Hudson Pacific Properties, Inc.

1. Organization

Hudson Pacific Properties, Inc. is a Maryland corporation formed on November 9, 2009, as a fully integrated, self-administered, and self-managed real estate investment trust (“REIT”). Through its controlling interest in the operating partnership and its subsidiaries, Hudson Pacific Properties, Inc. owns, manages, leases, acquires and develops real estate consisting primarily of office and studio properties. Unless otherwise indicated or unless the context requires otherwise, all references in these financial statements to “the Company” refer to Hudson Pacific Properties, Inc. together with its consolidated subsidiaries, including Hudson Pacific Properties, L.P. Unless otherwise indicated or unless the context requires otherwise, all references to “our operating partnership” or “the operating partnership” refer to Hudson Pacific Properties, L.P. together with its consolidated subsidiaries.

The Company’s portfolio consists of properties primarily located throughout the United States, Western Canada and Greater London, United Kingdom. The following table summarizes the Company’s portfolio as of September 30, 2026:

1. The Company owns 20.0% of the unconsolidated joint venture entity that owns the Bentall Centre property,50.0% of the unconsolidated joint venture entity that owns Sunset Glenoaks Studios,35.0% of the unconsolidated joint venture entity that owns Sunset Waltham Cross Studios and approximately 25.6% of the unconsolidated joint venture entity that owns Sunset Pier 94 Studios. The square footage shown above represents 100% of the properties.

2. Includes Bentall Centre.

3. Includes Sunset Pier 94 Studios and Sunset Glenoaks Studios.

4. Includes land for the Burrard Exchange and Sunset Waltham Cross Studios.

5. Summary of Significant Accounting Policies

Basis of Presentation

The accompanying consolidated financial statements of the Company and the operating partnership are prepared in accordance with generally accepted accounting principles in the United States (“GAAP”) applicable to interim financial information and with the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to the Securities and Exchange Commission (“SEC”) rules and regulations. Accordingly, the interim financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, the accompanying interim financial statements reflect all adjustments of a normal and recurring nature that are considered necessary for a fair presentation of the results for the interim periods presented.

The results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December 31, 2026. The interim consolidated financial statements should be read in conjunction with the consolidated financial statements in the 2025 Annual Report on Form 10-K of Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P. and the notes thereto.

Reverse Stock Split and Partnership Agreement Amendment

On December 1, 2025, the Company effected a one-for-seven reverse stock split of its common stock (the "Reverse Stock Split"). Immediately following the Reverse Stock Split, the Company amended its charter to decrease the par value of the Company’s common stock from $0.07 per share back to $0.01 per share and decrease the number of authorized shares from 740,800,000 shares (consisting of 722,400,000 shares of common stock and 18,400,000 shares of preferred stock) to 121,600,000 shares (consisting of 103,200,000 shares of common stock and 18,400,000 shares of preferred stock). The Company’s common stock began trading on the NYSE on a split-adjusted basis at market open on December 2, 2025.

On December 1, 2025, the Company, as general partner of Hudson Pacific Properties, L.P., executed the Sixth Amended and Restated Agreement of Limited Partnership of Hudson Pacific Properties, L.P. to give effect to a one-for-seven reverse unit split (the “Reverse Unit Split”) of the common units, LTIP units and performance units of the Operating Partnership, which corresponds to the Reverse Stock Split described above.

All common share, common unit, LTIP unit, performance unit, per-share and per-unit amounts in the accompanying consolidated financial statements and notes to the consolidated financial statements have been retroactively restated to reflect the effect of the Reverse Stock Split and Reverse Unit Split.

Principles of Consolidation

The unaudited interim consolidated financial statements of the Company include the accounts of the Company, the operating partnership and all wholly-owned and controlled subsidiaries. The consolidated financial statements of the operating partnership include the accounts of the operating partnership and all wholly-owned and controlled subsidiaries. All intercompany balances and transactions have been eliminated in the consolidated financial statements.

As of September 30, 2026, the Company has determined that its operating partnership and 18 joint ventures met the definition of a VIE.10 of these joint ventures are consolidated andeight are unconsolidated. The operating partnership met the definition of a VIE and is consolidated.

Substantially all of the assets and liabilities of the Company are related to the operating partnership VIE. The assets and credit of certain VIEs can only be used to satisfy those VIEs’ own contractual obligations, and the VIEs’ creditors have no recourse to the general credit of the Company.

Consolidated Joint Ventures

As of September 30, 2026, the operating partnership has determined that 10 of its joint ventures meet the definition of a VIE and are consolidated:

1. Sunset Services Holdings, LLC is the taxable REIT subsidiary ("TRS") that owns the Company's interests in the TRS subsidiaries related to Sunset Bronson Studios, Sunset Gower Studios, Sunset Las Palmas Studios and Sunset Pier 94 Studios.

2. Hudson Media and Entertainment Management, LLC manages the following properties: Sunset Gower Studios, Sunset Bronson Studios, Sunset Las Palmas Studios, 6040 Sunset, ICON, CUE, EPIC and Harlow (collectively, “Hollywood Media Portfolio”).

Unconsolidated Joint Ventures

As of September 30, 2026, the Company has determined it is not the primary beneficiary ofeight of its joint ventures that are VIEs. Due to its significant influence over the unconsolidated entities, the Company accounts for them using the equity method of accounting. Under the equity method, the Company initially records the investment at cost and subsequently adjusts for equity in earnings or losses and cash contributions and distributions. Refer to Note 5 for further details regarding our investments in unconsolidated joint ventures.

In the third quarter of 2025, a cash sweep for Sunset Glenoaks Studios commenced in accordance with the terms of the agreement for the loan secured by the property. As a result, the Company updated its VIE assessment of Sun Valley Peoria, LLC, the owner of Sunset Glenoaks Studios, and Sun Valley Services, LLC, the related TRS, and concluded that it was no longer the VIEs’ primary beneficiary as it did not have the power to direct the activities of the VIEs that most significantly impact the VIEs’ economic performance. Therefore, the Company deconsolidated the VIEs and accounts for its interests therein using the equity method of accounting, as it continues to have significant influence over the entities.

