosures that are required from the adoption of this standard.

Accounting Standards Update No. 2016-02

In February 2016, the FASB issued ASU No. 2016-02, "Leases." For lessees, the new standard establishes a right-of-use ("ROU") model that requires a lessee to record a ROU asset and a lease liability on the balance sheet for all leases with terms longer than 12 months. Leases will be classified as either finance or operating, with classification affecting the pattern of expense recognition in the income statement. The Company expects that all of the leases where the Company is the lessee will be recorded on the Company's balance sheet. For lessors, the new standard requires a lessor to classify leases as either sales-type, finance or operating. A lease will be treated as a sale if it transfers all of the risks and rewards, as well as control of the underlying asset, to the lessee. If risks and rewards are conveyed without the transfer of control, the lease is treated as financing. If the lessor doesn't convey risks and rewards or control, then the lease would be classified as an operating lease.

The new standard is effective for fiscal years beginning after December 15, 2018, including interim periods within those fiscal years with early adoption permitted. A modified retrospective transition approach is required for lessors for sales-type, direct financing, and operating leases existing at, or entered into after, the beginning of the earliest comparative period presented in the financial statements, with certain practical expedients available. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes.

7

Accounting Standards Update No. 2016-13

In June 2016, the FASB issued ASU 2016-13, "Measurement of Credit Losses on Financial Instruments." This update is intended to improve financial reporting by requiring timelier recognition of credit losses on loans and other financial instruments that are not accounted for at fair value through net income, including loans held for investment, held-to-maturity debt securities, trade and other receivables, net investment in leases and other such commitments. This update requires that financial statement assets measured at an amortized cost and certain other financial instruments be presented at the net amount expected to be collected, through an allowance for credit losses that is deducted from the amortized cost basis. This standard is effective for annual and interim periods beginning after December 15, 2019 with early adoption permitted. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2016-15

In August 2016, the FASB issued ASU No. 2016-15, "Statement of Cash Flows: Classification of Certain Cash Receipts and Cash Payments." This update clarifies whether the following items should be classified as operating, investing or financing in the statement of cash flows: (i) debt prepayments and extinguishment costs, (ii) settlement of zero-coupon debt, (iii) settlement of contingent consideration, (iv) insurance proceeds, (v) settlement of corporate-owned life insurance and bank-owned life insurance policies, (vi) distributions from equity method investees, (vii) beneficial interest in securitization transactions and (viii) receipts and payments with aspects of more than one class of cash flows.

This standard is effective for the Company for annual and interim periods beginning on January 1, 2018 with early adoption permitted on a retrospective transition method to each period presented. The Company adopted this standard effective January 1, 2017. There was not a material impact on the Company's Consolidated Financial Statements and related notes resulting from the adoption of this standard.

Accounting Standards Update No. 2017-01

In January 2017, the FASB issued ASU No. 2017-01, "Business Combinations: Clarifying the Definition of a Business." This update modifies the requirements to meet the definition of a business under Topic 805, "Business Combinations." The amendments provide a screen to determine when an integrated set of assets and activities is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or group of similar identifiable assets, the set is not a business. The Company believes that this amendment will result in most of its real estate acquisitions being accounted for as asset acquisitions rather than business combinations. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company adopted this standard effective January 1, 2017. The impact to the Consolidated Financial Statements and related notes as a result of the adoption of this standard is primarily related to the difference in the accounting of acquisition costs. When accounting for these costs as a part of an asset acquisition, the Company will be permitted to capitalize the costs. The adoption of this standard did not have a material impact on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2017-04

In January 2017, the FASB issued ASU 2017-04, "Simplifying the Test for Goodwill Impairment." This update eliminates Step 2 of the goodwill impairment test. As such, an entity will perform its annual, or interim, goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. An entity should recognize a goodwill impairment charge for the amount by which the reporting unit's carrying amount exceeds its fair value. This standard is effective for the Company for annual and interim periods beginning after December 15, 2019. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Accounting Standards Update No. 2017-05

In February 2017, the FASB issued ASU 2017-05, "Other Income - Gains and Losses from the Derecognition of Nonfinancial Assets." This update defines an in-substance nonfinancial asset, unifies guidance related to partial sales of nonfinancial assets, eliminates rules specifically addressing the sales of real estate, removes exception to the financial asset derecognition model and clarifies the accounting for contributions of nonfinancial assets to joint ventures. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Accounting Standards Update No. 2017-09

In May 2017, the FASB issued ASU 2017-09, "Compensation - Stock Compensation - Scope of Modification Accounting." This update provides guidance about which changes to the terms and conditions of share-based awards require an entity to apply modification accounting in Topic 718. This standard is effective for the Company for the annual and interim periods

8

beginning after December 15, 2017 with early adoption permitted. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Note 2. Real Estate Investments

2017 Acquisitions

The following table details the Company's acquisitions for the six months ended June 30, 2017 (dollars in millions):

Location	Type (1)	Date Acquired	Purchase Price		Mortgage Note Payable Assumed (2)			Cash Consideration (3)		Real Estate		Other (4)			Square Footage
St. Paul, Minnesota	MOB	3/6/17	$	13.5	$	—		$	13.5	$	13.3	$	0.2		34,608
San Francisco, California	MOB	6/12/17	26.8		—			26.8		26.8		—			75,649
Washington, D.C.	MOB	6/13/17	24.0		(12.1		)	12.5		24.8		(0.2		)	62,379
Total acquisitions			$	64.3	$	(12.1	)	$	52.8	$	64.9	$	—		172,636

______

(1) MOB = medical office building

(2) The mortgage note payable assumed in the acquisition does not reflect the fair value adjustments totaling $0.4 million recorded by the Company upon acquisition (included in Other).

(3) Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.

(4) Includes assets acquired, liabilities assumed, and intangibles recognized at acquisition.

2017 Dispositions

The following table details the Company's dispositions for the six months ended June 30, 2017 (dollars in millions):

Location	Type (1)	Date Disposed	Sales Price		Closing Adjustments			Net Proceeds		Net Real Estate Investment		Other (including receivables)(3)		Gain		Square Footage
Evansville, Indiana	OTH	3/6/17	$	6.4	$	—		$	6.4	$	1.1	$	—	$	5.3	29,500
Columbus, Georgia (2)	MOB	3/7/17	0.6		—			0.6		0.6		—		—		12,000
Las Vegas, Nevada (2)	MOB	3/30/17	5.5		(0.7		)	4.8		2.2		0.3		2.3		18,147
Texas (3 properties)	IRF	3/31/17	69.5		(1.6		)	67.9		46.9		5.2		15.8		169,722
Chicago, Illinois (2)	MOB	6/16/17	0.5		(0.1		)	0.4		0.4		—		—		5,100
San Antonio, Texas (2)	IRF	6/29/17	14.5		(0.2		)	14.3		5.1		0.9		8.3		39,786
Roseburg, Oregon	MOB	6/29/17	23.2		(0.6		)	22.6		14.5		0.3		7.8		62,246
Total dispositions			$	120.2	$	(3.2	)	$	117.0	$	70.8	$	6.7	$	39.5	336,501

______

(1) OTH = other; MOB = medical office building; IRF = inpatient rehabilitation facility

(2) Previously classified as held for sale.

(3) Includes straight-line rent receivables, leasing commissions and lease inducements.

Subsequent Acquisition

On July 31, 2017, the Company acquired a 42,780 square foot medical office building in Los Angeles, California for a purchase price of $16.3 million.

Potential Disposition

The Company is under contract to sell an off-campus, 79,980 square foot medical office building located in St. Louis, Missouri. The Company's net investment in the property is approximately $7.4 million at June 30, 2017. The sales price of the building will be approximately $2.6 million. In July 2017, the sale became probable based on the expiration of the due diligence period and therefore, the Company reclassified the property to held for sale and recognized a $5.2 million impairment using level one input.

9

Assets Held for Sale

At June 30, 2017 and December 31, 2016, the Company had one and two properties, respectively, classified as held for sale. During the six months ended June 30, 2017, the Company reclassified three properties to held for sale and four properties were sold. A summary of each of the properties reclassified as held for sale is below:

• a 78,731 square foot inpatient rehabilitation facility located in Pittsburgh, Pennsylvania reclassified to held for sale in connection with management's decision to sell the property;

• a 39,786 square foot inpatient rehabilitation facility located in San Antonio, Texas reclassified to held for sale in connection with management's decision to sell the property. The Company sold this property in the second quarter of 2017 and recognized an $8.3 million gain on the disposition; and

• a 5,100 square foot medical office building located in Chicago, Illinois reclassified to held for sale in connection with management's decision to sell the property. In the first quarter of 2017, the Company recorded an impairment charge of $0.3 million using level one inputs. The Company sold this property in the second quarter of 2017 and recognized an immaterial impairment loss on the disposition.

The table below reflects the assets and liabilities of the properties classified as held for sale and discontinued operations as of June 30, 2017 and December 31, 2016:

(Dollars in thousands)	June 30, 2017			December 31, 2016
Balance Sheet data:
Land	$	1,125		$	1,362
Buildings, improvements and lease intangibles	18,231			4,410
	19,356			5,772
Accumulated depreciation	(10,657		)	(2,977		)
Real estate assets held for sale, net	8,699			2,795
Other assets, net (including receivables)	68			297
Assets held for sale and discontinued operations, net	$	8,767		$	3,092
Accounts payable and accrued liabilities	$	186		$	22
Other liabilities	213			592
Liabilities of properties held for sale and discontinued operations	$	399		$	614

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Discontinued Operations

The following table represents the results of operations of the properties included in discontinued operations on the Company's Condensed Consolidated Statements of Income for the three and six months ended June 30, 2017 and 2016.

	Three Months Ended June 30,					Six Months Ended June 30,
(Dollars in thousands)	2017		2016			2017			2016
Statements of Income data:
Revenues
Rental income	$	—	$	—		$	—		$	—
	—		—			—			—
Expenses
Property operating	—		19			17			27
	—		19			17			27
Other Income (Expense)
Interest and other income, net	—		—			—			—
	—		—			—			—
Discontinued Operations
Loss from discontinued operations	—		(19		)	(17		)	(27		)
Gain on sales of real estate assets	—		7			5			7
Loss from Discontinued Operations	$	—	$	(12	)	$	(12	)	$	(20	)

Note 3. Notes and Bonds Payable

The table below details the Company’s notes and bonds payable.

	Maturity Dates	Balance as of				Effective Interest Rate as of
(Dollars in thousands)		June 30, 2017		December 31, 2016		June 30, 2017
Unsecured Credit Facility	7/20	$	35,000	$	107,000	2.22	%
Unsecured Term Loan Facility, net of issuance costs	2/19	149,609		149,491		2.42	%
Senior Notes due 2021, net of discount and issuance costs	1/21	397,483		397,147		5.97	%
Senior Notes due 2023, net of discount and issuance costs	4/23	247,499		247,296		3.95	%
Senior Notes due 2025, net of discount and issuance costs	5/25	247,930		247,819		4.08	%
Mortgage notes payable, net of discounts and issuance costs and including premiums	1/18-5/40	125,625		115,617		5.06	%
		$	1,203,146	$	1,264,370

Changes in Debt Structure

On May 1, 2017, the Company repaid in full a mortgage note payable bearing interest at a rate of 6.50% per annum with outstanding principal of $0.2 million. The mortgage note encumbered a 60,476 square foot medical office building located in Minnesota.

On June 13, 2017, in connection with the acquisition of a 62,379 square foot medical office property in Washington D.C., the Company assumed a $12.1 million mortgage note payable (excluding a fair value premium adjustment of $0.4 million). The mortgage note payable has a contractual interest rate of 4.69% per annum (effective rate of 4.27% per annum).

Note 4. Derivative Financial Instruments

Risk Management Objective of Using Derivatives

In addition to operational risks which arise in the normal course of business, the Company is exposed to economic risks such as interest rate, liquidity and credit risk. In certain situations, the Company may enter into derivative financial instruments such as interest rate swap and interest rate cap agreements to manage interest rate risk exposure arising from variable rate debt transactions that result in the receipt or payment of future known and uncertain cash amounts, the value of which are

11

determined by interest rates. The Company's objective in using interest rate derivatives is to manage its exposure to interest rate movements on its variable rate debt.

Cash Flow Hedges of Interest Rate Risk

Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without changing the underlying notional amount.

As of June 30, 2017, the Company did not have any outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk.

The effective portion of changes in the fair value of derivatives designated as, and that qualify as, cash flow hedges is recorded in accumulated other comprehensive income or loss (“OCI”) and is reclassified into earnings as interest expense in the period that the hedged forecasted transaction affects earnings. The effective portion of the Company’s interest rate swaps that was recorded in the accompanying Condensed Consolidated Statements of Income for the three and six months ended June 30, 2017 and 2016 respectively, was as follows:

(Dollars in thousands)	Three Months Ended June 30,						Six Months Ended June 30,
	2017			2016			2017			2016
Amount of loss reclassified from accumulated OCI into Interest Expense (effective portion)	$	(42	)	$	(42	)	$	(85	)	$	(84	)

The Company estimates that an additional $0.2 million will be reclassified from accumulated other comprehensive loss as an increase to interest expense over the next 12 months.

Note 5. Commitments and Contingencies

Legal Proceedings

The Company is, from time to time, involved in litigation arising in the ordinary course of business. The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have a material adverse effect on the Company’s consolidated financial position, results of operations or cash flows.

Redevelopment Activity

The Company is in the process of finalizing the redevelopment of a medical office building in Nashville, Tennessee, which includes a 70,000 square foot expansion. During the six months ended June 30, 2017, the Company funded approximately $10.3 million on the redevelopment of this property, including approximately $3.1 million related to overages on tenant improvement projects that have yet to be finalized and collected from the tenant. The Company expects to spend an additional $2.2 million throughout the remainder of 2017.

Development Activity

The Company is developing a99,957square foot medical office building in Denver, Colorado. The total development budget is$26.5 million, of which$21.6 millionhas been spent as ofJune 30, 2017. The Company received the certificate of substantial completion on the core and shell in the second quarter of 2017. Tenants are expected to begin taking occupancy in the third quarter of 2017.

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Note 6. Stockholders' Equity

Common Stock    

The following table provides a reconciliation of the beginning and ending shares of common stock outstanding for the six months ended June 30, 2017 and the year ended December 31, 2016:

	June 30, 2017	December 31, 2016
Balance, beginning of period	116,416,900	101,517,009
Issuance of common stock	41,020	14,063,100
Nonvested share-based awards, net of withheld shares	87,034	836,791
Balance, end of period	116,544,954	116,416,900

Common Stock Authorization

On May 2, 2017, the Company's shareholders approved an amendment to the Company's Articles of Incorporation to increase the number of authorized shares of common stock from 150,000,000 to 300,000,000.

At-The-Market Equity Offering Program

No shares were sold under this program during the six months ended June 30, 2017. The Company has 5,868,697 authorized shares remaining available to be sold under the current sales agreements as of July 31, 2017.

Common Stock Dividends

During the six months ended June 30, 2017, the Company declared and paid common stock dividends totaling $0.60 per share. On August 1, 2017, the Company declared a quarterly common stock dividend in the amount of $0.30 per share payable on August 31, 2017 to stockholders of record onAugust 11, 2017.

Accumulated Other Comprehensive Loss

The following table represents the changes in balances of each component and the amounts reclassified out of accumulated other comprehensive loss related to the Company during the six months ended June 30, 2017 and 2016:

	Forward-starting Interest Rate Swaps
(Dollars in thousands)	2017			2016
Beginning balance	$	(1,401	)	$	(1,569	)
Amounts reclassified from accumulated other comprehensive loss	85			84
Net accumulated other comprehensive income	85			84
Ending balance	$	(1,316	)	$	(1,485	)

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Earnings Per Common Share

The following table sets forth the computation of basic and diluted earnings per common share for the three and six months ended June 30, 2017 and 2016.

