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2Q 2026 Supplemental Information FURNISHED AS OF JULY 30, 2026 (UNAUDITED)
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Table of Contents FORWARD LOOKING STATEMENTS & RISK FACTORS This Supplemental Information report contains disclosures that are “forward-looking statements.” Forward- looking statements include all statements that do not relate solely to historical or current facts and can be identified by the use of words such as “may,” “will,” “expect,” “believe,” “anticipate,” “target,” “intend,” “plan,” “estimate,” “project,” “continue,” “should,” “could," "budget" and other comparable terms. These forward-looking statements are based on the Company's current plans, objectives, estimates, expectations and intentions and inherently involve significant risks and uncertainties. Such risks and uncertainties include, among other things, the following: the Company’s expected results may not be achieved; risks related to future opportunities and plans for the Company, including the uncertainty of expected future financial performance and results of the Company; pandemics or other health crises; increases in interest rates; the availability and cost of capital at expected rates; competition for quality assets; negative developments in the operating results or financial condition of the Company's tenants, including, but not limited to, their ability to pay rent; the Company's ability to reposition or sell facilities with profitable results; the Company's ability to release space at similar rates as vacancies occur; the Company's ability to renew expiring leases; government regulations affecting tenants' Medicare and Medicaid reimbursement rates and operational requirements; unanticipated difficulties and/or expenditures relating to future acquisitions and developments; changes in rules or practices governing the Company's financial reporting; the Company may be required under purchase options to sell properties and may not be able to reinvest the proceeds from such sales at rates of return equal to the return received on the properties sold; uninsured or underinsured losses related to casualty or liability; the incurrence of impairment charges on its real estate properties or other assets; other legal and operational matters; and other risks and uncertainties affecting the Company, including those described from time to time under the caption “Risk Factors” and elsewhere in the Company’s filings and reports with the SEC, including the Company's Annual Report on Form 10-K for the year ended December 31, 2025. Moreover, other risks and uncertainties of which the Company is not currently aware may also affect the Company's forward-looking statements and may cause actual results and the timing of events to differ materially from those anticipated. The forward-looking statements made in this communication are made only as of the date hereof or as of the dates indicated in the forward-looking statements, even if they are subsequently made available by the Company on its website or otherwise. The Company undertakes no obligation to update or supplement any forward-looking statements to reflect actual results, new information, future events, changes in its expectations or other circumstances that exist after the date as of which the forward-looking statements were made, except as required by law. Stockholders and investors are cautioned not to unduly rely on such forward-looking statements when evaluating the information presented in the Company’s filings and reports, including, without limitation, estimates and projections regarding the performance of development projects the Company is pursuing. For a detailed discussion of the Company’s risk factors, please refer to the Company's filings with the SEC, including this report and the Company’s Annual Report on Form 10-K for the year ended December 31, 2025. See the Glossary herein for further information regarding definitions and important discussions regarding the usefulness and limitations of the non-GAAP measures used in this Supplemental Report. 2Q EARNINGS RELEASE 3 Earnings Highlights 7 Financial Statements 9 FFO, Normalized FFO, & FAD SUPPLEMENTAL INFORMATION 10 At a Glance 11 2026 Guidance 12 Portfolio Overview 13 Lease Maturity Schedule 14 Tenant Overview 15 Same Store Statistics 16 Capital Funding & Commitments 17 Investment Activity 18 Joint Ventures 19 Re/development Activity 20 Debt Metrics 21 Components of Net Asset Value 22 Glossary and Reconciliations HEALTHCARE REALTY 2Q 2026 SUPPLEMENTAL INFORMATION 2
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Earnings Highlights HEALTHCARE REALTY REPORTS SECOND QUARTER 2026 RESULTS AND FURTHER INCREASES FULL YEAR 2026 GUIDANCE NASHVILLE, Tennessee, July 30, 2026. Healthcare Realty Trust Incorporated (NYSE:HR) today announced results for the second quarter ended June 30, 2026. In addition, the Company announced an increased 2026 Normalized FFO guidance range of $1.62 to $1.66 per share (diluted), a $0.02 increase at the midpoint from April guidance, and an increased Same Store Cash NOI growth guidance range of 4.25% to 5.00% (+50bps increase at the low end and +25bps at the high end from April guidance). SECOND QUARTER 2026 HIGHLIGHTS • GAAP Net loss of $(0.13) per share, NAREIT FFO of $0.36 per share, Normalized FFO of $0.41 per share, and FAD of $109 million (payout ratio of 76%) • Same store cash NOI growth of 5.1%, tenant retention of 88.5% and 4.8% cash leasing spreads • Second quarter lease executions totaled 1.5 million square feet, including 350,000 square feet of new lease executions • Since last quarter, closed or under contract/LOI on approximately $200 million of joint venture acquisitions (approximately $40 million at share) at a blended cash yield to the Company of approximately 7.5% • Since last quarter, closed or under contract on $83 million (at share) of dispositions at a sub-5% cap rate • Run Rate Net Debt to Adjusted EBITDA of 5.6x • Issued $700 million of 3.00% Exchangeable Senior Notes due 2032. Proceeds were primarily used to repay the Company’s $600 million Senior Notes due 2026 • Repurchased 3.8 million shares of common stock in connection with the Exchangeable Senior Notes offering • Entered into a $400 million unsecured delayed draw term loan agreement with a May 15, 2029 maturity date SECOND QUARTER 2026 RESULTS SECOND QUARTER ENDED 2026 2025 (in thousands, except per share amounts) AMOUNT PER SHARE AMOUNT PER SHARE GAAP Net loss $(43,514) $(0.13) $(157,851) $(0.45) NAREIT FFO, diluted $126,142 $0.36 $120,371 $0.34 Normalized FFO, diluted $143,703 $0.41 $143,736 $0.41 LEASING ACTIVITY During the second quarter, the Company executed 323 new and renewal leases for 1.5 million square feet with a weighted average lease term of 5.7 years and average annual escalators of 3.0%. Key highlights include: • CommonSpirit Health. 