Notice of 2018 Annual Meeting
and Proxy Statement
Annual Report on Form 10-K
for Fiscal Year Ended December 31, 2017
ANNUAL MEETING OF STOCKHOLDERS
MAY 17, 2018 – 8:00 A .M. CST
Community Healthcare Trust Incorporated
3326 Aspen Grove Drive
Suite 150
Franklin, TN 37067
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Proxy
Form 10-K
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14MAR201620023771
April 2, 2018
Dear Stockholder:
On behalf of the Board of Directors, we cordially invite you to attend the 2018 annual meeting of
stockholders of Community Healthcare Trust Incorporated, a Maryland corporation (the ‘‘Company’’).
The annual meeting will be held beginning at 8:00 a.m., Central time, on Thursday, May 17, 2018 at
the principal offices of the Company, located at 3326 Aspen Grove Drive, Suite 150, Franklin,
Tennessee 37067. The formal notice of the annual meeting appears on the next page. At the annual
meeting, you will be asked to:
1. Elect five directors, each to serve a one-year term expiring in 2019;
2. Ratify the appointment of BDO USA, LLP as our independent registered public accountants
for 2018; and
3. Transact such other business as may properly come before the annual meeting or any
adjournment or postponement thereof.
The accompanying proxy statement provides detailed information concerning the matters to be
acted upon at the annual meeting. We urge you to review this proxy statement and each of the
proposals carefully. Your vote is very important. It is important that your views be represented at the
annual meeting regardless of the number of shares of common stock you own or whether you are able
to attend the annual meeting in person.
On April 2, 2018, we posted on the investors relations page of our Internet website,
http://investors.chct.reit, a copy of our 2018 proxy statement, proxy card and our annual report to
stockholders. Also, on or around April 2, 2018, we mailed a notice (the ‘‘Notice’’) containing
instructions on how to access our proxy materials and vote online to our institutional stockholders who
own our stock directly in their name and in the name of other stockholders.
You may vote your shares on the Internet. If you request a paper copy of the proxy card or voting
instruction form, we will mail you the paper copy and you may sign, date and mail the accompanying
proxy card or voting instruction form in the envelope provided with your proxy card. Instructions
regarding the two methods of voting by proxy are contained on the Notice and on the proxy card. As
always, if you are the record holder of our stock, you may vote in person at the annual meeting. The
accompanying proxy statement explains how to obtain driving directions to the meeting.
On behalf of our Board of Directors, I would like to express our appreciation for your continued
interest in Community Healthcare Trust Incorporated.
Sincerely,
26MAR201820461048
Timothy G. Wallace
Chairman of the Board, President, and
Chief Executive Officer
Important Notice Regarding the Availability of Proxy Materials for
the Stockholder Meeting to be held on May 17, 2018:
Community Healthcare Trust Incorporated’s 2018 proxy statement, proxy card and annual report to
stockholders are available at http://investors.chct.reit.
Community Healthcare Trust Incorporated
3326 Aspen Grove Drive, Suite 150
Franklin, Tennessee 37067
NOTICE OF ANNUAL MEETING OF STOCKHOLDERS
TIME . . . . . . . . . . . . . . . . . . . . . . .
8:00 a.m., Central Time, on Thursday, May 17, 2018
PLACE . . . . . . . . . . . . . . . . . . . . . . Community Healthcare Trust Incorporated
ITEMS OF BUSINESS . . . . . . . . . . .
3326 Aspen Grove Drive, Suite 150
Franklin, Tennessee 37067
1. To elect five directors, each to serve a one-year term
expiring in 2019.
2. To ratify the appointment of BDO USA, LLP as our
independent registered public accountants for 2018.
3. To transact such other business as may properly come
before the annual meeting or any adjournment or
postponement thereof.
RECORD DATE . . . . . . . . . . . . . . . . You can vote if you are a stockholder of record as of the close
of business on March 16, 2018.
ANNUAL REPORT . . . . . . . . . . . . . . All of these documents are accessible on our Internet website,
PROXY VOTING . . . . . . . . . . . . . . .
http://investors.chct.reit. You may request a paper copy of the
proxy statement, the proxy card, and our annual report to
stockholders, which is not part of the proxy solicitation
material.
It is important that your shares be represented and voted at
the annual meeting. You may vote your shares on the Internet
or, if you request and receive written proxy materials, you may
vote by signing, dating and mailing the accompanying proxy
card or voting instruction form in the envelope provided.
Instructions regarding the two methods of voting are
contained on the proxy card. The Notice has instructions
regarding voting on the Internet. Any proxy may be revoked
at any time prior to its exercise at the annual meeting.
By Order of the Board of Directors,
28MAR201715105046
W. Page Barnes
Secretary of
Community Healthcare Trust Incorporated
Franklin, Tennessee
April 2, 2018
COMMUNITY HEALTHCARE TRUST INCORPORATED
PROXY STATEMENT
INDEX
QUESTIONS AND ANSWERS REGARDING THE 2018 ANNUAL MEETING OF
STOCKHOLDERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Who is soliciting proxies from the stockholders? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
What will be voted on at the annual meeting? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
How will we solicit proxies, and who bears the cost of proxy solicitation? . . . . . . . . . . . . . . . . . . . .
Who can vote at the annual meeting? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
How many votes must be present to hold the annual meeting? . . . . . . . . . . . . . . . . . . . . . . . . . . .
How many votes does a stockholder have per share? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
What is the required vote on each proposal? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
How will the proxy be voted, and how are votes counted? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Can a proxy be revoked? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
PROPOSAL 1—ELECTION OF DIRECTORS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
CORPORATE GOVERNANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Board Leadership Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
The Board’s Role in Risk Oversight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Committees of the Board of Directors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Director Compensation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
PROPOSAL 2—RATIFICATION OF THE APPOINTMENT OF BDO USA, LLP AS OUR
INDEPENDENT REGISTERED PUBLIC ACCOUNTANTS FOR 2018 . . . . . . . . . . . . . . . . . . .
REPORT OF THE AUDIT COMMITTEE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
BENEFICIAL OWNERSHIP OF SHARES OF COMMON STOCK . . . . . . . . . . . . . . . . . . . . . . .
EXECUTIVE OFFICERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
EXECUTIVE COMPENSATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
COMPENSATION TABLES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Summary Compensation Table . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Outstanding Equity Awards at December 31, 2017 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
EQUITY COMPENSATION PLAN INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
COMPENSATION COMMITTEE INTERLOCKS AND INSIDER PARTICIPATION . . . . . . . . . . .
CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS . . . . . . . . . . . . . . . . . . .
SECTION 16(A) BENEFICIAL OWNERSHIP REPORTING COMPLIANCE . . . . . . . . . . . . . . . .
STOCKHOLDER PROPOSALS FOR THE 2019 ANNUAL MEETING . . . . . . . . . . . . . . . . . . . . .
OTHER MATTERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
AVAILABILITY OF ANNUAL REPORT ON FORM 10-K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
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COMMUNITY HEALTHCARE TRUST INCORPORATED
PROXY STATEMENT
ANNUAL MEETING OF STOCKHOLDERS
TO BE HELD ON THURSDAY, MAY 17, 2018
We are furnishing this proxy statement to the stockholders of Community Healthcare Trust
Incorporated in connection with the solicitation of proxies by its Board of Directors for use at the
annual meeting of stockholders of Community Healthcare Trust Incorporated to be held at 8:00 a.m.,
Central time, on Thursday, May 17, 2018 at 3326 Aspen Grove Drive, Suite 150, Franklin,
Tennessee 37067, as well as in connection with any adjournments or postponements of the meeting.
This solicitation is made by Community Healthcare Trust Incorporated on behalf of our Board of
Directors (also referred to as the ‘‘Board’’ in this proxy statement). ‘‘We,’’ ‘‘our,’’ ‘‘us’’ and the
‘‘Company’’ refer to Community Healthcare Trust Incorporated, a Maryland corporation.
We have elected to provide access to our proxy materials and annual report over the Internet
through a ‘‘notice and access’’ model. Accordingly, we are sending a Notice of Internet Availability of
Proxy Materials (the ‘‘Notice’’) to our stockholders of record as of March 16, 2018. All stockholders
will have the ability to access the proxy materials on the website referred to in the Notice or to request
a printed set of the proxy materials. Instructions on how to request a printed copy by mail or
electronically may be found on the Notice and on the website referred to in the Notice, including an
option to request paper copies on an ongoing basis. On April 2, 2018, we intend to make this proxy
statement available on the Internet and, on or around April 2, 2018, we intend to mail the Notice to all
stockholders entitled to vote at the annual meeting. We intend to mail this Proxy Statement, together
with a proxy card, to those stockholders entitled to vote at the annual meeting who have properly
requested paper copies of such materials, within three business days of such receipt.
This proxy statement, proxy card and our annual report to stockholders are available at
http://investors.chct.reit. This website address contains the following documents: the Notice, the proxy
statement and proxy card sample, and the annual report to stockholders. You are encouraged to access
and review all of the important information contained in the proxy materials before voting.
QUESTIONS AND ANSWERS REGARDING THE 2018 ANNUAL MEETING OF
STOCKHOLDERS
Who is soliciting proxies from the stockholders?
Our Board of Directors is soliciting your proxy. The proxy provides you with the opportunity to
vote on the proposals presented at the annual meeting, whether or not you attend the annual meeting.
What will be voted on at the annual meeting?
Our stockholders will vote on two proposals at the annual meeting:
1. The election of five directors, who are each to serve a one-year term expiring in 2019 or
until his successor is elected and qualified;
2. The ratification of the appointment of BDO USA, LLP as our independent registered
public accountants for 2018.
Your proxy will also give the proxy holders discretionary authority to vote the shares represented
by the proxy on any matter, other than the above proposals, that is properly presented for action at the
annual meeting.
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How will we solicit proxies, and who bears the cost of proxy solicitation?
Our directors, officers and employees may solicit proxies by telephone, mail, facsimile, via the
Internet or by overnight delivery service. These individuals do not receive separate compensation for
these services. Finally, in accordance with the rules and regulations of the U.S. Securities and Exchange
Commission (the ‘‘SEC’’), we will reimburse brokerage firms and other persons representing beneficial
owners of our common stock for their reasonable expenses in forwarding solicitation materials to such
beneficial owners.
Who can vote at the annual meeting?
Our Board of Directors has fixed the close of business on Friday, March 16, 2018, as the record
date for our annual meeting. Only stockholders of record on that date are entitled to receive notice of
and vote at the annual meeting. As of March 16, 2018, our only outstanding class of securities was
common stock, $0.01 par value per share. On that date, we had 450,000,000 shares of common stock
authorized, of which 18,179,799 shares were outstanding.
You (if you, rather than your broker, are the record holder of our stock) can vote either in person
at the annual meeting or by proxy, whether or not you attend the annual meeting. If you would like to
attend the annual meeting in person and need directions, please contact W. Page Barnes by e-mail at
investorrelations@chct.reit or by telephone at 615-771-3052. You may vote your shares on the Internet
or, to the extent you request written proxy materials, by signing, dating and mailing the accompanying
proxy card in the envelope provided. Instructions regarding the two methods of voting by proxy are
contained on the proxy card.
How many votes must be present to hold the annual meeting?
A quorum must be present to hold our annual meeting. The presence, in person or by proxy, of a
majority of the votes entitled to be cast at the annual meeting constitutes a quorum. Your shares, once
represented for any purpose at the annual meeting, are deemed present for purposes of determining a
quorum for the remainder of the meeting and for any adjournment, unless a new record date is set for
the adjourned meeting. This is true even if you abstain from voting with respect to any matter brought
before the annual meeting. As of March 16, 2018, we had 18,179,799 shares of common stock
outstanding; thus, we anticipate that the quorum for our annual meeting will be 9,089,901 shares.
How many votes does a stockholder have per share?
Our stockholders are entitled to one vote for each share held.
What is the required vote on each proposal?
Directors are elected by a plurality vote; the candidates up for election who receive the highest
number of votes cast, up to the number of directors to be elected, are elected. Stockholders do not
have the right to cumulate their votes.
The proposal to ratify our appointment of BDO USA, LLP, or BDO, as our independent
registered public accountants for 2018, is approved by our stockholders if the votes cast favoring the
ratification exceed the votes cast opposing the ratification.
How will the proxy be voted, and how are votes counted?
If you vote by proxy (either voting on the Internet or by properly completing and returning a
paper proxy card that you receive upon requesting written proxy materials), the shares represented by
your proxy will be voted at the annual meeting as you instruct, including any adjournments or
postponements of the meeting. If you return a signed proxy card but no voting instructions are given,
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the proxy holders will exercise their discretionary authority to vote the shares represented by the proxy
at the annual meeting and any adjournments or postponements as follows:
1.
2.
‘‘FOR’’ the election of nominees Alan Gardner, Claire Gulmi, Robert Hensley, Lawrence Van
Horn, and Timothy Wallace.
‘‘FOR’’ the ratification of the appointment of BDO USA, LLP as our independent registered
public accountants for 2018.
If you hold your shares in broker’s name (sometimes call ‘‘street name’’ or ‘‘nominee name’’), you
must provide voting instructions to your broker. If you do not provide instructions to your broker, your
shares will not be voted in any matter on which your broker does not have discretionary authority to
vote, which generally includes non-routine matters. A vote that is not cast for this reason is called a
‘‘broker non-vote.’’ Broker non-votes will be treated as shares present for the purpose of determining
whether a quorum is present at the annual meeting, but they will not be considered present for
purposes of calculating the vote on a particular matter, nor will they be counted as a vote FOR or
AGAINST a matter or as an abstention on the matter. Under the rules of the New York Stock
Exchange (‘‘NYSE’’), which is the stock exchange on which our common stock is listed, the ratification
of our appointment of our independent registered public accountants is considered a routine matter for
broker voting purposes, but the election of directors is not considered routine. It is important that you
instruct your broker as to how you wish to have your shares voted, even if you wish to vote as
recommended by the Board.
Can a proxy be revoked?
Yes. You can revoke your proxy at any time before it is voted. You revoke your proxy (1) by giving
written notice to our Corporate Secretary before the annual meeting, (2) by granting a subsequent
proxy on the Internet, or (3) by delivering a signed proxy card dated later than your previous proxy. If
you, rather than your broker, are the record holder of your stock, a proxy can also be revoked by
appearing in person and voting at the annual meeting. Written notice of the revocation of a proxy
should be delivered to the following address: W. Page Barnes, Community Healthcare Trust
Incorporated, 3326 Aspen Grove Drive, Suite 150, Franklin, Tennessee 37067.
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PROPOSAL 1
ELECTION OF DIRECTORS
The persons listed below have been nominated by our Board of Directors to serve as directors for
a one-year term expiring at the annual meeting of stockholders occurring in 2019: Alan Gardner,
Claire Gulmi, Robert Hensley, Lawrence Van Horn and Timothy Wallace. Alfred Lumsdaine’s term as
a director of the Company expires at the 2018 annual meeting upon the election of his successor, and
Mr. Lumsdaine has decided not to stand for reelection as a director at our 2018 annual meeting. Thus,
we have not included information regarding Mr. Lumsdaine below.
Each nominee has consented to serve on our Board of Directors. If any nominee were to become
unavailable to serve as a director, our Board of Directors may designate a substitute nominee. In that
case, the persons named as proxies on the accompanying proxy card will vote for the substitute
nominee designated by our Board of Directors. The following lists each director nominated for election
to serve as a director for a one-year term expiring at the annual meeting of stockholders occurring in
2019, which includes a brief discussion of the experience, qualifications and skills that led us to
conclude that such individual should be a member of our Board. We believe that our Board of
Directors consists of a diverse collection of individuals who possess the integrity, education, work ethic
and ability to work with others necessary to oversee our business effectively and to represent the
interests of all stockholders, including the qualities listed below. We have attempted below to highlight
certain notable experience, qualifications and skills for each director nominee, rather than provide an
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exhaustive catalog of each and every qualification and skill that a director possesses. Each of the
nominees set forth below, other than Claire Gulmi, is currently serving as a director of the Company.
Name
Age
Background, Qualifications and Skills
Alan Gardner . . . . . .
64 Mr. Gardner retired from Wells Fargo in October 2015. Prior to his
retirement, he was a senior relationship manager in healthcare corporate
banking. He primarily covered national healthcare companies with
market capitalization exceeding $5 billion, generally in the
pharmaceutical, medical device and healthcare services sectors.
Mr. Gardner has over 26 years of corporate and investment banking
experience, with 20 years covering healthcare companies. Prior to joining
Wells Fargo (Wachovia) in March 2004, Mr. Gardner was head of
healthcare for FleetBoston Financial from 2003 to 2004 and was a
managing director for Banc of America Securities from 1996 to 2003.
During his career, Mr. Gardner has led a number of significant financing
transactions for leading public healthcare companies. Mr. Gardner
previously served as president of the Board of Trustees for Omni
Montessori School in Charlotte, North Carolina, as Charlotte Chapter
chair for the Impact Angel Network (‘‘IAN’’). IAN is managed by
RENEW, LLC, an investment advisory and management consulting firm
based in Addis Ababa, Ethiopia and Washington D.C. and on the board
of directors at Christ Lutheran Church in Charolotte, North Carolina.
Mr. Gardner earned a B.S. and M.S. from Virginia Polytechnic Institute
and State University and an M.B.A. in finance and accounting from the
University of Rochester. Mr. Gardner is our lead independent director,
and Mr. Gardner’s commercial banking, capital markets and healthcare
industry experience makes him a valuable resource to our Board of
Directors.
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Name
Age
Background, Qualifications and Skills
Claire Gulmi
. . . . . .
64 Ms. Gulmi served as Executive Vice President and Chief Financial
Robert Hensley . . . .
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Officer of Envision Healthcare, a $7 billion public company, the largest
owner/operator of ambulatory surgery centers in the United States and a
leading provider of hospital based physician services, until her retirement
in October 2017. Ms. Gulmi continues to serve as an advisor to Envision
until September 2018. Prior to Envision’s merger with AmSurg Corp in
2016, Ms. Gulmi served as Executive Vice President and Chief Financial
Officer of AmSurg starting in 1994. She was a member of the Board of
Directors of AmSurg from 2004 until the merger in 2016. From 2015 to
2017, Ms. Gulmi served on the Board of Directors and as the audit
committee chair of Air Methods Corp, a $1.5 billion public company and
the largest provider of air medical emergency transport services in the
U.S. From 2001 to 2015 she served on the advisory board of the Bank of
Nashville. Ms. Gulmi has a BBA in Accounting and Finance from
Belmont University. Ms. Gulmi is the past board chair of the YWCA of
Nashville, serves on the boards of the Frist Center for the Visual Arts
and Nashville Public Radio. She has served as board chair for the
Bethlehem Centers of Nashville and has served on the boards of the Girl
Scouts, the American Heart Association and All About Women.
Ms. Gulmi has been named by the Nashville Business Journal as one of
its Healthcare 100, was one of the 2007 winners of the Nashville Business
Journal’s Women of Influence and in 2011 received the Nashville
Business Journal’s CFO Lifetime Achievement Award. Ms. Gulmi’s over
30 years of experience in corporate finance, accounting and healthcare
makes her a valuable resource to our Board of Directors.
60 Mr. Hensley has more than 30 years of experience serving public and
privately-held companies across a range of industries, including
healthcare, insurance, real estate and private equity capital funds.
Mr. Hensley is also the founder of a private publishing company and the
principal owner of two real estate and rental property development
companies. Mr. Hensley was an audit partner with Ernst & Young from
2002 to 2003. Previously, he was with Arthur Andersen, where he served
as an audit partner from 1990 to 2002, and was the managing partner of
their Nashville office from 1997 to 2002. His significant experience
includes mergers and acquisitions, identification of enterprise and
industry risk, and forensic investigations and disputes. Since 2008,
Mr. Hensley has served as a senior advisor to the healthcare and
transaction advisory services groups of Alvarez and Marsal, LLC
(‘‘A&M’’). Mr. Hensley serves on the board of directors for Diversicare
Healthcare Services, Inc. Mr. Hensley previously served on the board of
directors for Capella Healthcare from 2008 to 2015. Mr. Hensley
previously served as a director of Greenway Medical Technologies from
2011 to 2013, HealthSpring, Inc. from 2006 to 2012 and Comsys IT
Partners, Inc. and Spheris, Inc. from 2006 to 2010. Mr. Hensley earned a
B.S. in accounting and a Master’s of Accountancy from the University of
Tennessee and is a Certified Public Accountant. Mr. Hensley’s financial
accounting, healthcare industry and transactional experience makes him a
valuable resource to our Board of Directors.
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Name
Lawrence Van Horn .
Age
50
Background, Qualifications and Skills
Professor Van Horn has been an associate professor of Economics and
Management and the Executive Director of Health Affairs at the
Vanderbilt University Owen Graduate School of Management (‘‘Owen’’)
since 2006. Professor Van Horn is a leading expert and researcher on
healthcare management and economics. His current research interests
include nonprofit conduct, governance and objectives in healthcare
markets and the measurement of healthcare outcomes and productivity.
His research on healthcare organizations, managerial incentives in
nonprofit hospitals and the conduct of managed care firms has appeared
in leading publications. Professor Van Horn consults for national
consulting firms, providers, managed care organizations, and
pharmaceutical firms. Professor Van Horn also holds faculty
appointments in the Vanderbilt University School of Medicine and Law
School. Prior to his tenure at Owen, from 1996 to 2006, Professor Van
Horn served as an associate professor of economics and management at
the William E. Simon Graduate School of Business at the University of
Rochester where he was responsible for their graduate programs in
health administration. Professor Van Horn began serving on the board of
directors of Quorum Health Corporation in January 2016. Professor Van
Horn holds a Ph.D. from the University of Pennsylvania’s Wharton
School and a Master’s in Business Administration, a Master’s in Public
Health and a B.A. from the University of Rochester. Professor Van
Horn’s extensive knowledge and research into healthcare industry
economics and governance as well as his unique experience with
healthcare decision makers and business executives nationwide regarding
healthcare policy make him a valuable resource to our Board of
Directors.
Timothy Wallace . . . .
59 Mr. Wallace has served as our Chairman, Chief Executive Officer and
President since the formation of our Company in March 2014. Prior to
founding our Company, from 2003 to 2014, Mr. Wallace was co-founder,
President and majority owner of Athena Funding Partners, LLC and
related entities which were established in 2002 to provide financing
solutions to the higher education industry for on-campus student housing
facilities mostly in rural areas. From 1993 to 2002, Mr. Wallace was a
co-founder and Executive Vice President of Healthcare Realty Trust
(NYSE: HR) (‘‘HR’’). Between HR’s initial public offering in 1993 and
his departure from HR in 2002, Mr. Wallace was integral in helping to
grow HR from $2,000 to over $2 billion in asset value. Mr. Wallace
remained as a paid consultant to HR and was subject to a non-compete
until 2008. Mr. Wallace was a senior manager at Ernst & Young from
1988 to 1993. Mr. Wallace began his career in 1980 with Arthur
Andersen & Co. Mr. Wallace holds a Bachelor of Science in Business
Administration and Masters in Business Administration, both from
Western Kentucky University. Mr. Wallace was selected to serve as
Chairman because of his past public company experience, his experience
in real estate, including acquiring healthcare real estate, and his role as
Chief Executive Officer and President of our Company.
Each of the persons listed above has been nominated by our Board of Directors to serve as
directors for a one-year term expiring at the annual meeting of stockholders occurring in 2019. Each
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nominee has consented to serve on our Board of Directors. If any nominee were to become unavailable
to serve as a director, our Board of Directors may designate a substitute nominee. In that case, the
persons named as proxies on the accompanying proxy card will vote for the substitute nominee
designated by our Board of Directors.
Required Vote
Directors are elected by a plurality vote; the nominees who receive the highest number of votes
cast, up to the number of directors to be elected in that class, are elected.
Our Board of Directors unanimously recommends a vote ‘‘FOR’’ the election of each of the five
nominees for director to the Board of Directors.
Board Leadership Structure
CORPORATE GOVERNANCE
Our Board of Directors currently consists of the following five directors: Alan Gardner, Robert
Hensley, Alfred Lumsdaine, Lawrence Van Horn and Timothy Wallace. Assuming that our nominees
for director are elected at the annual meeting, our Board will consist of the following five directors:
Alan Gardner, Claire Gulmi, Robert Hensley, Lawrence Van Horn and Timothy Wallace, each for a
one-year term. Our Board has affirmatively determined that each of Alan Gardner, Claire Gulmi,
Robert Hensley, Alfred Lumsdaine and Lawrence Van Horn is an ‘‘independent director’’ as defined
under the listing rules of the NYSE, Rule 10A-3 under the Securities Exchange Act of 1934, as
amended (the ‘‘Exchange Act’’), and the Company’s Corporate Governance Guidelines.
The Board considered the relationships between our directors and the Company when determining
each director’s status as an ‘‘independent director’’ under the listing rules of the NYSE, Rule 10A-3 of
the Exchange Act and the Company’s Corporate Governance Guidelines, including the relationships
listed below under ‘‘Certain Relationships and Related Party Transactions’’ The Board determined that
these relationships did not affect any director’s status as an ‘‘independent director.’’ Furthermore, we
are not aware of any family relationships between any director, executive officer or person nominated
to become a director or executive officer.
Timothy Wallace, our President and Chief Executive Officer, serves as Chairman of the Board of
the Company, while Alan Gardner serves as ‘‘lead independent director’’ on our Board. The members
of the Board who meet the definition of ‘‘independent director’’ under the listing rules of the NYSE
select our lead independent director. The lead independent director’s responsibilities are explained
below.
We have chosen a Board leadership structure with Mr. Wallace serving as our Chairman because
we believe this structure results in a single voice speaking for the Company and presents a unified and
clear chain of command to execute our strategic initiatives and business plans. Also, the Chairman of
the Board is expected to manage the Board in performing its duties and lead Board discussion. As our
President and Chief Executive Officer, Mr. Wallace is ideally positioned to provide insight on the
current status of our overall operations, our future plans and prospects and the risks that we face.
Thus, the individual with the most knowledge about us and our operations is responsible for leading
the Board’s discussions. The Board retains the authority to separate the positions of chairman and chief
executive officer if it finds that the Board’s responsibilities can be better fulfilled with a different
structure.
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We also have a lead independent director. The lead independent director serves as an independent
counterbalance to the Chairman, ensuring that all of our directors’ concerns are addressed and
otherwise facilitating robust discussions among the entire Board (which, as noted above, is comprised
almost entirely of ‘‘independent directors’’). In terms of Board leadership, we view the lead director as
essentially a co-equal with the Chairman of the Board. Mr. Gardner has been a director since 2015 and
was the second director to join the Board following Mr. Wallace, which we believe adds weight to his
independent voice on the Board. Also, at each meeting, if he deems it necessary, the lead independent
director may call the Board into executive session (that is, a meeting of only those directors who are
‘‘independent directors’’ under the listing rules of the NYSE) to discuss matters outside the presence of
the Chairman and other non-independent directors, if any. Our lead independent director is selected
on an annual basis by a majority of the independent directors then serving on our Board of Directors.
Our Lead Independent Director Charter sets forth a complete description of the lead director’s
responsibilities. In general, the lead director is responsible for:
(cid:129) serving as liaison between the Chairman and our other independent directors;
(cid:129) calling and presiding at executive sessions of the independent directors;
(cid:129) serving as the focal point of communication to the Board of Directors regarding management
plans and initiatives;
(cid:129) ensuring that the management adheres to the Board of Directors’ oversight role over
management operations;
(cid:129) providing the medium for informal dialogue with and between independent directors, allowing
for free and open communication within that group; and
(cid:129) serving as the communication conduit for third parties who wish to communicate with our Board
of Directors.
In addition to these specific duties, we expect the lead independent director to familiarize himself
with the Company and the real estate investment trust and healthcare industries in general. He also is
expected to keep abreast of developments in the principles of sound corporate governance.
The Board’s Role in Risk Oversight
One of the key functions of our Board of Directors is to provide oversight of our risk management
process. Our Board of Directors administers this oversight function directly, with support from its three
standing committees—the Audit Committee, the Compensation Committee, and the Corporate
Governance Committee—each of which addresses risks specific to their respective areas of oversight. In
particular, our Audit Committee has the responsibility to consider and discuss our major financial risk
exposures and the steps our management has taken to monitor and control these exposures, including
guidelines and policies to govern the process by which risk assessment and management is undertaken.
The Audit Committee also monitors compliance with legal and regulatory requirements and has
oversight of the performance of our internal audit function. Our Compensation Committee assesses
and monitors whether any of our compensation policies and programs has the potential to encourage
excessive risk-taking. Our Corporate Governance Committee monitors the effectiveness of our
corporate governance guidelines, including whether they are successful in preventing illegal or improper
liability-creating conduct.
Each committee meets regularly with management to assist it in identifying all of the risks within
such committee’s areas of responsibility and in monitoring and, where necessary, taking appropriate
action to mitigate the applicable risks. At each Board meeting, the committee chairman provides a
report to the full Board on issues related to such committee’s risk oversight duties. To the extent that
8
any risks reported to the full Board need to be discussed outside the presence of management, the
Board will call an executive session to discuss these issues.
We believe the Board’s approach to fulfilling its risk oversight responsibilities complements its
leadership structure. In his capacity as chairman of the Board, Mr. Wallace reviews whether Board
committees are addressing their risk oversight duties in a comprehensive and timely manner. Since he
is also our Chief Executive Officer, Mr. Wallace is able to assist these committees in fulfilling their
duties by (1) requiring that our management team provide these committees with all requested reports
and other information as well as with access to our employees and (2) implementing recommendations
of the various Board committees to mitigate risk. At the same time, Mr. Gardner, as our lead
independent director, is able to lead an independent review of the risk assessments developed by
management and reported to the committees.
Our Board held five meetings during 2017. In 2017, our directors attended all of our Board
meetings as well as all of the meetings of the committees on which they served. The members who are
‘‘independent directors’’ under NYSE Rule 303A.02 met in executive session four times during 2017.
We do not have a policy requiring director attendance at our annual meeting. All of our directors
attended our 2017 annual stockholder meeting, other than Mr. Van Horn.
Committees of the Board of Directors
Our Board of Directors has three standing committees: an Audit Committee, a Compensation
Committee and a Corporate Governance Committee. The principal functions of each committee are
described below. We currently comply, and we intend to continue to comply, with the listing
requirements and other rules and regulations of the NYSE and each of these committees are
comprised exclusively of independent directors. Additionally, our Board of Directors may from time to
time establish certain other committees to facilitate the management of our Company.
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Audit Committee
Prior to our annual meeting, our Audit Committee consisted of Messrs. Gardner, Hensley, and
Lumsdaine, all of whom are independent directors, with Mr. Hensley serving as chairman. Assuming
that all of our nominees for director are elected at our annual meeting, there will be three members of
the Audit Committee: Mr. Gardner, Ms. Gulmi, and Mr. Hensley, all of whom are independent
directors, with Mr. Hensley serving as the chairman. Ms. Gulmi and Mr. Hensley each qualify as an
‘‘audit committee financial expert’’ as that term is defined by the applicable SEC regulations and NYSE
corporate governance listing standards. Our Board of Directors has determined that each of the
proposed Audit Committee members is ‘‘financially literate’’ as that term is defined by the NYSE
corporate governance listing standards. We have adopted an Audit Committee Charter, which details
the principal functions of the Audit Committee, including oversight related to:
(cid:129) our accounting and financial reporting processes;
(cid:129) the integrity of our consolidated financial statements and financial reporting process;
(cid:129) our systems of disclosure controls and procedures and internal control over financial reporting;
(cid:129) our compliance with financial, legal and regulatory requirements;
(cid:129) the evaluation of the qualifications, independence and performance of our independent
registered public accounting firm;
(cid:129) reviewing the adequacy of our Audit Committee Charter on an annual basis;
(cid:129) the performance of our internal audit function; and
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(cid:129) our overall risk profile.
The Audit Committee is also responsible for engaging an independent registered public accounting
firm, reviewing with the independent registered public accounting firm the plans and results of the
audit engagement, approving professional services provided by the independent registered accounting
firm, including all audit and non-audit services, reviewing the independence of the independent
registered public accounting firm, considering the range of audit and non-audit fees and reviewing the
adequacy of our internal accounting controls.
The Audit Committee met five times in 2017. A copy of the charter of our Audit Committee is
available on the investor relations webpage of our website, http://investors.chct.reit.
Compensation Committee
Prior to our annual meeting, our Compensation Committee consisted of Messrs. Gardner,
Lumsdaine, and Van Horn, all of whom are ‘‘independent directors’’ as defined in NYSE Rule 303A.02,
with Mr. Lumsdaine serving as chairman. Assuming that all of our nominees for director are elected,
after the annual meeting there will be three members of the Compensation Committee: Mr. Gardner,
Ms. Gulmi, and Mr. Van Horn, all of whom are ‘‘independent directors’’ as defined in NYSE
Rule 303A.02, with Ms. Gulmi serving as chairman. Further, each current and proposed member of the
Compensation Committee is a ‘‘non-employee director’’ as defined in Rule 16b-3 promulgated under
the Exchange Act. We have adopted a Compensation Committee Charter, which details the principal
functions of the Compensation Committee, including:
(cid:129) reviewing and recommending to our Board of Directors on an annual basis the corporate goals
and objectives relevant to our chief executive officer’s compensation, evaluating our chief
executive officer’s performance in light of such goals and objectives and determining and
approving the remuneration of our chief executive officer based on such evaluation;
(cid:129) reviewing and recommending to our Board of Directors the compensation, if any, of all of our
other executive officers;
(cid:129) evaluating our executive compensation policies and plans;
(cid:129) assisting management in complying with our proxy statement and annual report disclosure
requirements;
(cid:129) administering our incentive plans;
(cid:129) reviewing and recommending to our Board of Directors policies with respect to incentive
compensation and equity compensation arrangements;
(cid:129) reviewing the competitiveness of our executive compensation programs and evaluating the
effectiveness of our compensation policy and strategy in achieving expected benefits to us;
(cid:129) evaluating and overseeing risks associated with compensation policies and practices;
(cid:129) reviewing and recommending to our Board of Directors the terms of any employment
agreements, severance arrangements change in control protections and any other compensatory
arrangements for our executive officers;
(cid:129) reviewing the adequacy of its Compensation Committee Charter on an annual basis;
(cid:129) producing a report on executive compensation to be included in our annual proxy statement as
required; and
(cid:129) reviewing, evaluating and recommending changes, if appropriate, to the remuneration for
directors.
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The Compensation Committee met three times in 2017. A copy of the charter of our
Compensation Committee is available on the investor relations webpage of our website,
http://investors.chct.reit.