	Three Months Ended June 30,						Six Months Ended June 30,
(Dollars in thousands, except per share data)	2017			2016			2017			2016
Weighted average Common Shares outstanding
Weighted average Common Shares outstanding	116,528,181			105,306,479			116,499,667			103,970,376
Nonvested shares	(1,807,082		)	(1,318,730		)	(1,801,448		)	(1,260,457		)
Weighted average Common Shares outstanding—Basic	114,721,099			103,987,749			114,698,219			102,709,919
Weighted average Common Shares outstanding—Basic	114,721,099			103,987,749			114,698,219			102,709,919
Dilutive effect of restricted stock	861,037			691,064			796,283			646,341
Dilutive effect of employee stock purchase plan	92,228			90,732			102,327			114,274
Weighted average Common Shares outstanding—Diluted	115,674,364			104,769,545			115,596,829			103,470,534
Net Income
Income from continuing operations	$	25,224		$	12,157		$	57,082		$	21,320
Discontinued operations	—			(12		)	(12		)	(20		)
Net income	$	25,224		$	12,145		$	57,070		$	21,300
Basic Earnings Per Common Share
Income from continuing operations	$	0.22		$	0.12		$	0.50		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.50		$	0.21
Diluted Earnings Per Common Share
Income from continuing operations	$	0.22		$	0.12		$	0.49		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.49		$	0.21

Incentive Plans

A summary of the activity under the stock-based incentive plans for the three and six months ended June 30, 2017 and 2016 is included in the table below.

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
Stock-based awards, beginning of period	1,814,039		1,326,746		1,786,497		1,092,262
Granted	23,231		21,374		103,615		321,580
Vested	(39,584	)	(36,951	)	(92,426	)	(102,673	)
Stock-based awards, end of period	1,797,686		1,311,169		1,797,686		1,311,169

During the six months ended June 30, 2017 and 2016, the Company withheld 16,581 and 14,442 shares of common stock, respectively, from participants to pay estimated withholding taxes related to shares that vested. No such shares were withheld during the three months ended June 30, 2017.

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In addition to the stock-based incentive plans, the Company maintains the 2000 Employee Stock Purchase Plan (the "Purchase Plan"). A summary of the activity under the Purchase Plan for the three and six months ended June 30, 2017 and 2016 is included in the table below.

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
Outstanding and exercisable, beginning of period	365,618		361,955		316,321		340,958
Granted	—		—		206,824		198,450
Exercised	(7,595	)	(10,839	)	(19,030	)	(37,528	)
Forfeited	(13,451	)	(6,208	)	(27,233	)	(13,890	)
Expired	—		—		(132,310	)	(143,082	)
Outstanding and exercisable, end of period	344,572		344,908		344,572		344,908

Note 7. Fair Value of Financial Instruments

The following methods and assumptions were used to estimate the fair value of each class of financial instrument for which it is practical to estimate that value.

Cash and cash equivalents - The carrying amount approximates fair value due to the short term maturity of these investments.

Borrowings under the unsecured credit facility due 2020 and unsecured term loan facility due 2019 - The carrying amount approximates fair value because the borrowings are based on variable market interest rates.

Senior Notes and Mortgage Notes payable - The fair value of notes and bonds payable is estimated using cash flow analyses, based on the Company’s current interest rates for similar types of borrowing arrangements.

The table below details the fair values and carrying values for notes and bonds payable at June 30, 2017 and December 31, 2016.

	June 30, 2017				December 31, 2016
(Dollars in millions)	Carrying Value		Fair Value		Carrying Value		Fair Value
Notes and bonds payable (1)	$	1,203.1	$	1,208.3	$	1,264.4	$	1,265.1

______

(1) Level 3 - Fair value derived from valuation techniques in which one or more significant inputs or significant value drivers is unobservable.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Disclosure Regarding Forward-Looking Statements

This report and other materials the Company has filed or may file with the Securities and Exchange Commission, as well as information included in oral statements or other written statements made, or to be made, by management of the Company, contain, or will contain, disclosures that are “forward-looking statements.” Forward-looking statements include all statements that do not relate solely to historical or current facts and can be identified by the use of words such as “may,” “will,” “expect,” “believe,” “anticipate,” “target,” “intend,” “plan,” “estimate,” “project,” “continue,” “should,” “could," "budget" and other comparable terms. These forward-looking statements are based on the current plans and expectations of management and are subject to a number of risks and uncertainties, including the risks described in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, that could significantly affect the Company’s current plans and expectations and future financial condition and results.

The Company undertakes no obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future events or otherwise. Stockholders and investors are cautioned not to unduly rely on such forward-looking statements when evaluating the information presented in the Company’s filings and reports, including, without limitation, estimates and projections regarding the performance of development projects the Company is pursuing.

For a detailed discussion of the Company’s risk factors, please refer to the Company’s filings with the Securities and Exchange Commission, including its Annual Report on Form 10-K for the year ended December 31, 2016.

The purpose of this Management's Discussion and Analysis of FInancial Condition and Results of Operations ("MD&A") is to provide an understanding of the Company's consolidated financial condition, results of operations and cash flows by focusing on the changes in certain key measures from year to year. MD&A is provided as a supplement to, and should be read in conjunction with, the Company's Condensed Consolidated Financial Statements and accompanying notes. MD&A is organized in the following sections:

• Liquidity and Capital Resources

• Trends and Matters Impacting Operating Results

• Results of Operations

Liquidity and Capital Resources

Sources and Uses of Cash

The Company’s primary sources of cash include rent receipts from its real estate portfolio based on contractual arrangements with its tenants and sponsors, borrowings under the Company's Unsecured Credit Facility, proceeds from the sales of real estate properties and proceeds from public or private debt or equity offerings.

The Company expects to continue to meet its liquidity needs, including funding additional investments, paying dividends, and funding debt service through cash on hand and restricted cash, cash flows from operations, and the cash flow sources described above. The Company had unencumbered real estate assets with a gross book value of approximately $3.3 billion at June 30, 2017, of which a portion could serve as collateral for secured mortgage financing. The Company believes that its liquidity and sources of capital are adequate to satisfy its cash requirements. The Company cannot, however, be certain that these sources of funds will be available at a time and upon terms acceptable to the Company in sufficient amounts to meet its liquidity needs.

Investing Activities

Cash flows provided by investing activities for the six months ended June 30, 2017 were approximately $17.1 million. Below is a summary of the significant investing activities.

• The Company acquired three medical office buildings totaling 172,636 square feet during the six months ended June 30, 2017 for a total purchase price of $64.3 million, including cash consideration of $52.8 million and the assumption of a mortgage note payable totaling $12.1 million (excluding a fair value premium adjustment of $0.4 million). These properties are located on Fairview Health Services' St. John’s Hospital campus, Sutter Health's Santa Rosa Regional Hospital campus, and Trinity Health's Holy Cross Hospital campus.

• The Company disposed of nine properties during the six months ended June 30, 2017 for a total sales price of $120.2 million, including $84.0 million for four inpatient rehabilitation facilities.

• The Company funded approximately $21.1 million at its development and redevelopment properties.

• Other items funded during the six months ended June 30, 2017 include the following:

◦ first generation tenant improvements and planned capital expenditures relating to properties acquired during the most recent two-year period totaling $2.6 million;

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◦ second generation tenant improvements totaling $9.0 million; and

◦ capital expenditures totaling $8.2 million.

Subsequent Acquisition

On July 31, 2017, the Company acquired a 42,780 square foot medical office building in Los Angeles, California for a purchase price of $16.3 million. The property is located on HCA's West Hills Hospital and Medical Center campus.

Potential Disposition

The Company is under contract to sell an off-campus, 79,980 square foot medical office building located in St. Louis, Missouri. The Company's net investment in the property is approximately $7.4 million at June 30, 2017. The sales price of the building will be approximately $2.6 million. In July 2017, the Company reclassified the property to held for sale and recognized a $5.2 million impairment using level one input. The property was included in the reposition category at 41% occupancy and recognized trailing-twelve month net operating income of $39,000 as of June 30, 2017.

Financing Activities

Cash flows used in financing activities for the six months ended June 30, 2017 were approximately $144.4 million. Inflows from equity related to the Company's dividend reinvestment program and employee stock purchase plan totaled $1.0 million, net of issuance costs incurred. Aggregate cash outflows totaled approximately $145.4 million primarily associated with dividends paid to common stockholders and debt repayments. See Notes 3 and 6 to the Condensed Consolidated Financial Statements for more information about capital markets and financing activities.

Changes in Debt Structure

On May 1, 2017, the Company repaid in full a mortgage note payable bearing interest at a rate of 6.50% per annum with outstanding principal of $0.2 million. The mortgage note encumbered a 60,476 square foot medical office building located in Minnesota.

On June 13, 2017, in connection with the acquisition of a 62,379 square foot medical office property in Washington, D.C., the Company assumed a $12.1 million mortgage note payable (excluding a fair value premium adjustment of $0.4 million). The mortgage note payable has a contractual interest rate of 4.69% per annum (effective rate of 4.27% per annum).

Operating Activities

Cash flows provided by operating activities increased from $59.5 million for the six months ended June 30, 2016 to $84.0 million for the six months ended June 30, 2017. Items impacting cash flows from operations include, but are not limited to, cash generated from property operations, interest payments and the timing related to the payment of invoices and other expenses and receipts of tenant rent.

The Company may, from time to time, sell additional properties and redeploy cash from property sales and mortgage repayments into new investments. To the extent revenues related to the properties being sold and the mortgages being repaid exceed income from these new investments, the Company's results of operations and cash flows could be adversely affected.

Off-Balance Sheet Arrangements

The Company has no off-balance sheet arrangements that are reasonably likely to have a current or future material effect on the Company’s financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources.

New Accounting Pronouncements

See Note 1 to the Company's Condensed Consolidated Financial Statements accompanying this report for information on new accounting standards.

17

Trends and Matters Impacting Operating Results

Management monitors factors and trends important to the Company and the REIT industry to gauge the potential impact on the operations of the Company. In addition to the matters discussed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, below are some of the factors and trends that management believes may impact future operations of the Company.

Expiring Leases

The Company expects that approximately 15% to 20% of the leases in its multi-tenanted portfolio will expire each year in the ordinary course of business. There are 343 leases totaling 1.2 million square feet in the Company's multi-tenant portfolio that will expire during the remainder of 2017. Approximately 93% of the leases expiring in 2017 are located in buildings on or adjacent to hospital campuses, are distributed throughout the portfolio, and are not concentrated with any one tenant, health system or market area. The Company typically expects to retain 75% to 90% of multi-tenant property tenants upon expiration, and the retention ratio for the first six months of the year has been within this range.

Five single-tenant net leases expire on December 31, 2017. The Company expects each of these leases to be renewed or the properties to be sold to the lessee under its applicable purchase option. The purchase option price is greater than the Company's net investment in the properties. See "Purchase Options" below.

Property Operating Agreement Expirations

Two of the Company’s owned real estate properties as of December 31, 2016 were subject to property operating agreements between the Company and a sponsoring health system. These agreements contractually obligate the sponsoring health system to provide to the Company a minimum return on the Company’s investment in the property in exchange for the right to be involved in the operating decisions of the property, including tenancy. If the minimum return is not achieved through normal operations of the property, the Company calculates and accrues to property lease guaranty revenue any shortfalls due from the sponsoring health systems under the terms of the property operating agreement. One agreement expired in January 2017, resulting in a decrease of $0.2 million per quarter in property lease guaranty revenue. The remaining agreement will expire in February 2019. The Company recognized $0.2 million of property lease guaranty revenue in the second quarter of 2017.

Operating Expenses

The Company has historically experienced increases in property taxes throughout its portfolio as a result of increasing assessments and tax rates levied across the country. The Company continues its efforts to appeal property tax increases and manage the impact of the increases. In addition, the Company has historically incurred variability in portfolio utilities expense based on seasonality, with the first and third quarters usually reflecting greater amounts. The effects of these operating expense increases are mitigated in leases that have provisions for operating expense reimbursement. As of June 30, 2017, leases for 85% of the Company's multi-tenant leased square footage allow for some recovery of operating expenses, with 55% allowing recovery of all expenses.

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Purchase Options

Additional information about the Company's unexercised purchase options and the amount and basis for determination of the purchase price is detailed in the table below (dollars in thousands):

		Gross Real Estate Investment as of June 30, 2017
Year Exercisable	Number of Properties	Fair Market Value Method (1)		Non Fair Market Value Method (2)		Total
Current	4	$	94,831	$	—	$	94,831
Remainder of 2017 (3)	7	—		49,003		49,003
2018	—	—		—		—
2019	2	41,521		—		41,521
2020	—	—		—		—
2021	1	—		14,984		14,984
2022	—	—		—		—
2023	—	—		—		—
2024	—	—		—		—
2025	5	18,883		221,929		240,812
2026	—	—		—		—
2027 and thereafter	4	114,536		—		114,536
Total	23	$	269,771	$	285,916	$	555,687

_____

(1) The purchase option price includes a fair market value component that is determined by an appraisal process.

(2) Includes properties with stated purchase prices or prices based on fixed capitalization rates. These properties have purchase prices that are on average 13% greater than the Company's current gross investment.

(3) These seven properties, comprised of five single-tenant net leased buildings and two multi-tenant buildings, are covered by one purchase option with a stated purchase price of approximately $45.2 million, subject to certain contractual adjustments. The Company's aggregate net book value for these properties was $24.3 million at June 30, 2017. The Company recognized net operating income of approximately $3.1 million for the six months ended June 30, 2017 from these properties.

Non-GAAP Financial Measures and Key Performance Indicators

Management believes that net income, as defined by GAAP, is the most appropriate earnings measurement. However, management considers certain non-GAAP financial measures and key performance indicators to be useful supplemental measures of the Company's operating performance. A non-GAAP financial measure is generally defined as one that purports to measure historical or future financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable GAAP measure. Set forth below are descriptions of the non-GAAP financial measures and key performance indicators management considers relevant to the Company's business and useful to investors, as well as reconciliations of these measures to the most directly comparable GAAP financial measures.

The non-GAAP financial measures and key performance indicators presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income (determined in accordance with GAAP), as indicators of the Company's financial performance, or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of the Company's liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company's needs. Management believes that in order to facilitate a clear understanding of the Company's consolidated historical operating results, these measures should be examined in conjunction with net income as presented in the Condensed Consolidated Financial Statements and other financial data included elsewhere in this report.

Funds from Operations ("FFO"), Normalized FFO and Funds Available for Distribution ("FAD")

FFO and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as the most commonly accepted and reported measure of a REIT’s operating performance equal to “net income (computed in accordance with GAAP), excluding gains (or losses) from sales of property, plus depreciation and amortization related to real estate properties, leasing commission amortization and after adjustments for unconsolidated partnerships and joint ventures.” The Company follows the NAREIT definition in calculating and presenting FFO and FFO per share.

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Management believes FFO and FFO per share to be supplemental measures of a REIT’s performance because they provide an understanding of the operating performance of the Company’s properties without giving effect to certain significant non-cash items, primarily depreciation and amortization expense. Historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. However, real estate values instead have historically risen or fallen with market conditions. The Company believes that by excluding the effect of depreciation, amortization and gains or losses from sales of real estate, all of which are based on historical costs and which may be of limited relevance in evaluating current performance, FFO and FFO per share can facilitate comparisons of operating performance between periods. The Company reports FFO and FFO per share because these measures are observed by management to also be the predominant measures used by the REIT industry and by industry analysts to evaluate REITs and because FFO per share is consistently reported, discussed, and compared by research analysts in their notes and publications about REITs. For these reasons, management has deemed it appropriate to disclose and discuss FFO and FFO per share. However, FFO does not represent cash generated from operating activities determined in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. FFO should not be considered as an alternative to net income attributable to common stockholders as an indicator of the Company’s operating performance or as an alternative to cash flow from operating activities as a measure of liquidity.

In addition to FFO and FFO per share, the Company presents Normalized FFO, Normalized FFO per share, and funds available for distribution ("FAD"). Normalized FFO is presented by adding to FFO acquisition-related costs, acceleration of deferred financing costs, debt extinguishment costs and other Company-defined normalizing items to evaluate operating performance. FAD is presented by adding to Normalized FFO non-real estate depreciation and amortization, deferred financing fees amortization, share-based compensation expense and provision for bad debts, net; and subtracting maintenance capital expenditures, including second generation tenant improvements and leasing commissions paid and straight-line rent income, net of expense. The Company's definition of these terms may not be comparable to that of other real estate companies as they may have different methodologies for computing these amounts. Normalized FFO and FAD should not be considered as an alternative to net income as an indicator of the Company's financial performance or to cash flow from operating activities as an indicator of the Company's liquidity. Normalized FFO and FAD should be reviewed in connection with GAAP financial measures.