Revenue from Contracts with Customers

The following table summarizes the Company’s revenue streams that are accounted for under ASC 606 for the three and nine months ended September 30, 2026 and 2025:

The following table summarizes the Company’s receivables that are accounted for under ASC 606 as of:

Goodwill

As of September 30, 2026 and December 31, 2025, the carrying value of goodwill was $8.8 million. No impairment of goodwill was recorded during the nine months ended September 30, 2026 and 2025.

Recently Issued Accounting Pronouncements

In November 2024, the FASB issued ASU 2024-03, Income Statement—Reporting Comprehensive Income—Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses. The amendments will require public entities to disclose additional information about specific expense categories in the notes to the financial statements on an interim and annual basis. The amendments are effective for the Company’s annual reporting periods beginning after December 15, 2026 and interim periods within fiscal years beginning after December 15, 2027, with early adoption permitted, and should be applied either prospectively or retrospectively. The Company is currently evaluating this guidance and the impact it may have on the Company’s consolidated financial statements.

In November 2025, the FASB issued ASU 2025-09, Derivatives and Hedging (Topic 815): Hedge Accounting Improvements. The amendments are intended to more closely align hedge accounting with the economics of an entity's risk management activities and make targeted improvements to simplify the application of the hedge accounting guidance. The amendments are effective for the Company's annual reporting periods beginning after December 15, 2026, and interim reporting periods within those annual reporting periods, with early adoption permitted on any date on or after November 25, 2025. The Company early adopted ASU 2025-09 effective October 15, 2026, on a prospective basis, and its existing cash flow hedging relationships continue to qualify for hedge accounting. The adoption did not have a material impact on the Company’s consolidated financial statements.

3. Investment in Real Estate

The following table summarizes the Company’s investment in real estate, at cost as of:

Acquisitions of Real Estate

The Company had no acquisitions of real estate during the nine months ended September 30, 2026.

Dispositions of Real Estate

The following table summarizes information on dispositions completed during the nine months ended September 30, 2026 and 2025. These properties were considered non-strategic to the Company’s portfolio:

1. Represents gross sales price before certain credits, prorations and closing costs.

2. Included within (loss) gain on sale of real estate, net on the Consolidated Statements of Operations.

Held for Sale

As of September 30, 2026, the Company classifiedtwo of its properties as held for sale: the 419,000 square-foot (unaudited) Skyport Plaza office property, located in the North San Jose submarket, and a 23,868 square-foot (unaudited) studio facility located in Albuquerque, New Mexico. The properties were identified as non-strategic assets to the Company’s portfolio and were subsequently sold on October 15, 2026. The following table summarizes the components of the assets and liabilities associated with the real estate held for sale as of September 30, 2026:

Impairment of Long-Lived Assets

The following table summarizes information on impairment charges recorded during the three and nine months ended September 30, 2026:

1. The impairment charge reflects a shortened expected holding period for the property and a reduction in the carrying value of the property to its estimated fair value.

2. The impairment charge relates to leasehold improvements within the Quixote Stages asset group and was recorded in connection with the announced phased wind-down of Quixote’s leased sound stage facilities. The fair value of the asset group, which includes the right-of-use assets related to the leases (see Note 12), was estimated using a discounted cash flow analysis incorporating market rental rates and contractual lease terms.

During the nine months ended September 30, 2025, the Company recorded an impairment charge of $18.4 million related to the real estate assets of its 625 Second office property. The impairment charge reflected a shortened expected holding period for the property and a reduction in the carrying value of the property to the estimated fair value based on the contractual sales price, which is considered a Level 2 measurement. The property was subsequently sold.

The impairment charges are recorded within impairment loss on the Consolidated Statements of Operations.

4. Non-Real Estate Property, Plant and Equipment, net

The following table summarizes the Company’s non-real estate property, plant and equipment, net as of:

On September 15, 2026, the Company sold certain Quixote assets, including production equipment and trucks, for a gross sales price of $14.0 million. In connection with the sale, the Company recorded a gain on sale of $0.1 million during the three and nine months ended September 30, 2026 within gain (loss) on lease terminations, sale of assets and other on the Consolidated Statements of Operations.

During the nine months ended September 30, 2026, the Company recorded an impairment charge of $0.6 million for certain production equipment and trucks and other vehicles due to a change in the expected use of the related assets. The fair value of the assets was estimated based on quoted prices obtained for similar assets in active markets, which is a Level 2 measurement. The impairment charge is recorded within impairment loss on the Consolidated Statement of Operations.

The Company did not record any impairment charges for non-real estate property, plant and equipment during the nine months ended September 30, 2025.

5. Investment in Unconsolidated Real Estate Entities

The following table summarizes the Company’s investments in unconsolidated joint ventures:

1. The Company owns 35.0% of the ownership interests in each of the joint venture entities that own the Sunset Waltham Cross Studios development and the joint venture entities formed to serve as the general partner and management services company for the property-owning joint venture entity.

2. The Company serves as the operating member of this joint venture.

3. The Company has provided a recourse carve-out guarantee on the joint venture’s outstanding indebtedness in the amount of $93.2 million. The likelihood of loss relating to the guarantee is remote as of September 30, 2026.

4. The Company owns 51.0% of the ownership interests in an upper-tier joint venture entity that owns 50.1% of the ownership interests in the lower-tier joint venture entity that owns Sunset Pier 94 Studios and the related TRS. The Company’s resulting economic interest in the property is 25.6%. The Company has provided various guarantees for the lower-tier joint venture’s construction loan, including a recourse carve-out guarantee in the amount of $43.4 million, a completion guarantee and a guarantee of interest and carry. The likelihood of loss relating to the completion guarantee is remote as of September 30, 2026. In October 2026, the requirements of the completion guarantee were satisfied and the guarantee was terminated.

5. The Company owns 50.0% of the ownership interests in the joint venture entity that owns Sunset Glenoaks Studios and the related TRS. The Company has provided a recourse carve-out guarantee on the joint venture’s outstanding indebtedness in the amount of $53.9 million. The likelihood of loss relating to the guarantee is remote as of September 30, 2026.

The Company’s maximum exposure related to its unconsolidated joint ventures is limited to its investment and the guarantees provided in relation to the joint ventures’ indebtedness. The Company’s investments in foreign real estate entities are subject to foreign currency fluctuation risk. Such investments are translated into U.S. dollars at the exchange rate in effect as of the financial statement date. The Company’s share of the gain or loss from foreign unconsolidated real estate entities is translated using the monthly-average exchange rate for the periods presented. Gains or losses resulting from the translation are classified in accumulated other comprehensive loss as a separate component of total equity and are excluded from net loss.