157,000 square feet of new and renewal leases, maintaining occupancy of more than 90% across five markets • Wellstar Health System. 66,000 square feet of new and renewal leases in the Atlanta market across three properties that are 94% occupied • Baylor Scott & White Health. 57,000 square feet of new and renewal leases in the Dallas/Ft. Worth market across seven properties that are 90% occupied • Ascension Health. Renewed approximately 66,000 square feet across four on campus properties HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 3
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Earnings Highlights CAPITAL ALLOCATION Acquisition Activity Since last quarter, the Company has closed or is under contract/LOI to acquire approximately $200 million of assets (approximately $40 million at share) in its strategic joint venture with KKR: • Port St. Lucie, FL. Acquired a newly constructed, surgery center-anchored MOB attached to a vibrant hospital for $21 million ($4 million investment at share). The Company now owns three properties totaling 110,000 square feet in the market • Greenwich, CT. Acquired an exceptionally well-located, health system anchored MOB for $65 million ($13 million investment at share). The 106,000 square foot acquisition complements the Company’s 10 other assets in the market and expands our relationship with “A+” rated Yale New Haven Health and “BBB+” rated Stamford Health • Other Acquisitions. Under LOI to acquire four additional assets in Charleston, SC, Seattle, WA and Denver, CO for $111 million ($22 million at share). The assets are located in attractive sub-markets adjacent to existing Company properties. The transactions are expected to close in the third quarter Disposition Activity Since last quarter, the Company has closed or is under contract to sell approximately $83 million (at share) of assets. Selected transactions include: • Atlanta, GA. The Company is under contract for the opportunistic $36 million direct sale of a 59,000 square foot MOB to the affiliated hospital. The closing is expected to occur in the fourth quarter • Austin, TX. During the quarter, the Company monetized a non-core retail property for $9 million • Denver, CO. The Company is under contract for the sale of three land sites direct to the affiliated health system for $16 million. The sale is expected to occur by year- end 2026 Development and Redevelopment During the second quarter, the Company leased approximately 60,000 square feet and invested approximately $25 million across its redevelopment portfolio. In early July, the Company executed an LOI with Ascension Saint Thomas to launch a comprehensive redevelopment at the Ascension Saint Thomas West campus in Nashville, TN. Located in the heart of one of the most vibrant submarkets in Nashville, the hospital and health campus will undergo a $120 million modernization led by Ascension. Ascension's investment will include meaningful upgrades to clinical infrastructure, operating rooms, cardiac catheterization labs, as well as a new Heart and Kidney Transplant Center and a new Thoracic Surgery and Chest & Lung Center. Ascension is a Top 10 U.S. health system by revenue, and recently closed on its acquisition of AmSurg, a leading owner/operator of outpatient ambulatory surgery centers across the U.S. Healthcare Realty will invest $35 million to modernize its three buildings and agreed to over 200,000 square feet of new and renewal leases across three campuses in the greater Nashville market with Ascension. These leases are expected to be signed in the third quarter. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 4
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Earnings Highlights Balance Sheet As of June 30, 2026, the Company had approximately $1.6 billion of liquidity across the revolving facility (net of commercial paper issuance), delayed draw term loan, and cash on hand. Key capital market activity during the quarter includes: • Issued $700 million of 3.00% Exchangeable Senior Notes due 2032. Proceeds were primarily used to repay the Company’s $600 million Senior Notes that was due to mature in August 2026 and concurrently repurchased 3.8 million shares of common stock for $75 million. The Notes are exchangeable at an initial exchange rate of 43.466 shares of the Company's common stock per $1,000 principal amount of Notes, which represents an initial exchange price of $23.01 per share. Additionally, the Company entered into capped call transactions for $29 million, with an initial cap price of $27.41 per share, to reduce potential future share dilution • Entered into a $400 million unsecured delayed draw term loan with a May 15, 2029 maturity date. The Company has the ability to draw the proceeds at any time through May 15, 2027. As of June 30, 2026 there were no outstanding borrowings DIVIDEND The Board unanimously approved a common stock dividend in the amount of $0.24 per share to be paid on August 26, 2026, to Class A common stockholders of record on August 11, 2026. Additionally, the eligible holders of operating partnership units will receive a distribution of $0.24 per unit, equivalent to the Company's Class A common stock dividend. GUIDANCE The Company further increased full year 2026 guidance ranges as follows: 2026 GUIDANCE ACTUAL PRIOR CURRENT 2Q 2026 LOW HIGH LOW HIGH Earnings per share $(0.13) $(0.05) $0.05 $(0.15) $(0.11) NAREIT FFO per share $0.36 $1.45 $1.51 $1.45 $1.51 Normalized FFO per share $0.41 $1.59 $1.65 $1.62 $1.66 Same Store Cash NOI growth 5.1% 3.75 % 4.75 % 4.25 % 5.00 % The 2026 annual guidance range reflects the Company's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels, interest rates, and operating and general and administrative expenses. The Company's guidance does not contemplate impacts from gains or losses from dispositions, potential impairments, or debt extinguishment costs, if any. The Company's guidance also does not include any future acquisitions, developments or share issuances or repurchases, other than as discussed in the detailed guidance assumptions on Page 11 of the 2Q 2026 Supplemental. There can be no assurance that the Company's actual results will not be materially higher or lower than these expectations. If actual results or timing vary from these assumptions, the Company's expectations may change. See Page 11 of the 2Q 2026 Supplemental for additional details and assumptions. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 5
