UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2025

OR

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to

Commission File Number: 1-12252 (Equity Residential)

Commission File Number: 0-24920 (ERP Operating Limited Partnership)

EQUITY RESIDENTIAL

ERP OPERATING LIMITED PARTNERSHIP

(Exact name of registrant as specified in its charter)

Maryland (Equity Residential)	13-3675988 (Equity Residential)
Illinois (ERP Operating Limited Partnership)	36-3894853 (ERP Operating Limited Partnership)
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
Two North Riverside Plaza, Chicago, Illinois 60606	(312) 474-1300
(Address of principal executive offices) (Zip Code)	(Registrant’s telephone number, including area code)

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

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Shares of Beneficial Interest, $0.01 Par Value (Equity Residential)	EQR	New York Stock Exchange
7.57% Notes due August 15, 2026 (ERP Operating Limited Partnership)	N/A	New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Equity Residential Yes ☒  No ☐ ERP Operating Limited Partnership Yes ☒  No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted 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 such files).

Equity Residential Yes ☒  No ☐ ERP Operating Limited Partnership Yes ☒  No ☐

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.

Equity Residential:

Large accelerated filer	☒	Accelerated filer	☐
Non-accelerated filer	☐	Smaller reporting company	☐
Emerging growth company	☐

l

ERP Operating Limited Partnership:

Large accelerated filer	☐	Accelerated filer	☐
Non-accelerated filer	☒	Smaller reporting company	☐
Emerging growth company	☐

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.

Equity Residential ☐ ERP Operating Limited Partnership ☐

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

Equity Residential Yes ☐  No ☒ ERP Operating Limited Partnership Yes ☐  No ☒

The number of EQR Common Shares of Beneficial Interest, $0.01 par value, outstanding on July 31, 2025 was 381,898,057.

EXPLANATORY NOTE

This report combines the reports on Form 10-Q for the quarterly period ended June 30, 2025 of Equity Residential and ERP Operating Limited Partnership. Unless stated otherwise or the context otherwise requires, references to “EQR” mean Equity Residential, a Maryland real estate investment trust (“REIT”), and references to “ERPOP” mean ERP Operating Limited Partnership, an Illinois limited partnership. References to the “Company,” “we,” “us” or “our” mean collectively EQR, ERPOP and those entities/subsidiaries owned or controlled by EQR and/or ERPOP. References to the “Operating Partnership” mean collectively ERPOP and those entities/subsidiaries owned or controlled by ERPOP. The following chart illustrates the Company’s and the Operating Partnership’s corporate structure:

EQR is the general partner of, and as of June 30, 2025 owned an approximate 97.0% ownership interest in, ERPOP. The remaining 3.0% interest is owned by limited partners. As the sole general partner of ERPOP, EQR has exclusive control of ERPOP’s day-to-day management. Management operates the Company and the Operating Partnership as one business. The management of EQR consists of the same members as the management of ERPOP.

The Company is structured as an umbrella partnership REIT (“UPREIT”) and EQR contributes all net proceeds from its various equity offerings to ERPOP. In return for those contributions, EQR receives a number of OP Units (see definition below) in ERPOP equal to the number of Common Shares it has issued in the equity offering. The Company may acquire properties in transactions that include the issuance of OP Units as consideration for the acquired properties. Such transactions may, in certain circumstances, enable the sellers to defer in whole or in part, the recognition of taxable income or gain that might otherwise result from the sales. This is one of the reasons why the Company is structured in the manner shown above. Based on the terms of ERPOP’s partnership agreement, OP Units can be exchanged with Common Shares on a one-for-one basis because the Company maintains a one-for-one relationship between the OP Units of ERPOP issued to EQR and the outstanding Common Shares.

The Company believes that combining the reports on Form 10-Q of EQR and ERPOP into this single report provides the following benefits:

• enhances investors’ understanding of the Company and the Operating Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;

• eliminates duplicative disclosure and provides a more streamlined and readable presentation since a substantial portion of the disclosure applies to both the Company and the Operating Partnership; and

• creates time and cost efficiencies through the preparation of one combined report instead of two separate reports.

The Company believes it is important to understand the few differences between EQR and ERPOP in the context of how EQR and ERPOP operate as a consolidated company. All of the Company’s property ownership, development and related business operations are conducted through the Operating Partnership and EQR has no material assets or liabilities other than its investment in ERPOP. EQR’s primary function is acting as the general partner of ERPOP. EQR also issues equity from time to time, the net proceeds of which it is obligated to contribute to ERPOP. EQR does not have any indebtedness as all debt is incurred by the Operating Partnership. The Operating Partnership holds substantially all of the assets of the Company, including the Company’s ownership interests in its joint ventures. The Operating Partnership conducts the operations of the business and is structured as a partnership with no publicly traded equity. Except for the net proceeds from equity offerings by EQR (which are contributed to the capital of ERPOP in exchange for additional partnership interests in ERPOP (“OP Units”) (on a one-for-one Common Share per OP Unit basis) or additional preference units in ERPOP (on a one-for-one preferred share per preference unit basis)), the Operating Partnership generates all remaining capital required by the Company’s business. These sources include the Operating Partnership’s working capital, net cash provided by operating activities, borrowings under its revolving credit facility and/or commercial paper program, the issuance of secured and unsecured debt and partnership interests, and proceeds received from disposition of certain properties and joint venture interests.

Shareholders’ equity, partners’ capital and noncontrolling interests are the main areas of difference between the consolidated financial statements of the Company and those of the Operating Partnership. The limited partners of the Operating Partnership are accounted for as partners’ capital in the Operating Partnership’s financial statements and as noncontrolling interests in the Company’s financial statements. The noncontrolling interests in the Operating Partnership’s financial statements include the interests of unaffiliated partners in various consolidated partnerships. The noncontrolling interests in the Company’s financial statements include the same noncontrolling interests at the Operating Partnership level and limited partner OP Unit holders of the Operating Partnership. The differences between shareholders’ equity and partners’ capital result from differences in the equity issued at the Company and Operating Partnership levels.

To help investors understand the differences between the Company and the Operating Partnership, this report provides separate consolidated financial statements for the Company and the Operating Partnership; a single set of consolidated notes to such financial statements that includes separate discussions of each entity’s debt, noncontrolling interests and shareholders’ equity or partners’ capital, as applicable; and a combined Management’s Discussion and Analysis of Financial Condition and Results of Operations section that includes discrete information related to each entity.

This report also includes separate Part I, Item 4, Controls and Procedures, sections and separate Exhibits 31 and 32 certifications for each of the Company and the Operating Partnership in order to establish that the requisite certifications have been made and that the Company and the Operating Partnership are compliant with Rule 13a-15 or Rule 15d-15 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), and 18 U.S.C. §1350.

In order to highlight the differences between the Company and the Operating Partnership, the separate sections in this report for the Company and the Operating Partnership specifically refer to the Company and the Operating Partnership. In the sections that combine disclosure of the Company and the Operating Partnership, this report refers to actions or holdings as being actions or holdings of the Company. Although the Operating Partnership is generally the entity that directly or indirectly enters into contracts and joint ventures and holds assets and debt, reference to the Company is appropriate because the Company is one business and the Company operates that business through the Operating Partnership.

As general partner with control of ERPOP, EQR consolidates ERPOP for financial reporting purposes, and EQR essentially has no assets or liabilities other than its investment in ERPOP. Therefore, the assets and liabilities of the Company and the Operating Partnership are the same on their respective financial statements. The separate discussions of the Company and the Operating Partnership in this report should be read in conjunction with each other to understand the results of the Company on a consolidated basis and how management operates the Company.

TABLE OF CONTENTS

	PAGE
PART I.
Item 1. Financial Statements of Equity Residential:
Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024	2
Consolidated Statements of Operations and Comprehensive Income for the six months and quarters ended June 30, 2025 and 2024	3
Consolidated Statements of Cash Flows for the six months ended June 30, 2025 and 2024	5
Consolidated Statements of Changes in Equity for the six months and quarters ended June 30, 2025 and 2024	9
Financial Statements of ERP Operating Limited Partnership:
Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024	11
Consolidated Statements of Operations and Comprehensive Income for the six months and quarters ended June 30, 2025 and 2024	12
Consolidated Statements of Cash Flows for the six months ended June 30, 2025 and 2024	14
Consolidated Statements of Changes in Capital for the six months and quarters ended June 30, 2025 and 2024	18
Notes to Consolidated Financial Statements of Equity Residential and ERP Operating Limited Partnership	20
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations	39
Item 3. Quantitative and Qualitative Disclosures about Market Risk	48
Item 4. Controls and Procedures	48
PART II.
Item 1. Legal Proceedings	49
Item 1A. Risk Factors	49
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds	49
Item 3. Defaults Upon Senior Securities	49
Item 4. Mine Safety Disclosures	49
Item 5. Other Information	49
Item 6. Exhibits	49

1

EQUITY RESIDENTIAL

CONSOLIDATED BALANCE SHEETS

(Amounts in thousands except for share amounts)

(Unaudited)

	June 30,			December 31,
	2025			2024
ASSETS
Land	$	5,636,458		$	5,606,531
Depreciable property		24,711,740			24,039,412
Projects under development		168,626			261,706
Land held for development		59,956			63,142
Investment in real estate		30,576,780			29,970,791
Accumulated depreciation		(10,816,579	)		(10,412,463	)
Investment in real estate, net		19,760,201			19,558,328
Investments in unconsolidated entities		403,768			386,531
Cash and cash equivalents		31,276			62,302
Restricted deposits		100,678			97,864
Right-of-use assets		449,577			455,445
Other assets		282,014			273,706
Total assets	$	21,027,514		$	20,834,176
LIABILITIES AND EQUITY
Liabilities:
Mortgage notes payable, net	$	1,594,765		$	1,630,690
Notes, net		5,994,914			5,947,376
Line of credit and commercial paper		782,147			543,679
Accounts payable and accrued expenses		108,792			99,347
Accrued interest payable		75,694			74,176
Lease liabilities		302,847			304,897
Other liabilities		290,101			310,559
Security deposits		81,179			75,611
Distributions payable		270,695			263,494
Total liabilities		9,501,134			9,249,829
Commitments and contingencies
Redeemable Noncontrolling Interests – Operating Partnership		317,905			338,563
Equity:
Shareholders' equity:
Preferred Shares of beneficial interest, $0.01 par value;    100,000,000 shares authorized; 343,100 shares issued and    outstanding as of June 30, 2025 and December 31, 2024		17,155			17,155
Common Shares of beneficial interest, $0.01 par value;    1,000,000,000 shares authorized; 379,980,440 shares issued    and outstanding as of June 30, 2025 and 379,475,383    shares issued and outstanding as of December 31, 2024		3,800			3,795
Paid in capital		9,656,272			9,611,826
Retained earnings		1,329,379			1,407,570
Accumulated other comprehensive income (loss)		1,615			4,214
Total shareholders’ equity		11,008,221			11,044,560
Noncontrolling Interests:
Operating Partnership		202,717			201,942
Partially Owned Properties		(2,463	)		(718	)
Total Noncontrolling Interests		200,254			201,224
Total equity		11,208,475			11,245,784
Total liabilities and equity	$	21,027,514		$	20,834,176

See accompanying notes

2

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

(Amounts in thousands except per share data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
REVENUES
Rental income	$	1,529,637		$	1,464,981		$	768,827		$	734,163
EXPENSES
Property and maintenance		280,247			261,128			136,274			126,498
Real estate taxes and insurance		224,084			214,498			112,332			105,571
Property management		70,602			68,969			34,786			33,511
General and administrative		36,786			34,351			18,531			18,631
Depreciation		497,635			450,093			240,889			224,398
Total expenses		1,109,354			1,029,039			542,812			508,609
Net gain (loss) on sales of real estate properties		212,432			227,994			58,280			39,809
Interest and other income		3,821			10,657			2,129			1,328
Other expenses		(8,961	)		(45,123	)		(4,805	)		(13,385	)
Interest:
Expense incurred, net		(147,431	)		(133,040	)		(75,317	)		(65,828	)
Amortization of deferred financing costs		(4,247	)		(3,836	)		(2,103	)		(1,918	)
Income before income and other taxes, income (loss) from    investments in unconsolidated entities and net gain (loss)    on sales of land parcels		475,897			492,594			204,199			185,560
Income and other tax (expense) benefit		(829	)		(635	)		(407	)		(331	)
Income (loss) from investments in unconsolidated entities		(11,407	)		(3,372	)		(4,996	)		(1,674	)
Net gain (loss) on sales of land parcels		(78	)		—			(11	)		—
Net income		463,583			488,587			198,785			183,555
Net (income) loss attributable to Noncontrolling Interests:
Operating Partnership		(12,328	)		(13,278	)		(5,226	)		(5,003	)
Partially Owned Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Net income attributable to controlling interests		448,948			473,270			192,356			177,483
Preferred distributions		(711	)		(902	)		(355	)		(355	)
Premium on redemption of Preferred Shares		—			(1,444	)		—			—
Net income available to Common Shares	$	448,237		$	470,924		$	192,001		$	177,128
Earnings per share – basic:
Net income available to Common Shares	$	1.18		$	1.24		$	0.51		$	0.47
Weighted average Common Shares outstanding		379,359			378,699			379,508			378,578
Earnings per share – diluted:
Net income available to Common Shares	$	1.18		$	1.24		$	0.50		$	0.47
Weighted average Common Shares outstanding		391,345			390,548			391,498			390,542

See accompanying notes

3

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (Continued)

(Amounts in thousands except per share data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
Comprehensive income:
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Other comprehensive income (loss):
Other comprehensive income (loss) – derivative instruments:
Unrealized holding gains (losses) arising during the period		(3,550	)		—			(2,046	)		—
Losses reclassified into earnings from other comprehensive    income		951			1,210			265			600
Other comprehensive income (loss)		(2,599	)		1,210			(1,781	)		600
Comprehensive income		460,984			489,797			197,004			184,155
Comprehensive (income) attributable to Noncontrolling Interests		(14,566	)		(15,350	)		(6,382	)		(6,088	)
Comprehensive income attributable to controlling interests	$	446,418		$	474,447		$	190,622		$	178,067

See accompanying notes

4

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$	463,583		$	488,587
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation		497,635			450,093
Amortization of deferred financing costs		4,247			3,836
Amortization of discounts and premiums on debt		2,637			2,536
Amortization of deferred settlements on derivative instruments		945			1,204
Amortization of right-of-use assets		6,395			6,470
Write-off of pursuit costs		2,048			1,369
(Income) loss from investments in unconsolidated entities		11,407			3,372
Distributions from unconsolidated entities – return on capital		243			281
Net (gain) loss on sales of real estate properties		(212,432	)		(227,994	)
Net (gain) loss on sales of land parcels		78			—
Realized (gain) loss on investment securities		49			1,316
Unrealized (gain) loss on investment securities		—			(5,745	)
Compensation paid with Company Common Shares		21,564			21,350
Changes in assets and liabilities:
(Increase) decrease in other assets		(18,706	)		30,297
Increase (decrease) in accounts payable and accrued expenses		10,901			18,780
Increase (decrease) in accrued interest payable		1,518			(131	)
Increase (decrease) in lease liabilities		(1,106	)		(1,020	)
Increase (decrease) in other liabilities		(11,407	)		22,697
Increase (decrease) in security deposits		5,471			670
Net cash provided by operating activities		785,070			817,968
CASH FLOWS FROM INVESTING ACTIVITIES:
Investment in real estate – acquisitions		(534,855	)		(63,507	)
Investment in real estate – development/other		(59,713	)		(55,253	)
Capital expenditures to real estate		(144,368	)		(153,304	)
Non-real estate capital additions		(1,019	)		(921	)
Interest capitalized for real estate and unconsolidated entities under development		(6,663	)		(6,894	)
Proceeds from disposition of real estate, net		343,064			330,128
Investments in unconsolidated entities – acquisitions		—			(31,286	)
Investments in unconsolidated entities – development/other		(62,050	)		(28,793	)
Distributions from unconsolidated entities – return of capital		331			16
Proceeds from sale of investment securities		359			7,457
Consolidation of previously unconsolidated entities		(54,081	)		—
Net cash provided by (used for) investing activities		(518,995	)		(2,357	)

