Hello, and welcome to the annual meeting of shareholders of Universal Health Realty Income Trust. Please note that today's meeting is being recorded. After the formal meeting's adjourned, we will have a question and answer session. Any shareholder logged into the virtual meeting web portal using their 15-digit control number can submit questions or comments at any time by clicking on the Q&A tab. Out of consideration for other shareholders, please limit yourself to one question relevant to the annual shareholders meeting. If time does not permit all questions to be addressed, you are encouraged to submit your question as instructed via the information request section of the trust website. It is now my pleasure to turn today's meeting over to Alan B. Miller, Chairman of the Board, Chief Executive Officer, and President of Universal Health Realty Income Trust. Mr. Miller, the floor is yours. Welcome to the annual meeting of the shareholders of Universal Health Realty Income Trust. This year's annual meeting is being conducted completely virtually via a live audio webcast. I would like to introduce the trustees and officers of the trust. The trustees are Gayle Capozzalo, Allan Domb, Rebecca Guzman, Bob McCadden, Marc Miller, and Jim Morey. The officers are Cheryl Ramagano and Chick Boyle. In addition, Jonathan Addy of KPMG, our independent auditors, is participating today and available to respond to any questions. Harold Murphy of Computershare, our transfer agent, is also participating today. In order to avoid any confusion, let me take a few moments to outline the format for today's meeting. First, each proposal will be made and seconded. The board of trustees' position on each proposal is set forth in the proxy statement, which was made available to all shareholders eligible to vote. We will tally the preliminary votes with regard to each proposal. The polls on our virtual meeting website opened at approximately 9:50 A.M. Eastern Time this morning. Any shareholders who have logged into the virtual meeting web portal using their 15-digit control numbers will be able to make or change their votes electronically until we declare the polls closed. Once the votes on all the proposals have been tallied and the results announced, the meeting will be adjourned. After the meeting is adjourned, we will attempt to answer as many shareholders' questions as time allows. This meeting will please come to order. Ms. Cheryl Ramagano will act as Secretary and Inspector of Elections of the meeting. Mr. Chairman, I present the affidavit of Computershare Trust Company with respect to the notification to the shareholders of the trust who requested to receive printed proxy materials, notice of the meeting, the annual report, proxy statement, form of proxy, and certified list of holders of the shares of beneficial interest of the trust as of April 13th, 2026, the record date for this meeting. The affidavit of mailing and list of shareholders are directed to be filed with the trust records. Mr. Chairman, the transfer agent has computed the number of shares represented by proxy that are present or represented at this meeting. I report that the holders of a majority of shares of beneficial interest are present or represented at this meeting in accordance with the form. The proxies and any substitutions of proxies are hereby ordered filed with the records of the trust. A quorum of the shareholders is present, and this meeting is properly constituted for the transaction of business. As set forth in the notice sent to each of the shareholders, the business of this meeting includes, one, the election of two class I trustees. two, a non-binding advisory vote to approve named executive officer compensation. three, to ratify the selection of KPMG LLP as the trust's independent registered public accounting firm for the fiscal year ending December 31, 2026. The meeting will now proceed to, and we will accept the nominations for the election of two Class I trustees. I nominate Mr. Alan B. Miller and Mr. Robert F. McCadden for election to the shareholders to serve as trustees for three years and until their respective successors have been elected and have qualified. I second that motion. Since there are no other nominations, the nominations are closed. The meeting will now proceed to, and we will entertain a motion for approval of the non-binding advisory vote on named executive officer compensation. I move to the approval of the non-binding advisory vote to approve named executive officer compensation. I second the motion. The meeting will now proceed to, and we will entertain a motion for the ratification of the selection of KPMG LLP as the trust's independent registered public accounting firm for the fiscal year ended December 31, 2026. I move for the ratification of the selection of KPMG LLP as the trust's independent registered public accounting firm for the year ending December 31st, 2026. I second the motion. There are no other matters, Mr. Chairman. If any shareholder logged in via control number would like to ask a question about the proposals, please do so now via the web portal. The polls are about to close. Any shareholder logged in via control number to our virtual meeting web portal who hasn't yet voted or would like to change his or her vote should do so now. This can be done by clicking on the voting button on the web portal and following instructions there. Shareholders who have timely submitted proxies by mail, telephone, or internet, or given their brokers voting instructions and do not wish to change their votes, do not need to make any further action. Now that all eligible voters have had a final opportunity to vote, I declare that the polls for the 2026 annual meeting of shareholders are now closed. Ms. Ramagano, do we have preliminary voting results? As a person appointed and the proxy, I have voted in accordance with the proxies received from the shareholders who returned the official form of proxy. With respect to proposal one, the election of two class 1 trustees, 9,187,560 votes were cast in favor of the election of Mr. Alan B. Miller. 222,181 votes were cast against, and 19,835 votes abstained. 8,540,760 votes were cast in favor of the election of Mr. Robert F. McCadden. 868,560 votes were cast against, and 20,200 votes abstained. With respect to proposal two, the non-binding advisory vote to approve named executive officer compensation, 8,955,099 votes were cast in favor, 418,954 votes were cast against, and 59,422 votes abstained. With respect to proposal three, the ratification of the selection of KPMG LLP as our independent registered public accounting firm for the year ending December 31st, 2026, 11,525,347 votes were cast in favor of the ratification, 114,360 votes were cast against, and 22,834 votes abstained. Based on that report, I declare the following. Messrs. Alan Miller and Robert F. McCadden have been elected to serve as trustees of the trust for a three-year term. The non-binding advisory vote to approve named executive officer compensation has been approved. The ratification of KPMG LLP as the trust's independent registered public accounting firm for the year ending December 31, 2026, has been approved. This completes our agenda. Thank you for listening through the legal formalities of the meeting. The chair will entertain a motion for adjournment of the meeting. I move that the meeting be adjourned. I second that motion. All those in favor of the motion, please signify their assent by saying aye. Aye. All opposed. Motion is carried and the meeting is adjourned. The business affairs of the Trust were fully discussed in my letter and balance of the annual report. We will be happy to answer any questions which the shareholders may have concerning the business affairs of the Trust. Thank you for your attention. We'll go on now. At this time, the Trust would like to take any questions you might have for them today. If any shareholders logged into the virtual meeting web portal using their 15-digit control numbers would like to ask a question, if you've not already done so, please submit your question now by clicking on the Q&A tab. Out of consideration for other shareholders, please limit yourself to one question relevant to the annual shareholders meeting. If time does not permit all questions to be addressed, you're encouraged to submit your question as instructed by the information request section of the Trust website. Mr. Boyle, do we have any questions presented by shareholders today? No, there are no questions, Mr. Miller. We appreciate everyone's participation today at our virtual shareholder meeting. Thank you. This concludes this event. You may now disconnect.