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Healthcare Realty Trust Reports Results for the Second Quarter

August 2, 2018

NASHVILLE, Tenn., Aug. 02, 2018 (GLOBE NEWSWIRE) -- Healthcare Realty Trust Incorporated (NYSE:HR) today announced results for the second quarter ended June 30, 2018. The Company reported net income of $37.7 million or $0.30 per diluted common share for the quarter. Normalized FFO for the three months ended June 30, 2018 totaled $49.0 million, or $0.40 per diluted common share.

Salient quarterly highlights include:

-- For the trailing twelve months ended June 30 2018, same store revenue grew 2.8%, operating expenses increased 2.1%, and same store cash NOI grew 3.2%: ° Same store revenue per average occupied square foot increased 2.6%. ° Average same store occupancy increased 30 basis points to 89.6% from 89.3%. -- Four predictive growth measures in the same store multi-tenant portfolio: ° In-place contractual rent increases averaged 2.84%, up from 2.74% a year ago. ° Weighted average cash leasing spreads were 6.4% on 229,000 square feet renewed: • 1% (<0% spread) • 7% (0-3%) • 57% (3-4%) • 35% (>4%) ° Tenant retention was 84.4%. ° The average yield on renewed leases increased 70 basis points. -- Leasing activity in the second quarter totaled 480,000 square feet related to 122 leases: ° 346,000 square feet of renewals ° 134,000 square feet of new and expansion leases -- Acquisitions totaled $70.4 million in the second quarter and comprised 371,000 square feet, including: ° A medical office building adjacent to the Overlake Hospital Medical Center campus in Seattle for $7.8 million. The 13,000 square foot building is 100% leased and adjacent to a 191,000 square foot medical office development completed by the Company in 2011 and a 26,000 square foot medical office building purchased in 2017. ° Two buildings adjacent to Catholic Health Initiatives’ St. Anthony Hospital campus in Denver for $25.0 million. The 78% leased properties total 188,000 square feet on 13.0 acres of fee simple land. The buildings are adjacent to three on-campus medical office buildings totaling 287,000 square feet developed by the Company in 2011 and 2017, and a 48,000 square foot medical office building the Company purchased in 2015. ° A medical office building adjacent to Integris Health’s Baptist Medical Center campus in Oklahoma City for $11.4 million. The 83,000 square foot building is 96% leased. ° A medical office building on MultiCare Health System’s Allenmore Hospital campus in Seattle for $26.2 million. The 91% leased, 87,000 square foot building is attached to both the hospital and a 68,000 square foot medical office building acquired by the Company in 2008.

-- Dispositions totaled $55.7 million in the second quarter, including seven properties in Roanoke, Virginia for $46.2 million pursuant to the exercise of a fixed-price purchase option and five skilled nursing facilities in rural Michigan for $9.5 million. -- A dividend of $0.30 per common share was declared, which is equal to 75.0% of normalized FFO per share. -- Dividends paid as a percentage of funds available for distribution were 98.4% year-to-date.

Healthcare Realty Trust is a real estate investment trust that integrates owning, managing, financing and developing income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States. As of June 30, 2018, the Company owned 201 real estate properties in 27 states totaling 14.9 million square feet and was valued at approximately $5.0 billion. The Company provided leasing and property management services to 11.2 million square feet nationwide.

Additional information regarding the Company, including this quarter’s operations, can be found at www.healthcarerealty.com. Please contact the Company at 615.269.8175 to request a printed copy of this information.

In addition to the historical information contained within, the matters discussed in this press release may contain forward-looking statements that involve risks and uncertainties. These risks are discussed in filings with the Securities and Exchange Commission by Healthcare Realty Trust, including its Annual Report on Form 10-K for the year ended December 31, 2017 under the heading “Risk Factors,” and as updated in its Quarterly Reports on Form 10-Q filed thereafter. Forward-looking statements represent the Company’s judgment as of the date of this release. The Company disclaims any obligation to update forward-looking statements. A reconciliation of all non-GAAP financial measures in this release is included herein.