The Company held ownership interests in other immaterial unconsolidated joint ventures in the total of $0.2 million and $0.1 million as of September 30, 2026 and December 31, 2025, respectively.

The table below presents the combined and condensed balance sheets for the Company’s unconsolidated joint ventures:

1. To the extent the Company’s cost basis is different from the basis reflected at the joint venture level, the basis is amortized over the life of the related asset and is included in the loss from unconsolidated real estate entities line item on the Consolidated Statements of Operations.

The table below presents the combined and condensed statements of operations for the Company’s unconsolidated joint ventures:

1. The results of Sunset Glenoaks Studios are excluded for the period of time in 2025 during which it was accounted for as a consolidated joint venture. See Note 2 for details.

2. Deferred Leasing Costs and Intangible Assets, net and Intangible Liabilities, net

The following summarizes the Company’s deferred leasing costs and intangibles as of:

The Company recognized the following amortization related to deferred leasing costs and intangibles:

1. Amortization is recorded in depreciation and amortization expense on the Consolidated Statements of Operations.

2. Amortization is recorded in office rental revenues on the Consolidated Statements of Operations.

3. Amortization is recorded in office and studio operating expenses on the Consolidated Statements of Operations.

The following table summarizes impairment charges related to deferred leasing costs and intangible assets recorded during the three and nine months ended September 30, 2026:

During the nine months ended September 30, 2025, the Company recorded an impairment charge of $0.1 million related to the deferred leasing costs and intangible assets of the 625 Second office property. See Note 3 for details.

The impairment charges are recorded within impairment loss on the Consolidated Statements of Operations.

7. Accounts Receivable

The Company’s accounting policy and methodology used to estimate the allowance for doubtful accounts related to receivables are discussed in the Company’s 2025 Annual Report on Form 10-K.

Accounts Receivable

As of September 30, 2026, accounts receivable was $12.0 million and there was a $0.7 million allowance for doubtful accounts. As of December 31, 2025, accounts receivable was $15.2 million and there was a $0.3 million allowance for doubtful accounts.

Straight-Line Rent Receivables

As of September 30, 2026, straight-line rent receivables was $207.9 million and there wasno allowance for doubtful accounts. As of December 31, 2025, straight-line rent receivables was $195.4 million and there wasno allowance for doubtful accounts.

8. Prepaid Expenses and Other Assets, net

The following table summarizes the Company’s prepaid expenses and other assets, net as of:

Non-Real Estate Investments

The Company measures its investments in funds that do not have a readily determinable fair value using the Net Asset Value (“NAV”) practical expedient and uses NAV reported without adjustment unless it is aware of information indicating the NAV reported does not accurately reflect the fair value of the investment. Changes in the fair value of these non-real estate investments are included in unrealized loss on non-real estate investments on the Conso lidated Statements of Operations. During the three and nine months ended September 30, 2026, the Company recognized unrealized losses of $9.2 million and $12.0 million, respectively, on its non-real estate investments due to the changes in fair value. During the three and nine months ended September 30, 2025, the Company recognized unrealized losses of $2.1 million and $2.3 million, respectively, on its non-real estate investments due to the changes in fair value. As of September 30, 2026, the cumulative unrealized loss on the investments was $8.2 million.

9. Debt

The following table sets forth information with respect to the Company’s outstanding indebtedness:

1. Interest rate with respect to indebtedness is calculated on the basis of a 360-day year for the actual days elapsed. Interest rates are as of September 30, 2026, which may be different than the interest rates as of December 31, 2025 for the corresponding indebtedness.

2. Maturity dates include the effect of extension options.

3. The Company has a total capacity of $795.3 million available under its unsecured revolving credit facility, which may be increased up to a total of $2.0 billion either in the form of an increase to an existing unsecured revolving credit facility or a new loan, including a term loan, subject to the satisfaction of certain conditions and lender commitments. The annual facility fee rate ranges from 0.15% to 0.30% based on the operating partnership’s leverage ratio. The Company has an option to make an irrevocable election to change the interest rate depending on the Company’s credit rating or a specified base rate plus an applicable margin. As of September 30, 2026, no such election had been made.

4. As of November 6, 2026, the Company had $30.0 million drawn on the unsecured revolving credit facility.

5.$333.3 million of the revolving commitments mature on December 21, 2026. $462.0 million of the revolving commitments have an initial maturity date of December 31, 2028 with an option to extend the initial maturity date twice for an additionalsix-month term each at the sole discretion of the Company.

6. On October 14, 2026, the Company repurchased $100.0 million aggregate principal amount of its 3.95% senior notes due 2027 and $100.0 million aggregate principal amount of its 5.95% senior notes due 2028 pursuant to a cash tender offer.

7. An amount equal to the net proceeds from the 5.95% registered senior notes has been allocated to new or existing eligible green projects.

8. This loan is secured byeight properties: Sunset Gower Studios, Sunset Las Palmas Studios, Sunset Bronson Studios, 6040 Sunset, Harlow, ICON, CUE and EPIC.

9. This loan is interest-only through its term.

10. The Company purchased bonds comprising the loan in the amount of $30.2 million. The floating interest rate on the principal of $1.1 billion is effectively fixed at 3.50% through the use of an interest rate swap.

11. This loan bears interest at 3.38%, paid monthly; beginning on November 6, 2026, the loan will accrue additional interest of 2.00% per annum, which will be deferred and added to the outstanding principal balance through the maturity date.

12. This loan is secured byfive office properties: 11601 Wilshire, 5th & Bell, 450 Alaskan, 1740 Technology and 275 Brannan. The loan requires monthly payments of principal and interest. The floating interest rate on $250.0 million of principal has been effectively fixed at 3.41% through the use of an interest rate swap. The floating interest rate on $3.8 million of principal has been capped at 3.35% through the use of an interest rate cap.

13. Includes the option to extend the initial maturity date of April 9, 2027 three times for an additionalone-year term each, permitting certain financial and other covenants are met.