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Earnings Highlights EARNINGS CALL On Friday, July 31, 2026, at 9:00 a.m. Eastern Time, Healthcare Realty Trust has scheduled a conference call to discuss earnings results, quarterly activities, general operations of the Company and industry trends. Simultaneously, a webcast of the conference call will be available to interested parties at https://investors.healthcarerealty.com/corporate-profile/webcasts under the Investor Relations section. A webcast replay will be available following the call at the same address. Live Conference Call Access Details: • Domestic Dial-In Number: +1 833-461-5787 • All Other Locations: +1 585-542-9983 • Conference ID Number: 911 922 894 ABOUT HEALTHCARE REALTY Healthcare Realty Trust Incorporated (NYSE: HR) is the largest public, pure-play owner, operator and developer of medical outpatient buildings in the United States. For additional information contact InvestorRelations@healthcarerealty.com. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 6
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Balance Sheet AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA ASSETS 2Q 2026 4Q 2025 Real estate properties Land $1,055,183 $1,060,254 Buildings and improvements 8,696,204 8,514,165 Lease intangibles 412,116 455,254 Personal property 7,515 7,056 Investment in financing receivables, net 6,003 123,249 Financing lease right-of-use assets 74,273 75,083 Land held for development 52,942 57,535 Total real estate investments 10,304,236 10,292,596 Less accumulated depreciation and amortization (2,559,332) (2,397,795) Total real estate investments, net 7,744,904 7,894,801 Cash and cash equivalents 18,987 26,172 Assets held for sale, net 95,895 143,580 Operating lease right-of-use assets 201,916 204,906 Investments in unconsolidated joint ventures 457,033 453,607 Other assets, net 482,416 487,795 Total assets $9,001,151 $9,210,861 LIABILITIES, REDEEMABLE NON-CONTROLLING INTERESTS, AND STOCKHOLDERS' EQUITY Liabilities Notes and bonds payable $4,166,944 $3,911,423 Accounts payable and accrued liabilities 159,728 211,071 Liabilities of properties held for sale 14,099 15,160 Operating lease liabilities 161,462 162,922 Financing lease liabilities 74,099 73,130 Other liabilities 151,845 160,530 Total liabilities 4,728,177 4,534,236 Redeemable non-controlling interests 3,435 3,252 Stockholders' equity Preferred stock, $0.01 par value; 200,000 shares authorized — — Common stock, $0.01 par value; 1,000,000 shares authorized 3,427 3,516 Additional paid-in capital 8,940,542 9,137,257 Accumulated other comprehensive income (loss) 1,598 (5,174) Cumulative net income attributable to common stockholders 84,668 128,238 Cumulative dividends (4,813,087) (4,646,944) Total stockholders' equity 4,217,148 4,616,893 Non-controlling interest 52,391 56,480 Total equity 4,269,539 4,673,373 Total liabilities, redeemable non-controlling interests, and stockholders' equity $9,001,151 $9,210,861 HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 7
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Income Statements AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA SECOND QUARTER ENDED YEAR TO DATE FULL YEAR 2026 2025 2026 2025 2025 Revenues Rental income $270,550 $287,070 $538,125 $575,927 $1,138,056 Interest income 3,266 3,449 6,978 7,180 14,275 Other operating 8,033 6,983 15,736 13,371 28,215 Total revenues 281,849 297,502 560,839 596,478 1,180,546 Expenses Property operating 98,981 104,197 199,039 214,094 424,855 General and administrative 14,361 23,482 31,704 37,011 72,569 Normalizing items 1 (1,899) (10,302) (9,461) (10,804) (26,318) Normalized general and administrative 12,462 13,180 22,243 26,207 46,251 Transaction costs 1,473 593 2,410 1,604 2,029 Depreciation and amortization 128,065 153,476 257,051 309,510 588,186 Total expenses 242,880 281,748 490,204 562,219 1,087,639 Other income (expense) Interest expense before merger-related fair value (34,992) (42,766) (67,891) (87,131) (166,396) Merger-related fair value adjustment (10,154) (10,580) (21,145) (21,026) (42,593) Interest expense (45,146) (53,346) (89,036) (108,157) (208,989) Gain on sales of real estate properties and other assets 3,713 20,004 14,490 22,907 235,389 Loss on extinguishment of debt (1,698) — (1,718) — (451) Impairment of real estate assets and credit loss recoveries (reserves) (42,741) (142,348) (41,757) (154,429) (364,598) Equity income (loss) from unconsolidated joint ventures 2,929 158 3,425 159 (188) Interest and other income (expense), net 19 (366) 27 (271) (3,555) Total other income (expense) (82,924) (175,898) (114,569) (239,791) (342,392) Net loss $(43,955) $(160,144) $(43,934) $(205,532) $(249,485) Net loss attributable to non-controlling interests 441 2,293 364 2,808 3,414 Net loss attributable to common stockholders $(43,514) $(157,851) $(43,570) $(202,724) $(246,071) Basic earnings per common share $(0.13) $(0.45) $(0.13) $(0.58) $(0.71) Diluted earnings per common share $(0.13) $(0.45) $(0.13) $(0.58) $(0.71) Weighted average common shares outstanding - basic 342,301 349,628 344,856 349,584 349,798 Weighted average common shares outstanding - diluted 2 342,301 349,628 344,856 349,584 349,798 1 Normalizing items primarily include restructuring, severance-related costs and other. 2 Potential common shares are not included in the computation of diluted earnings per share when a loss exists (or when dividends paid are greater than income), as the effect would be an antidilutive per share amount. As a result, the outstanding limited partnership units in the Company's operating partnership ("OP"), totaling 4,247,299 units were not included. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 8