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The table below reconciles net income attributable to common stockholders to FFO, Normalized FFO and FAD for the three and six months ended June 30, 2017 and 2016:

	Three Months Ended June 30,						Six Months Ended June 30,
(Amounts in thousands, except per share data)	2017			2016			2017			2016
Net Income	$	25,224		$	12,145		$	57,070		$	21,300
Gain on sales of properties	(16,124		)	(8		)	(39,532		)	(8		)
Impairments of real estate assets	5			—			328			—
Real estate depreciation and amortization	35,421			31,716			70,975			62,517
Total adjustments	19,302			31,708			31,771			62,509
Funds from Operations Attributable to Common Stockholders	$	44,526		$	43,853		$	88,841		$	83,809
Acquisition and pursuit costs (1)	785			232			1,371			1,850
Pension termination	—			4			—			4
Revaluation of awards upon retirement	—			—			—			89
Normalized Funds from Operations Attributable to Common Stockholders	$	45,311		$	44,089		$	90,212		$	85,752
Non-real estate depreciation and amortization	1,539			1,360			2,894			2,750
Provision for bad debt, net	105			78			171			39
Straight-line rent, net	(1,623		)	(1,907		)	(3,218		)	(3,855		)
Stock-based compensation	2,453			1,850			5,067			3,709
Total non-cash items	2,474			1,381			4,914			2,643
2nd generation TI	(3,680		)	(5,559		)	(8,957		)	(9,761		)
Leasing commissions paid	(984		)	(1,587		)	(2,568		)	(2,666		)
Capital additions	(5,667		)	(5,653		)	(8,187		)	(7,751		)
Funds Available for Distribution	$	37,454		$	32,671		$	75,414		$	68,217
Funds from Operations per Common Share—Diluted	$	0.38		$	0.42		$	0.77		$	0.81
Normalized Funds from Operations per Common Share—Diluted	$	0.39		$	0.42		$	0.78		$	0.83
Weighted Average Common Shares Outstanding—Diluted	115,674			104,770			115,597			103,471

_____

(1) Acquisition and pursuit costs include third party and travel costs related to the pursuit of acquisitions and developments. Beginning in 2017, FFO and FAD are normalized for all acquisition and pursuit costs. Prior to 2017, FFO and FAD were normalized for acquisition and pursuit costs associated with only those acquisitions that closed in the period. These changes were prompted by the Company's adoption of ASU 2017-01 which was effective January 1, 2017.

Net Operating Income

Net operating income ("NOI") and same store NOI are non-GAAP historical financial measures of performance. Management considers same store NOI a supplemental performance measure because it allows investors, analysts and Company management to measure unlevered property-level operating results. The Company defines NOI as operating revenues (property operating revenue, single-tenant net lease revenue, and property lease guaranty revenue) less property operating expenses related specifically to the property portfolio. NOI excludes straight-line rent, general and administrative expenses, interest expense, depreciation and amortization, gains and losses from property sales, property management fees, amortization of non-cash items, lease termination fees and other revenues and expenses not specifically related to the property portfolio. Same store NOI is historical and not necessarily indicative of future results.

The following table reflects the Company's same store NOI for the three months ended June 30, 2017 and 2016.

				Same Store NOI for the
				Three Months Ended June 30,
(Dollars in thousands)	Number of Properties	Gross Investment at June 30, 2017		2017		2016
Multi-tenant Properties	137	$	2,492,031	$	45,902	$	44,085
Single-tenant Net Lease Properties	24	524,444		12,251		12,459
Total	161	$	3,016,475	$	58,153	$	56,544

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Properties included in the same store analysis are stabilized properties that have been included in operations and were consistently reported as leased and stabilized properties for the duration of the year-over-year comparison period presented. Accordingly, properties that were recently acquired or disposed of, properties classified as held for sale, and properties in stabilization or conversion from stabilization are excluded from the same store analysis. In addition, the Company excludes properties that meet any of the following Company-defined criteria to be included in the reposition property group:

• Properties having less than 60% occupancy that is expected to last at least two quarters;

• Properties that experience a loss of occupancy over 30% in a single quarter;

• Properties with negative net operating income that is expected to last at least two quarters; or

• Condemnation.

Any recently acquired property will be included in the same store pool once the Company has owned the property for eight full quarters. Development properties will be included in the same store pool eight full quarters after substantial completion. Any property included in the reposition property group will be included in the same store analysis once occupancy has increased to 60% or greater with positive net operating income and has remained at that level for eight full quarters.

The following tables reconcile net income to same store NOI and the same store property count to the total owned real estate portfolio:

Reconciliation of Same Store NOI:
	Three Months Ended June 30,
(Dollars in thousands)	2017			2016
Net income	$	25,224		$	12,145
Loss (income) from discontinued operations	—			12
Income from continuing operations	25,224			12,157
Other income (expense)	(1,881		)	14,725
General and administrative expense	8,005			7,756
Depreciation and amortization expense	34,823			31,290
Other expenses (1)	2,204			1,696
Straight-line rent revenue	(1,783		)	(2,091		)
Other revenue (2)	(1,211		)	(1,465		)
NOI	65,381			64,068
NOI not included in same store	(7,228		)	(7,524		)
Same store NOI	$	58,153		$	56,544

_____

(1) Includes acquisition and pursuit costs, bad debt, above and below market ground lease intangible amortization, leasing commission amortization and ground lease straight-line rent.

(2) Includes interest and other income, mortgage interest income, above and below market lease intangible amortization, lease inducement amortization, lease terminations and TI amortization.

Reconciliation of Same Store Property Count:
	Property Count as of June 30, 2017
Same Store Properties	161
Acquisitions	19
Development Conversion	2
Reposition	15
Total Owned Real Estate Properties	197

22

Results of Operations

Three Months Ended June 30, 2017 Compared to Three Months Ended June 30, 2016

The Company’s results of operations for the three months ended June 30, 2017 compared to the same period in 2016 were significantly impacted by acquisitions, dispositions, gains, impairments recorded and capital markets transactions.

Revenues

Total revenues increased $2.6 million, or 2.5%, to approximately $105.2 million for the three months ended June 30, 2017 compared to $102.6 million in the prior year period and is comprised of the following:

	Three Months Ended June 30,				Change
(Dollars in thousands)	2017		2016		$			%
Property operating	$	90,360	$	83,283	$	7,077		8.5	%
Single-tenant net lease	12,726		16,098		(3,372		)	(20.9	)%
Straight-line rent	1,783		2,091		(308		)	(14.7	)%
Rental income	104,869		101,472		3,397			3.3	%
Other operating	376		1,170		(794		)	(67.9	)%
Total Revenues	$	105,245	$	102,642	$	2,603		2.5	%

Property operating income increased $7.1 million, or 8.5%, from the prior year period primarily as a result of the following activity:

• Acquisitions and developments in 2016 and 2017 contributed $4.3 million.

• Leasing activity including contractual rent increases contributed $3.9 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $1.1 million.

Single-tenant net lease revenue decreased $3.4 million, or 20.9%, from the prior year period primarily as a result of the following activity:

• Dispositions in 2016 and 2017 resulted in a decrease of $2.8 million.

• Reduction in lease revenue of $0.5 million upon tenant vacate and classification to held for sale.

• Reduction in lease revenue of $0.4 million upon tenant renewal.

• Contractual rent increases contributed $0.1 million.

• Acquisitions in 2017 contributed $0.2 million.

Straight-line rent decreased $0.3 million, or 14.7%, from the prior year period primarily as a result of the following activity:

• Net leasing activity including contractual rent increases and the effects of rent abatements that expired resulted in a decrease of $0.4 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $0.1 million.

• Acquisitions in 2016 and 2017 resulted in an increase of $0.2 million.

Other operating revenue decreased $0.8 million, or 67.9%, from the prior year period primarily as a result of the expiration of four property operating agreements in 2016 and 2017.

Expenses

Property operating expenses increased $1.9 million, or 5.3%, for the three months ended June 30, 2017 compared to the prior year period primarily as a result of the following activity:

• Acquisitions and developments in 2016 and 2017 resulted in an increase of $1.5 million.

• Increases in portfolio operating expenses as follows:

◦ property tax of approximately $0.1 million;

23

◦ compensation-related expenses of approximately $0.1 million;

◦ janitorial expense of approximately $0.1 million; and

◦ utilities expense of approximately $0.4 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $0.3 million.

General and administrative expenses increased approximately $0.2 million, or 3.2%, for the three months ended June 30, 2017 compared to the prior year period primarily as a result of the following activity:

• Increase in performance-based compensation expense of $0.4 million.

• Increase in payroll compensation of $0.1 million.

• Decreases in professional fees and other administrative costs of $0.2 million.

Depreciation and amortization expense increased $3.5 million, or 11.3%, for the three months ended June 30, 2017 compared to the prior year period primarily as a result of the following activity:

• Acquisitions and developments in 2016 and 2017 resulted in an increase of $2.4 million.

• Various building and tenant improvement expenditures resulted in an increase of $3.3 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $1.5 million.

• Assets that became fully depreciated resulted in a decrease of $0.7 million.

Other income (expense)

In the second quarter of 2017, the Company recorded gains of approximately $16.1 million on the sale of two properties and an immaterial impairment on the sale of one property. There were no such transactions in the second quarter of 2016.

Interest expense decreased $0.5 million for the three months ended June 30, 2017 compared to the prior year period. The components of interest expense are as follows:

	Three Months Ended June 30,						Change
(Dollars in thousands)	2017			2016			$			%
Contractual interest	$	13,854		$	14,355		$	(501	)	(3.5	)%
Net discount/premium accretion	53			(31		)	84			(271.0	)%
Deferred financing costs amortization	612			722			(110		)	(15.2	)%
Interest rate swap amortization	42			42			—			—	%
Interest cost capitalization	(246		)	(273		)	27			(9.9	)%
Total interest expense	$	14,315		$	14,815		$	(500	)	(3.4	)%

Contractual interest expense decreased $0.5 million primarily due to the following activity:

• Unsecured Credit Facility repayments resulted in a decrease in interest expense of approximately $0.3 million.

• Mortgage notes payable repayments resulted in a decrease in interest expense of approximately $0.2 million.

24

Results of Operations

Six Months EndedJune 30, 2017 Compared to Six Months EndedJune 30, 2016

The Company’s results of operations for the six months ended June 30, 2017 compared to the same period in 2016 were significantly impacted by acquisitions, dispositions, gains, impairments recorded and capital markets transactions.

Revenues

Total revenues increased $7.2 million, or 3.5%, to approximately $209.8 million for the six months ended June 30, 2017 compared to $202.7 million in the prior year period and is comprised of the following:

	Six Months Ended June 30,				Change
(Dollars in thousands)	2017		2016		$			%
Property operating	$	178,427	$	163,785	$	14,642		8.9	%
Single-tenant net lease	26,996		32,204		(5,208		)	(16.2	)%
Straight-line rent	3,534		4,223		(689		)	(16.3	)%
Rental income	208,957		200,212		8,745			4.4	%
Other operating	857		2,451		(1,594		)	(65.0	)%
Total revenues	$	209,814	$	202,663	$	7,151		3.5	%

Property operating income increased $14.6 million, or 8.9%, from the prior year period primarily as a result of the following activity:

• Acquisitions and developments in 2016 and 2017 contributed $9.5 million.

• Leasing activity including contractual rent increases contributed $7.2 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $2.0 million.

Single-tenant net lease revenue decreased $5.2 million, or 16.2%, from the prior year period primarily as a result of the following activity:

• Dispositions in 2016 and 2017 resulted in a decrease of $4.4 million.

• Reduction in lease revenue of $1.4 million upon tenant vacate and classification to held for sale.

• Acquisitions in 2017 contributed to $0.3 million.

• Contractual rent increases contributed $0.3 million.

Straight-line rent decreased $0.7 million, or 16.3%, from the prior year period primarily as a result of the following activity:

• Net leasing activity including contractual rent increases and the effects of prior year rent abatements that expired resulted in a decrease of $1.2 million.

• Acquisitions and developments in 2016 and 2017 resulted in an increase of $0.5 million.

Other operating revenue decreased $1.6 million, or 65.0%, from the prior year period primarily as a result of the expiration of four property operating agreements in 2016 and 2017.

Expenses

Property operating expenses increased $4.4 million, or 6.1%, for the six months ended June 30, 2017 compared to the prior year period primarily as a result of the following activity:

• Acquisitions and developments in 2016 and 2017 resulted in an increase of $3.4 million.

• Increases in portfolio operating expenses as follows:

◦ property tax of approximately $0.6 million;

◦ compensation-related expenses of approximately $0.3 million;

◦ janitorial and other expense of $0.3 million; and

25

◦ utilities expense of approximately $0.5 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $0.7 million.

General and administrative expenses increased approximately $0.9 million, or 5.5%, for the six months ended June 30, 2017 compared to the prior year period primarily as a result of the following activity:

• Increase in performance-based compensation expense of $0.8 million.

• Increase in payroll compensation of $0.2 million.

• Decrease in professional fees and other administrative costs of $0.1 million.

Depreciation and amortization expense increased $7.6 million, or 12.3%, for the six months ended June 30, 2017 compared to the prior year period primarily as a result of the following activity:

• Acquisitions and developments in 2016 and 2017 resulted in an increase of $5.3 million.

• Various building and tenant improvement expenditures resulted in an increase of $5.7 million.

• Dispositions in 2016 and 2017 resulted in a decrease of $2.1 million.

• Assets that became fully depreciated resulted in a decrease of $1.3 million.

Other income (expense)

In the second quarter of 2017, the Company recorded gains of approximately $39.5 million on the sale of seven properties and an impairment charge of approximately $0.3 million of one property. There were no such transactions in the 2016 period.

Interest expense decreased $1.2 million for the six months ended June 30, 2017 compared to the prior year period. The components of interest expense are as follows:

	Six Months Ended June 30,						Change
(Dollars in thousands)	2017			2016			$			%
Contractual interest	$	27,658		$	28,718		$	(1,060	)	(3.7	)%
Net discount/premium accretion	105			(60		)	165			(275.0	)%
Deferred financing costs amortization	1,224			1,462			(238		)	(16.3	)%
Interest rate swap amortization	84			85			(1		)	(1.2	)%
Interest cost capitalization	(484		)	(452		)	(32		)	7.1	%
Total interest expense	$	28,587		$	29,753		$	(1,166	)	(3.9	)%

Contractual interest expense decreased $1.1 million primarily due to the following activity:

• Unsecured Credit Facility repayments resulted in a decrease in interest expense of approximately $0.5 million.

• Mortgage notes payable repayments resulted in a decrease in interest expense of approximately $0.5 million.

• Unsecured Term Loan repayments resulted in a decrease in interest expense of approximately $0.1 million.

Item 3. Quantitative and Qualitative Disclosures about Market Risk

The Company is exposed to market risk in the form of changing interest rates on its debt and mortgage notes. Management uses regular monitoring of market conditions and analysis techniques to manage this risk. During the six months ended June 30, 2017, there were no material changes in the quantitative and qualitative disclosures about market risks presented in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016.

26

Item 4. Controls and Procedures

Disclosure Controls and Procedures

The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), as of the end of the period covered by this report. Based on this evaluation, the Company’s Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company’s disclosure controls and procedures were effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Company in the reports it files or submits under the Exchange Act.

Changes in Internal Control over Financial Reporting

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

27

PART II—OTHER INFORMATION

Item 1. Legal Proceedings

The Company is, from time to time, involved in litigation arising in the ordinary course of business. The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have a material adverse effect on the Company’s consolidated financial position, results of operations or cash flows.