14. Excludes deferred financing costs related to the Company’s unsecured revolving credit facility, which are reflected in prepaid expenses and other assets, net on the Consolidated Balance Sheets. Refer to Note 8 for details.

15. This amount represents debt owed by the Ferry Building joint venture to PIMCO Prime Real Estate (“PIMCO”, formerly known as Allianz U.S. Private REIT LP), the Company’s partner in the joint venture.

16. Includes the option to extend the initial maturity date of October 9, 2028 twice for additionaltwo-year terms each, permitting certain financial covenants are met.

Current Year Activity

During the nine months ended September 30, 2026, there wereno repayments or borrowings on the unsecured revolving credit facility. The Company generally uses the unsecured revolving credit facility to finance the acquisitions of properties and businesses, to provide funds for tenant improvements and capital expenditures and to provide for working capital and other corporate purposes.

During the nine months ended September 30, 2026, the Company amended its Hollywood Media Portfolio loan to extend the maturity date to November 9, 2027. The loan continues to bear interest at SOFR +1.10% and no principal paydown was required in connection with the amendment. Pursuant to the amendment, $20.0 million of partnership funds were reallocated to a leasing reserve and excess cash flow from the Hollywood Media Portfolio will be swept to the reserve through maturity. In connection with the amendment, the Company entered into an interest rate swap to effectively fix SOFR at 3.50% on $1.1 billion of principal through the extended maturity.

Indebtedness

The Company presents its financial statements on a consolidated basis. Notwithstanding such presentation, except to the extent expressly indicated, the Company’s separate property-owning subsidiaries are not obligors of or under the debt of their respective affiliates and each property-owning subsidiary’s separate liabilities do not constitute obligations of its respective affiliates.

Loan agreements include events of default that the Company believes are usual for loans and transactions of this type. As of the date of this filing, there have been no events of default associated with the Company’s loans.

The following table provides information regarding the future minimum principal payments due on the Company’s debt (after the impact of extension options, if applicable) as of September 30, 2026:

Debt Covenants

The operating partnership’s ability to borrow under its unsecured loan arrangements remains subject to ongoing compliance with financial and other covenants as defined in the respective agreements. Certain financial covenant ratios are subject to change in the occurrence of material acquisitions as defined in the respective agreements. Other covenants include certain limitations on dividend payouts and distributions, limits on certain types of investments outside of the operating partnership’s primary business and other customary affirmative and negative covenants.

The following table summarizes existing covenants and their covenant levels as of September 30, 2026 related to our unsecured revolving credit facility:

The following table summarizes existing covenants and their covenant levels related to the registered senior notes as of September 30, 2026:

1. The covenant and actual performance metrics above represent terms and definitions reflected in the indentures governing the 3.25% Senior Notes,3.95% Senior Notes,4.65% Senior Notes and 5.95% Senior Notes.

The operating partnership was in compliance with its financial covenants as of September 30, 2026.

Repayment Guarantees

Although the rest of the operating partnership’s loans are secured and non-recourse, the operating partnership provides limited customary secured debt guarantees for items such as voluntary bankruptcy, fraud, misapplication of payments and environmental liabilities.

The Company and certain of its subsidiaries guarantee the operating partnership’s unsecured debt. The likelihood of loss relating to this guarantee is remote as of September 30, 2026.

Interest Expense

The following table represents a reconciliation from gross interest expense to interest expense on the Consolidated Statements of Operations:

10. Derivatives

The Company enters into derivatives in order to hedge interest rate risk. Derivative assets are recorded in prepaid expenses and other assets and derivative liabilities are recorded in accounts payable, accrued liabilities and other on the Consolidated Balance Sheets.

The Company has agreements with its derivative counterparties that contain a provision where the Company could be declared in default on its derivative obligations if repayment of the underlying indebtedness is accelerated by the lender due to the Company’s default on the indebtedness.

The Company’s derivatives are classified as Level 2 and their fair values are derived from estimated values obtained from observable market data for similar instruments.

The fair market value of derivatives is presented on a gross basis on the Consolidated Balance Sheets. The following table summarizes the Company’s derivative instruments as of September 30, 2026 and December 31, 2025:

1. Accounting policy elections are as of September 30, 2026, which may be different than the policy elections as of December 31, 2025 for the corresponding instrument.

2. During the nine months ended September 30, 2026, the Company amended the terms of this cash flow hedge to extend its maturity date. The original maturity date was June 2026, with a fixed interest rate of 3.31%.

3.$539,000 of the notional amount of the Hollywood Media Portfolio CMBS cap had been designated as an effective cash flow hedge for accounting purposes. The remainder was accounted for under mark-to-market accounting.

4. The sold caps offset the changes in fair value of the portion of the Hollywood Media Portfolio CMBS cap that was not designated as a cash flow hedge for accounting purposes and the change in fair value of the full Office Portfolio CMBS cap, which is not designated as a cash flow hedge for accounting purposes.

5. The notional amount decreases on a monthly basis to follow the amortization of the underlying debt instrument.

6. The notional amount will decrease on a monthly basis to follow the amortization of the underlying debt instrument commencing in February 2027.

The Company reclassifies unrealized gains and losses related to cash flow hedges into earnings in the same period during which the hedged forecasted transaction affects earnings. As of September 30, 2026, the Company expects $5.4 million of unrealized gain included in accumulated other comprehensive income will be reclassified as a reduction to interest expense in the next 12 months.

11. Income Taxes

Hudson Pacific Properties, Inc. has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”), commencing with its taxable year ended December 31, 2010. Provided that it continues to qualify for taxation as a REIT, Hudson Pacific Properties, Inc. is generally not subject to corporate-level income tax on the earnings distributed currently to its stockholders.

In general, the Company’s property-owning subsidiaries are limited liability companies and are treated as pass-through entities or disregarded entities (or, in the case of the entities that own the 1455 Market, Hill7, Ferry Building and 1918 Eighth properties, REITs) for federal income tax purposes. Accordingly, no provision has been made for federal income taxes in the accompanying consolidated financial statements for the activities of these entities. In the case of the Bentall Centre property and the Sunset Waltham Cross Studios development, the Company owns its interest in the properties through non-U.S. entities treated as taxable REIT subsidiaries (“TRS”) for federal income tax purposes. Accordingly, a provision for foreign income taxes has been recorded in the accompanying consolidated financial statements based on the local tax laws and regulations of the respective tax jurisdictions.