See accompanying notes

5

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
CASH FLOWS FROM FINANCING ACTIVITIES:
Debt financing costs	$	(4,518	)	$	—
Mortgage notes payable, net:
Lump sum payoffs		(37,940	)		—
Notes, net:
Proceeds		498,580			—
Lump sum payoffs		(450,000	)		—
Line of credit and commercial paper:
Commercial paper proceeds		18,803,963			3,532,753
Commercial paper repayments		(18,565,495	)		(3,771,000	)
Proceeds from (payments on) settlement of derivative instruments		(3,550	)		—
Finance ground lease principal payments		(1,471	)		(1,438	)
Proceeds from Employee Share Purchase Plan (ESPP)		1,413			2,449
Proceeds from exercise of options		5,357			6,480
Common Shares repurchased and retired		—			(38,474	)
Redemption of Preferred Shares		—			(20,125	)
Premium on redemption of Preferred Shares		—			(1,444	)
Payment of offering costs		(481	)		—
Other financing activities, net		(53	)		(45	)
Contributions – Noncontrolling Interests – Partially Owned Properties		—			458
Contributions – Noncontrolling Interests – Operating Partnership		4			2
Distributions:
Common Shares		(519,437	)		(507,111	)
Preferred Shares		(711	)		(1,320	)
Noncontrolling Interests – Operating Partnership		(15,949	)		(15,629	)
Noncontrolling Interests – Partially Owned Properties		(3,999	)		(2,741	)
Net cash provided by (used for) financing activities		(294,287	)		(817,185	)
Net increase (decrease) in cash and cash equivalents and restricted deposits		(28,212	)		(1,574	)
Cash and cash equivalents and restricted deposits, beginning of period		160,166			139,995
Cash and cash equivalents and restricted deposits, end of period	$	131,954		$	138,421
Cash and cash equivalents and restricted deposits, end of period
Cash and cash equivalents	$	31,276		$	38,298
Restricted deposits		100,678			100,123
Total cash and cash equivalents and restricted deposits, end of period	$	131,954		$	138,421

See accompanying notes

6

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
SUPPLEMENTAL INFORMATION:
Cash paid for interest, net of amounts capitalized	$	133,733		$	120,955
Net cash paid (received) for income and other taxes	$	920		$	877
Amortization of deferred financing costs:
Other assets	$	1,393		$	1,392
Mortgage notes payable, net	$	611		$	524
Notes, net	$	2,243		$	1,920
Amortization of discounts and premiums on debt:
Mortgage notes payable, net	$	1,404		$	1,412
Notes, net	$	1,233		$	1,124
Amortization of deferred settlements on derivative instruments:
Other liabilities	$	(6	)	$	(6	)
Accumulated other comprehensive income	$	951		$	1,210
Write-off of pursuit costs:
Investment in real estate, net	$	187		$	319
Investments in unconsolidated entities	$	1,740		$	866
Other assets	$	121		$	184
(Income) loss from investments in unconsolidated entities:
Investments in unconsolidated entities	$	10,804		$	2,736
Other liabilities	$	603		$	636
Realized/unrealized (gain) loss on derivative instruments:
Other assets	$	(89	)	$	—
Other liabilities	$	3,639		$	—
Accumulated other comprehensive income	$	(3,550	)	$	—
Interest capitalized for real estate and unconsolidated entities under development:
Investment in real estate, net	$	(3,812	)	$	(2,592	)
Investments in unconsolidated entities	$	(2,851	)	$	(4,302	)
Investments in unconsolidated entities – development/other:
Investments in unconsolidated entities	$	(60,550	)	$	(28,133	)
Other liabilities	$	(1,500	)	$	(660	)
Consolidation of previously unconsolidated entities:
Investment in real estate, net	$	(88,356	)	$	—
Investments in unconsolidated entities	$	32,370		$	—
Other assets	$	56		$	—
Accounts payable and accrued expenses	$	1,725		$	—
Other liabilities	$	27		$	—
Security deposits	$	97		$	—
Debt financing costs:
Notes, net	$	(4,518	)	$	—
Proceeds from (payments on) settlement of derivative instruments:
Other assets	$	89		$	—
Other liabilities	$	(3,639	)	$	—

See accompanying notes

7

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
Right-of-use assets and lease liabilities initial measurement and reclassifications:
Right-of-use assets	$	(527	)	$	—
Lease liabilities	$	527		$	—
Non-cash share distribution and other transfers from unconsolidated entities:
Investments in unconsolidated entities	$	676		$	—
Other assets	$	(676	)	$	—
Non-cash change in Supplemental Executive Retirement Plan (SERP) balances:
Other assets	$	8,915		$	3,437
Other liabilities	$	(8,175	)	$	(2,839	)
Paid in capital	$	(740	)	$	(598	)

See accompanying notes

8

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(Amounts in thousands except per share data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
SHAREHOLDERS’ EQUITY
PREFERRED SHARES
Balance, beginning of period	$	17,155		$	37,280		$	17,155		$	17,155
Partial redemption of 8.29% Series K Cumulative Redeemable		—			(20,125	)		—			—
Balance, end of period	$	17,155		$	17,155		$	17,155		$	17,155
COMMON SHARES, $0.01 PAR VALUE
Balance, beginning of period	$	3,795		$	3,793		$	3,798		$	3,789
Conversion of OP Units into Common Shares		2			1			1			1
Exercise of share options		1			1			1			—
Employee Share Purchase Plan (ESPP)		—			1			—			1
Common Shares repurchased and retired		—			(7	)		—			—
Share-based employee compensation expense:
Restricted shares		2			2			—			—
Balance, end of period	$	3,800		$	3,791		$	3,800		$	3,791
PAID IN CAPITAL
Balance, beginning of period	$	9,611,826		$	9,601,866		$	9,622,470		$	9,603,743
Common Share Issuance:
Conversion of OP Units into Common Shares		8,771			5,047			4,365			4,793
Exercise of share options		5,356			6,479			996			2,079
Employee Share Purchase Plan (ESPP)		1,413			2,448			471			804
Share-based employee compensation expense:
Restricted shares		9,337			9,381			4,901			4,887
Share options		2,656			2,507			1,377			1,218
ESPP discount		258			501			64			205
Offering costs		(481	)		—			(481	)		—
Supplemental Executive Retirement Plan (SERP)		(740	)		(598	)		(851	)		(371	)
Change in market value of Redeemable Noncontrolling Interests –    Operating Partnership		19,568			(39,058	)		18,813			(30,243	)
Adjustment for Noncontrolling Interests ownership in Operating    Partnership		(1,692	)		1,532			4,147			2,990
Balance, end of period	$	9,656,272		$	9,590,105		$	9,656,272		$	9,590,105
RETAINED EARNINGS
Balance, beginning of period	$	1,407,570		$	1,437,185		$	1,400,511		$	1,436,671
Net income attributable to controlling interests		448,948			473,270			192,356			177,483
Common Share distributions		(526,428	)		(511,720	)		(263,133	)		(255,877	)
Preferred Share distributions		(711	)		(902	)		(355	)		(355	)
Premium on redemption of Preferred Shares – cash charge		—			(1,444	)		—			—
Common Shares repurchased and retired		—			(38,467	)		—			—
Balance, end of period	$	1,329,379		$	1,357,922		$	1,329,379		$	1,357,922
ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS)
Balance, beginning of period	$	4,214		$	5,704		$	3,396		$	6,314
Accumulated other comprehensive income (loss) – derivative    instruments:
Unrealized holding gains (losses) arising during the period		(3,550	)		—			(2,046	)		—
Losses reclassified into earnings from other comprehensive    income		951			1,210			265			600
Balance, end of period	$	1,615		$	6,914		$	1,615		$	6,914
DISTRIBUTIONS
Distributions declared per Common Share outstanding	$	1.385		$	1.35		$	0.6925		$	0.675

See accompanying notes

9

EQUITY RESIDENTIAL

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY (Continued)

(Amounts in thousands except per share data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
NONCONTROLLING INTERESTS
OPERATING PARTNERSHIP
Balance, beginning of period	$	201,942		$	202,306		$	207,090		$	207,272
Issuance of restricted units to Noncontrolling Interests		4			2			—			—
Conversion of OP Units held by Noncontrolling Interests into OP    Units held by General Partner		(8,773	)		(5,048	)		(4,366	)		(4,794	)
Equity compensation associated with Noncontrolling Interests		10,593			10,236			5,492			6,149
Net income attributable to Noncontrolling Interests		12,328			13,278			5,226			5,003
Distributions to Noncontrolling Interests		(16,159	)		(15,875	)		(7,559	)		(7,429	)
Change in carrying value of Redeemable Noncontrolling Interests –    Operating Partnership		1,090			665			981			821
Adjustment for Noncontrolling Interests ownership in Operating    Partnership		1,692			(1,532	)		(4,147	)		(2,990	)
Balance, end of period	$	202,717		$	204,032		$	202,717		$	204,032
PARTIALLY OWNED PROPERTIES
Balance, beginning of period	$	(718	)	$	994		$	(2,989	)	$	(1,131	)
Net income attributable to Noncontrolling Interests		2,307			2,039			1,203			1,069
Contributions by Noncontrolling Interests		—			458			—			223
Distributions to Noncontrolling Interests		(4,052	)		(2,786	)		(677	)		(456	)
Other		—			(1,000	)		—			—
Balance, end of period	$	(2,463	)	$	(295	)	$	(2,463	)	$	(295	)

See accompanying notes

10

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED BALANCE SHEETS

(Amounts in thousands)

(Unaudited)

	June 30,			December 31,
	2025			2024
ASSETS
Land	$	5,636,458		$	5,606,531
Depreciable property		24,711,740			24,039,412
Projects under development		168,626			261,706
Land held for development		59,956			63,142
Investment in real estate		30,576,780			29,970,791
Accumulated depreciation		(10,816,579	)		(10,412,463	)
Investment in real estate, net		19,760,201			19,558,328
Investments in unconsolidated entities		403,768			386,531
Cash and cash equivalents		31,276			62,302
Restricted deposits		100,678			97,864
Right-of-use assets		449,577			455,445
Other assets		282,014			273,706
Total assets	$	21,027,514		$	20,834,176
LIABILITIES AND CAPITAL
Liabilities:
Mortgage notes payable, net	$	1,594,765		$	1,630,690
Notes, net		5,994,914			5,947,376
Line of credit and commercial paper		782,147			543,679
Accounts payable and accrued expenses		108,792			99,347
Accrued interest payable		75,694			74,176
Lease liabilities		302,847			304,897
Other liabilities		290,101			310,559
Security deposits		81,179			75,611
Distributions payable		270,695			263,494
Total liabilities		9,501,134			9,249,829
Commitments and contingencies
Redeemable Limited Partners		317,905			338,563
Capital:
Partners’ Capital:
Preference Units		17,155			17,155
General Partner		10,989,451			11,023,191
Limited Partners		202,717			201,942
Accumulated other comprehensive income (loss)		1,615			4,214
Total partners’ capital		11,210,938			11,246,502
Noncontrolling Interests – Partially Owned Properties		(2,463	)		(718	)
Total capital		11,208,475			11,245,784
Total liabilities and capital	$	21,027,514		$	20,834,176

See accompanying notes

11

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

(Amounts in thousands except per Unit data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
REVENUES
Rental income	$	1,529,637		$	1,464,981		$	768,827		$	734,163
EXPENSES
Property and maintenance		280,247			261,128			136,274			126,498
Real estate taxes and insurance		224,084			214,498			112,332			105,571
Property management		70,602			68,969			34,786			33,511
General and administrative		36,786			34,351			18,531			18,631
Depreciation		497,635			450,093			240,889			224,398
Total expenses		1,109,354			1,029,039			542,812			508,609
Net gain (loss) on sales of real estate properties		212,432			227,994			58,280			39,809
Interest and other income		3,821			10,657			2,129			1,328
Other expenses		(8,961	)		(45,123	)		(4,805	)		(13,385	)
Interest:
Expense incurred, net		(147,431	)		(133,040	)		(75,317	)		(65,828	)
Amortization of deferred financing costs		(4,247	)		(3,836	)		(2,103	)		(1,918	)
Income before income and other taxes, income (loss) from    investments in unconsolidated entities and net gain (loss)    on sales of land parcels		475,897			492,594			204,199			185,560
Income and other tax (expense) benefit		(829	)		(635	)		(407	)		(331	)
Income (loss) from investments in unconsolidated entities		(11,407	)		(3,372	)		(4,996	)		(1,674	)
Net gain (loss) on sales of land parcels		(78	)		—			(11	)		—
Net income		463,583			488,587			198,785			183,555
Net (income) loss attributable to Noncontrolling Interests – Partially Owned    Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Net income attributable to controlling interests	$	461,276		$	486,548		$	197,582		$	182,486
ALLOCATION OF NET INCOME:
Preference Units	$	711		$	902		$	355		$	355
Premium on redemption of Preference Units	$	—		$	1,444		$	—		$	—
General Partner	$	448,237		$	470,924		$	192,001		$	177,128
Limited Partners		12,328			13,278			5,226			5,003
Net income available to Units	$	460,565		$	484,202		$	197,227		$	182,131
Earnings per Unit – basic:
Net income available to Units	$	1.18		$	1.24		$	0.51		$	0.47
Weighted average Units outstanding		389,779			389,380			389,837			389,271
Earnings per Unit – diluted:
Net income available to Units	$	1.18		$	1.24		$	0.50		$	0.47
Weighted average Units outstanding		391,345			390,548			391,498			390,542

See accompanying notes

12

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (Continued)

(Amounts in thousands except per Unit data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
Comprehensive income:
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Other comprehensive income (loss):
Other comprehensive income (loss) – derivative instruments:
Unrealized holding gains (losses) arising during the period		(3,550	)		—			(2,046	)		—
Losses reclassified into earnings from other comprehensive    income		951			1,210			265			600
Other comprehensive income (loss)		(2,599	)		1,210			(1,781	)		600
Comprehensive income		460,984			489,797			197,004			184,155
Comprehensive (income) attributable to Noncontrolling Interests –    Partially Owned Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Comprehensive income attributable to controlling interests	$	458,677		$	487,758		$	195,801		$	183,086

See accompanying notes

13

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$	463,583		$	488,587
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation		497,635			450,093
Amortization of deferred financing costs		4,247			3,836
Amortization of discounts and premiums on debt		2,637			2,536
Amortization of deferred settlements on derivative instruments		945			1,204
Amortization of right-of-use assets		6,395			6,470
Write-off of pursuit costs		2,048			1,369
(Income) loss from investments in unconsolidated entities		11,407			3,372
Distributions from unconsolidated entities – return on capital		243			281
Net (gain) loss on sales of real estate properties		(212,432	)		(227,994	)
Net (gain) loss on sales of land parcels		78			—
Realized (gain) loss on investment securities		49			1,316
Unrealized (gain) loss on investment securities		—			(5,745	)
Compensation paid with Company Common Shares		21,564			21,350
Changes in assets and liabilities:
(Increase) decrease in other assets		(18,706	)		30,297
Increase (decrease) in accounts payable and accrued expenses		10,901			18,780
Increase (decrease) in accrued interest payable		1,518			(131	)
Increase (decrease) in lease liabilities		(1,106	)		(1,020	)
Increase (decrease) in other liabilities		(11,407	)		22,697
Increase (decrease) in security deposits		5,471			670
Net cash provided by operating activities		785,070			817,968
CASH FLOWS FROM INVESTING ACTIVITIES:
Investment in real estate – acquisitions		(534,855	)		(63,507	)
Investment in real estate – development/other		(59,713	)		(55,253	)
Capital expenditures to real estate		(144,368	)		(153,304	)
Non-real estate capital additions		(1,019	)		(921	)
Interest capitalized for real estate and unconsolidated entities under development		(6,663	)		(6,894	)
Proceeds from disposition of real estate, net		343,064			330,128
Investments in unconsolidated entities – acquisitions		—			(31,286	)
Investments in unconsolidated entities – development/other		(62,050	)		(28,793	)
Distributions from unconsolidated entities – return of capital		331			16
Proceeds from sale of investment securities		359			7,457
Consolidation of previously unconsolidated entities		(54,081	)		—
Net cash provided by (used for) investing activities		(518,995	)		(2,357	)