Item 1A. Risk Factors

In addition to the other information set forth in this report, an investor should carefully consider the factors discussed in Part I, “Item 1A. Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, which could materially affect the Company’s business, financial condition or future results. The risks, as described in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016, are not the only risks facing the Company. Additional risks and uncertainties not currently known to management or that management currently deems immaterial also may materially, adversely affect the Company’s business, financial condition, operating results or cash flows.

28

Item 6. Exhibits

Exhibit	Description
Exhibit 3.1	Second Articles of Amendment and Restatement of the Company, as amended(1)
Exhibit 3.2	Amended and Restated Bylaws of the Company, as amended(1)
Exhibit 4.1	Specimen Stock Certificate(2)
Exhibit 4.2	Indenture, dated as of May 15, 2001, by and between the Company and Branch Banking and Trust Company, as trustee (as successor to the trustee named therein)(3)
Exhibit 4.3	Fourth Supplemental Indenture, dated December 13, 2010, by and between the Company and Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein)(4)
Exhibit 4.4	Form of 5.750% Senior Notes due 2021 (set forth in Exhibit B to the Fourth Supplemental Indenture filed as Exhibit 4.5 thereto)(4)
Exhibit 4.5	Fifth Supplemental Indenture, dated March 26, 2013, by and between the Company and Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein)(5)
Exhibit 4.6	Form of 3.75% Senior Notes due 2023 (set forth in Exhibit B to the Fifth Supplemental Indenture filed as Exhibit 4.7 thereto)(5)
Exhibit 4.7	Sixth Supplemental Indenture, dated April 24, 2015, by and between the Company and Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein)(6)
Exhibit 4.8	Form of 3.875% Senior Notes due 2025 (set forth in Exhibit B to the Sixth Supplemental Indenture filed as Exhibit 4.9 thereto)(6)
Exhibit 11	Statement re: Computation of per share earnings (filed herewith in Note 6 to the Condensed Consolidated Financial Statements)
Exhibit 31.1	Certification of the Chief Executive Officer of Healthcare Realty Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)
Exhibit 31.2	Certification of the Chief Financial Officer of Healthcare Realty Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)
Exhibit 32	Certifications pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
Exhibit 101.INS	XBRL Instance Document (furnished electronically herewith)
Exhibit 101.SCH	XBRL Taxonomy Extension Schema Document (furnished electronically herewith)
Exhibit 101.CAL	XBRL Taxonomy Extension Calculation Linkbase Document (furnished electronically herewith)
Exhibit 101.LAB	XBRL Taxonomy Extension Labels Linkbase Document (furnished electronically herewith)
Exhibit 101.DEF	XBRL Taxonomy Extension Definition Linkbase Document (furnished electronically herewith)
Exhibit 101.PRE	XBRL Taxonomy Extension Presentation Linkbase Document (furnished electronically herewith)

________________

(1) Filed as an exhibit to the Company's Form 8-K filed May 5, 2017 and hereby incorporated by reference.

(2) Filed as an exhibit to the Company’s Registration Statement on Form S-11 (Registration No. 33-60506) previously filed pursuant to the Securities Act of 1933 and hereby incorporated by reference.

(3) Filed as an exhibit to the Company's Form 8-K filed May 17, 2001 and hereby incorporated as reference.

(4) Filed as an exhibit to the Company’s Form 8-K filed December 13, 2010 and hereby incorporated by reference.

(5) Filed as an exhibit to the Company's Form 8-K filed March 26, 2013 and hereby incorporated by reference.

(6) Filed as an exhibit to the Company's Form 8-K filed April 24, 2015 and hereby incorporated by reference.

29

SIGNATURE

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

		HEALTHCARE REALTY TRUST INCORPORATED
		By:	/s/ J. CHRISTOPHER DOUGLAS
			J. Christopher Douglas Executive Vice President and Chief Financial Officer
Date:	August 2, 2017

30

Exhibit Index

Exhibit	Description
Exhibit 3.1	Second Articles of Amendment and Restatement of the Company, as amended(1)
Exhibit 3.2	Amended and Restated Bylaws of the Company, as amended(1)
Exhibit 4.1	Specimen Stock Certificate(2)
Exhibit 4.2	Indenture, dated as of May 15, 2001, by and between the Company and Branch Banking and Trust Company, as trustee (as successor to the trustee named therein)(3)
Exhibit 4.3	Fourth Supplemental Indenture, dated December 13, 2010, by and between the Company and Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein)(4)
Exhibit 4.4	Form of 5.750% Senior Notes due 2021 (set forth in Exhibit B to the Fourth Supplemental Indenture filed as Exhibit 4.5 thereto)(4)
Exhibit 4.5	Fifth Supplemental Indenture, dated March 26, 2013, by and between the Company and Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein)(5)
Exhibit 4.6	Form of 3.75% Senior Notes due 2023 (set forth in Exhibit B to the Fifth Supplemental Indenture filed as Exhibit 4.7 thereto)(5)
Exhibit 4.7	Sixth Supplemental Indenture, dated April 24, 2015, by and between the Company and Branch Banking and Trust Company, as Trustee (as successor to the trustee named therein)(6)
Exhibit 4.8	Form of 3.875% Senior Notes due 2025 (set forth in Exhibit B to the Sixth Supplemental Indenture filed as Exhibit 4.9 thereto)(6)
Exhibit 11	Statement re: Computation of per share earnings (filed herewith in Note 6 to the Condensed Consolidated Financial Statements)
Exhibit 31.1	Certification of the Chief Executive Officer of Healthcare Realty Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)
Exhibit 31.2	Certification of the Chief Financial Officer of Healthcare Realty Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith)
Exhibit 32	Certifications pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
Exhibit 101.INS	XBRL Instance Document (furnished electronically herewith)
Exhibit 101.SCH	XBRL Taxonomy Extension Schema Document (furnished electronically herewith)
Exhibit 101.CAL	XBRL Taxonomy Extension Calculation Linkbase Document (furnished electronically herewith)
Exhibit 101.LAB	XBRL Taxonomy Extension Labels Linkbase Document (furnished electronically herewith)
Exhibit 101.DEF	XBRL Taxonomy Extension Definition Linkbase Document (furnished electronically herewith)
Exhibit 101.PRE	XBRL Taxonomy Extension Presentation Linkbase Document (furnished electronically herewith)

________________

(1) Filed as an exhibit to the Company's Form 8-K filed May 5, 2017 and hereby incorporated by reference.

(2) Filed as an exhibit to the Company’s Registration Statement on Form S-11 (Registration No. 33-60506) previously filed pursuant to the Securities Act of 1933 and hereby incorporated by reference.

(3) Filed as an exhibit to the Company's Form 8-K filed May 17, 2001 and hereby incorporated as reference.

(4) Filed as an exhibit to the Company’s Form 8-K filed December 13, 2010 and hereby incorporated by reference.

(5) Filed as an exhibit to the Company's Form 8-K filed March 26, 2013 and hereby incorporated by reference.

(6) Filed as an exhibit to the Company's Form 8-K filed April 24, 2015 and hereby incorporated by reference.

31

EX-31.1

CERTIFICATION OF THE CHIEF EXECUTIVE OFFICER PURSUANT TO SECTION 302

Exhibit 31.1

Healthcare Realty Trust Incorporated

Quarterly Certification

Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

I, Todd J. Meredith, certify that:

1. I have reviewed this quarterly report on Form 10-Q of Healthcare Realty Trust Incorporated;

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

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

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

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

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

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

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

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

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

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

Date:	August 2, 2017
		/s/ TODD J. MEREDITH
		Todd J. Meredith
		President and Chief Executive Officer

EX-31.2

CERTIFICATION OF THE CHIEF FINANCIAL OFFICER PURSUANT TO SECTION 302

Exhibit 31.2

Healthcare Realty Trust Incorporated

Quarterly Certification

Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

I, J. Christopher Douglas, certify that:

1. I have reviewed this quarterly report on Form 10-Q of Healthcare Realty Trust Incorporated;

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

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

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

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

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

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

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

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

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

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

Date:	August 2, 2017
		/s/ J. CHRISTOPHER DOUGLAS
		J. Christopher Douglas
		Executive Vice President and Chief Financial Officer

EX-32

CERTIFICATIONS PURSUANT TO 18 U.S.C. SECTION 1350 SECTION 906

Exhibit 32

Healthcare Realty Trust Incorporated

Certification Pursuant to

18 U.S.C. Section 1350,

as Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

In connection with the Quarterly Report of Healthcare Realty Trust Incorporated (the “Company”) on Form 10-Q for the quarter ended June 30, 2017, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Todd J. Meredith, President and Chief Executive Officer of the Company, and I, J. Christopher Douglas, Executive Vice President and Chief Financial Officer of the Company, each certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

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

2. Information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date:	August 2, 2017
		/s/ TODD J. MEREDITH
		Todd J. Meredith
		President and Chief Executive Officer
		/s/ J. CHRISTOPHER DOUGLAS
		J. Christopher Douglas
		Executive Vice President and Chief Financial Officer

XML

Document and Entity Information - shares	6 Months Ended
	Jun. 30, 2017	Jul. 31, 2017
Document and Entity Information [Abstract]
Entity Registrant Name	HEALTHCARE REALTY TRUST INC
Entity Central Index Key	0000899749
Document Type	10-Q
Document Period End Date	Jun. 30, 2017
Amendment Flag	false
Document Fiscal Year Focus	2017
Document Fiscal Period Focus	Q2
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		116,545,032

XML

Condensed Consolidated Balance Sheets (Unaudited) - USD ($) $ in Thousands	Jun. 30, 2017	Dec. 31, 2016
Real estate properties:
Land	$ 193,072	$ 199,672
Buildings, improvements and lease intangibles	3,388,734	3,386,480
Personal property	10,155	10,291
Construction in progress		11,655
Land held for development	20,123	20,123
Real estate properties, Total	3,612,084	3,628,221
Less accumulated depreciation and amortization	(864,573)	(840,839)
Total real estate properties, net	2,747,511	2,787,382
Cash and cash equivalents	2,033	5,409
Restricted cash	9,151	49,098
Assets held for sale and discontinued operations, net	8,767	3,092
Other assets, net	191,036	195,666
Total assets	2,958,498	3,040,647
Liabilities:
Notes and bonds payable	1,203,146	1,264,370
Accounts payable and accrued liabilities	62,121	78,266
Liabilities of properties held for sale and discontinued operations	398	614
Other liabilities	46,556	43,983
Total liabilities	1,312,221	1,387,233
Commitments and contingencies
Stockholders' equity:
Preferred stock, $.01 par value per share; 50,000 shares authorized; none issued and outstanding	0	0
Common stock, $.01 par value per share; 300,000 and 150,000 shares authorized; 116,545 and 116,417 shares issued and outstanding at June 30, 2017 and December 31, 2016, respectively	1,165	1,164
Additional paid-in capital	2,923,519	2,917,914
Accumulated other comprehensive loss	(1,316)	(1,401)
Cumulative net income attributable to common stockholders	1,052,326	995,256
Cumulative dividends	(2,329,417)	(2,259,519)
Total stockholders' equity	1,646,277	1,653,414
Total liabilities and stockholders' equity	$ 2,958,498	$ 3,040,647

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Condensed Consolidated Balance Sheets (Parenthetical) - $ / shares	Jun. 30, 2017	Dec. 31, 2016
Statement of Financial Position [Abstract]
Preferred stock, par value (dollars per share)	$ 0.01	$ 0.01
Preferred stock, authorized shares	50,000,000	50,000,000
Preferred stock, issued shares	0	0
Preferred stock, outstanding shares	0	0
Common stock, par value (dollars per share)	$ 0.01	$ 0.01
Common stock, authorized shares	300,000,000	150,000,000
Common stock, issued shares	116,545,000	116,417,000
Common stock, outstanding shares	116,545,000	116,417,000

XML

Condensed Consolidated Statements of Income (Unaudited) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
REVENUES
Rental income	$ 104,869	$ 101,472	$ 208,957	$ 200,212
Other operating	376	1,170	857	2,451
Revenues	105,245	102,642	209,814	202,663
EXPENSES
Property operating	38,184	36,263	76,018	71,668
General and administrative	8,005	7,756	16,699	15,828
Acquisition and pursuit costs	785	373	1,371	2,547
Depreciation and amortization	34,823	31,290	69,274	61,684
Bad debts, net of recoveries	105	78	171	39
Total Expenses	81,902	75,760	163,533	151,766
OTHER INCOME (EXPENSE)
Gain on sales of real estate assets	16,124	1	39,527	1
Interest expense	(14,315)	(14,815)	(28,587)	(29,753)
Pension termination	0	(4)	0	(4)
Impairment of real estate assets	(5)	0	(328)	0
Interest and other income, net	77	93	189	179
Total other income (expense)	1,881	(14,725)	10,801	(29,577)
INCOME FROM CONTINUING OPERATIONS	25,224	12,157	57,082	21,320
DISCONTINUED OPERATIONS
Loss from discontinued operations	0	(19)	(17)	(27)
Gain on sales of real estate properties	0	7	5	7
LOSS FROM DISCONTINUED OPERATIONS	0	(12)	(12)	(20)
NET INCOME	$ 25,224	$ 12,145	$ 57,070	$ 21,300
BASIC EARNINGS PER COMMON SHARE:
Income from continuing operations (in dollars per share)	$ 0.22	$ 0.12	$ 0.50	$ 0.21
Discontinued operations (in dollars per share)	0.00	0.00	0.00	0.00
Net income (in dollars per share)	0.22	0.12	0.50	0.21
DILUTED EARNINGS PER COMMON SHARE:
Income from continuing operations (in dollars per share)	0.22	0.12	0.49	0.21
Discontinued operations (in dollars per share)	0.00	0.00	0.00	0.00
Net income (in dollars per share)	$ 0.22	$ 0.12	$ 0.49	$ 0.21
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING - BASIC (in shares)	114,721,099	103,987,749	114,698,219	102,709,919
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING - DILUTED (in shares)	115,674,364	104,769,545	115,596,829	103,470,534
DIVIDENDS DECLARED, PER COMMON SHARE, DURING THE PERIOD (in dollars per share)	$ 0.30	$ 0.30	$ 0.60	$ 0.60

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Condensed Consolidated Statements of Comprehensive Income (Unaudited) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Statement of Comprehensive Income [Abstract]
NET INCOME	$ 25,224	$ 12,145	$ 57,070	$ 21,300
Forward starting interest rate swaps:
Reclassification adjustment for losses included in net income (Interest expense)	42	42	85	84
Total other comprehensive income	42	42	85	84
COMPREHENSIVE INCOME	$ 25,266	$ 12,187	$ 57,155	$ 21,384

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Condensed Consolidated Statement of Equity (Unaudited) Statement - 6 months ended Jun. 30, 2017 - USD ($) $ in Thousands	Total	Common Stock	Additional Paid-in Capital	Accumulated Other Comprehensive Loss	Cumulative Net Income Attributable to Common Stockholders	Cumulative Dividends
Beginning balance at Dec. 31, 2016	$ 1,653,414	$ 1,164	$ 2,917,914	$ (1,401)	$ 995,256	$ (2,259,519)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock	1,041		1,041
Common stock redemptions	(502)		(502)
Stock-based compensation	5,067	1	5,066
Net income	57,070				57,070
Reclassification of loss on forward starting interest rate swaps	85			85
Dividends to common stockholders ($0.60 per share)	(69,898)					(69,898)
Ending balance at Jun. 30, 2017	$ 1,646,277	$ 1,165	$ 2,923,519	$ (1,316)	$ 1,052,326	$ (2,329,417)

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Condensed Consolidated Statement of Equity (Unaudited) (Parenthetical)	6 Months Ended
	Jun. 30, 2017 $ / shares
Statement of Stockholders' Equity [Abstract]
Dividend per share to common Stockholders (in dollars per share)	$ 0.60

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Condensed Consolidated Statements of Cash Flows (Unaudited) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016
OPERATING ACTIVITIES
Net income	$ 57,070	$ 21,300
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	71,504	63,280
Stock-based compensation	5,067	3,798
Amortization of straight-line rent receivable	(3,534)	(4,223)
Amortization of straight-line rent liability	316	368
Gain on sales of real estate assets	(39,532)	(8)
Impairment of real estate assets	328
Provision for bad debts, net	171	39
Changes in operating assets and liabilities:
Other assets	536	3,139
Accounts payable and accrued liabilities	(10,236)	(7,927)
Other liabilities	2,281	(20,287)
Net cash provided by operating activities	83,971	59,479
INVESTING ACTIVITIES
Acquisitions of real estate	(53,536)	(63,172)
Development of real estate	(10,098)	(18,982)
Additional long-lived assets	(36,329)	(29,286)
Proceeds from sales of real estate	117,010
Proceeds from mortgages and notes receivable repayments	10	9
Net cash provided by (used in) investing activities	17,057	(111,431)
FINANCING ACTIVITIES
Net repayments on unsecured credit facility	(72,000)	(16,000)
Borrowings of notes and bonds payable		11,500
Repayments on notes and bonds payable	(2,249)	(19,963)
Dividends paid	(69,898)	(62,239)
Net proceeds from issuance of common stock	1,005	145,125
Common stock redemptions	(1,125)	(1,282)
Debt issuance and assumption costs	(84)	(265)
Net cash (used in) provided by financing activities	(144,351)	56,876
(Decrease) increase in cash, cash equivalents and restricted cash	(43,323)	4,924
Cash, cash equivalents and restricted cash at beginning of period	54,507	4,102
Cash, cash equivalents and restricted cash at beginning of period	11,184	9,026
Supplemental Cash Flow Information:
Interest paid	27,570	28,692
Invoices accrued for construction, tenant improvements and other capitalized costs	6,355	12,745
Mortgage notes payable assumed upon acquisition (adjusted to fair value)	12,460	13,951
Capitalized interest	$ 484	$ 452

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Summary of Significant Accounting Policies

6 Months Ended

Jun. 30, 2017

Accounting Policies [Abstract]

Summary of Significant Accounting Policies

Business Overview

Healthcare Realty Trust Incorporated (the "Company") is a self-managed, self-administered real estate investment trust ("REIT") that integrates owning, leasing, managing, financing, developing and redeveloping income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States. As of June 30, 2017, the Company had gross investments of approximately $3.6 billion in 197 real estate properties located in 26 states totaling approximately 14.5 million square feet. The Company provided leasing and property management services to approximately 10.9 million square feet nationwide.

