Healthcare Realty Trust Inc
For the period ended Dec 31, 2025. Filed Feb 13, 2026.
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FY2025 · Filed Feb 13, 2026
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SIGNATURES
SIGNATURES AND SCHEDULES
Signatures
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this Report to be signed on its behalf by the undersigned, thereunto duly authorized.
| HEALTHCARE REALTY TRUST INCORPORATED | |
| By: | /s/ PETER A. SCOTT |
| Peter A. Scott | |
| President, Chief Executive Officer, and Director |
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed by the following persons on behalf of the registrant and in the capacities and on the dates indicated.
| SIGNATURE | TITLE | DATE |
|---|---|---|
| /s/ Peter A. Scott | President, Chief Executive Officer and Director | February 13, 2026 |
| Peter A. Scott | (Principal Executive Officer) | |
| /s/ Daniel Gabbay | Executive Vice President and Chief Financial Officer | February 13, 2026 |
| Daniel Gabbay | (Principal Financial Officer) | |
| /s/ Amanda L. Callaway | Senior Vice President and Chief Accounting | February 13, 2026 |
| Amanda L. Callaway | Officer (Principal Accounting Officer) | |
| /s/ Thomas N. Bohjalian | Chairman | February 13, 2026 |
| Thomas N. Bohjalian | ||
| /s/ David B. Henry | Director | February 13, 2026 |
| David B. Henry | ||
| /s/ Jay P. Leupp | Director | February 13, 2026 |
| Jay P. Leupp | ||
| /s/ Constance B. Moore | Director | February 13, 2026 |
| Constance B. Moore | ||
| /s/ Glenn J. Rufrano | Director | February 13, 2026 |
| Glenn J. Rufrano | ||
| /s/ Donald C. Wood | Director | February 13, 2026 |
| Donald C. Wood | ||
Schedule II – Valuation and Qualifying Accounts for the years ended December 31, 2025, 2024 and 2023
| Dollars in thousands · ADDITIONS AND DEDUCTIONS | ||||||
|---|---|---|---|---|---|---|
| DESCRIPTION · BALANCE AT BEGINNING OF PERIOD · CHARGED/(CREDITED) TO COSTS AND EXPENSES · CHARGED TO OTHER ACCOUNTS · UNCOLLECTIBLE ACCOUNTS WRITTEN-OFF · BALANCE AT END OF PERIOD | ||||||
| 2025 | Accounts receivable allowance | $9,536 | $1,322 | $— | $3,559 | $7,299 |
| 2024 | Accounts receivable allowance | $8,404 | $2,094 | $— | $962 | $9,536 |
| 2023 | Accounts receivable allowance | $3,954 | $5,119 | $— | $669 | $8,404 |
Schedule III – Real Estate and Accumulated Depreciation as of December 31, 2025
| Dollars in thousands · LAND 1 · BUILDINGS, IMPROVEMENTS, LEASE INTANGIBLES AND CIP 1 | ||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| MARKET · NUMBER OF PROP. · INITIAL INVESTMENT · COST CAPITALIZED subsequent to acquisition · TOTAL · INITIAL INVESTMENT · 2COST CAPITALIZED subsequent to acquisition · TOTAL · 1PERSONAL PROPERTY · 3, 4, 6 TOTAL PROPERTY · 1, 4, 6 ACCUMULATED DEPRECIATION · 5 ENCUMBRANCES · DATE ACQUIRED · DATE CONST. | ||||||||||||||
| Dallas, TX | 36 | $59,646 | $13,383 | $73,029 | $704,073 | $171,987 | $876,060 | $541 | $949,630 | $225,919 | $— | 2003-2023 | 1979-2025 | |
| Seattle, WA | 24 | 39,291 | 4,021 | 43,312 | 456,416 | 112,140 | 568,556 | 695 | 612,563 | 210,965 | — | 2008-2022 | 1970-2018 | |
| Houston, TX | 24 | 47,156 | 10,095 | 57,251 | 465,761 | 83,701 | 549,462 | 357 | 607,070 | 120,217 | — | 2007-2022 | 1980-2018 | |
| Charlotte, NC | 31 | 25,635 | 7,538 | 33,173 | 431,082 | 76,269 | 507,351 | 143 | 540,667 | 157,273 | — | 2008-2020 | 1961-2018 | |