The Company has elected, together with certain of its subsidiaries, to treat each such subsidiary as a TRS for federal income tax purposes. Certain activities that the Company may undertake, such as non-customary services for the Company’s tenants and holding assets that the Company cannot hold directly, will be conducted by a TRS. A TRS is subject to federal and, where applicable, state income taxes on its net income. During the three and nine months ended September 30, 2026, the Company recorded an income tax provision of $0.3 million and $1.1 million, respectively. During the three and nine months ended September 30, 2025, the Company recorded an income tax provision of $24 thousand and $0.7 million, respectively.

Deferred tax assets and liabilities are recognized for the net tax effect of temporary differences between the financial statement carrying amounts of assets and liabilities and their respective tax bases. A valuation allowance is recognized when it is determined that it is more likely than not that a deferred tax asset will not be realized. Considering all available evidence, the realizability of the Company’s deferred tax assets is not reasonably assured; therefore, the Company has recorded a valuation allowance against substantially all of its deferred tax assets as of September 30, 2026 and December 31, 2025. As additional evidence to support the realizability of the deferred tax assets becomes available, the Company may reverse the valuation allowance.

The Company is subject to the statutory requirements of the states in which it conducts business.

The Company periodically evaluates its tax positions to determine whether it is more likely than not that such positions would be sustained upon examination by a tax authority for all open tax years, as defined by the statute of limitations, based on their technical merits. As of September 30, 2026, the Company hasnot established a liability for uncertain tax positions.

The Company and certain of its TRSs file income tax returns with the U.S. federal government and various state and local jurisdictions. The Company and its TRSs are no longer subject to tax examinations by tax authorities for years prior to 2021. The Company has assessed its tax positions for all open years, which, as of September 30, 2026, included 2022 to 2024 for federal purposes and 2021 to 2024 for state purposes, and concluded that there are no material uncertainties to be recognized.

12. Future Minimum Rents and Lease Payments

The Company’s properties are leased to tenants under operating leases with initial term expiration dates ranging from 2026 to 2049.

The following table summarizes the future minimum base rents (excluding tenant reimbursements for operating expenses and termination fees related to tenants exercising early termination options) for properties as of September 30, 2026:

Operating Lease Agreements

The Company is party to long-term non-cancellable operating lease agreements in which it is a lessee, consisting of 10 ground leases, one sound stage lease, four office leases and 15 other leases as of September 30, 2026. The weighted average remaining lease term was 23 years as of September 30, 2026. The weighted average incremental borrowing rate used to calculate the right-of-use (“ROU”) assets and lease liabilities was 5.7% as of September 30, 2026. The Company’s operating lease obligations have expiration dates ranging from 2026 through 2067, including extension options which the Company is reasonably certain to exercise. Certain leases provide for variable rental payments based on third-party appraisals of fair market land value, CPI adjustments or a percentage of annual gross income. There are no notable restrictions or covenants imposed by the leases, nor guarantees of residual value.

During the nine months ended September 30, 2026, the Company early terminated seven Quixote leases. Termination fees related to these leases were primarily incurred during the second quarter of 2026, while gains on the lease terminations were primarily recognized during the third quarter of 2026. As a result, the Company recorded a net gain of $2.5 million in connection with these lease terminations during the three months ended September 30, 2026 and a net loss of $2.5 million during the nine months ended September 30, 2026. The net loss recorded during the nine months ended September 30, 2026 is net of $0.9 million of indemnification income recognized from a third party during the second quarter of 2026 in connection with these lease terminations. These amounts are included in gain (loss) on lease terminations, sale of assets and other on the Consolidated Statements of Operations.

During the nine months ended September 30, 2026, the Company recorded an impairment charge of $19.2 million for certain of its right-of-use assets at Quixote in connection with the announced phased wind-down of its leased sound stage facilities. The fair value of the asset group, which, as discussed in Note 3, includes the related leasehold improvements, was estimated using a discounted cash flow analysis incorporating market rental rates and contractual lease terms, which is considered a Level 3 measurement. The impairment charge is recorded within impairment loss on the Consolidated Statement of Operations.

As of September 30, 2026, the present value of the remaining contractual payments of $580.8 million under the Company’s operating lease agreements was $309.9 million. The corresponding operating lease ROU assets amounted to $283.0 million.

The following table provides information regarding the Company’s future minimum lease payments for its operating leases (including the impact of the extension options which the Company is reasonably certain to exercise) as of September 30, 2026:

1. Future minimum lease payments for operating leases denominated in a foreign currency are translated to U.S. dollars using the exchange rate in effect as of the financial statement date.

The following table summarizes rental expense for operating leases:

13. Fair Value of Financial Instruments

The Company’s financial assets and liabilities measured and reported at fair value on a recurring basis include the following as of:

1. Included in prepaid expenses and other assets, net on the Consolidated Balance Sheets.

2. Included in accounts payable, accrued liabilities and other on the Consolidated Balance Sheets.

3. According to the relevant accounting standards, certain investments that are measured at fair value using the NAV practical expedient have not been classified in the fair value hierarchy. The fair value amounts presented in the table are intended to permit reconciliation of the fair value hierarchy to the amounts presented in the Consolidated Balance Sheets.

Level 2 items include interest rate derivatives, which are valued on a quarterly basis using a linear regression model. Fair value measurement using unobservable inputs is inherently uncertain, and a change in significant inputs could result in different fair values.

Other Financial Instruments

The carrying values of cash and cash equivalents, restricted cash, accounts receivable, accounts payable and accrued liabilities are reasonable estimates of fair value, using Level 1 inputs, because of the short-term nature of these instruments. The fair values of debt are estimates based on rates currently prevailing for similar instruments of similar maturities using Level 2 inputs.

The table below represents the carrying value and fair value of the Company’s debt as of:

1. Amounts represent debt excluding unamortized deferred financing costs and loan discounts/premiums.

2. Share/Unit-Based Compensation

The Company’s 2010 Incentive Plan permits the Company’s board of directors (the “Board”) to grant, among other things, restricted stock, restricted stock units, operating partnership performance units and performance-based awards. As of September 30, 2026,0.9 million common shares were available for grant under the 2010 Plan. The calculation of shares available for grant is determined after taking into account unvested restricted stock, unvested operating partnership performance units and unvested RSUs, assuming the maximum bonus pool eligible ultimately is earned and based on a stock price of $11.54.

