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Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON , D.C. 20549 FORM 10 - K R ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 ( d ) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31 , 2020 . 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 1-10709 PS BUSINESS PARKS , INC . California ( Exact name of registrant as specified in its charter ) ( State or other jurisdiction of incorporation or organization ) 95-4300881 ( I.R.S. Employer Identification No. ) 701 Western Avenue , Glendale , California 91201-2349 ( Address of principal executive offices ) ( Zip Code ) 818-244-8080 ( Registrant's telephone number , including area code ) Securities registered pursuant to Section 12 ( b ) of the Act : Ticker Symbol Name of Each Exchange on Which Registered New York Stock Exchange Title of Each Class Common Stock , $ 0.01 par value per share Depositary Shares Each Representing 1 / 1,000 of a 5.200 % Cum Pref Stock , Series W , $ 0.01 par value Depositary Shares Each Representing 1 / 1,000 of a 5.250 % Cum Pref Stock , Series X , $ 0.01 par value Depositary Shares Each Representing 1 / 1,000 of a 5.200 % Cum Pref Stock , Series Y , $ 0.01 par value Depositary Shares Each Representing 1 / 1,000 of a 4.875 % Cum Pref Stock , Series Z , $ 0.01 par value PSB PSBPrW PSBPrX PSBPRY PSBPrZ Securities registered pursuant to Section 12 ( g ) of the Act : None ( Title of class ) Indicate by check mark if the registrant is a well - known seasoned issuer , as defined in Rule 405 of the Securities Act . Yes R No £ Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15 ( d ) of the Exchange Act . Yes £ No R New York Stock Exchange New York Stock Exchange New York Stock Exchange 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 . Yes R 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 ) . Yes R 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 definitions of " large accelerated filer , " " accelerated filer , " " smaller reporting company , " and " emerging growth company " in Rule 12b - 2 of the Exchange Act . Large accelerated filer R 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 . £ Indicate by check mark whether the registrant has filed a report on and attestation to its management's assessment of the effectiveness of its internal control over financial reporting under Section 404 ( b ) of the Sarbanes - Oxley Act ( 15 U.S.C. 7262 ( b ) ) by the registered public accounting firm that prepared or issued its audit report . R Indicate by check mark whether the registrant is a shell company ( as defined in Rule 12b - 2 of the Exchange Act ) . Yes £ No R As of June 30 , 2020 , the aggregate market value of the registrant's common stock held by non - affiliates of the registrant was $ 2,651,598,115 based on the closing price as reported on that date . Number of shares of the registrant's common stock , par value $ 0.01 per share , outstanding as of February 19 , 2021 ( the latest practicable date ) : 27,488,684 . DOCUMENTS INCORPORATED BY REFERENCE Portions of the definitive proxy statement to be filed in connection with the Annual Meeting of Shareholders to be held in 2021 are incorporated by reference into Part III of this Annual Report on Form 10 - K .