Corporate Governance Committee
Prior to our annual meeting, our Corporate Governance Committee consists of Messrs. Gardner,
Hensley, and Van Horn, all of whom are ‘‘independent directors’’ as defined in NYSE Rule 303A.02,
with Mr. Van Horn serving as chairman. Assuming that all of our nominees for director are elected at
our annual meeting, the members and chairman of the Corporate Governance Committee will remain
the same. We have adopted a Corporate Governance Committee charter, which details the principal
functions of the Corporate Governance Committee, including:
(cid:129) identifying, evaluating and recommending to the full Board of Directors qualified candidates for
election as directors and recommending nominees for election as directors at the annual meeting
of stockholders;
(cid:129) developing and recommending to the Board of Directors corporate governance guidelines and
implementing and monitoring such guidelines;
(cid:129) reviewing and making recommendations on matters involving the general operation of the Board
of Directors, including Board size and composition, and committee composition and structure;
(cid:129) evaluating and recommending to the Board of Directors nominees for each committee of the
Board of Directors;
(cid:129) annually facilitating the assessment of the Board of Directors’ performance as a whole and of
the individual directors, as required by applicable law, regulations and the NYSE corporate
governance listing standards;
(cid:129) considering nominations by stockholders of candidates for election to our Board of Directors;
(cid:129) considering and assessing the independence of members of our Board of Directors;
(cid:129) developing, as appropriate, a set of corporate governance principles, and reviewing and
recommending to our Board of Directors any changes to such principles;
(cid:129) periodically reviewing our policy statements; and
(cid:129) reviewing, at least annually, the adequacy of its Corporate Governance Committee Charter.
When evaluating director candidates, the Corporate Governance Committee’s objective is to craft a
Board composed of individuals with a broad and diverse mix of backgrounds and experiences and
possessing, as a whole, all of the skills and expertise necessary to guide a company like us in the
prevailing business environment. The Corporate Governance Committee uses the same criteria to
assess all candidates for director, regardless of who proposed the candidate. The Corporate
Governance Committee considers whether the candidate possesses the following qualifications and
qualities:
(cid:129) independence for purposes of the NYSE rules and SEC rules and regulations, and a record of
honest and ethical conduct and personal integrity;
(cid:129) experience in the healthcare, real estate and/or public real estate investment trust industry or in
finance, accounting, legal or other professional disciplines;
(cid:129) ability to represent the interests of all of our stockholders; and
(cid:129) ability to devote time to the Board of Directors and to enhance their knowledge of our industry.
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The Corporate Governance Committee met one time in 2017. A copy of the charter of the
Corporate Governance Committee is available on the investor relations webpage of our website,
http://investors.chct.reit. Our Corporate Governance Guidelines and Code of Ethics and Business
Conduct are also available on the investor relations webpage of our website, http://investors.chct.reit. If
we make any substantive amendment to the Code of Ethics and Business Conduct or grant any waiver,
including any implicit waiver, from a provision of the Code of Ethics and Business Conduct to certain
executive officers, we are obligated to disclose the nature of such amendment or waiver, the name of
the person to whom any waiver was granted, and the date of waiver on our website or in a report on
Form 8-K filed with the SEC.
Usually, nominees for election to the Board are proposed by the current members of the Board.
The Corporate Governance Committee will also consider candidates that stockholders and others
recommend. Stockholder recommendations should be addressed to: W. Page Barnes, Corporate
Secretary, 3326 Aspen Grove Drive, Suite 150, Franklin, Tennessee 37067. Your recommendations must
be submitted to us no earlier than November 4, 2018, nor later than 5:00 p.m., Eastern Time on
December 3, 2018, for consideration as a possible nominee for election to the Board at our 2019
annual meeting.
The Board has not adopted a formal procedure that you must follow to send communications to it,
but it does have informal procedures, described below, which it believes adequately facilitate
stockholder and other interested party communications with the Board. Stockholders and other
interested parties can send communications to the Board by contacting W. Page Barnes, our Corporate
Secretary, in one of the following ways:
(cid:129) By writing to Community Healthcare Trust Incorporated, 3326 Aspen Grove Drive, Suite 150,
Franklin, Tennessee, 37067, Attention: Corporate Secretary;
(cid:129) By e-mail to investorrelations@chct.reit; or
(cid:129) By phone at 615-771-3052.
If you request information or ask questions that can be more efficiently addressed by management,
Mr. Barnes will respond to your questions instead of the Board. He will forward to the Audit
Committee any communication concerning employee fraud or accounting matters and will forward to
the full Board any communication relating to corporate governance or those requiring action by the
Board of Directors. A stockholder may communicate directly with Mr. Gardner, the lead independent
director, by sending a confidential letter address to his attention at 3326 Aspen Grove Drive, Suite 150,
Franklin, Tennessee, 37067.
Director Compensation
The Compensation Committee recommends the compensation for our non-employee directors; our
full Board approves or modifies the recommendation. Any modifications are implemented after the
annual meeting. Directors who are also our employees receive no additional compensation for their
service as directors, but they are reimbursed for any direct expenses incurred to attend our meetings.
Annual compensation of non-employee directors may be a combination of cash and restricted stock at
levels set by the Compensation Committee.
The Compensation Committee retained FPL Advisory Group (‘‘FPL’’) as its independent
compensation consultant in 2017 to advise it regarding market trends and practices in director
compensation and with respect to specific compensation decisions. The Compensation Committee
expects to meet every three years with a compensation consultant to discuss director compensation
trends. The consultant may also attend Compensation Committee meetings periodically. FPL met with
the chair of the Compensation Committee and provided a report to the Compensation Committee in
2017, during and in which it provided a review of recent trends and developments in director
12
compensation practices within the Company’s industry and in general. FPL received a fee of $15,000
for its compensation consulting services provided to the Compensation Committee in 2017 with respect
to director compensation, as well as an $800 administrative fee.
Cash compensation
Each non-employee director receives an annual retainer, with chairpersons of our board
committees and the lead director receiving additional annual retainers. The annual retainer is earned at
the annual meeting of our stockholders. Director compensation may be adjusted by the Compensation
Committee based on an evaluation of director compensation at peer companies, and, in February 2018,
the Compensation Committee approved an increase in the annual cash retainer from $25,000 to
$40,000 per year, beginning with the retainer earned at the 2018 annual meeting.
At the 2017 annual meeting, the chairpersons of the Audit Committee, the Compensation
Committee and the Corporate Governance Committee received additional annual retainers of $10,000,
$7,500 and $7,500, respectively, and the lead independent director received an additional annual
retainer of $10,000. In February 2018, the Compensation Committee approved an increase in these
additional retainers, beginning with the 2018 annual meeting. The chairpersons of the Audit
Committee, the Compensation Committee and the Corporate Governance Committee will receive
annual retainers of $15,000, $10,000 and $10,000, respectively, for their services as chairpersons, and
the lead independent director will receive an annual retainer of $17,500 for his service as lead director.
Each year, non-employee directors may elect to take all or a portion of each of their retainers and
other cash compensation in the form of restricted stock. The number of shares of restricted stock to be
acquired will be determined as of the 15th business day following the date of our annual meeting of
stockholders by dividing the total of the director’s elected reduced annual retainer by the average price
of the common stock for the 10 trading days immediately preceding the determination date. Payments
of restricted stock in lieu of an annual retainer otherwise payable in cash will be made thereafter.
Pursuant to the Company’s Amended and Restated Alignment of Interest Program (the ‘‘Restated
Alignment Program’’), each director who makes this election will be awarded additional shares, at no
additional cost to the director, according to the following multiples:
Duration of Restriction Period
Restriction
Multiple
1 year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2 years . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3 years . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
0.2x
0.4x
0.6x
The restriction period subjects the shares obtained by the cash deferral and the restriction multiple
to the risk of forfeiture in the event that a director voluntarily resigns or is removed by the
stockholders for any reason during the year for which the director received compensation. During the
restricted period, the restricted shares may not be sold, assigned, pledged or otherwise transferred.
Accordingly, for example, if a non-employee director elects to receive stock compensation in lieu of
cash compensation that is equivalent in value to 1,000 shares of common stock and the director elected
a three-year restriction period for such stock compensation, the non-employee director would receive
the 1,000 shares of restricted common stock in lieu of the director’s cash compensation plus an award
of 600 shares of restricted common stock for electing to subject his or her stock compensation to a
three-year restriction period, resulting in a total receipt of 1,600 shares of restricted common stock, all
of which would be subject to a three-year cliff vesting schedule whereby no shares vest until the third
anniversary of the date of grant, at which time 100% of the shares of restricted stock will vest. All
unvested shares will be forfeited, however, if such non-employee director voluntarily resigns or is
removed by the stockholders for any reason prior to vesting. Subject to the risk of forfeiture and
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transfer restrictions, non-employee directors have all rights as stockholders with respect to restricted
shares, including the right to vote and receive dividends or other distributions on such shares.
Stock Awards
Each non-employee director is awarded an annual grant of shares of restricted stock. Our goal is
to have a minimum of 60% to 75% of the aggregate total compensation for our non-employee directors
paid in the form of restricted stock having a restriction period of up to three years. Directors are not
entitled to receive a restriction multiple for this award.
Through 2017, each non-employee director received an annual equity award of restricted stock
with an aggregate market value of $50,000 at the conclusion of each annual stockholders’ meeting.
These shares are subject to a three-year cliff vesting schedule whereby no shares vest until the third
anniversary of the date of grant, at which time 100% of the shares of restricted stock will vest. In
February 2018, the Compensation Committee approved an increase in the annual equity award,
whereby, beginning with the 2018 annual meeting, each non-employee director will receive an annual
equity award of restricted stock with an aggregate market value of $75,000 at the conclusion of each
annual stockholders’ meeting. These shares are subject to a three-year cliff vesting schedule whereby no
shares vest until the third anniversary of the date of grant, at which time 100% of the shares of
restricted stock will vest. During the restricted periods described above, the restricted shares may not
be sold, assigned, pledged or otherwise transferred. Additionally, such non-employee director must
forfeit such equity award if the non-employee director voluntarily resigns or is removed for any reason
during the year for which the non-employee director is receiving compensation. Subject to the risk of
forfeiture and transfer restrictions, directors have all rights as stockholders with respect to restricted
shares, including the right to vote and receive dividends or other distributions on such shares.
Mr. Lumsdaine has elected not to stand for reelection at the 2018 annual meeting and, in
connection with Mr. Lumsdaine not standing for reelection, the Compensation Committee and the
Board approved amendments to Mr. Lumsdaine’s restricted stock agreements and award grants that
deleted the immediate forfeiture provisions with respect to his restricted stock that will not have vested
by May 17, 2018, the date of our annual meeting. Thus, as of May 17, 2018, 13,569 shares of common
stock, which represents all of the common stock granted or awarded to Mr. Lumsdaine as a director of
the Company, will remain subject to transfer restrictions that will expire according to the original
vesting schedule.
2017 Director Compensation
The following table sets forth compensation paid during 2017 to each of our non-employee
directors:
Name(1)
Fees Earned or Paid
Fees Paid in
Cash
Fees Paid in
Stock(2)
Stock Awards(3)
All Other
Compensation
Alan Gardner . . . . . . . . . . . . . . . . .
Robert Hensley . . . . . . . . . . . . . . . .
Alfred Lumsdaine(4) . . . . . . . . . . . .
Lawrence Van Horn . . . . . . . . . . . . .
$ —
$10,000
$ —
$ —
$35,000
$25,000
$32,500
$32,500
$70,966
$54,970
$69,467
$69,467
$—
$—
$—
$—
Total
$105,966
$ 89,970
$101,967
$101,967
(1) Mr. Wallace is our other director and is also a full-time employee whose compensation is discussed
below under the section titled ‘‘Executive Compensation’’ and ‘‘Summary Compensation Table.’’
Mr. Wallace receives no additional compensation for his service as a director.
(2) This column represents non-employee director annual retainer and additional annual retainer
amounts, approximately 93% of which was paid in shares of our restricted common stock in lieu of
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cash. All of the shares are subject to a three-year cliff vesting schedule whereby no shares vest
until the third anniversary of the date of grant, at which time 100% of the shares of restricted
stock will vest, subject to the director’s continuing service as a director of the Company.
(3) Represents the grant date fair value computed in accordance with FASB ASC Topic 718 of awards
of restricted stock to the non-employee directors in 2017, or the 2017 Director Awards, under our
2014 Incentive Plan (defined on page 16). The dollar value of the 2017 Director Awards was based
upon the grant date price of our common stock, which was $24.50 on May 30, 2017. This column
also includes the amount of the grant date value of the shares received in accordance with
restriction multiples with respect to the deferral of director retainer amounts based on the price of
our common stock of $25.80 on the determination date, June 20, 2017. All of the shares are
subject to a three-year cliff vesting schedule whereby no shares vest until the third anniversary of
the date of grant, at which time 100% of the shares of restricted stock will vest, subject to the
director’s continuing service as a director of the Company.
(4) Mr. Lumsdaine’s term as a director of the Company expires at the 2018 annual meeting upon the
election of his successor. Immediate forfeiture provisions contained in Mr. Lumsdaine’s restricted
stock agreements and award grants have been deleted as of May 17, 2018 and his shares will
remain subject to transfer restrictions that will expire according to the original vesting schedule.
We also reimburse our directors for expenses they incur in connection with their service on our Board,
such as director education, travel and lodging expenses.
PROPOSAL 2
RATIFICATION OF THE APPOINTMENT OF BDO USA, LLP AS OUR INDEPENDENT
REGISTERED PUBLIC ACCOUNTANTS FOR 2018
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General
We are asking our stockholders to ratify the selection of BDO USA, LLP as our independent
registered public accountants for 2018. Although current law, rules and regulations, as well as the
charter of the Audit Committee, require the Audit Committee to engage, retain and supervise our
independent registered public accountants, we view the selection of the independent registered public
accountants as an important matter of stockholder concern and thus are submitting the selection of
BDO USA, LLP for ratification by stockholders as a matter of good corporate practice.
The Audit Committee appointed BDO USA, LLP to serve as our independent registered public
accountants for the 2017 fiscal year and has appointed BDO USA, LLP to serve as our independent
registered public accountants for the 2018 fiscal year. A representative of BDO USA, LLP is expected
to attend the annual meeting. If present, the representative will have the opportunity to make a
statement and will be available to respond to appropriate questions. BDO USA, LLP has served as our
independent registered public accountants since 2015.
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Audit and Non-Audit Services
Fees related to services performed for us by BDO USA, LLP in fiscal years 2017 and 2016 are as
follows:
Audit Fees(1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Audit-Related Fees(2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Tax Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
All Other Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$460,056
—
—
—
$395,238
49,652
—
—
Total
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
$460,056
$444,890
2017
2016
(1) Audit fees include fees and expenses associated with the audit of our financial statements,
the reviews of the financial statements in our quarterly reports on Form 10-Q, and
services provided in connection with registration statements and periodic reports filed
with the Securities and Exchange Commission. Audit fees for 2017 include fees associated
with registration statements totaling $71,405. Audit fees for 2016 include fees associated
with registration statements totaling $165,302.
(2) Audit-related fees for 2016 included fees associated with Rule 3-14 audits.
In accordance with the procedures set forth in its charter, the Audit Committee pre-approves all
auditing services and permitted non-audit and tax services (including the fees and terms of those
services) to be performed for us by our independent registered public accountants prior to their
engagement with respect to such services, subject to the de minimis exceptions for non-audit services
permitted by the Exchange Act, which are approved by the Audit Committee prior to the completion of
the audit.
Required Vote
The affirmative vote by a majority of the votes cast at the annual meeting is required for the
ratification of the appointment of BDO USA, LLP as our independent registered public accountants.
Abstentions will have no effect on this proposal. If our stockholders fail to ratify this appointment, the
Audit Committee will reconsider whether to retain BDO USA, LLP and may retain that firm or
another firm without resubmitting the matter to our stockholders. Even if the appointment is ratified,
the Audit Committee may, in its discretion, direct the appointment of a different independent
registered public accountant at any time during the year if it determines that such change would be in
our best interests and in the best interests of our stockholders.
Our Board of Directors unanimously recommends a vote ‘‘FOR’’ the ratification of BDO USA, LLP as
our independent registered public accountants for 2018.
16
REPORT OF THE AUDIT COMMITTEE
The information provided in this section shall not be deemed to be ‘‘soliciting material’’ or to be ‘‘filed’’
with the SEC or subject to its proxy regulations or to the liabilities of Section 18 of the Exchange Act. The
information provided in this section shall not be deemed to be incorporated by reference into any filing
under the Securities Act of 1933, as amended, or the Exchange Act.
The Audit Committee oversees our financial reporting process on behalf of the Board of Directors.
Management has the primary responsibility for the preparation, consistency and fair presentation of the
financial statements, the accounting and financial reporting process, the systems of internal control, and
the procedures designed to ensure compliance with accounting standards, applicable laws and
regulations. Management is also responsible for its assessment of the design and effectiveness of our
internal control over financial reporting. Our independent registered public accountants are responsible
for performing an audit in accordance with the standards of the Public Company Accounting Oversight
Board (United States), or PCAOB, to obtain reasonable assurance that our consolidated financial
statements are free from material misstatement and expressing an opinion on the conformity of the
financial statements of the Company with U.S. generally accepted accounting principles. The internal
auditors are responsible to the Audit Committee and the Board of Directors for testing the integrity of
the financial accounting and reporting control systems and such other matters as the Audit Committee
and the Board of Directors determine.
In fulfilling its oversight responsibilities, the Audit Committee reviewed and discussed with
management the audited financial statements of the Company for the year ended December 31, 2017
and management’s assessment of the design and effectiveness of our internal control over financial
reporting as of December 31, 2017. The discussion addressed the quality, and not just the acceptability,
of the accounting principles, the reasonableness of significant judgments and the clarity of disclosures
in the financial statements.
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The Audit Committee reviewed and discussed with the independent public accountants their
judgments as to the quality of our accounting principles and such other matters as are required to be
discussed with the committee under generally accepted auditing standards including, without limitation,
the matters required to be discussed by PCAOB Auditing Standard No. 1301. In addition, the Audit
Committee received the written disclosures and the letter from the independent registered public
accountants required by applicable requirements of the PCAOB regarding the independent registered
public accountants’ communications with the Audit Committee concerning independence, discussed
with the independent registered public accountants their independence from management and the
Company, and considered the compatibility of non-audit services with the auditors’ independence.
The Audit Committee discussed with our internal and independent registered public accountants
the overall scope and plans for their respective audits. The Audit Committee met with the internal and
independent registered public accountants, with and without management present, to discuss the results
of their examinations, their evaluations of our internal controls, and the overall quality of our financial
reporting.
In reliance upon the reviews and discussions referred to above, the Audit Committee
recommended to the Board of Directors (and the Board has approved) that the audited financial
statements be included in our annual report to stockholders for filing with the SEC.
The members of the Audit Committee are not professionally engaged in the practice of auditing or
accounting and are not experts in the fields of accounting or auditing, including with respect to auditor
independence. Members of the Audit Committee rely without independent verification on the
information provided to them and on the representations made by management and the independent
registered public accounting firm. Accordingly, the Audit Committee’s oversight does not provide an
independent basis to determine that management has maintained appropriate accounting and financial
17
reporting principles or appropriate internal controls and procedures designed to assure compliance with
accounting standards and applicable laws and regulations. Furthermore, the Audit Committee’s
considerations and discussions referred to above do not assure that the audit of the Company’s
financial statements has been carried out in accordance with the standards of the PCAOB, that the
financial statements are presented in accordance with generally accepted accounting principles or that
BDO USA, LLP is in fact ‘‘independent.’’
Audit Committee:
Robert Hensley (Chairman)
Alfred Lumsdaine
Alan Gardner
18
BENEFICIAL OWNERSHIP OF SHARES OF COMMON STOCK
Directors, Nominees for Director, Executive Officers and Other Stockholders
As of March 16, 2018, we had 17 stockholders of record. Except as otherwise stated in a footnote,
the following table presents certain information regarding the beneficial ownership of our common
stock as of March 16, 2018 by: (i) the persons known by us to own beneficially more than 5% of our
common stock; (ii) each of our directors, nominees for director and named executive officers; and
(iii) all of our directors, nominees for director, and executive officers as a group. Each person named
in the table has sole voting and investment power with respect to all of the common stock shown as
beneficially owned by such person, except as otherwise set forth in the notes to the table.
The SEC has defined ‘‘beneficial ownership’’ of a security to mean the possession, directly or
indirectly, of voting power and/or investment power over such security. A stockholder is also deemed to
be, as of any date, the beneficial owner of all securities that such stockholder has the right to acquire
within 60 days after that date through (1) the exercise of any option, warrant or right, (2) the
conversion of a security, (3) the power to revoke a trust, discretionary account or similar arrangement
or (4) the automatic termination of a trust, discretionary account or similar arrangement. In computing
the number of shares beneficially owned by a person and the percentage ownership of that person, our
common stock subject to options or other rights (as set forth above) held by that person that are
currently exercisable or will become exercisable within 60 days thereafter, are deemed outstanding,
while such shares are not deemed outstanding for purposes of computing percentage ownership of any
other person.
Unless otherwise indicated, the business address of all the individuals and entities is
c/o Community Healthcare Trust Incorporated, 3326 Aspen Grove Drive, Suite 150, Franklin,
Tennessee 37067. No common stock beneficially owned by any director or named executive officer has
been pledged as security for a loan.
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Name of Beneficial Owner
5% Stockholders
Number of Shares
Beneficially
Owned
(#)
Percentage of
All Shares
(%)(1)
BlackRock, Inc.
. . . . . . . . . . . . . . . . . . . . . . . . . .
The Vanguard Group, Inc. . . . . . . . . . . . . . . . . . . .
Prudential Financial, Inc. . . . . . . . . . . . . . . . . . . . .
2,552,670(2)
1,731,561(3)
1,374,654(4)
14.0%
9.5%
7.6%
Directors and Nominees for Director
Alan Gardner . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Claire Gulmi . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Robert Hensley . . . . . . . . . . . . . . . . . . . . . . . . . . .
Alfred Lumsdaine . . . . . . . . . . . . . . . . . . . . . . . . .
Lawrence Van Horn . . . . . . . . . . . . . . . . . . . . . . . .
Named Executive Officers
Timothy Wallace . . . . . . . . . . . . . . . . . . . . . . . . . .
W. Page Barnes . . . . . . . . . . . . . . . . . . . . . . . . . . .
Leigh Ann Stach . . . . . . . . . . . . . . . . . . . . . . . . . .
All Directors, Nominees for Director and Executive
19,776
—
26,448
20,761
13,569
617,175
127,344
89,513
Officers as a Group (8 persons total) . . . . . . . . . . .
914,586
*
*
*
*
*
3.4%
*
*
5.0%
*
Less than 1% of the outstanding shares of common stock.
(1) Based on 18,179,799 shares of common stock outstanding on March 16, 2018.
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(2) Based on a Schedule 13G filed with the SEC on January 9, 2018, BlackRock, Inc. has
sole voting power with respect to 2,508,484 shares of common stock, sole dispositive
power with respect to 2,552,670 shares of common stock and shared voting and dispositive
power with respect to 0 shares of common stock. A subsidiary of BlackRock, Inc.,
BlackRock Fund Advisors, beneficially owns 5% or greater of the outstanding shares of
common stock reported on BlackRock’s Schedule 13G. BlackRock, Inc. is located
at 55 East 52nd Street, New York, New York 10055.
(3) Based on a Schedule 13G filed with the SEC on February 8, 2018, The Vanguard
Group, Inc. has sole voting power with respect to 22,810 shares of common stock, shared
voting power with respect to 2,100 shares of common stock, sole dispositive power with
respect to 1,709,150 shares of common stock and shared dispositive power with respect to
22,411 shares of common stock. As reported on The Vanguard Group Inc.’s
Schedule 13G, Vanguard Fiduciary Trust Company, a wholly-owned subsidiary of The
Vanguard Group, Inc., is the beneficial owner of 20,311 shares of common stock, and
Vanguard Investments Australia, Ltd., a wholly-owned subsidiary of The Vanguard
Group, Inc., is the beneficial owner of 4,599 shares common stock outstanding of the
Company. The VanGuard Group, Inc. is located at 100 Vanguard Boulevard, Malvern,
PA 19355.
(4) Based on a Schedule 13G/A filed with the SEC on January 26, 2018, Prudential
Financial, Inc. has sole voting and dispositive power with respect to 200,076 shares of
common stock and shared voting and dispositive power with respect to 1,174,578 shares of
common stock. Prudential Financial, Inc. is a Parent Holding Company and the indirect
parent of PGIM, Inc., who is the beneficial owner of 1,347,164 shares of common stock
and of Quantitative Management Associates LLC who is the beneficial owner of 27,490
shares of common stock. Prudential Financial is located at 751 Broad Street, Newark,
New Jersey 07102-3777.
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EXECUTIVE OFFICERS
The names, ages, positions and business experience of our executive officers, except for
Mr. Wallace, are listed below. Because he is also a member of our Board, information about
Mr. Wallace appeared previously under Proposal 1—Election of Directors. All of our executive officers
serve at the discretion of the Board and are parties to employment agreements.
Name
Age
Position
W. Page Barnes . . . . . . . . . . . . 64 Mr. Barnes has served as our Executive Vice President and
Chief Financial Officer since the formation of our Company in
March 2014. Mr. Barnes is responsible for financing and
management activities. Prior to joining our Company, from 2005
to 2013, Mr. Barnes was a co-founder, Chief Financial Officer
and Executive Vice President—Chief Development Officer for
Haven Behavioral Healthcare where he was responsible for
raising a $100 million private equity investment, negotiating four
separate bank financings and the acquisition and/or development
of 12 hospitals. From 1997 to 2005, Mr. Barnes served as Chief
Financial Officer then Senior Vice President—Finance for
Ardent Health Services and its predecessor Behavioral
Healthcare Corporation. Prior to Ardent, Mr. Barnes began a
banking career with AmSouth Bank in 1990 as a Commercial
Real Estate Relationship Manager and ended it in 1997 as
Senior Vice President and Manager of the Healthcare Banking
Department. Mr. Barnes holds a Bachelor of Science in
Accounting from Auburn University.
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Leigh Ann Stach . . . . . . . . . . . 51 Ms. Stach has served as our Vice President—Financial
Reporting and Chief Accounting Officer since the formation of
our Company in March 2014. Ms. Stach is responsible for our
financial reporting. From 2005 to 2013, Ms. Stach served as Vice
President—Financial Reporting at HR where she had
responsibility for financial reporting and coordinating due
diligence materials for debt and equity offerings. In addition, she
brought EDGAR and XBRL filings in-house and provided
oversight of HR’s compliance function and internal audit. Prior
to that, from 1997 to 2005, Ms. Stach served as Vice President—
Controller at HR. From 1994 to 1997, Ms. Stach served as
Assistant Controller at HR. Prior to HR, from 1991 to 1994,
Ms. Stach was a senior accountant—financial reporting at HCA.
She began her career with Hospital Corporation of America in
1988 as an internal auditor. Ms. Stach holds a Bachelor of
Science in Accounting from Western Kentucky University.
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Executive Compensation Objectives
EXECUTIVE COMPENSATION
We believe that the compensation of our executive officers aligns their interests with those of the
stockholders in a way that encourages prudent decision-making, links compensation to our overall
performance, provides a competitive level of total compensation necessary to attract and retain talented
and experienced executive officers and motivates the executive officers and directors to contribute to
our success. All of our executive officers are eligible to receive performance-based compensation under
our 2014 Incentive Plan, as amended by Amendment No. 1 to the 2014 Incentive Plan, Amendment
No. 2 to the 2014 Incentive Plan, and Amendment No. 3 to the 2014 Incentive Plan (as so amended,
our 2014 Incentive Plan).
We use restricted stock grants of our common stock as the primary means of delivering long-term
compensation to our executive officers. Shares of restricted stock are forfeitable until the lapse of the
applicable restrictions. We believe that restricted stock grants with long vesting periods align the
interests of executive officers and stockholders and provide strong incentives to our executive officers to
achieve long-term growth in our business, grow the value of our common stock and maintain or
increase our dividends. The executive officers personally benefit from these efforts through their
restricted stock awards, which receive dividends at the same rate as unrestricted common stock and
increase in value as the value of our common stock increases. As such, the Company’s executive
officers essentially have to earn this equity compensation twice: the first time through their efforts to
meet the initial performance criteria necessary for a grant of restricted stock to be made; and the
second time by continued service through the at-risk vesting period. Because substantially all of our
executive officers’ compensation during the initial terms of their respective employment agreements will
be tied to the value of our common stock, if we have superior long-term operating performance, our
executive officers, through their equity compensation, will eventually receive above market
compensation from dividends and capital appreciation in our common stock. Conversely, if we do not
perform as well as our competitors and the value of our common stock declines, our executive officers’
compensation will ultimately be below-market over the long term.
Our Compensation Committee determines the restrictions for each award granted pursuant to the
2014 Incentive Plan. Restrictions on the restricted stock may include time-based restrictions, the
achievement of specific performance goals or the occurrence of a specific event. Vesting of restricted
stock will generally be subject to cliff vesting periods ranging from three to eight years and will be
conditioned upon the participant’s continued employment, among other restrictions that may apply. If
the performance goals are not achieved or the time-based restrictions do not lapse within the time
period provided in the award agreement, the participant will forfeit his or her restricted stock. The
Company prohibits the hedging of Company securities by its executive officers and directors. None of
the executive officers or directors has entered into any hedging arrangements with respect to the
Company’s securities. In addition, restricted stock may not be sold, assigned, pledged or otherwise
transferred.
Determination of Executive Compensation
The Board established the Compensation Committee to carry out the Board’s responsibilities to
administer our compensation programs. The Compensation Committee has the final decision-making
authority for the compensation of our executive officers. The Compensation Committee operates under
a written charter adopted by the Compensation Committee and approved by the Board. The charter is
available in the investor relations section of our website (http://investors.chct.reit).
Our Compensation Committee has independent authority to engage outside consultants and obtain
input from external advisers as well as our management team or other employees.
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The Compensation Committee may retain any independent counsel, experts or advisors that it
believes to be desirable and appropriate. The Compensation Committee may also use the services of
the Company’s regular legal counsel or other advisors to the Company. The Compensation Committee
undertakes an independent assessment prior to retaining or otherwise selecting any independent
counsel, compensation consultant, search firm, expert or other advisor that will provide advice to it,
taking such factors into account and as otherwise may be required by the NYSE from time to time. On
at least an annual basis, the Compensation Committee evaluates whether any work by any
compensation consultant to it raised any conflict of interest.
The Compensation Committee retained FPL as its independent compensation consultant in 2017
to advise it regarding market trends and practices in executive compensation and with respect to
specific compensation decisions. The Compensation Committee expects to meet annually with a
compensation consultant to discuss executive compensation trends. The consultant may also attend
Compensation Committee meetings periodically. FPL met with the chair of the Compensation
Committee in 2017, during and in which it provided a review of recent trends and developments in
executive compensation practices within the Company’s industry and in general. FPL received a fee of
$20,000 for its compensation consulting services provided to the Compensation Committee in 2017 with
respect to executive compensation, as well as an $800 administrative fee.
Our Chief Executive Officer typically attends Compensation Committee meetings, except for
executive sessions (unless specifically requested by the Compensation Committee to be present). No
executive officer attends an executive session at which his or her compensation is considered. Our
Chief Executive Officer may provide recommendations with respect to compensation for the executive
officers other than himself. The Compensation Committee considers these recommendations, but may
approve, reject or adjust them as it deems appropriate.
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Compensation Components
Our compensation program consists of three elements:
Base Salary
Each of our named executive officers has an employment agreement that establishes his or her
base salary. Adjustments to base salary are determined by the Compensation Committee and are based
upon a review of a variety of factors, including the following:
(cid:129) individual and Company performance, measured against quantitative and qualitative goals, such
as growth, asset quality and other matters;
(cid:129) duties and responsibilities as well as the named executive officer’s experience; and
(cid:129) the types and amount of each element of compensation to be paid to the named executive
officer.
Equity Awards
We have adopted the 2014 Incentive Plan under which awards may be made in the form of
restricted stock or cash. The purposes of the 2014 Incentive Plan are to attract and retain qualified
persons upon whom, in large measure, our sustained progress, growth and profitability depend, to
motivate the participants to achieve long-term Company goals and to more closely align the
participants’ interests with those of our other stockholders by providing them with a proprietary interest
in our growth and performance. Our executive officers, officers, employees, consultants and
non-employee directors are eligible to participate in the 2014 Incentive Plan.
23
The 2014 Incentive Plan is administered by our Compensation Committee, which interprets the
2014 Incentive Plan and has broad discretion to select the eligible persons to whom awards will be
granted, as well as the type, size and terms and conditions of each award, including the amount of cash
or number of shares subject to awards and the expiration date of, and the vesting schedule or other
restrictions (including, without limitation, restrictive covenants) applicable to, awards. However, during
a calendar year, no participant may receive awards intended to comply with the performance-based
compensation requirements of Section 162(m) of the Internal Revenue Code of 1986, as amended (the
‘‘Code’’), which exceed 150,000 shares of common stock.
Unless the 2014 Incentive Plan is earlier terminated by our Board of Directors, the 2014 Incentive
Plan will automatically terminate on March 31, 2024. Awards granted before the termination of the
2014 Incentive Plan may extend beyond that date in accordance with their terms.
The two distinct programs applicable to executive officers under the 2014 Incentive Plan are the
Restated Alignment Program and the Amended and Restated Executive Officer Incentive Program. In
addition, we believe it is in the best interests of our stockholders to encourage all executive officers to
increase their equity position in the Company to promote share ownership and further align employee
and stockholder interests and have therefore adopted stock ownership guidelines with respect to our
executive officers and directors.