See accompanying notes

14

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
CASH FLOWS FROM FINANCING ACTIVITIES:
Debt financing costs	$	(4,518	)	$	—
Mortgage notes payable, net:
Lump sum payoffs		(37,940	)		—
Notes, net:
Proceeds		498,580			—
Lump sum payoffs		(450,000	)		—
Line of credit and commercial paper:
Commercial paper proceeds		18,803,963			3,532,753
Commercial paper repayments		(18,565,495	)		(3,771,000	)
Proceeds from (payments on) settlement of derivative instruments		(3,550	)		—
Finance ground lease principal payments		(1,471	)		(1,438	)
Proceeds from EQR’s Employee Share Purchase Plan (ESPP)		1,413			2,449
Proceeds from exercise of EQR options		5,357			6,480
OP Units repurchased and retired		—			(38,474	)
Redemption of Preference Units		—			(20,125	)
Premium on redemption of Preference Units		—			(1,444	)
Payment of offering costs		(481	)		—
Other financing activities, net		(53	)		(45	)
Contributions – Noncontrolling Interests – Partially Owned Properties		—			458
Contributions – Limited Partners		4			2
Distributions:
OP Units – General Partner		(519,437	)		(507,111	)
Preference Units		(711	)		(1,320	)
OP Units – Limited Partners		(15,949	)		(15,629	)
Noncontrolling Interests – Partially Owned Properties		(3,999	)		(2,741	)
Net cash provided by (used for) financing activities		(294,287	)		(817,185	)
Net increase (decrease) in cash and cash equivalents and restricted deposits		(28,212	)		(1,574	)
Cash and cash equivalents and restricted deposits, beginning of period		160,166			139,995
Cash and cash equivalents and restricted deposits, end of period	$	131,954		$	138,421
Cash and cash equivalents and restricted deposits, end of period
Cash and cash equivalents	$	31,276		$	38,298
Restricted deposits		100,678			100,123
Total cash and cash equivalents and restricted deposits, end of period	$	131,954		$	138,421

See accompanying notes

15

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
SUPPLEMENTAL INFORMATION:
Cash paid for interest, net of amounts capitalized	$	133,733		$	120,955
Net cash paid (received) for income and other taxes	$	920		$	877
Amortization of deferred financing costs:
Other assets	$	1,393		$	1,392
Mortgage notes payable, net	$	611		$	524
Notes, net	$	2,243		$	1,920
Amortization of discounts and premiums on debt:
Mortgage notes payable, net	$	1,404		$	1,412
Notes, net	$	1,233		$	1,124
Amortization of deferred settlements on derivative instruments:
Other liabilities	$	(6	)	$	(6	)
Accumulated other comprehensive income	$	951		$	1,210
Write-off of pursuit costs:
Investment in real estate, net	$	187		$	319
Investments in unconsolidated entities	$	1,740		$	866
Other assets	$	121		$	184
(Income) loss from investments in unconsolidated entities:
Investments in unconsolidated entities	$	10,804		$	2,736
Other liabilities	$	603		$	636
Realized/unrealized (gain) loss on derivative instruments:
Other assets	$	(89	)	$	—
Other liabilities	$	3,639		$	—
Accumulated other comprehensive income	$	(3,550	)	$	—
Interest capitalized for real estate and unconsolidated entities under development:
Investment in real estate, net	$	(3,812	)	$	(2,592	)
Investments in unconsolidated entities	$	(2,851	)	$	(4,302	)
Investments in unconsolidated entities – development/other:
Investments in unconsolidated entities	$	(60,550	)	$	(28,133	)
Other liabilities	$	(1,500	)	$	(660	)
Consolidation of previously unconsolidated entities:
Investment in real estate, net	$	(88,356	)	$	—
Investments in unconsolidated entities	$	32,370		$	—
Other assets	$	56		$	—
Accounts payable and accrued expenses	$	1,725		$	—
Other liabilities	$	27		$	—
Security deposits	$	97		$	—
Debt financing costs:
Notes, net	$	(4,518	)	$	—
Proceeds from (payments on) settlement of derivative instruments:
Other assets	$	89		$	—
Other liabilities	$	(3,639	)	$	—

See accompanying notes

16

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Amounts in thousands)

(Unaudited)

	Six Months Ended June 30,
	2025			2024
Right-of-use assets and lease liabilities initial measurement and reclassifications:
Right-of-use assets	$	(527	)	$	—
Lease liabilities	$	527		$	—
Non-cash share distribution and other transfers from unconsolidated entities:
Investments in unconsolidated entities	$	676		$	—
Other assets	$	(676	)	$	—
Non-cash change in Supplemental Executive Retirement Plan (SERP) balances:
Other assets	$	8,915		$	3,437
Other liabilities	$	(8,175	)	$	(2,839	)
Paid in capital	$	(740	)	$	(598	)

See accompanying notes

17

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF CHANGES IN CAPITAL

(Amounts in thousands except per Unit data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
PARTNERS’ CAPITAL
PREFERENCE UNITS
Balance, beginning of period	$	17,155		$	37,280		$	17,155		$	17,155
Partial redemption of 8.29% Series K Cumulative Redeemable		—			(20,125	)		—			—
Balance, end of period	$	17,155		$	17,155		$	17,155		$	17,155
GENERAL PARTNER
Balance, beginning of period	$	11,023,191		$	11,042,844		$	11,026,779		$	11,044,203
OP Unit Issuance:
Conversion of OP Units held by Limited Partners into OP Units    held by General Partner		8,773			5,048			4,366			4,794
Exercise of EQR share options		5,357			6,480			997			2,079
EQR’s Employee Share Purchase Plan (ESPP)		1,413			2,449			471			805
Share-based employee compensation expense:
EQR restricted shares		9,339			9,383			4,901			4,887
EQR share options		2,656			2,507			1,377			1,218
EQR ESPP discount		258			501			64			205
OP Units repurchased and retired		—			(38,474	)		—			—
Net income available to Units – General Partner		448,237			470,924			192,001			177,128
OP Units – General Partner distributions		(526,428	)		(511,720	)		(263,133	)		(255,877	)
Offering costs		(481	)		—			(481	)		—
Supplemental Executive Retirement Plan (SERP)		(740	)		(598	)		(851	)		(371	)
Change in market value of Redeemable Limited Partners		19,568			(39,058	)		18,813			(30,243	)
Adjustment for Limited Partners ownership in Operating Partnership		(1,692	)		1,532			4,147			2,990
Balance, end of period	$	10,989,451		$	10,951,818		$	10,989,451		$	10,951,818
LIMITED PARTNERS
Balance, beginning of period	$	201,942		$	202,306		$	207,090		$	207,272
Issuance of restricted units to Limited Partners		4			2			—			—
Conversion of OP Units held by Limited Partners into OP Units held    by General Partner		(8,773	)		(5,048	)		(4,366	)		(4,794	)
Equity compensation associated with Units – Limited Partners		10,593			10,236			5,492			6,149
Net income available to Units – Limited Partners		12,328			13,278			5,226			5,003
Units – Limited Partners distributions		(16,159	)		(15,875	)		(7,559	)		(7,429	)
Change in carrying value of Redeemable Limited Partners		1,090			665			981			821
Adjustment for Limited Partners ownership in Operating Partnership		1,692			(1,532	)		(4,147	)		(2,990	)
Balance, end of period	$	202,717		$	204,032		$	202,717		$	204,032
ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS)
Balance, beginning of period	$	4,214		$	5,704		$	3,396		$	6,314
Accumulated other comprehensive income (loss) – derivative    instruments:
Unrealized holding gains (losses) arising during the period		(3,550	)		—			(2,046	)		—
Losses reclassified into earnings from other comprehensive    income		951			1,210			265			600
Balance, end of period	$	1,615		$	6,914		$	1,615		$	6,914
DISTRIBUTIONS
Distributions declared per Unit outstanding	$	1.385		$	1.35		$	0.6925		$	0.675

See accompanying notes

18

ERP OPERATING LIMITED PARTNERSHIP

CONSOLIDATED STATEMENTS OF CHANGES IN CAPITAL (Continued)

(Amounts in thousands except per Unit data)

(Unaudited)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
NONCONTROLLING INTERESTS
NONCONTROLLING INTERESTS – PARTIALLY OWNED    PROPERTIES
Balance, beginning of period	$	(718	)	$	994		$	(2,989	)	$	(1,131	)
Net income attributable to Noncontrolling Interests		2,307			2,039			1,203			1,069
Contributions by Noncontrolling Interests		—			458			—			223
Distributions to Noncontrolling Interests		(4,052	)		(2,786	)		(677	)		(456	)
Other		—			(1,000	)		—			—
Balance, end of period	$	(2,463	)	$	(295	)	$	(2,463	)	$	(295	)

See accompanying notes

19

EQUITY RESIDENTIAL

ERP OPERATING LIMITED PARTNERSHIP

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

1.Business

Equity Residential (“EQR”) is an S&P 500 company focused on the acquisition, development and management of residential properties located in and around dynamic cities that attract affluent long-term renters, a business that is conducted on its behalf by ERP Operating Limited Partnership (“ERPOP”). EQR is a Maryland real estate investment trust (“REIT”) formed in March 1993 and ERPOP is an Illinois limited partnership formed in May 1993. References to the “Company,” “we,” “us” or “our” mean collectively EQR, ERPOP and those entities/subsidiaries owned or controlled by EQR and/or ERPOP. References to the “Operating Partnership” mean collectively ERPOP and those entities/subsidiaries owned or controlled by ERPOP. Unless otherwise indicated, the notes to consolidated financial statements apply to both the Company and the Operating Partnership.

EQR is the general partner of, and as of June 30, 2025 owned an approximate 97.0% ownership interest in, ERPOP. All of the Company’s property ownership, development and related business operations are conducted through the Operating Partnership and EQR has no material assets or liabilities other than its investment in ERPOP. EQR issues equity from time to time, the net proceeds of which it is obligated to contribute to ERPOP, but does not have any indebtedness as all debt is incurred by the Operating Partnership. The Operating Partnership holds substantially all of the assets of the Company, including the Company’s ownership interests in its joint ventures. The Operating Partnership conducts the operations of the business and is structured as a partnership with no publicly traded equity.

As of June 30, 2025, the Company, directly or indirectly through investments in title holding entities, owned all or a portion of 319 properties located in 10 states and the District of Columbia consisting of 86,422 apartment units. The ownership breakdown includes (table does not include any uncompleted development properties):

	Properties		Apartment Units
Wholly Owned Properties		302		82,054
Partially Owned Properties – Consolidated		12		2,656
Partially Owned Properties – Unconsolidated		5		1,712
		319		86,422

2.Summary of Significant Accounting Policies

Basis of Presentation

The accompanying unaudited condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States (“GAAP”) for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring accruals) and certain reclassifications considered necessary for a fair presentation have been included. Operating results for the six months ended June 30, 2025 are not necessarily indicative of the results that may be expected for the year ending December 31, 2025.

In preparation of the Company’s financial statements in conformity with accounting principles generally accepted in the United States, management makes estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements as well as the reported amounts of revenues and expenses during the reporting period. Actual results could differ from these estimates.

The balance sheets at December 31, 2024 have been derived from the audited financial statements at that date but do not include all of the information and footnotes required by accounting principles generally accepted in the United States for complete financial statements.

For further information, including definitions of capitalized terms not defined herein, refer to the consolidated financial statements and footnotes thereto included in the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

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Income and Other Taxes

EQR has elected to be taxed as a REIT. This, along with the nature of the operations of its operating properties, resulted in no provision for federal income taxes at the EQR level. In addition, ERPOP generally is not liable for federal income taxes as the partners recognize their allocable share of income or loss in their tax returns; therefore no provision for federal income taxes has been made at the ERPOP level. Historically, the Company has generally only incurred certain state and local income, excise and franchise taxes. The Company has elected taxable REIT subsidiary (“TRS”) status for certain of its corporate subsidiaries and, as a result, these entities will incur both federal and state income taxes on any taxable income of such entities after consideration of any net operating losses.

Recent Accounting Pronouncements

In November 2024, the Financial Accounting Standards Board (“FASB”) issued a new standard on disaggregation of income statement expenses, which requires an entity to disclose, on an annual and interim basis, disaggregated information about certain income statement expense line items in a tabular format in the notes to the financial statements. The standard will be effective for annual reporting periods beginning after December 15, 2026 and for interim reporting periods within annual reporting periods beginning after December 15, 2027, with early adoption permitted, and may be applied either prospectively or retrospectively. The Company is currently evaluating the impact of the new rules on its disclosures.

In March 2024, the Securities and Exchange Commission ("SEC") adopted final rules that will require certain climate-related information in registration statements and annual reports. In April 2024, the SEC voluntarily stayed the new rules as a result of pending legal challenges. In March 2025, the SEC voted to end its defense of the rules. The new rules include a requirement to disclose material climate-related risks, descriptions of board and management oversight and risk management activities, the material impacts of these risks on a registrant’s strategy, business model and outlook, and any material climate-related targets or goals, as well as material effects and costs of severe weather events and other natural conditions and greenhouse gas emissions. Prior to the stay of the new rules, they would have been effective for annual periods beginning January 1, 2025, except for the greenhouse gas emissions disclosures, which would have been effective for annual periods beginning January 1, 2026. The Company is currently monitoring the legal challenges and evaluating the potential impact of the new rules on its disclosures.

In December 2023, the FASB issued an amendment to the income tax standards which requires disclosure enhancements and further transparency to certain income tax disclosures, most notably the tax rate reconciliation and income taxes paid. The new standard will be effective for annual periods beginning January 1, 2025 and will be applied on a prospective basis with the option to apply the standard retrospectively. Due to the nature of the Company's operations and the immaterial amount of income taxes incurred/paid due to its status as a REIT, we expect the adoption of the standard to have no impact on its disclosures. See the Income and Other Taxes section above for additional discussion.

In November 2023, the FASB issued an amendment to the segment reporting standards which requires disclosure for each reportable segment, on an interim and annual basis, of the significant expense categories and amounts that are regularly provided to the chief operating decision maker and included in each reported measure of a segment’s profit or loss. Additionally, it requires disclosure of the title and position of the individual or the name of the group or committee identified as the chief operating decision maker. The Company adopted the standard when effective for annual periods beginning January 1, 2024 and interim periods beginning January 1, 2025 on a retrospective basis. See Note 12 for further discussion.

In March 2020, the FASB issued an amendment to the reference rate reform standard which provides the option for a limited period of time to ease the potential burden in accounting for, or recognizing the effects of, reference rate reform on contract modifications and hedge accounting. The new standard was effective for the Company upon issuance and elections could be made through December 31, 2024. The Company elected to apply the hedge accounting expedients and application of these expedients preserves the presentation of derivatives consistent with past presentation.

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3.Equity, Capital and Other Interests

The Company refers to “Common Shares” and “Units” (which refer to both OP Units and restricted units) as equity securities for EQR and “General Partner Units” and “Limited Partner Units” as equity securities for ERPOP. To provide a streamlined and more readable presentation of the disclosures for the Company and the Operating Partnership, several sections below refer to the respective terminology for each with the same financial information and separate sections are provided, where needed, to further distinguish any differences in financial information and terminology.

The following table presents the changes in the Company’s issued and outstanding Common Shares and Units for the six months ended June 30, 2025 and 2024:

	2025			2024
Common Shares
Common Shares outstanding at January 1,		379,475,383			379,291,417
Common Shares Issued:
Conversion of OP Units		224,399			90,131
Exercise of share options		83,754			119,516
Employee Share Purchase Plan (ESPP)		23,090			47,466
Restricted share grants, net		173,814			190,804
Common Shares Other:
Repurchased and retired		—			(652,452	)
Common Shares outstanding at June 30,		379,980,440			379,086,882
Units
Units outstanding at January 1,		11,543,773			11,581,306
Restricted unit grants, net		286,898			172,667
Conversion of OP Units to Common Shares		(224,399	)		(90,131	)
Units outstanding at June 30,		11,606,272			11,663,842
Total Common Shares and Units outstanding at June 30,		391,586,712			390,750,724
Units Ownership Interest in Operating Partnership		3.0	%		3.0	%

The following table presents the changes in the Operating Partnership’s issued and outstanding General Partner Units and Limited Partner Units for the six months ended June 30, 2025 and 2024:

	2025			2024
General and Limited Partner Units
General and Limited Partner Units outstanding at January 1,		391,019,156			390,872,723
Issued to General Partner:
Exercise of EQR share options		83,754			119,516
EQR’s Employee Share Purchase Plan (ESPP)		23,090			47,466
EQR’s restricted share grants, net		173,814			190,804
Issued to Limited Partners:
Restricted unit grants, net		286,898			172,667
General Partner Other:
OP Units repurchased and retired		—			(652,452	)
General and Limited Partner Units outstanding at June 30,		391,586,712			390,750,724
Limited Partner Units
Limited Partner Units outstanding at January 1,		11,543,773			11,581,306
Limited Partner restricted unit grants, net		286,898			172,667
Conversion of Limited Partner OP Units to EQR Common Shares		(224,399	)		(90,131	)
Limited Partner Units outstanding at June 30,		11,606,272			11,663,842
Limited Partner Units Ownership Interest in Operating Partnership		3.0	%		3.0	%

The equity positions of various individuals and entities that contributed their properties to the Operating Partnership in exchange for OP Units, as well as the equity positions of the holders of restricted units, are collectively referred to as the “Noncontrolling Interests – Operating Partnership” and “Limited Partners Capital,” respectively, for the Company and the Operating Partnership. Subject to certain exceptions (including the “book-up” requirements of restricted units), the Noncontrolling Interests – Operating Partnership/Limited Partners Capital may exchange their Units with EQR for Common Shares on a one-for-one basis. The carrying value of the Noncontrolling Interests – Operating Partnership/Limited Partners Capital (including redeemable interests) is allocated

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based on the number of Noncontrolling Interests – Operating Partnership/Limited Partners Capital in total in proportion to the number of Noncontrolling Interests – Operating Partnership/Limited Partners Capital in total plus the total number of Common Shares/General Partner Units. Net income is allocated to the Noncontrolling Interests – Operating Partnership/Limited Partners Capital based on the weighted average ownership percentage during the period.