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FFO, Normalized FFO, & FAD AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA SECOND QUARTER ENDED YEAR TO DATE FULL YEAR 2026 2025 2026 2025 2025 Net loss attributable to common stockholders $(43,514) $(157,851) $(43,570) $(202,724) $(246,071) Net loss attributable to common stockholders per diluted share $(0.13) $(0.45) $(0.13) $(0.58) $(0.71) Gain on sales of real estate assets (3,713) (20,004) (14,490) (22,907) (235,389) Impairments of real estate assets 42,741 140,877 42,757 151,022 361,090 Real estate depreciation and amortization 126,955 152,936 254,876 308,224 586,146 Non-controlling loss from operating partnership units (537) (2,293) (547) (2,892) (3,497) Unconsolidated JV depreciation, amortization, gain and impairment 4,210 6,706 10,814 13,422 27,769 NAREIT FFO $126,142 $120,371 $249,840 $244,145 $490,048 NAREIT FFO per common share - diluted $0.36 $0.34 $0.71 $0.69 $1.38 Transaction costs 1,473 593 2,410 1,604 2,029 Debt financing costs 1,776 — 1,892 — 5,107 Restructuring and severance-related charges 3,021 10,302 10,583 10,804 26,318 Merger-related fair value adjustment 10,154 10,580 21,145 21,025 42,593 Other 1,137 1,890 2,215 3,880 2,851 Normalized FFO $143,703 $143,736 $288,085 $281,458 $568,946 Normalized FFO per common share - diluted $0.41 $0.41 $0.82 $0.80 $1.61 Non-real estate depreciation and amortization 789 1,184 1,452 2,452 6,114 Non-cash interest amortization, net 1,380 1,130 2,747 2,348 5,126 Straight-line amortization, net (13,716) (8,022) (24,007) (15,913) (29,392) Stock-based compensation 4,420 3,887 8,348 6,915 13,609 Unconsolidated JV non-cash items (164) (356) (254) (609) (1,420) Other — 130 — 224 952 Maintenance capex (27,052) (26,335) (54,153) $(59,301) (115,633) FAD $109,360 $115,354 $222,218 $217,574 $448,302 Quarterly dividends and OP distributions $83,354 $110,486 $168,168 $220,326 $391,368 FFO wtd avg common shares outstanding - diluted 1 347,161 354,078 349,672 353,814 354,454 1 The Company utilizes the treasury stock method, which includes the dilutive effect of nonvested share-based awards outstanding of 613,021 for the three months ended June 30, 2026. Also includes the diluted impact of 4,247,299 OP units outstanding. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 9
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At a Glance DOLLARS AND SHARES IN THOUSANDS, EXCEPT PER SHARE DATA PROPERTIES Total Properties 562 Total Square Feet (in millions) 32.8 Number of markets 49 % of Cash NOI in Company's Top 20 Markets 77 % KEY CREDIT METRICS (SENIOR UNSECURED DEBT) Moody's Baa2 S&P Global BBB Run Rate Net Debt to Adjusted EBITDA 5.6x Net Debt to Enterprise Value 37 % TOTAL CAPITALIZATION AS OF JUNE 30, 2026 Common Stock (NYSE: HR) 342,720 OP Units 4,238 Fully Diluted Shares and Units 346,958 Share Price as of 6/30/2026 $20.17 Market Capitalization $6,998,143 Consolidated Net Debt $4,147,957 Share of Unconsolidated JV Net Debt $33,278 Enterprise Value $11,179,378 All figures represent Total Properties. See Glossary for additional information on terms and definitions. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 10
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2026 Guidance DOLLARS AND SHARES IN MILLIONS, EXCEPT PER SHARE DATA 2026 EARNINGS GUIDANCE PRIOR (APRIL 2026) CURRENT LOW HIGH LOW HIGH Earnings per share $(0.05) $0.05 $(0.15) $(0.11) NAREIT FFO per share $1.45 $1.51 $1.45 $1.51 Normalized FFO per share $1.59 $1.65 $1.62 $1.66 Same store cash NOI growth 3.75% 4.75% 4.25% 5.00% KEY ASSUMPTIONS PRIOR (APRIL 2026) CURRENT LOW HIGH LOW HIGH Normalized general and administrative $43 $47 $43 $47 Interest expense, net of capitalized interest 1 $135 $145 $130 $140 Total maintenance capex $105 $125 $105 $125 SOURCES AND USES 2 PRIOR (APRIL 2026) CURRENT MIDPOINT MIDPOINT Asset sales and loan receivable repayments $175 $265 Debt issuance (net proceeds) and RCF/CP Drawdowns 675 700 FAD less dividends 100 100 Total Sources $950 $1,065 Bond repayments $600 $600 Investments and share repurchases 3 125 240 Development, redevelopment, and 1st gen capital 225 225 Total Uses $950 $1,065 Target adjusted net debt to EBITDA mid-5x mid-5x Diluted shares outstanding 4 351 348 The 2026 annual guidance range reflects the Company's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels, interest rates, and operating and general and administrative expenses. The Company's guidance does not contemplate impacts from gains or losses from dispositions, potential impairments, or debt extinguishment costs, if any. The Company's guidance also does not include any future acquisitions, developments or share issuances or repurchases, other than as discussed above. There can be no assurance that the Company's actual results will not be materially higher or lower than these expectations. If actual results or timing vary from these assumptions, the Company's expectations may change. 1 Excludes the merger-related fair value adjustment and interest expense associated with unconsolidated joint ventures. 2 Based on approximate midpoints. 3 Includes year-to-date announced investments and share repurchases. 4 Includes the diluted impact of the OP units and 2026 share repurchases. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 11
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Portfolio Overview DOLLARS IN THOUSANDS TOTAL PORTFOLIO BY MARKET COUNT WHOLLY-OWNED JOINT VENTURES TOTAL PORTFOLIO MARKET MSA RANK TOTAL SQUARE FEET % OF TTM CASH NOI TOTAL SQUARE FEET % OF TTM CASH NOI TOTAL SQUARE FEET % OF TTM CASH NOI Dallas, TX 4 47 2,874,187 10.1 % 581,096 15.8 % 3,455,283 10.4 % Seattle, WA 15 29 1,315,777 7.3 % 257,035 5.8 % 1,572,812 7.2 % Charlotte, NC 21 31 1,722,661 5.7 % — — % 1,722,661 5.4 % Houston, TX 5 27 1,815,173 5.4 % 249,158 3.8 % 2,064,331 5.3 % Denver, CO 19 29 1,344,797 5.0 % 306,949 5.4 % 1,651,746 5.0 % Los Angeles, CA 2 27 840,371 4.1 % 786,520 17.3 % 1,626,891 4.7 % Atlanta, GA 6 25 1,231,491 4.4 % 96,108 2.3 % 1,327,599 4.3 % Phoenix, AZ 10 33 1,251,557 3.2 % 101,086 9.5 % 1,352,643 3.6 % Raleigh, NC 41 27 978,218 3.5 % 198,485 2.9 % 1,176,703 3.4 % Boston, MA 11 13 718,196 3.5 % — — % 718,196 3.3 % Indianapolis, IN 33 37 1,057,909 2.9 % 357,915 10.8 % 1,415,824 3.3 % Nashville, TN 35 12 1,146,231 3.1 % 106,981 1.9 % 1,253,212 3.0 % Washington, DC 7 9 692,107 2.7 % — — % 692,107 2.6 % Miami, FL 8 11 746,463 2.6 % 52,178 1.0 % 798,641 2.5 % Austin, TX 25 11 644,695 2.5 % 129,879 2.1 % 774,574 2.5 % Tampa, FL 17 17 830,843 2.6 % — — % 830,843 2.4 % San Francisco, CA 13 9 448,033 2.3 % 110,865 4.6 % 558,898 2.4 % Orlando, FL 20 7 416,475 2.1 % — — % 416,475 2.0 % New York, NY 1 14 556,986 2.1 % 57,411 1.1 % 614,397 2.0 % Colorado Springs, CO 79 13 594,497 2.0 % 51,466 1.5 % 645,963 2.0 % Other (29 Markets) 134 7,361,457 22.9 % 813,470 14.2 % 8,174,927 22.7 % Total 562 28,588,124 100.0% 4,256,602 100.0 % 32,844,726 100.0 % SUMMARY METRICS WHOLLY-OWNED JOINT VENTURES TOTAL PORTFOLIO Number of properties 498 64 562 Square feet 28,588,124 4,256,602 32,844,726 % of square feet 87.0% 13.0% 100% Investment (at share) $10,014,330 $629,550 $10,643,880 Quarterly cash NOI (at share) $160,792 $9,208 $170,000 % of quarterly cash NOI (at share) 94.6% 5.4% 100.0% HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 12