The Company’s Restated Alignment Program, under the 2014 Incentive Plan, is designed to
provide the Company’s executive officers with an incentive to remain with the Company and to
incentivize long-term growth and profitability. On November 1, 2016, each of the Board of Directors
and Compensation Committee of the Company approved an amendment and restatement to the
original Alignment of Interest Program, which reflected amendments to the original program to reserve
500,000 shares of the Company’s common stock to be issued under the Restated Alignment Program in
exchange for an employee’s cash compensation. Previously, such shares were issued under the shares
available under the 2014 Incentive Plan and had significantly reduced the number of shares available
for issuance pursuant to awards granted under the 2014 Incentive Plan. Pursuant to the Restated
Alignment Program, executive officers may elect to acquire restricted stock in lieu of up to 100% of
any compensation otherwise payable in cash under their employment agreements. The executive officer
must elect his or her participation level and the applicable vesting period for the upcoming year no
later than December 31 of the then-current year. The number of shares of restricted stock to be
acquired will be determined as of January 15 of the year following the election or, if such date is not a
trading day, on the trading day immediately before January 15 by dividing the total of the named
executive officer’s elected reduced salary, cash bonus or other compensation by the average price of
our common stock for the 10 trading days immediately preceding the determination date. If the dollar
amount of any reduced salary, cash bonus or other compensation has not been determined by
January 15, then the determination date will be the 15th business day following the date on which the
amount of such compensation is fixed and determined. Payments of restricted stock in lieu of
compensation otherwise payable in cash will be made thereafter. Additionally, to the extent an
executive officer elects to receive stock compensation in lieu of cash compensation, the executive
officer is entitled to receive an additional award of restricted stock pursuant to the Restated Alignment
Program, subject to a three-, five- or eight-year cliff vesting schedule, depending on the executive
officer’s election. Each executive officer who makes this election will be awarded the additional stock
award at no additional cost to the executive officer, according to the following multiple-based formula:
Duration of Restriction Period
Restriction
Multiple
3 years . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5 years . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
8 years . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
0.3x
0.5x
1.0x
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The restriction period subjects the shares obtained by the cash deferral and the restriction multiple
to the risk of forfeiture in the event an executive officer voluntarily terminates employment or is
terminated for cause from employment with the Company, as those terms are described below.
Accordingly, if an executive officer voluntarily leaves or is terminated for cause, that executive officer
would lose all such shares that had not yet vested. By way of example, if an officer elects to receive
stock compensation in lieu of cash compensation that is equivalent in value to 1,000 shares of common
stock and the officer elected an eight-year restriction period for such stock compensation, the officer
would receive the 1,000 shares of restricted common stock in lieu of the officer’s cash compensation
plus an award of 1,000 shares of restricted common stock for electing to subject their stock
compensation to an eight-year restriction period, resulting in a total receipt of 2,000 shares of restricted
common stock, all of which would be subject to an eight-year cliff vesting schedule whereby no shares
vest until the eighth anniversary of the date of grant, at which time 100% of the shares of restricted
stock will vest. Subject to the risk of forfeiture and transfer restrictions, executive officers have all
rights of stockholders with respect to the restricted shares, including the right to vote and receive
dividends or other distributions on such shares.
Discretionary and Incentive Awards
The Compensation Committee is permitted to grant discretionary awards of cash, stock, or a
combination of both under the 2014 Incentive Plan, and may determine all terms of the award,
including to whom, and the time or times at which, discretionary awards may be granted, the number
of shares, units or other rights subject to each discretionary award, the exercise, base or purchase price
of such discretionary award (if any), the time or times at which such discretionary award will become
vested, exercisable or payable, the performance criteria, goals and other conditions of the discretionary
award, and the duration of the discretionary award. In 2017, the Compensation Committee approved
the payment of a discretionary cash bonus to the Company’s executive officers in the aggregate of
approximately $300,000. The executive officers each elected restricted shares in lieu of the cash
bonuses, which based on their elections are subject to an eight-year cliff vesting schedule whereby no
shares vest until the eighth anniversary of the date of grant, at which time 100% of the shares of
restricted stock will vest. Based on the eight-year restriction period elected, the Company granted the
executive officers an aggregate of 12,164 shares of restricted stock in lieu of their cash bonuses and
granted an additional 12,163 shares based on the restriction period elected. Further, we have an
Amended and Restated Executive Officer Incentive Program (the ‘‘Executive Officer Incentive
Program’’) under the 2014 Incentive Plan pursuant to which our executive officers may earn incentive
awards in the form of cash and/or restricted stock. Any awards under the Executive Officer Incentive
Program and its interpretation and operation are subject to the discretion of the Compensation
Committee. The intent of the Executive Officer Incentive Program is to provide cash and/or restricted
stock awards based on individual and Company performance. The Compensation Committee judges the
Company’s performance under the Executive Officer Incentive Program against targeted metrics set in
advance by the Compensation Committee. Restricted stock awards are anticipated to be based on the
Company’s relative total stockholder return performance over one-year and three-year periods,
measured against a peer group of companies used for comparison. All of our executive officers are
eligible to participate in the Executive Officer Incentive Program. The Company granted awards in the
form of restricted stock under the Executive Officer Incentive Program to our executive officers in 2017
in the aggregate of 44,272 shares which will cliff vest in eight years.
Pursuant to the Restated Alignment Program, executive officers may elect to convert any cash
compensation awarded under the Executive Officer Incentive Program into shares of restricted common
stock. In the event that an executive officer elects to receive shares of restricted common stock rather
than cash compensation, the officer will be entitled to receive additional shares of restricted common
stock pursuant to the Restated Alignment Program, subject to a three-, five- or eight-year cliff vesting
schedule, depending on the officer’s election. Each executive officer who makes this election will be
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awarded the additional restricted common stock award at no additional cost to the officer, according to
the multiple-based formula set forth above under ‘‘Equity Awards.’’
Stock Ownership Guidelines
We believe that it is in the best interests of our stockholders to encourage all executive officers
and directors to increase their equity position in the Company to promote share ownership and further
align stockholder interests with executive officers and directors. Accordingly, as set forth in the table
below, we have adopted stock ownership guidelines applicable to our executive officers and directors
requiring each to hold common stock with a fair market value equal to a multiple of each executive
officer’s then current base salary or each non-employee director’s then current annual retainer, as
applicable:
Position
Common Stock
Ownership Multiple
Chief Executive Officer . . . . . . . . . . . . . . . . . . . . . . . . . . .
Executive Vice President . . . . . . . . . . . . . . . . . . . . . . . . . .
Vice President . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Non-Employee Director . . . . . . . . . . . . . . . . . . . . . . . . . .
5x Current Base Salary
3x Current Base Salary
1x Current Base Salary
3x Annual Retainer
The guidelines provide that all owned stock, both restricted and unrestricted, counts toward the
ownership guidelines. All of our executive officers and directors were in compliance with these
guidelines as of March 16, 2018.
Employment Agreements of our Named Executive Officers
We have entered into employment agreements with each named executive officer that became
effective on May 28, 2015. The initial term of each employment agreement was through December 31,
2017, and the term of each respective employment agreement automatically renews for successive
one-year terms on December 31 of each calendar year. As amended on January 2, 2018, the annual
base salary of each of Mr. Wallace, Mr. Barnes and Ms. Stach under each of their employment
agreements was increased for fiscal year 2018 from $376,333 to $458,167, from $214,333 to $271,167
and from $175,000 to $220,500, respectively. The base salaries are subject to annual increases as the
Compensation Committee may approve in their discretion and other benefits generally available to
other employees and our other executive officers, and each will be eligible for an annual bonus for
each calendar year during his or her respective employment based on a combination of his or her
respective continued employment with the Company and the achievement of certain performance goals
established by our Board of Directors and our Compensation Committee.
If employment is terminated for any reason other than for cause, change-in-control or death or
disability, the named executive officer is entitled to receive all accrued salary, bonus compensation, if
any, to the extent earned, whether or not vested without regard to such termination (other than
defined contribution plan or profit sharing plan benefits which will be paid in accordance with the
applicable plan), any benefits under any plans of the Company in which the named executive officer is
a participant to the full extent of the named executive officer’s rights under such plans, full vesting of
all awards granted to the named executive officer under the 2014 Incentive Plan, accrued vacation pay
and any appropriate business expenses incurred by the named executive officer in connection with his
or her duties hereunder, all to the date of termination. In addition, the named executive officer will
receive as severance compensation his or her base salary (at the rate payable at the time of such
termination), for a period of 36 months, with respect to Mr. Wallace, and 12 months, with respect to
Mr. Barnes and Ms. Stach, from the date of such termination; provided, however, that if the named
executive officer is employed by a new employer during such period, the severance compensation
payable to the named executive officer during such period will be reduced by the amount of
26
compensation that the named executive officer is receiving from the new employer. However, the
named executive officer is under no obligation to mitigate the amount owed the named executive
officer by seeking other employment or otherwise. In addition to the severance payment, the named
executive officer will be paid an amount equal to the greater of: (i) two times the average annual cash
bonus, if any, earned by the named executive officer in the two years immediately preceding the date of
termination, without regard to any elective income deferral or conversion of such bonus into stock or
any other non-cash consideration; and (ii) two times the product of the named executive officer’s base
salary and 0.67 with respect to Mr. Wallace, and 0.33 with respect to Mr. Barnes and Ms. Stach. Each
named executive officer will be entitled to accelerated vesting of any accrued benefit under each
deferred compensation plan. If a named executive officer is terminated for disability, the terminated
named executive officer will receive the benefits described above, all to the date of termination, with
the exception of medical and dental benefits, if any, which shall continue at the Company’s expense
through the then current one-year term of the employment agreement. If a named executive officer’s
employment terminates due to death, the terminated named executive officer’s estate will receive the
benefits described above.
The severance payment in the event of a change in control will consist of: (1) three times the
terminated officer’s annual base salary (at the rate payable at the time of such termination), and (2) an
amount equal to the greater of: (i) two times the average annual cash bonus, if any, earned by the
terminated officer in the two years immediately preceding the date of termination, without regard to
any elective income deferral or conversion of such bonus into stock or any other non-cash
consideration; and (ii) two times the product of the terminated officer’s base salary and 0.67 with
respect to Mr. Wallace, and 0.33 with respect to Mr. Barnes and Ms. Stach. Such severance
compensation shall be paid in a lump sum promptly after the date of such termination, and in no event
later than two and a half months after the end of the year in which such termination occurs. If the
payments due to the change-in-control result in an excise tax to the terminated officer, under
Section 4999 of the Code, all change-in-control payments to the terminated officer may be limited to
an amount that is less than 300% of his or her average annual compensation. This limit would not
apply in the event that the terminated officer’s net after-tax benefits are greater after considering the
effect of the excise tax.
Each employment agreement contains customary non-competition and non-solicitation covenants
that apply during the term and for 12 months following a termination upon a change in control, so long
as the payments to which the terminated officer is entitled as a result of his or her termination upon a
change of control are made on a timely basis.
Summary Compensation Table
COMPENSATION TABLES
Each executive officer’s employment agreement became effective on May 27, 2015, which is
discussed above in the section titled ‘‘Employment Agreements of our Named Executive Officers.’’ The
table below sets forth the compensation paid in fiscal years 2017 and 2016 to our principal executive
officer and the two most highly compensated executive officers. The three executive officers are
referred to in this proxy statement as our named executive officers. During the initial three-year term
of their respective employment agreements, each of our named executive officers has agreed to take
100% of his or her salary, bonus and long-term incentive compensation, awarded pursuant to our 2014
Incentive Plan, in the form of restricted common stock. Provided that the named executive officers
comply with the terms of the Restated Alignment Program described above, the election to receive
stock compensation otherwise payable in cash caused the named executive officers to be eligible to
receive additional stock awards based upon a multiple described below. All shares of restricted stock
issued in lieu of cash compensation and any shares of restricted stock issued under the Restated
Alignment Program are subject to a vesting schedule whereby no shares vest until the third, fifth or
eighth anniversary of the date of grant, at which time 100% of the shares of restricted stock will vest,
subject to continued employment.
27
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The following table sets forth the compensation of our principal executive officer and the two most
highly compensated executive officers other than our principal executive officer for the fiscal years 2017
and 2016. As discussed above under ‘‘Employment Agreements with Named Executive Officers,’’ we
provide severance benefits to each of our named executive officers.
Name and Principal Position
Year Paid in Cash(1) Paid in Stock(2) Paid in Cash Paid in Stock(3) Awards(4)
Total
Compensation
Compensation Compensation Compensation
Stock
Salary
Bonus
Timothy Wallace . . . . . . . . 2017
Chief Executive Officer and 2016
President
W. Page Barnes . . . . . . . . . 2017
Executive Vice President— 2016
Chief Financial Officer
Leigh Ann Stach . . . . . . . . 2017
2016
Vice President—Financial
Reporting and Chief
Accounting Officer
$—
$—
$—
$—
$—
$—
$376,333
$300,000
$214,333
$150,000
$175,000
$125,000
$—
$—
$—
$—
$—
$—
$150,533
$300,000
$ 85,723
$150,000
$ 70,000
$150,000
$1,065,151 $1,592,017
$ 561,593 $1,161,593
$ 606,640 $ 906,696
$ 280,776 $ 580,776
$ 495,272 $ 740,272
$ 258,849 $ 533,849
(1) All of our named executive officers agreed to take shares of restricted common stock in lieu of any cash compensation for
the fiscal years ended December 31, 2017 and 2016.
(2) The amounts represent the annual base salary of each named executive officer set forth in the table pursuant to their
employment agreements, 100% of which was paid in shares of our restricted common stock in lieu of cash. The number of
shares of common stock issued in 2017 was based on $23.05, which was the average price of our common stock for the
10 days preceding January 13, 2017, the determination date. The number of shares of common stock issued in 2016 was
based on $17.82, which was the average price of our common stock for the 10 days preceding January 15, 2016, the
determination date. All of the shares of our restricted common stock issued in lieu of cash compensation are subject to an
eight-year cliff vesting schedule whereby no shares vest until the eighth anniversary of the date of grant, at which time
100% of the shares of restricted stock will vest, subject to continued employment.
(3) The bonus amounts paid in 2017 represent the annual bonus of each named executive officer set forth in the table pursuant
to their employment agreements, 100% of which was paid in shares of our restricted common stock in lieu of cash. The
number of shares of common stock issued in 2017 was based on $25.18, which was the average price of our common stock
for the 10 days preceding August 28, 2017, the determination date. The number of shares of common stock issued in 2016
was based on $23.20, which was the average price of our common stock for the 10 days preceding August 18, 2016, the
determination date. All of the shares of our restricted common stock issued in lieu of cash compensation are subject to an
eight-year cliff vesting schedule whereby no shares vest until the eighth anniversary of the date of grant, at which time
100% of the shares of restricted stock will vest, subject to continued employment.
(4) Represents the aggregate fair value computed in accordance with FASB ASC Topic 718 of awards of restricted common
stock to the named executive officers for the years ended December 31, 2017 and 2016 under the 2014 Incentive Plan. The
dollar values of the awards related to base salaries and bonuses for 2017 and 2016 are based on the grant date value of
such awards and the restriction multiples for cash compensation deferrals outlined in our Restated Alignment Program.
Awards granted to our named executive officers’ in connection with the their base salaries for 2017 and 2016 were based on
grant date values of such awards of $22.67 per share and $16.73 per share, respectively. Awards granted to our named
executive officers’ in connection with their bonuses for 2017 and 2016, were based on grant date values of such awards of
$25.96 per share and $23.14 per share, respectively. The dollar values of the awards related to the Company’s total
stockholder return performance, relative to its peer group, for the year ended December 31, 2017, as outlined in the
Executive Officer Incentive Program, are based on the grant date value of such awards of $24.88 per share.
28
Outstanding Equity Awards at December 31, 2017
The following table sets forth all outstanding equity awards held by each of our named executive
officers at December 31, 2017.
Name
Number of Shares
or Units of Stock
That Have Not
Vested (#)
Timothy Wallace . . .
W. Page Barnes . . . .
Leigh Ann Stach . . .
83,255(2)
44,691(2)
37,896(2)
Equity Incentive
Plan Awards:
Number of
Unearned
Shares, Units
or Other Rights
That Have Not
Vested (#)
Equity Incentive
Plan Awards:
Market or
Payout Value of
Unearned
Shares, Units
or Other Rights
That Have Not
Vested ($)
—
—
—
$—
$—
$—
Market Value of
Shares or Units
of Stock That
Have Not
Vested ($)(1)
$2,339,466
$1,255,817
$1,064,878
(1) The market value of unvested restricted common stock is calculated by multiplying the
number of unvested shares of restricted common stock held by the applicable named
executive officer by the closing price of our common stock on December 29, 2017, which
was $28.10. December 29, 2017 was the last trading day of the 2017 calendar year.
(2) These shares of restricted common stock are subject to eight-year cliff vesting through
2025, subject to continued employment with the Company on the vesting date.
EQUITY COMPENSATION PLAN INFORMATION
The following table gives information about shares of our common stock that may be issued under
our 2014 Incentive Plan as of December 31, 2017.
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Plan Category
Equity compensation plans approved
by stockholders(1) . . . . . . . . . . . . .
Equity compensation plans not
approved by stockholders(2) . . . . .
Total . . . . . . . . . . . . . . . . . . . . . . . .
Number of Securities
to be Issued Upon
Exercise of
Weighted Average
Exercise Price of
Outstanding Options, Outstanding Options,
Warrants and Rights Warrants and Rights To be Acquired To be Awarded
Number of Securities
Remaining
Available for Future Issuance
Under Equity Compensation
Plans (Excluding Securities
Reflected in First Column)
—
—
—
—
—
—
—
477,658
419,420
419,420
—
477,658
(1) Our 2014 Incentive Plan automatically increases, on an annual basis, the number of shares of
common stock available for issuance under the 2014 Incentive Plan to an amount equal to 7% of
the total number of shares of common stock outstanding on December 31 of the immediately
preceding year.
(2) Shares reserved under our Restated Alignment Program to be issued to employees in exchange for
such employee’s cash compensation.
29
COMPENSATION COMMITTEE INTERLOCKS AND INSIDER PARTICIPATION
The members of the Compensation Committee during 2017 were Alfred Lumsdaine (Chair), Alan
Gardner and Lawrence Van Horn. In 2017, no member of the Compensation Committee was an officer
or employee of the Company or any of its subsidiaries or was formerly an officer of the Company or
any of its subsidiaries, and no member had any relationship requiring disclosure as a related person
transaction under applicable SEC regulations.
CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS
Policies and Procedures for Related Person Transactions
Our Audit Committee has adopted a written policy governing the approval of related party
transactions that complies with all applicable requirements of the SEC and the NYSE concerning
related party transactions. Under our policy, a related party transaction is a transaction between the
Company and a related party (including any transaction requiring disclosure under Item 404 of
Regulation S-K under the Exchange Act), other than transactions available to all employees generally
or involving less than $5,000 when aggregated with similar transactions. ‘‘Related parties’’ include (i) an
officer or director of the Company, (ii) a person who is an immediate family member of an officer or
director; (iii) an entity which is owned or controlled by an officer or director or an immediate family
member of an officer or director, or an entity in which an officer or director or an immediate family
member of an officer or director is deemed to have a substantial ownership interest or control of such
entity by virtue of such person owning more than 20% of such entity; and (iv) any person known to be
the beneficial owner of more than 5% of any class of the Company’s voting securities. Members of an
officer’s or director’s immediate family include such officer’s or director’s spouse, child, stepchild,
parent, stepparent, sibling, mother-in-law, father-in-law, son-in-law, daughter-in-law, brother-in-law or
sister-in-law and any other person sharing the household of such officer or director. For purposes of
this policy, officers will be defined as ‘‘executive officers’’ under applicable guidelines of the SEC.
Additionally, a ‘‘Related Party’’ may be a person or entity that proposes to enter into a transaction with
the Company if the Audit Committee finds that such transaction would require disclosure under
Item 404 of Regulation S-K.
Our related party transaction policy is administered by our Audit Committee. At each fiscal year’s
first regularly-scheduled Audit Committee meeting, management or the Corporate Governance
Committee, as applicable, will provide the Audit Committee with detailed information concerning all
related party transactions then known by management to be entered into or to be continued by the
Company for the fiscal year. Under the related party transactions policy, there is a general presumption
that a related party transaction with the Company will not be approved by the Audit Committee.
However, the Audit Committee may approve a related party transaction if: (i) the Audit Committee
finds that the transaction is on terms comparable to those that could be obtained in arm’s length
dealings with an unrelated third party; and (ii) the Audit Committee finds that it has been fully
apprised of all significant conflicts that may exist or otherwise arise on account of the transaction, and
it believes, nonetheless, that the Company is warranted entering into the related party transaction and
has developed an appropriate plan to manage the potential conflicts of interest. The Audit Committee
will consider each proposed related party transaction and may approve the Company’s entering into or
continuing such related party transaction if the transaction satisfies the guidelines set forth above.
Related Party Transactions
Pursuant to its authority and based on discussions with management and BDO USA, LLP, the
Audit Committee has determined that there have been no related party transactions requiring
disclosure under Item 404(a) of Regulation S-K.
30
Legal Proceedings
We are not aware of any current legal proceedings involving any of our directors, director
nominees, or executive officers and either the Company or any of its subsidiaries.
SECTION 16(a) BENEFICIAL OWNERSHIP REPORTING COMPLIANCE
Section 16(a) of the Exchange Act requires our executive officers and directors and persons who
own more than 10% of a registered class of our equity securities to file with the SEC and the NYSE
reports of ownership of our securities and changes in their ownership on Forms 3, 4 and 5. Executive
officers, directors and greater than 10% stockholders are required by SEC rules to furnish us with
copies of all Section 16(a) reports that they file.
Based solely upon a review of the reports on Forms 3 and 4 and amendments thereto furnished to
us in 2017 and Forms 5 and amendments thereto furnished to us with respect to 2017, or written
representations from reporting persons that no Form 5 filing was required, we believe that in 2017 our
executive officers, directors and greater than 10% owners timely filed all reports they were required to
file under Section 16(a) of the Exchange Act.
STOCKHOLDER PROPOSALS FOR THE 2019 ANNUAL MEETING
At the annual meeting each year, the Board of Directors submits to stockholders its nominees for
election as directors. In addition, the Board may submit other matters to the stockholders for action at
the annual meeting. Stockholders may also submit proposals for action at the annual meeting.
Stockholders interested in submitting a proposal for inclusion in our proxy materials for the 2019
annual meeting of stockholders may do so by following the procedures described in Rule 14a-8 of the
Exchange Act. If the 2019 annual meeting is held within 30 days of May 17, 2019, stockholder
proposals must be received by Timothy Wallace at 3326 Aspen Grove Drive, Suite 150, Franklin,
Tennessee, 37067, no later than 5:00 p.m., Eastern Time on December 3, 2018 in order for such
proposals to be considered for inclusion in the proxy statement and form of proxy relating to such
annual meeting.
Any stockholder proposals (including recommendations of nominees for election to the Board of
Directors) intended to be presented at the Company’s 2019 annual meeting of stockholders, other than
a stockholder proposal submitted pursuant to Exchange Act Rule 14a-8, must be received in writing at
our principal executive offices no earlier than on November 3, 2018, nor later than 5:00 p.m., Eastern
Time, on December 3, 2018, together with all supporting documentation required by our Bylaws. For
more complete information on these requirements, please refer to our Bylaws.
OTHER MATTERS
As of the date of this proxy statement, management does not know of any other matters to be
brought before the annual meeting other than those set forth herein. However, if any other matters are
properly brought before the annual meeting, the persons named in the enclosed form of proxy will have
discretionary authority to vote all proxies with respect to such matters in accordance with their best
judgment.
REGARDLESS OF THE NUMBER OF SHARES YOU OWN, YOUR VOTE IS IMPORTANT TO THE
COMPANY. PLEASE SUBMIT A PROXY BY INTERNET OR, IF YOU REQUEST WRITTEN PROXY
MATERIALS BY RETURNING A COMPLETED, SIGNED AND DATED PROXY CARD OR VOTING
INSTRUCTION FORM.
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AVAILABILITY OF ANNUAL REPORT ON FORM 10-K
Upon written request of any record holder or beneficial owner of shares entitled to vote at the
annual meeting, we will provide, without charge, a copy of our Annual Report on Form 10-K. Requests
should be mailed to W. Page Barnes, Corporate Secretary, 3326 Aspen Grove Drive, Suite 150,
Franklin, Tennessee 37067. You may also access our Annual Report on Form 10-K on the investor
relations webpage of our Internet website, http://investors.chct.reit.
By Order of the Board of Directors,
26MAR201820461048
Timothy Wallace
Chairman of the Board
April 2, 2018
32
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
(Mark One)
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 FOR THE FISCAL YEAR ENDED DECEMBER 31, 2017
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 FOR THE TRANSITION PERIOD FROM TO
Commission file number: 001-37401
OR
Community Healthcare Trust Incorporated
(Exact Name of Registrant as Specified in Its Charter)
Maryland
(State or Other Jurisdiction of
Incorporation or Organization)
46-5212033
(I.R.S. Employer
Identification No.)
3326 Aspen Grove Drive
Suite 150
Franklin, Tennessee 37067
(Address of Principal Executive Offices) (Zip Code)
(615) 771-3052
(Registrant’s Telephone Number, Including Area Code)
Securities Registered Pursuant to Section 12(b) of the Act:
Title of Each Class
Common stock, $0.01 par value per share
Name of Each Exchange on Which Registered
New York Stock Exchange
Securities Registered Pursuant to Section 12(g) of the Act:
None
(Title of Class)
__________________________________________________
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
Yes
No
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.
Yes
No
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required
to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes
No
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any,
every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this
chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such
files). Yes
No
K
-
0
1
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Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this
chapter) is not contained herein, and will not be contained, to the best of Registrant’s knowledge, in definitive proxy or
information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or
a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting
company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer
Accelerated filer
Non-accelerated filer
(Do not check if a
smaller reporting company)
Smaller reporting company
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition
period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the
Exchange Act.
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
Yes
No
The aggregate market value of the shares of common stock (based upon the closing price of these shares on the New
York Stock Exchange, Inc. on June 30, 2017) of the Registrant held by non-affiliates (for purposes of this calculation, all of
the Registrant's directors and executive officers are deemed affiliates of the Registrant) on June 30, 2017 was approximately
$317.1 million.
The Registrant had 18,179,799 shares of Common Stock, $0.01 par value per share, outstanding as of February 16,
2018.
________________________________
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant’s Definitive Proxy Statement relating to the Annual Meeting of Stockholders are incorporated
by reference into Part III of this Report. The Registrant expects to file its Definitive Proxy Statement with the Securities
and Exchange Commission within 120 days after December 31, 2017.
2
COMMUNITY HEALTHCARE TRUST INCORPORATED
FORM 10-K
December 31, 2017
TABLE OF CONTENTS
Part I
Item 1.
Business
Item 1A.
Risk Factors
Item 1B.
Unresolved Staff Comments
Item 2.
Item 3.
Item 4.
Part II
Item 5.
Item 6.
Item 7.
Properties
Legal Proceedings
Mine Safety Disclosures
Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of
Equity Securities
Selected Financial Data
Management’s Discussion and Analysis of Financial Condition and Results of Operations
Item 7A.
Quantitative and Qualitative Disclosures About Market Risk
Item 8.
Item 9.
Financial Statements and Supplementary Data
Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
Item 9A.
Controls and Procedures
Item 9B.
Other Information
Part III
Item 10.
Item 11.
Item 12.
Directors, Executive Officers and Corporate Governance
Executive Compensation
Security Ownership of Certain Beneficial Owners and Management and Related Stockholder
Matters
Item 13.
Certain Relationships and Related Transactions, and Director Independence
Item 14.
Principal Accountant Fees and Services
Part IV
Item 15.
Exhibits and Financial Statement Schedules
Item 16.
Form 10-K Summary
Signatures
3
Page
6
14
41
41
41
41
42
44
45
58
59
91
91
92
93
93
93
93
93
94
96
97
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CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS
We make statements in this Annual Report on Form 10-K that are forward-looking statements within the meaning of
the Private Securities Litigation Reform Act of 1995 (set forth in Section 27A of the Securities Act of 1933, as
amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the
“Exchange Act”)). All statements other than statements of historical facts may be forward-looking statements. In
particular, statements pertaining to our capital resources, property performance and results of operations contain
forward-looking statements. Likewise, all of our statements regarding anticipated growth in our funds from
operations and anticipated market conditions, demographics and results of operations are forward-looking
statements. When we use the words “may,” “should,” “could,” “would,” “predicts,” “potential,” “continue,”
“expects,” “anticipates,” “future,” “intends,” “plans,” “believes,” “estimates,” “seeks,” “assumes,” “projects,”
“forecast,” “goal” or similar expressions or their negatives, as well as statements in future tense, we intend to
identify forward-looking statements. You can also identify forward-looking statements by discussions of strategy,
plans or intentions.
Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as
predictions of future events. Forward-looking statements depend on assumptions, data or methods which may be
incorrect or imprecise and we may not be able to realize them. We do not guarantee that the transactions and events
described will happen as described (or that they will happen at all). The following factors, among others, could
cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking
statements:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
defaults on or non-renewal of leases by tenants;
adverse economic or real estate developments, either nationally or in the markets in which our
properties are located;
decreased rental rates or increased vacancy rates;
difficulties in identifying healthcare properties to acquire and completing acquisitions;
our ability to make distributions on our shares of stock;
our dependence upon key personnel whose continued service is not guaranteed;
our ability to identify, hire and retain highly qualified personnel in the future;
the degree and nature of our competition;
general economic conditions;
the availability, terms and deployment of debt and equity capital;
general volatility of the market price of our common stock;
changes in our business or strategy;
changes in governmental regulations, tax rates and similar matters;
new laws or regulations or changes in existing laws and regulations that may adversely affect the
healthcare industry;
•
trends or developments in the healthcare industry that may adversely affect our tenants;
4
•
•
•
•
•
•
•
•
•
•
•
•
•
•
competition for acquisition opportunities;
our failure to successfully develop, integrate and operate acquired properties and operations;
our ability to operate as a public company;
changes in accounting principles generally accepted in the United States of America (“GAAP”);
our failure to generate sufficient cash flows to service our outstanding indebtedness;
fluctuations in interest rates and increased operating costs;
our increased vulnerability economically due to the concentration of our investments in healthcare
properties;
a substantial portion of our revenue is derived from our largest tenants and thus, the bankruptcy,
insolvency or weakened financial position of any one of them could seriously harm our operating
results and financial condition;
geographic concentrations in Illinois, Ohio, and Florida causes us to be particularly exposed to
downturns in these local economies or other changes in local real estate market conditions;
lack of or insufficient amounts of insurance;
other factors affecting the real estate industry generally;
our failure to maintain our qualification as a real estate investment trust (“REIT”) for U.S. federal
income tax purposes;
limitations imposed on our business and our ability to satisfy complex rules in order for us to maintain
our status as a REIT for U.S. federal income tax purposes; and
changes in governmental regulations or interpretations thereof, such as real estate and zoning laws and
increases in real property tax rates and taxation of REITs.
While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. You
should not place undue reliance on any forward-looking statements, which speak only as of the date of this report.
We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in
underlying assumptions or factors, of new information, data or methods, future events or other changes after the date
of this prospectus, except as required by applicable law. For a further discussion of these and other factors that could
impact our future results, performance or transactions, see “Part I, Item 1A. Risk Factors."
Unless the context otherwise requires or indicates, references above or in this report to "we," "us," "our," "the
Company," "our Company," and "Community Healthcare Trust" refer to Community Healthcare Trust Incorporated,
a Maryland corporation organized to qualify as a REIT for U.S. federal income tax purposes, together with its
consolidated subsidiaries, including Community Healthcare OP, LP, a Delaware limited partnership, or our
"operating partnership" or our "OP," of which we are the sole general partner and own 100% of its interests.
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PART I.
ITEM 1. BUSINESS
We are a fully-integrated healthcare real estate company organized as a corporation in the State of Maryland on
March 28, 2014. We own and acquire real estate properties that are leased to hospitals, doctors, healthcare systems
or other healthcare service providers in our target submarkets. We conduct our business through an UPREIT
structure in which our properties are owned by our operating partnership, either directly or through subsidiaries. We
are the sole general partner of our operating partnership, owning 100% of the OP units.
Real Estate Investments
As of December 31, 2017, we had investments of approximately $399.1 million in 86 real estate properties,
including a mortgage note, located in 26 states, totaling over 2.0 million square feet in the aggregate. The real estate
properties were approximately 91.7% leased at December 31, 2017 with a weighted average remaining lease term of
approximately 7.4 years. The Company's real estate investments by geographic area are detailed in Note 2 to the
Consolidated Financial Statements. The following table details the Company's real estate investments at December
31, 2017.
(Dollars in thousands)
Medical office buildings
Physician clinics
Surgical centers and hospitals
Specialty centers
Behavioral facilities
Corporate property
Total owned properties
Mortgage note receivable
Total real estate investments
Number of
Properties
Gross
Investment
32 $
143,225
17
13
17
6
85
—
85
1
86 $
49,138
80,265
51,725
62,010
386,363
2,123
388,486
10,633
399,119
Our investments in healthcare real estate, including mortgages and other loans, are considered a single reportable
segment as further discussed in Note 1 of Item 8 in this Annual Report on Form 10-K setting forth the required
financial information.
Customer Concentrations
Our real estate portfolio is leased to a diverse tenant base. For the year ended December 31, 2017, none of our
tenants individually accounted for 10% or more of our consolidated revenues. We have no control over the success
or failure of our tenants' businesses and, at any time, any of our tenants may experience a downturn in its business
that may weaken its financial condition.
Geographic Concentrations
The Company's portfolio is currently located in 26 states with approximately 36.5% of our consolidated revenues for
the year ended December 31, 2017 derived from properties located in Illinois (13.5%), Ohio (12.2%), and Florida
(10.8%). Such geographic concentrations could expose the Company to certain downturns in the economics of those
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states or other changes in the such states' respective real estate market conditions. Any material change in the current
payment programs or regulatory, economic, environmental or competitive conditions in any of these areas could
have an effect on our overall business results. In the event of negative economic or other changes in any of these
markets, our business, financial condition and results of operations, our ability to make distributions to our
shareholders and the trading price of our common shares may be adversely affected. See each of the discussions
under Item 1A, "Risk Factors," under the captions "Adverse economic or other conditions in the geographic markets
in which we conduct business could negatively affect our occupancy levels and rental rates and have a material
adverse effect on our operating results," and "A large percentage of our properties are located in Illinois, Ohio, and
Florida, and changes in these markets may materially adversely affect us."
Competitive Strengths
We believe our management team's significant healthcare, real estate and public REIT management experience
distinguishes us from other REITs and real estate operators, both public and private. Specifically, our Company's
competitive strengths include, among others:
•
Strong, Diversified Portfolio. Our focus is on investing in properties where we can develop strategic
alliances with financially sound healthcare providers that offer need-based healthcare services in our target
markets. Our tenant base includes many nationally recognized healthcare providers (or their affiliates) and
our property portfolio has significant diversification with respect to healthcare provider, industry segment,
and facility type.