Condensed Consolidated Balance Sheets 1 DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA ASSETS -------------------------------------------------------------------- ----------------- --------------------- JUNE 30, 2018 DECEMBER 31, 2017 - ------------- - - ----------------- - Real estate properties Land $ 214,755 $ 201,283 Buildings, improvements and lease intangibles 3,668,938 3,601,460 Personal property 10,355 10,314 Construction in progress 23,102 5,458 Land held for development 24,633 20,123 Total real estate properties 3,941,783 3,838,638 Less accumulated depreciation and amortization (959,732 ) (897,430 ) Total real estate properties, net 2,982,051 2,941,208 Cash and cash equivalents 7,414 6,215 Assets held for sale and discontinued operations, net 8,788 33,147 Other assets, net 216,437 213,015 Total assets $ 3,214,690 $ 3,193,585 LIABILITIES AND STOCKHOLDERS’ EQUITY -------------------------------------------------------------------- ----------------- --------------------- JUNE 30, 2018 DECEMBER 31, 2017 - ------------- - - ----------------- - Liabilities Notes and bonds payable $ 1,335,732 $ 1,283,880 Accounts payable and accrued liabilities 66,490 70,995 Liabilities of properties held for sale and discontinued operations 340 93 Other liabilities 44,072 48,734 Total liabilities 1,446,634 1,403,702 Commitments and contingencies Stockholders’ equity Preferred stock, $.01 par value; 50,000 shares authorized; none — — issued and outstanding Common stock, $.01 par value; 300,000 shares authorized; 125,234 and 125,132 shares issued and outstanding at June 30, 2018 and December 1,252 1,251 31, 2017, respectively Additional paid-in capital 3,178,514 3,173,429 Accumulated other comprehensive income (loss) 5 (1,299 ) Cumulative net income attributable to common stockholders 1,065,256 1,018,348 Cumulative dividends (2,476,971 ) (2,401,846 ) Total stockholders’ equity 1,768,056 1,789,883 Total liabilities and stockholders’ equity $ 3,214,690 $ 3,193,585

1. The Condensed Consolidated Balance Sheets do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

Condensed Consolidated Statements of Income 1 DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA ---------------------------------------------------- ----------- ----------- --- ----------- ----------- THREE MONTHS ENDED JUNE 30, SIX MONTHS ENDED JUNE 30, 2018 2017 2018 2017 - ------- - - ------- - --- - ------- - - ------- - Revenues Rental income $ 109,566 $ 103,384 $ 219,795 $ 206,093 Other operating 2,068 1,934 3,963 3,869 111,634 105,318 223,758 209,962 Expenses Property operating 41,737 38,184 83,556 76,035 General and administrative 8,373 8,005 17,473 16,699 Acquisition and pursuit costs 120 785 397 1,371 Depreciation and amortization 40,130 34,823 79,703 69,274 Bad debts, net of recoveries 104 105 104 171 90,464 81,902 181,233 163,550 Other income (expense) Gain on sales of real estate assets 29,590 16,124 29,590 39,532 Interest expense (13,069 ) (14,315 ) (25,737 ) (28,587 ) Impairment of real estate assets — (5 ) — (328 ) Interest and other income, net 38 4 530 41 16,559 1,808 4,383 10,658 Net Income $ 37,729 $ 25,224 $ 46,908 $ 57,070 Basic earnings per common share - Net income $ 0.30 $ 0.22 $ 0.37 $ 0.50 Diluted earnings per common share - Net income $ 0.30 $ 0.22 $ 0.37 $ 0.49 Weighted average common shares outstanding - basic 123,285 114,721 123,271 114,698 Weighted average common shares outstanding - diluted 123,321 115,674 123,324 115,597