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Lease Maturity Schedule LEASE MATURITY SCHEDULE WHOLLY-OWNED JOINT VENTURES TOTAL # OF LEASES OCCUPIED SF % OF TOTAL # OF LEASES OCCUPIED SF % OF TOTAL OCCUPIED SF % OF TOTAL % OF TOTAL (AT SHARE) Month-to-month 75 127,050 0.5% 5 13,399 0.3% 140,449 0.5 % 0.5% 3Q 2026 106 277,042 1.1% 16 56,035 1.5% 333,077 1.1 % 1.2% 4Q 2026 144 430,866 1.7% 11 24,355 0.6% 455,221 1.5 % 1.7% 2026 250 707,908 2.8% 27 80,390 2.1% 788,298 2.6 % 2.9% 2027 909 3,150,128 12.1% 88 414,480 10.8% 3,564,608 12.0 % 12.2% 2028 906 3,196,301 12.3% 78 264,385 6.9% 3,460,686 11.6 % 12.3% 2029 773 3,349,582 12.9% 101 592,521 15.4% 3,942,103 13.2 % 13.2% 2030 668 3,052,441 11.8% 73 311,206 8.1% 3,363,647 11.3 % 11.7% 2031 599 2,735,267 10.5% 93 385,934 10.0% 3,121,201 10.5 % 10.6% 2032 354 2,203,793 8.5% 43 372,133 9.7% 2,575,926 8.6 % 8.6% 2033 266 1,125,394 4.3% 30 212,576 5.5% 1,337,970 4.5 % 4.4% 2034 226 1,322,483 5.1% 46 262,175 6.8% 1,584,658 5.3 % 5.1% 2035 250 1,544,212 6.0% 27 148,140 3.9% 1,692,352 5.7 % 5.8% Thereafter 414 3,428,976 13.2% 59 790,165 20.5% 4,219,141 14.2 % 12.8% Total occupied 5,690 25,943,535 100.0% 670 3,847,504 100.0% 29,791,039 100.0 % 100.0% WALT (months) 62.9 74.4 64.4 HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 13
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Tenant Overview TOTAL PORTFOLIO BY HEALTH SYSTEM (INCLUDING JVs) FULL BUILDING METRICS DIRECT LEASED BY HEALTH SYSTEM SYSTEM RANK 1 CREDIT RATINGHEALTH SYSTEM ON/ADJACENT OFF-CAMPUS AFFILIATED TOTAL SQUARE FEET # OF BUILDINGS % OF TTM CASH NOI SQUARE FEET % OF LEASED SF # OF LEASES HCA 1 BBB/Baa2 2,051,033 769,842 2,820,875 41 7.3% 719,427 2.4% 127 Baylor Scott & White 21 AA-/Aa2 2,359,530 66,376 2,425,906 31 7.0% 1,321,740 4.4% 178 CommonSpirit 4 A-/A3 1,442,804 535,300 1,978,104 37 6.9% 779,544 2.6% 144 Ascension Health 3 AA/Aa3 1,609,984 97,551 1,707,535 17 4.4% 739,512 2.5% 105 Advocate Health 14 AA/Aa2 751,444 240,910 992,354 17 3.9% 851,868 2.9% 84 Wellstar Health System 75 A+/A1 918,394 — 918,394 18 3.1% 607,612 2.0% 81 UW Medicine (Seattle) 91 AA+/Aa1 461,363 162,057 623,420 10 2.9% 296,643 1.0% 32 AdventHealth 11 AA/Aa2 638,562 115,585 754,147 12 2.7% 442,605 1.5% 111 MultiCare Health System 82 A/-- 492,249 — 492,249 8 2.1% 197,180 0.7% 24 Providence Health & Services 5 A/A3 602,504 31,601 634,105 12 2.0% 247,027 0.8% 44 Tenet Healthcare Corporation 6 BB-/Ba2 545,035 235,399 780,434 13 1.8% 134,402 0.5% 22 WakeMed 185 --/A2 374,207 101,597 475,804 13 1.7% 152,831 0.5% 23 Indiana University Health 26 AA/Aa2 416,978 301,320 718,298 11 1.7% 387,649 1.3% 51 Banner Health 24 AA-/-- 749,075 65,322 814,397 25 1.7% 118,225 0.4% 33 Baptist Memorial Health Care 89 A-2/-- 482,065 150,228 632,293 9 1.6% 437,635 1.5% 47 Novant Health 42 A+/A1 473,471 138,035 611,506 10 1.6% 193,957 0.7% 26 University of California Health 9 AA/Aa2 377,163 — 377,163 7 1.5% 25,280 0.1% 8 Select Specialty Hospital None B+/B3 224,812 — 224,812 4 1.5% 190,847 0.6% 9 Tufts Medicine 162 BBB-/Aa3 252,087 — 252,087 2 1.4% 254,680 0.9% 3 Sutter Health 12 A+/A1 173,918 96,987 270,905 4 1.4% 110,448 0.4% 24 Other (64 Credit Rated) 7,027,851 3,170,645 10,198,496 192 32.3% 4,647,984 15.6% 605 Subtotal - credit rated 22,424,529 6,278,755 28,703,284 493 90.5% 12,857,096 43.3% 1,781 Other non-credit rated 659,954 378,071 1,038,025 19 2.5% 351,854 1.2% Off-campus non-affiliated — 3,103,417 3,103,417 50 7.0% — —% Total 23,084,483 9,760,243 32,844,726 562 100.0% 13,208,950 44.5% 1 Ranked by revenue based on Modern Healthcare's Healthcare Systems Financials Database. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 14
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Same Store Statistics DOLLARS AND SQUARE FEET IN THOUSANDS PORTFOLIO CASH NOI AND OCCUPANCY OCCUPANCY % COUNT SF 2Q 2026 CASH NOI 2Q 2026 2Q 2025 1Q 2026 Wholly-owned 469 26,003 $155,112 92.6% 91.5% 92.2% Joint venture 58 3,725 7,638 93.6% 92.1% 93.8% Same store 527 29,728 $162,750 92.7% 91.6% 92.4% Acquisitions 1 144 282 100.0% —% 100.0% Developments 2 224 694 60.5% 45.1% 60.5% Development completions 2 107 899 89.6% 82.1% 89.6% Redevelopments 24 2,131 4,024 67.8% 78.2% 70.7% Redevelopment completions 6 511 1,351 80.5% 72.4% 79.9% Total portfolio 562 32,845 $170,000 90.7% 90.2% 90.6% Joint ventures 64 4,257 9,208 90.4% 88.2% 90.5% Total wholly-owned 498 28,588 $160,792 90.7% 90.5% 90.6% SAME STORE CASH NOI QUARTER ENDED YEAR TO DATE Based on current same store pool of 527 properties 2Q 2026 1Q 2026 4Q 2025 3Q 2025 2Q 2025 YOY Growth 2026 2025 YOY Growth Rental revenues $191,694 $189,899 $187,324 $185,455 $182,962 4.8 % $381,593 $363,055 5.1% Cash NOI $162,750 $160,897 $158,303 $156,308 $154,794 5.1 % $323,647 $305,135 6.1% Period end occupancy 92.7% 92.4% 92.4% 92.2% 91.6% +110.0 bps 92.7% 91.6% +110.0 bps SAME STORE METRICS OTHER KEY SAME STORE METRICS 2Q 2026 YTD 2026 FY 2025 AS OF JUNE 30, 2026 Tenant retention rate (renewals) 88.5% 91.4% 81.5% Ownership type Lease structure Cash leasing spreads (renewals) 4.8% 4.4% 3.1% Ground lease 43.5% Gross 6.8% NOI Margin (Gross Recovery Method) 64.6% 64.4% 64.2% Fee simple 56.5% Modified gross 24.5% NOI Margin (Net Recovery Method) 84.9% 84.8% 84.2% Tenant type Net & Absolute Net 68.7% Hospital 51.4% Physician and other 48.6% Escalators 2.9% HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 15