• Attractive and Disciplined Investment Focus. We focus on healthcare facilities in our target submarkets
which are off-market or lightly marketed transactions at purchase prices generally between $2 million and
$25 million. We believe there is significantly less competition from existing REITs and institutional buyers
for assets in these target submarkets than for comparable urban assets, thereby increasing the potential for
more attractive risk-adjusted returns. In addition, we believe that healthcare-related real estate rents and
valuations are less susceptible to changes in the general economy than many other types of commercial real
estate due to favorable demographic trends and the need-based rise in healthcare expenditures, even during
economic downturns.
• Extensive Relationships with Healthcare Providers, Intermediaries and Property Owners. We believe that
our management team has a strong reputation among, and a deep understanding of the real estate needs of,
healthcare providers in our target submarkets. In addition, we have strategic relationships which we believe
gives us the ability to meet the needs of healthcare providers by structuring transactions that are mutually
advantageous to sellers, our tenants and us. We believe this ability has, and will continue to, lead to
strategic acquisition opportunities, which will, in turn, produce attractive risk-adjusted returns. None of our
properties to date were acquired pursuant to "calls for offers" or other auction style bidding situations. We
believe our relationships provide us with additional off-market or lightly marketed acquisition
opportunities, thus providing us the opportunity to continue to purchase assets outside a competitive
bidding process.
• Experienced Management Team. Each of the members of our executive management team has between 25
and 35 years of healthcare, real estate and/or public REIT management experience. Led by Timothy G.
Wallace, our Chairman, Chief Executive Officer and President, W. Page Barnes, our Executive Vice
President and Chief Financial Officer, and Leigh Ann Stach, our Vice President-Financial Reporting and
Chief Accounting Officer, our management team has significant experience in acquiring, owning, operating
and managing healthcare facilities and providing full service real estate solutions for the healthcare
industry. Prior to founding our company, Mr. Wallace was a co-founder and Executive Vice President of
Healthcare Realty Trust (NYSE: HR). Between the initial public offering of HR in 1993 and his departure
from HR in 2002, Mr. Wallace was integral in helping to grow HR to over $2 billion in assets. Mr. Barnes
has held executive positions with acute care and behavioral hospital companies and directed healthcare
lending for AmSouth Bank. Ms. Stach has experience in public healthcare REIT accounting and financial
reporting.
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• Growth Oriented Capital Structure. At December 31, 2017, we had $34.0 million outstanding on our
revolving credit facility and had $60.0 million outstanding on our term loans under our second amended
and restated Credit Agreement (collectively, our "Credit Facility") with a 24.8% debt-to-book capitalization
ratio. In the future, in addition to equity and debt issuances, we may also use OP units of our operating
partnership as currency to acquire additional properties from owners seeking to defer their potential taxable
gain and diversify their holdings. We believe that the borrowing capacity under our Credit Facility,
combined with our ability to use OP units as acquisition currency, provides us with significant financial
flexibility to make opportunistic investments and fund future growth.
•
Significant Alignment of Interests. We have structured the compensation of our board and management
team to closely align their interests with the interests of our stockholders. The Company's named executive
officers have elected to take 100% of their total compensation in restricted stock since the Company's
initial public offering, or IPO, in May 2015, subject to an eight-year cliff-vesting period. The Company's
board of directors and non-executive management team have collectively elected to take 86%, 79% and
100%, respectively, of their total compensation in restricted stock for 2017, 2016 and 2015, subject to cliff-
vesting periods of three to eight years. We believe that paying our board and management team with
restricted stock that is subject to long-term cliff-vesting periods effectively aligns the interests of our board
and management with those of our stockholders, creating significant incentives to maximize returns for our
stockholders. In addition, concurrently with the completion of our IPO in May 2015, Mr. Wallace
purchased $2,000,000 in shares of our common stock and certain of our officers and directors purchased an
aggregate of $350,000 in shares of our common stock in concurrent private placements in each case at a
price per share equal to the price of the shares sold in the IPO. Further, Mr. Wallace has purchased 178,213
shares of our common stock under 10b5-1 plans that he had in place since 2016, which we believe further
aligns management's interests with our stockholders. Finally, we have adopted, and each officer and
director has met, stock ownership guidelines that require our officers and directors to continuously own an
amount of our common stock based on a multiple of such officer's annual base salary or such director's
annual retainer, as applicable.
Business Objective
Our principal business objective is to provide attractive risk-adjusted returns to our stockholders through a
combination of (i) sustainable and increasing rental income and cash flow that generates reliable, increasing
dividends and (ii) potential long-term appreciation in the value of our properties and common stock. Our primary
strategies to achieve our business objective are to invest in, own and proactively manage a diversified portfolio of
healthcare properties, which we believe will drive reliable, increasing rental revenue and cash flow.
Growth Strategy
We intend to continue to grow our portfolio of healthcare properties primarily through acquisitions of healthcare
facilities in our target submarkets that provide stable revenue growth and predictable long-term cash flows. We
generally focus on individual acquisition opportunities between $5 million and $25 million in off-market or lightly
marketed transactions and do not intend to participate in competitive bidding or auctions of properties. We believe
that there are abundant opportunities to acquire attractive healthcare properties in our target markets either from
third-party owners of existing healthcare facilities or directly with healthcare providers through sale-leaseback
transactions. We believe there is significantly less competition from existing REITs and institutional buyers for
assets in these target submarkets than for comparable urban assets, thereby increasing the potential for attractive
risk-adjusted returns. Furthermore, we may acquire healthcare properties on a non-cash basis in a tax efficient
manner through the issuance of OP units as consideration for the transaction.
We intend for our investment portfolio to be diversified among healthcare facility type and segments such as
medical office buildings, physician clinics, ambulatory surgery centers, behavioral facilities, dialysis clinics,
oncology centers, acute care hospitals, assisted living facilities, post-acute care hospitals, skilled nursing facilities,
and specialty hospitals, as well as being diverse both geographically and with respect to our tenant base. We seek to
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invest in properties where we can develop strategic alliances with financially-sound healthcare providers that offer
need-based healthcare services in our target markets.
In connection with our review and consideration of healthcare real estate acquisition opportunities, we generally
take into account a variety of considerations, including but not limited to:
• whether the property will be leased to a financially-sound healthcare tenant;
•
•
•
•
•
•
•
•
•
the historical performance of the market and its future prospects;
property location, with an emphasis on proximity to a population base;
demand for healthcare related services and facilities;
current and future supply of competing properties;
occupancy and rental rates in the market;
population density and growth potential;
anticipated capital expenditures;
anticipated future acquisition opportunities; and
existing and potential competition from other healthcare real estate owners and tenants.
We currently have no intention to invest in companies that provide healthcare services structured to comply with the
REIT Investment Diversification and Empowerment Act of 2007, or RIDEA.
We operate so as to maintain our status as a REIT for federal income tax purposes. As a REIT, we are not subject to
corporate federal income tax with respect to taxable income distributed to our stockholders. We have also elected
one subsidiary to be treated as a taxable REIT subsidiary ("TRS"), which is subject to federal and state income
taxes.
Tax Status
We have qualified as a REIT for U.S. federal income tax purposes since 2015, the year we began operations, and we
expect that we will remain qualified as a REIT for U.S. federal income tax purposes for the year ending December
31, 2018. Our qualification as a REIT depends upon our ability to meet, on a continuing basis, through actual
investment and operating results, various complex requirements under the Internal Revenue Code of 1986, as
amended, or the Code, relating to, among other things, the sources of our gross income, the composition and values
of our assets, our distribution levels and the diversity of ownership of our capital stock. We believe that we are
organized in conformity with the requirements for qualification as a REIT under the Code and that our manner of
operations will enable us to continue to meet the requirements for qualification and taxation as a REIT for U.S.
federal income tax purposes for the year ending December 31, 2018.
As a REIT, we generally will not be subject to U.S. federal income tax on our taxable income that we distribute
currently to our stockholders. Under the Code, REITs are subject to numerous organizational and operational
requirements, including a requirement that they distribute on an annual basis at least 90% of their REIT taxable
income, determined without regard to the deduction for dividends paid and excluding any net capital gains. If we fail
to qualify for taxation as a REIT in any taxable year and do not qualify for certain statutory relief provisions, our
income for that year will be subject to tax at regular corporate rates, and we would be disqualified from taxation as a
REIT for the four taxable years following the year during which we ceased to qualify as a REIT. Even if we qualify
as a REIT for U.S. federal income tax purposes, we may still be subject to state and local taxes on our income and
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assets and to U.S. federal income and excise taxes on our undistributed income. Additionally, any income earned by
Community Healthcare Trust Services, Inc., our TRS, and any other TRSs that we form or acquire in the future will
be fully subject to U.S. federal, state and local corporate income tax. See Government Regulation and Legislative
Developments below for a discussion of the Patient Protection and Affordable Care Act and the Health Care and
Education Reconciliation Act of 2010 (collectively, the “Affordable Care Act”) and Note 15 to the Consolidated
Financial Statements for a discussion of The Tax Cuts and Jobs Act ("TCJA"), enacted on December 22, 2017,
which reduced the US federal corporate tax rate from 35% to 21% effective January 1, 2018.
Government Regulation
Our healthcare tenants and their operators are subject to extensive federal, state and local government legislation and
regulation. Federal laws, including but not limited to the Affordable Care Act; laws intended to combat fraud and
waste such as the Anti-Kickback Statute, Stark Law, False Claims Act; Medicare and Medicaid laws and regulations;
and the Health Insurance Portability and Accountability Act of 1996 may limit our tenants operational flexibility and
compensation arrangements. Many states have analogous laws which may be broader than their federal counterparts,
including state licensure laws, privacy rules, and Medicaid requirements. Compliance with these regulatory
requirements can increase operating costs and, thereby, adversely affect the financial viability of our tenants’
businesses. Our tenants’ failure to comply with these laws and regulations could adversely affect their ability to
successfully operate our properties, which could negatively impact their ability to satisfy their contractual
obligations to us. As a landlord, we intend for all of our business activities and operations to conform in all material
respects with all applicable laws and regulations, including healthcare laws and regulations. Our leases require the
tenants and operators to comply with all applicable laws, including healthcare laws. However, we do not have any
ability to audit nor do we independently verify such information.
These laws subject tenant healthcare facilities and practices to requirements related to reimbursement, licensing and
certification policies, ownership of facilities, addition or expansion of facilities and services, pricing and billing for
services, compliance obligations (including those governing the security, use and disclosure of confidential patient
information) and fraud and abuse laws. These laws and regulations are wide-ranging and complex, may vary or
overlap from jurisdiction to jurisdiction, and are subject frequently to change. Healthcare facilities may also be
affected by changes in accreditation standards or in the procedures of the accrediting agencies that are recognized by
governments in the certification process. In addition, expansion (including the addition of new beds or services or
the acquisition of medical equipment) and occasionally the discontinuation of services of healthcare facilities may
be subject to state regulatory approval through certificate of need programs. This may impact the ability of our
tenants to expand their businesses. Different tenants may be more or less subject to certain types of regulation, some
of which are specific to the type of facility or provider. We cannot predict the degree to which these changes, or
changes to the federal healthcare programs in general, may affect the economic performance of some or all of our
tenants, positively or negatively. We expect healthcare providers to continue to adjust to new operating and
reimbursement challenges, as they have in the past, by increasing operating efficiency and modifying their strategies
to profitably grow operations.
There are various state and federal laws that may apply to investors including U.S. federal and state anti-kickback
and fee-splitting statutes, which limit physician referrals to entities in which the physician has a financial
relationship. States vary in the types of entities, if any, that their laws cover. Investment interests in those facilities
may, in certain instances, prohibit referrals to the entity by physician investors. Physician investors may also face
disciplinary action from licensure boards for referrals to entities in which the physician has an investment interest.
Some states require disclosure of the financial relationship before referral by any physician investors, while others
prohibit referrals entirely. These state laws and regulations may be broader than their federal counterparts and are the
subject of state enforcement. Many state laws contain exemptions for investments in publicly traded companies
provided certain requirements are met. These exemption requirements may include listing on a national stock
exchange or maintaining a minimum asset value. Meeting some of these requirements may be dependent on market
forces or otherwise outside our control.
Changes in laws and regulations, reimbursement enforcement activity and regulatory non-compliance by our tenants
and operators can all have a significant effect on their operations and financial condition, which in turn may
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adversely impact us, as detailed below and set forth under Item 1A, “Risk Factors,” under the caption “The
healthcare industry is heavily regulated and new laws or regulations, changes to existing laws or regulations,
changes to reimbursement models or structure, loss of licensure or failure to obtain licensure could adversely impact
our company and result in the inability of our tenants to make rent payments to us.” We highlight below several of
the more complex laws; however this is an overview, as the complexities of the laws impacting tenants are varied
and extensive.
The Affordable Care Act has continued to change how healthcare services are covered, delivered and reimbursed.
The Affordable Care Act includes payment reform provisions intended to drive Medicare towards more value-based
purchasing which, in turn, increases accountability for healthcare providers for the quality and costs of the
healthcare services they provide. While more individuals now carry healthcare coverage as a result of the Affordable
Care Act, the full effects of the changes to reimbursement models for both public and commercial coverage continue
to evolve. Each kind of healthcare provider tenant has a different and complex set of laws related to reimbursement
and reimbursement models, which may affect the tenant’s ability to collect revenues and meet the terms of their
leases. Such varying reimbursement models and laws impact each kind of provider as well as the healthcare system
as a whole. For example, for physicians, the Centers for Medicare and Medicaid Services sets an annual Medicare
Sustainable Growth Rate and updates a related physician fee schedule to control spending by Medicare on physician
services. The implementation of this physician fee schedule can be suspended or adjusted by Congress, as has been
done regularly in the past. In addition, for ambulatory service centers, the Affordable Care Act introduced provisions
that reduce the annual inflation update for payment rates by a “productivity adjustment,” which may result in a
decrease in Medicare payment rates for the same procedures in a given year compared to the prior year. Other
changes brought about by the Affordable Care Act could negatively impact reimbursement for any one of the kind of
provider tenants as outlined below.
The Affordable Care Act also altered reimbursement from private insurers and managed care organizations.
Networks continue to readjust, and all providers must ensure adequate market share in their respective areas to
remain in the network created by many of the managed care organizations. Under the Affordable Care Act prior to
the Trump Administration, individuals were required to obtain coverage or pay a penalty resulting in millions of
more Americans obtaining coverage, usually through the healthcare exchanges (called the Marketplace) established
to provide coverage in each state. The Trump Administration and Congress have removed this mandate beginning in
2019, and it is not known what effect the mandate's elimination will have on coverage rates. It is unclear at this time
how the Marketplace coverage will impact each state and locale, or how that will differ with the elimination of the
mandate. The Trump Administration has suggested that it plans to seek to repeal all or portions of the Affordable
Care Act and replace the current legislation with new legislation. There is continued uncertainty with respect to the
impact the Trump Administration may have, and it could impact coverage and reimbursement for healthcare items
and services covered by plans that were authorized by the Affordable Care Act. However, we cannot predict the
ultimate content, timing or effect of any healthcare reform legislation or the impact of potential legislation on us
and/or our tenants.
Section 603 of the Bipartisan Budget Act of 2015 lowered Medicare rates, effective January 1, 2017, for services
provided in off-campus, provider-based outpatient departments, to the same level of rates for physician-office
settings. Section 603 does not apply to facilities that billed at the lower Medicare rates on or before November 2,
2015 (the "grandfather clause") or that had a binding written agreement in place for the construction of the off-
campus site before November 2, 2015 (the "mid-build exemption"). Section 603 reflects movement by the Congress
and the Center for Medicare and Medicaid Services toward “site-neutral" reimbursement” where Medicare rates
across different facility-type settings are equalized. While changes such as Section 603 are expected to lower overall
Medicare spending, our medical office buildings located on hospital campuses could become more valuable as
hospital tenants keep their higher Medicare rates for on-campus outpatient services. However, we cannot predict the
amount of benefit from these measures or if current and future federal budget negotiations will ultimately require
similar site neutral changes in Medicare reimbursement rates for services provided in other facility-type settings.
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Legislative Developments
Each year, legislative proposals for health policy are introduced in Congress and state legislatures, and regulatory
changes are enacted by government agencies. These proposals, individually or in the aggregate, could significantly
change the delivery of healthcare services, either nationally or at the state level, if implemented. Examples of
significant legislation currently under consideration, recently enacted or in the process of implementation, include:
•
•
•
•
•
•
•
•
the Affordable Care Act and proposed amendments and repeal measures and related actions at the federal
and state level;
the repeal of a portion of the Affordable Care Act (effective in 2019) for the mandate that all individual's
purchase health insurance or pay a tax penalty;
quality control, cost containment, and payment system reforms for Medicaid, Medicare and other public
funding, such as expansion of pay-for-performance criteria and value-based purchasing programs, bundled
provider payments, accountable care organizations, increased patient cost-sharing, geographic payment
variations, comparative effectiveness research, and lower payments for hospital readmissions;
implementation of health insurance exchanges and regulations governing their operation, whether run by
the state or by the federal government, whereby individuals and small businesses purchase health
insurance, including government-funded plans, many assisted by federal subsidies that are under ongoing
legal challenges;
equalization of Medicare payment rates across different facility-type settings (i.e.; the Bipartisan Budget
Act of 2015, Section 603, lowered Medicare payment rates, effective January 1, 2017, for services provided
in off-campus, provider-based outpatient departments to the same level of rates for physician-office settings
for those facilities not grandfathered-in under the current Medicare rates as of the law’s date of enactment,
November 2, 2015);
the continued adoption by providers of federal standards for, and the associated audits of, the meaningful-
use of electronic health records and the transition to ICD-10 coding;
a continuing trend of provider consolidation and associated anti-trust scrutiny; and
tax law changes affecting non-profit providers, including the 2017 act's effect on charitable contributions.
Environmental Matters
As an owner of real estate, we are subject to various federal, state and local environmental laws, regulations and
ordinances and also could be liable to third parties as a result of environmental contamination or noncompliance at
our properties even if we no longer own such properties. See the discussion under Item 1A, “Risk Factors,” under
the caption “Environmental compliance costs and liabilities associated with owning and leasing our properties may
affect our results of operations.”
Competition
We compete with many other entities engaged in real estate investment activities for acquisitions of healthcare
properties, including national, regional and local operators, acquirers and developers of healthcare-related real estate
properties. The competition for healthcare-related real estate properties may significantly increase the price that we
must pay for healthcare properties or other assets that we seek to acquire, and our competitors may succeed in
acquiring those properties or assets themselves. In addition, our potential acquisition targets may find our
competitors to be more attractive because they may have greater resources, may be willing to pay more for the
properties or may have a more compatible operating philosophy. In particular, larger REITs that target healthcare
properties may enjoy significant competitive advantages that result from, among other things, a lower cost of capital,
12
enhanced operating efficiencies, more personnel and market penetration and familiarity with markets. In addition,
the number of entities and the amount of funds competing for suitable investment properties may increase. Increased
competition would result in increased demand for the same assets and therefore increase prices paid for them. Those
higher prices for healthcare properties or other assets may adversely affect our returns from our investments.
Insurance
We carry comprehensive liability insurance and property insurance covering our properties. In addition, tenants
under long-term single-tenant net leases are required to carry property insurance covering our interest in the
buildings.
Employees
At December 31, 2017, we employed 16 people. The employees are not members of any labor union, and we
consider our relations with our employees to be excellent.
Seasonality
Our business has not been, and we do not expect it to become subject to, material seasonal fluctuations.
Available Information
The Company makes available to the public free of charge through its internet website the Company’s Definitive
Proxy Statement, Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K,
and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act
of 1934, as amended, as soon as reasonably practicable after the Company electronically files such reports with, or
furnishes such reports to, the Securities and Exchange Commission ("SEC"). The Company’s internet website
address is www.chct.reit.
The public may read and copy any materials that the Company files with the SEC at the SEC’s Public Reference
Room located at 100 F Street, NE, Washington, DC 20549. The public may obtain information on the operation of
the Public Reference Room by calling the SEC at 1-800-SEC-0330. The SEC also maintains electronic versions of
the Company’s reports on its website at www.sec.gov.
Corporate Governance Guidelines
The Company has adopted Corporate Governance Guidelines relating to the conduct and operations of the Board of
Directors. The Corporate Governance Guidelines are posted on the Company’s website (www.chct.reit) and are
available in print to any stockholder who requests a copy.
Committee Charters
The Board of Directors has an Audit Committee, Compensation Committee and Corporate Governance Committee.
The Board of Directors has adopted written charters for each committee which are posted on the Company’s website
(www.chct.reit) and are available in print to any stockholder who requests a copy.
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Executive Officers
Information regarding the executive officers of the Company is set forth in Part III, Item 10 of this report and is
incorporated herein by reference.
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ITEM 1A. RISK FACTORS
Risks Related to Our Business
We are recently formed and have a very limited operating history; therefore there is no assurance that we will be
able to successfully operate our business as a publicly traded company or generate sufficient cash flows to make
or sustain distributions to our stockholders.
We commenced operations on May 27, 2015 and have a very limited operating history. We are subject to all of the
business risks and uncertainties associated with any new business, including the risk that we will not achieve our
investment objectives as described in this report and that the value of your investment could decline substantially.
Our financial condition and results of operations will depend on many factors, including the availability of
acquisition opportunities, readily accessible short- and long-term financing, conditions in the financial markets and
economic conditions generally. There can be no assurance that we will be able to generate sufficient cash flow over
time to pay our operating expenses and make distributions to stockholders. If we fail to successfully operate our
business, implement our investment strategy or generate sufficient revenue to make or sustain distributions to
stockholders, the value of your investment could decline significantly or you could lose all or a portion of your
investment.
Our real estate investments are concentrated in healthcare properties, making us more vulnerable economically
than if our investments were diversified in other segments of the economy.
We acquire, own, manage, operate and selectively develop properties for lease primarily to physicians and
healthcare delivery systems. We are subject to risks inherent in concentrating investments in real estate, and the risks
resulting from a lack of diversification is even greater as a result of our business strategy to concentrate our
investments in the healthcare sector. Any adverse effects that result from these risks could be more pronounced than
if we diversified our investments outside of healthcare properties. Given our concentration in this sector, our tenant
base is especially concentrated and dependent upon the healthcare industry generally, and any industry downturn
could adversely affect the ability of our tenants to make lease payments and our ability to maintain current rental and
occupancy rates. Our tenant mix could become even more concentrated if a significant portion of our tenants
practice in a particular medical field or are reliant upon a particular healthcare delivery system. Accordingly, a
downturn in the healthcare industry generally, or in the healthcare related facility specifically, could adversely affect
our business, financial condition and results of operations, our ability to make distributions to our shareholders and
the market price of our common shares.
We may be unable to source off-market or lightly marketed deal flow in the future, which may have a material
adverse effect on our growth.
A key component of our investment strategy is to acquire additional healthcare properties in off-market or lightly
marketed transactions, relying on our officers’ relationships with healthcare providers and real estate brokers. We
seek to acquire properties before they are widely marketed by real estate brokers. As we expect to compete with
many national, regional and local acquirers of healthcare properties, properties that are acquired in off-market or
lightly marketed transactions are typically more attractive to us as a purchaser because of the absence of a formal
sales process, which could lead to higher prices. In the formal sales process, our potential acquisition targets may
find our competitors to be more attractive because they may have greater resources, may be willing to pay more for
the properties or may have a more compatible operating philosophy. In particular, larger REITs, including publicly
traded and privately held REITs, private equity investors or institutions investment funds who are targeting
healthcare properties may enjoy significant competitive advantages that result from, among other things, a lower
cost of capital, enhanced operating efficiencies, more risk tolerance, more personnel and market penetration and
familiarity with markets. As such, if we do not have access to off-market or lightly marketed deal flow in the future,
our ability to locate and acquire additional properties in our target submarkets at attractive prices could be materially
and adversely affected, which could materially impede our growth, and, as a result, adversely affect our operating
results.
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Our business could be harmed if key personnel terminate their employment with us or if we are unsuccessful in
integrating new personnel into our operations.
Our success depends, to a significant extent, on the continued services of Mr. Timothy G. Wallace, our Chairman,
Chief Executive Officer and President, Mr. W. Page Barnes, our Executive Vice President and Chief Financial
Officer, and Ms. Leigh Ann Stach, our Vice President of Financial Reporting and Chief Accounting Officer. Each
executive officer has significant experience in the healthcare and/or real estate industry and have all developed
significant relationships with various healthcare providers and real estate brokers throughout the United States. Our
ability to continue to acquire and develop healthcare properties in off market or lightly marketed transactions
depends upon the significant relationships that our senior management team has developed over many years.
Although we have entered into employment agreements with Messrs. Wallace and Barnes and Ms. Stach, we cannot
provide any assurance that any of them will remain employed by us. Our ability to retain our executive officers, or
to attract suitable replacements should any member of the senior management team leave, is dependent on the
competitive nature of the employment market. The loss of services of, or the failure to successfully integrate one or
more new members of, our senior management team could adversely affect our business and our prospects.
We may be unable to complete any pending acquisitions, which would adversely affect our ability to make
distributions to our stockholders and could have a material adverse impact on our results of operations, earnings
and cash flow.
We cannot assure you that we will complete any pending acquisitions on the terms described in this report or other
reports the Company may file or furnish in future SEC filings, because these transactions are subject to a variety of
conditions, including, in the case of properties under contract, the execution of a mutually agreed-upon lease
between us and the proposed tenant, our satisfactory completion of due diligence and the satisfaction of customary
closing conditions. These transactions, whether or not successful, require substantial time and attention from
management. Furthermore, the pending acquisitions require significant expense, including expenses for due
diligence, legal and accounting fees and other costs. If we are unable to complete the acquisitions of any potential
acquisitions, we would still incur the costs associated with pursuing those investments, but would not generate the
revenues and net operating income that we currently anticipate, which would adversely affect our ability to make
distributions to our stockholders and could have a material adverse impact on our financial condition, results of
operations and the market price of our common shares.
We may be unable to successfully acquire properties and expand our operations into new or existing target
submarkets.
A component of our strategy is to pursue acquisitions of properties in new and existing target submarkets. These
acquisitions could divert our officers’ attention from other pending and/or potential acquisitions, and we may be
unable to retain key employees or attract highly qualified new employees in those markets. In addition, we may not
possess familiarity with the dynamics and prevailing conditions of any new target submarkets, which could
adversely affect our ability to successfully expand into or operate within those markets. For example, new target
submarkets may have different insurance practices, reimbursement rates and local real estate zoning regulations than
those with which we are familiar. We may find ourselves more dependent on third parties in new target submarkets
because our physical distance could hinder our ability to directly and efficiently manage and otherwise monitor new
properties in new target submarkets. In addition, our expansion into new target submarkets could result in
unexpected costs or delays as well as lower occupancy rates and other adverse consequences. We may not be
successful in identifying suitable properties or other assets that meet our acquisition criteria or in consummating
acquisitions on satisfactory terms or at all for a number of reasons, including, among other things, significant
competition from other prospective purchasers in new target submarkets, unsatisfactory results of our due diligence
investigations, failure to obtain financing for the acquisition on favorable terms or at all, and our misjudgment of the
value of the opportunities. We may also be unable to successfully integrate the operations of acquired properties,
maintain consistent standards, controls, policies and procedures, or realize the anticipated benefits of the acquisitions
within the anticipated timeframe or at all. If we are unsuccessful in expanding into new or our existing target
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submarkets, it could materially and adversely affect our business, financial condition and results of operations, our
ability to make distributions to our stockholders and the market price of our common stock.
The bankruptcy, insolvency or weakened financial position of our tenants, and particularly our largest tenants,
could materially and adversely affect our operating results and financial condition.
We receive substantially all of our revenue from rent payments from tenants under leases of space in our healthcare
properties. We have no control over the success or failure of our tenants’ businesses and, at any time, any of our
tenants may experience a downturn in its business that may weaken its financial condition. Additionally, private or
governmental payers may lower the reimbursement rates paid to our tenants for their healthcare services. For
example, the Affordable Care Act provides for significant reductions to Medicare and Medicaid payments. As a
result, our tenants may delay lease commencement or renewal, fail to make rent payments when due or declare
bankruptcy. Any leasing delays, tenant failures to make rent payments when due or tenant bankruptcies could result
in the termination of the tenant’s lease and, particularly in the case of a large tenant, or a significant number of
tenants, may have a material adverse effect on our business, financial condition and results of operations, our ability
to make distributions to our stockholders and the market price of our common stock. In addition, to the extent a
tenant vacates specialized space in one of our properties (such as imaging space, ambulatory surgical space, or
inpatient hospital space), re-leasing the vacated space could be more difficult than re-leasing less specialized office
space, as there are fewer users for such specialized healthcare space in a typical market than for more traditional
office space.
Any bankruptcy filings by or relating to one of our tenants could bar all efforts by us to collect pre-bankruptcy debts
from that tenant or seize its property, unless we receive an order permitting us to do so from a bankruptcy court,
which we may be unable to obtain. A tenant bankruptcy could also delay our efforts to collect past due balances
under the relevant leases and could ultimately preclude full collection of these sums. Furthermore, if a tenant rejects
the lease while in bankruptcy, we would have only a general unsecured claim for pre-petition damages. Any
unsecured claim that we hold may be paid only to the extent that funds are available and only in the same percentage
as is paid to all other holders of unsecured claims. It is possible that we may recover substantially less than the full
value of any unsecured claims that we hold, if any, which may have a material adverse effect on our business,
financial condition and results of operations, our ability to make distributions to our stockholders and the market
price of our common stock. Furthermore, dealing with a tenant bankruptcy or other default may divert
management’s attention and cause us to incur substantial legal and other costs, which could adversely affect our
ability to execute our business strategies, financial condition, and results of operations, as well as our ability to make
distributions to our stockholders and the market price of our common stock. See Note 5 to the Consolidated
Financial Statements regarding the bankruptcy filed by one of the Company's borrowers.
We may have difficulty finding suitable replacement tenants in the event of a tenant default or non-renewal of
our leases, especially for our properties located in smaller markets.
We cannot predict whether our tenants will renew existing leases beyond their current terms. We currently have 31
leases scheduled to expire in 2018 and 32 leases scheduled to expire in 2019, which represent 9.1% and 10.7% of
our total annualized lease revenue, respectively, as of December 31, 2017. If any of our leases are not renewed, or
are terminated prior to the contractual expiration date, we would attempt to lease those properties to another tenant
at then-current market rates. However, following expiration of a lease term or if we exercise our right to replace a
tenant in default, rental payments on the related properties could decline or cease altogether while we reposition the
properties with a suitable replacement tenant. As such, we may be required to fund certain expenses and obligations
(e.g., real estate taxes, debt costs and maintenance expenses) to preserve the value of, and avoid the imposition of
liens on, our properties while they are being repositioned. Furthermore, our ability to reposition our properties with a
suitable tenant could be significantly delayed or limited by state licensing, receivership, certificate of need, or CON,
or other laws, as well as by the Medicare and Medicaid change-of-ownership rules. We could also incur substantial
additional expenses in connection with any licensing, receivership or change-of-ownership proceedings. In addition,
our ability to locate suitable replacement tenants could be impaired by the specialized healthcare uses or contractual
restrictions on use of the properties, and we may be required to spend substantial amounts to adapt the properties to
other uses. Any such delays, limitations and expenses could adversely impact our ability to collect rent, obtain
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possession of leased properties or otherwise exercise remedies for tenant default and could have a material adverse
effect on our business, financial condition and results of operations, our ability to make distributions to our
stockholders and the market price of our common stock.
All of these risks may be greater in the target submarkets on which we focus, where there may be fewer potential
replacement tenants, making it more difficult to replace tenants, especially for specialized space, like hospital or
outpatient treatment facilities located in our properties, and could have a material adverse effect on our business,
financial condition and results of operations, our ability to make distributions to our stockholders and the market
price of our common stock.
Adverse economic or other conditions in the geographic markets in which we conduct business could negatively
affect our occupancy levels and rental rates and have a material adverse effect on our operating results.
Our operating results depend upon our ability to maintain and improve the anticipated occupancy levels and rental
rates at our properties. Adverse economic or other conditions in the geographic markets in which we operate,
including periods of economic slowdown or recession, industry slowdowns, periods of deflation, relocation of
businesses, changing demographics, water pollution, earthquakes and other natural disasters, fires, terrorist acts,
civil disturbances or acts of war and other man-made disasters which may result in uninsured or underinsured losses,
and changes in tax, real estate, zoning and other laws and regulations, may lower our occupancy levels and limit our
ability to increase rents or require us to offer rental concessions. The failure of our properties to generate revenues
sufficient to meet our cash requirements, including operating and other expenses, debt service and capital
expenditures, may have an adverse effect on our business, financial condition and results of operations, our ability to
make distributions to our stockholders and the market price of our common stock.
A large percentage of our properties are located in Illinois, Ohio, and Florida, and changes in these markets may
materially adversely affect us.
Of our investments in 86 properties, the properties located in Illinois, Ohio, and Florida provide, in the aggregate,
approximately 36.5% of our revenues for the year ended December 31, 2017. As a result of this geographic
concentration, we are particularly exposed to downturns in the economies of those states or other changes in such
states’ respective real estate market conditions. Any material change in the current payment programs or regulatory,
economic, environmental or competitive conditions in these states could have a disproportionate effect on our
overall business results. In the event of negative economic or other changes in these markets, our business, financial
condition and results of operations, our ability to make distributions to our stockholders and the market price of our
common stock may be materially and adversely affected.
We will rely upon external sources of capital to fund future capital needs, and, if we encounter difficulty in
obtaining such capital, we may not be able to make future acquisitions necessary to grow our business or meet
maturing obligations.
In order to maintain our status as a REIT under the Code, we are required, among other things, to distribute each
year to our stockholders at least 90% of our REIT taxable income, without regard to the deduction for dividends
paid and excluding net capital gains. In addition, we are subject to income tax at regular corporate rates to the extent
we distribute less than 100% of our REIT taxable income, including any net capital gains. Because of this
distribution requirement, we will not likely be able to fund all of our future capital needs from cash retained from
operations, including capital needed to make investments and to satisfy or refinance maturing obligations. As a
result, we expect to rely upon external sources of capital, including debt and equity financing, to fund future capital
needs. If we are unable to obtain needed capital on satisfactory terms or at all, we may not be able to make the
investments needed to expand our business or to meet our obligations and commitments as they mature. Our access
to capital will depend upon a number of factors over which we have little or no control, including general market
conditions, the market’s perception of our current and potential future earnings and cash distributions and the market
price of our common stock. We may not be in a position to take advantage of attractive acquisition opportunities for
growth if we are unable to access the capital markets on a timely basis on favorable terms.
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We may not be able to control our expenses or our expenses may remain constant or increase, even if our revenue
does not increase, which could cause our results of operations to be adversely affected.