The Operating Partnership has the right but not the obligation to make a cash payment instead of issuing Common Shares to any and all holders of Noncontrolling Interests – Operating Partnership/Limited Partners Capital requesting an exchange of their Noncontrolling Interests – Operating Partnership/Limited Partners Capital with EQR. Once the Operating Partnership elects not to redeem the Noncontrolling Interests – Operating Partnership/Limited Partners Capital for cash, EQR is obligated to deliver Common Shares to the exchanging holder of the Noncontrolling Interests – Operating Partnership/Limited Partners Capital.

The Noncontrolling Interests – Operating Partnership/Limited Partners Capital are classified as either mezzanine equity or permanent equity. If EQR is required, either by contract or securities law, to deliver registered Common Shares, such Noncontrolling Interests – Operating Partnership/Limited Partners Capital are differentiated and referred to as “Redeemable Noncontrolling Interests – Operating Partnership” and “Redeemable Limited Partners,” respectively. Instruments that require settlement in registered shares cannot be classified in permanent equity as it is not always completely within an issuer’s control to deliver registered shares. Therefore, settlement in cash is assumed and that responsibility for settlement in cash is deemed to fall to the Operating Partnership as the primary source of cash for EQR, resulting in presentation in the mezzanine section of the balance sheet. The Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners are adjusted to the greater of carrying value or fair market value based on the Common Share price of EQR at the end of each respective reporting period. EQR has the ability to deliver unregistered Common Shares for the remaining portion of the Noncontrolling Interests – Operating Partnership/Limited Partners Capital that are classified in permanent equity at June 30, 2025 and December 31, 2024.

The carrying value of the Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners is allocated based on the number of Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners in proportion to the number of Noncontrolling Interests – Operating Partnership/Limited Partners Capital in total. Such percentage of the total carrying value of Units/Limited Partner Units which is ascribed to the Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners is then adjusted to the greater of carrying value or fair market value as described above. As of June 30, 2025 and 2024, the Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners have a redemption value of approximately $317.9 million and $327.6 million, respectively, which represents the value of Common Shares that would be issued in exchange for the Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners.

The following table presents the changes in the redemption value of the Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners for the six months ended June 30, 2025 and 2024, respectively (amounts in thousands):

	2025			2024
Balance at January 1,	$	338,563		$	289,248
Change in market value		(19,568	)		39,058
Change in carrying value		(1,090	)		(665	)
Balance at June 30,	$	317,905		$	327,641

Net proceeds from EQR Common Share and Preferred Share (see definition below) offerings and proceeds from exercise of options for Common Shares are contributed by EQR to ERPOP. In return for those contributions, EQR receives a number of OP Units in ERPOP equal to the number of Common Shares it has issued in the equity offering (or in the case of a preferred equity offering, a number of preference units in ERPOP equal in number and having the same terms as the Preferred Shares issued in the equity offering). As a result, the net proceeds from Common Shares and Preferred Shares are allocated for the Company between shareholders’ equity and Noncontrolling Interests – Operating Partnership and for the Operating Partnership between General Partner’s Capital and Limited Partners Capital to account for the change in their respective percentage ownership of the underlying equity.

The Company’s declaration of trust authorizes it to issue up to 100,000,000 preferred shares of beneficial interest, $0.01 par value per share (the “Preferred Shares”), with specific rights, preferences and other attributes as the Board of Trustees may determine, which may include preferences, powers and rights that are senior to the rights of holders of the Company’s Common Shares.

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The following table presents the Company’s issued and outstanding Preferred Shares/Preference Units as of June 30, 2025 and December 31, 2024:

				Amounts in thousands
		Annual
	Call	Dividend Per		June 30,		December 31,
	Date (1)	Share/Unit (2)		2025		2024
Preferred Shares/Preference Units of beneficial interest, $0.01 par value;    100,000,000 shares authorized:
8.29% Series K Cumulative Redeemable Preferred Shares/Preference    Units; liquidation value $50 per share/unit; 343,100 shares/units issued    and outstanding as of June 30, 2025 and December 31, 2024	12/10/2026	$	4.145	$	17,155	$	17,155
				$	17,155	$	17,155

(1)On or after the call date, redeemable Preferred Shares/Preference Units may be redeemed for cash at the option of the Company or the Operating Partnership, respectively, in whole or in part, at a redemption price equal to the liquidation price per share/unit, plus accrued and unpaid distributions, if any.

(2)Dividends on Preferred Shares/Preference Units are payable quarterly.

Other

EQR and ERPOP currently have an active universal shelf registration statement for the issuance of equity and debt securities that automatically became effective upon filing with the SEC in May 2025 and expires in May 2028. Per the terms of ERPOP’s partnership agreement, EQR contributes the net proceeds of all equity offerings to the capital of ERPOP in exchange for additional OP Units (on a one-for-one Common Share per OP Unit basis) or preference units (on a one-for-one preferred share per preference unit basis).

The Company has an At-The-Market (“ATM”) share offering program which allows EQR to issue Common Shares from time to time into the existing trading market at current market prices or through negotiated transactions, including under forward sale arrangements. In May 2025, the Company replaced the prior program (which had expired) with a new program that matures in May 2028 and gives us the authority to issue up to 13.0 million shares, all of which remain available for issuance as of June 30, 2025.

The Company may repurchase up to 13.0 million Common Shares under its share repurchase program, which was reauthorized during the first quarter of 2025. As no Common Shares have been repurchased since the reauthorization, all 13.0 million shares remain available to repurchase as of June 30, 2025.

4.Real Estate

The following table summarizes the carrying amounts for the Company’s investment in real estate (at cost) as of June 30, 2025 and December 31, 2024 (amounts in thousands):

	June 30, 2025			December 31, 2024
Land	$	5,636,458		$	5,606,531
Depreciable property:
Buildings and improvements		21,180,210			20,635,583
Furniture, fixtures and equipment		2,949,071			2,840,691
In-Place lease intangibles		582,459			563,138
Projects under development:
Land		36,779			40,034
Construction-in-progress		131,847			221,672
Land held for development:
Land		42,538			46,160
Construction-in-progress		17,418			16,982
Investment in real estate		30,576,780			29,970,791
Accumulated depreciation		(10,816,579	)		(10,412,463	)
Investment in real estate, net	$	19,760,201		$	19,558,328

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During the six months ended June 30, 2025, the Company acquired the following from unaffiliated parties (purchase price and purchase price allocation in thousands):

							Purchase Price Allocation (1)
	Properties		Apartment Units		Purchase Price		Land		Depreciable Property
Rental Properties – Consolidated		8		2,064	$	533,843	$	67,972	$	466,883

(1)Purchase price allocation includes capitalized closing costs.

During the six months ended June 30, 2025, the Company also acquired its joint venture partner's 10% interest in a previously unconsolidated 270-unit apartment property, and the property is now wholly owned. The Company recorded real estate basis of $88.4 million upon consolidation, allocated as $8.5 million to land and $79.9 million to depreciable property. See Note 5 for further discussion.

During the six months ended June 30, 2025, the Company disposed of the following to unaffiliated parties (sales price and net gain (loss) in thousands):

	Properties		Apartment Units		Sales Price		Net Gain (Loss)
Rental Properties – Consolidated		3		835	$	346,600	$	212,432
Land Parcel (one) – Consolidated		—		—		4,300		(78	)
Total		3		835	$	350,900	$	212,354

5.Investments in Partially Owned Entities

The Company has invested in various entities with unrelated third parties which are either consolidated or accounted for under the equity method of accounting (unconsolidated).

Consolidated Variable Interest Entities (“VIEs”)

In accordance with accounting standards for consolidation of VIEs, the Company consolidates ERPOP on EQR’s financial statements. As the sole general partner of ERPOP, EQR has exclusive control of ERPOP’s day-to-day management. The limited partners are not able to exercise substantive kick-out or participating rights. As a result, ERPOP qualifies as a VIE. EQR has a controlling financial interest in ERPOP and, thus, is ERPOP’s primary beneficiary. EQR has the power to direct the activities of ERPOP that most significantly impact ERPOP’s economic performance as well as the obligation to absorb losses or the right to receive benefits from ERPOP that could potentially be significant to ERPOP.

The Company has various equity interests in certain joint ventures that have been deemed to be VIEs, and the Company is the VIEs’ primary beneficiary. As a result, the joint ventures are required to be consolidated on the Company’s financial statements. The following table summarizes the Company’s consolidated joint ventures as of June 30, 2025:

	Operating Properties				Projects Under Development (1)
	Properties		Apartment Units		Projects		Apartment Units (2)
Consolidated Joint Ventures (VIE)		12		2,656		1		440

(1)Represents separate consolidated joint ventures for the purpose of developing multifamily rental properties.

(2)Represents the intended number of apartment units to be developed.

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The following table provides consolidated assets and liabilities related to the Company's VIEs as of June 30, 2025 and December 31, 2024 (amounts in thousands):

	June 30, 2025		December 31, 2024
Consolidated Assets	$	559,732	$	528,076
Consolidated Liabilities	$	48,799	$	47,137

Investments in Unconsolidated Entities

The Company has various equity interests in certain joint ventures that are unconsolidated and accounted for using the equity method of accounting. Most of these have been deemed to be VIEs and the Company is not the VIEs' primary beneficiary. The remaining have been deemed not to be VIEs and the Company does not have a controlling voting interest.

The following table and information summarizes the Company’s investments in unconsolidated entities as of June 30, 2025 and December 31, 2024 (amounts in thousands except for ownership percentage):

	June 30, 2025			December 31, 2024			Ownership Percentage
Investments in Unconsolidated Entities:
Various Real Estate Holdings (VIE)	$	34,615		$	34,510		Varies
Development and Lease-Up Projects and Land Held for Development (VIE)		338,984			323,998		62% - 95% (1)
Real Estate Technology Funds/Companies (VIE)		30,429			28,276		Varies
Other		(260	)		(253	)	Varies
Investments in Unconsolidated Entities	$	403,768		$	386,531

(1)In certain instances, the joint venture agreements contain provisions for promoted interests in favor of our joint venture partner. If the terms of the promoted interest are attained, then our share of the proceeds from a sale or other capital event of the unconsolidated entity may be less than the indicated ownership percentage.

The following table summarizes the Company’s unconsolidated joint ventures that were deemed to be VIEs as of June 30, 2025:

Development Lease-Up Projects (1)

Real Estate Holdings (2)

Projects Under Development (3)

Projects Held for Development (4)

Properties

Apartment Units

Entities

Projects

Apartment Units (5)

Projects

Apartment Units (5)

Unconsolidated Joint Ventures (VIE)

5

1,712

3

2

639

2

526

(1)The land parcel under one of these properties is subject to a long-term ground lease.

(2)Represents entities that hold various real estate investments.

(3)Represents separate unconsolidated joint ventures for the purpose of developing multifamily rental properties.

(4)Represents separate unconsolidated joint ventures for the purpose of developing multifamily rental properties that have not yet started.

(5)Represents the intended number of apartment units to be developed.

During the six months ended June 30, 2025, the Company acquired its joint venture partner's 10% interest in a previously unconsolidated 270-unit apartment property for approximately $3.6 million in cash (net of cash acquired) and also contributed $50.5 million for the joint venture to repay the third-party construction loan encumbering the property. The property is now wholly owned.

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6.Restricted Deposits

The following table presents the Company’s restricted deposits as of June 30, 2025 and December 31, 2024 (amounts in thousands):

	June 30, 2025		December 31, 2024
Mortgage escrow deposits:
Real estate taxes and insurance	$	621	$	217
Mortgage principal reserves/sinking funds		35,660		31,208
Mortgage escrow deposits		36,281		31,425
Restricted cash:
Restricted deposits on real estate investments		2,177		2,143
Resident security and utility deposits		47,938		44,287
Replacement reserves		11,909		17,914
Other		2,373		2,095
Restricted cash		64,397		66,439
Restricted deposits	$	100,678	$	97,864

7.Leases

Lessor Accounting

The Company is the lessor for its residential and non-residential leases and these leases are accounted for as operating leases under the lease standard.

The following table presents the lease income types relating to lease payments for residential and non-residential leases along with the total other rental income for the six months ended June 30, 2025 and 2024 (amounts in thousands):

	June 30, 2025							June 30, 2024
Income Type	Residential		Non-Residential			Total		Residential			Non-Residential			Total
Residential and non-residential rent	$	1,367,197	$	32,253		$	1,399,450	$	1,313,208		$	33,710		$	1,346,918
Utility recoveries (RUBS income) (1)		51,033		399			51,432		45,456			435			45,891
Parking rent		23,832		808			24,640		23,035			633			23,668
Other lease revenue, net (2)		3,265		(644	)		2,621		(3,035	)		(463	)		(3,498	)
Total lease revenue		1,445,327		32,816			1,478,143		1,378,664			34,315			1,412,979
Parking revenue		832		20,719			21,551		821			20,894			21,715
Other revenue		29,489		454			29,943		29,549			738			30,287
Total other rental income (3)		30,321		21,173			51,494		30,370			21,632			52,002
Rental income	$	1,475,648	$	53,989		$	1,529,637	$	1,409,034		$	55,947		$	1,464,981

(1)RUBS income primarily consists of variable payments representing the recovery of utility costs from residents.

(2)Other lease revenue consists of the revenue adjustment related to bad debt (see below for further discussion), service fees, late fees and other miscellaneous lease revenue.

(3)Other rental income is accounted for under the revenue recognition standard and primarily consists of third-party transient parking revenue and ancillary income such as cable and laundry revenue.

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The following table presents the lease income types relating to lease payments for residential and non-residential leases along with the total other rental income for the quarters ended June 30, 2025 and 2024 (amounts in thousands):

	June 30, 2025							June 30, 2024
Income Type	Residential		Non-Residential			Total		Residential			Non-Residential			Total
Residential and non-residential rent	$	686,936	$	15,405		$	702,341	$	658,665		$	14,887		$	673,552
Utility recoveries (RUBS income) (1)		25,717		217			25,934		22,787			208			22,995
Parking rent		11,969		408			12,377		11,611			413			12,024
Other lease revenue, net (2)		2,274		(268	)		2,006		(1,127	)		(387	)		(1,514	)
Total lease revenue		726,896		15,762			742,658		691,936			15,121			707,057
Parking revenue		397		10,480			10,877		480			10,557			11,037
Other revenue		15,084		208			15,292		15,364			705			16,069
Total other rental income (3)		15,481		10,688			26,169		15,844			11,262			27,106
Rental income	$	742,377	$	26,450		$	768,827	$	707,780		$	26,383		$	734,163

(1)RUBS income primarily consists of variable payments representing the recovery of utility costs from residents.

(2)Other lease revenue consists of the revenue adjustment related to bad debt (see below for further discussion), service fees, late fees and other miscellaneous lease revenue.

(3)Other rental income is accounted for under the revenue recognition standard and primarily consists of third-party transient parking revenue and ancillary income such as cable and laundry revenue.