| Phoenix, AZ | 34 | 21,120 | 8,052 | 29,172 | 418,645 | 38,256 | 456,901 | 2 | 486,075 | 76,144 | — | 2007-2017 | 1971-2006 | |
| Denver, CO | 24 | 36,449 | 9,189 | 45,638 | 340,321 | 77,803 | 418,124 | 616 | 464,378 | 117,569 | — | 2007-2022 | 1978-2020 | |
| Raleigh, NC | 26 | 46,572 | 10,134 | 56,706 | 364,458 | 29,265 | 393,723 | 23 | 450,452 | 69,561 | — | 2010-2022 | 1977-2020 | |
| Atlanta, GA | 24 | 31,501 | 8,394 | 39,895 | 361,282 | 26,866 | 388,148 | 106 | 428,149 | 99,647 | — | 2008-2022 | 1974-2014 | |
| Nashville, TN | 10 | 18,801 | 2,345 | 21,146 | 226,850 | 95,301 | 322,151 | 748 | 344,045 | 128,484 | 6,938 | 2004-2022 | 1976-2022 | |
| Boston, MA | 13 | 106,648 | 8,901 | 115,549 | 298,384 | (46,602) | 251,782 | 60 | 367,391 | 70,977 | — | 2012-2016 | 1860-2011 | |
| Tampa, FL | 17 | 21,892 | 7,095 | 28,987 | 299,697 | 32,184 | 331,881 | 24 | 360,892 | 59,354 | — | 1994-2023 | 1975-2015 | |
| Indianapolis, IN | 35 | 41,590 | 7,655 | 49,245 | 250,644 | 29,755 | 280,399 | 13 | 329,657 | 58,192 | — | 2007-2019 | 1988-2013 | |
| Los Angeles, CA | 15 | 47,027 | 2,743 | 49,770 | 197,758 | 74,721 | 272,479 | 340 | 322,589 | 139,900 | 16,674 | 1994-2020 | 1964-2003 | |
| Austin, TX | 11 | 16,719 | 4,882 | 21,601 | 205,284 | 30,085 | 235,369 | 37 | 257,007 | 49,954 | — | 2013-2022 | 1986-2015 | |
| New York, NY | 13 | 58,719 | 5,823 | 64,542 | 160,873 | 30,760 | 191,633 | 4 | 256,179 | 32,180 | — | 2014-2019 | 1920-1988 | |
| Miami, FL | 13 | 19,200 | 3,162 | 22,362 | 193,569 | 38,643 | 232,212 | 103 | 254,677 | 79,038 | — | 1994-2020 | 1954-2009 | |
| Washington, DC | 9 | 3,756 | 1,515 | 5,271 | 187,478 | 51,990 | 239,468 | 68 | 244,807 | 71,092 | — | 2004-2021 | 1959-2011 | |
| San Francisco, CA | 6 | 48,443 | 737 | 49,180 | 164,349 | 30,646 | 194,995 | 52 | 244,227 | 70,269 | — | 2015-2022 | 1912-2014 | |
| Orlando, FL | 7 | 6,734 | 3,059 | 9,793 | 176,080 | 9,175 | 185,255 | — | 195,048 | 33,608 | — | 1998-2017 | 1994-2009 | |
| Hartford, CT | 25 | 23,996 | 5,203 | 29,199 | 151,860 | 4,885 | 156,745 | 33 | 185,977 | 30,162 | — | 2016-2019 | 1955-2017 | |
| Other (32 markets) | 120 | 176,307 | 43,408 | 219,715 | 1,969,776 | 85,200 | 2,054,976 | 292 | 2,274,983 | 537,446 | 5,212 | 1993-2023 | ||
| Total real estate | 517 | 897,202 | 167,334 | 1,064,536 | 8,024,640 | 1,083,030 | 9,107,670 | 4,257 | 10,176,463 | 2,437,951 | 28,824 | |||
| Land held for develop. | — | 57,535 | — | 57,535 | — | — | — | — | 57,535 | — | ||||
| Financing lease right-of-use assets | 1 | — | — | — | — | — | — | — | 75,083 | — | — | |||
| Investment in financing receivables, net | 1 | — | — | — | — | — | — | — | 123,249 | — | — | |||
| Corporate Property | 1 | 16,869 | 42 | 16,911 | 11,656 | 19,281 | 30,937 | 2,900 | 50,748 | 15,752 | — | |||
| Total properties | 520 | $971,606 | $167,376 | $1,138,982 | $8,036,296 | $1,102,311 | $9,138,607 | $7,157 | $10,483,078 | $2,453,703 | $28,824 | |||
1 Includes eighteen assets held for sale as of December 31, 2025 with gross real estate investments of approximately $190.5 million.
2 Includes the impact of any impairment on real estate charges recorded
3 Total properties as of December 31, 2025 have an estimated aggregate total cost of $10.0 billion for federal income tax purposes.
4 Depreciation is provided for on a straight-line basis on buildings and improvements over 3.3 to 49.0 years, lease intangibles over 1.0 to 99.0 years, personal property over 3.0 to 10.0 years, and land improvements over 2.0 to 39.0 years.