There are factors beyond our control that may adversely affect our ability to control our expenses. Certain costs
associated with real estate investments (e.g., real estate taxes, debt costs and maintenance expenses) required to
preserve the value of the property may not be reduced even if a healthcare related facility is not occupied or other
circumstances cause our revenues to decrease. If our expenses increase as a result of any of the foregoing factors,
our results of operations may be adversely affected.
Our ability to issue equity to expand our business will depend, in part, upon the market price of our common
stock, and our failure to meet market expectations with respect to our business could adversely affect the market
price of our common stock and thereby limit our ability to raise capital.
The availability of equity capital to us will depend, in part, upon the market price of our common stock, which, in
turn, will depend upon various market conditions and other factors that may change from time to time, including:
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the extent of investor interest in our Company and our assets;
our ability to satisfy the distribution requirements applicable to REITs;
the general reputation of REITs and the attractiveness of their equity securities in comparison to other
equity securities, including securities issued by other real estate-based companies;
our financial performance and that of our tenants;
analyst reports about us and the REIT industry;
• macroeconomic conditions generally and conditions affecting the healthcare and real estate industry in
particular;
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general stock and bond market conditions, including changes in interest rates on fixed income
securities, which may lead prospective purchasers of our common stock to demand a higher annual
yield from future distributions;
a failure to maintain or increase our dividend which is dependent, in large part, upon funds from
operations, or FFO, which, in turn, depends upon increased revenue from additional acquisitions and
rental increases; and
•
other factors such as governmental regulatory action and changes in REIT tax laws.
Our failure to meet the market’s expectations with regard to future earnings and cash distributions could materially
and adversely affect the market price of our common stock and, as a result, the cost and availability of equity capital
to us.
We have now, and may have in the future, exposure to contingent rent escalators, which can hinder our growth
and profitability.
We receive a significant portion of our revenues by acquiring and leasing our assets under long-term net leases in
which the rental rate is generally fixed with annual fixed rate rental rate escalations or rental rate escalators based
upon changes in the Consumer Price Index, or CPI. Properties which we acquire in the future may contain CPI
escalators or escalators that are contingent upon our tenant’s achievement of specified revenue parameters. If, as a
result of weak economic conditions or other factors, the revenues generated by our net leased properties do not meet
the specified parameters or CPI does not increase, our growth and profitability will be hindered by these leases.
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Our investments in development projects may not yield anticipated returns which could directly affect our
operating results and reduce the amount of funds available for distributions.
A component of our growth strategy is exploring development opportunities, some of which may arise through
strategic joint ventures. In deciding whether to make an investment in a particular development, we make certain
assumptions regarding the expected future performance of that property. To the extent that we consummate
development opportunities, our investment in these projects will be subject to the following risks:
• we may be unable to obtain financing for development projects on favorable terms or at all;
• we may not complete development projects on schedule or within budgeted amounts;
• we may encounter delays in obtaining or fail to obtain all necessary zoning, land use, building,
occupancy, environmental and other governmental permits and authorizations, or underestimate the
costs necessary to develop the property to market standards;
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development or construction delays may provide tenants the right to terminate preconstruction leases
or cause us to incur additional costs;
volatility in the price of construction materials or labor may increase our development costs;
hospitals or health systems may maintain significant decision-making authority with respect to the
development schedule;
• we may incorrectly forecast risks associated with development in new geographic regions;
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tenants may not lease space at the quantity or rental rate levels projected;
demand for our development project may decrease prior to completion, including due to competition
from other developments; and
lease rates and rents at newly developed properties may fluctuate based on factors beyond our control,
including market and economic conditions.
If our investments in development projects do not yield anticipated returns for any reason, including those set forth
above, our business, financial condition and results of operations, our ability to make distributions to our
shareholders and the market price of our common shares may be adversely affected.
Mortgage notes in which we have invested or may invest may be impacted by unfavorable real estate market
conditions, which could decrease their value.
If we acquire an investment in a mortgage note, such investment will involve special risks relating to the particular
borrower, and we will be at risk of loss on that investment, including losses as a result of a default on the mortgage
note. For example, on June 23, 2017, the borrower under our only outstanding mortgage note filed for bankruptcy in
the state of Louisiana. The principal balance on this mortgage note was approximately $10.6 million as of June 30,
2017 and there can be no assurance that we will recover the full value of this mortgage note. See Note 5 to the
Consolidated Financial Statements for more detail on the bankruptcy. These losses may be caused by many
conditions beyond our control, including economic conditions affecting real estate values, tenant defaults and lease
expirations, interest rate levels, adverse rulings of bankruptcy courts, and the other economic and liability risks
associated with real estate. We do not know whether the values of the property securing any of our real estate related
investments will remain at the levels existing on the dates we initially make the related investment. If the values of
the underlying properties drop, our risk will increase and the values of our interests may decrease.
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Delays in liquidating defaulted mortgage note investments could reduce our investment returns.
Delays in liquidating defaulted mortgage note investments could reduce our investment returns. If there are defaults
under our mortgage note investments, we may not be able to foreclose on or obtain a suitable remedy with respect to
such investments. Specifically, we may not be able to repossess and sell the underlying properties quickly, which
could reduce the value of our investment. For example, an action to foreclose on a property securing a mortgage
note is regulated by state statutes and rules and is subject to many of the delays and expenses of lawsuits if the
defendant raises defenses or counterclaims. Additionally, in the event of default by a mortgagor, these restrictions,
among other things, may impede our ability to foreclose on or sell the mortgaged property or to obtain proceeds
sufficient to repay all amounts due to us on the mortgage note.
Cybersecurity incidents could disrupt our business and result in the compromise of confidential information.
Our business is at risk from and may be impacted by information security incidents, including attempts to gain
unauthorized access to our confidential data, ransomware, malware, and other electronic security events. Such
incidents can range from individual attempts to gain unauthorized access to our information technology systems to
more sophisticated security threats. They can also result from internal compromises, such as human error or
malicious acts. While we employ a number of measures to prevent, detect and mitigate these threats, there is no
guarantee such efforts will be successful in preventing a cyber event. Cybersecurity incidents could disrupt our
business and compromise confidential information of ours and third parties, including our tenants.
Risks Related to the Healthcare Industry
The healthcare industry is heavily regulated and new laws or regulations, changes to existing laws or regulations,
changes to reimbursement models or structure, loss of licensure or failure to obtain licensure could adversely
impact our company and result in the inability of our tenants to make rent payments to us.
The healthcare industry is heavily regulated by U.S. federal, state and local governmental authorities. Our tenants
generally will be subject to laws and regulations covering, among other things, licensure, certification for
participation in government programs, billing for services, breaches of privacy and security of health information
and relationships with physicians and other referral sources. In addition, new laws and regulations, changes in
existing laws and regulations or changes in the interpretation of such laws or regulations could negatively affect our
financial condition and the financial condition of our tenants. These changes, in some cases, could apply
retroactively. The enactment, timing or effect of legislative or regulatory changes cannot be predicted.
The Affordable Care Act's passage changed how healthcare services are covered, delivered and reimbursed through
expanded coverage of uninsured individuals and reduced Medicare program spending. The law reformed certain
aspects of health insurance, expanded existing efforts to tie Medicare and Medicaid payments to performance and
quality and contained provisions intended to strengthen fraud and abuse enforcement. In addition, the law now
requires skilled nursing facilities and nursing facilities to implement a compliance and ethics program for all
employees and agents. The complexities and ramifications of the Affordable Care Act continue to unfold within our
industry. Our revenues and financial condition, and those of our tenants, could be impacted by the current law’s
complexity, lack of implementing regulations or interpretive guidance, gradual implementation and possible
additional changes to the law. Further, we are unable to foresee how individuals and businesses will respond to the
uncertain landscape or that landscape's effect on the reimbursement rates received by our tenants, the financial
success of our tenants and strategic partners, and consequently the effect on us.
The Trump Administration has suggested that it plans to seek to repeal all or portions of the Affordable Care Act and
replace the current legislation with new legislation. While the Administration's efforts in 2017 were largely
unsuccessful, there is continued uncertainty with respect to the impact the Trump Administration may have, and it
could impact coverage and reimbursement for healthcare items and services covered by plans that were authorized
by the Affordable Care Act. However, we cannot predict the ultimate content, timing or effect of any further
healthcare reform legislation or the impact of potential legislation on us. We expect that additional state and federal
healthcare reform measures will be adopted in the future, any of which could limit the amounts that federal and state
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governments will pay for healthcare products and services, which could result in reduced demand for medical
products once approved or additional pricing pressures, and may adversely affect our operating results.
Many states also regulate the construction of healthcare facilities, the expansion of healthcare facilities, the
construction or expansion of certain services, including by way of example specific bed types and medical
equipment, as well as certain capital expenditures through CON laws. Under such laws, the applicable state
regulatory body must determine a need exists for a project before the project can be undertaken. If one of our tenants
seeks to undertake a CON-regulated project, but is not authorized by the applicable regulatory body to proceed with
the project, the tenant would be prevented from operating in its intended manner.
Failure to comply with these laws and regulations could adversely affect us directly and our tenants’ ability to make
rent payments to us which may have an adverse effect on our business, financial condition and results of operations,
our ability to make distributions to our stockholders and the market price of our common stock.
Adverse trends in healthcare provider operations may negatively affect our lease revenues and our ability to make
distributions to our stockholders.
The healthcare industry is currently experiencing, among other things:
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changes in the demand for and methods of delivering healthcare services;
changes in third party reimbursement methods and policies;
increased attention to compliance with regulations designed to safeguard protected health information
and cyber-attacks on entities;
consolidation and pressure to integrate within the healthcare industry through acquisitions and joint
ventures; and
•
increased scrutiny of billing, referral and other practices by U.S. federal and state authorities.
These factors may adversely affect the economic performance of some or all of our tenants and, in turn, our lease
revenues, which may have a material adverse effect on our business, financial condition and results of operations,
our ability to make distributions to our stockholders and the market price of our common stock.
Reductions in reimbursement from third-party payers, including Medicare and Medicaid, could adversely affect
the profitability of our tenants and hinder their ability to make rent payments to us or renew their lease.
Sources of revenue for our tenants typically include Medicare, Medicaid, private insurance payers and health
maintenance organizations. Healthcare providers continue to face increased government and private payer pressure
to control or reduce healthcare costs and significant reductions in healthcare reimbursement, including reduced
reimbursements and changes to payment methodologies under the Affordable Care Act. In some cases, private
insurers rely upon all or portions of the Medicare payment systems to determine payment rates which may result in
decreased reimbursement from private insurers. The Affordable Care Act will likely increase enrollment in plans
offered by private insurers who choose to participate in state-run exchanges, but the Affordable Care Act also
imposes new requirements for the health insurance industry, including prohibitions upon excluding individuals
based upon pre-existing conditions which may increase private insurer costs and, thereby, cause private insurers to
reduce their payment rates to providers.
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Efforts by payers to reduce healthcare costs will likely continue which may result in reductions or slower growth in
reimbursement for certain services provided by some of our tenants. A reduction in reimbursements to our tenants
from third-party payers for any reason could adversely affect our tenants’ ability to make rent payments to us which
may have a material adverse effect on our businesses, financial condition and results of operations, our ability to
make distributions to our stockholders and the market price of our common stock.
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Our tenants and our Company are subject to fraud and abuse laws, the violation of which by a tenant may
jeopardize the tenant’s ability to make rent payments to us.
There are various federal and state laws prohibiting fraudulent and abusive business practices by healthcare
providers who participate in, receive payments from or are in a position to make referrals in connection with
government-sponsored healthcare programs, including the Medicare and Medicaid programs. Our lease
arrangements with certain tenants may also be subject to these fraud and abuse laws.
These laws include without limitation:
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the federal Anti-Kickback Statute, which prohibits, among other things, the offer, payment, solicitation
or receipt of any form of remuneration in return for, or to induce, the referral of any federal or state
healthcare program patients;
the Stark Law, which, subject to specific exceptions, restricts physicians who have financial
relationships with healthcare providers from making referrals for designated health services for which
payment may be made under Medicare or Medicaid programs to an entity with which the physician, or
an immediate family member, has a financial relationship;
the federal False Claims Act, which prohibits any person from knowingly presenting false or fraudulent
claims for payment to the federal government, including under the Medicare and Medicaid programs;
the federal Civil Monetary Penalties Law, which authorizes HHS to impose monetary penalties for
certain fraudulent acts; and
state anti-kickback, anti-inducement, anti-referral and insurance fraud laws which may be generally
similar to, and potentially more expansive than, the federal laws set forth above.
Other laws that impact how our tenants conduct their operations include: state and local licensure laws; laws
protecting consumers against deceptive practices; laws generally affecting our tenants’ management of property and
equipment and how our tenants generally conduct their operations, such as fire, health and safety and environmental
laws (including medical waste disposal); federal and state laws affecting assisted living facilities mandating quality
of services and care, mandatory reporting requirements regarding the quality of care and quality of food service;
resident rights (including abuse and neglect laws); and health standards set by the federal Occupational Safety and
Health Administration.
Violations of these laws may result in criminal and/or civil penalties that range from punitive sanctions, damage
assessments, penalties, imprisonment, denial of Medicare and Medicaid payments and/or exclusion from the
Medicare and Medicaid programs. In addition, the Affordable Care Act clarifies that the submission of claims for
items or services generated in violation of the Anti-Kickback Statute constitutes a false or fraudulent claim under the
False Claims Act. The federal government has taken the position, and some courts have held that violations of other
laws, such as the Stark Law, can also be a violation of the False Claims Act. Additionally, certain laws, such as the
False Claims Act, allow for individuals to bring whistleblower actions on behalf of the government for violations
thereof. Imposition of any of these penalties upon one of our tenants or strategic partners could jeopardize that
tenant’s ability to operate or to make rent payments or affect the level of occupancy in our healthcare properties,
which may have a material adverse effect on our business, financial condition and results of operations, our ability
to make distributions to our stockholders and the market price of our common stock. Further, we enter into leases
and other financial relationships with healthcare delivery systems that are subject to or impacted by these laws.
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Our tenants may be subject to compliance issues and cyber-attack associated with the protection of personal
information.
Breaches of personal information can result from deliberate attacks or unintentional events. More recently, there has
been an increased level of attention focused on cyber-attacks focused on healthcare providers because of the vast
amount of personally identifiable information they possess. Most healthcare providers, including all who accept
Medicare and Medicaid, must comply with the Health Insurance Portability and Accountability Act, or HIPAA,
regulations regarding the privacy and security of protected health information. States also maintain laws focused in
this area. The HIPAA regulations impose extensive administrative requirements on our tenants with regard to how
such protected health information may be used and disclosed. Further, the regulations include extensive and
complex regulations which require providers to establish reasonable and appropriate administrative, technical and
physical safeguards to ensure the confidentiality, integrity and availability of protected health information
maintained in electronic format. Providers are obligated under HIPAA and State law to notify individuals and the
government if personal information is compromised. In addition to federal regulators, state attorneys’ general are
also enforcing information security breaches. Our tenants must safeguard protected health information against
reasonably anticipated threats or hazards to the information. HITECH directs the Secretary of HHS to provide for
periodic audits to ensure covered entities (and their business associates, as that term is defined under HIPAA)
comply with the applicable HIPAA requirements, increasing the likelihood that a HIPAA violation will result in an
enforcement action.
Violations of these various privacy and security laws can result in significant civil monetary penalties, as well as the
potential for criminal penalties. In addition to state data breach notification requirements, HIPAA authorizes state
attorneys general to bring civil actions on behalf of affected state residents against entities that violate HIPAA
privacy and security regulations. These penalties could be in addition to any penalties assessed by a state for a
breach which would be considered reportable under the state’s data breach notification laws. Further there are
significant costs associated with a breach including investigation costs, remediation and mitigation costs,
notification costs, attorney fees and the potential for reputational harm and lost revenues due to a loss in confidence
in the provider. Plaintiff attorneys are increasingly developing class action litigation strategies designed to obtain
settlements from healthcare providers. We cannot predict the effect of additional costs on tenants to comply with
these laws nor the costs associated with a potential breach of protected health information by a tenant and what
effect they might have on the expenses of our tenants and their ability to meet their obligations to us, which in turn
could have a material adverse effect on our business, financial condition and results of operations, our ability to pay
distributions to our stockholders and the market price of our common stock.
Our healthcare-related tenants may be subject to significant legal actions that could subject them to increased
operating costs and substantial uninsured liabilities, which may affect their ability to pay their rent payments to
us, and we could be subject to healthcare industry violations.
As is typical in the healthcare industry, our tenants may often become subject to claims that their services have
resulted in patient injury or other adverse effects. Many of these tenants may have experienced an increasing trend in
the frequency and severity of professional liability and general liability insurance claims and litigation asserted
against them. The insurance coverage maintained by these tenants may not cover all claims made against them nor
continue to be available at a reasonable cost, if at all. In some states, insurance coverage for the risk of punitive
damages arising from professional liability and general liability claims and/or litigation may not, in certain cases, be
available to these tenants due to state law prohibitions or limitations of availability. As a result, these types of tenants
of our healthcare properties and healthcare-related facilities operating in these states may be liable for punitive
damage awards that are either not covered or are in excess of their insurance policy limits.
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We also believe that there has been, and will continue to be, an increase in governmental investigations of certain
healthcare providers, particularly in the areas of Medicare/Medicaid false claims and meaningful-use of electronic
health records, as well as an increase in enforcement actions resulting from these investigations. Insurance is not
available to cover such losses. Any adverse determination in a legal proceeding or governmental investigation, any
settlements of such proceedings or investigations in excess of insurance coverage, whether currently asserted or
arising in the future, could have a material adverse effect on a tenant’s financial condition. If a tenant is unable to
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obtain or maintain insurance coverage, if judgments are obtained or settlements reached in excess of the insurance
coverage, if a tenant is required to pay uninsured punitive damages, or if a tenant is subject to an uninsurable
government enforcement action or investigation, the tenant could be exposed to substantial additional liabilities,
which may affect the tenant’s ability to pay rent, which in turn could have a material adverse effect on our business,
financial condition and results of operations, our ability to pay distributions to our stockholders and the market price
of our common stock.
Risks Related to the Real Estate Industry
Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the
performance of our properties.
Because real estate investments are relatively illiquid, our ability to promptly sell one or more of our properties in
response to changing economic, financial and investment conditions is limited. The real estate market is affected by
many factors, such as general economic conditions, availability of financing, interest rates and other factors,
including supply and demand, that are beyond our control. In the event we decide to sell any of our properties, we
cannot predict whether we will be able to sell such properties for the price or on the terms set by us or whether any
price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length
of time needed to find a willing purchaser and to close the sale of any of our properties. The fact that we own
properties in our target submarkets may lengthen the time required to sell our properties. We may be required to
expend funds to correct defects or to make improvements before a property can be sold. We cannot assure you that
we will have funds available to correct those defects or to make those improvements.
In acquiring a property, we may agree to transfer restrictions that materially restrict us from selling that property for
a period of time or impose other restrictions, such as a limitation on the amount of debt that can be placed or repaid
on that property. These transfer restrictions would impede our ability to sell a property even if we deem it necessary
or appropriate. These facts and any others that would impede our ability to respond to adverse changes in the
performance of our properties may have an adverse effect on our business, financial condition, results of operations,
or ability to make distributions to our stockholders and the market price of our common stock.
Moreover, the Code imposes restrictions on a REIT’s ability to dispose of properties that are not applicable to other
types of real estate companies. In particular, the tax laws applicable to REITs require that we hold our properties for
investment, rather than primarily for sale in the ordinary course of business, which may cause us to forego or defer
sales of properties that otherwise would be in our best interests. Therefore, we may not be able to vary our portfolio
promptly in response to economic or other conditions or on favorable terms, which may adversely affect our cash
flows, our ability to make distributions to our stockholders and the market price of our common stock.
Uncertain market conditions could cause us to sell our healthcare properties at a loss in the future.
We intend to hold our various real estate investments until such time as we determine that a sale or other disposition
appears to be advantageous to achieve our investment objectives. Our senior management team and our board of
directors may exercise their discretion as to whether and when to sell one of our healthcare properties, and we will
have no obligation to sell our buildings at any particular time. We generally intend to hold our healthcare properties
for an extended period of time, and we cannot predict with any certainty the various market conditions affecting real
estate investments that will exist at any particular time in the future. Because of the uncertainty of market conditions
that may affect the future disposition of our healthcare properties, we may not be able to sell our buildings at a profit
in the future or at all. We may incur prepayment penalties in the event that we sell a property subject to a mortgage
earlier than we otherwise had planned. Additionally, we could be forced to sell healthcare properties at inopportune
times which could result in us selling the affected building at a substantial loss. Accordingly, the extent to which you
will receive cash distributions and realize potential appreciation on our real estate investments will, among other
things, be dependent upon fluctuating market conditions. Because of the uncertainty of market conditions that may
affect the future disposition of our properties, and the potential payment of prepayment penalties upon such
disposition, we cannot assure you that we will be able to sell our properties at a profit in the future, which could
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materially adversely affect our business, financial condition and results of operations and our ability to make
distributions to our stockholders.
Uninsured losses relating to real property may adversely affect your returns.
We evaluate our insurance coverage annually in light of current industry practice through an analysis prepared by
outside consultants and attempt to ensure that all of our properties are adequately insured to cover casualty losses.
However, there are certain losses, including losses from floods, earthquakes, wildfires, acts of war, acts of terrorism
or riots, that are not generally insured against or that are not generally fully insured against because it is not deemed
economically feasible or prudent to do so. In addition, changes in the cost or availability of insurance could expose
us to uninsured casualty losses. In the event that any of our properties incurs a casualty loss that is not fully covered
by insurance, the value of our assets will be reduced by the amount of any such uninsured loss, and we could
experience a significant loss of capital invested and potential revenue in these properties and could potentially
remain obligated under any recourse debt associated with the property. In addition, we may have no source of
funding to repair or reconstruct the damaged property, and we cannot assure you that any such sources of funding
will be available to us for such purposes in the future. Furthermore, we, as the general partner of our operating
partnership, generally will be liable for all of our operating partnership’s unsatisfied recourse obligations. Any such
losses could materially adversely affect our financial condition, results of operations, cash flows and ability to pay
distributions, and the market price of our common stock.
Our property taxes could increase due to property tax rate changes or reassessments, which could materially
adversely impact our cash flows.
Even if we qualify as a REIT for federal income tax purposes, we will be required to pay some state and local taxes
on our properties. The real property taxes on our properties may increase as property tax rates change or as our
properties are assessed or reassessed by taxing authorities. The amount of property taxes we pay in the future may
increase substantially from what we have paid in the past. If the property taxes we pay increase, our cash flow would
be adversely impacted to the extent that we are not reimbursed by tenants for those taxes, and our ability to pay any
expected dividends to our stockholders could be materially adversely affected.
Our properties may contain or develop harmful mold or suffer from other air quality issues, which could lead to
liability for adverse health effects and costs of remediation.
When excessive moisture accumulates in buildings or on building materials, mold growth may occur, particularly if
the moisture problem remains undiscovered or is not addressed over a period of time. Some molds may produce
airborne toxins or irritants. Indoor air quality issues can also stem from inadequate ventilation, chemical
contamination from indoor or outdoor sources, and other biological contaminants such as pollen, viruses and
bacteria. Indoor exposure to airborne toxins or irritants above certain levels can be alleged to cause a variety of
adverse health effects and symptoms, including allergic or other reactions. As a result, the presence of significant
mold or other airborne contaminants at any of our properties could require us to undertake a costly remediation
program to contain or remove the mold or other airborne contaminants from the affected property or increase indoor
ventilation. In addition, the presence of significant mold or other airborne contaminants could expose us to liability
from our tenants, employees of our tenants or others if property damage or personal injury is alleged to have
occurred.
We may incur significant costs complying with various federal, state and local laws, regulations and covenants
that are applicable to our properties.
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The properties in our portfolio are subject to various covenants and federal, state and local laws and regulatory
requirements, including permitting and licensing requirements. Local regulations, including municipal or local
ordinances and zoning restrictions may restrict our use of our properties and may require us to obtain approval from
local officials or restrict our use of our properties and may require us to obtain approval from local officials of
community standards organizations at any time with respect to our properties, including prior to acquiring a property
or when undertaking renovations of any of our properties. Among other things, these restrictions may relate to fire
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and safety, seismic or hazardous material abatement requirements. There can be no assurance that existing laws and
regulatory policies will not adversely affect us or the timing or cost of any future acquisitions or renovations, or that
additional regulations will not be adopted that increase such delays or result in additional costs. Our growth strategy
may be adversely affected by our ability to obtain permits, licenses and zoning relief. Our failure to obtain such
permits, licenses and zoning relief or to comply with applicable laws could have an adverse effect on our financial
condition, results of operations, cash flows and our ability to pay distributions, and the market price of our common
stock.
In addition, federal and state laws and regulations, including laws such as the Americans with Disabilities Act, or
ADA, and the Fair Housing Amendment Act of 1988, or FHAA, impose further restrictions on our properties and
operations. Under the ADA and the FHAA, all public accommodations must meet federal requirements related to
access and use by disabled persons. Some of our properties may currently be in non-compliance with the ADA or the
FHAA. If one or more of our properties is not in compliance with the ADA, the FHAA or any other regulatory
requirements, we may be required to incur additional costs to bring the property into compliance, including the
removal of access barriers, and we might incur governmental fines or the award of damages to private litigants. In
addition, we do not know whether existing requirements will change or whether future requirements will require us
to make significant unanticipated expenditures that will adversely impact our financial condition, results of
operations, cash flows and our ability to pay distributions, and the market price of our common stock.
Environmental compliance costs and liabilities associated with owning and leasing our properties may affect our
results of operations.
Under various U.S. federal, state and local laws, ordinances and regulations, current and prior owners and tenants of
real estate may be jointly and severally liable for the costs of investigating, remediating and monitoring certain
hazardous substances or other regulated materials on or in such property. In addition to these costs, the past or
present owner or tenant of a property from which a release emanates could be liable for any personal injury or
property damage that results from such release, including for the unauthorized release of asbestos-containing
materials and other hazardous substances into the air, as well as any damages to natural resources or the
environment that arise from such release. These environmental laws often impose such liability without regard to
whether the current or prior owner or tenant knew of, or was responsible for, the presence or release of such
substances or materials. Moreover, the release of hazardous substances or materials, or the failure to properly
remediate such substances or materials, may adversely affect the owner’s or tenant’s ability to lease, sell, develop or
rent such property or to borrow by using such property as collateral. Persons who transport or arrange for the
disposal or treatment of hazardous substances or other regulated materials may be liable for the costs of removal or
remediation of such substances at a disposal or treatment facility, regardless of whether or not such facility is owned
or operated by such person.
We perform a Phase I environmental site assessment at any property we are considering acquiring. However, Phase I
environmental site assessments are limited in scope and do not involve sampling of soil, soil vapor, or groundwater,
and these assessments may not include or identify all potential environmental liabilities or risks associated with the
property. Even where subsurface investigation is performed, it can be very difficult to ascertain the full extent of
environmental contamination or the costs that are likely to flow from such contamination. We cannot assure you that
the Phase I environmental site assessment or other environmental studies identified all potential environmental
liabilities, or that we will not face significant remediation costs or other environmental contamination that makes it
difficult to sell any affected properties. As a result, we could potentially incur material liability for these issues,
which could adversely impact our financial condition, results of operations, cash flows and ability to pay
distributions, and the market price of our common stock.
Certain environmental laws impose compliance obligations on owners and tenants of real property with respect to
the management of hazardous substances and other regulated materials. For example, environmental laws govern the
management and removal of asbestos-containing materials and lead-based paint. Failure to comply with these laws
can result in penalties or other sanctions. If we incur substantial costs to comply with these environmental laws or
we are held liable under these laws, our business, financial condition and results of operations, our ability to make
distributions to our stockholders and the market price of our common stock may be adversely affected.
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Some of the properties we acquire in the future may be subject to ground lease or other restrictions on the use of
the space. If we are required to undertake significant capital expenditures to procure new tenants, then our
business and results of operations may suffer.
Properties we acquire in the future may be subject to ground leases that contain certain restrictions. These
restrictions could include limits on our ability to re-let these properties to tenants not affiliated with the healthcare
provider or other owner that owns the underlying property, rights of purchase and rights of first offer and refusal
with respect to sales of the property and limits on the types of medical procedures that may be performed. If we are
unable to promptly re-let our properties, if the rates upon such re-letting are significantly lower than expected or if
we are required to undertake significant capital expenditures in connection with re-letting, our business, financial
condition and results of operations, our ability to make distributions to our stockholders and the market price of our
common stock may be adversely affected.
Our assets may be subject to impairment charges.
We will periodically evaluate our real estate investments and other assets for impairment indicators. The judgment
regarding the existence of impairment indicators is based upon factors such as market conditions, tenant
performance and legal structure. For example, the termination of a lease by a major tenant may lead to an
impairment charge. If we determine that an impairment has occurred, we would be required to make an adjustment
to the net carrying value of the asset which could have an adverse effect on our results of operations in the period in
which the impairment charge is recorded.
Risks Related to our Corporate Structure and the Acquisition of Properties
Conflicts of interest could arise in the future between the interests of our stockholders and the interests of holders
of OP units, which may impede business decisions that could benefit our stockholders.
Conflicts of interest could arise in the future as a result of the relationships between us and our affiliates, on the one
hand, and our operating partnership or any limited partner thereof, on the other. Our directors and officers have
duties to our company under Maryland law in connection with the management of our company. At the same time,
we, as the general partner of our operating partnership, have fiduciary duties and obligations to our operating
partnership and its limited partners, if any, under Delaware law and our partnership agreement in connection with
the management of our operating partnership. Our fiduciary duties and obligations as the general partner of our
operating partnership may come into conflict with the duties of our directors and officers to our company. There are
currently no limited partners of our operating partnership other than a wholly-owned subsidiary of the Company.
Under Delaware law, a general partner of a Delaware limited partnership has fiduciary duties of loyalty and care to
the partnership and its limited partners and must discharge its duties and exercise its rights as general partner
consistent with the obligation of good faith and fair dealing. Our partnership agreement provides that, in the event of
a conflict between the interests of our operating partnership or any limited partner, on the one hand, and the
company or our stockholders, on the other hand, we, as the general partner of our operating partnership, may give
priority to the separate interests of the company or our stockholders (including with respect to tax consequences).
Further, any action or failure to act on our part or on the part of our directors that gives priority to the interests of the
company or our stockholders and does not result in a violation of our partnership agreement does not violate the
duty of loyalty or any other duty that we, in our capacity as the general partner of our operating partnership, owe to
our operating partnership and its limited partners or violate the obligation of good faith and fair dealing.
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Additionally, our partnership agreement provides that we generally will not be liable to our operating partnership or
any limited partner for any action or omission taken in our capacity as general partner, for the debts or liabilities of
our operating partnership or for the obligations of our operating partnership under the partnership agreement, except
for liability for our fraud, willful misconduct or gross negligence, pursuant to any express indemnity we may give to
our operating partnership or in connection with a redemption. Our operating partnership must indemnify us, our
directors and officers, officers of our operating partnership and our designees from and against any and all claims
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that relate to the operations of our operating partnership, unless (1) an act or omission of the person was material to
the matter giving rise to the action and either was committed in bad faith or was the result of active and deliberate
dishonesty, (2) the person actually received an improper personal benefit in violation or breach of the partnership
agreement or (3) in the case of a criminal proceeding, the indemnified person had reasonable cause to believe that
the act or omission was unlawful. Our operating partnership must also pay or reimburse the reasonable expenses of
any such person in advance of a final disposition of the proceeding upon its receipt of a written affirmation of the
person’s good faith belief that the standard of conduct necessary for indemnification has been met and a written
undertaking to repay any amounts paid or advanced if it is ultimately determined that the person did not meet the
standard of conduct for indemnification.
We qualify as an emerging growth company under the JOBS Act and the reduced disclosure requirements
applicable to emerging growth companies could make shares of our common stock less attractive to investors.
We qualify as an emerging growth company as defined in the Jumpstart Our Business Startups Act of 2012, or the
JOBS Act. The JOBS Act contains provisions that, among other things, relax certain reporting requirements for
emerging growth companies, including certain requirements relating to accounting standards and compensation
disclosure. For as long as we are an emerging growth company, which may be up to five full fiscal years, we may
take advantage of exemptions from various reporting and other requirements that are applicable to other public
companies that are not emerging growth companies, including the requirements to:
•
•
•
•
•
provide an auditor’s attestation report on management’s assessment of the effectiveness of our system
of internal control over financial reporting pursuant to the Sarbanes-Oxley Act of 2002, or the
Sarbanes-Oxley Act;
comply with any new or revised financial accounting standards applicable to public companies until
such standards are also applicable to private companies (we have irrevocably elected not to avail
ourselves of this exemption);
comply with any new audit rules or requirements adopted by the Public Company Accounting
Oversight Board, or the PCAOB, after April 5, 2012 unless the SEC determines otherwise, including
requiring mandatory audit firm rotation or a supplement to the auditor’s report in which the auditor
would be required to provide additional information about the audit and our financial statements;
provide certain disclosure regarding executive compensation required of larger public companies; or
hold stockholder advisory votes on executive compensation.
We cannot predict if investors will find our common stock less attractive because we will not be subject to the same
reporting and other requirements as other public companies. If some investors find our common stock less attractive
as a result, there may be a less active trading market for our common stock and the per share market price of our
common stock could decline and may be more volatile.
As a result of becoming a public company, after we are no longer an emerging growth company, we will be
subject to the requirements of the Sarbanes-Oxley Act and will be obligated to obtain an audit opinion on the
effectiveness of internal control over financial reporting. These internal controls may not be determined to be
effective, which may harm investor confidence and, as a result, the trading price of our common stock.
The Sarbanes-Oxley Act will require our auditors to deliver an attestation report on the effectiveness of our internal
control over financial reporting in conjunction with their opinion on our audited financial statements after we are no
longer an emerging growth company. Substantial work on our part is required to implement appropriate processes,
document the system of internal control over key processes, assess their design, remediate any deficiencies
identified and test their operation. This process is expected to be both costly and challenging. We cannot give any
assurances that material weaknesses will not be identified in the future in connection with our compliance with the
provisions of the Sarbanes-Oxley Act. The existence of any material weakness would preclude a conclusion by
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management and our independent auditors that we maintained effective internal control over financial reporting. Our
management may be required to devote significant time and expense to remediate any material weaknesses that may
be discovered and may not be able to remediate any material weakness in a timely manner. The existence of any
material weakness in our internal control over financial reporting could also result in errors in our financial
statements that could require us to restate our financial statements, cause us to fail to meet our reporting obligations
and cause investors to lose confidence in our reported financial information, all of which could lead to a decline in
the market price of our common stock.