The Board awards restricted shares to non-employee Board members on an annual basis as part of such Board members’ annual compensation and to newly elected non-employee Board members in accordance with the Non-Employee Director Compensation Program. The time-based awards are generally issued in the second quarter, in conjunction with the director’s election to the Board, and the individual share awards vest in equal annual installments over the applicable service vesting period, which isthree years.

The Board awards time-based restricted shares, time-based cash settled restricted shares, or time-based operating partnership performance units to certain employees on an annual basis as part of the employees’ annual compensation. These time-based awards are generally issued in the first or fourth quarter and vest in equal annual installments over the applicable service vesting period, which is generally three years. Additionally, certain awards are subject to a mandatory holding period upon vesting if the grantee is an executive officer.

For 2024, the compensation committee of the Board (“Compensation Committee”) adopted an annual equity award program for its topthree executive officers consisting of a grant of time-based operating partnership performance units and a grant of market-based operating partnership performance units. The time-based awards were to vest in equal annual installments over the applicable service vesting period, which wasfive years. The market-based awards were to vest upon satisfaction of both the performance and service-based requirements. In June 2025, the topthree executive officers agreed to a cancellation of their 2024 performance unit equity awards, which resulted in the accelerated recognition of the remaining unamortized compensation expense of $14.3 million during the nine months ended September 30, 2025, which is recorded in general and administrative on the Consolidated Statement of Operations.

The Compensation Committee did not adopt a performance-based equity award program for 2025.

For 2026, the Compensation Committee adopted an annual equity award program forfive of its executive officers consisting of a grant of time-based operating partnership performance units and a grant of market-based operating partnership performance units. The time-based awards will vest in equal annual installments over the applicable service vesting period, which isthree years. The market-based awards will vest upon satisfaction of both the performance and service-based requirements. The quantity earned is based on the achievement of relative total shareholder return goals over thethree-year performance period commencing January 1, 2026 and ending December 31, 2028. The awards will satisfy the service-based requirement subject to the executives’ continued service with the Company through December 31, 2028. The awards are also subject to atwo-year post-vesting restriction period, during which any awards earned may not be sold or transferred.

The following table presents the classification and amount recognized for share/unit-based compensation related to the Company’s awards:

1. Amounts are recorded in general and administrative expenses, office operating expenses and studio operating expenses on the Consolidated Statements of Operations.

2. Amounts expensed during the nine months ended September 30, 2025 include $14.3 million of accelerated expense recognized in connection with the cancellation of the 2024 performance unit equity awards.

3. Amounts are recorded in investment in real estate, at cost on the Consolidated Balance Sheets.

4. Amounts are recorded in accounts payable, accrued liabilities and other, additional paid-in capital and non-controlling interest—units in the operating partnership on the Consolidated Balance Sheets.

5. Earnings Per Share

The Company calculates basic earnings per share using the two-class method by dividing the net income available to common stockholders for the period by the weighted average number of common shares outstanding during the period. Unvested time-based restricted stock awards, unvested time-based performance unit awards and unvested restricted stock units (“RSUs”) that contain non-forfeitable rights to dividends are participating securities and are included in the computation of earnings per share pursuant to the two-class method. The Company calculates diluted earnings per share using the two-class method or the treasury stock and if-converted method, whichever results in more dilution. For the three and nine months ended September 30, 2026 and 2025, both methods of calculation yielded the same diluted earnings per share amount. Diluted earnings per share reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock, where such exercise or conversion would result in a lower earnings per share amount.

The following table reconciles the numerator and denominator in computing the Company’s basic and diluted earnings per share to net loss available to common stockholders:

1. Basic weighted average common shares outstanding includes common shares issuable upon the exercise of pre-funded warrants in the amount of 10,218,842 and 10,221,777 for the three and nine months ended September 30, 2026, respectively, and 10,260,531 and 4,134,655 for the three and nine months ended September 30, 2025, respectively. The warrants are exercisable at any time for nominal consideration.

2. The Company includes unvested awards and convertible common and participating units as contingently issuable shares in the computation of diluted earnings per share once the market or performance criteria are met, assuming that the end of the reporting period is the end of the contingency period. Any anti-dilutive securities are excluded from the diluted earnings per share calculation.

The operating partnership calculates basic earnings per unit using the two-class method by dividing the net income available to common unitholders for the period by the weighted average number of common units outstanding during the period. Unvested time-based restricted stock awards, unvested time-based performance unit awards and unvested RSUs that contain non-forfeitable rights to dividends are participating securities and are included in the computation of earnings per unit pursuant to the two-class method. The operating partnership calculates diluted earnings per unit using the two-class method or the treasury stock and if-converted method, whichever results in more dilution. For the three and nine months ended September 30, 2026 and 2025, both methods of calculation yielded the same diluted earnings per unit amount. Diluted earnings per unit reflects the potential dilution that could occur if securities or other contracts to issue common units were exercised or converted into common units, where such exercise or conversion would result in a lower earnings per unit amount.

The following table reconciles the numerator and denominator in computing the operating partnership’s basic and diluted earnings per unit to net loss available to common unitholders:

1. Basic weighted average common units outstanding includes common units issuable upon the exercise of pre-funded warrants in the amount of 10,218,842 and 10,221,777 for the three and nine months ended September 30, 2026, respectively, and 10,260,531 and 4,134,655 for the three and nine months ended September 30, 2025, respectively. The warrants are exercisable at any time for nominal consideration.

2. The operating partnership includes unvested awards as contingently issuable units in the computation of diluted earnings per unit once the market or performance criteria are met, assuming that the end of the reporting period is the end of the contingency period. Any anti-dilutive securities are excluded from the diluted earnings per unit calculation.

3. Redeemable Non-controlling Interest

Redeemable Preferred Units of the Operating Partnership

As of September 30, 2026 and December 31, 2025, there were 111,777 Series A preferred units of partnership interest in the operating partnership, or Series A preferred units, which are not owned by the Company. These Series A preferred units are entitled to preferential distributions at a rate of 6.25% per annum on the liquidation preference of $25.00 per unit. The units are convertible at the option of the holder into common units or redeemable for cash or, at the Company’s election, exchangeable for registered shares of common stock.