Basis of Presentation

The Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements. However, except as disclosed herein, management believes there has been no material change in the information disclosed in the Notes to the Consolidated Financial Statements included in the Annual Report on Form 10-K for the year ended December 31, 2016. All material intercompany transactions and balances have been eliminated in consolidation.

This interim financial information should be read in conjunction with the financial statements included in this report and in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016. Management believes that all adjustments of a normal, recurring nature considered necessary for a fair presentation have been included. In addition, the interim financial information does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2017 for many reasons including, but not limited to, acquisitions, dispositions, capital financing transactions, changes in interest rates and the effects of other trends, risks and uncertainties.

Use of Estimates in the Condensed Consolidated Financial Statements

Preparation of the Condensed Consolidated Financial Statements in accordance with GAAP requires management to make estimates and assumptions that affect amounts reported in the Condensed Consolidated Financial Statements and accompanying notes. Actual results may differ from those estimates.

Cash, Cash Equivalents and Restricted Cash

Cash and cash equivalents includes short-term investments with original maturities of three months or less when purchased. Restricted cash includes cash held in escrow in connection with proceeds from the sales of certain real estate properties. These sales proceeds will be disbursed as the Company acquires real estate investments under Section 1031 of the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”). The carrying amount approximates fair value due to the short term maturity of these investments. The following table provides a reconciliation of cash, cash equivalents and restricted cash reported within the Company's Consolidated Balance Sheets to the combined amounts shown on the Company's Consolidated Statements of Cash Flows:

(Dollars in thousands)	6/30/2017		12/31/2016
Cash and cash equivalents	$	2,033	$	5,409
Restricted cash	9,151		49,098
Total cash, cash equivalents and restricted cash	$	11,184	$	54,507

Reclassifications

Condensed Consolidated Statements of Income

Certain reclassifications have been made on the Company's Condensed Consolidated Statements of Income. The Company reclassified acquisition and pursuit costs from the general and administrative line item to a separate line item. The acquisition and pursuit costs line item includes direct third party and travel costs related to the Company's pursuit of acquisitions and developments. In addition, the Company combined the line items labeled depreciation and amortization into one line item. These reclassifications are as follows:

	June 30, 2016
	Three Months Ended				Six Months Ended
(in thousands)	As Previously Reported		As Reclassified		As Previously Reported		As Reclassified
General and administrative	$	8,129	$	7,756	$	18,375	$	15,828
Acquisition and pursuit costs	—		373		—		2,547
Total	$	8,129	$	8,129	$	18,375	$	18,375
Depreciation	$	28,528	$	—	$	56,221	$	—
Amortization	2,762		—		5,463		—
Depreciation and amortization	—		31,290		—		61,684
Total	$	31,290	$	31,290	$	61,684	$	61,684

New Accounting Pronouncements

Accounting Standards Update No. 2014-09 and No. 2015-14

In May 2014, the Financial Accounting Standards Board ("FASB") issued ASU No. 2014-09, "Revenue from Contracts with Customers," a comprehensive new revenue recognition standard that supersedes most existing revenue recognition guidance, including sales of real estate. This standard's core principle is that a company will recognize revenue when it transfers goods or services to customers in amounts that reflect the consideration to which the company expects to be entitled in exchange for those goods and services. However, leasing contracts, representing the major source of the Company's revenues, are not within the scope of the new standard and will continue to be accounted for under other standards.

In August 2015, the FASB issued ASU No. 2015-14, "Revenue from Contracts with Customers (Topic 606); Deferral of the Effective Date." This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 15, 2016, including interim periods within that year.

The Company plans on adopting this standard by using the full retrospective adoption method beginning on January 1, 2018. The Company's revenue-producing contracts are primarily leases that are not within the scope of this standard. As a result, the Company does not expect the adoption of this standard to have a material impact on the timing and measurement of the Company's leasing revenues. The Company is continuing to evaluate the impact on other revenue sources. However, the Company does expect additional disclosures that are required from the adoption of this standard.

Accounting Standards Update No. 2016-02

In February 2016, the FASB issued ASU No. 2016-02, "Leases." For lessees, the new standard establishes a right-of-use ("ROU") model that requires a lessee to record a ROU asset and a lease liability on the balance sheet for all leases with terms longer than 12 months. Leases will be classified as either finance or operating, with classification affecting the pattern of expense recognition in the income statement. The Company expects that all of the leases where the Company is the lessee will be recorded on the Company's balance sheet. For lessors, the new standard requires a lessor to classify leases as either sales-type, finance or operating. A lease will be treated as a sale if it transfers all of the risks and rewards, as well as control of the underlying asset, to the lessee. If risks and rewards are conveyed without the transfer of control, the lease is treated as financing. If the lessor doesn't convey risks and rewards or control, then the lease would be classified as an operating lease.

The new standard is effective for fiscal years beginning after December 15, 2018, including interim periods within those fiscal years with early adoption permitted. A modified retrospective transition approach is required for lessors for sales-type, direct financing, and operating leases existing at, or entered into after, the beginning of the earliest comparative period presented in the financial statements, with certain practical expedients available. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2016-13

In June 2016, the FASB issued ASU 2016-13, "Measurement of Credit Losses on Financial Instruments." This update is intended to improve financial reporting by requiring timelier recognition of credit losses on loans and other financial instruments that are not accounted for at fair value through net income, including loans held for investment, held-to-maturity debt securities, trade and other receivables, net investment in leases and other such commitments. This update requires that financial statement assets measured at an amortized cost and certain other financial instruments be presented at the net amount expected to be collected, through an allowance for credit losses that is deducted from the amortized cost basis. This standard is effective for annual and interim periods beginning after December 15, 2019 with early adoption permitted. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2016-15

In August 2016, the FASB issued ASU No. 2016-15, "Statement of Cash Flows: Classification of Certain Cash Receipts and Cash Payments." This update clarifies whether the following items should be classified as operating, investing or financing in the statement of cash flows: (i) debt prepayments and extinguishment costs, (ii) settlement of zero-coupon debt, (iii) settlement of contingent consideration, (iv) insurance proceeds, (v) settlement of corporate-owned life insurance and bank-owned life insurance policies, (vi) distributions from equity method investees, (vii) beneficial interest in securitization transactions and (viii) receipts and payments with aspects of more than one class of cash flows.

This standard is effective for the Company for annual and interim periods beginning on January 1, 2018 with early adoption permitted on a retrospective transition method to each period presented. The Company adopted this standard effective January 1, 2017. There was not a material impact on the Company's Consolidated Financial Statements and related notes resulting from the adoption of this standard.

Accounting Standards Update No. 2017-01

In January 2017, the FASB issued ASU No. 2017-01, "Business Combinations: Clarifying the Definition of a Business." This update modifies the requirements to meet the definition of a business under Topic 805, "Business Combinations." The amendments provide a screen to determine when an integrated set of assets and activities is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or group of similar identifiable assets, the set is not a business. The Company believes that this amendment will result in most of its real estate acquisitions being accounted for as asset acquisitions rather than business combinations. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company adopted this standard effective January 1, 2017. The impact to the Consolidated Financial Statements and related notes as a result of the adoption of this standard is primarily related to the difference in the accounting of acquisition costs. When accounting for these costs as a part of an asset acquisition, the Company will be permitted to capitalize the costs. The adoption of this standard did not have a material impact on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2017-04

In January 2017, the FASB issued ASU 2017-04, "Simplifying the Test for Goodwill Impairment." This update eliminates Step 2 of the goodwill impairment test. As such, an entity will perform its annual, or interim, goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. An entity should recognize a goodwill impairment charge for the amount by which the reporting unit's carrying amount exceeds its fair value. This standard is effective for the Company for annual and interim periods beginning after December 15, 2019. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Accounting Standards Update No. 2017-05

In February 2017, the FASB issued ASU 2017-05, "Other Income - Gains and Losses from the Derecognition of Nonfinancial Assets." This update defines an in-substance nonfinancial asset, unifies guidance related to partial sales of nonfinancial assets, eliminates rules specifically addressing the sales of real estate, removes exception to the financial asset derecognition model and clarifies the accounting for contributions of nonfinancial assets to joint ventures. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Accounting Standards Update No. 2017-09

In May 2017, the FASB issued ASU 2017-09, "Compensation - Stock Compensation - Scope of Modification Accounting." This update provides guidance about which changes to the terms and conditions of share-based awards require an entity to apply modification accounting in Topic 718. This standard is effective for the Company for the annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

XML

Real Estate Investments

6 Months Ended

Jun. 30, 2017

Business Combinations [Abstract]

Real Estate Investments

Real Estate Investments

2017 Acquisitions

The following table details the Company's acquisitions for the six months ended June 30, 2017 (dollars in millions):

Location	Type (1)	Date Acquired	Purchase Price		Mortgage Note Payable Assumed (2)			Cash Consideration (3)		Real Estate		Other (4)			Square Footage
St. Paul, Minnesota	MOB	3/6/17	$	13.5	$	—		$	13.5	$	13.3	$	0.2		34,608
San Francisco, California	MOB	6/12/17	26.8		—			26.8		26.8		—			75,649
Washington, D.C.	MOB	6/13/17	24.0		(12.1		)	12.5		24.8		(0.2		)	62,379
Total acquisitions			$	64.3	$	(12.1	)	$	52.8	$	64.9	$	—		172,636

______

(1) MOB = medical office building

(2) The mortgage note payable assumed in the acquisition does not reflect the fair value adjustments totaling $0.4 million recorded by the Company upon acquisition (included in Other).

(3) Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.

(4) Includes assets acquired, liabilities assumed, and intangibles recognized at acquisition.

2017 Dispositions

The following table details the Company's dispositions for the six months ended June 30, 2017 (dollars in millions):

Location	Type (1)	Date Disposed	Sales Price		Closing Adjustments			Net Proceeds		Net Real Estate Investment		Other (including receivables)(3)		Gain		Square Footage
Evansville, Indiana	OTH	3/6/17	$	6.4	$	—		$	6.4	$	1.1	$	—	$	5.3	29,500
Columbus, Georgia (2)	MOB	3/7/17	0.6		—			0.6		0.6		—		—		12,000
Las Vegas, Nevada (2)	MOB	3/30/17	5.5		(0.7		)	4.8		2.2		0.3		2.3		18,147
Texas (3 properties)	IRF	3/31/17	69.5		(1.6		)	67.9		46.9		5.2		15.8		169,722
Chicago, Illinois (2)	MOB	6/16/17	0.5		(0.1		)	0.4		0.4		—		—		5,100
San Antonio, Texas (2)	IRF	6/29/17	14.5		(0.2		)	14.3		5.1		0.9		8.3		39,786
Roseburg, Oregon	MOB	6/29/17	23.2		(0.6		)	22.6		14.5		0.3		7.8		62,246
Total dispositions			$	120.2	$	(3.2	)	$	117.0	$	70.8	$	6.7	$	39.5	336,501

______

(1) OTH = other; MOB = medical office building; IRF = inpatient rehabilitation facility

(2) Previously classified as held for sale.

(3) Includes straight-line rent receivables, leasing commissions and lease inducements.

Subsequent Acquisition

On July 31, 2017, the Company acquired a 42,780 square foot medical office building in Los Angeles, California for a purchase price of $16.3 million.

Potential Disposition

The Company is under contract to sell an off-campus, 79,980 square foot medical office building located in St. Louis, Missouri. The Company's net investment in the property is approximately $7.4 million at June 30, 2017. The sales price of the building will be approximately $2.6 million. In July 2017, the sale became probable based on the expiration of the due diligence period and therefore, the Company reclassified the property to held for sale and recognized a $5.2 million impairment using level one input.

Assets Held for Sale

At June 30, 2017 and December 31, 2016, the Company had one and two properties, respectively, classified as held for sale. During the six months ended June 30, 2017, the Company reclassified three properties to held for sale and four properties were sold. A summary of each of the properties reclassified as held for sale is below:

• a 78,731 square foot inpatient rehabilitation facility located in Pittsburgh, Pennsylvania reclassified to held for sale in connection with management's decision to sell the property;

• a 39,786 square foot inpatient rehabilitation facility located in San Antonio, Texas reclassified to held for sale in connection with management's decision to sell the property. The Company sold this property in the second quarter of 2017 and recognized an $8.3 million gain on the disposition; and

• a 5,100 square foot medical office building located in Chicago, Illinois reclassified to held for sale in connection with management's decision to sell the property. In the first quarter of 2017, the Company recorded an impairment charge of $0.3 million using level one inputs. The Company sold this property in the second quarter of 2017 and recognized an immaterial impairment loss on the disposition.

The table below reflects the assets and liabilities of the properties classified as held for sale and discontinued operations as of June 30, 2017 and December 31, 2016:

(Dollars in thousands)	June 30, 2017			December 31, 2016
Balance Sheet data:
Land	$	1,125		$	1,362
Buildings, improvements and lease intangibles	18,231			4,410
	19,356			5,772
Accumulated depreciation	(10,657		)	(2,977		)
Real estate assets held for sale, net	8,699			2,795
Other assets, net (including receivables)	68			297
Assets held for sale and discontinued operations, net	$	8,767		$	3,092
Accounts payable and accrued liabilities	$	186		$	22
Other liabilities	213			592
Liabilities of properties held for sale and discontinued operations	$	399		$	614

Discontinued Operations

The following table represents the results of operations of the properties included in discontinued operations on the Company's Condensed Consolidated Statements of Income for the three and six months ended June 30, 2017 and 2016.

	Three Months Ended June 30,					Six Months Ended June 30,
(Dollars in thousands)	2017		2016			2017			2016
Statements of Income data:
Revenues
Rental income	$	—	$	—		$	—		$	—
	—		—			—			—
Expenses
Property operating	—		19			17			27
	—		19			17			27
Other Income (Expense)
Interest and other income, net	—		—			—			—
	—		—			—			—
Discontinued Operations
Loss from discontinued operations	—		(19		)	(17		)	(27		)
Gain on sales of real estate assets	—		7			5			7
Loss from Discontinued Operations	$	—	$	(12	)	$	(12	)	$	(20	)

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Notes and Bonds Payable

6 Months Ended

Jun. 30, 2017

Debt Disclosure [Abstract]

Notes and Bonds Payable

Notes and Bonds Payable

The table below details the Company’s notes and bonds payable.