The following table presents residential accounts receivable and straight-line receivable balances for the Company’s properties as of June 30, 2025 and December 31, 2024 (amounts in thousands):

Balance Sheet (Other assets):	June 30, 2025			December 31, 2024
Residential accounts receivable balances	$	13,904		$	15,152
Allowance for doubtful accounts		(8,310	)		(9,904	)
Net receivable balances	$	5,594		$	5,248
Straight-line receivable balances	$	11,828		$	10,234

The following table presents residential bad debt for the Company’s properties for the six months and quarters ended June 30, 2025 and 2024 (amounts in thousands):

	Six Months Ended June 30,						Quarter Ended June 30,
Income Statement (Rental income):	2025			2024			2025			2024
Bad debt, net	$	14,990		$	17,139		$	7,293		$	7,924
% of residential rental income		1.0	%		1.2	%		1.0	%		1.1	%

8.Debt

EQR does not have any indebtedness as all debt is incurred by the Operating Partnership. Weighted average interest rates noted below for the six months ended June 30, 2025 include the effect of any derivative instruments and amortization of premiums/discounts/OCI (other comprehensive income) on debt and derivatives.

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Mortgage Notes Payable

The following table summarizes the Company’s mortgage notes payable activity for the six months ended June 30, 2025 (amounts in thousands):

	Mortgage notes payable, net as of December 31, 2024		Proceeds		Lump sum payoffs			Scheduled principal repayments		Amortization of premiums/ discounts		Amortization of deferred financing costs, net (1)		Mortgage notes payable, net as of June 30, 2025
Fixed Rate Debt:
Secured – Conventional	$	1,401,099	$	—	$	—		$	—	$	788	$	541	$	1,402,428
Floating Rate Debt:
Secured – Tax Exempt		229,591		—		(37,940	)		—		616		70		192,337
Total	$	1,630,690	$	—	$	(37,940	)	$	—	$	1,404	$	611	$	1,594,765

(1)Represents amortization of deferred financing costs, net of debt financing costs.

The following table summarizes certain interest rate and maturity date information as of and for the six months ended June 30, 2025:

	June 30, 2025
Interest Rate Ranges (ending)	0.10% - 5.25%
Weighted Average Interest Rate	3.77%
Maturity Date Ranges	2029-2061

As of June 30, 2025, the Company had $202.7 million of secured tax-exempt bonds subject to third-party credit enhancement.

Notes

The following table summarizes the Company’s notes activity for the six months ended June 30, 2025 (amounts in thousands):

	Notes, net as of December 31, 2024		Proceeds			Lump sum payoffs			Amortization of premiums/ discounts		Amortization of deferred financing costs, net (1)			Notes, net as of June 30, 2025
Fixed Rate Debt:
Unsecured – Public	$	5,947,376	$	498,580	(2)	$	(450,000	)	$	1,233	$	(2,275	)	$	5,994,914

(1)Represents amortization of deferred financing costs, net of debt financing costs.

(2)Issued $500.0 million of seven-year 4.95% unsecured notes, receiving net proceeds before underwriting fees, hedge termination costs and other expenses.

The following table summarizes certain interest rate and maturity date information as of and for the six months ended June 30, 2025:

	June 30, 2025
Interest Rate Ranges (ending)	1.85% - 7.57%
Weighted Average Interest Rate	3.68%
Maturity Date Ranges	2026-2047

The Company’s unsecured public notes contain certain financial and operating covenants including, among other things, maintenance of certain financial ratios. The Company was in compliance with its unsecured public debt covenants for the six months ended June 30, 2025.

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Line of Credit and Commercial Paper

The Company has a $2.5 billion unsecured revolving credit facility maturing on October 26, 2027. The Company has the ability to increase available borrowings by an additional $750.0 million by adding lenders to the facility, obtaining the agreement of existing lenders to increase their commitments or incurring one or more term loans. The interest rate on advances under the facility will generally be the Secured Overnight Financing Rate ("SOFR") plus a spread (currently 0.725%), or based on bids received from the lending group, and the Company pays an annual facility fee (currently 0.125%). Both the spread and the facility fee are dependent on the Company’s senior unsecured credit rating and other terms and conditions per the agreement. The Company did not borrow any amounts under its revolving credit facility during the six months ended June 30, 2025.

The Company has an unsecured commercial paper note program under which it may borrow up to a maximum of $1.5 billion subject to market conditions. The notes will be sold under customary terms in the United States commercial paper note market and will rank pari passu with all of the Company’s other unsecured senior indebtedness.

The following table summarizes certain weighted average interest rate, maturity and amount outstanding information for the commercial paper program as of and for the six months ended June 30, 2025:

	June 30, 2025
Weighted Average Interest Rate (1)	4.60%
Weighted Average Maturity (in days)	29
Weighted Average Amount Outstanding	$372.1 million

(1)The notes bear interest at various floating rates.

The Company limits its utilization of the revolving credit facility in order to maintain liquidity to support its $1.5 billion commercial paper program along with certain other obligations. The following table presents the availability on the Company’s unsecured revolving credit facility as of June 30, 2025 (amounts in thousands):

	June 30, 2025
Unsecured revolving credit facility commitment	$	2,500,000
Commercial paper balance outstanding		(785,000	)
Unsecured revolving credit facility balance outstanding		—
Other restricted amounts		(3,448	)
Unsecured revolving credit facility availability	$	1,711,552

9.Fair Value Measurements

The valuation of financial instruments requires the Company to make estimates and judgments that affect the fair value of the instruments. The Company, where possible, bases the fair values of its financial instruments on listed market prices and third-party quotes. Where these are not available, the Company bases its estimates on current instruments with similar terms and maturities or on other factors relevant to the financial instruments.

In the normal course of business, the Company is exposed to the effect of interest rate changes. The Company may seek to manage these risks by following established risk management policies and procedures including the use of derivatives to hedge interest rate risk on debt instruments. The Company may also use derivatives to manage commodity prices in the daily operations of the business.

A three-level valuation hierarchy exists for disclosure of fair value measurements. The valuation hierarchy is based upon the transparency of inputs to the valuation of an asset or liability as of the measurement date. A financial instrument’s categorization within the valuation hierarchy is based upon the lowest level of input that is significant to the fair value measurement. The three levels are defined as follows:

•Level 1 – Inputs to the valuation methodology are quoted prices (unadjusted) for identical assets or liabilities in active markets.

•Level 2 – Inputs to the valuation methodology include quoted prices for similar assets and liabilities in active markets, and inputs that are observable for the asset or liability, either directly or indirectly, for substantially the full term of the financial instrument.

•Level 3 – Inputs to the valuation methodology are unobservable and significant to the fair value measurement.

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The following table summarizes the inputs to the valuations for each type of fair value measurement:

Fair Value Measurement Type	Valuation Inputs
Employee holdings (other than Common Shares) within the supplemental executive retirement plan (the “SERP”)	Quoted market prices for identical assets. These holdings are included in other assets and other liabilities on the consolidated balance sheets.
Redeemable Noncontrolling Interests – Operating Partnership/Redeemable Limited Partners	Quoted market price of Common Shares.
Mortgage notes payable and private unsecured debt (including its commercial paper and line of credit, if applicable)	Indicative rates provided by lenders of similar loans.
Public unsecured notes	Quoted market prices for each underlying issuance.
Derivatives	Readily observable market parameters such as forward yield curves and credit default swap data.

The fair values of the Company’s financial instruments (other than the items listed above and the investments disclosed below) approximate their carrying or contract value. The following table provides a summary of the carrying and fair values for the Company’s mortgage notes payable and unsecured debt (including its commercial paper and line of credit, if applicable) at June 30, 2025 and December 31, 2024, respectively (amounts in thousands):

	June 30, 2025				December 31, 2024
	Carrying Value		Estimated Fair Value (Level 2)		Carrying Value		Estimated Fair Value (Level 2)
Mortgage notes payable, net	$	1,594,765	$	1,522,268	$	1,630,690	$	1,506,955
Unsecured debt, net		6,777,061		6,443,791		6,491,055		6,036,591
Total debt, net	$	8,371,826	$	7,966,059	$	8,121,745	$	7,543,546

The following tables provide a summary of the fair value measurements for each major category of assets and liabilities measured at fair value on a recurring basis and the location within the accompanying consolidated balance sheets at June 30, 2025 and December 31, 2024, respectively (amounts in thousands):

				Fair Value Measurements at Reporting Date Using
Description	Balance Sheet Location	6/30/2025		Quoted Prices in Active Markets for Identical Assets/Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Supplemental Executive Retirement Plan	Other Assets	$	101,020	$	101,020	$	—	$	—
Liabilities
Supplemental Executive Retirement Plan	Other Liabilities	$	101,020	$	101,020	$	—	$	—
Redeemable Noncontrolling Interests –
Operating Partnership/Redeemable
Limited Partners	Mezzanine	$	317,905	$	—	$	317,905	$	—

				Fair Value Measurements at Reporting Date Using
Description	Balance Sheet Location	12/31/2024		Quoted Prices in Active Markets for Identical Assets/Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Supplemental Executive Retirement Plan	Other Assets	$	109,935	$	109,935	$	—	$	—
Liabilities
Supplemental Executive Retirement Plan	Other Liabilities	$	109,935	$	109,935	$	—	$	—
Redeemable Noncontrolling Interests –
Operating Partnership/Redeemable
Limited Partners	Mezzanine	$	338,563	$	—	$	338,563	$	—

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The following tables provide a summary of the effect of cash flow hedges on the Company’s accompanying consolidated statements of operations and comprehensive income for the six months ended June 30, 2025 and 2024, respectively (amounts in thousands):

June 30, 2025 Type of Cash Flow Hedge	Amount of Gain/(Loss) Recognized in OCI on Derivative			Location of Gain/(Loss) Reclassified from Accumulated OCI into Income	Amount of Gain/(Loss) Reclassified from Accumulated OCI into Income
Derivatives designated as hedging instruments:
Interest Rate Contracts:
Forward Starting Swaps	$	(3,550	)	Interest expense	$	(951	)
Total	$	(3,550	)		$	(951	)

June 30, 2024 Type of Cash Flow Hedge	Amount of Gain/(Loss) Recognized in OCI on Derivative		Location of Gain/(Loss) Reclassified from Accumulated OCI into Income	Amount of Gain/(Loss) Reclassified from Accumulated OCI into Income
Derivatives designated as hedging instruments:
Interest Rate Contracts:
Forward Starting Swaps	$	—	Interest expense	$	(1,210	)
Total	$	—		$	(1,210	)

As of June 30, 2025 and December 31, 2024, there were approximately $1.6 million and $4.2 million in deferred gains, net, included in accumulated other comprehensive income (loss), respectively, related to previously settled and/or unsettled derivative instruments, of which an estimated $1.1 million may be recognized as additional interest expense during the twelve months ending June 30, 2026.

During the six months ended June 30, 2025, the Company paid approximately $3.5 million to settle five forward starting swaps in conjunction with the issuance of $500.0 million of seven-year unsecured public notes. The entire $3.5 million was initially deferred as a component of accumulated other comprehensive income (loss) and $2.3 million will be recognized as an increase to interest expense over the seven-year term of the notes. The remaining $1.2 million covering the final three years of the ten-year term of the swaps will be amortized in conjunction with a future note refinance.

Other

The Company has invested in various equity securities without readily determinable fair values and has elected to measure them using the measurement alternative in accordance with the applicable accounting standards for equity securities. These investments are carried at cost less any impairment and adjusted to fair value if there are observable price changes for an identical or similar investment of the same issuer.

The following table summarizes the Company’s real estate technology investment securities included in other assets as of June 30, 2025 and December 31, 2024 (amounts in thousands):

	June 30, 2025		December 31, 2024
Real Estate Technology Investments	$	21,760	$	22,159

During the six months ended June 30, 2025, the Company sold a portion of one of these investment securities for proceeds of approximately $0.4 million, which approximated the Company's basis in the investment security.

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10.Earnings Per Share and Earnings Per Unit

Equity Residential

The following tables set forth the computation of net income per share – basic and net income per share – diluted for the Company (amounts in thousands except per share amounts):

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
Numerator for net income per share – basic:
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Allocation to Noncontrolling Interests – Operating Partnership		(12,328	)		(13,278	)		(5,226	)		(5,003	)
Net (income) loss attributable to Noncontrolling    Interests – Partially Owned Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Preferred distributions		(711	)		(902	)		(355	)		(355	)
Premium on redemption of Preferred Shares		—			(1,444	)		—			—
Numerator for net income per share – basic	$	448,237		$	470,924		$	192,001		$	177,128
Numerator for net income per share – diluted:
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Net (income) loss attributable to Noncontrolling    Interests – Partially Owned Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Preferred distributions		(711	)		(902	)		(355	)		(355	)
Premium on redemption of Preferred Shares		—			(1,444	)		—			—
Numerator for net income per share – diluted	$	460,565		$	484,202		$	197,227		$	182,131
Denominator for net income per share – basic and diluted:
Denominator for net income per share – basic		379,359			378,699			379,508			378,578
Effect of dilutive securities:
OP Units		10,420			10,681			10,329			10,693
Long-term compensation shares/units		1,566			1,168			1,661			1,271
Denominator for net income per share – diluted		391,345			390,548			391,498			390,542
Net income per share – basic	$	1.18		$	1.24		$	0.51		$	0.47
Net income per share – diluted	$	1.18		$	1.24		$	0.50		$	0.47

ERP Operating Limited Partnership

The following tables set forth the computation of net income per Unit – basic and net income per Unit – diluted for the Operating Partnership (amounts in thousands except per Unit amounts):

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
Numerator for net income per Unit – basic and diluted:
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Net (income) loss attributable to Noncontrolling    Interests – Partially Owned Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Allocation to Preference Units		(711	)		(902	)		(355	)		(355	)
Allocation to premium on redemption of Preference Units		—			(1,444	)		—			—
Numerator for net income per Unit – basic and diluted	$	460,565		$	484,202		$	197,227		$	182,131
Denominator for net income per Unit – basic and diluted:
Denominator for net income per Unit – basic		389,779			389,380			389,837			389,271
Effect of dilutive securities:
Dilution for Units issuable upon assumed exercise/vesting    of the Company’s long-term compensation shares/units		1,566			1,168			1,661			1,271
Denominator for net income per Unit – diluted		391,345			390,548			391,498			390,542
Net income per Unit – basic	$	1.18		$	1.24		$	0.51		$	0.47
Net income per Unit – diluted	$	1.18		$	1.24		$	0.50		$	0.47

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11.Commitments and Contingencies

Commitments

Real Estate Development Commitments

As of June 30, 2025, the Company has both consolidated and unconsolidated real estate projects under development. The following table summarizes the gross remaining total project costs for the Company’s projects under development at June 30, 2025 (total project costs remaining in thousands):

	Projects		Apartment Units		Total Project Costs Remaining (1)
Projects Under Development
Consolidated		1		440	$	63,546
Unconsolidated		2		639		150,228
Total Projects Under Development		3		1,079	$	213,774

(1)The Company’s share of the $213.8 million in total project costs remaining approximates $64.5 million, with the balance funded by the Company’s joint venture partners (approximately $3.6 million) and/or applicable construction loans (approximately $145.7 million).

We have entered into, and may continue in the future to enter into, joint venture agreements with third-party partners for the development of multifamily rental properties. The joint venture agreements with each development partner include buy-sell provisions that provide the right, but not the obligation, for the Company to acquire each respective partner’s interests or sell its interests at any time following the occurrence of certain pre-defined events described in the joint venture agreements. See Note 5 for additional discussion.

Other Commitments

We have entered into, and may continue in the future to enter into, real estate technology and other real estate fund investments. As of June 30, 2025, the Company has invested in eleven separate such investments totaling $47.0 million with aggregate remaining commitments of approximately $21.0 million.

Contingencies

Litigation and Legal Matters

The Company, as an owner of real estate, is subject to various federal, state and local laws. Compliance by the Company with existing laws has not had a material adverse effect on the Company. However, the Company cannot predict the impact of new or changed laws or regulations on its current properties or on properties that it may acquire in the future.