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Capital Funding & Commitments DOLLARS IN THOUSANDS, EXCEPT PER SQUARE FOOT DATA ACQUISITION AND RE/DEVELOPMENT FUNDING SECOND QUARTER ENDED YEAR TO DATE FULL YEAR 2026 2025 2026 2025 2025 Acquisitions 1 $3,670 $— $21,490 $— $— Re/development 24,230 42,040 49,335 75,476 140,859 1st generation TI/LC/Capital & acquisition capex 20,157 33,369 40,536 48,508 107,195 MAINTENANCE CAPITAL EXPENDITURES FUNDING SECOND QUARTER ENDED YEAR TO DATE FULL YEAR 2026 2025 2026 2025 2025 2nd generation TI $7,227 $12,036 $15,936 $26,921 $47,439 Leasing commissions paid 10,264 5,187 24,440 16,581 31,663 Building capital 9,561 9,112 13,777 15,799 36,531 Maintenance Capital Expenditures $27,052 $26,335 $54,153 $59,301 $115,633 % of Cash NOI 15.9% 14.1% 15.9% 16.1% 15.8% TOTAL COMPANY LEASE EXECUTIONS SECOND QUARTER ENDED YEAR TO DATE FULL YEAR 2026 2025 2026 2025 2025 Renewals (SF) 1,148,847 1,025,747 2,874,498 1,799,033 4,152,880 2nd generation TI/square foot/lease year $2.79 $2.42 $2.61 $2.33 $2.43 Leasing commissions/square foot/lease year $2.13 $1.73 $1.76 $1.65 $1.46 Renewal commitments as a % of annual net rent 16.7% 17.0% 14.2% 16.2% 15.3% WALT (in months) 66.1 51.8 84.6 52.6 60.8 New leases (SF) 349,763 452,088 636,077 822,406 1,579,998 2nd generation TI/square foot/lease year $8.04 $9.83 $8.44 $9.43 $9.08 Leasing commissions/square foot/lease year $1.97 $2.12 $1.98 $2.11 $2.05 New lease commitments as a % of annual net rent 37.0% 54.6% 41.1% 50.9% 47.6% WALT (in months) 78.5 92.2 78.5 92.9 90.8 All (SF) 1,498,610 1,477,835 3,510,575 2,621,439 5,732,878 Leasing commitments as a % of annual net rent 21.7% 32.1% 18.1% 30.7% 26.2% WALT (in months) 69.0 64.2 83.5 65.2 69.1 1 Acquisitions include properties acquired through joint ventures at the Company's ownership percentage. Excludes acquisitions that occurred subsequent to quarter end. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 16
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Investment Activity DOLLARS IN THOUSANDS ACQUISITION ACTIVITY DETAIL LOCATION COUNT CLOSING SQUARE FEET OCCUPIED % ACQUISITION PRICE % OWNERSHIP PRICE AT SHARE Acquisitions Birmingham, AL 1 3/27/2026 143,576 100% $89,100 20% $17,820 Charlotte, NC 1 — 4/24/2026 12,418 100% 3,670 100% 3,670 2Q YTD Total 1 155,994 100% $92,770 $21,490 Greenwich, CT 1 7/28/2026 106,032 97% 64,700 20% 12,940 Port St. Lucie, FL 1 7/28/2026 41,175 94% 21,425 20% 4,285 Total 2026 acquisition activity 3 303,201 98% $178,895 $38,715 Acquisition Initial Cash Yield: 6.5%-7.5% DISPOSITION ACTIVITY DETAIL LOCATION COUNT CLOSING SQUARE FEET OCCUPIED % SALES PRICE % OWNERSHIP PRICE AT SHARE Dispositions Atlanta, GA 1 1/14/2026 60,039 91% $21,900 100% $21,900 Oklahoma City, OK 2 3/3/2026 186,301 41% 11,500 100% 11,500 Minneapolis, MN 1 4/27/2026 92,139 86% 18,700 50% 9,350 Atlanta, GA Land 5/27/2026 — —% 2,750 100% 2,750 Austin, TX 1 6/12/2026 12,880 100% 8,900 100% 8,900 Amarillo, TX 1 6/18/2026 64,756 32% 4,000 100% 4,000 2Q YTD Total 6 416,115 59% $67,750 $58,400 Dallas, TX Land 7/2/2026 — —% 5,464 100% 5,464 Denver, CO 2 Land Under Contract — —% 16,000 100% 16,000 Atlanta, GA 2 1 Under Contract 59,427 100% 36,000 100% 36,000 Total 2026 disposition activity 7 475,542 64% $125,214 $115,864 Disposition Cash Yield: 5.0%-5.5% MORTGAGE NOTE RECEIVABLE REPAYMENT LOCATION PAYOFF DATE INTEREST RATE PRINCIPAL REPAYMENT Los Angeles, CA 4/30/2026 6.50 % $45,000 1 Represents a condominium unit fully leased by Novant Health under a long-term lease in an existing building, bringing the Company's ownership to 93%. 2 Under contract and expected to transact in 2026. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 17
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Joint Ventures DOLLARS IN THOUSANDS JOINT VENTURE PORTFOLIOS WA OWNERSHIP INTEREST 2Q 2026 BALANCE SHEET AS OF 6/30/2026 JOINT VENTURE # OF PROPERTIES SQUARE FEET OCCUPANCY CASH NOI CASH NOI AT SHARE SAME STORE NOI AT SHARE REAL ESTATE INVESTMENT 1 DEBT 1 NET DEBT DEBT AT SHARE NET DEBT AT SHARE INTEREST RATE KKR 20% 24 1,863,047 96.4% $14,816 $2,963 $2,682 $839,030 $— $(22,315) $— $(4,463) — % Nuveen 41% 26 1,386,043 88.2% 7,812 2,942 2,942 576,141 74,679 71,022 14,936 13,484 5.9% CBRE 20% 4 283,880 62.5% 1,290 258 208 135,210 — (3,660) — (732) — % Other 2 58% 10 723,632 90.2% 5,420 3,045 1,806 345,674 67,743 62,970 27,097 24,989 5.3% Total 64 4,256,602 90.4% $29,338 $9,208 $7,638 $1,896,055 $142,422 $108,017 $42,033 $33,278 5.6% 1. Represents 100% of the real estate assets and debt of the joint ventures. 2. Ownership percentages are weighted based on investment. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 18
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Re/development Activity DOLLARS IN THOUSANDS DEVELOPMENTS MARKET ASSOCIATED HEALTH SYSTEM SQUARE FEET CURRENT LEASED % BUDGET COST TO COMPLETE Raleigh, NC UNC REX Health 122,991 51% $58,000 $9,151 Fort Worth, TX Baylor Scott & White 101,279 72% 48,200 3,840 Total development 224,270 60% $106,200 $12,991 Projected stabilized yield: 7.0%-8.5% Estimated stabilization period post completion: 12 - 36 months. REDEVELOPMENTS MARKET COUNT SQUARE FEET PROJECT SQUARE FEET PROJECT LEASED % BUDGET COST TO COMPLETE Houston, TX 2 314,861 152,172 39% $30,000 $2,827 Boston, MA 1 154,528 154,528 100% 25,300 20,888 White Plains, NY 1 65,726 44,634 85% 24,900 242 Charlotte, NC 1 122,388 83,581 52% 19,200 17,401 Washington, DC 1 57,323 24,034 82% 15,200 664 Seattle, WA 1 70,636 31,872 29% 13,600 13,385 Raleigh, NC 1 40,400 40,400 100% 10,800 3,202 Houston, TX 1 40,214 40,214 66% 10,400 9,226 Denver, CO 2 75,691 48,149 44% 10,200 8,852 Port St. Lucie, FL 1 36,076 34,734 20% 9,400 6,991 Dallas, TX 1 126,121 22,152 100% 8,600 7,829 Denver, CO 1 55,978 28,832 53% 7,300 6,473 Other 10 971,440 749,730 69% 100,800 67,915 Total redevelopment 24 2,131,382 1,455,032 67% $285,700 $165,895 Projected stabilized yield: 9.0%-12.0% Estimated stabilization period post completion: 12 - 36 months. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 19