	Maturity Dates	Balance as of				Effective Interest Rate as of
(Dollars in thousands)		June 30, 2017		December 31, 2016		June 30, 2017
Unsecured Credit Facility	7/20	$	35,000	$	107,000	2.22	%
Unsecured Term Loan Facility, net of issuance costs	2/19	149,609		149,491		2.42	%
Senior Notes due 2021, net of discount and issuance costs	1/21	397,483		397,147		5.97	%
Senior Notes due 2023, net of discount and issuance costs	4/23	247,499		247,296		3.95	%
Senior Notes due 2025, net of discount and issuance costs	5/25	247,930		247,819		4.08	%
Mortgage notes payable, net of discounts and issuance costs and including premiums	1/18-5/40	125,625		115,617		5.06	%
		$	1,203,146	$	1,264,370

Changes in Debt Structure

On May 1, 2017, the Company repaid in full a mortgage note payable bearing interest at a rate of 6.50% per annum with outstanding principal of $0.2 million. The mortgage note encumbered a 60,476 square foot medical office building located in Minnesota.

On June 13, 2017, in connection with the acquisition of a 62,379 square foot medical office property in Washington D.C., the Company assumed a $12.1 million mortgage note payable (excluding a fair value premium adjustment of $0.4 million). The mortgage note payable has a contractual interest rate of 4.69% per annum (effective rate of 4.27% per annum).

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Derivative Financial Instruments

6 Months Ended

Jun. 30, 2017

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Financial Instruments

Derivative Financial Instruments

Risk Management Objective of Using Derivatives

In addition to operational risks which arise in the normal course of business, the Company is exposed to economic risks such as interest rate, liquidity and credit risk. In certain situations, the Company may enter into derivative financial instruments such as interest rate swap and interest rate cap agreements to manage interest rate risk exposure arising from variable rate debt transactions that result in the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. The Company's objective in using interest rate derivatives is to manage its exposure to interest rate movements on its variable rate debt.

Cash Flow Hedges of Interest Rate Risk

Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without changing the underlying notional amount.

As of June 30, 2017, the Company did not have any outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk.

The effective portion of changes in the fair value of derivatives designated as, and that qualify as, cash flow hedges is recorded in accumulated other comprehensive income or loss (“OCI”) and is reclassified into earnings as interest expense in the period that the hedged forecasted transaction affects earnings. The effective portion of the Company’s interest rate swaps that was recorded in the accompanying Condensed Consolidated Statements of Income for the three and six months ended June 30, 2017 and 2016 respectively, was as follows:

(Dollars in thousands)	Three Months Ended June 30,						Six Months Ended June 30,
	2017			2016			2017			2016
Amount of loss reclassified from accumulated OCI into Interest Expense (effective portion)	$	(42	)	$	(42	)	$	(85	)	$	(84	)

The Company estimates that an additional $0.2 million will be reclassified from accumulated other comprehensive loss as an increase to interest expense over the next 12 months.

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Commitments and Contingencies

6 Months Ended

Jun. 30, 2017

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Legal Proceedings

The Company is, from time to time, involved in litigation arising in the ordinary course of business. The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have a material adverse effect on the Company’s consolidated financial position, results of operations or cash flows.

Redevelopment Activity

The Company is in the process of finalizing the redevelopment of a medical office building in Nashville, Tennessee, which includes a 70,000 square foot expansion. During the six months ended June 30, 2017, the Company funded approximately $10.3 million on the redevelopment of this property, including approximately $3.1 million related to overages on tenant improvement projects that have yet to be finalized and collected from the tenant. The Company expects to spend an additional $2.2 million throughout the remainder of 2017.

Development Activity

The Company is developing a99,957square foot medical office building in Denver, Colorado. The total development budget is$26.5 million, of which$21.6 millionhas been spent as ofJune 30, 2017. The Company received the certificate of substantial completion on the core and shell in the second quarter of 2017. Tenants are expected to begin taking occupancy in the third quarter of 2017.

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Stockholders' Equity

6 Months Ended

Jun. 30, 2017

Equity [Abstract]

Stockholders' Equity

Stockholders' Equity

Common Stock    

The following table provides a reconciliation of the beginning and ending shares of common stock outstanding for the six months ended June 30, 2017 and the year ended December 31, 2016:

	June 30, 2017	December 31, 2016
Balance, beginning of period	116,416,900	101,517,009
Issuance of common stock	41,020	14,063,100
Nonvested share-based awards, net of withheld shares	87,034	836,791
Balance, end of period	116,544,954	116,416,900

Common Stock Authorization

On May 2, 2017, the Company's shareholders approved an amendment to the Company's Articles of Incorporation to increase the number of authorized shares of common stock from 150,000,000 to 300,000,000.

At-The-Market Equity Offering Program

No shares were sold under this program during the six months ended June 30, 2017. The Company has 5,868,697 authorized shares remaining available to be sold under the current sales agreements as of July 31, 2017.

Common Stock Dividends

During the six months ended June 30, 2017, the Company declared and paid common stock dividends totaling $0.60 per share. On August 1, 2017, the Company declared a quarterly common stock dividend in the amount of $0.30 per share payable on August 31, 2017 to stockholders of record onAugust 11, 2017.

Accumulated Other Comprehensive Loss

The following table represents the changes in balances of each component and the amounts reclassified out of accumulated other comprehensive loss related to the Company during the six months ended June 30, 2017 and 2016:

	Forward-starting Interest Rate Swaps
(Dollars in thousands)	2017			2016
Beginning balance	$	(1,401	)	$	(1,569	)
Amounts reclassified from accumulated other comprehensive loss	85			84
Net accumulated other comprehensive income	85			84
Ending balance	$	(1,316	)	$	(1,485	)

Earnings Per Common Share

The following table sets forth the computation of basic and diluted earnings per common share for the three and six months ended June 30, 2017 and 2016.

	Three Months Ended June 30,						Six Months Ended June 30,
(Dollars in thousands, except per share data)	2017			2016			2017			2016
Weighted average Common Shares outstanding
Weighted average Common Shares outstanding	116,528,181			105,306,479			116,499,667			103,970,376
Nonvested shares	(1,807,082		)	(1,318,730		)	(1,801,448		)	(1,260,457		)
Weighted average Common Shares outstanding—Basic	114,721,099			103,987,749			114,698,219			102,709,919
Weighted average Common Shares outstanding—Basic	114,721,099			103,987,749			114,698,219			102,709,919
Dilutive effect of restricted stock	861,037			691,064			796,283			646,341
Dilutive effect of employee stock purchase plan	92,228			90,732			102,327			114,274
Weighted average Common Shares outstanding—Diluted	115,674,364			104,769,545			115,596,829			103,470,534
Net Income
Income from continuing operations	$	25,224		$	12,157		$	57,082		$	21,320
Discontinued operations	—			(12		)	(12		)	(20		)
Net income	$	25,224		$	12,145		$	57,070		$	21,300
Basic Earnings Per Common Share
Income from continuing operations	$	0.22		$	0.12		$	0.50		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.50		$	0.21
Diluted Earnings Per Common Share
Income from continuing operations	$	0.22		$	0.12		$	0.49		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.49		$	0.21

Incentive Plans

A summary of the activity under the stock-based incentive plans for the three and six months ended June 30, 2017 and 2016 is included in the table below.

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
Stock-based awards, beginning of period	1,814,039		1,326,746		1,786,497		1,092,262
Granted	23,231		21,374		103,615		321,580
Vested	(39,584	)	(36,951	)	(92,426	)	(102,673	)
Stock-based awards, end of period	1,797,686		1,311,169		1,797,686		1,311,169

During the six months ended June 30, 2017 and 2016, the Company withheld 16,581 and 14,442 shares of common stock, respectively, from participants to pay estimated withholding taxes related to shares that vested. No such shares were withheld during the three months ended June 30, 2017.

In addition to the stock-based incentive plans, the Company maintains the 2000 Employee Stock Purchase Plan (the "Purchase Plan"). A summary of the activity under the Purchase Plan for the three and six months ended June 30, 2017 and 2016 is included in the table below.

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
Outstanding and exercisable, beginning of period	365,618		361,955		316,321		340,958
Granted	—		—		206,824		198,450
Exercised	(7,595	)	(10,839	)	(19,030	)	(37,528	)
Forfeited	(13,451	)	(6,208	)	(27,233	)	(13,890	)
Expired	—		—		(132,310	)	(143,082	)
Outstanding and exercisable, end of period	344,572		344,908		344,572		344,908

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Fair Value of Financial Instruments

6 Months Ended

Jun. 30, 2017

Fair Value Disclosures [Abstract]

Fair Value of Financial Instruments

Fair Value of Financial Instruments

The following methods and assumptions were used to estimate the fair value of each class of financial instrument for which it is practical to estimate that value.

Cash and cash equivalents - The carrying amount approximates fair value due to the short term maturity of these investments.

Borrowings under the unsecured credit facility due 2020 and unsecured term loan facility due 2019 - The carrying amount approximates fair value because the borrowings are based on variable market interest rates.

Senior Notes and Mortgage Notes payable - The fair value of notes and bonds payable is estimated using cash flow analyses, based on the Company’s current interest rates for similar types of borrowing arrangements.

The table below details the fair values and carrying values for notes and bonds payable at June 30, 2017 and December 31, 2016.

	June 30, 2017				December 31, 2016
(Dollars in millions)	Carrying Value		Fair Value		Carrying Value		Fair Value
Notes and bonds payable (1)	$	1,203.1	$	1,208.3	$	1,264.4	$	1,265.1

______

(1) Level 3 - Fair value derived from valuation techniques in which one or more significant inputs or significant value drivers is unobservable.

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Summary of Significant Accounting Policies (Policies)

6 Months Ended

Jun. 30, 2017

Accounting Policies [Abstract]

Business Overview

Business Overview

Healthcare Realty Trust Incorporated (the "Company") is a self-managed, self-administered real estate investment trust ("REIT") that integrates owning, leasing, managing, financing, developing and redeveloping income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States. As of June 30, 2017, the Company had gross investments of approximately $3.6 billion in 197 real estate properties located in 26 states totaling approximately 14.5 million square feet. The Company provided leasing and property management services to approximately 10.9 million square feet nationwide.

Basis of Presentation

Basis of Presentation

The Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements. However, except as disclosed herein, management believes there has been no material change in the information disclosed in the Notes to the Consolidated Financial Statements included in the Annual Report on Form 10-K for the year ended December 31, 2016. All material intercompany transactions and balances have been eliminated in consolidation.

This interim financial information should be read in conjunction with the financial statements included in this report and in the Company’s Annual Report on Form 10-K for the year ended December 31, 2016. Management believes that all adjustments of a normal, recurring nature considered necessary for a fair presentation have been included. In addition, the interim financial information does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2017 for many reasons including, but not limited to, acquisitions, dispositions, capital financing transactions, changes in interest rates and the effects of other trends, risks and uncertainties.

Use of Estimates in the Condensed Consolidated Financial Statements

Use of Estimates in the Condensed Consolidated Financial Statements

Preparation of the Condensed Consolidated Financial Statements in accordance with GAAP requires management to make estimates and assumptions that affect amounts reported in the Condensed Consolidated Financial Statements and accompanying notes. Actual results may differ from those estimates.

Cash, Cash Equivalents and Restricted Cash

Cash, Cash Equivalents and Restricted Cash

Cash and cash equivalents includes short-term investments with original maturities of three months or less when purchased. Restricted cash includes cash held in escrow in connection with proceeds from the sales of certain real estate properties. These sales proceeds will be disbursed as the Company acquires real estate investments under Section 1031 of the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”). The carrying amount approximates fair value due to the short term maturity of these investments.

New Accounting Pronouncements

New Accounting Pronouncements

Accounting Standards Update No. 2014-09 and No. 2015-14

In May 2014, the Financial Accounting Standards Board ("FASB") issued ASU No. 2014-09, "Revenue from Contracts with Customers," a comprehensive new revenue recognition standard that supersedes most existing revenue recognition guidance, including sales of real estate. This standard's core principle is that a company will recognize revenue when it transfers goods or services to customers in amounts that reflect the consideration to which the company expects to be entitled in exchange for those goods and services. However, leasing contracts, representing the major source of the Company's revenues, are not within the scope of the new standard and will continue to be accounted for under other standards.

In August 2015, the FASB issued ASU No. 2015-14, "Revenue from Contracts with Customers (Topic 606); Deferral of the Effective Date." This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted only as of annual reporting periods beginning after December 15, 2016, including interim periods within that year.

The Company plans on adopting this standard by using the full retrospective adoption method beginning on January 1, 2018. The Company's revenue-producing contracts are primarily leases that are not within the scope of this standard. As a result, the Company does not expect the adoption of this standard to have a material impact on the timing and measurement of the Company's leasing revenues. The Company is continuing to evaluate the impact on other revenue sources. However, the Company does expect additional disclosures that are required from the adoption of this standard.

Accounting Standards Update No. 2016-02

In February 2016, the FASB issued ASU No. 2016-02, "Leases." For lessees, the new standard establishes a right-of-use ("ROU") model that requires a lessee to record a ROU asset and a lease liability on the balance sheet for all leases with terms longer than 12 months. Leases will be classified as either finance or operating, with classification affecting the pattern of expense recognition in the income statement. The Company expects that all of the leases where the Company is the lessee will be recorded on the Company's balance sheet. For lessors, the new standard requires a lessor to classify leases as either sales-type, finance or operating. A lease will be treated as a sale if it transfers all of the risks and rewards, as well as control of the underlying asset, to the lessee. If risks and rewards are conveyed without the transfer of control, the lease is treated as financing. If the lessor doesn't convey risks and rewards or control, then the lease would be classified as an operating lease.

The new standard is effective for fiscal years beginning after December 15, 2018, including interim periods within those fiscal years with early adoption permitted. A modified retrospective transition approach is required for lessors for sales-type, direct financing, and operating leases existing at, or entered into after, the beginning of the earliest comparative period presented in the financial statements, with certain practical expedients available. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2016-13

In June 2016, the FASB issued ASU 2016-13, "Measurement of Credit Losses on Financial Instruments." This update is intended to improve financial reporting by requiring timelier recognition of credit losses on loans and other financial instruments that are not accounted for at fair value through net income, including loans held for investment, held-to-maturity debt securities, trade and other receivables, net investment in leases and other such commitments. This update requires that financial statement assets measured at an amortized cost and certain other financial instruments be presented at the net amount expected to be collected, through an allowance for credit losses that is deducted from the amortized cost basis. This standard is effective for annual and interim periods beginning after December 15, 2019 with early adoption permitted. The Company is in the initial stages of evaluating the impact from the adoption of this new standard on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2016-15

In August 2016, the FASB issued ASU No. 2016-15, "Statement of Cash Flows: Classification of Certain Cash Receipts and Cash Payments." This update clarifies whether the following items should be classified as operating, investing or financing in the statement of cash flows: (i) debt prepayments and extinguishment costs, (ii) settlement of zero-coupon debt, (iii) settlement of contingent consideration, (iv) insurance proceeds, (v) settlement of corporate-owned life insurance and bank-owned life insurance policies, (vi) distributions from equity method investees, (vii) beneficial interest in securitization transactions and (viii) receipts and payments with aspects of more than one class of cash flows.

This standard is effective for the Company for annual and interim periods beginning on January 1, 2018 with early adoption permitted on a retrospective transition method to each period presented. The Company adopted this standard effective January 1, 2017. There was not a material impact on the Company's Consolidated Financial Statements and related notes resulting from the adoption of this standard.

Accounting Standards Update No. 2017-01

In January 2017, the FASB issued ASU No. 2017-01, "Business Combinations: Clarifying the Definition of a Business." This update modifies the requirements to meet the definition of a business under Topic 805, "Business Combinations." The amendments provide a screen to determine when an integrated set of assets and activities is not a business. The screen requires that when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or group of similar identifiable assets, the set is not a business. The Company believes that this amendment will result in most of its real estate acquisitions being accounted for as asset acquisitions rather than business combinations. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company adopted this standard effective January 1, 2017. The impact to the Consolidated Financial Statements and related notes as a result of the adoption of this standard is primarily related to the difference in the accounting of acquisition costs. When accounting for these costs as a part of an asset acquisition, the Company will be permitted to capitalize the costs. The adoption of this standard did not have a material impact on the Consolidated Financial Statements and related notes.