Redeemable Non-controlling Interest in Consolidated Real Estate Entities

On October 9, 2018, the Company entered into a joint venture with PIMCO (formerly known as Allianz U.S. Private REIT LP) to purchase the Ferry Building property. The Company has a 55.0% interest in the joint venture that owns the Ferry Building property. The Company has a put right, if certain events occur, to sell its interest at fair market value. PIMCO has a put right, if certain events occur, to sell its interest at fair market value, which is a redemption right that is not solely within the control of the Company. Therefore, the non-controlling interest related to this joint venture is included as temporary equity. The put right is not currently redeemable.

The following table reconciles the beginning and ending balances of redeemable non-controlling interests:

17. Equity

The table below presents the activity related to Hudson Pacific Properties, Inc.’s accumulated other comprehensive (loss) income (“AOCI”):

1. The gains and losses on the Company’s derivative instruments classified as hedges are reported in interest expense on the Consolidated Statements of Operations.

The table below presents the activity related to Hudson Pacific Properties, L.P.’s AOCI:

1. The gains and losses on the operating partnership’s derivative instruments classified as hedges are reported in interest expense on the Consolidated Statements of Operations.

Non-controlling Interests

Common Units in the Operating Partnership

Common units of the operating partnership and shares of common stock of the Company have essentially the same economic characteristics, as they share equally in the total net income or loss distributions of the operating partnership. Investors who own common units have the right to cause the operating partnership to repurchase any or all of their common units for cash at a value equal to the then-current market value of one share of common stock. However, in lieu of such payment of cash, the Company may, at its election, issue shares of its common stock in exchange for such common units on aone-for-one basis.

Performance Units in the Operating Partnership

Performance units are partnership interests in the operating partnership. Each performance unit awarded will be deemed equivalent to an award of one share of common stock under the 2010 Plan, reducing the availability for other equity awards on a one-for-one basis. Under the terms of the performance units, the operating partnership will revalue its assets for tax purposes upon the occurrence of certain specified events and any increase in valuation from the time of grant until such event will be allocated first to the holders of performance units to equalize the capital accounts of such holders with the capital accounts of common unitholders. Subject to any agreed upon exceptions, once vested and having achieved parity with common unitholders, performance units are convertible into common units in the operating partnership on aone-for-one basis.

Ownership Interest in the Operating Partnership

The following table summarizes the ownership interest in the operating partnership, excluding unvested restricted units and unvested restricted performance units, as of:

1. Does not include 10,214,219 and 10,223,269 shares of common stock issuable upon the exercise of outstanding pre-funded warrants as of September 30, 2026 and December 31, 2025, respectively. Including such shares, the Company’s ownership interest in the operating partnership would have been approximately 98.2% and 98.9%, and the non-controlling ownership interest percentage would have been approximately 1.8% and 1.1%, as of September 30, 2026 and December 31, 2025, respectively.

2. Represents common units held by certain of the Company’s executive officers, directors and other outside investors. As of September 30, 2026, this amount represents both common units and performance units of 58,076 and 1,149,827, respectively. As of December 31, 2025, this amount represents both common units and performance units of 58,076 and 647,843, respectively.

Common Stock Activity

The Company did not complete any common stock offerings during the three and nine months ended September 30, 2026.

The Company has an at-the-market (“ATM”) program that permits sales of up to $125.0 million of common stock. The Company didnot utilize the ATM program during the three and nine months ended September 30, 2026. A cumulative total of $65.8 million has been sold from inception of the program through September 30, 2026.

Share Repurchase Program

The Company is authorized to repurchase shares of its common stock up to a total of $250.0 million under the share repurchase program. The Company didnot utilize the share repurchase program during the three and nine months ended September 30, 2026. Since commencement of the program through September 30, 2026, a cumulative total of $214.7 million has been repurchased. Share repurchases are accounted for on the trade date. The Company may make repurchases under the program at any time in its discretion, subject to market conditions, applicable legal requirements and other factors.

Series C Cumulative Redeemable Preferred Stock

Series C cumulative redeemable preferred stock relates to the 17,000,000 shares of our Series C preferred stock, $0.01 par value per share. Holders of Series C preferred stock, when and as authorized by the Board, are entitled to cumulative cash dividends at the rate of 4.750% per annum of the $25.00 per share, equivalent to $1.1875 per annum per share. Dividends are payable quarterly in arrears on or about the last day of December, March, June and September of each year. In addition to other preferential rights, the holders of Series C preferred stock are entitled to receive the liquidation preference, which is $25.00 per share, before the holders of common stock in the event of any voluntary or involuntary liquidation, dissolution or winding-up of the Company’s affairs. Generally, shares of Series C preferred stock are not redeemable by the Company prior to November 16, 2026. However, upon the occurrence of a change of control, holders of the Series C preferred stock will have the right to convert into a specified number of shares of common stock, unless the Company has elected to redeem the Series C preferred stock.

Dividends

The Board has historically declared dividends on a quarterly basis and the Company has paid the dividends during the quarters in which the dividends were declared. Declaration of any future dividends will be determined by the Company’s Board of Directors after considering the Company’s obligations under its various financing agreements, projected taxable income, compliance with its debt covenants, long-term operating projections, expected capital requirements and the risks affecting the Company’s business. The following table summarizes dividends per share declared and paid for the periods presented:

1. The Company did not pay a quarterly common stock dividend during the first, second or third quarters of 2026 and 2025. As a result, the common unit and performance unit dividends were also suspended.

2. Performance-based units are entitled to dividends equal to the common stock dividends declared by the Company. During their vesting period, unvested performance-based units receive 10% of the declared dividend, with the remainder payable as soon as practicable after the vesting date. During the nine months ended September 30, 2026, the Company paid $0.6 million of accrued dividends related to the performance units that vested on December 31, 2025.

Taxability of Dividends

Earnings and profits, which determine the taxability of distributions to stockholders, may differ from income reported for financial reporting purposes due to the differences for federal income tax purposes in the treatment of loss on extinguishment of debt, revenue recognition, compensation expense and the basis of depreciable assets and estimated useful lives used to compute depreciation.