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Debt Metrics DOLLARS IN THOUSANDS SUMMARY OF INDEBTEDNESS DEBT MATURITIES SCHEDULE AS OF JUNE 30, 2026 PRINCIPAL BALANCE BALANCE 1 MATURITY DATE MONTHS TO MATURITY CONTRACTUAL RATE EFFECTIVE RATE BANK LOANS/CP SENIOR NOTES MORTGAGE NOTES TOTAL SENIOR NOTES $500,000 $495,071 7/1/2027 12 3.75% 4.76% (3) 2026 $— $— $23,167 $23,167 300,000 298,973 1/15/2028 19 3.63% 3.85% 2027 — 500,000 — 500,000 650,000 602,994 2/15/2030 44 3.10% 5.30% (3) 2028 — 300,000 — 300,000 299,500 297,824 3/15/2030 45 2.40% 2.72% 2029 500,000 — — 500,000 299,785 297,131 3/15/2031 57 2.05% 2.25% Thereafter 276,000 2,749,285 — 3,025,285 800,000 695,559 3/15/2031 57 2.00% 5.13% (3) Total $776,000 $3,549,285 $23,167 $4,348,452 700,000 681,380 1/15/2032 67 3.00% 3.53% $3,549,285 $3,368,932 46 2.82% 4.20% TERM LOANS 2 $300,000 299,283 1/20/2029 30 SOFR + 0.95% 4.27% (4) 200,000 199,751 7/20/2029 36 SOFR + 0.95% 4.42% (4) — — 5/15/2029 34 SOFR + 0.90% N/A (5) $500,000 $499,034 32 4.33% $1.5B REVOLVING FACILITY & COMMERCIAL PAPER 2 $276,000 $275,823 7/25/2030 48 various 4.07% (6) MORTGAGES $23,167 $23,155 various 4 3.81% 3.94% $4,348,452 $4,166,944 44 3.08% 4.21% REQUIREMENT PER DEBT COVENANTS Cash $18,987 Revolving facility and term loans Revolving facility availability 1,500,000 Leverage ratio Not greater than 60% 39.0% Delayed draw term loan availability 400,000 Secured leverage ratio Not greater than 30% 0.2% Less: Commercial paper borrowings (principal) (276,000) Unencumbered leverage ratio Not greater than 60% 42.0% Total liquidity $1,642,987 Fixed charge coverage ratio Not less than 1.50x 3.6x Unsecured coverage ratio Not less than 1.75x 3.6x OTHER METRICS % Variable Rate Debt 8.6 % Share of Unconsolidated JV Net Debt $33,278 Capitalized interest $3,465 SELECTED FINANCIAL COVENANTS LIQUIDITY SOURCES 1 Balances are reflected net of discounts, fair value adjustments, and deferred financing costs and include premiums. 2 Includes extension options. 3 Fair value merger adjusted in 2022. 4 Effective interest rate reflects the swapped rate plus 0.95%. 5 $400 million delayed draw term loan remained undrawn as of the reporting date. 6 Commercial Paper Program borrowings are backstopped by the availability under the Revolving Facility. As such, the Company uses the maturity date of the Revolving Facility. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 20
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Components of Net Asset Value DOLLARS IN THOUSANDS CASH NOI 2Q 2026 Same store 1 $162,750 Acquisition & Re/development Completions 2,532 Total $165,282 Management fee income and other 2 5,244 Total Cash NOI $170,526 DEVELOPMENT & REDEVELOPMENT PROPERTIES PROJECTED STABILIZED ANNUAL CASH NOI 3 COST TO COMPLETE BUDGET LOW HIGH Developments $12,991 $106,200 $7,000 $8,000 Redevelopments 4 165,895 285,700 46,000 50,000 Total $178,886 $391,900 $53,000 $58,000 LAND HELD FOR DEVELOPMENT, CASH, & OTHER ASSETS Land held for development $52,942 Disposition pipeline 5 103,243 Unstabilized properties 6 144,842 Cash, Other Assets & Liabilities (net) 7,8 (70,323) Total $230,704 DEBT (PRINCIPAL) Unsecured credit facility and commercial paper $276,000 Unsecured term loans 500,000 Senior notes 3,549,285 Mortgage notes payable 23,167 Share of unconsolidated JV net debt 33,278 Total $4,381,730 TOTAL SHARES AND OP UNITS OUTSTANDING As of June 30, 2026 346,957,746 1 See Same Store statistics on page 15 for details on Same Store NOI. Includes same store JV assets at share. 2 Other adjustments include adjustments for management fee income of $5.5 million and timing adjustments as if we have owned acquisitions for the full quarter, less $0.3 million of positive NOI for unstabilized properties, which are shown in other assets. 3 Represents total building projected stabilized NOI for properties in development and redevelopment at project stabilization. 4 Estimated total cost includes only the incremental capital to complete the redevelopment. 5 Includes 15 properties identified as assets held for sale that are excluded from Same Store Cash NOI and reflects net book value or sales price, if applicable. 6 Includes 15 properties at their gross book value. These properties were comprised of 0.5 million square feet that generated positive NOI of $0.5 million. 7 Other assets include notes receivable of $43.5 million, prepaid assets of $44.0 million, accounts receivable of $25.4 million, and prepaid ground leases of $10.9 million. In addition, it includes the Company's gross investment of its corporate headquarters in Nashville of $48.9 million. 8 Other liabilities include only liabilities that are expected to reduce future cash or NOI and that are currently producing non-cash benefits to NOI. Included are accounts payable and accrued liabilities of $152.8 million, security deposits of $30.7 million, financing right of use liabilities of $74.1 million, and deferred operating expense reimbursements of $4.4 million. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 21
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Glossary FUNDS FROM OPERATIONS Funds from operations (“FFO”) and FFO per share are operating performance measures adopted by NAREIT. NAREIT defines FFO as “net income (computed in accordance with GAAP) excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.” FFO, Normalized FFO and Funds Available for Distribution ("FAD") do not represent cash generated from operating activities determined in accordance with GAAP and are not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered alternatives to net income attributable to common stockholders as indicators of the Company's operating performance or as alternatives to cash flow as measures of liquidity. CASH NET OPERATING INCOME Rental income plus interest from financing receivables less property operating expenses. Excludes lease termination fees and non-cash items such as above and below market lease intangibles, straight-line rent, lease inducements, financing receivable amortization, tenant improvement amortization and leasing commission amortization. BUILDING METRICS Gross investment and cash NOI are reflected at the Company's ownership percentage. Lease and building level related metrics such as building square feet and occupancy are reflected at 100% of the buildings. Excludes assets held for sale, land held for development, and corporate property. ACQUISITIONS Acquisitions include properties acquired through joint ventures at the Company's ownership percentage. RE/DEVELOPMENT FUNDING Re/development funding includes capital spend on re/developments, re/development completions and unstabilized properties. 1ST GENERATION TI/LC/CAPITAL & ACQUISITION CAPEX Acquisition capex includes near-term fundings underwritten as part of recent acquisitions. 