The Company is involved in various pending and threatened legal proceedings which arise in the ordinary course of business. The Company evaluates these litigation matters on an ongoing basis, but in no event less than quarterly, in assessing the adequacy of its accruals and disclosures. For legal proceedings in which it has been determined that a loss is both probable and reasonably estimable, the Company records new accruals and/or adjusts existing accruals that represent its best estimate of the loss incurred based on the facts and circumstances known at that time. As of June 30, 2025 and December 31, 2024, the Company’s litigation accruals approximated $42.1 million and $42.4 million, respectively, and are included in other liabilities in the consolidated balance sheets. Actual losses may differ materially from the amounts noted above and the ultimate outcome of these legal proceedings is generally not yet determinable. As of June 30, 2025 and December 31, 2024, the Company does not believe there is any litigation pending or threatened against it that, either individually or in the aggregate and inclusive of the matters accrued for as noted above, may reasonably be expected to have a material adverse effect on the Company and its financial condition.

The Company has been named as a defendant in a number of cases filed in late 2022 and 2023 alleging antitrust violations by RealPage, Inc., a seller of revenue management software products, and various owners and/or operators of multifamily housing, including us, that have utilized these products. The complaints allege collusion among the defendants to illegally fix and inflate the pricing of multifamily rents and seek monetary damages, injunctive relief, fees and costs. All of the cases except for one have been consolidated into a single putative class action in the United States District Court for the Middle District of Tennessee. On December 28, 2023, motions to dismiss this consolidated action, filed by RealPage, Inc. as well as us and our multifamily co-defendants, were denied by the Court and the case is proceeding. Another case with similar allegations has been filed by the District of Columbia against RealPage, Inc. and a number of multifamily owners and/or operators, including us, and no assurance can be given that similar additional cases will not be filed in the future. We believe these various lawsuits are without merit and we intend to vigorously defend against them. As these proceedings are in the early stages, it is not possible for the Company to predict the outcome nor is it possible to estimate

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the amount of loss, if any, which may be associated with an adverse decision in any of these cases.

The Company is named as a defendant in a class action in the United States District Court for the Northern District of California filed in 2016 which alleges that the amount of late fees charged by the Company were improperly determined under California law. The plaintiffs are seeking monetary damages and other relief. On April 8, 2024, the Court issued certain findings of facts and conclusions of law that are adverse to the Company’s legal position. At this time, the Company is continuing to defend the action. While the resolution of this matter cannot be predicted with certainty, the Company does not believe that the eventual outcome will have a material adverse effect on the Company and its financial condition.

12.Reportable Segments

Operating segments are defined as components of an enterprise that engage in business activities from which they may earn revenues and incur expenses and about which discrete financial information is available that is evaluated regularly by the chief operating decision maker. The chief operating decision maker, who is the Company’s chief executive officer, decides how resources are allocated and assesses performance on a recurring basis at least quarterly.

The Company’s primary business is the acquisition, development and management of multifamily residential properties, which includes the generation of rental and other related income through the leasing of apartment units to residents. The chief operating decision maker evaluates the Company’s operating performance of our apartment communities geographically by market on a same store basis and in total on a non-same store basis, which represent our operating segments.

The Company has aggregated its geographic same store operating segments into one reportable segment called same store. Management believes the properties in the same store reportable segment have similar economic characteristics, facilities, services and residents, which is in alignment with the required aggregation criteria. The following reflects the two reportable segments for the Company:

•Same store primarily includes all properties acquired or completed that were stabilized (defined as having achieved 90% physical occupancy for three consecutive months) for all of the current and comparable periods presented.

•Non-same store primarily includes all properties acquired during the current and prior year, any properties in lease-up and not stabilized for all of the current and comparable periods presented and any properties undergoing major renovations.

The Company has non-residential activities included in each of its reportable segments, which account for less than 4.0% of total revenues for the six months ended June 30, 2025 and 2024, respectively, and serve as an amenity for our residential residents. All revenues are from external customers and there is no customer who contributed 10% or more of the Company’s total revenues during the six months and quarters ended June 30, 2025 and 2024, respectively.

The primary financial measure for the Company’s reportable segments is net operating income (“NOI”), which represents rental income less: 1) property and maintenance expense and 2) real estate taxes and insurance expense (all as reflected in the accompanying consolidated statements of operations and comprehensive income). The Company believes that NOI is helpful to investors as a supplemental measure of its operating performance because it is a direct measure of the actual operating results of the Company’s apartment properties. Revenues for all leases are reflected on a straight-line basis in accordance with GAAP for the current and comparable periods.

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The following table presents a reconciliation of net income per the consolidated statements of operations to NOI for the six months and quarters ended June 30, 2025 and 2024, respectively (amounts in thousands):

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Adjustments:
Property management		70,602			68,969			34,786			33,511
General and administrative		36,786			34,351			18,531			18,631
Depreciation		497,635			450,093			240,889			224,398
Net (gain) loss on sales of real estate properties		(212,432	)		(227,994	)		(58,280	)		(39,809	)
Interest and other income		(3,821	)		(10,657	)		(2,129	)		(1,328	)
Other expenses		8,961			45,123			4,805			13,385
Interest:
Expense incurred, net		147,431			133,040			75,317			65,828
Amortization of deferred financing costs		4,247			3,836			2,103			1,918
Income and other tax expense (benefit)		829			635			407			331
(Income) loss from investments in    unconsolidated entities		11,407			3,372			4,996			1,674
Net (gain) loss on sales of land parcels		78			—			11			—
Total NOI	$	1,025,306		$	989,355		$	520,221		$	502,094

The following tables present NOI from our rental real estate for the six months and quarters ended June 30, 2025 and 2024, respectively (amounts in thousands):

	Six Months Ended June 30, 2025							Six Months Ended June 30, 2024
	Rental Income		Operating Expenses		NOI			Rental Income		Operating Expenses		NOI
Same store (1)
Los Angeles	$	242,484	$	76,589	$	165,895		$	239,386	$	73,686	$	165,700
Orange County		63,811		14,221		49,590			62,272		13,805		48,467
San Diego		42,392		9,307		33,085			41,370		8,604		32,766
Subtotal - Southern California		348,687		100,117		248,570			343,028		96,095		246,933
San Francisco		223,067		67,254		155,813			214,833		64,258		150,575
Washington, D.C.		226,463		71,768		154,695			216,933		68,319		148,614
New York		254,116		104,832		149,284			246,136		101,455		144,681
Boston		164,613		49,663		114,950			162,532		47,354		115,178
Seattle		139,131		39,657		99,474			135,974		38,863		97,111
Denver		38,367		11,808		26,559			39,690		11,835		27,855
Other Expansion Markets		39,391		16,952		22,439			40,868		16,219		24,649
Total same store		1,433,835		462,051		971,784			1,399,994		444,398		955,596
Non-same store		91,124		33,292		57,832			20,162		9,509		10,653
Total reportable segments		1,524,959		495,343		1,029,616			1,420,156		453,907		966,249
Other (2)		4,678		8,988		(4,310	)		44,825		21,719		23,106
Totals	$	1,529,637	$	504,331	$	1,025,306		$	1,464,981	$	475,626	$	989,355

(1)For the six months ended June 30, 2025 and 2024, same store represented 75,072 apartment units.

(2)Other includes development, other corporate operations and operations prior to disposition for properties sold.

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	Quarter Ended June 30, 2025							Quarter Ended June 30, 2024
	Rental Income		Operating Expenses		NOI			Rental Income		Operating Expenses		NOI
Same store (1)
Los Angeles	$	121,545	$	37,782	$	83,763		$	120,118	$	35,856	$	84,262
Orange County		31,964		6,964		25,000			31,171		6,908		24,263
San Diego		21,287		4,622		16,665			20,746		4,257		16,489
Subtotal - Southern California		174,796		49,368		125,428			172,035		47,021		125,014
San Francisco		114,497		33,201		81,296			109,549		31,330		78,219
Washington, D.C.		116,496		36,016		80,480			111,280		35,360		75,920
New York		127,960		51,832		76,128			122,172		50,077		72,095
Boston		82,917		24,184		58,733			82,081		23,266		58,815
Seattle		69,769		19,912		49,857			68,427		19,632		48,795
Denver		19,199		5,753		13,446			19,937		5,801		14,136
Other Expansion Markets		21,409		9,168		12,241			22,269		8,831		13,438
Total same store		727,043		229,434		497,609			707,750		221,318		486,432
Non-same store		40,934		15,376		25,558			4,920		2,477		2,443
Total reportable segments		767,977		244,810		523,167			712,670		223,795		488,875
Other (2)		850		3,796		(2,946	)		21,493		8,274		13,219
Totals	$	768,827	$	248,606	$	520,221		$	734,163	$	232,069	$	502,094

(1)For the quarters ended June 30, 2025 and 2024, same store represented 75,950 apartment units.

(2)Other includes development, other corporate operations and operations prior to disposition for properties sold.

The following tables present reconciliations of operating expenses for each reportable segment for the six months and quarters ended June 30, 2025 and 2024, respectively (amounts in thousands):

	Six Months Ended June 30, 2025						Six Months Ended June 30, 2024
	Same Store (1)		Non-Same Store		Total		Same Store (1)		Non-Same Store		Total
Operating expenses:
Real estate taxes	$	187,733	$	11,837	$	199,570	$	183,209	$	3,488	$	186,697
On-site payroll		85,786		6,481		92,267		83,418		1,697		85,115
Utilities		73,270		5,042		78,312		67,350		1,470		68,820
Repairs and maintenance		61,688		5,562		67,250		59,582		1,165		60,747
Other (2)		53,574		4,370		57,944		50,839		1,689		52,528
Total	$	462,051	$	33,292	$	495,343	$	444,398	$	9,509	$	453,907

(1)For the six months ended June 30, 2025 and 2024, same store represented 75,072 apartment units.

(2)Other operating expenses for each reportable segment includes insurance, leasing and advertising and other on-site operating expenses.

	Quarter Ended June 30, 2025						Quarter Ended June 30, 2024
	Same Store (1)		Non-Same Store		Total		Same Store (1)		Non-Same Store		Total
Operating expenses:
Real estate taxes	$	93,975	$	5,647	$	99,622	$	92,375	$	833	$	93,208
On-site payroll		42,937		2,844		45,781		41,962		411		42,373
Utilities		34,344		2,057		36,401		31,711		295		32,006
Repairs and maintenance		32,620		2,842		35,462		30,859		381		31,240
Other (2)		25,558		1,986		27,544		24,411		557		24,968
Total	$	229,434	$	15,376	$	244,810	$	221,318	$	2,477	$	223,795

(1)For the quarters ended June 30, 2025 and 2024, same store represented 75,950 apartment units.

(2)Other operating expenses for each reportable segment includes insurance, leasing and advertising and other on-site operating expenses.

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The following table presents a reconciliation of total assets and capital expenditures as of and for the six months ended June 30, 2025 (amounts in thousands):

	June 30, 2025
	Same Store (1)		Non-Same Store		Other (2)		Total
Total assets	$	17,409,992	$	2,907,037	$	710,485	$	21,027,514
Capital expenditures	$	128,559	$	15,239	$	570	$	144,368

(1)For the six months ended June 30, 2025, same store represented 75,072 apartment units.

(2)Other includes development, other corporate operations and capital expenditures for properties sold.

13.Subsequent Events

There have been no material subsequent events occurring since June 30, 2025.

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

For further information including definitions for capitalized terms not defined herein, refer to the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

Forward-Looking Statements

Forward-looking statements are intended to be made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. These statements are based on current expectations, estimates, projections and assumptions made by management. While the Company’s management believes the assumptions underlying its forward-looking statements are reasonable, such information is inherently subject to uncertainties and may involve certain risks, which could cause actual results, performance or achievements of the Company to differ materially from anticipated future results, performance or achievements expressed or implied by such forward-looking statements. Many of these uncertainties and risks are difficult to predict and beyond management’s control. Additional factors that might cause such differences are discussed in Part I of the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024, particularly those under Item 1A, Risk Factors. Forward-looking statements and related uncertainties are also included in the Notes to Consolidated Financial Statements in this report. Forward-looking statements are not guarantees of future performance, results or events. The forward-looking statements contained herein are made as of the date hereof and the Company undertakes no obligation to update or supplement these forward-looking statements.

Overview

Equity Residential (“EQR”) is committed to creating communities where people thrive. The Company, a member of the S&P 500, is focused on the acquisition, development and management of residential properties located in and around dynamic cities that attract affluent long-term renters. ERP Operating Limited Partnership (“ERPOP”) is focused on conducting the multifamily property business of EQR. EQR is a Maryland real estate investment trust (“REIT”) formed in March 1993 and ERPOP is an Illinois limited partnership formed in May 1993. References to the “Company,” “we,” “us” or “our” mean collectively EQR, ERPOP and those entities/subsidiaries owned or controlled by EQR and/or ERPOP. References to the “Operating Partnership” mean collectively ERPOP and those entities/subsidiaries owned or controlled by ERPOP.

EQR is the general partner of, and as of June 30, 2025 owned an approximate 97.0% ownership interest in, ERPOP. All of the Company’s property ownership, development and related business operations are conducted through the Operating Partnership and EQR has no material assets or liabilities other than its investment in ERPOP. EQR issues equity from time to time, the net proceeds of which it is obligated to contribute to ERPOP, but does not have any indebtedness as all debt is incurred by the Operating Partnership. The Operating Partnership holds substantially all of the assets of the Company, including the Company’s ownership interests in its joint ventures. The Operating Partnership conducts the operations of the business and is structured as a partnership with no publicly traded equity.

The Company’s corporate headquarters is located in Chicago, Illinois and the Company also operates regional property management offices in most of its markets.

Available Information

You may access our Annual Report on Form 10-K, our Quarterly Reports on Form 10-Q, our Current Reports on Form 8-K, our proxy statements and any amendments to any of those reports/statements we file with or furnish to the Securities and Exchange Commission (“SEC”) free of charge on our website, www.equityapartments.com. These reports/statements are made available on our website as soon as reasonably practicable after we file them with or furnish them to the SEC. The information contained on our website, including any information referred to in this report as being available on our website, is not a part of or incorporated into this report.

Business Objectives and Operating and Investing Strategies

The Company’s and the Operating Partnership’s overall business objectives and operating and investing strategies have not changed from the information included in the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

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Results of Operations

2025 Transactions

In conjunction with our business objectives and operating and investing strategies, the following table provides a rollforward of the transactions that occurred during the six months ended June 30, 2025:

Portfolio Rollforward

($ in thousands)

	Properties			Apartment Units			Purchase Price			Acquisition Cap Rate
12/31/2024		311			84,249
Acquisitions:
Consolidated Rental Properties		8			2,064		$	533,843			5.1	%
							Sales Price			Disposition Yield
Dispositions:
Consolidated Rental Properties		(3	)		(835	)	$	(346,600	)		(5.1	%)
Consolidated Land Parcels		—			—		$	(4,300	)
Completed Developments – Consolidated		2			495
Completed Developments – Unconsolidated		1			450
Configuration Changes		—			(1	)
6/30/2025		319			86,422

Acquisitions

•The consolidated properties acquired during the six months ended June 30, 2025 are located in the Atlanta market.

Dispositions

•The consolidated properties disposed of during the six months ended June 30, 2025 were located in the San Diego and Seattle (2) markets; and

•The consolidated land parcel disposed of during the six months ended June 30, 2025 was located in the New York market.

Developments

•Consolidated:

•The Company completed construction on two consolidated apartment properties during the six months ended June 30, 2025, located in the San Francisco and Denver markets, consisting of an aggregate of 495 apartment units totaling approximately $237.8 million of development costs;

•The Company acquired its joint venture partner's 10% interest in a previously unconsolidated 270-unit apartment property in the Denver market for approximately $3.6 million in cash and also contributed $50.5 million for the joint venture to repay the third-party construction loan encumbering the property. The property (one of the two consolidated projects noted above) is now wholly owned; and

•The Company spent approximately $59.7 million during the six months ended June 30, 2025, primarily for consolidated development projects.

•Unconsolidated:

•The Company completed construction on one unconsolidated apartment property during the six months ended June 30, 2025, located in the New York market, consisting of 450 apartment units totaling approximately $201.2 million of development costs; and

•The Company spent approximately $56.3 million during the six months ended June 30, 2025, primarily for unconsolidated development projects.

See Notes 4 and 5 in the Notes to Consolidated Financial Statements for additional discussion regarding the Company’s real estate investments and investments in partially owned entities.