Accounting Standards Update No. 2017-04

In January 2017, the FASB issued ASU 2017-04, "Simplifying the Test for Goodwill Impairment." This update eliminates Step 2 of the goodwill impairment test. As such, an entity will perform its annual, or interim, goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. An entity should recognize a goodwill impairment charge for the amount by which the reporting unit's carrying amount exceeds its fair value. This standard is effective for the Company for annual and interim periods beginning after December 15, 2019. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Accounting Standards Update No. 2017-05

In February 2017, the FASB issued ASU 2017-05, "Other Income - Gains and Losses from the Derecognition of Nonfinancial Assets." This update defines an in-substance nonfinancial asset, unifies guidance related to partial sales of nonfinancial assets, eliminates rules specifically addressing the sales of real estate, removes exception to the financial asset derecognition model and clarifies the accounting for contributions of nonfinancial assets to joint ventures. This standard is effective for the Company for annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

Accounting Standards Update No. 2017-09

In May 2017, the FASB issued ASU 2017-09, "Compensation - Stock Compensation - Scope of Modification Accounting." This update provides guidance about which changes to the terms and conditions of share-based awards require an entity to apply modification accounting in Topic 718. This standard is effective for the Company for the annual and interim periods beginning after December 15, 2017 with early adoption permitted. The Company does not expect a material impact on the Consolidated Financial Statements and related notes from the adoption of this standard.

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Summary of Significant Accounting Policies (Tables)

6 Months Ended

Jun. 30, 2017

Accounting Policies [Abstract]

Schedule of cash, cash equivalents and restricted cash

The following table provides a reconciliation of cash, cash equivalents and restricted cash reported within the Company's Consolidated Balance Sheets to the combined amounts shown on the Company's Consolidated Statements of Cash Flows:

(Dollars in thousands)	6/30/2017		12/31/2016
Cash and cash equivalents	$	2,033	$	5,409
Restricted cash	9,151		49,098
Total cash, cash equivalents and restricted cash	$	11,184	$	54,507

Schedule of reclassifications

These reclassifications are as follows:

	June 30, 2016
	Three Months Ended				Six Months Ended
(in thousands)	As Previously Reported		As Reclassified		As Previously Reported		As Reclassified
General and administrative	$	8,129	$	7,756	$	18,375	$	15,828
Acquisition and pursuit costs	—		373		—		2,547
Total	$	8,129	$	8,129	$	18,375	$	18,375
Depreciation	$	28,528	$	—	$	56,221	$	—
Amortization	2,762		—		5,463		—
Depreciation and amortization	—		31,290		—		61,684
Total	$	31,290	$	31,290	$	61,684	$	61,684

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Real Estate Investments (Tables)

6 Months Ended

Jun. 30, 2017

Business Combinations [Abstract]

Schedule of Acquisitions

The following table details the Company's acquisitions for the six months ended June 30, 2017 (dollars in millions):

Location	Type (1)	Date Acquired	Purchase Price		Mortgage Note Payable Assumed (2)			Cash Consideration (3)		Real Estate		Other (4)			Square Footage
St. Paul, Minnesota	MOB	3/6/17	$	13.5	$	—		$	13.5	$	13.3	$	0.2		34,608
San Francisco, California	MOB	6/12/17	26.8		—			26.8		26.8		—			75,649
Washington, D.C.	MOB	6/13/17	24.0		(12.1		)	12.5		24.8		(0.2		)	62,379
Total acquisitions			$	64.3	$	(12.1	)	$	52.8	$	64.9	$	—		172,636

______

(1) MOB = medical office building

(2) The mortgage note payable assumed in the acquisition does not reflect the fair value adjustments totaling $0.4 million recorded by the Company upon acquisition (included in Other).

(3) Cash consideration excludes prorations of revenue and expense due to/from seller at the time of the acquisition.

(4) Includes assets acquired, liabilities assumed, and intangibles recognized at acquisition.

Schedule of Dispositions

The following table details the Company's dispositions for the six months ended June 30, 2017 (dollars in millions):

Location	Type (1)	Date Disposed	Sales Price		Closing Adjustments			Net Proceeds		Net Real Estate Investment		Other (including receivables)(3)		Gain		Square Footage
Evansville, Indiana	OTH	3/6/17	$	6.4	$	—		$	6.4	$	1.1	$	—	$	5.3	29,500
Columbus, Georgia (2)	MOB	3/7/17	0.6		—			0.6		0.6		—		—		12,000
Las Vegas, Nevada (2)	MOB	3/30/17	5.5		(0.7		)	4.8		2.2		0.3		2.3		18,147
Texas (3 properties)	IRF	3/31/17	69.5		(1.6		)	67.9		46.9		5.2		15.8		169,722
Chicago, Illinois (2)	MOB	6/16/17	0.5		(0.1		)	0.4		0.4		—		—		5,100
San Antonio, Texas (2)	IRF	6/29/17	14.5		(0.2		)	14.3		5.1		0.9		8.3		39,786
Roseburg, Oregon	MOB	6/29/17	23.2		(0.6		)	22.6		14.5		0.3		7.8		62,246
Total dispositions			$	120.2	$	(3.2	)	$	117.0	$	70.8	$	6.7	$	39.5	336,501

______

(1) OTH = other; MOB = medical office building; IRF = inpatient rehabilitation facility

(2) Previously classified as held for sale.

(3) Includes straight-line rent receivables, leasing commissions and lease inducements.

Discontinued Operations and Assets Held for Sale

The table below reflects the assets and liabilities of the properties classified as held for sale and discontinued operations as of June 30, 2017 and December 31, 2016:

(Dollars in thousands)	June 30, 2017			December 31, 2016
Balance Sheet data:
Land	$	1,125		$	1,362
Buildings, improvements and lease intangibles	18,231			4,410
	19,356			5,772
Accumulated depreciation	(10,657		)	(2,977		)
Real estate assets held for sale, net	8,699			2,795
Other assets, net (including receivables)	68			297
Assets held for sale and discontinued operations, net	$	8,767		$	3,092
Accounts payable and accrued liabilities	$	186		$	22
Other liabilities	213			592
Liabilities of properties held for sale and discontinued operations	$	399		$	614

Discontinued Operations

The following table represents the results of operations of the properties included in discontinued operations on the Company's Condensed Consolidated Statements of Income for the three and six months ended June 30, 2017 and 2016.

	Three Months Ended June 30,					Six Months Ended June 30,
(Dollars in thousands)	2017		2016			2017			2016
Statements of Income data:
Revenues
Rental income	$	—	$	—		$	—		$	—
	—		—			—			—
Expenses
Property operating	—		19			17			27
	—		19			17			27
Other Income (Expense)
Interest and other income, net	—		—			—			—
	—		—			—			—
Discontinued Operations
Loss from discontinued operations	—		(19		)	(17		)	(27		)
Gain on sales of real estate assets	—		7			5			7
Loss from Discontinued Operations	$	—	$	(12	)	$	(12	)	$	(20	)

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Notes and Bonds Payable (Tables)

6 Months Ended

Jun. 30, 2017

Debt Disclosure [Abstract]

Schedule of Debt

The table below details the Company’s notes and bonds payable.

	Maturity Dates	Balance as of				Effective Interest Rate as of
(Dollars in thousands)		June 30, 2017		December 31, 2016		June 30, 2017
Unsecured Credit Facility	7/20	$	35,000	$	107,000	2.22	%
Unsecured Term Loan Facility, net of issuance costs	2/19	149,609		149,491		2.42	%
Senior Notes due 2021, net of discount and issuance costs	1/21	397,483		397,147		5.97	%
Senior Notes due 2023, net of discount and issuance costs	4/23	247,499		247,296		3.95	%
Senior Notes due 2025, net of discount and issuance costs	5/25	247,930		247,819		4.08	%
Mortgage notes payable, net of discounts and issuance costs and including premiums	1/18-5/40	125,625		115,617		5.06	%
		$	1,203,146	$	1,264,370

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Derivative Financial Instruments (Tables)

6 Months Ended

Jun. 30, 2017

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Derivative Instruments, Effect on Other Comprehensive Income (Loss)

The effective portion of the Company’s interest rate swaps that was recorded in the accompanying Condensed Consolidated Statements of Income for the three and six months ended June 30, 2017 and 2016 respectively, was as follows:

(Dollars in thousands)	Three Months Ended June 30,						Six Months Ended June 30,
	2017			2016			2017			2016
Amount of loss reclassified from accumulated OCI into Interest Expense (effective portion)	$	(42	)	$	(42	)	$	(85	)	$	(84	)

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Stockholders' Equity (Tables)

6 Months Ended

Jun. 30, 2017

Equity [Abstract]

Reconciliation of beginning and ending common stock outstanding

The following table provides a reconciliation of the beginning and ending shares of common stock outstanding for the six months ended June 30, 2017 and the year ended December 31, 2016:

	June 30, 2017	December 31, 2016
Balance, beginning of period	116,416,900	101,517,009
Issuance of common stock	41,020	14,063,100
Nonvested share-based awards, net of withheld shares	87,034	836,791
Balance, end of period	116,544,954	116,416,900

Schedule of accumulated other comprehensive income (loss)

The following table represents the changes in balances of each component and the amounts reclassified out of accumulated other comprehensive loss related to the Company during the six months ended June 30, 2017 and 2016:

	Forward-starting Interest Rate Swaps
(Dollars in thousands)	2017			2016
Beginning balance	$	(1,401	)	$	(1,569	)
Amounts reclassified from accumulated other comprehensive loss	85			84
Net accumulated other comprehensive income	85			84
Ending balance	$	(1,316	)	$	(1,485	)

Earnings (loss) per share

The following table sets forth the computation of basic and diluted earnings per common share for the three and six months ended June 30, 2017 and 2016.

	Three Months Ended June 30,						Six Months Ended June 30,
(Dollars in thousands, except per share data)	2017			2016			2017			2016
Weighted average Common Shares outstanding
Weighted average Common Shares outstanding	116,528,181			105,306,479			116,499,667			103,970,376
Nonvested shares	(1,807,082		)	(1,318,730		)	(1,801,448		)	(1,260,457		)
Weighted average Common Shares outstanding—Basic	114,721,099			103,987,749			114,698,219			102,709,919
Weighted average Common Shares outstanding—Basic	114,721,099			103,987,749			114,698,219			102,709,919
Dilutive effect of restricted stock	861,037			691,064			796,283			646,341
Dilutive effect of employee stock purchase plan	92,228			90,732			102,327			114,274
Weighted average Common Shares outstanding—Diluted	115,674,364			104,769,545			115,596,829			103,470,534
Net Income
Income from continuing operations	$	25,224		$	12,157		$	57,082		$	21,320
Discontinued operations	—			(12		)	(12		)	(20		)
Net income	$	25,224		$	12,145		$	57,070		$	21,300
Basic Earnings Per Common Share
Income from continuing operations	$	0.22		$	0.12		$	0.50		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.50		$	0.21
Diluted Earnings Per Common Share
Income from continuing operations	$	0.22		$	0.12		$	0.49		$	0.21
Discontinued operations	0.00			0.00			0.00			0.00
Net income	$	0.22		$	0.12		$	0.49		$	0.21

Summary of the activity under the Incentive Plan

A summary of the activity under the stock-based incentive plans for the three and six months ended June 30, 2017 and 2016 is included in the table below.

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
Stock-based awards, beginning of period	1,814,039		1,326,746		1,786,497		1,092,262
Granted	23,231		21,374		103,615		321,580
Vested	(39,584	)	(36,951	)	(92,426	)	(102,673	)
Stock-based awards, end of period	1,797,686		1,311,169		1,797,686		1,311,169

Summary of employee stock purchase plan activity

A summary of the activity under the Purchase Plan for the three and six months ended June 30, 2017 and 2016 is included in the table below.

	Three Months Ended June 30,				Six Months Ended June 30,
	2017		2016		2017		2016
Outstanding and exercisable, beginning of period	365,618		361,955		316,321		340,958
Granted	—		—		206,824		198,450
Exercised	(7,595	)	(10,839	)	(19,030	)	(37,528	)
Forfeited	(13,451	)	(6,208	)	(27,233	)	(13,890	)
Expired	—		—		(132,310	)	(143,082	)
Outstanding and exercisable, end of period	344,572		344,908		344,572		344,908

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Fair Value of Financial Instruments (Tables)

6 Months Ended

Jun. 30, 2017

Fair Value Disclosures [Abstract]

Fair value and carrying values for notes and bonds payable, mortgage notes receivable, and notes receivable

The table below details the fair values and carrying values for notes and bonds payable at June 30, 2017 and December 31, 2016.

	June 30, 2017				December 31, 2016
(Dollars in millions)	Carrying Value		Fair Value		Carrying Value		Fair Value
Notes and bonds payable (1)	$	1,203.1	$	1,208.3	$	1,264.4	$	1,265.1

______

(1) Level 3 - Fair value derived from valuation techniques in which one or more significant inputs or significant value drivers is unobservable.

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Summary of Significant Accounting Policies (Details) ft² in Millions, $ in Billions	Jun. 30, 2017 USD ($) ft² state property
Business Overview:
Gross investment amount, total | $	$ 3.6
Number of real estate properties | property	197
Number of states that the Company owns real estate in, whole units | state	26
Square footage of owned real estate properties	14.5
Approximate square feet for which Nationwide property management services provided by company	10.9

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Summary of Significant Accounting Policies - Cash, Cash Equivalents and Restricted Cash (Details) - USD ($) $ in Thousands	Jun. 30, 2017	Dec. 31, 2016	Jun. 30, 2016	Dec. 31, 2015
Accounting Policies [Abstract]
Cash and cash equivalents	$ 2,033	$ 5,409
Restricted cash	9,151	49,098
Total cash, cash equivalents and restricted cash	$ 11,184	$ 54,507	$ 9,026	$ 4,102

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Summary of Significant Accounting Policies Summary of Significant Accounting Policies - Reclassifications (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Reclassifications [Line Items]
General and administrative	$ 8,005	$ 7,756	$ 16,699	$ 15,828
Acquisition and pursuit costs	785	373	1,371	2,547
Total		8,129		18,375
Depreciation		0		0
Depreciation and amortization	$ 34,823	31,290	$ 69,274	61,684
Total		31,290		61,684
As Previously Reported
Reclassifications [Line Items]
General and administrative		8,129		18,375
Acquisition and pursuit costs		0		0
Total		8,129		18,375
Depreciation		28,528		56,221
Amortization		2,762		5,463
Depreciation and amortization		0		0
Total		$ 31,290		$ 61,684

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Real Estate Investments - Acquisitions (Details) - Real Estate Acquisition $ in Millions					6 Months Ended
	Jul. 31, 2017 USD ($) ft²	Jun. 13, 2017 USD ($) ft²	Jun. 12, 2017 USD ($) ft²	Mar. 06, 2017 USD ($) ft²	Jun. 30, 2017 USD ($) ft²
Business Acquisition [Line Items]
Purchase price					$ 64.3
Mortgage Note Payable Assumed					(12.1)
Cash consideration					52.8
Real Estate					64.9
Other					$ 0.0
Square footage | ft²					172,636
Fair value adjustments					$ 0.4
MINNESOTA
Business Acquisition [Line Items]
Date Acquired				Mar. 06, 2017
Purchase price				$ 13.5
Mortgage Note Payable Assumed				0.0
Cash consideration				13.5
Real Estate				13.3
Other				$ 0.2
Square footage | ft²				34,608
CALIFORNIA
Business Acquisition [Line Items]
Date Acquired			Jun. 12, 2017
Purchase price			$ 26.8
Mortgage Note Payable Assumed			0.0
Cash consideration			26.8
Real Estate			26.8
Other			$ 0.0
Square footage | ft²			75,649
DISTRICT OF COLUMBIA
Business Acquisition [Line Items]
Date Acquired		Jun. 13, 2017
Purchase price		$ 24.0
Mortgage Note Payable Assumed		(12.1)
Cash consideration		12.5
Real Estate		24.8
Other		$ (0.2)
Square footage | ft²		62,379
Fair value adjustments					$ 0.4
Subsequent Event | CALIFORNIA
Business Acquisition [Line Items]
Purchase price	$ 16.3
Square footage | ft²	42,780