18. Segment Reporting

The Company’s reporting segments are based on the Company’s method of internal reporting, which classifies its operations intotwo reportable segments: (i) office properties and related operations and (ii) studio properties and related operations. The Company evaluates performance based upon net operating income of the segment operations. General and administrative expenses and interest expense are not included in segment profit as the Company’s internal reporting addresses these items on a corporate level.

The President and Chief Financial Officer, collectively, are the Company’s Chief Operating Decision-Maker (“CODM”). They evaluate performance and allocate resources based on net operating income because it provides relevant and useful information by reflecting only income and operating expense items that are incurred at the segment level and presenting it on an unlevered basis.

Asset information by segment is not reported because the Company does not use this measure to assess performance or make decisions to allocate resources; therefore, depreciation and amortization expense is not allocated among segments. Segment assets consist of investment in real estate, non-real estate property, plant and equipment, net, accounts receivable, net, straight-line rent receivables, net, deferred leasing costs and intangible assets, net, operating lease ROU assets and goodwill. Non-segment assets consist of assets in the Company’s corporate non-segment assets, including cash and cash equivalents, restricted cash, prepaid expenses and other assets, net, investment in unconsolidated real estate entities and assets associated with real estate held for sale. Reportable segment asset information is not provided to the CODM as the CODM do not use segment asset information to evaluate the business and allocate resources.

The table below presents the operating activity of the Company’s reportable segments:

1. Includes ground lease rent, cleaning, parking, engineering, security, mechanical, electrical & plumbing and repairs & maintenance expenses.

2. Includes administrative, utilities, security, cleaning, engineering and repairs & maintenance expenses.

The table below presents the reconciliation of segment revenue to consolidated revenue:

The table below reconciles net loss to total profit from all segments:

19. Related Party Transactions

Employment Agreements

The Company entered into employment agreements with certain of its executive officers, which became effective January 1, 2025, that provide for various severance and change in control benefits and other terms and conditions of employment.

Cost Reimbursements from Unconsolidated Real Estate Entities

The Company is reimbursed for certain costs incurred in managing certain of its unconsolidated real estate entities. During the three and nine months ended September 30, 2026, the Company recognized $1.1 million and $3.3 million, respectively, of such reimbursement income in management services reimbursement income—unconsolidated real estate entities on the Consolidated Statements of Operations. During the three and nine months ended September 30, 2025, the Company recognized $1.1 million and $3.2 million, respectively, of such reimbursement income in management services reimbursement income—unconsolidated real estate entities on the Consolidated Statements of Operations.

Related Party Leases

The Company’s wholly-owned subsidiary is party to long-term operating lease agreements with an unconsolidated joint venture for office space and fitness and conference facilities. As of September 30, 2026, the Company’s ROU assets and lease liabilities related to these lease obligations were $3.4 million and $3.6 million, respectively, as compared to ROU assets and lease liabilities of $4.2 million and $4.4 million, respectively, as of December 31, 2025. During the three and nine months ended September 30, 2026, the Company recognized $0.3 million and $0.8 million of related rental expense related to these leases in management services expense—unconsolidated real estate entities on the Consolidated Statements of Operations. During the three and nine months ended September 30, 2025, the Company recognized $0.3 million and $0.8 million, respectively, of related rental expense related to these leases in management services expense—unconsolidated real estate entities on the Consolidated Statements of Operations.

20. Commitments and Contingencies

Fund Investments

The Company invests in several non-real estate funds with an aggregate commitment to contribute up to $51.0 million. As of September 30, 2026, the Company has contributed $46.0 million to these funds, net of distributions, with $5.0 million remaining to be contributed.

Legal

From time to time, the Company is party to various lawsuits, claims and other legal proceedings arising out of, or incident to, the ordinary course of business. Management believes, based in part upon consultation with legal counsel, that the ultimate resolution of all such claims will not have a material adverse effect on the Company’s results of operations, financial position or cash flows. As of September 30, 2026, the risk of material loss from such legal actions impacting the Company’s financial condition or results from operations has been assessed as remote.

Letters of Credit

As of September 30, 2026, the Company had $2.0 million in outstanding letters of credit under the unsecured revolving credit facility, the majority of which was related to the completion guarantee associated with the Sunset Pier 94 Studios development. Additionally, the Company had $3.1 million in outstanding letters of credit related to tenant improvement obligations for the prop erties securing the Office Portfolio CMBS loan.

Contractual Obligations

The Company has entered into a number of construction agreements related to its development activities at various properties and its obligations under executed leases. As of September 30, 2026, the Company had$154.8 million in related commitments.

21. Supplemental Cash Flow Information

Supplemental cash flow information for Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P. is included as follows:

Restricted cash primarily consists of amounts held by lenders to fund reserves such as capital improvements, taxes, insurance, debt service and operating expenditures. The following table provides a reconciliation of cash and cash equivalents and restricted cash at the beginning and end of the periods presented for Hudson Pacific Properties, Inc and Hudson Pacific Properties, L.P.:

22. Subsequent Events

On October 14, 2026, the Company repurchased $100.0 million aggregate principal amount of its 3.95% senior notes due 2027 and $100.0 million aggregate principal amount of its 5.95% senior notes due 2028 pursuant to a cash tender offer. The repurchases were funded with cash on hand and borrowings on the unsecured revolving credit facility. As of November 6, 2026, there was $30.0 million drawn on the unsecured revolving credit facility.

On October 15, 2026, the Company sold its Skyport Plaza office property in the North San Jose submarket for a gross sales price of $75.5 million before certain credits, prorations and closing costs.

On October 15, 2026, the Company sold its studio facility located on Bobby Foster Road in Albuquerque, New Mexico, for a gross sales price of $9.4 million before certain credits, prorations and closing costs.

On October 28, 2026, Weil, Gotshal & Manges LLP (“Weil”) publicly announced its intent to wind down operations. As of September 30, 2026, Weil leased an aggregate of 89,249 square feet, representing approximately 1.3% of the Company’s annualized base rent. Following the expiration of 38,420 square feet on October 5, 2026, Weil’s remaining lease, expiring in 2038, comprises approximately 0.8% ofthe Company’s annualized base rent. There can be no assurance that Weil will perform its obligations under this lease, including the payment of rent.