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Comparison of the six months and quarter ended June 30, 2025 to the six months and quarter ended June 30, 2024

The following table presents a reconciliation of diluted earnings per share/unit for the six months and quarter ended June 30, 2025 as compared to the same periods in 2024:

	Six Months Ended June 30			Quarter Ended June 30
Diluted earnings per share/unit for period ended 2024	$	1.24		$	0.47
Property NOI		0.08			0.05
Interest expense		(0.04	)		(0.02	)
Corporate overhead (1)		(0.01	)		—
Net gain/loss on property sales		(0.04	)		0.05
Depreciation expense		(0.14	)		(0.06	)
Other		0.09			0.01
Diluted earnings per share/unit for period ended 2025	$	1.18		$	0.50

(1)Corporate overhead includes property management and general and administrative expenses.

The Company’s primary financial measure for evaluating each of its apartment communities is net operating income (“NOI”). NOI represents rental income less direct property operating expenses (including real estate taxes and insurance). The Company believes that NOI is helpful to investors as a supplemental measure of its operating performance because it is a direct measure of the actual operating results of the Company’s apartment properties.

The following tables present reconciliations of net income per the consolidated statements of operations to NOI, along with rental income, operating expenses and NOI per the consolidated statements of operations allocated between same store and non-same store/other results (amounts in thousands):

	Six Months Ended June 30,												Quarter Ended June 30,
	2025			2024			$ Change			% Change			2025			2024			$ Change			% Change
Net income	$	463,583		$	488,587		$	(25,004	)		(5.1	)%	$	198,785		$	183,555		$	15,230			8.3	%
Adjustments:
Property management		70,602			68,969			1,633			2.4	%		34,786			33,511			1,275			3.8	%
General and administrative		36,786			34,351			2,435			7.1	%		18,531			18,631			(100	)		(0.5	)%
Depreciation		497,635			450,093			47,542			10.6	%		240,889			224,398			16,491			7.3	%
Net (gain) loss on sales of real   estate properties		(212,432	)		(227,994	)		15,562			(6.8	)%		(58,280	)		(39,809	)		(18,471	)		46.4	%
Interest and other income		(3,821	)		(10,657	)		6,836			(64.1	)%		(2,129	)		(1,328	)		(801	)		60.3	%
Other expenses		8,961			45,123			(36,162	)		(80.1	)%		4,805			13,385			(8,580	)		(64.1	)%
Interest:
Expense incurred, net		147,431			133,040			14,391			10.8	%		75,317			65,828			9,489			14.4	%
Amortization of deferred   financing costs		4,247			3,836			411			10.7	%		2,103			1,918			185			9.6	%
Income and other tax expense   (benefit)		829			635			194			30.6	%		407			331			76			23.0	%
(Income) loss from investments in   unconsolidated entities		11,407			3,372			8,035			238.3	%		4,996			1,674			3,322			198.4	%
Net (gain) loss on sales of land   parcels		78			—			78			100.0	%		11			—			11			100.0	%
Total NOI	$	1,025,306		$	989,355		$	35,951			3.6	%	$	520,221		$	502,094		$	18,127			3.6	%
Rental income:
Same store	$	1,433,835		$	1,399,994		$	33,841			2.4	%	$	727,043		$	707,750		$	19,293			2.7	%
Non-same store/other		95,802			64,987			30,815			47.4	%		41,784			26,413			15,371			58.2	%
Total rental income		1,529,637			1,464,981			64,656			4.4	%		768,827			734,163			34,664			4.7	%
Operating expenses:
Same store		462,051			444,398			17,653			4.0	%		229,434			221,318			8,116			3.7	%
Non-same store/other		42,280			31,228			11,052			35.4	%		19,172			10,751			8,421			78.3	%
Total operating expenses		504,331			475,626			28,705			6.0	%		248,606			232,069			16,537			7.1	%
NOI:
Same store		971,784			955,596			16,188			1.7	%		497,609			486,432			11,177			2.3	%
Non-same store/other		53,522			33,759			19,763			58.5	%		22,612			15,662			6,950			44.4	%
Total NOI	$	1,025,306		$	989,355		$	35,951			3.6	%	$	520,221		$	502,094		$	18,127			3.6	%

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See Note 12 in the Notes to Consolidated Financial Statements for our disclosure of reportable segments.

The comparison discussions provided below detail the changes in results for the six months ended June 30, 2025 as compared to the prior year period.

•The increase in same store rental income is primarily driven by good demand and modest supply across most of our markets.

•The increase in same store operating expenses is due primarily to:

•Real estate taxes – A $4.5 million increase due to escalation in rates and assessed values including an approximately one percentage point contribution to growth from 421-a tax abatement burnoffs in New York City. Once the burnoffs are completed, previously rent-restricted apartment units will transition to market;

•On-site payroll – A $2.4 million increase primarily driven by higher wages, partially offset by the impact of various innovation initiatives;

•Utilities – A $5.9 million increase primarily driven by higher commodity prices, higher sewer and trash rates and higher water usage in Southern California, along with a challenging comparable period;

•Repairs and maintenance - A $2.1 million increase primarily driven by costs associated with the implementation of various resident technology initiatives (including bulk Wi-Fi programs); and

•Other on-site operating expenses – A $1.8 million increase primarily due to higher ground lease rent, property-related legal expenses, association fees and other expenses.

•Non-same store/other NOI results consist primarily of properties acquired in calendar years 2024 and 2025, operations from the Company’s development properties, other corporate operations and operations prior to disposition from 2024 and 2025 sold properties. The increase in NOI is primarily a result of the Company's significant 2025 and second half of 2024 net acquisition activity, which is positively impacting 2025 results.

•The increase in consolidated total NOI is a result of the Company’s higher NOI from non-same store properties as noted above and higher NOI from same store properties, largely due to improvement in same store revenues and the Company's continued focus on same store expense efficiency.

See the Same Store Results section below for additional discussion of those results. See the reconciliation table of net income per the consolidated statements of operations to NOI above for the dollar and percentage changes related to the comparison discussions provided below.

Property management expenses include off-site expenses associated with the self-management of the Company’s properties as well as management fees paid to any third-party management companies. The increases during the six months and quarter ended June 30, 2025 as compared to the prior year periods are primarily attributable to increases in payroll-related costs, training and marketing expenses, information technology expenses and legal and professional fees, partially offset by decreases in workforce/contractors costs.

General and administrative expenses, which include corporate operating expenses, increased during the six months ended June 30, 2025 as compared to the prior year period, primarily due to increases in payroll-related costs and other public company costs. General and administrative expenses decreased during the quarter ended June 30, 2025 compared to the prior year period, primarily due to decreases in payroll-related costs and other public company costs, partially offset by increases in workforce/contractors costs.

Depreciation expense increased during the six months and quarter ended June 30, 2025 as compared to the prior year periods, primarily as a result of additional depreciation expense on properties acquired in 2024 and 2025 and development properties placed in service during 2024 and 2025, partially offset by lower depreciation from properties sold in 2024 and 2025.

Net gain on sales of real estate properties decreased during the six months ended June 30, 2025 as compared to the prior year period, primarily as a result of a lower property volume and the mix of properties sold in 2025 vs. 2024. Net gain on sales of real estate properties increased during the quarter ended June 30, 2025 as compared to the prior year period, primarily as a result of the mix of properties sold in the periods.

Interest and other income decreased during the six months ended June 30, 2025 as compared to the prior year period, primarily due to a net decrease in realized/unrealized gains on various investment securities, lower short-term investment income on restricted deposit accounts due to a lower rate environment and lower overall invested balances and lower insurance/litigation settlement proceeds received during 2025 as compared to 2024. Interest and other income increased during the quarter ended June 30, 2025 as compared to the prior year period, primarily due to a net increase in realized/unrealized gains on various investment securities, partially offset by decreases in insurance/litigation settlement proceeds received during 2025 as compared to 2024.

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Other expenses decreased during the six months and quarter ended June 30, 2025 as compared to the prior year periods, primarily due to decreases in litigation accruals and advocacy contributions.

Interest expense, including amortization of deferred financing costs, increased during the six months and quarter ended June 30, 2025 as compared to the prior year periods, primarily due to higher overall debt balances outstanding and higher overall rates. The effective interest cost on all indebtedness, excluding debt extinguishment costs/prepayment penalties, for the six months ended June 30, 2025 was 3.93% as compared to 3.89% for the prior year period, and for the quarter ended June 30, 2025 was 3.93% as compared to 3.88% for the prior year period. The Company capitalized interest of approximately $6.7 million and $6.9 million during the six months ended June 30, 2025 and 2024, respectively, and $2.8 million and $3.8 million during the quarters ended June 30, 2025 and 2024, respectively.

Loss from investments in unconsolidated entities increased during the six months and quarter ended June 30, 2025 as compared to the prior year periods, primarily as a result of losses incurred on our unconsolidated development properties which recently started lease-up activities.

Same Store Results

Properties that the Company owned and were stabilized for all of both of the six months ended June 30, 2025 and 2024, which represented 75,072 apartment units, drove the Company’s results of operations. Properties are considered “stabilized” when they have achieved 90% Physical Occupancy for three consecutive months.

The following table provides results and statistics related to our Residential same store operations for the six months ended June 30, 2025 and 2024:

June YTD 2025 vs. June YTD 2024

Same Store Residential Results/Statistics by Market

														Increase (Decrease) from Prior Year
Markets/Metro Areas	Apartment Units		June YTD 25 % of Actual NOI			June YTD 25 Average Rental Rate		June YTD 25 Weighted Average Physical Occupancy %			June YTD 25 Turnover				Average Rental Rate			Physical Occupancy			Turnover
Los Angeles		14,136		17.6	%	$	2,962		95.7	%		19.8	%			1.2	%		0.1	%		(1.5	%)
Orange County		3,718		5.3	%		2,966		96.4	%		16.7	%			2.1	%		0.4	%		(1.5	%)
San Diego		2,209		3.5	%		3,290		96.6	%		19.8	%			1.7	%		0.5	%		0.4	%
Subtotal – Southern California		20,063		26.4	%		2,999		95.9	%		19.3	%			1.4	%		0.2	%		(1.2	%)
San Francisco		11,093		16.4	%		3,405		97.0	%		18.5	%			3.1	%		0.7	%		(2.7	%)
Washington, D.C.		13,533		16.2	%		2,822		97.1	%		17.8	%			4.4	%		0.0	%		(0.6	%)
New York		8,536		14.7	%		4,746		97.8	%		15.9	%			3.2	%		0.6	%		(0.2	%)
Boston		7,077		11.3	%		3,669		96.2	%		18.2	%			2.4	%		0.0	%		(0.6	%)
Seattle		8,458		9.9	%		2,663		96.4	%		20.8	%			3.2	%		0.2	%		(1.0	%)
Denver		2,792		2.8	%		2,350		95.7	%		24.1	%			(2.6	%)		(0.8	%)		(0.4	%)
Other Expansion Markets		3,520		2.3	%		1,886		95.1	%		24.3	%			(4.2	%)		(0.1	%)		(5.2	%)
Total		75,072		100.0	%	$	3,178		96.5	%		19.0	%			2.5	%		0.2	%		(1.3	%)

Note: The above table reflects Residential same store results only. Residential operations account for more than 96.0% of total revenues for the six months ended June 30, 2025.

During the six months ended June 30, 2025, the Company's operating business performed well, driven by good and sustained demand across most of our markets and supported by a continuing constructive job market, high employment levels and high wage growth among our target renter demographic. Competitive new supply was modest in most of our Established Markets, but continues to be elevated in our Expansion Markets. While demand has been steady, maintaining occupancy in our Expansion Markets has been challenging and has required a continued use of Leasing Concessions to attract and retain residents. On a positive note, Atlanta has shown a few months of stability, with early indications of potential improvement in market conditions.

Thus far in 2025, our best performing markets have been Washington, D.C., New York and San Francisco. Each of these markets has experienced healthy demand as evidenced by strong Physical Occupancy, healthy pricing and low Turnover. Recently, in Washington, D.C. we have seen some slowing in the market likely due to uncertainty around jobs given cuts by the government, while in San Francisco we continue to see a strong post pandemic recovery. The Seattle market also continued to improve due to large

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employers’ return to office policies. While new supply in Seattle has temporarily affected rental rate growth, we expect this impact to lessen throughout the year as most of the concentrated deliveries are behind us.

Overall, the fundamentals of our business are healthy despite recent economic concerns. Long-term, we expect a positive forward set up for our business due to elevated single family home ownership costs, positive household formation trends, manageable competitive new supply in our Established Markets and moderating competitive new supply in our Expansion Markets. With an overall deficit in housing across the country, we believe our business is well positioned for the future. We also see our resident base as being more resilient to economic uncertainty, including elevated inflation, due to higher levels of disposable income and lower relative rent-to-income ratios.

Liquidity and Capital Resources

With approximately $1.7 billion in readily available liquidity, a strong balance sheet, well-staggered debt maturities, very strong credit metrics and ample access to capital markets, the Company believes it is well positioned to meet its future obligations and take advantage of opportunities. See further discussion below.

Statements of Cash Flows

The following table sets forth our sources and uses of cash flows for the six months ended June 30, 2025 and 2024 (amounts in thousands):

	June 30,
	2025			2024
Cash flows provided by (used for):
Operating activities	$	785,070		$	817,968
Investing activities	$	(518,995	)	$	(2,357	)
Financing activities	$	(294,287	)	$	(817,185	)

The following provides information regarding the Company’s cash flows from operating, investing and financing activities for the six months ended June 30, 2025.

Operating Activities

Our operating cash flows are primarily impacted by NOI and its components, such as Average Rental Rates, Physical Occupancy levels and operating expenses related to our properties. Cash provided by operating activities for the six months ended June 30, 2025 as compared to the prior year period decreased by approximately $32.9 million primarily as a result of the timing of certain real estate tax payments, partially offset by increases in NOI and other changes discussed above in Results of Operations.

Investing Activities

Our investing cash flows are primarily impacted by our transaction activity (acquisitions/dispositions), development spend and capital expenditures. For the six months ended June 30, 2025, key drivers were:

•Acquired eight consolidated rental properties for approximately $534.9 million;

•Disposed of three consolidated rental properties and one consolidated land parcel, receiving net proceeds of approximately $343.1 million;

•Invested $59.7 million primarily in consolidated development projects;

•Invested $144.4 million in capital expenditures to real estate;

•Invested $62.1 million primarily in unconsolidated development joint venture entities as well as unconsolidated investments in real estate technology funds/companies for various technology initiatives; and

•Acquired its joint venture partner's 10% interest in a previously unconsolidated apartment property for approximately $3.6 million in cash and also contributed $50.5 million for the joint venture to repay the third-party construction loan encumbering the property.

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Financing Activities

Our financing cash flows primarily relate to our borrowing activity (debt proceeds or repayment), distributions/dividends to shareholders/unitholders and other Common Share activity. For the six months ended June 30, 2025, key drivers were:

•Repaid $37.9 million on mortgage loans;

•Repaid $450.0 million of 3.375% unsecured notes;

•Received net proceeds of $238.5 million from our unsecured commercial paper note program;

•Paid dividends/distributions on Common Shares, Preferred Shares, Units (including OP Units and restricted units) and noncontrolling interests in partially owned properties totaling approximately $540.1 million; and

•Issued $500.0 million of seven-year 4.95% unsecured notes, receiving net proceeds of approximately $498.6 million before underwriting fees, hedge termination costs and other expenses.

Short-Term Liquidity and Cash Proceeds

The Company generally expects to meet its short-term liquidity requirements, including capital expenditures related to maintaining its existing properties and scheduled unsecured note and mortgage note repayments, through its working capital, net cash provided by operating activities and borrowings under the Company’s revolving credit facility and commercial paper program. Currently, the Company considers its cash provided by operating activities to be adequate to meet operating requirements and payments of distributions.

The following table presents the Company’s balances for cash and cash equivalents, restricted deposits and the available borrowing capacity on its revolving credit facility as of June 30, 2025 and December 31, 2024 (amounts in thousands):

	June 30, 2025		December 31, 2024
Cash and cash equivalents	$	31,276	$	62,302
Restricted deposits	$	100,678	$	97,864
Unsecured revolving credit facility availability	$	1,711,552	$	1,952,067

Credit Facility and Commercial Paper Program

The Company has a $2.5 billion unsecured revolving credit facility maturing October 26, 2027. The Company has the ability to increase available borrowings by an additional $750.0 million by adding lenders to the facility, obtaining the agreement of existing lenders to increase their commitments or incurring one or more term loans. The interest rate on advances under the facility will generally be the Secured Overnight Financing Rate (“SOFR”) plus a spread (currently 0.725%), or based on bids received from the lending group, and the Company pays an annual facility fee (currently 0.125%). Both the spread and the facility fee are dependent on the Company’s senior unsecured credit rating and other terms and conditions per the agreement. See Note 8 in the Notes to Consolidated Financial Statements for additional discussion of the Company’s credit facility.