1st generation tenant improvements, capital, and leasing commissions for re/developments are excluded. LEASING COMMITMENTS Excludes recently acquired or disposed properties, re/development completions, construction in progress, land held for development, corporate property, redevelopment properties, unstabilized properties, planned dispositions and assets classified as held for sale. TOTAL PROPERTIES Excludes assets held for sale, land held for development, dispositions, and corporate property. TOTAL COMPANY Includes assets held for sale, land held for development, dispositions, and corporate property. ON CAMPUS/ADJACENT Includes on campus properties and adjacent properties as being no more than 0.25 miles from a hospital campus. OFF CAMPUS AFFILIATED Includes off-campus buildings where health systems lease 20% or more of the property and/or are located within 2 miles of a hospital campus. OFF CAMPUS NON-AFFILIATED Includes off-campus buildings that are not 20% or more leased by a health system and are more than two miles from a hospital campus. SAME STORE Same store properties are properties that have been included in operations for the duration of the year-over-year comparison period presented. Accordingly, same store properties exclude properties that were recently acquired or disposed of, properties classified as held for sale or intended for sale, properties undergoing redevelopment, and newly redeveloped or developed properties. DISPOSITION CASH YIELD Represents the in-place cash NOI divided by sales price. Includes disposition activity subsequent to quarter end. ACQUISITION INITIAL CASH YIELD Represents the forecasted first year NOI divided by the purchase price. For joint venture acquisitions, the cash yield is inclusive of fees received from the joint venture. Includes acquisition activity subsequent to quarter end. NOI MARGIN (GROSS RECOVERY METHOD) Cash NOI divided by operating revenues. NOI MARGIN (NET RECOVERY METHOD) Cash NOI divided by rental revenue. RENTAL REVENUE Rental income plus interest from financing receivables. Excludes lease termination fees and non- cash items such as above and below market lease intangibles, straight-line rent, lease inducements, financing receivable amortization, tenant improvement amortization and operating expense reimbursements. OTHER TERMS Medical Outpatient Building (MOB) Commercial Paper (CP) Weighted Average Lease Term Remaining (WALT) HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 22
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Reconciliations DOLLARS IN THOUSANDS NET INCOME (LOSS) TO NOI QUARTER ENDED 2Q 2026 1Q 2026 4Q 2025 3Q 2025 2Q 2025 Net income (loss) ($43,955) $21 $14,591 ($58,544) ($160,144) Other expense (income) 82,924 31,646 19,485 83,116 175,898 General and administrative expense 14,361 17,343 13,787 21,771 23,482 Depreciation and amortization expense 128,065 128,985 135,036 143,640 153,476 Other expenses 1 3,309 2,995 1,907 1,491 2,094 Straight-line rent expense 318 563 788 842 859 Straight-line rent revenue (11,239) (8,459) (4,753) (6,741) (7,904) Other revenue 2 (13,164) (11,980) (10,998) (9,542) (9,345) Joint venture property cash NOI (at share) 9,272 8,560 8,616 8,380 8,225 Cash NOI $169,891 $169,674 $178,459 $184,413 $186,641 Developments (694) (289) (268) (84) 74 Development completions (899) (831) (839) (799) (788) Redevelopments (4,024) (4,918) (7,320) (8,040) (8,839) Redevelopment completions (1,351) (1,376) (1,200) (963) (984) Acquisitions (wholly-owned and joint venture) (282) (10) — — — Completed dispositions & assets held for sale 109 (1,353) (10,529) (18,219) (21,310) Same store cash NOI $162,750 $160,897 $158,303 $156,308 $154,794 Same store joint venture properties (7,638) (7,479) (7,512) (7,253) (7,219) Same store excluding JVs $155,112 $153,418 $150,791 $149,055 $147,575 1 Includes transaction costs, rent reserves, above and below market ground lease intangible amortization, leasing commission amortization, non-cash adjustments for financing receivables, and ground lease straight-line rent. 2 Includes management fee income, interest, above and below market lease intangible amortization, lease inducement amortization, lease termination fees, deferred financing cost amortization and principal related to investment in financing receivable, and tenant improvement overage amortization. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 23
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Reconciliations (cont'd) DOLLARS IN THOUSANDS NET INCOME (LOSS) TO EBITDA QUARTER ENDED 2Q 2026 1Q 2026 4Q 2025 Net income (loss) ($43,955) $21 $14,591 Interest expense 45,146 43,890 48,189 Income taxes 298 296 300 Depreciation and amortization 1 128,065 128,985 135,036 Unconsolidated JV depreciation, amortization, and interest 7,255 8,130 8,121 EBITDA $136,809 $181,322 $206,237 Transaction costs 1,473 937 300 Gain on sales of assets (3,713) (10,777) (135,711) Impairments on real estate assets 42,741 16 105,706 Restructuring and severance-related charges 3,021 7,562 588 Debt financing costs 2 1,776 116 1,614 Timing impact 3 (7) 878 (2,089) Stock based compensation 4,420 3,927 3,308 Other 202 508 1,441 Unconsolidated JV adjustments (2,190) 339 319 Adjusted EBITDA $184,532 $184,828 $181,713 Annualized Adjusted EBITDA $738,128 $739,312 $726,852 RECONCILIATION OF NET DEBT TO ADJUSTED EBITDA Debt $4,166,944 $4,103,918 $3,911,423 Share of Unconsolidated JV Net Debt 33,278 34,031 31,751 Cash (18,987) (26,235) (26,172) Net debt $4,181,235 $4,111,714 $3,917,002 Net debt to adjusted EBITDA 5.7x 5.6x 5.4x Run Rate Net debt to adjusted EBITDA 4 5.6x 1 Leasing commission amortization is included in the real estate depreciation and amortization add-back for FFO. 2 Includes loss on debt extinguishment, loss on derivatives, and legal fees related to the amended and restated credit facility. 3 Timing adjustments to represent a full quarter impact of acquisitions and dispositions. Properties contributed into a joint venture are adjusted at the Company's share. Timing adjustments also include non-recurring impacts due to one-time items recognized in the quarter. 4 Includes the pro forma impact of acquisitions and dispositions closed subsequent to quarter end and under contract. HEALTHCARE REALTY Return to Table of Contents 2Q 2026 SUPPLEMENTAL INFORMATION 24
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