5 Includes debt issuance costs and unaccreted discount totaling $0.1 million as of December 31, 2025.
6 Rollforward of Total Property and Accumulated Depreciation, including assets held for sale, for the year ended December 31, 2025, 2024 and 2023 follows:
| YEAR ENDED DEC. 31, 2025 · YEAR ENDED DEC. 31, 2024 · YEAR ENDED DEC. 31, 2023 | |||||||
|---|---|---|---|---|---|---|---|
| Dollars in thousands · TOTAL PROPERTY · ACCUMULATED DEPRECIATION · TOTAL PROPERTY · ACCUMULATED DEPRECIATION · TOTAL PROPERTY · ACCUMULATED DEPRECIATION | |||||||
| Beginning balance | $11,828,265 | $2,488,931 | $13,408,713 | $2,227,766 | $14,076,475 | $1,645,271 | |
| Additions during the period | |||||||
| Real estate acquired | — | — | — | — | 54,024 | 2,322 | |
| Other improvements | 33,844 | 328,130 | 53,748 | 549,160 | 28,521 | 668,069 | |
| Land held for development | — | — | — | — | — | ||
| Construction in progress | 10,344 | — | 69,598 | — | 49,901 | — | |
| Investment in financing receivable, net | (422) | — | 1,541 | — | 2,366 | — | |
| Financing lease right-of-use assets, net | (2,261) | — | (4,865) | — | (1,616) | — | |
| Corporate Properties | — | — | — | — | — | — | |
| Retirement/dispositions | |||||||
| Real estate | (1,386,692) | (363,358) | (1,700,470) | (287,995) | (800,958) | (87,896) | |
| Ending balance | $10,483,078 | $2,453,703 | $11,828,265 | $2,488,931 | $13,408,713 | $2,227,766 | |
Schedule IV – Mortgage Loans on Real Estate Assets as of December 31, 2025
| Dollars in thousands · Final Maturity Date · Payment Terms · Prior Liens · Face Amount · Carrying Amount · Principal Amount of Loans Subject to Delinquent Principal or Interest | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| California | 6.50% | 3/29/2026 | (2) | $— | $45,000 | $45,189 | $— | ||||
| Florida | 9.00% | 12/28/2026 | (3) | — | 5,256 | 5,256 | — | ||||
| Texas | 6.75% | 12/31/2026 | (2) | — | 6,400 | 6,401 | — | ||||
| Texas | 7.50% | 10/02/2029 | (2) | — | 9,629 | 9,691 | — | ||||
| Texas | 6.75% | 3/19/2030 | (2) | — | 5,400 | 5,431 | — | ||||
| Mezzanine loans on real estate located in: | |||||||||||
| Arizona | 9.00% | 12/20/2026 | (2) | — | 6,000 | 6,038 | — | ||||
| Texas | 11.00% | 10/02/2029 | (2) | — | 1 | 1 | — | ||||
| Wisconsin | 13.00% | 3/19/2030 | (4) | — | 8,500 | 8,959 | — | ||||
| Total real estate notes receivable | $— | $86,186 | $86,966 | $— | |||||||
| 1 Excludes a mortgage loan where the Company received $14.9 million against a $31.2 million loan balance and fully reserved the remainder of $16.8 million. The loan was guaranteed by an individual and while the Company is seeking to collect on the guaranty, there can be no assurance of any recovery. | |||||||||||
| 2 Interest only payments due with principal and any unpaid interest due on the maturity date. | |||||||||||
| 3 Monthly installment payments of principal and interest. | |||||||||||
| 4 Capitalized interest through maturity, with outstanding principal and accrued interest due on the maturity date. | |||||||||||
The following shows changes in the carrying amounts of mortgage loans on real estate assets during the years ended December 31, 2025, 2024 and 2023:
| Year Ended December 31, | |||
|---|---|---|---|
| 2025 | 2024 | 2023 | |
| Balance as of the beginning of the year | $127,624 | $173,614 | $99,643 |
| Additions: | |||
| Fair value real estate notes assumed | — | — | — |
| New real estate notes | 20,300 | 9,630 | 58,700 |
| Draws on existing real estate notes | — | 5,505 | 19,103 |
| Accretion of fees and other items | 497 | 3,600 | 1,364 |
| Deductions: | |||
| Collection of real estate loans | (59,884) | (5,162) | — |
| Deferred fees and other items | — | — | — |
| Allowance for credit loss | (1,571) | (59,563) | (5,196) |
| Balance as of the end of the year | $86,966 | $127,624 | $173,614 |
All other schedules for which provision is made in the applicable accounting regulations of the Securities and Exchange Commission are omitted because they are not required under the related instructions or are not applicable, or because the required information is shown in the consolidated financial statements or notes thereto.
The text of this filing, as the company filed it with the SEC, without its images or exhibits. This is not investment advice.