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Real Estate Investments - Dispositions (Details) $ in Millions							1 Months Ended	6 Months Ended
	Jun. 29, 2017 USD ($) ft²	Jun. 16, 2017 USD ($) ft²	Mar. 31, 2017 USD ($)	Mar. 30, 2017 USD ($) ft²	Mar. 07, 2017 USD ($) ft²	Mar. 06, 2017 USD ($) ft²	Jul. 31, 2017 USD ($)	Jun. 30, 2017 USD ($) ft²
Potential Real Estate Disposition | MISSOURI
Real Estate Dispositions [Line Items]
Net Real Estate Investment								$ 7.4
Square footage | ft²								79,980
Real Estate Dispositions
Real Estate Dispositions [Line Items]
Sales price								$ 120.2
Closing Adjustments								(3.2)
Net proceeds								117.0
Net Real Estate Investment								70.8
Other (including receivables)(3)								6.7
Gain								$ 39.5
Square footage | ft²								336,501
Real Estate Dispositions | INDIANA
Real Estate Dispositions [Line Items]
Date Disposed						Mar. 06, 2017
Sales price						$ 6.4
Closing Adjustments						0.0
Net proceeds						6.4
Net Real Estate Investment						1.1
Other (including receivables)(3)						0.0
Gain						$ 5.3
Square footage | ft²						29,500
Real Estate Dispositions | GEORGIA
Real Estate Dispositions [Line Items]
Date Disposed					Mar. 07, 2017
Sales price					$ 0.6
Closing Adjustments					0.0
Net proceeds					0.6
Net Real Estate Investment					0.6
Other (including receivables)(3)					0.0
Gain					$ 0.0
Square footage | ft²					12,000
Real Estate Dispositions | NEVADA
Real Estate Dispositions [Line Items]
Date Disposed				Mar. 30, 2017
Sales price				$ 5.5
Closing Adjustments				(0.7)
Net proceeds				4.8
Net Real Estate Investment				2.2
Other (including receivables)(3)				0.3
Gain				$ 2.3
Square footage | ft²				18,147
Real Estate Dispositions | TEXAS
Real Estate Dispositions [Line Items]
Date Disposed	Jun. 29, 2017		Mar. 31, 2017
Sales price	$ 14.5							$ 69.5
Closing Adjustments	(0.2)							(1.6)
Net proceeds	14.3		$ 67.9
Net Real Estate Investment	5.1							46.9
Other (including receivables)(3)	0.9							$ 5.2
Gain	$ 8.3		$ 15.8
Square footage | ft²	39,786							169,722
Real Estate Dispositions | ILLINOIS
Real Estate Dispositions [Line Items]
Date Disposed		Jun. 16, 2017
Sales price		$ 0.5
Closing Adjustments		(0.1)
Net proceeds		0.4
Net Real Estate Investment		0.4
Other (including receivables)(3)		0.0
Gain		$ 0.0
Square footage | ft²		5,100
Real Estate Dispositions | OREGON
Real Estate Dispositions [Line Items]
Date Disposed	Jun. 29, 2017
Sales price	$ 23.2
Closing Adjustments	(0.6)
Net proceeds	22.6
Net Real Estate Investment	14.5
Other (including receivables)(3)	0.3
Gain	$ 7.8
Square footage | ft²	62,246
Forecast | Potential Real Estate Disposition | MISSOURI
Real Estate Dispositions [Line Items]
Sales price							$ 2.6
Subsequent Event | Potential Real Estate Disposition | MISSOURI
Real Estate Dispositions [Line Items]
Impairment charge							$ 5.2

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Real Estate Investments - Assets Held for Sale (Details) $ in Millions				3 Months Ended	6 Months Ended
	Jun. 29, 2017 USD ($) ft²	Jun. 16, 2017 USD ($)	Mar. 31, 2017 USD ($)	Mar. 31, 2017 USD ($)	Jun. 30, 2017 USD ($) ft² property	Dec. 31, 2016 property
Real Estate [Line Items]
Number of properties held for sale | property					1	2
Number of properties reclassified to held for sale | property					3
Number of properties sold | property					4
PENNSYLVANIA | Inpatient Rehabilitation Facility
Real Estate [Line Items]
Area of real estate property held for sale | ft²					78,731
TEXAS | Inpatient Rehabilitation Facility
Real Estate [Line Items]
Area of real estate property held for sale | ft²	39,786
ILLINOIS | Medical Office Building
Real Estate [Line Items]
Area of real estate property held for sale | ft²					5,100
Impairment charge				$ 0.3
Real Estate Dispositions
Real Estate [Line Items]
Gain					$ 39.5
Real Estate Dispositions | TEXAS
Real Estate [Line Items]
Gain	$ 8.3		$ 15.8
Real Estate Dispositions | ILLINOIS
Real Estate [Line Items]
Gain		$ 0.0

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Real Estate Investments - Discontinued Operations and Assets Held for Sale - Balance Sheet (Details) - USD ($) $ in Thousands	Jun. 30, 2017	Dec. 31, 2016
Balance Sheet data (as of the period ended):
Land	$ 193,072	$ 199,672
Buildings, improvements and lease intangibles	3,388,734	3,386,480
Real estate properties, Total	3,612,084	3,628,221
Accumulated depreciation	(864,573)	(840,839)
Total real estate properties, net	2,747,511	2,787,382
Other assets, net (including receivables)	191,036	195,666
Assets held for sale and discontinued operations, net	8,767	3,092
Liabilities of discontinued operations	398	614
Discontinued Operations
Balance Sheet data (as of the period ended):
Land	1,125	1,362
Buildings, improvements and lease intangibles	18,231	4,410
Real estate properties, Total	19,356	5,772
Accumulated depreciation	(10,657)	(2,977)
Total real estate properties, net	8,699	2,795
Other assets, net (including receivables)	68	297
Assets held for sale and discontinued operations, net	8,767	3,092
Accounts payable and accrued liabilities	186	22
Other liabilities	213	592
Liabilities of discontinued operations	$ 399	$ 614

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Real Estate Investments - Discontinued Operations and Assets Held for Sale - Income Statement (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Revenues
Rental income	$ 104,869	$ 101,472	$ 208,957	$ 200,212
Expenses
Property operating	38,184	36,263	76,018	71,668
Other Income (Expense)
Interest and other income, net	77	93	189	179
Discontinued Operations
Loss from discontinued operations	0	(19)	(17)	(27)
Gain on sale of properties	0	7	5	7
LOSS FROM DISCONTINUED OPERATIONS	0	(12)	(12)	(20)
Discontinued Operations
Revenues
Rental income	0	0	0	0
Revenues	0	0	0	0
Expenses
Property operating	0	19	17	27
Total Expenses	0	19	17	27
Other Income (Expense)
Interest and other income, net	0	0	0	0
Total other income (expense)	0	0	0	0
Discontinued Operations
Loss from discontinued operations	0	(19)	(17)	(27)
Gain on sale of properties	0	7	5	7
LOSS FROM DISCONTINUED OPERATIONS	$ 0	$ (12)	$ (12)	$ (20)

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Notes and Bonds Payable (Details) $ in Thousands				6 Months Ended
	Jun. 13, 2017 USD ($) ft²	May 01, 2017 USD ($) ft²	Mar. 06, 2017 USD ($) ft²	Jun. 30, 2017 USD ($) ft²	Dec. 31, 2016 USD ($)
Debt Instrument [Line Items]
Notes and bonds payable				$ 1,203,146	$ 1,264,370
Line of Credit | Unsecured Credit Facility Due 2020
Debt Instrument [Line Items]
Notes and bonds payable				$ 35,000	107,000
Effective interest rate (percent)				2.22%
Medium-term Notes | Term Loan Due 2019
Debt Instrument [Line Items]
Notes and bonds payable				$ 149,609	149,491
Effective interest rate (percent)				2.42%
Senior Notes | Senior Notes due 2021, net of discount and issuance costs
Debt Instrument [Line Items]
Notes and bonds payable				$ 397,483	397,147
Effective interest rate (percent)				5.97%
Senior Notes | Senior Notes due 2023, net of discount and issuance costs
Debt Instrument [Line Items]
Notes and bonds payable				$ 247,499	247,296
Effective interest rate (percent)				3.95%
Senior Notes | Senior Notes due 2025, net of discount and issuance costs
Debt Instrument [Line Items]
Notes and bonds payable				$ 247,930	247,819
Effective interest rate (percent)				4.08%
Mortgages
Debt Instrument [Line Items]
Notes and bonds payable				$ 125,625	$ 115,617
Effective interest rate (percent)				5.06%
MINNESOTA | Mortgages | 6.5% Mortgage Note Payable
Debt Instrument [Line Items]
Mortgage note, interest rate (percent)		6.50%
Amount of debt repaid		$ 200
Square footage encumbered by mortgage payable (sqft) | ft²		60,476
Real Estate Acquisition
Debt Instrument [Line Items]
Square footage | ft²				172,636
Mortgage notes payable assumed				$ 12,100
Fair value adjustments				400
Real Estate Acquisition | MINNESOTA
Debt Instrument [Line Items]
Square footage | ft²			34,608
Mortgage notes payable assumed			$ 0
Real Estate Acquisition | DISTRICT OF COLUMBIA
Debt Instrument [Line Items]
Effective interest rate (percent)	4.27%
Mortgage note, interest rate (percent)	4.69%
Square footage | ft²	62,379
Mortgage notes payable assumed	$ 12,100
Fair value adjustments				$ 400

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Derivative Financial Instruments (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Derivative [Line Items]
Interest rate cash flow hedge gain (loss) to be reclassified to interest expense during the next 12 months	$ (200)		$ (200)
Interest Expense | Interest Rate Swap
Derivative [Line Items]
Amount of loss reclassified from accumulated OCI into Interest Expense (effective portion)	$ (42)	$ (42)	$ (85)	$ (84)

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Commitments and Contingencies - Construction Activity (Details) $ in Millions	Jun. 30, 2017 USD ($) ft²
Other Commitments [Line Items]
Approximate Square Feet | ft²	14,500,000
Medical Office Building Expansion | TENNESSEE
Other Commitments [Line Items]
Approximate Square Feet | ft²	70,000
Total amount funded	$ 10.3
Tenant improvements included in construction funded	3.1
Construction activity, estimated remaining fundings	$ 2.2
Medical Office Building | COLORADO
Other Commitments [Line Items]
Approximate Square Feet | ft²	99,957
Total amount funded	$ 21.6
Estimated total investment	$ 26.5

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Stockholders' Equity - Reconciliation of beginning and ending common stock outstanding (Details) - shares	6 Months Ended	12 Months Ended
	Jun. 30, 2017	Dec. 31, 2016
Reconciliation of the beginning and ending common stock outstanding
Balance, beginning of period	116,417,000
Balance, end of period	116,545,000	116,417,000
Common Stock
Reconciliation of the beginning and ending common stock outstanding
Balance, beginning of period	116,416,900	101,517,009
Issuance of common stock	41,020	14,063,100
Nonvested share-based awards, net of withheld shares	87,034	836,791
Balance, end of period	116,544,954	116,416,900

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Stockholders' Equity (Stock Transactions - Narrative) (Details) - $ / shares		3 Months Ended		6 Months Ended
	Aug. 01, 2017	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016	Jul. 31, 2017	May 02, 2017	May 01, 2017	Dec. 31, 2016
Class of Stock [Line Items]
Common stock, authorized shares		300,000,000		300,000,000					150,000,000
Dividends declared per common share, during the period (in dollars per share)		$ 0.30	$ 0.30	$ 0.60	$ 0.60
Common Stock
Class of Stock [Line Items]
Common stock, authorized shares							300,000,000	150,000,000
At The Market Equity Offering Program
Class of Stock [Line Items]
Issuance of common stock (shares)				0
Subsequent Event
Class of Stock [Line Items]
Dividends declared per common share, during the period (in dollars per share)	$ 0.30
Subsequent Event | At The Market Equity Offering Program
Class of Stock [Line Items]
Number of authorized shares remaining under offering program (shares)						5,868,697

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Stockholders' Equity - Changes in accumulated other comprehensive income (Details) - Forward-starting Interest Rate Swaps - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016
Accumulated Other Comprehensive Income (Loss), Net of Tax [Roll Forward]
Beginning balance	$ (1,401)	$ (1,569)
Amounts reclassified from accumulated other comprehensive loss	85	84
Net accumulated other comprehensive income	85	84
Ending balance	$ (1,316)	$ (1,485)

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Stockholders' Equity - Computation of basic and diluted earnings (loss) per common share (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Weighted average Common Shares outstanding
Weighted average Common Shares outstanding	116,528,181	105,306,479	116,499,667	103,970,376
Nonvested shares	(1,807,082)	(1,318,730)	(1,801,448)	(1,260,457)
Weighted average Common Shares—Basic	114,721,099	103,987,749	114,698,219	102,709,919
Dilutive effect of restricted stock	861,037	691,064	796,283	646,341
Dilutive effect of employee stock purchase plan	92,228	90,732	102,327	114,274
Weighted average Common Shares outstanding—Diluted	115,674,364	104,769,545	115,596,829	103,470,534
Net Income
Income from continuing operations	$ 25,224	$ 12,157	$ 57,082	$ 21,320
Discontinued operations	0	(12)	(12)	(20)
NET INCOME	$ 25,224	$ 12,145	$ 57,070	$ 21,300
Basic Earnings (Loss) Per Common Share
Income from continuing operations (in dollars per share)	$ 0.22	$ 0.12	$ 0.50	$ 0.21
Discontinued operations (in dollars per share)	0.00	0.00	0.00	0.00
Net income (in dollars per share)	0.22	0.12	0.50	0.21
Diluted Earnings (Loss) Per Common Share
Income from continuing operations (in dollars per share)	0.22	0.12	0.49	0.21
Discontinued operations (in dollars per share)	0.00	0.00	0.00	0.00
Net income (in dollars per share)	$ 0.22	$ 0.12	$ 0.49	$ 0.21

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Stockholders' Equity - Summary of activity under stock-based incentive plans (Details) - Stock Incentive Plan - shares	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Summary of the activity under the incentive plans
Stock-based awards, beginning of period (shares)	1,814,039	1,326,746	1,786,497	1,092,262
Granted (shares)	23,231	21,374	103,615	321,580
Vested (shares)	(39,584)	(36,951)	(92,426)	(102,673)
Stock-based awards, end of period (shares)	1,797,686	1,311,169	1,797,686	1,311,169
Restricted Stock
Summary of the activity under the incentive plans
Shares withheld to pay estimated withholding taxes	0		16,581	14,442

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Stockholders' Equity - Summary of activity under Employee Stock Purchase Plan (Details) - Employee Stock Purchase Plan - shares	3 Months Ended		6 Months Ended
	Jun. 30, 2017	Jun. 30, 2016	Jun. 30, 2017	Jun. 30, 2016
Summary of the Employee Stock Purchase Plan activity
Outstanding and exercisable, beginning of period (shares)	365,618	361,955	316,321	340,958
Granted (shares)	0	0	206,824	198,450
Exercised (shares)	(7,595)	(10,839)	(19,030)	(37,528)
Forfeited (shares)	(13,451)	(6,208)	(27,233)	(13,890)
Expired (shares)	0	0	(132,310)	(143,082)
Outstanding and exercisable, end of period (shares)	344,572	344,908	344,572	344,908

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Fair Value of Financial Instruments (Details) - USD ($) $ in Millions	Jun. 30, 2017	Dec. 31, 2016
Carrying Value
Derivative [Line Items]
Notes and bonds payable	$ 1,203.1	$ 1,264.4
Fair Value
Derivative [Line Items]
Notes and bonds payable	$ 1,208.3	$ 1,265.1