We incurred costs as a result of becoming a public company, and such costs may increase if and when we cease to
be an emerging growth company.
As a public company, we now incur significant legal, accounting, insurance and other expenses, including costs
associated with public company reporting requirements. The expenses incurred by public companies for reporting
and corporate governance purposes have generally been increasing. We expect compliance with these public
reporting requirements and associated rules and regulations to increase expenses, particularly after we are no longer
an emerging growth company, although we are currently unable to estimate these costs with any degree of certainty.
We could be an emerging growth company for up to five years, although circumstances could cause us to lose that
status earlier, which could result in our incurring additional costs applicable to public companies that are not
emerging growth companies.
We may have assumed unknown liabilities in connection with our acquisitions which could result in unexpected
liabilities and expenses.
As part of our acquisitions, we (through our operating partnership) received certain assets or interests in certain
assets subject to existing liabilities, some of which may be unknown to us. Unknown liabilities might include
liabilities for cleanup or remediation of undisclosed environmental conditions, claims of tenants, vendors or other
persons dealing with the entities prior to this report (including those that had not been asserted or threatened prior to
this report), tax liabilities, and accrued but unpaid liabilities incurred in the ordinary course of business. Our
recourse with respect to such liabilities may be limited. Depending upon the amount or nature of such liabilities, our
business, financial condition and results of operations, our ability to make distributions to our shareholders and the
market price of our shares may be adversely affected.
Required payments of principal and interest on our credit facility may leave us with insufficient cash to operate
our properties or to pay the distributions currently contemplated or necessary to qualify as a REIT and may
expose us to the risk of default under our debt obligations.
As of December 31, 2017, we had $94.0 million in debt outstanding under our Credit Facility, including our term
loans. We do not anticipate that our internally generated cash flow will be adequate to repay our anticipated
indebtedness upon maturity and, therefore, we expect to repay indebtedness through refinancings and future
offerings of equity and debt securities, either of which we may be unable to secure on favorable terms or at all. Our
level of debt and any limitations imposed upon us by our debt agreements could have adverse consequences,
including the following:
•
our cash flow may be insufficient to meet required principal and interest payments;
• we may be unable to borrow additional funds as needed or on favorable terms, including to make
acquisitions;
• we may be unable to refinance indebtedness at maturity or the refinancing terms may be less favorable
than the terms of the original indebtedness;
•
because a portion of our debt bears interest at variable rates, an increase in interest rates could
materially increase our interest expense;
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• we may fail to effectively hedge against interest rate volatility;
• we may be forced to dispose of properties, possibly on disadvantageous terms if we are able to do so at
all, in order to repay indebtedness;
•
after debt service, the amount available for distributions to our stockholders may be reduced;
• we may default on our debt obligations, which could restrict our ability to make any distributions to
our stockholders;
•
•
our ability to make distributions to our stockholders could be restricted by our debt agreements;
our leverage could place us at a competitive disadvantage compared to our competitors who have less
debt;
• we may experience increased vulnerability to economic and industry downturns, reducing our ability to
respond to changing business and economic conditions;
• we may default on our obligations and the lenders may foreclose on properties that secure their loans
and receive an assignment of rents and leases;
• we may violate financial covenants, which would cause a default on our obligations and result in the
acceleration of our payment obligations;
• we may inadvertently violate non-financial restrictive covenants in our loan documents, such as
covenants that require us to maintain the existence of entities, maintain insurance policies and provide
financial statements, which would entitle the lenders to accelerate our debt obligations; and
•
our default under any loan with cross-default or cross-collateralization provisions could result in
default on other indebtedness or result in the foreclosures of other properties.
The realization of any or all of these risks may have an adverse effect on our business, financial condition and
results of operations, our ability to make distributions to our stockholders and the market price of our common
stock.
We could become highly leveraged in the future because our organizational documents contain no limitations on
the amount of debt that we may incur.
As of December 31, 2017, our indebtedness represented approximately 24.2% of our total assets. Our current
financing policy prohibits incurring debt (secured or unsecured) in excess of 40% of our total book capitalization.
However, this debt limitation policy can be changed by our board of directors without stockholder approval and
there are no provisions in our bylaws that limit our ability to incur indebtedness. We could alter the balance between
our total outstanding indebtedness and the value of our properties at any time. If we become more highly leveraged,
the resulting increase in outstanding debt could adversely affect our ability to make debt service payments, to pay
our anticipated distributions and to make the distributions required to qualify as a REIT. The occurrence of any of
the foregoing risks could adversely affect our business, financial condition and results of operations, our ability to
make distributions to our stockholders and the market price of our common stock.
Increases in interest rates may increase our interest expense and adversely affect our cash flows and our ability
to service our indebtedness and to make distributions to our shareholders.
As of December 31, 2017, we had $34 million of variable-rate indebtedness outstanding that has not been swapped
for a fixed interest rate and we expect that more of our indebtedness in the future, including borrowings under our
Credit Facility, some of which may be subject to variable interest rates. Increases in interest rates on any variable
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rate indebtedness will increase our interest expense, which could adversely affect our cash flow and our ability to
pay distributions.
The Company may enter into swap agreements from time to time that may not effectively reduce its exposure to
changes in interest rates.
The Company may enter into swap agreements from time to time that may not effectively reduce its exposure to
changes in interest rates. The Company entered into two swap agreements during 2017 and may enter into such
agreements in the future to manage some of its exposure to interest rate volatility. These swap agreements involve
risks, such as the risk that counterparties may fail to honor their obligations under these arrangements. In addition,
these arrangements may not be effective in reducing the Company's exposure to changes in interest rates. In
addition, we may be limited in the type and amount of hedging transactions that we may use in the future by our
need to satisfy the REIT income tests under the Code. Failure to hedge effectively against interest rate changes may
have an adverse effect on our business, financial condition, results of operations, our ability to make distributions to
our shareholders and the market price of our common shares.
Our use of OP units in our operating partnership as currency to acquire properties could result in stockholder
dilution and/or limit our ability to sell such properties, which could have a material adverse effect on us.
In the future, we may acquire properties or portfolios of properties through tax deferred contribution transactions in
exchange for OP units in our operating partnership, which may result in stockholder dilution. This acquisition
structure may have the effect of, among other things, reducing the amount of tax depreciation we could deduct over
the tax life of the acquired properties, and may require that we agree to protect the contributors’ ability to defer
recognition of taxable gain through restrictions on our ability to dispose of the acquired properties or the allocation
of partnership debt to the contributors to maintain their tax bases. These restrictions could limit our ability to sell
properties at a time, or on terms, that would be favorable absent such restrictions.
Our charter restricts the ownership and transfer of our outstanding shares which may have the effect of delaying,
deferring or preventing a transaction or change of control of our Company.
In order for us to maintain our status as a REIT, no more than 50% of the value of our outstanding shares may be
owned, beneficially or constructively, by five or fewer individuals at any time during the last half of each taxable
year other than our initial REIT taxable year. Subject to certain exceptions, our charter prohibits any stockholder
from beneficially or constructively owning more than 9.8% of the outstanding shares of our capital stock, in value or
number of shares, whichever is more restrictive. The constructive ownership rules under the Code are complex and
may cause the outstanding shares owned by a group of related individuals or entities to be deemed to be
constructively owned by one individual or entity. As a result, the acquisition of less than 9.8% of our outstanding
shares or of our common stock by an individual or entity could cause that individual or entity to own constructively
more than 9.8% of the outstanding shares of such stock and to be subject to our charter’s ownership limit. Our
charter also prohibits, among other prohibitions, any person from owning our shares that would result in our being
“closely held” under Section 856(h) of the Code or otherwise cause us to fail to qualify as a REIT. Any attempt to
own or transfer shares in violation of these restrictions may result in the shares being automatically transferred to a
charitable trust or may be void.
Certain provisions of Maryland law could inhibit changes of control, which may discourage third parties from
conducting a tender offer or seeking other change of control transactions that could involve a premium price for
our common stock or that our stockholders otherwise believe to be in their best interests.
Certain provisions of the Maryland General Corporation Law, or MGCL, applicable to Maryland corporations may
have the effect of inhibiting a third party from making a proposal to acquire us or of impeding a change of control
under circumstances that otherwise could provide our common stockholders with the opportunity to realize a
premium over the then-prevailing market price of our shares, including:
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“business combination” provisions that, subject to limitations, prohibit certain business combinations
between us and an “interested stockholder” (defined generally as any person who beneficially owns
10% or more of the voting power of our shares or an affiliate or associate of ours who was the
beneficial owner, directly or indirectly, of 10% or more of the voting power of our shares at any time
within the two-year period immediately prior to the date in question) or an affiliate thereof for five
years after the most recent date on which the stockholder becomes an interested stockholder, and
thereafter imposes certain minimum price and/or supermajority stockholder voting requirements on
these combinations; and
“control share” provisions that provide that holders of “control shares” of our company (defined as
shares that, when aggregated with all other shares controlled by the stockholder, entitle the stockholder
to exercise one of three increasing ranges of voting power in electing directors) acquired in a “control
share acquisition” (defined as the direct or indirect acquisition of ownership or control of issued and
outstanding “control shares,” subject to certain exceptions) have no voting rights with respect to their
control shares, except to the extent approved by our stockholders by the affirmative vote of at least
two-thirds of all the votes entitled to be cast on the matter, excluding all interested shares.
Our bylaws, however, contain provisions exempting us from the business combination and control share acquisition
provisions of the MGCL and we will not be permitted to opt into either of these provisions in the future without the
affirmative vote of a majority of the votes cast on the matter by stockholders entitled to vote. Our board of directors
may not amend or eliminate either of these provisions at any time in the future without the affirmative vote of a
majority of the votes cast on the matter by stockholders entitled to vote.
Certain provisions of the MGCL permit our board of directors, without stockholder approval and regardless of what
is currently provided in our charter or bylaws, to implement certain corporate governance provisions, some of which
are not currently applicable to us. If implemented, these provisions may have the effect of limiting or precluding a
third party from making an unsolicited acquisition proposal for us or of delaying, deferring or preventing a change in
control of us under circumstances that otherwise could provide our common stockholders with the opportunity to
realize a premium over the then current market price. Our charter contains a provision whereby the Company has
elected to not be subject to the provisions of Title 3, Subtitle 8 of the MGCL without the affirmative consent of the
shares cast on the matter by stockholders entitled to vote.
We could increase the number of authorized shares, classify and reclassify unissued shares and issue shares
without stockholder approval.
Our board of directors, without stockholder approval, has the power under our charter to amend our charter to
increase or decrease the aggregate number of shares or the number of shares of any class or series that we are
authorized to issue, and to authorize us to issue authorized but unissued common stock or preferred stock. In
addition, under our charter, our board of directors has the power to classify or reclassify any unissued common or
preferred shares into one or more classes or series of shares and set or change the preference, conversion or other
rights, voting powers, restrictions, limitations as to dividends and other distributions, qualifications or terms or
conditions of redemption for such newly classified or reclassified shares. As a result, we may issue series or classes
of common stock or preferred stock with preferences, dividends, powers and rights, voting or otherwise, that are
senior to, or otherwise conflict with, the rights of holders of our common stock. Although our board of directors has
no such intention at the present time, it could establish a class or series of preferred shares that could, depending on
the terms of such class or series, delay, defer or prevent a transaction or a change of control that might involve a
premium price for our common stock or that our stockholders otherwise believe to be in their best interests.
Certain provisions in the partnership agreement of our operating partnership may delay or prevent unsolicited
acquisitions of us.
Provisions of the partnership agreement of our operating partnership may delay or make more difficult unsolicited
acquisitions of us or changes of our control. These provisions could discourage third parties from making proposals
32
involving an unsolicited acquisition of us or change of our control, although some stockholders or limited partners
might consider such proposals, if made, desirable. These provisions include, among others:
•
•
•
•
redemption rights of qualifying parties;
a requirement that we may not be removed as the general partner of our operating partnership without
our consent;
transfer restrictions on OP units; and
our ability, as general partner, in some cases, to amend the partnership agreement and to cause our
operating partnership to issue additional partnership interests with terms that could delay, defer or
prevent a merger or other change of control of us or our operating partnership without the consent of
our stockholders or the limited partners.
Our charter and bylaws, the partnership agreement of our operating partnership and Maryland law also contain other
provisions that may delay, defer or prevent a transaction or a change of control that might involve a premium price
for our common stock or that our stockholders otherwise believe to be in their best interest.
We may change our business, investment and financing strategies without stockholder approval.
We may change our business, investment and financing strategies without a vote of, or notice to, our stockholders,
which could result in our making investments and engaging in business activities that are different from, and
possibly riskier than, the investments and businesses described in this report. In particular, a change in our
investment strategy, including the manner in which we allocate our resources across our portfolio or the types of
assets in which we seek to invest, may increase our exposure to real estate market fluctuations. In addition, we may
in the future increase the use of leverage at times and in amounts that we, in our discretion, deem prudent and such
decision would not be subject to stockholder approval. Furthermore, our board of directors may determine that
healthcare properties do not offer the potential for attractive risk-adjusted returns for an investment strategy.
Changes to our strategies with regards to the foregoing could adversely affect our financial condition, results of
operations and our ability to make distributions to our stockholders.
Our rights and the rights of our stockholders to take action against our directors and officers are limited, which
could limit your recourse in the event that we take certain actions which are not in your best interests.
Our charter eliminates the liability of our directors and officers to us and our stockholders for money damages,
except for liability resulting from:
•
•
actual receipt of an improper benefit or profit in money, property or services; or
active and deliberate dishonesty by the director or officer that was established by a final judgment as
being material to the cause of action adjudicated.
Our charter authorizes us to indemnify our present and former directors and officers for actions taken by them in
those and other capacities to the maximum extent permitted by Maryland present and former law. Our bylaws
obligate us to indemnify each present and former director or officer, to the maximum extent permitted by Maryland
law, in the defense of any proceeding to which he or she is made, or threatened to be made, a party by reason of his
or her service to us. In addition, we may be obligated to advance the defense costs incurred by our director and
officers. We have entered into indemnification agreements with our officers and intend to enter into indemnification
agreements with our directors, granting them express indemnification rights. As a result, we and our stockholders
may have more limited rights against our directors and officers than might otherwise exist absent the current
provisions in our charter, bylaws and indemnification agreements or that might exist with other companies.
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Our charter contains provisions that make removal of our directors difficult, which could make it difficult for our
stockholders to effect changes to our management and may prevent a change in control of our company that is in the
best interests of our stockholders. Our charter provides that a director may only be removed for cause upon the
affirmative vote of holders of two-thirds of all the votes entitled to be cast generally in the election of directors.
Vacancies may be filled only by a majority of the remaining directors in office, even if less than a quorum. These
requirements make it more difficult to change our management by removing and replacing directors and may
prevent a change in control of our company that is in the best interests of our stockholders.
We are a holding company with no direct operations and, as such, we will rely on funds received from our
operating partnership to pay liabilities, and the interests of our stockholders will be structurally subordinated to
all liabilities and obligations of our operating partnership and its subsidiaries.
We are a holding company and conduct substantially all of our operations through our operating partnership. We do
not have, apart from an interest in our operating partnership, any independent operations. As a result, we will rely on
distributions from our operating partnership to pay any dividends we might declare on shares of our common stock.
We will also rely on distributions from our operating partnership to meet any of our obligations, including any tax
liability on taxable income allocated to us from our operating partnership. In addition, because we are a holding
company, your claims as stockholders will be structurally subordinated to all existing and future liabilities and
obligations (whether or not for borrowed money) of our operating partnership and its subsidiaries. Therefore, in the
event of our bankruptcy, liquidation or reorganization, our assets and those of our operating partnership and its
subsidiaries will be available to satisfy the claims of our stockholders only after all of our and our operating
partnership’s and its subsidiaries’ liabilities and obligations have been paid in full.
Our operating partnership may issue additional OP units to third parties without the consent of our stockholders,
which would reduce our ownership percentage in our operating partnership and would have a dilutive effect on
the amount of distributions made to us by our operating partnership and, therefore, the amount of distributions
we can make to our stockholders.
We own 100% of the outstanding OP units and we may, in connection with our acquisition of properties or
otherwise, cause our operating partnership to issue additional OP units to third parties. Such issuances would reduce
our ownership percentage in our operating partnership and affect the amount of distributions made to us by our
operating partnership and, therefore, the amount of distributions we can make to our stockholders. Because you will
not directly own OP units, you will not have any voting rights with respect to any such issuances or other
partnership level activities of our operating partnership.
Risks Related to Our Qualification and Operation as a REIT
Failure to remain qualified as a REIT, would cause us to be taxed as a regular corporation, which would
adversely affect the value of our shares and substantially reduce funds available for distributions to our
stockholders.
Our organization and proposed method of operation have enabled us to meet the requirements for qualification and
taxation as a REIT commencing with our taxable year ended December 31, 2015. However, we cannot assure you
that we will remain qualified as a REIT. Qualification as a REIT involves the application of highly technical and
complex Code provisions for which there are only limited judicial and administrative interpretations. The
complexity of these provisions and of the applicable Treasury regulations that have been promulgated under the
Code, or the Treasury Regulations, is greater in the case of a REIT that, like us, holds its assets through a
partnership. The determination of various factual matters and circumstances not entirely within our control may
affect our ability to qualify as a REIT. In order to qualify as a REIT, we must satisfy a number of requirements,
including requirements regarding the ownership of our stock, the composition of our assets and the composition of
our income. In addition, we must distribute to stockholders annually at least 90% of our REIT taxable income,
determined without regard to the dividends paid deduction and excluding net capital gains. Legislation, new
Treasury Regulations, administrative interpretations or court decisions may materially and adversely affect our
ability to qualify as a REIT for U.S. federal income tax purposes.
34
If we fail to qualify as a REIT in any taxable year, we will face serious tax consequences that will substantially
reduce the funds available for distribution to our stockholders because:
• we would not be allowed a deduction for dividends paid to stockholders in computing our taxable
income and would be subject to U.S. federal income tax at regular corporate rates;
• we could be subject to increased state and local taxes; and
•
unless we are entitled to relief under certain U.S. federal income tax laws, we could not re-elect REIT
status until the fifth calendar year after the year in which we failed to qualify as a REIT.
In addition, if we fail to qualify as a REIT, we will no longer be required to make distributions. As a result of all
these factors, our failure to qualify as a REIT could impair our ability to expand our business and raise capital, and it
would adversely affect the market price of our common shares.
If our operating partnership failed to qualify as a “partnership” for U.S. federal income tax purposes, we would
cease to qualify as a REIT and suffer other adverse consequences.
We believe that our operating partnership should be treated either as an entity disregarded from us or, after the
admission of additional partners, if any, as a “partnership” for U.S. federal income tax purposes. As a disregarded
entity or a partnership, our operating partnership will not be subject to U.S. federal income tax on its income.
Instead, each of its partners will be allocated, and may be required to pay tax with respect to, its share of our
operating partnership’s income. We cannot assure you that the IRS will not challenge the status of our operating
partnership, or that a court would not sustain such a challenge. If the Internal Revenue Service, or IRS, were
successful in treating our operating partnership as an entity taxable as a corporation, it would be liable for U.S.
federal and state corporate income taxes on its taxable income and we would fail to meet the gross income tests and
certain of the asset tests applicable to REITs under the Code and cease to qualify as a REIT.
We may face other tax liabilities that reduce our cash flows.
We may be subject to certain federal, state and local taxes on our income and assets, including taxes on any
undistributed income, tax on income from some activities conducted as a result of a foreclosure, taxes on income
from certain “prohibited transactions” and state or local income, property and transfer taxes. In addition, any TRS
that we may form or in which we may invest will be subject to regular corporate federal, state and local taxes. Any
of these taxes would decrease cash available for distributions to our stockholders.
To maintain our status as a REIT and avoid the payment of U.S. federal income and excise taxes, we may be
forced to borrow funds, use proceeds from the issuance of securities, pay taxable dividends of our stock or debt
securities or sell assets to make distributions, in each case during unfavorable market conditions and which may
result in our distributing amounts that would otherwise be used for our operations.
To maintain our status as a REIT, we generally must distribute to our stockholders at least 90% of our REIT taxable
income each year, determined without regard to the dividends paid deduction and excluding net capital gains, and
we will be subject to regular corporate income taxes to the extent that we distribute less than 100% of our REIT
taxable income (determined without regard to the deduction for dividends paid) each year. In addition, we will be
subject to a 4% nondeductible excise tax on the amount, if any, by which distributions paid by us in any calendar
year are less than the sum of 85% of our ordinary income, 95% of our capital gain net income and 100% of our
undistributed income from prior years. These requirements could cause us to distribute amounts that otherwise
would be spent on operations, the acquisitions of properties and the service of our debt. It is possible that we could
be required to borrow funds, use proceeds from the issuance of securities, pay taxable dividends of our stock or debt
securities or sell assets in order to distribute enough of our taxable income to qualify or maintain our qualification as
a REIT and to avoid the payment of U.S. federal income and excise taxes. We cannot assure you that a sufficient
amount of capital will be available to us on favorable terms, or at all, when needed for the foregoing purposes,
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which would materially and adversely affect our financial condition, results of operations, cash flows and ability to
pay distributions, and the market price of our common stock.
Complying with the REIT requirements may cause us to forego otherwise attractive opportunities or liquidate
otherwise attractive investments.
To maintain our status as a REIT for U.S. federal income tax purposes, we must continually satisfy tests concerning,
among other things, the sources of our income, the nature and diversification of our assets, the amounts we distribute
to our stockholders and the ownership of our shares. In order to meet these tests, we may be required to forego
investments we might otherwise make or liquidate otherwise attractive investments. Compliance with the REIT
requirements may reduce our income and amounts available for distribution to our stockholders and otherwise
hinder our performance.
The “prohibited transactions” tax may limit our ability to dispose of our properties.
A REIT’s net gain or income from “prohibited transactions” is subject to a 100% penalty tax. In general, prohibited
transactions are sales or other dispositions of property, other than foreclosure property, held primarily for sale to
customers in the ordinary course of business. Although a safe harbor regarding the characterization of the sale of real
property by a REIT as a prohibited transaction is available, we cannot assure you that we will be able to comply
with the safe harbor with respect to any sale of our properties or that we will avoid owning property that may be
characterized as held primarily for sale to customers in the ordinary course of business. Consequently, we may
choose not to engage in an otherwise attractive sale of property or may conduct such a sale through a TRS, which
would subject such sale to federal and state income taxation.
Any ownership of a TRS will be subject to limitations, and our transactions with a TRS cause us to be subject to a
100% penalty tax on certain income or deductions if those transactions are not conducted on arm’s-length terms.
We have formed one TRS, and in the future, may form other TRSs for various reasons, including for the purpose of
leasing “qualified healthcare properties” from us pursuant to the provisions of REIT Investment Diversification and
Empowerment Act of 2007, or RIDEA. Overall, no more than 20% of the value of a REIT’s assets may consist of
stock or securities of one or more TRSs. In addition, the Code limits the deductibility of interest paid or accrued by a
TRS to its parent REIT to assure that the TRS is subject to an appropriate level of corporate taxation. The Code also
imposes a 100% excise tax on certain transactions between a TRS and its parent REIT that are not conducted on an
arm’s-length basis. We will monitor the value of our respective investments in our TRSs for the purpose of ensuring
compliance with the TRS ownership limitation and will structure any future transactions with any TRS on terms that
we believe are arm’s length to avoid incurring the 100% excise tax described above. However, there can be no
assurance that we will be able to comply with such TRS ownership limitation or to avoid application of the 100%
excise tax.
TRSs will increase our overall tax liability.
Our one TRS, and any TRSs that we may form in the future, including a TRS formed to lease “qualified healthcare
properties” from us under the provisions of RIDEA, will be subject to federal and state income tax on its taxable
income. Accordingly, although our ownership of a TRS may allow us to participate in income we otherwise could
not receive directly as a REIT, such income would be fully subject to federal and state income tax.
If a TRS tenant failed to qualify as a TRS, or the operator of a facility engaged by a TRS tenant did not qualify as
an “eligible independent contractor,” we could fail to qualify as a REIT and could be subject to higher taxes and
have less cash available for distribution to our stockholders.
We may, in the future, lease certain of our properties that qualify as “qualified healthcare properties” to a TRS
tenant, although we have no present intention to do so. Rent paid by a tenant that is a “related party tenant” of ours
will not be qualifying income for purposes of the two gross income tests applicable to REITs. However, so long as
any TRS tenant of ours qualifies as a TRS, it will not be treated as a “related party tenant” with respect to our
36
healthcare properties that are managed by “eligible independent contractors.” We would seek to structure any future
arrangements with a TRS tenant such that the TRS tenant would qualify to be treated as a TRS for U.S. federal
income tax purposes, but there can be no assurance that the IRS would not challenge the status of a TRS or that a
court would not sustain such a challenge. If the IRS were successful in disqualifying a TRS tenant from treatment as
a TRS, it is possible that we would fail to meet the asset tests applicable to REITs and a significant portion of our
income would fail to qualify for the gross income tests. If we failed to meet either the asset or gross income tests, we
would likely lose our REIT qualification for federal income tax purposes.
Additionally, if the operator of a facility engaged by a TRS tenant does not qualify as an “eligible independent
contractor,” we could fail to qualify as a REIT. Any operator of a healthcare facility leased to a TRS tenant must
qualify as an “eligible independent contractor” under the REIT rules in order for the rent paid to us by such TRS
tenant to be qualifying income for purposes of the REIT gross income tests. Among other requirements, in order to
qualify as an eligible independent contractor a facility operator must not own, directly or indirectly, more than 35%
of our outstanding shares and no person or group of persons can own more than 35% of our outstanding shares and
the ownership interests of the facility operator, taking into account certain ownership attribution rules. The
ownership attribution rules that apply for purposes of these 35% thresholds are complex. Although we would
monitor ownership of our shares by any facility operators and their owners, there can be no assurance that these
ownership levels will not be exceeded.
If leases of our properties are not respected as true leases for U.S. federal income tax purposes, we would fail to
qualify as a REIT and would be subject to higher taxes and have less cash available for distribution to our
stockholders.
Rents paid to us by third-party tenants and any TRS tenant that we may form in the future pursuant to the leases of
our properties will constitute substantially all of our gross income. In order for such rent to qualify as “rents from
real property” for purposes of the gross income tests applicable to REITs, the leases must be respected as true leases
for U.S. federal income tax purposes and not be treated as service contracts, joint ventures or some other type of
arrangement. If our leases are not respected as true leases for U.S. federal income tax purposes, we would fail to
qualify as a REIT.
You may be restricted from acquiring or transferring certain amounts of our common stock.
The share ownership restrictions of the Code for REITs and the 9.8% share ownership limit and other restrictions on
ownership and transfer of our shares contained in our charter may inhibit market activity in our shares and restrict
our business combination opportunities.
In order to maintain our status as a REIT each taxable year, five or fewer individuals, as defined in the Code, may
not own, beneficially or constructively, more than 50% in value of our issued and outstanding shares at any time
during the last half of each taxable year. Attribution rules in the Code determine if any individual or entity
beneficially or constructively owns our shares under this requirement. Additionally, at least 100 persons must
beneficially own our shares during at least 335 days of a taxable year for each taxable year. To help insure that we
meet these tests, our charter restricts the acquisition and ownership of shares.
Our charter, with certain exceptions, authorizes our directors to take such actions as are necessary and desirable to
preserve our qualification as a REIT. Unless exempted by our board of directors, our charter prohibits any person
from beneficially or constructively owning more than 9.8% in value of the outstanding shares of our capital stock or
9.8%, in value or number of shares, whichever is more restrictive, of the outstanding shares of our common stock.
Our board of directors may not grant an exemption from these restrictions to any proposed transferee whose
ownership in excess of such limits would result in our failing to qualify as a REIT. This, as well as other restrictions
on transferability and ownership, will not apply if our board of directors determines that it is no longer in our best
interests to continue to qualify as a REIT.
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Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.
The maximum tax rate applicable to “qualified dividend income” payable to U.S. stockholders that are taxed at
individual rates is 20%. Dividends payable by REITs, however, generally are not eligible for the reduced rates on
qualified dividend income. The more favorable rates applicable to regular corporate qualified dividends could cause
investors who are taxed at individual rates to perceive investments in REITs to be relatively less attractive than
investments in the stocks of non-REIT corporations that pay dividends, which could adversely affect the value of the
shares of REITs, including our common stock. However, for tax years beginning after December 31, 2017, certain
stockholders may be able to deduct up to 20% of "qualified REIT dividends" pursuant to Section 199A of the Code
subject to certain limitations set forth in the Code.
Distributions to tax-exempt stockholders may be classified as unrelated business tax income.
In general, neither ordinary nor capital gain distributions with respect to our common stock, nor gain from the sale
of our common stock, should constitute unrelated business tax income, or UBTI, to a tax-exempt stockholder.
However, under certain limited circumstances, income and gain recognized by certain tax-exempt stockholders
could be treated, in whole or in part, as UBTI.
Non-U.S. stockholders may be subject to FIRPTA taxation upon the sale of their shares of our common stock.
Subject to the exceptions described herein, a non-U.S. person generally is subject to U.S. federal income tax on gain
recognized on a disposition of our stock under the Foreign Investment in Real Property Tax Act, or FIRPTA.
However, such FIRPTA tax will not apply if we are “domestically controlled,” meaning less than 50% of our stock,
by value, has been owned directly or indirectly by non-U.S. persons during a specified look-back period. In addition,
even if we were not domestically controlled, such tax would not apply to such non-U.S. stockholder if our common
stock was traded on an established securities market and such stockholder did not, at any time during the five-year
period prior to a sale of our common stock, directly or indirectly own more than 5% of the value of our outstanding
common stock. We cannot assure you that we will qualify as a “domestically controlled” REIT, although we expect
our stock will be regularly traded on an established securities market.
Our capital gain distributions to non-U.S. stockholders attributable to our sales of U.S. real property interests
may be subject to tax under FIRPTA.
A non-U.S. stockholder generally is subject to U.S. income tax on our capital gain distributions attributable to our
sales of U.S. real property interests under FIRPTA. However, if our common stock is regularly traded on an
established securities market, such distributions will not be subject to such tax if such stockholder did not, at any
time during the one-year period preceding the distribution, directly or indirectly own more than 5% of the value of
our outstanding common stock. While we expect our stock will be regularly traded on an established securities
market, if it is not so traded, or if we are unable to determine the level of ownership of a particular non-U.S.
stockholder, we may be required to withhold 35% of any distribution to such stockholder that we designate as a
capital gain dividend.
We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our
common stock.
At any time, the U.S. federal income tax laws governing REITs or the administrative interpretations of those laws
may be amended. We cannot predict when or if any new U.S. federal income tax law, regulation or administrative
interpretation, or any amendment to any existing U.S. federal income tax law, regulation or administrative
interpretation, will be adopted, promulgated or become effective and any such law, regulation, or interpretation may
take effect retroactively. We and our stockholders could be adversely affected by any such change in the U.S. federal
income tax laws, regulations or administrative interpretations.
In December 2017, Congress enacted a comprehensive tax reform bill (the “2017 Tax Reform Bill”). Among other
things, the 2017 Tax Reform Bill reduces the top corporate tax rate from 35% to 21%, allows a deduction of up to
38
20% of qualified business income including qualified REIT dividends, eliminates the corporate alternative minimum
tax, and places certain additional limitations on the deductibility of interest expense. Additionally, the 2017 Tax
Reform Bill requires that taxpayers using the accrual method for income tax accounting take into account certain
items of income for income tax purposes no later than the time such items are taken into account as revenue for
financial accounting purposes on certain financial statements. To the extent that we are required to recognize any
item of revenue for financial accounting purposes (such as straight-lining of rent pursuant to Accounting Standards
Codification Topic 840), we may be required to recognize such item for income tax purposes. The full effect of the
2017 Tax Reform Bill on the real estate industry and our business are not yet known.
Risks Related to our Common Stock
The market price and trading volume of our common stock may be volatile.
Our common stock is listed on the New York Stock Exchange. As an active trading market continues to develop for
our common stock, the market price of our common stock may be volatile. In addition, the trading volume in our
common stock may fluctuate and cause significant price variations to occur, and investors in our common stock may
from time to time experience a decrease in the value of their shares, including decreases unrelated to our operating
performance or prospects. If the market price of our common stock declines significantly, you may be unable to
resell your shares at or above the price at which you purchased such shares. We cannot assure you that the market
price of our common stock will not fluctuate or decline significantly in the future.
Some of the factors that could negatively affect our share price or result in fluctuations in the price or trading
volume of our common stock include:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
actual or anticipated variations in our quarterly operating results or dividends;
changes in our FFO or earnings estimates;
publication of research reports about us or the real estate industry;
increases in market interest rates that lead purchasers of our shares to demand a higher yield;
changes in market valuations of similar companies;
adverse market reaction to any additional debt we incur in the future;
additions or departures of key management personnel;
actions by institutional stockholders;
speculation in the press or investment community;
the realization of any of the other risk factors presented in this report;
the extent of investor interest in our securities;
the general reputation of REITs and the attractiveness of our equity securities in comparison to other
equity securities, including securities issued by other real estate-based companies;
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our underlying asset value;
investor confidence in the stock and bond markets generally;
changes in tax laws;
39
•
•
•
•
•
future equity issuances;
failure to meet earnings estimates;
failure to meet and maintain REIT qualification;
changes in our credit ratings; and
general market and economic conditions.
In the past, securities class-action litigation has often been instituted against companies following periods of
volatility in the price of their common stock. This type of litigation could result in substantial costs and divert our
management’s attention and resources, which could have a material adverse effect on us, including our financial
condition, results of operations, cash flow and the market price of our common stock.
Increases in market interest rates may have an adverse effect on the market price of our common stock as prospective
purchasers of our common stock may expect a higher dividend yield and as an increased cost of borrowing may
decrease our funds available for distribution.
One of the factors that will influence the market price of our common stock will be the dividend yield on the
common stock (as a percentage of the price of our common stock) relative to market interest rates. An increase in
market interest rates, which are currently at low levels relative to historical rates, may lead prospective purchasers of
our common stock to expect a higher dividend yield (with a resulting decline in the trading prices of our common
stock) and higher interest rates would likely increase our borrowing costs and potentially decrease funds available
for distribution. Thus, higher market interest rates could cause the market price of our common stock to decrease.
Our issuance of equity securities or the perception that such issuances might occur could materially adversely
affect us, including the per share trading price of our common stock.