The Company has an unsecured commercial paper note program under which it may borrow up to a maximum of $1.5 billion subject to market conditions. The notes will be sold under customary terms in the United States commercial paper note market and will rank pari passu with all of the Company’s other unsecured senior indebtedness.

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The Company limits its utilization of the revolving credit facility in order to maintain liquidity to support its $1.5 billion commercial paper program along with certain other obligations. The following table presents the availability on the Company’s unsecured revolving credit facility as of July 31, 2025 (amounts in thousands):

	July 31, 2025
Unsecured revolving credit facility commitment	$	2,500,000
Commercial paper balance outstanding		(1,021,500	)
Unsecured revolving credit facility balance outstanding		—
Other restricted amounts		(3,448	)
Unsecured revolving credit facility availability	$	1,475,052

Dividend Policy

The Company declared a dividend/distribution for the first and second quarters of 2025 of $0.6925 per share/unit in each quarter, an annualized increase of 2.6% over the amount paid in 2024. All future dividends/distributions remain subject to the discretion of the Company’s Board of Trustees.

Total dividends/distributions paid in July 2025 amounted to $270.7 million (excluding distributions on Partially Owned Properties), which consisted of certain distributions declared during the quarter ended June 30, 2025.

Long-Term Financing and Capital Needs

The Company expects to meet its long-term liquidity requirements, such as lump sum unsecured note and mortgage debt maturities, property acquisitions and financing of development activities, through the issuance of secured and unsecured debt and equity securities (including additional OP Units), proceeds received from the disposition of certain properties and joint ventures, along with cash generated from operations after all distributions. The Company has a significant number of unencumbered properties available to secure additional mortgage borrowings should unsecured capital be unavailable or the cost of alternative sources of capital be too high. The value of and cash flow from these unencumbered properties are in excess of the requirements the Company must maintain in order to comply with covenants under its unsecured notes and line of credit. Of the $30.6 billion in investment in real estate on the Company’s balance sheet at June 30, 2025, $27.5 billion or 90.1% was unencumbered. However, there can be no assurances that these sources of capital will be available to the Company in the future on acceptable terms or otherwise. For additional details, see Item 1A, Risk Factors, of the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

EQR issues equity and guarantees certain debt of the Operating Partnership from time to time. EQR does not have any indebtedness as all debt is incurred by the Operating Partnership.

The Company’s total debt summary schedule as of June 30, 2025 is as follows:

Debt Summary as of June 30, 2025

($ in thousands)

	Debt Balances		% of Total
Secured	$	1,594,765		19.0	%
Unsecured		6,777,061		81.0	%
Total	$	8,371,826		100.0	%
Fixed Rate Debt:
Secured – Conventional	$	1,402,428		16.7	%
Unsecured – Public		5,994,914		71.6	%
Fixed Rate Debt		7,397,342		88.3	%
Floating Rate Debt:
Secured – Tax Exempt		192,337		2.3	%
Unsecured – Revolving Credit Facility		—		—
Unsecured – Commercial Paper Program		782,147		9.4	%
Floating Rate Debt		974,484		11.7	%
Total	$	8,371,826		100.0	%

The Company’s long-term financing and capital needs and sources have not changed materially from the information included in the Company's and the Operating Partnership's Annual Report on Form 10-K for the year ended December 31, 2024.

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Critical Accounting Policies and Estimates

The Company’s and the Operating Partnership’s critical accounting policies and estimates have not changed from the information included in the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

Funds From Operations and Normalized Funds From Operations

The following is the Company’s and the Operating Partnership’s reconciliation of net income to FFO available to Common Shares and Units / Units and Normalized FFO available to Common Shares and Units / Units for the six months and quarters ended June 30, 2025 and 2024:

Funds From Operations and Normalized Funds From Operations

(Amounts in thousands)

	Six Months Ended June 30,						Quarter Ended June 30,
	2025			2024			2025			2024
Net income	$	463,583		$	488,587		$	198,785		$	183,555
Net (income) loss attributable to Noncontrolling   Interests – Partially Owned Properties		(2,307	)		(2,039	)		(1,203	)		(1,069	)
Preferred/preference distributions		(711	)		(902	)		(355	)		(355	)
Premium on redemption of Preferred Shares/Preference Units		—			(1,444	)		—			—
Net income available to Common Shares and Units / Units		460,565			484,202			197,227			182,131
Adjustments:
Depreciation		497,635			450,093			240,889			224,398
Depreciation – Non-real estate additions		(1,834	)		(1,897	)		(884	)		(942	)
Depreciation – Partially Owned Properties		(963	)		(1,089	)		(485	)		(547	)
Depreciation – Unconsolidated Properties		8,735			1,452			4,340			1,117
Net (gain) loss on sales of unconsolidated entities - operating assets		(138	)		—			(174	)		—
Net (gain) loss on sales of real estate properties		(212,432	)		(227,994	)		(58,280	)		(39,809	)
FFO available to Common Shares and Units / Units (1) (3) (4)		751,568			704,767			382,633			366,348
Adjustments:
Write-off of pursuit costs		2,048			1,369			727			821
Debt extinguishment and preferred share/preference unit redemption   (gains) losses		97			1,444			—			—
Non-operating asset (gains) losses		624			(3,216	)		186			2,890
Other miscellaneous items		4,971			40,674			3,244			10,083
Normalized FFO available to Common Shares and Units / Units (2) (3) (4)	$	759,308		$	745,038		$	386,790		$	380,142
FFO (1) (3)	$	752,279		$	707,113		$	382,988		$	366,703
Preferred/preference distributions		(711	)		(902	)		(355	)		(355	)
Premium on redemption of Preferred Shares/Preference Units		—			(1,444	)		—			—
FFO available to Common Shares and Units / Units (1) (3) (4)	$	751,568		$	704,767		$	382,633		$	366,348
Normalized FFO (2) (3)	$	760,019		$	745,940		$	387,145		$	380,497
Preferred/preference distributions		(711	)		(902	)		(355	)		(355	)
Normalized FFO available to Common Shares and Units / Units (2) (3) (4)	$	759,308		$	745,038		$	386,790		$	380,142

(1)The National Association of Real Estate Investment Trusts (“Nareit”) defines funds from operations (“FFO”) (December 2018 White Paper) as net income (computed in accordance with accounting principles generally accepted in the United States (“GAAP”)), excluding gains or losses from sales and impairment write-downs of depreciable real estate and land when connected to the main business of a REIT, impairment write-downs of investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity and depreciation and amortization related to real estate. Adjustments for partially owned consolidated and unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis.

(2)Normalized funds from operations (“Normalized FFO”) begins with FFO and excludes:

• the impact of any expenses relating to non-operating real estate asset impairment;

• pursuit cost write-offs;

• gains and losses from early debt extinguishment and preferred share/preference unit redemptions;

• gains and losses from non-operating assets; and

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• other miscellaneous items.

(3)The Company believes that FFO and FFO available to Common Shares and Units / Units are helpful to investors as supplemental measures of the operating performance of a real estate company, because they are recognized measures of performance by the real estate industry and by excluding gains or losses from sales and impairment write-downs of depreciable real estate and excluding depreciation related to real estate (which can vary among owners of identical assets in similar condition based on historical cost accounting and useful life estimates), FFO and FFO available to Common Shares and Units / Units can help compare the operating performance of a company’s real estate between periods or as compared to different companies. The Company also believes that Normalized FFO and Normalized FFO available to Common Shares and Units / Units are helpful to investors as supplemental measures of the operating performance of a real estate company because they allow investors to compare the Company’s operating performance to its performance in prior reporting periods and to the operating performance of other real estate companies without the effect of items that by their nature are not comparable from period to period and tend to obscure the Company’s actual operating results. FFO, FFO available to Common Shares and Units / Units, Normalized FFO and Normalized FFO available to Common Shares and Units / Units do not represent net income, net income available to Common Shares / Units or net cash flows from operating activities in accordance with GAAP. Therefore, FFO, FFO available to Common Shares and Units / Units, Normalized FFO and Normalized FFO available to Common Shares and Units / Units should not be exclusively considered as alternatives to net income, net income available to Common Shares / Units or net cash flows from operating activities as determined by GAAP or as a measure of liquidity. The Company’s calculation of FFO, FFO available to Common Shares and Units / Units, Normalized FFO and Normalized FFO available to Common Shares and Units / Units may differ from other real estate companies due to, among other items, variations in cost capitalization policies for capital expenditures and, accordingly, may not be comparable to such other real estate companies.

(4)FFO available to Common Shares and Units / Units and Normalized FFO available to Common Shares and Units / Units are calculated on a basis consistent with net income available to Common Shares / Units and reflects adjustments to net income for preferred distributions and premiums on redemption of preferred shares/preference units in accordance with GAAP. The equity positions of various individuals and entities that contributed their properties to the Operating Partnership in exchange for OP Units are collectively referred to as the “Noncontrolling Interests – Operating Partnership.” Subject to certain restrictions, the Noncontrolling Interests – Operating Partnership may exchange their OP Units for Common Shares on a one-for-one basis.

Item 3. Quantitative and Qualitative Disclosures About Market Risk

The Company’s and the Operating Partnership’s market risk has not changed materially from the amounts and information reported in Part II, Item 7A, Quantitative and Qualitative Disclosures About Market Risk, to the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

Item 4. Controls and Procedures

Equity Residential

(a)Evaluation of Disclosure Controls and Procedures:

Effective as of June 30, 2025, the Company carried out an evaluation, under the supervision and with the participation of the Company’s management, including the Chief Executive Officer and Chief Financial Officer, of the effectiveness of the Company’s disclosure controls and procedures pursuant to Exchange Act Rules 13a-15 and 15d-15. Based on that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that the disclosure controls and procedures are effective to ensure that information required to be disclosed by the Company in its Exchange Act filings is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms.

(b)Changes in Internal Control over Financial Reporting:

There were no changes to the internal control over financial reporting of the Company identified in connection with the Company’s evaluation referred to above that occurred during the second quarter of 2025 that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

ERP Operating Limited Partnership

(a)Evaluation of Disclosure Controls and Procedures:

Effective as of June 30, 2025, the Operating Partnership carried out an evaluation, under the supervision and with the participation of the Operating Partnership’s management, including the Chief Executive Officer and Chief Financial Officer of EQR, of the effectiveness of the Operating Partnership’s disclosure controls and procedures pursuant to Exchange Act Rules 13a-15 and 15d-15. Based on that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that the disclosure controls and procedures are effective to ensure that information required to be disclosed by the Operating Partnership in its Exchange Act filings is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms.

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(b)Changes in Internal Control over Financial Reporting:

There were no changes to the internal control over financial reporting of the Operating Partnership identified in connection with the Operating Partnership’s evaluation referred to above that occurred during the second quarter of 2025 that have materially affected, or are reasonably likely to materially affect, the Operating Partnership’s internal control over financial reporting.

PART II. OTHER INFORMATION

Item 1. Legal Proceedings

There have been no changes to the legal proceedings discussed in Part I, Item 3 of the Company's and the Operating Partnership's Annual Report on Form 10-K for the year ended December 31, 2024. As of June 30, 2025, the Company does not believe there is any litigation pending or threatened against it that, either individually or in the aggregate, may reasonably be expected to have a material adverse effect on the Company and its financial condition. See Note 11 in the Notes to Consolidated Financial Statements for further discussion.

Item 1A. Risk Factors

There have been no material changes to the risk factors that were discussed in Part I, Item 1A of the Company’s and the Operating Partnership’s Annual Report on Form 10-K for the year ended December 31, 2024.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

Unregistered Common Shares Issued in the Quarter Ended June 30, 2025 (Equity Residential)

During the quarter ended June 30, 2025, EQR issued 117,000 Common Shares in exchange for 117,000 OP Units held by various limited partners of ERPOP. OP Units are generally exchangeable into Common Shares on a one-for-one basis or, at the option of ERPOP, the cash equivalent thereof, at any time one year after the date of issuance. These shares were either registered under the Securities Act of 1933, as amended (the “Securities Act”), or issued in reliance on an exemption from registration under Section 4(a)(2) of the Securities Act and the rules and regulations promulgated thereunder, as these were transactions by an issuer not involving a public offering. In light of the manner of the sale and information obtained by EQR from the limited partners in connection with these transactions, EQR believes it may rely on these exemptions.

Item 3. Defaults Upon Senior Securities

None.

Item 4. Mine Safety Disclosures

Not applicable.

Item 5. Other Information

During the quarter ended June 30, 2025, no trustee or officer of the Company adopted or terminated a “Rule 10b5-1 trading arrangement” or “non-Rule 10b5-1 trading arrangement,” as each term is defined in Item 408 of Regulation S-K.

Item 6. Exhibits – See the Exhibit Index.

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EXHIBIT INDEX

The exhibits listed below are filed as part of this report. References to exhibits or other filings under the caption “Location” indicate that the exhibit or other filing has been filed, that the indexed exhibit and the exhibit referred to are the same and that the exhibit referred to is incorporated by reference. The Commission file numbers for our Exchange Act filings referenced below are 1-12252 (Equity Residential) and 0-24920 (ERP Operating Limited Partnership).

Exhibit	Description	Location
4.1	Form of 4.950% Note due June 15, 2032.	Included as Exhibit 4.1 to Equity Residential's and ERP Operating Limited Partnership's Form 8-K dated May 1, 2025, filed on May 2, 2025.
10.1	Distribution Agreement, dated May 15, 2025.	Included as Exhibit 1.1 to Equity Residential's and ERP Operating Limited Partnership's Form 8-K dated and filed on May 15, 2025.
10.2	Form of Master Forward Sale Confirmation.	Included as Exhibit 1.2 to Equity Residential's and ERP Operating Limited Partnership's Form 8-K dated and filed on May 15, 2025.
10.3	Rule of 70 Retirement Agreement, dated June 26, 2025, by and between Equity Residential and Alexander Brackenridge.	Attached herein.
31.1	Equity Residential – Certification of Mark J. Parrell, Chief Executive Officer.	Attached herein.
31.2	Equity Residential – Certification of Robert A. Garechana, Chief Financial Officer.	Attached herein.
31.3	ERP Operating Limited Partnership – Certification of Mark J. Parrell, Chief Executive Officer of Registrant’s General Partner.	Attached herein.
31.4	ERP Operating Limited Partnership – Certification of Robert A. Garechana, Chief Financial Officer of Registrant’s General Partner.	Attached herein.
32.1	Equity Residential – Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, of Mark J. Parrell, Chief Executive Officer of the Company.	Attached herein.
32.2	Equity Residential – Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, of Robert A. Garechana, Chief Financial Officer of the Company.	Attached herein.
32.3	ERP Operating Limited Partnership – Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, of Mark J. Parrell, Chief Executive Officer of Registrant’s General Partner.	Attached herein.
32.4	ERP Operating Limited Partnership – Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, of Robert A. Garechana, Chief Financial Officer of Registrant’s General Partner.	Attached herein.
101.INS	Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File because XBRL tags are embedded within the Inline XBRL document.
101.SCH	Inline XBRL Taxonomy Extension Schema With Embedded Linkbase Documents.
104	Cover Page Interactive Data File (embedded within the Inline XBRL document).

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SIGNATURES

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

		EQUITY RESIDENTIAL
Date:	August 6, 2025	By:	/s/ Robert A. Garechana
			Robert A. Garechana
			Executive Vice President and Chief Financial Officer
			(Principal Financial Officer)
Date:	August 6, 2025	By:	/s/ Ian S. Kaufman
			Ian S. Kaufman
			Senior Vice President and Chief Accounting Officer
			(Principal Accounting Officer)

		ERP OPERATING LIMITED PARTNERSHIP BY: EQUITY RESIDENTIAL ITS GENERAL PARTNER
Date:	August 6, 2025	By:	/s/ Robert A. Garechana
			Robert A. Garechana
			Executive Vice President and Chief Financial Officer
			(Principal Financial Officer)
Date:	August 6, 2025	By:	/s/ Ian S. Kaufman
			Ian S. Kaufman
			Senior Vice President and Chief Accounting Officer
			(Principal Accounting Officer)