1. The Condensed Consolidated Statements of Income do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

Reconciliation of FFO, Normalized FFO and FAD DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA - UNAUDITED ----------------------------------------------------------- ----------- ----------- Three Months Ended June 30, 2018 2017 - ------- - - ------- - Net income $ 37,729 $ 25,224 Gain on sales of real estate assets (29,590 ) (16,124 ) Impairment of real estate asset — 5 Real estate depreciation and amortization 40,747 35,421 Funds from operations $ 48,886 $ 44,526 Acquisition and pursuit costs 1 120 785 Normalized funds from operations $ 49,006 $ 45,311 Non-real estate depreciation and amortization 1,481 1,369 Provision for bad debt, net 104 105 Straight-line rent receivable, net (683 ) (1,623 ) Stock-based compensation 2,593 2,453 Non-cash items 3,495 2,304 2nd generation TI (7,755 ) (3,680 ) Leasing commissions paid (1,947 ) (984 ) Capital additions (7,117 ) (5,667 ) Funds available for distribution $ 35,682 $ 37,284 Funds from operations per common share - diluted $ 0.39 $ 0.38 Normalized funds from operations per common share - diluted $ 0.40 $ 0.39 FFO weighted average common shares outstanding - diluted 2 123,983 115,674

1. Acquisition and pursuit costs include third party and travel costs related to the pursuit of acquisitions and developments. 2. Diluted weighted average common shares outstanding for the three months ended June 30, 2018 includes the dilutive effect of nonvested share-based awards outstanding of 662,270 shares.

Reconciliation of FFO, Normalized FFO and FAD DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA - UNAUDITED

Management considers funds from operations (“FFO”), FFO per share, normalized FFO, normalized FFO per share, funds available for distribution (“FAD”) and FAD per share to be useful non-GAAP measures of the Company’s operating performance. A non-GAAP financial measure is generally defined as one that purports to measure historical financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. Set forth below are descriptions of the non-GAAP financial measures management considers relevant to the Company’s business and useful to investors.

The non-GAAP financial measures presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income (determined in accordance with GAAP), as indicators of the Company’s financial performance, or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of the Company’s liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company’s needs.

FFO and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts, Inc. (“NAREIT”). NAREIT defines FFO as the most commonly accepted and reported measure of a REIT’s operating performance equal to “net income (computed in accordance with GAAP), excluding gains (or losses) from sales of property, plus depreciation and amortization (including amortization of leasing commissions), and after adjustments for unconsolidated partnerships and joint ventures.” The Company defines Normalized FFO as FFO excluding acquisition-related expenses and other normalizing items that are unusual and infrequent in nature. FAD is presented by adding to Normalized FFO non-real estate depreciation and amortization, deferred financing fees amortization, share-based compensation expense and provision for bad debts, net; and subtracting maintenance capital expenditures, including second generation tenant improvements and leasing commissions paid and straight-line rent income, net of expense. The Company’s definition of these terms may not be comparable to that of other real estate companies as they may have different methodologies for computing these amounts. FFO, Normalized FFO and FAD do not represent cash generated from operating activities determined in accordance with accounting principles generally accepted in the United States of America and is not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered an alternative to net income as an indicator of the Company’s operating performance or as an alternative to cash flow as a measure of liquidity. FFO, Normalized FFO and FAD should be reviewed in connection with GAAP financial measures.

Management believes FFO, FFO per share, Normalized FFO, Normalized FFO per share, and FAD provide an understanding of the operating performance of the Company’s properties without giving effect to certain significant non-cash items, including depreciation and amortization expense. Historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. However, real estate values instead have historically risen or fallen with market conditions. The Company believes that by excluding the effect of depreciation, amortization, gains or losses from sales of real estate, and other normalizing items that are unusual and infrequent, FFO, FFO per share, Normalized FFO, Normalized FFO per share and FAD can facilitate comparisons of operating performance between periods. The Company reports these measures because they have been observed by management to be the predominant measures used by the REIT industry and by industry analysts to evaluate REITs and because these measures are consistently reported, discussed, and compared by research analysts in their notes and publications about REITs.

Carla BacaDirector of Corporate CommunicationsP: 615.269.8175

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