The vesting of any restricted shares granted to certain directors, executive officers and other employees under our
2014 Incentive Plan, the issuance of our common stock or OP Units in connection with future property, portfolio or
business acquisitions and other issuances of our common stock could have an adverse effect on the market price of
our common stock, and the existence of our common stock issuable under our 2014 Incentive Plan may adversely
affect the terms upon which we may be able to obtain additional capital through the sale of equity securities. In
addition, future issuances of our common stock may be dilutive to existing stockholders.
If securities analysts do not publish research or reports about our industry or if they downgrade our common
stock or the healthcare-related real estate sector, the price of our common stock could decline.
The trading market for our common stock relies in part upon the research and reports that industry or financial
analysts publish about us or our industry. We have no control over these analysts. Furthermore, if one or more of the
analysts who do cover us downgrades our shares or our industry, or the stock of any of our competitors, the market
price of our common stock could decline. If one or more of these analysts ceases coverage of our company, we
could lose attention in the market which in turn could cause the market price of our common stock to decline.
Future sales of shares of our common stock, particularly by our executive officers or directors, may cause the per
share trading price of our common stock to decline.
Any sales of a substantial number of shares of our common stock, or the perception that those sales might occur,
may cause the market price of the common stock to decline. After the expiration of any applicable transfer
restrictions imposed by our 2014 Incentive Plan, stock purchase agreements or lockup agreements with us, our
executive officers and directors will have the ability to sell all of any portion of the applicable common stock which
could cause the market price of our common stock to decline.
40
ITEM 1B. UNRESOLVED STAFF COMMENTS
None.
ITEM 2. PROPERTIES
In addition to the information provided below, see Item 1, "Business," Note 2 to the Consolidated Financial
Statements in Item 8 "Financial Statements and Supplementary Data," and Schedule III of Item 15 of this Annual
Report on Form 10-K for more detailed information about the Company's properties as of December 31, 2017.
Scheduled Lease Expirations
As of December 31, 2017, the weighted average remaining years to maturity pursuant to the leases with our tenants
was approximately 7.4 years, with expirations through 2033. The table below details scheduled lease expirations, as
of December 31, 2017, for our properties for the periods indicated.
Year
2018
2019
2020
2021
2022
2023
2024
2025
2026
Thereafter
Month-to-Month
Totals
Total Leased Square Footage
Annualized Lease Revenue
Number of
Leases Expiring
Amount
Percent (%)
Amount
(in thousands)
Percent (%)
31
32
39
17
29
13
5
4
4
29
4
207
154,789
166,710
199,984
152,224
180,610
74,004
37,433
64,493
98,911
651,562
3,740
1,784,460
8.7 %
9.3 %
11.2 %
8.5 %
10.1 %
4.2 %
2.1 %
3.6 %
5.6 %
36.5 %
0.2 %
100.0% $
3,317
3,916
3,720
3,061
3,845
1,569
1,139
2,144
2,343
11,501
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36,594
9.1 %
10.7 %
10.2 %
8.4 %
10.5 %
4.3 %
3.1 %
5.8 %
6.4 %
31.4 %
0.1 %
100.0%
ITEM 3. LEGAL PROCEEDINGS
The Company may, from time to time, be involved in litigation arising in the ordinary course of business or which
may be expected to be covered by insurance. The Company is not aware of any pending or threatened litigation that,
if resolved against the Company, would have a material adverse effect on the Company’s consolidated financial
position, results of operations or cash flows.
ITEM 4. MINE SAFETY DISCLOSURES
None.
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PART II.
ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCKHOLDER MATTERS
AND ISSUER PURCHASES OF EQUITY SECURITIES
Shares of the Company's common stock are traded on the New York Stock Exchange under the symbol "CHCT." At
February 16, 2018, there were 17 stockholders of record. The following table sets forth the high and low sales prices
per share of common stock and the dividends declared and paid per share of common stock related to the years
ended December 31, 2017 and 2016.
2017
First quarter
Second quarter
Third quarter
Fourth quarter (1)
2016
First quarter
Second quarter
Third quarter
Fourth quarter
_________
High
Low
Dividends
Declared and Paid
per Share
$
$
$
$
$
$
$
$
24.94 $
26.50 $
27.95 $
30.64 $
19.39 $
21.39 $
23.71 $
23.69 $
21.33 $
23.76 $
23.30 $
26.06 $
15.87 $
17.70 $
20.55 $
19.61 $
0.3900
0.3925
0.3950
0.3975
0.3800
0.3825
0.3850
0.3875
(1) Our fourth quarter dividend is payable on March 2, 2018 to shareholders of record on February 16, 2018.
Future dividends will be declared and paid at the discretion of the Board of Directors. The Company’s ability to pay
dividends is dependent upon its ability to generate funds from operations and cash flows, and to make accretive new
investments.
42
Stock Performance Graph
The following graph compares, over a measurement period beginning May 21, 2015 and ending on December 31,
2017, the cumulative total return on our common stock with (i) the cumulative total return on the stocks included in
the Russell 3000 Index and (ii) the cumulative total return on the stocks included in the NAREIT All Equity REIT
Index. The performance graph assumes that the value of the investment in our common stock, the Russell 3000
Index and the NAREIT All Equity REIT Index was $100 at May 21, 2015, the date our common stock began
publicly trading on the New York Stock Exchange, and that all dividends were reinvested.
Index
5/21/2015 12/31/2015 12/31/2016 12/31/2017
Period Ending
Community Healthcare Trust Incorporated
Russell 3000 Index
NAREIT All Equity REIT Index
$
$
$
100.00 $
95.98 $
129.42 $
167.99
100.00 $
95.92 $
108.14 $
130.99
100.00 $
103.15 $
112.05 $
121.77
There can be no assurance that our common stock performance will continue in the future with the same or similar
trends depicted in the stock performance graph above. We will not make or endorse any predictions as to future
stock performance.
The information provided under the heading “Stock Performance Graph” shall not be deemed to be “soliciting
material” or to be “filed” with the SEC or subject to its proxy regulations or to the liabilities of Section 18 of the
Securities Exchange Act of 1934, as amended, other than as provided in Item 201 of Regulation S-K. The
information provided in this section shall not be deemed to be incorporated by reference into any filing under the
Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended.
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ITEM 6. SELECTED FINANCIAL DATA
The following table sets forth financial information for the Company, which is derived from the Consolidated
Financial Statements of the Company. The Company was formed on March 28, 2014, therefore, no financial data
is available prior to that date.
(Amounts in thousands except per share data)
Statement of Operations Data:
Total revenues
Total expenses
Other income (expense), net
Net income (loss)
Diluted Income (loss) per share:
Income (loss) per diluted common share
Weighted average common shares outstanding - Diluted
Balance Sheet Data (as of the end of the period):
Real estate properties, gross
Real estate properties, net
Mortgage notes receivable, net
Total assets
Debt, net
Total stockholders' equity
Other Data:
Funds from operations (2)
Funds from operations per common share - Diluted (2)
Dividends paid
Dividends declared and paid per common share
Year Ended December 31,
2017
2016
2015 (1)
For the Period
from March 28,
2014 (inception)
to
December 31,
2014
$
$
$
$
$
$
$
$
$
$
$
$
$
37,343 $
25,197 $
8,632 $
29,956
(3,877)
21,328
(1,148)
9,759
(329)
3,510 $
2,721 $
(1,456) $
0.19 $
0.24 $
14,815
11,320
(0.31) $
4,727
388,486 $
252,736 $
132,967 $
352,350 $
234,332 $
127,764 $
10,633 $
10,786 $
10,897 $
385,766 $
251,529 $
142,803 $
93,353 $
51,000 $
17,000 $
283,374 $
194,007 $
122,270 $
21,224 $
15,912 $
1.41 $
24,432
1.41 $
17,783 $
1.565 $
1.525 $
3,747 $
0.79 $
3,928 $
0.517 $
—
—
—
—
—
200
—
—
—
2
—
2
—
—
—
—
(1) The Company completed it initial public offering and began operations on May 27, 2015.
(2) See "Management's Discussion and Analysis of Financial Condition and Results of Operations" for a discussion of funds from operations
("FFO"), including why the Company presents FFO and a reconciliation of net income to FFO.
44
ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS
The purpose of this Management's Discussion and Analysis ("MD&A") is to provide an understanding of the
Company's consolidated financial condition, results of operations and cash. MD&A is provided as a supplement to,
and should be read in conjunction with, the Company's Consolidated Financial Statements and accompanying notes.
Overview
We were organized in the State of Maryland on March 28, 2014. We are a self-administered, self-managed
healthcare REIT that acquires and owns properties that are leased to hospitals, doctors, healthcare systems or other
healthcare service providers in our target submarkets. The Company conducts its business through an UPREIT
structure in which its properties are owned by its operating partnership, either directly or through subsidiaries. The
Company is the sole general partner, owning 100% of the OP units.
Emerging Growth Company
We have elected to be an emerging growth company, as defined in the JOBS Act since 2015. An emerging growth
company may take advantage of specified reduced reporting requirements and is relieved of certain other significant
requirements that are otherwise generally applicable to public companies. As an emerging growth company, among
other things:
• we are exempt from the requirement to obtain an attestation and report from our auditors on the assessment
of our internal control over financial reporting pursuant to the Sarbanes-Oxley Act;
• we are permitted to provide less extensive disclosure about our executive compensation arrangements; and
• we are not required to give our stockholders non-binding advisory votes on executive compensation or
golden parachute arrangements.
The JOBS Act also permits us, as an emerging growth company, to take advantage of an extended transition period
to comply with new or revised accounting standards applicable to public companies and thereby allows us to delay
the adoption of those standards until those standards would apply to private companies. We have irrevocably elected
not to avail ourselves of this exemption from new or revised accounting standards, and, therefore, will be subject to
the same new or revised accounting standards as other public companies that are not emerging growth companies.
We may take advantage of these provisions for up to five years or such earlier time that we are no longer an
emerging growth company. We will cease to be an emerging growth company upon the earliest to occur of: (i) the
last day of the first fiscal year in which we have more than $1.07 billion in annual revenues; (ii) the date we qualify
as a "large accelerated filer," with at least $700 million in market value of our common stock held by non-affiliates;
(iii) the issuance, in any three-year period, of more than $1.0 billion of non-convertible debt securities; and (iv) the
last day of the fiscal year ending after the fifth anniversary of our IPO in May 2015.
Trends and Matters Impacting Operating Results
Management monitors factors and trends that it believes are important to the Company and the REIT industry in
order to gauge their potential impact on the operations of the Company. Certain of the factors and trends that
management believes may impact the operations of the Company are discussed below.
Real estate investments
During 2017, the Company invested in 28 real estate properties for an aggregate purchase price of approximately
$133.2 million, including cash consideration of approximately $132.6 million. Upon acquisition, the real estate
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properties were approximately 98.8% leased in the aggregate with lease expirations through 2032. The Company
also acquired a property, adjacent to its corporate office, for a cash purchase price of approximately $0.9 million.
The property is leased to a tenant but the Company intends to use the property for future expansion of its corporate
office. In addition, we funded a $5.0 million mezzanine loan to the tenant of one of the properties acquired and
purchased $11.45 million face value of certain promissory notes, secured by accounts receivable of our bankrupt
borrower, for $8.75 million from a syndicate of banks, a $2.7 million discount to face value. See Notes 4 and 5 to
the Consolidated Financial Statements for further discussion related to this note purchase and bankruptcy.
Acquisition Pipeline
The Company has three properties under definitive purchase agreements for an aggregate purchase price of
approximately $16.8 million with expected returns ranging from approximately 9.0% to 9.6% . The Company
anticipates these properties will close during the first quarter of 2018. However, the Company is currently
performing due diligence procedures customary for these types of transactions and cannot provide assurance as to
the timing of when, or whether, these transactions will actually close.
The Company also has three properties under definitive purchase agreements, to be acquired after completion and
occupancy, for an aggregate expected purchase price of approximately $40.4 million. The Company expects to close
on one of these properties sometime in the first half of 2018 and expects to close on the remaining two properties
sometime in the second half of 2018. The Company's expected aggregate return on these investments ranges up to
approximately 11%. However, the Company cannot provide assurance as to the timing of when, or whether, these
transactions will actually close.
The Company anticipates funding these investments with cash from operations, through proceeds from its Credit
Facility or from net proceeds from additional debt or equity offerings.
Purchase Option Provisions
Certain of the Company's leases provide the lessee with a purchase option or a right of first refusal to purchase the
leased property. The purchase option provisions require the lessee to purchase the leased property at an amount
greater than the Company's gross investment in the leased property at the time of the purchase. No purchase options
were exercised during the year ended December 31, 2017. The Company had approximately $6.3 million in two real
estate properties at December 31, 2017 with purchase options that are exercisable during 2018.
Equity Offering
In July 2017, the Company completed a public offering of 4,887,500 shares of its common stock, including 637,500
shares of common stock issued in connection with the exercise in full of the underwriters' option to purchase
additional shares, and received net proceeds of approximately $108.6 million after deducting underwriting discount
and commissions and offering expenses paid by the Company. Proceeds from the offering were used to repay the
outstanding balance on our revolving credit facility totaling $58.0 million and for additional investments. See Note 7
to the Consolidated Financial Statements.
Second Amended and Restated Credit Facility
On March 29, 2017, we entered into a second amended and restated Credit Facility (as amended and restated, the
"Credit Facility"). The Credit Facility provides for a $150.0 million revolving credit facility (the "Revolving Credit
Facility") and $100.0 million in term loans (the "Term Loans"). The Credit Facility, through the accordion feature,
allows borrowings up to a total of $450.0 million, including the ability to add and fund additional term loans. The
Revolving Credit Facility matures on August 9, 2019 and includes two 12-month options to extend the maturity date
of the Revolving Credit Facility, subject to the satisfaction of certain conditions. The Term Loans include a five-year
term loan facility in the aggregate principal amount of $50.0 million (the "5-Year Term Loan") which matures on
March 29, 2022 and a seven-year term loan facility in the aggregate principal amount of $50.0 million (the "7-Year
Term Loan") which matures on March 29, 2024. Upon closing of the Credit Facility on March 29, 2017, the
46
Company borrowed $30.0 million under each of the 5-Year Term Loan and the 7-Year Term Loan. Each of the 5-
Year Term Loan and 7-Year Term Loan has a delayed draw feature that is available in up to three draws within 15
months from March 29, 2017, subject to a minimum draw of $10.0 million and pro forma compliance. See Note 5 to
the Consolidated Financial Statements.
Lease Expirations
We expect that approximately 5% to 15% of our leases will expire in each year, given that our leases are generally
three to fifteen year leases with physicians or other healthcare providers. Based on annualized rent, approximately
9.1% expire in 2018. Management expects that many of the tenants will renew their leases, but in cases where they
do not renew, the Company believes it will generally be able to re-lease the space to existing or new tenants without
significant loss of rental income.
Contractual Obligations
The Company’s material contractual obligations at December 31, 2017 are included in the table below. At
December 31, 2017, the Company had no long-term capital lease or purchase obligations.
(Dollars in thousands)
Revolving Credit Facility (1)
Terms Loans (2)
Tenant improvements
Capital improvements
Total
Less Than
1 Year
1-3 Years
3-5 Years
More Than
5 Years
$
36,820
$
1,754
$
35,066
$
— $
74,536
3,430
123
2,747
3,279
123
5,493
34,507
151
—
—
—
—
31,789
—
—
$ 114,909
$
7,903
$
40,710
$
34,507
$
31,789
The amounts shown include interest at the weighted average interest rate at December 31, 2017 and the unused fee
____________
(1)
interest assuming the credit facility remains at $34.0 million through its maturity.
(2)
fees (or unused interest) assuming the term loans remain at $60.0 million outstanding through maturity.
The amounts shown include interest at the current fixed rates through the in-place cash flow hedges, and the ticking
Off-Balance Sheet Arrangements
We have no off-balance sheet arrangements that are reasonably like to have a material effect on the Company's
consolidated financial condition, results of operations or liquidity.
Inflation
We believe inflation will have a minimal impact on the operating performance of our properties. Many of our lease
agreements contain provisions designed to mitigate the adverse impact of inflation. These provisions include clauses
that enable us to receive payment of increased rent pursuant to escalation clauses which generally increase rental
rates during the terms of the leases. These escalation clauses often provide for fixed rent increases or indexed
escalations (based upon CPI or other measures). However, some of these contractual rent increases may be less than
the actual rate of inflation. Generally, our lease agreements require the tenant to pay property operating expenses,
including maintenance costs, real estate taxes and insurance. This requirement reduces our exposure to increases in
these costs and property operating expenses resulting from inflation.
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Seasonality
We do not expect our business to be subject to material seasonal fluctuations.
47
New Accounting Pronouncements
See Note 1 to the Company’s Consolidated Financial Statements accompanying this report for information on new
accounting standards not yet adopted.
Results of Operations
Our results of operations are most significantly impacted each year by our acquisitions in and funding of our real
estate investments, as well as expenses related to our employees, professional fees and other costs related to
operating the REIT and its related subsidiaries.
As of December 31, 2017, we had invested approximately $399.1 million in 86 real estate properties, including a
mortgage note, which are located in 26 states and total over 2.0 million square feet. During 2017, we acquired 28
real estate properties which in the aggregate were 98.8% leased for cash consideration of approximately $133.5
million. During 2016, we acquired 17 real estate properties for cash consideration of approximately $103.2 million
and funded a mortgage note receivable for approximately $12.4 million.
Year Ended December 31, 2017 Compared to December 31, 2016
The table below shows our results of operations for the year ended December 31, 2017 compared to the same period
in 2016 and the effect of changes in those results from period to period on our net income.
REVENUES
Rental income
Tenant reimbursements
Mortgage interest
Other operating
EXPENSES
Property operating
General and administrative
Depreciation and amortization
Bad debts
OTHER INCOME (EXPENSE)
Interest expense
Interest and other income, net
NET INCOME
___________
N/M-not meaningful.
For the Year Ended
December 31,
Increase (Decrease) to
Net Income
2017
2016
$
%
$
31,071
$
18,999
$
12,072
5,071
1,022
179
4,564
1,634
—
507
(612)
179
37,343
25,197
12,146
8,682
3,475
17,732
67
29,956
(3,948)
71
(3,877)
4,744
3,228
13,201
155
21,328
(1,178)
30
(1,148)
$
3,510
$
2,721
$
(3,938)
(247)
(4,531)
88
(8,628)
(2,770)
41
(2,729)
789
63.5 %
11.1 %
(37.5)%
n/a
48.2 %
(83.0)%
(7.7)%
(34.3)%
56.8 %
(40.5)%
N/M
N/M
N/M
29.0 %
48
Revenues
Revenues increased approximately $12.1 million or 48.2%, for the year ended December 31, 2017 compared to the
same period in 2016 due mainly to the following:
• Acquisitions during 2017 contributed revenues of approximately $6.7 million in 2017;
• Acquisitions during 2016, including one mortgage note that was subsequently converted upon the
acquisition of the real estate securing the note, contributed an increase in revenues of approximately $7.0
million in 2017; and
• Revenues for 2017 decreased approximately $1.6 million related to the properties acquired during 2015 due
to a reduction in tenant reimbursement revenue impacted by a reduction in operating expenses on certain
properties, as well as decrease in revenues from the loss of certain tenants.
Expenses
Property operating expenses increased approximately $3.9 million, or 83.0%, for the year ended December 31, 2017
compared to the same period in 2016 mainly due to the following:
• Acquisitions during 2017 accounted for an increase of approximately $0.9 million in 2017;
• Acquisitions during 2016 accounted for an increase of approximately $1.7 million in 2017;
• We recorded contingent consideration related to three acquisitions during 2015 and 2016 and we recorded
adjustments to the fair value of these contingent considerations during 2016 which resulted in a reduction
to property operating expense during 2016 of approximately $1.3 million.
General and administrative expenses
General and administrative expenses increased approximately $0.2 million, or 7.7%, for the year ended December
31, 2017 compared to the same period in 2016 due mainly to compensation-related expenses and occupancy costs
related to our employees and corporate office, including the amortization of non-vested restricted common shares
issued under the 2014 Incentive Plan and expenses related to the addition of employees.
Depreciation and amortization expense
Depreciation and amortization expense increased approximately $4.5 million, or 34.3%, for the year ended
December 31, 2017 compared to the same period in 2016 due mainly to the following:
• Depreciation and amortization related to properties acquired during 2017 accounted for an increase of
approximately $2.9 million in 2017;
• Depreciation and amortization related to properties acquired during 2016 accounted for an increase of
approximately $3.4 million in 2017; and
• Real estate intangible assets acquired in 2015 that became fully depreciated resulted in a decrease of
approximately $1.8 million in 2017.
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Interest expense
Interest expense increased approximately $2.8 million for the year ended December 31, 2017 compared to the same
period in 2016 due mainly to the following:
•
•
In the first quarter of 2017, the Company amended its Credit Facility and borrowed $60.0 million in Term
Loans which resulted in additional interest expense during 2017 of approximately $2.2 million;
Interest related to our Revolving Credit Facility increased approximately $0.6 million due mainly to an
increase in our weighted average interest rate during 2017.
Year Ended December 31, 2016 Compared to December 31, 2015
Our results of operations for 2016 compared to 2015 were significantly impacted by acquisitions of real estate and
investments in mortgage notes since the completion of our initial public offering on May 27, 2015. There were no
operations prior to our initial public offering in May 2015.
The table below shows our results of operations for the year ended December 31, 2016 compared to the same period
in 2015 and the effect of changes in those results from period to period on our net income (loss).
For the Year Ended
December 31,
Increase (Decrease) to
Net Income
2016
2015
$
%
REVENUES
Rental income
Tenant reimbursements
Mortgage interest
EXPENSES
Property operating
General and administrative
Depreciation and amortization
Bad debts
OTHER INCOME (EXPENSE)
Interest expense
Interest and other income, net
$
18,999
$
6,364
$
12,635
4,564
1,634
25,197
4,744
3,228
13,201
155
21,328
(1,178)
30
(1,148)
1,964
304
8,632
2,012
2,472
5,204
71
9,759
(364)
35
(329)
2,600
1,330
16,565
(2,732)
(756)
(7,997)
(84)
(11,569)
(814)
(5)
(819)
4,177
198.5 %
132.4 %
437.5 %
191.9 %
(135.8)%
(30.6)%
(153.7)%
(118.3)%
(118.5)%
(223.6)%
(14.3)%
(248.9)%
286.9 %
NET INCOME (LOSS)
$
2,721
$
(1,456) $
Revenues
Revenues for the year ended December 31, 2016 compared to the same period in 2015 increased approximately
$16.6 million due to the acquisition during 2016 of 17 real estate properties and one mortgage note, which was
subsequently converted upon the acquisition of the real estate securing the note, resulting in approximately $6.8
million in revenues in 2016, as well as the increase in revenue from 2015 to 2016 resulting from the acquisition of
40 real estate properties and 1 mortgage note from our initial public offering in late May 2015 through December
31, 2015, resulting in approximately $9.8 million in increased revenues.
50
Property operating expenses
Property operating expenses for the year ended December 31, 2016 compared to the same period in 2015 increased
approximately $2.7 million due to the acquisition during 2016 of 17 real estate properties, resulting in approximately
$1.2 million in property operating expenses in 2016, as well as the increase in property operating expenses from
2015 to 2016 due to the acquisition of 40 real estate properties from our initial public offering in late May 2015
through December 31, 2015, resulting in approximately $2.8 million in increased property operating expenses. Also,
we recorded contingent consideration related to three of our acquisitions. Adjustments to the fair value of the
contingent consideration during 2016 resulted in a reduction to property operating expense of approximately $1.3
million.
General and administrative expenses
General and administrative expenses for the year ended December 31, 2016 compared to the same period in 2015
increased approximately $0.8 million. Compensation-related expenses and occupancy costs related to our employees
and corporate office increased approximately $1.4 million due mainly to the partial year reflected in the results for
2015 since our initial public offering, as well as the addition of employees during 2016. Transaction costs, related to
acquisitions in 2016 and 2015 and our public offering in 2015, decreased by approximately $0.8 million in 2016
compared to 2015.
Depreciation and amortization expense
Depreciation and amortization expense for the year ended December 31, 2016 compared to the same period in 2015
increased approximately $8.0 million. The 17 real estate acquisitions during 2016 resulted in approximately $2.8
million in depreciation and amortization in 2016; the 40 real estate acquisitions during 2015 resulted in an increase
of approximately $5.1 million from 2015 to 2016 due mainly to the partial year reflected in the results for 2015 since
our initial public offering; and capital improvements resulted in an increase of approximately $0.1 million.
Interest expense
Interest expense for the year ended December 31, 2016 compared to the same period in 2015 increased
approximately $0.8 million due mainly to an increase in our weighted average outstanding balance on our revolving
credit facility throughout 2016.
Liquidity and Capital Resources
The Company monitors its liquidity and capital resources and relies on several key indicators in its assessment of
capital markets for financing acquisitions and other operating activities as needed, including the following:
• Leverage ratios and financial covenants included in our Credit Facility;
• Dividend payout percentage; and
•
Interest rates, underlying treasury rates, debt market spreads and equity markets.
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The Company uses these indicators and others to compare its operations to its peers and to help identify areas in
which the Company may need to focus its attention.
Sources and Uses of Cash
The Company derives most of its revenues from its real estate property and mortgage notes portfolio, collecting
rental income, operating expense reimbursements and mortgage interest based on contractual arrangements with its
tenants and borrowers. These sources of revenue represent our primary source of liquidity to fund our dividends,
51
general and administrative expenses, property operating expenses, interest expense on our Credit Facility and other
expenses incurred related to managing our existing portfolio and investing in additional properties. To the extent
additional resources are needed, the Company will fund its investment activity generally through equity or debt
issuances either in the public or private markets or through proceeds from our Credit Facility.
The Company expects to meet its liquidity needs through cash on hand, cash flows from operations and cash flows
from sources discussed above. The Company believes that its liquidity and sources of capital are adequate to satisfy
its cash requirements. The Company cannot, however, be certain that these sources of funds will be available at a
time and upon terms acceptable to the Company in sufficient amounts to meet its liquidity needs.
Operating Activities
Cash flows provided by operating activities for the years ended December 31, 2017, 2016 and 2015 were
approximately $22.1 million, $14.9 million, and $3.0 million, respectively. Cash flows provided by operating
activities for the years ended December 31, 2017, 2016 and 2015 were generally provided by contractual rents and
mortgage interest, net of property operating expenses not reimbursed by the tenants and general and administrative
expenses.
Investing Activities
Cash flows used in investing activities for the years ended December 31, 2017, 2016 and 2015 were approximately
$147.6 million, $117.1 million, and $140.6 million, respectively. During 2017, the Company invested in 28 real
estate properties and acquired a property adjacent to its corporate office for cash consideration of approximately
$133.5 million, and funded or purchased notes totaling approximately $13.8 million. During 2016, the Company
invested in 17 real estate properties for cash consideration of approximately $103.2 million, excluding closing costs,
and funded one mortgage note for approximately $12.4 million. During 2015, the Company invested in 40 real
estate properties for cash consideration of approximately $129.0 million and funded one mortgage note for
approximately $10.9 million.
Financing Activities
Cash flows provided by financing activities for the years ended December 31, 2017, 2016 and 2015 were
approximately $126.0 million, $101.7 million, and $139.7 million, respectively. During 2017, 2016 and 2015, the
Company paid dividends totaling $24.4 million, $17.8 million and $3.9 million, respectively. During 2017, 2016
and 2015, the Company completed equity offerings (including its initial public equity offering and concurrent
private placements in 2015) resulting in net proceeds, net of underwriters' discount and offering costs, of
approximately $108.6 million, $86.1 million and $127.5 million, respectively. During 2017, the Company repaid, on
a net basis, $17.0 million of its Revolving Credit Facility and borrowed approximately $34.0 million and $17.0
million, respectively, during 2016 and 2015. During 2017, the Company also borrowed $60 million in Term Loans
under its Credit Facility. The net proceeds from these equity offerings and borrowings under its Credit Facility were
used to invest in the Company's real estate assets.
Credit Facility
On March 29, 2017, we entered into a second amended and restated Credit Facility. The Credit Facility provides for
a $150.0 million Revolving Credit Facility and $100.0 million in Term Loans. The Credit Facility, through the
accordion feature, allows borrowings up to a total of $450.0 million, including the ability to add and fund additional
term loans. At December 31, 2017, the Company had $34.0 million balance outstanding under the Revolving Credit
Facility with a weighted average interest rate of approximately 3.95% and a remaining borrowing capacity of $116.0
million and had $60.0 million outstanding under its Term Loans with a fixed weighted average interest rate under
the swaps of approximately 4.34% and remaining borrowing capacity of $40.0 million. The Revolving Credit
Facility matures on August 9, 2019 and includes two options to extend the maturity date of the facility, subject to the
satisfaction of certain conditions. The Term Loans include the 5-Year Term Loan in the aggregate principal amount
52
of $50.0 million which matures on March 29, 2022 and the 7-Year Term Loan in the aggregate principal amount of
$50.0 million which matures on March 29, 2024.
The Company’s ability to borrow under the Credit Facility is subject to its ongoing compliance with a number of
customary affirmative and negative covenants, including limitations with respect to liens, indebtedness,
distributions, mergers, consolidations, investments, restricted payments and asset sales, as well as financial
maintenance covenants. Also, the Company’s present financing policy prohibits incurring debt (secured or
unsecured) in excess of 40% of its total book capitalization. At December 31, 2017, our debt to total book
capitalization ratio was approximately 24.8%. The Company, subsequent to year end, amended its Credit Facility,
effective as of November 1, 2017, to modify the formula used to calculate the amount of restricted payments the
Company may make under the Credit Facility. After considering the provisions of the amendment, the Company was
in compliance with its financial covenants under its Credit Facility at December 31, 2017.
Universal Shelf S-3 Registration Statement
In September 2016, the Company filed a registration statement on Form S-3 that will allow us to offer debt or equity
securities (or a combination thereof) of up to $750.0 million from time to time. The S-3 registration statement was
declared effective as of September 26, 2016. In July 2017, the Company completed an equity offering and issued
approximately 4,887,500 shares of its common stock for gross proceeds of approximately $114.6 million under its
Form S-3 registration statement, resulting in approximately $635.4 million remaining to be issued under the Form
S-3 registration statement.
Acquisition Pipeline
The Company has three properties under definitive purchase agreements for an aggregate purchase price of
approximately $16.8 million with expected returns ranging from approximately 9.0% to 9.6%. The Company
anticipates these properties will close during the first quarter of 2018. However, the Company is currently
performing due diligence procedures customary for these types of transactions and cannot provide assurance as to
the timing of when, or whether, these transactions will actually close.
The Company also has three properties under definitive purchase agreements, to be acquired after completion and
occupancy, for an aggregate expected purchase price of approximately $40.4 million. The Company expects to close
on one of these properties sometime in the first half of 2018 and expects to close on the remaining two properties
sometime in the second half of 2018. The Company's expected aggregate return on these investments ranges up to
approximately 11%. However, the Company cannot provide assurance as to the timing of when, or whether, these
transactions will actually close.
The Company anticipates funding these investments with cash from operations, through proceeds from its Credit
Facility or from net proceeds from additional debt or equity offerings.
Security Deposits
As of December 31, 2017, the Company held approximately $2.4 million in security deposits for the benefit of the
Company in the event the obligated tenant fails to perform under the terms of its respective lease. Generally, the
Company may, at its discretion and upon notification to the tenant, draw upon the security deposits if there are any
defaults under the leases.
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Dividends
The Company is required to pay dividends to its stockholders at least equal to 90% of its taxable income in order to
maintain its qualification as a REIT.
During 2017, 2016 and 2015, the Company paid cash dividends in the amounts of $1.565 per share, $1.525 per share
and $0.517 per share, respectively.
53
On February 1, 2018, the Company’s Board of Directors declared a quarterly common stock dividend in the amount
of $0.3975 per share. The dividend is payable on March 2, 2018 to stockholders of record on February 16, 2018.
The ability of the Company to pay dividends is dependent upon its ability to generate cash flows and to make
accretive new investments.
Funds from Operations
Funds from operations (“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 and impairments of real estate, plus depreciation and
amortization related to real estate properties, and after adjustments for unconsolidated partnerships and joint
ventures.
Management believes that net income (loss), as defined by GAAP, is the most appropriate earnings measurement.
However, management believes FFO and FFO per share to be supplemental measures of a REIT’s performance
because they provide an understanding of the operating performance of the Company’s properties without giving
effect to certain significant non-cash items, primarily 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 impairment of real estate, all of which are based on historical costs and which may be of limited
relevance in evaluating current performance, FFO and FFO per share can facilitate comparisons of operating
performance between periods. The Company reports FFO and FFO per share because these measures are observed
by management to also be the predominant measures used by the REIT industry and by industry analysts to evaluate
REITs and because FFO per share is consistently reported, discussed, and compared by research analysts in their
notes and publications about REITs. For these reasons, management has deemed it appropriate to disclose and
discuss FFO and FFO per share. However, FFO does not represent cash generated from operating activities
determined in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. FFO
should not be considered as an alternative to net income attributable to common stockholders as an indicator of the
Company’s operating performance or as an alternative to cash flow from operating activities as a measure of
liquidity.
The table below reconciles net income (loss) to FFO. Net income for the year ended December 31, 2016, included
approximately $0.8 million, or $0.07 per diluted common share, respectively, of transaction costs related to the
Company's acquisitions during 2016. Net loss for the year ended December 31, 2015, included approximately $1.6
million, or $0.33 per diluted common share, respectively, of transaction costs related to the Company's acquisitions
and initial public offering during 2015. Transaction costs on our real estate acquisitions were capitalized beginning
in 2017 due to the adoption of Accounting Standards Update No. 2017-01, Business Combinations (Topic 805):
Clarifying the Definition of a Business.
54
Year Ended December 31,
(Amounts in thousands, except per share amounts)
2017
2016
2015
Net income (loss)
Real estate depreciation and amortization
Total adjustments
Funds from Operations
Funds from Operations per Common Share-Basic
Funds from Operations per Common Share-Diluted
$
$
$
$
3,510
$
2,721 $
(1,456)
17,714
17,714
21,224
1.43
1.41
$
$
$
13,191
13,191
15,912 $
1.42 $
1.41 $
5,203
5,203
3,747
0.79
0.79
Weighted Average Common Shares Outstanding-Basic
Weighted Average Common Shares Outstanding-Diluted (1)
(1) Diluted weighted average common shares outstanding for FFO are calculated based on the treasury method, rather than the 2-class method.
11,320
14,815
15,002
11,238
4,727
4,737
Critical Accounting Policies
Our Consolidated Financial Statements are prepared in conformity with GAAP and the rules and regulations of the
SEC. In preparing the Consolidated Financial Statements, management is required to exercise judgment and make
assumptions and estimates that may impact the carrying value of assets and liabilities and the reported amounts of
revenues and expenses. Actual results could differ from those estimates. Set forth below is a summary of our
accounting policies that we believe are critical to the preparation of our Consolidated Financial Statements. Our
accounting policies are more fully discussed in Note 1 to the Consolidated Financial Statements.
Principles of Consolidation
Our Consolidated Financial Statements may include the accounts of the Company, its wholly owned subsidiaries,
joint ventures, partnerships and variable interest entities, or VIEs, where the Company controls the operating
activities. All material intercompany accounts, transactions, and balances have been eliminated.
Management must make judgments regarding the Company's level of influence or control over an entity and
whether or not the Company is the primary beneficiary of a variable interest entity. Consideration of various factors
include, but is not limited to, the Company's ability to direct the activities that most significantly impact the entity's
governing body, the size and seniority of the Company's investment, the Company's ability and the rights of other
investors to participate in policy making decisions, the Company's ability to replace the manager and/or liquidate the
entity. Management's ability to correctly assess its influence or control over an entity when determining the primary
beneficiary of a VIE affects the presentation of these entities in the Company's Consolidated Financial Statements.
If it is determined that the Company is the primary beneficiary of a VIE, the Company's Consolidated Financial
Statements would include the operating results of the VIE rather than the results of the variable interest in the VIE.
The Company would depend on the VIE to provide timely financial information and would rely on the interest
control of the VIE to provide accurate financial information. Untimely or inaccurate financial information provided
to the Company or deficiencies in the VIEs internal controls over financial reporting could impact the Company's
Consolidated Financial Statements and its internal control over financial reporting.
Accounting for Acquisitions of Real Estate Properties
Real estate property acquisitions are accounted for as a business combination or an asset acquisition. An acquisition
accounted for as a business combination is recorded at fair value and related closing costs are expensed as incurred.
An acquisition accounted for as an asset acquisition is recorded at its purchase price, inclusive of acquisition costs,
which is allocated among the acquired assets and assumed liabilities based upon their relative fair values at the date
of acquisition. The Company adopted Accounting Standards Update ("ASU") No. 2017-01, Business Combinations
(Topic 805): Clarifying the Definition of a Business, on January 1, 2017, and Company expects that substantially all
of its acquisitions will be accounted for as asset acquisitions.
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The allocation of real estate property acquisitions may include land and land improvements, building and building
improvements, personal property, and identified intangible assets and liabilities (consisting of above- and below-
market leases, in-place leases, and tenant relationships) based on the evaluation of information and estimates
available at that date, and we allocate the purchase price based on these assessments. We make estimates of the
acquisition date fair value of the tangible and intangible assets and acquired liabilities using information obtained
from multiple sources as a result of pre-acquisition due diligence, tax records, and other sources. Based on these
estimates, we recognize the acquired assets and liabilities at their estimated fair values. We expense transaction costs
associated with business combinations in the period incurred. The fair value of tangible property assets acquired
considers the value of the property as if vacant determined by comparable sales and other relevant data. The
determination of fair value involves the use of significant judgment and estimation. We value land based on various
inputs, which may include internal analysis of recently acquired properties, existing comparable properties within
our portfolio, or third party appraisals or valuations based on comparable sales.
In recognizing identified intangible assets and liabilities of an acquired property, the value of above- or below-
market leases is estimated based on the present value (using a discount rate which reflects the risks associated with
the leases acquired) of the difference between contractual amounts to be received pursuant to the leases and
management’s estimate of market lease rates measured over a period equal to the estimated remaining term of the
lease. In the case of a below-market lease, the Company would also evaluate any renewal options associated with
that lease to determine if the intangible should include those periods. The capitalized above-market or below-market
lease intangibles are amortized as a reduction from or an addition to rental income over the estimated remaining
term of the respective leases.
In determining the value of in-place leases and tenant relationships, management considers current market
conditions and costs to execute similar leases in arriving at an estimate of the carrying costs during the expected
lease-up period from vacant to existing occupancy. In estimating carrying costs, management includes real estate
taxes, insurance, other property operating expenses, estimates of lost rental revenue during the expected lease-up
periods, and costs to execute similar leases, including leasing commissions. The values assigned to in-place leases
and tenant relationships are amortized over the estimated remaining term of the lease. If a lease terminates prior to
its scheduled expiration, all unamortized costs related to that lease are written off.
Asset Impairments
The Company may need to assess the potential for impairment of identifiable, definite-lived, intangible assets and
long-lived assets, including real estate properties, whenever events occur or a change in circumstances indicates that
the carrying value might not be fully recoverable. Indicators of impairment may include significant under-
performance of an asset relative to historical or expected operating results; significant changes in the Company’s use
of assets or the strategy for its overall business; plans to sell an asset before its depreciable life has ended; the
expiration of a significant portion of leases in a property; or significant negative economic trends or negative
industry trends for the Company or its operators. In addition, the Company’s review for possible impairment may
include those assets subject to purchase options and those impacted by casualties, such as tornadoes and hurricanes.
If management determines that the carrying value of the Company’s assets may not be fully recoverable based on
the existence of any of the factors above, or others, management would measure and record an impairment charge
based on the estimated fair value of the property or the estimated fair value less costs to sell the property.
Revenue Recognition
The Company derives most of its revenues from its real estate property and mortgage and other notes portfolio. The
Company's rental and mortgage and other notes interest income is recognized based on contractual arrangements
with its tenants and borrowers.
The Company recognizes rental revenue when it is realized or realizable and earned, in accordance with ASC 840,
Leases, or ASC 840. There are four criteria that must all be met before a Company may recognize revenue, including
persuasive evidence of an arrangement exists, delivery has occurred or services have been rendered (i.e., the tenant
has taken possession of and controls the physical use of the leased asset), the price has been fixed or is determinable,
56
and collectability is reasonably assured. ASC 840 also requires that rental revenue, less lease inducements, be
recognized on a straight-line basis over the term of the lease. Recognizing rental revenue on a straight-line basis for
leases may result in recognizing revenue in amounts more or less than amounts currently due from tenants. If
management determines that the collectability of straight-line rents is not reasonably assured, the amount of future
revenue recognized may be limited to amounts contractually owed and, where appropriate, establish an allowance
for estimated losses.
Interest income is recognized based on the interest rates, maturity dates and amortization periods in accordance with
each note agreement. Fees received related to its notes are amortized to mortgage interest income or note interest
income, included in other operating income on the Company's Consolidated Statements of Income, on a straight-line
basis which approximates amortization under the effective interest method.
The Company also accrues operating expense recoveries based on the contractual terms of its leases and late fees
based on the contractual terms of its leases or notes, which are included in rental income, mortgage interest income,
or other operating income, as applicable.
Allowance for Doubtful Accounts
Management monitors the aging and collectability of its accounts receivable balances on an ongoing basis.
Whenever deterioration in the timeliness of payment from a tenant is noted, management investigates and
determines the reason or reasons for the delay. Considering all information gathered, management’s judgment is
exercised in determining whether a receivable is potentially uncollectible and, if so, how much or what percentage
may be uncollectible. Among the factors management considers in determining collectability are: the type of
contractual arrangement under which the receivable was recorded (e.g., triple net lease, gross lease, or other type of
agreement); the tenant’s reason for slow payment; industry influences under which the tenant operates; evidence of
willingness and ability of the tenant to pay the receivable; credit-worthiness of the tenant; collateral, security
deposit, letters of credit or other monies held as security; tenant’s historical payment pattern; other contractual
agreements between the tenant and the Company; relationship between the tenant and the Company; the state in
which the tenant operates; and the existence of a guarantor and the willingness and ability of the guarantor to pay the
receivable. Considering these factors and others, management concludes whether all or some of the aged receivable
balance is likely uncollectible. Upon determining that some portion of the receivable is likely uncollectible, the
Company will record a provision for bad debts for the amount it expects will be uncollectible. When efforts to
collect a receivable are exhausted, the receivable amount is charged off against the allowance.
Allowance for Credit Losses
The Company evaluates collectability of its mortgage notes and notes receivable and records allowances on the
notes as necessary. A loan is impaired when it is probable that a creditor will be unable to collect all amounts due
according to the contractual terms of the loan as scheduled, or otherwise, including both contractual interest and
principal payments. This assessment also includes an evaluation of the loan collateral. If a note becomes past due,
the Company will review the specific circumstances and may discontinue the accrual of interest on the loan. The
note is not returned to accrual status until the debtor has demonstrated the ability to continue debt service in
accordance with the contractual terms. Notes placed on non-accrual status will be accounted for on a cash basis, in
which income is recognized only upon the receipt of cash, or on a cost-recovery basis, in which all cash receipts
reduce the carrying value of the note, based on the Company's expectation of future collectability.
Jumpstart Our Business Startups Act of 2012
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The JOBS Act permits the Company, as an ‘‘emerging growth company,’’ to take advantage of an extended
transition period to comply with new or revised accounting standards applicable to public companies. Management
has elected to ‘‘opt out’’ of this provision and, as a result, will be required to comply with new or revised accounting
standards as required when they are adopted. The decision to opt out of the extended transition period under the
JOBS Act is irrevocable.
57
Use of Estimates in the Consolidated Financial Statements
Preparation of the Consolidated Financial Statements in accordance with GAAP requires management to make
estimates and assumptions that affect amounts reported in the Consolidated Financial Statements and accompanying
notes. Actual results may materially differ from those estimates.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
The Company is exposed to market risk in the form of changing interest rates on its debt and mortgage note
receivable. Market risk refers to the risk of loss from adverse changes in market prices and interest rates.
Management uses regular monitoring of market conditions and analysis techniques to manage this risk.
As of December 31, 2017, the Company's Credit Facility was based on variable interest rates while its mortgage and
other notes receivable bore interest at a fixed rate.
The following table provides information regarding the sensitivity of certain of the Company’s financial instruments,
as described above, to market conditions and changes resulting from changes in interest rates. For purposes of this
analysis, sensitivity is demonstrated based on hypothetical 10% changes in the underlying market interest rates.
Impact on Earnings and
Cash Flows
Outstanding
Principal Balance
at
December 31, 2017
Calculated Annual
Interest Expense
Assuming 10%
Increase in
Market Interest
Rates
Assuming 10%
Decrease in
Market Interest
Rates
$
34,000 $
1,343 $
(134) $
30,000
30,000
1,244
1,361
(124)
(136)
134
124
136
(Dollars in thousands)
Variable Rate Debt:
Credit Facility
5-Year Term Loan (1)
7-Year Term Loan (1)
___________
(1) As of December 31, 2017, the Company had interest rate swaps that fixed the interest rate of $30.0 million each of the 5-Year and 7-Year
Term Loans.
Fair Value
(Dollars in thousands)
Fixed Rate Receivable:
Mortgage Note Receivable (1)
Notes Receivable (1)
___________
Principal Balance
at
December 31, 2017
December 31, 2017
Assuming 10%
Increase in
Market Interest
Rates
Assuming 10%
Decrease in
Market Interest
Rates
December 31, 2016
$
$
10,633 $
13,917 $
10,633 $
13,828 $
9,570 $
12,490 $
11,697 $
15,265 $
10,908
—
(1) Level 2 - Fair value based on quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in
markets that are not active; and model-derived valuations in which significant inputs and significant value drivers are observable in active
markets.
58
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
Stockholders and Board of Directors
Community Healthcare Trust Incorporated
Franklin, Tennessee
Opinion on the Consolidated Financial Statements
We have audited the accompanying consolidated balance sheets of Community Healthcare Trust Incorporated (the
“Company”) and subsidiaries as of December 31, 2017 and 2016, and the related consolidated statements of income (loss),
comprehensive income (loss), stockholders’ equity, and cash flows for each of the three years in the period ended December 31,
2017, and the related notes and financial statement schedules listed in the accompanying index (collectively referred to as
the "consolidated financial statements"). In our opinion, the consolidated financial statements present fairly, in all material
respects, the financial position of the Company and subsidiaries at December 31, 2017 and 2016, and the results of their
operations and their cash flows for each of the three years in the period ended December 31, 2017, in conformity with
accounting principles generally accepted in the United States of America.
Basis for Opinion
These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express
an opinion on the Company’s consolidated financial statements based on our audits. We are a public accounting firm registered
with the Public Company Accounting Oversight Board (United States) (“PCAOB”) and are required to be independent with
respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the
Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform
the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement,
whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal
control over financial reporting. As part of our audits, we are required to obtain on understanding of internal control over
financial reporting but not for the purpose of expressing an opinion on the effectiveness of the Company's internal control
over financial reporting. Accordingly, we express no such opinion.
Our audits included performing procedures to assess the risks of material misstatement of the consolidated financial
statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included
examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial statements. Our
audits also included evaluating the accounting principles used and significant estimates made by management, as well as
evaluating the overall presentation of the consolidated financial statements. We believe that our audits provide a reasonable
basis for our opinion.
/s/ BDO USA, LLP
We have served as the Company's auditor since 2015.
Nashville, Tennessee
February 22, 2018
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COMMUNITY HEALTHCARE TRUST INCORPORATED
CONSOLIDATED BALANCE SHEETS
(Amounts in thousands, except share and per share amounts)
ASSETS
Real estate properties
Land and land improvements
Buildings, improvements, and lease intangibles
Personal property
Total real estate properties
Less accumulated depreciation
Total real estate properties, net
Cash and cash equivalents
Mortgage note receivable, net
Other assets, net
Total assets
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Debt, net
Accounts payable and accrued liabilities
Other liabilities
Total liabilities
Commitments and contingencies
Stockholders' Equity
Preferred stock, $0.01 par value; 50,000,000 shares authorized; none issued and
outstanding
Common stock, $0.01 par value; 450,000,000 shares authorized; 18,085,798 and
12,988,482 shares issued and outstanding at December 31, 2017 and 2016,
respectively
Additional paid-in capital
Cumulative net income
Accumulated other comprehensive income
Cumulative dividends
Total stockholders’ equity
December 31,
2017
2016
$
44,419
$
343,955
112
388,486
(36,136)
352,350
2,130
10,633
20,653
29,884
222,755
97
252,736
(18,404)
234,332
1,568
10,786
4,843
$
$
385,766
$
251,529
93,353
$
51,000
4,056
4,983
102,392
3,541
2,981
57,522
—
—
181
324,303
4,775
258
(46,143)
283,374
130
214,323
1,265
—
(21,711)
194,007
251,529
Total liabilities and stockholders' equity
$
385,766
$
See accompanying notes to the consolidated financial statements.
60
COMMUNITY HEALTHCARE TRUST INCORPORATED
CONSOLIDATED STATEMENTS OF INCOME (LOSS)
(Amounts in thousands, except share and per share amounts)
REVENUES
Rental income
Tenant reimbursements
Mortgage interest
Other operating
EXPENSES
Property operating
General and administrative
Depreciation and amortization
Bad debts
OTHER INCOME (EXPENSE)
Interest expense
Interest and other income, net
NET INCOME (LOSS)
INCOME (LOSS) PER COMMON SHARE:
Net income (loss) per common share – Basic
Net income (loss) per common share – Diluted
Year Ended December 31,
2016
2017
2015
$
31,071
$
18,999
$
5,071
1,022
179
4,564
1,634
—
37,343
25,197
8,682
3,475
17,732
67
29,956
4,744
3,228
13,201
155
21,328
(3,948)
(1,178)
71
30
(3,877)
(1,148)
6,364
1,964
304
—
8,632
2,012
2,472
5,204
71
9,759
(364)
35
(329)
$
$
$
3,510
$
2,721
$
(1,456)
0.19
0.19
$
$
0.24
0.24
$
$
(0.31)
(0.31)
WEIGHTED AVERAGE COMMON SHARE OUTSTANDING-BASIC
14,815,258
11,238,437
4,726,925
WEIGHTED AVERAGE COMMON SHARE OUTSTANDING-
DILUTED
14,815,258
11,319,505
4,726,925
See accompanying notes to the consolidated financial statements.
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COMMUNITY HEALTHCARE TRUST INCORPORATED
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(Dollars in thousands, except per share amounts)
Year Ended December 31,
2016
2017
2015
NET INCOME (LOSS)
Other comprehensive income:
Unrealized losses on cash flow hedges
Reclassification of loss amounts recognized as interest expense
Total other comprehensive income
COMPREHENSIVE INCOME (LOSS)
$
3,510
$
2,721
$
(1,456)
(144)
402
258
—
—
—
—
—
—
$
3,768
$
2,721
$
(1,456)
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COMMUNITY HEALTHCARE TRUST INCORPORATED
CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY
(Dollars in thousands, except per share amounts)
Preferred Stock
Common Stock
Shares
Amount
Shares
Amount
Additional
Paid in
Capital
Cumulative
Net Income
(Loss)
Accumulated
Other
Comprehensive
Income
Cumulative
Dividends
Total
Stockholders'
Equity
Balance at December 31, 2014
Issuance of common stock, net of offering costs
Stock-based compensation
Net loss
Dividends to common stockholders ($0.517 per
share)
—
—
—
—
—
Balance at December 31, 2015
— $
6
3
Issuance of common stock, net of offering costs
Stock-based compensation
Net income
Dividends to common stockholders ($1.525 per
share)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
200,000
7,311,183
85,757
—
—
7,596,940
$
5,175,000
216,542
—
—
2
73
1
—
—
76
52
2
—
—
—
127,413
165
—
—
—
—
—
(1,456)
—
—
—
—
—
—
—
—
—
—
(3,928)
2
127,486
166
(1,456)
(3,928)
$
127,578
$
(1,456) $
— $
(3,928) $
122,270
86,073
672
—
—
—
—
2,721
—
—
—
—
—
—
—
—
86,125
674
2,721
(17,783)
(17,783)
Balance at December 31, 2016
— $
— 12,988,482
$
130
$
214,323
$
1,265
$
— $
(21,711) $
194,007
Issuance of common stock, net of offering costs
Stock-based compensation
Unrecognized loss on cash flow hedges
Reclassification adjustment for losses included in
net income (interest expense)
Net income
Dividends to common stockholders ($1.565 per
share)
—
—
—
—
—
—
—
—
—
—
—
—
4,887,500
209,816
—
—
—
—
49
2
—
—
—
—
108,508
1,472
—
—
—
—
—
—
—
—
3,510
—
—
—
(144)
402
—
—
—
—
—
—
—
108,557
1,474
(144)
402
3,510
(24,432)
(24,432)
Balance at December 31, 2017
— $
— 18,085,798
$
181
$
324,303
$
4,775
$
258
$
(46,143) $
283,374
See accompanying notes to the consolidated financial statements.
Form 10-K
COMMUNITY HEALTHCARE TRUST INCORPORATED
CONSOLIDATED STATEMENTS OF CASH FLOWS
(In thousands)
OPERATING ACTIVITIES
Net income (loss)
Adjustments to reconcile net income (loss) to net cash provided by
operating activities:
Depreciation and amortization
Stock-based compensation
Straight-line rent
Provision for bad debts, net of recoveries
Reduction in contingent purchase price
Deferred income tax benefit
Changes in operating assets and liabilities:
Other assets
Accounts payable and accrued liabilities
Other liabilities
Net cash provided by operating activities
INVESTING ACTIVITIES
Acquisitions of real estate
Acquisition and funding of mortgage and other notes receivable
Proceeds from repayments on notes receivable
Capital expenditures on existing real estate properties
Net cash used in investing activities
FINANCING ACTIVITIES
Net (repayments) borrowings on revolving credit facility
Term loan borrowings
Dividends paid
Proceeds from issuance of common stock
Equity issuance costs
Debt issuance costs
Settlement of contingent purchase price
Net cash provided by financing activities
Increase (decrease) in cash and cash equivalents
Cash and cash equivalents, beginning of period
Cash and cash equivalents, end of period
Supplemental Cash Flow Information:
Interest paid
Invoices accrued for construction, tenant improvement and other capitalized
costs
Reclassification between accounts and notes receivable
Conversion of mortgage note upon acquisition of real estate property
Increase in fair value of cash flow hedges
$
$
$
$
$
$
$
For the Year Ended December 31,
2015
2016
2017
$
3,510
$
2,721
$
(1,456)
18,153
1,474
(1,303)
67
(5)
(478)
(1,090)
402
1,397
22,127
(133,505)
(13,750)
833
(1,132)
(147,554)
(17,000)
60,000
(24,432)
109,168
(611)
(743)
(393)
125,989
562
1,568
2,130
3,125
$
$
$
$
209
615
$
— $
$
144
13,383
674
(606)
155
(1,279)
—
(1,956)
2,127
(290)
14,929
(103,206)
(12,406)
104
(1,579)
(117,087)
34,000
—
(17,783)
86,805
(680)
(634)
—
101,708
(450) $
2,018
1,568
$
564
28
$
$
12,500
— $
$
— $
5,320
166
(133)
71
—
—
(1,811)
326
488
2,971
(128,950)
(10,863)
—
(827)
(140,640)
17,000
—
(3,928)
129,353
(1,867)
(873)
—
139,685
2,016
2
2,018
178
52
—
—
—
See accompanying notes to the consolidated financial statements.
64
COMMUNITY HEALTHCARE TRUST INCORPORATED
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
December 31, 2017
Note 1—Summary of Significant Accounting Policies
Business Overview
Community Healthcare Trust Incorporated (the ‘‘Company’’, ‘‘we’’, ‘‘our’’) was organized in the State of Maryland
on March 28, 2014. The Company is a fully-integrated healthcare real estate company that owns and acquires real
estate properties that are leased to hospitals, doctors, healthcare systems or other healthcare service providers in our
target submarkets. The Company conducts its business through an UPREIT structure in which its properties are
owned by its operating partnership (the "OP"), either directly or through subsidiaries. The Company is the sole
general partner of the OP, owning 100% of the OP units. As of December 31, 2017, the Company had investments of
approximately $399.1 million in 86 real estate properties, including a mortgage note, located in 26 states, totaling
approximately 2.0 million square feet in the aggregate. Square footage, property count, and occupancy percentage
disclosures in the consolidated financial statements are unaudited.
Principles of Consolidation
Our Consolidated Financial Statements include the accounts of the Company, its wholly-owned subsidiaries, and
may also include joint ventures, partnerships and variable interest entities, or VIEs, where the Company controls the
operating activities. Management must make judgments regarding the Company's level of influence or control over
an entity and whether or not the Company is the primary beneficiary of a VIE. Consideration of various factors
include, but is not limited to, the Company's ability to direct the activities that most significantly impact the entity's
governing body, the size and seniority of the Company's investment, and the Company's ability to replace the
manager and/or liquidate the entity. Management's ability to correctly assess its influence or control over an entity
when determining the primary beneficiary of a VIE affects the presentation of these entities in the Company's
Consolidated Financial Statements. If it is determined that the Company is the primary beneficiary of a VIE, the
Company's Consolidated Financial Statements would include the operating results of the VIE rather than the results
of the variable interest in the VIE. Untimely or inaccurate financial information provided to the Company or
deficiencies in the VIEs internal control over financial reporting could impact the Company's Consolidated Financial
Statements and its own internal control over financial reporting. See Notes 5 and 11 regarding VIEs identified by the
Company related to its mortgage note and note receivable portfolio.
All material intercompany accounts, transactions, and balances have been eliminated in the presentation of the
Company's Consolidated Financial Statements.
Jumpstart Our Business Startups Act of 2012
The Company has elected the "emerging growth company,’’ status as permitted under the Jumpstart Our Business
Startups Act of 2012, or the JOBS Act. Management has elected to ‘‘opt out’’ of the provision allowed under the
JOBS Act to take advantage of an extended transition period to comply with new or revised accounting standards
applicable to public companies. As a result, we will be required to comply with new or revised accounting standards
as required when they are adopted. The decision to opt out of the extended transition period under the JOBS Act is
irrevocable.
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Use of Estimates in the Consolidated Financial Statements
Preparation of the Consolidated Financial Statements in accordance with GAAP requires management to make
estimates and assumptions that affect amounts reported in the Consolidated Financial Statements and accompanying
notes. Actual results may materially differ from those estimates.
65
Notes to Consolidated Financial Statements - Continued
Segment Reporting
The Company acquires and owns, or finances, healthcare-related real estate properties that are leased to hospitals,
doctors, healthcare systems or other healthcare service providers in our target submarkets. The Company is managed
as one reporting unit, rather than multiple reporting units, for internal reporting purposes and for internal decision-
making. Therefore, the Company discloses its operating results in a single segment.
Cash and Cash Equivalents
Cash and cash equivalents includes short-term investments with original maturities of three months or less when
purchased.
Real Estate Properties
Real estate properties are recorded at cost or at fair value if acquired in a transaction that is a business combination
under FASB Accounting Standards Codification ("ASC") 805. Cost or fair value at the time of acquisition is
allocated among land and land improvements, buildings and improvements, lease and other intangibles, and personal
property, as applicable.
Real estate property acquisitions are accounted for as a business combination or an asset acquisition. An acquisition
accounted for as a business combination is recorded at fair value and related closing costs are expensed as incurred.
An acquisition accounted for as an asset acquisition is recorded at its purchase price, inclusive of acquisition costs,
which is allocated among the acquired assets and assumed liabilities based upon their relative fair values at the date
of acquisition. The Company adopted FASB's Accounting Standards Update ("ASU") No. 2017-01, Business
Combinations (Topic 805): Clarifying the Definition of a Business, on January 1, 2017, and expects that
substantially all of its acquisitions will be accounted for as asset acquisitions.
The allocation of real estate property acquisitions may include land and land improvements, building and building
improvements, personal property, and identified intangible assets and liabilities (consisting of above- and below-
market leases, in-place leases, and tenant relationships) based on the evaluation of information and estimates
available at that date, and we allocate the purchase price based on these assessments. We make estimates of the
acquisition date fair value of the tangible and intangible assets and acquired liabilities using information obtained
from multiple sources as a result of pre-acquisition due diligence, tax records, and other sources. Based on these
estimates, we recognize the acquired assets and liabilities at their estimated fair values. We expense transaction costs
associated with business combinations in the period incurred. The fair value of tangible property assets acquired
considers the value of the property as if vacant determined by comparable sales and other relevant data. The
determination of fair value involves the use of significant judgment and estimation. We value land based on various
inputs, which may include internal analysis of recently acquired properties, existing comparable properties within
our portfolio, or third party appraisals or valuations based on comparable sales.
In recognizing identified intangible assets and liabilities of an acquired property, the value of above- or below-
market leases is estimated based on the present value (using a discount rate which reflects the risks associated with
the leases acquired) of the difference between contractual amounts to be received pursuant to the leases and
management’s estimate of market lease rates measured over the remaining term of the lease. In the case of a below-
market lease, the Company would also evaluate any renewal options associated with that lease to determine if the
intangible should include those periods. The capitalized above-market or below-market lease intangibles are
amortized as a reduction from or an addition to rental income over the estimated remaining term of the respective
leases.
In determining the value of in-place leases and tenant relationships, management considers current market
conditions and costs to execute similar leases in arriving at an estimate of the carrying costs during the expected
lease-up period from vacant to existing occupancy. In estimating carrying costs, management includes real estate
taxes, insurance, other property operating expenses, estimates of lost rental revenue during the expected lease-up
66
Notes to Consolidated Financial Statements - Continued
periods, and costs to execute similar leases, including leasing commissions. The values assigned to in-place leases
and tenant relationships are amortized over the estimated remaining term of the lease. If a lease terminates prior to
its scheduled expiration, all unamortized costs related to that lease are written off.
Asset Impairments
The Company assesses the potential for impairment of identifiable, definite-lived, intangible assets and long-lived
assets, including real estate properties, whenever events occur or a change in circumstances indicates that the
carrying value might not be fully recoverable. Indicators of impairment may include significant under-performance
of an asset relative to historical or expected operating results; significant changes in the Company’s use of assets or
the strategy for its overall business; plans to sell an asset before its depreciable life has ended; the expiration of a
significant portion of leases in a property; or significant negative economic trends or negative industry trends for the
Company or its operators. In addition, the Company’s review for possible impairment may include those assets
subject to purchase options and those impacted by casualties, such as tornadoes and hurricanes. If management
determines that the carrying value of the Company’s assets may not be fully recoverable based on the existence of
any of the factors above, or others, management would measure and record an impairment charge based on the
estimated fair value of the property or the estimated fair value less costs to sell the property. No indicators of
impairment occurred during 2017, 2016 or 2015 to warrant management to test any of its assets for impairment.
Therefore, no impairments were recorded during the years ended December 31, 2017, 2016 or 2015.
Fair Value Measurements
Fair value is defined as the price that would be received to sell an asset, or paid to transfer a liability, in an orderly
transaction between market participants. In calculating fair value, a company must maximize the use of observable
market inputs, minimize the use of unobservable market inputs and disclose in the form of an outlined hierarchy the
details of such fair value measurements.
A hierarchy of valuation techniques is defined to determine whether the inputs to a fair value measurement are
considered to be observable or unobservable in a marketplace. Observable inputs reflect market data obtained from
independent sources, while unobservable inputs reflect the Company’s market assumptions. This hierarchy requires
the use of observable market data when available. These inputs have created the following fair value hierarchy:
•
•
•
Level 1 – quoted prices for identical instruments in active markets.
Level 2 – quoted prices for similar instruments in active markets; quoted prices for identical or similar
instruments in markets that are not active; and model-derived valuations in which significant inputs and
significant value drivers are observable in active markets; and
Level 3 – fair value measurements derived from valuation techniques in which one or more significant
inputs or significant value drivers are unobservable.
Our interest rate swaps are valued in the market using discounted cash flow techniques. These techniques
incorporate Level 1 and Level 2 inputs. The market inputs are utilized in the discounted cash flow calculation
considering the instrument’s term, notional amount, discount rate and credit risk. Significant inputs to the derivative
valuation model for interest rate swaps are observable in active markets and are classified as Level 2 in the
hierarchy.
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Executed purchase and sale agreements, that are binding agreements, are categorized as Level 1 inputs. Brokerage
estimates, letters of intent, or unexecuted purchase and sale agreements are considered to be Level 3 as they are non-
binding in nature.
67
Notes to Consolidated Financial Statements - Continued
Lease Accounting
We, as lessor, make a determination with respect to each of our leases whether they should be accounted for as
operating leases or capital leases. The classification criteria is based on estimates regarding the fair value of the
leased facilities, minimum lease payments, effective cost of funds, the economic useful life of the facilities, the
existence of a bargain purchase option, and certain other terms in the lease agreements. We believe all of our leases
should be accounted for as operating leases. Payments received under operating leases are accounted for in the
Consolidated Statements of Income (Loss) as rental income for actual cash rent collected plus or minus straight-line
adjustments, such as lease escalators. Assets subject to operating leases are reported as real estate investments in the
Consolidated Balance Sheets.
Many of our leases contain fixed or formula-based rent escalators. To the extent that the escalator increases are tied
to a fixed index or rate, lease payments are accounted for on a straight-line basis over the life of the lease.
Revenue Recognition
The Company recognizes rental revenue when it is realized or realizable and earned. There are four criteria that must
all be met before a Company may recognize revenue, including persuasive evidence of an arrangement exists,
delivery has occurred or services have been rendered (i.e., the tenant has taken possession of and controls the
physical use of the leased asset), the price has been fixed or is determinable, and collectability is reasonably assured.
The Company derives most of its revenues from its real estate property and mortgage note and other notes portfolio.
The Company's rental and mortgage and other notes interest income is recognized based on contractual
arrangements with its tenants and borrowers.
Rental income is recognized as earned over the life of the lease agreement on a straight-line basis. Recognizing
rental revenue on a straight-line basis for leases may result in recognizing revenue in amounts more or less than
amounts currently due from tenants. If management determines that the collectability of straight-line rents is not
reasonably assured, the amount of future revenue recognized may be limited to amounts contractually owed and,
where appropriate, establish an allowance for estimated losses.
The Company also accrues operating expense recoveries based on the contractual terms of its leases and late fees
based on the contractual terms of its leases or notes, as applicable. Income received but not yet earned is deferred
until such time it is earned. Deferred revenue is included in other liabilities on the Consolidated Balance Sheets.
Interest income is recognized based on the interest rates, maturity dates and amortization periods set forth within
each note agreement.
Allowance for Doubtful Accounts and Credit Losses
Management monitors the aging and collectability of its accounts receivable balances on an ongoing basis.
Whenever deterioration in the timeliness of payment from a tenant is noted, management investigates and
determines the reason or reasons for the delay. Considering all information gathered, management’s judgment is
exercised in determining whether a receivable is potentially uncollectible and, if so, how much or what percentage
may be uncollectible. Among the factors management considers in determining collectability are: the type of
contractual arrangement under which the receivable was recorded (e.g., triple net lease, gross lease, or other type of
agreement); the tenant’s reason for slow payment; industry influences under which the tenant operates; evidence of
willingness and ability of the tenant to pay the receivable; credit-worthiness of the tenant; collateral, security
deposit, letters of credit or other monies held as security; tenant’s historical payment pattern; other contractual
agreements between the tenant and the Company; relationship between the tenant and the Company; the state in
which the tenant operates; and the existence of a guarantor and the willingness and ability of the guarantor to pay the
receivable. Considering these factors and others, management concludes whether all or some of the aged receivable
balance is likely uncollectible. Upon determining that some portion of the receivable is likely uncollectible, the
Company will record a provision for bad debts for the amount it expects will be uncollectible. When efforts to
68
Notes to Consolidated Financial Statements - Continued
collect a receivable are exhausted, the receivable amount is charged off against the allowance. The Company does
not hold any accounts receivable for sale.
The Company evaluates collectability of its notes receivable and records allowances as necessary. A note is impaired
when it is probable that the Company will be unable to collect all amounts due according to the contractual terms of
the loan as scheduled, including both contractual interest and principal payments. This assessment also includes an
evaluation of the loan collateral. If a mortgage loan becomes past due, the Company will review the specific
circumstances and may discontinue the accrual of interest on the loan. The loan is not returned to accrual status until
the debtor has demonstrated the ability to continue debt service in accordance with the contractual terms. Loans
placed on non-accrual status will be accounted for on a cash basis, in which income is recognized only upon the
receipt of cash, or on a cost-recovery basis, in which all cash receipts reduce the carrying value of the loan, based on
the Company's expectation of future collectability. There were no notes that the Company had on non-accrual status
or that the Company had available for sale at December 31, 2017, 2016 or 2015.
Stock-Based Compensation
The Company's 2014 Incentive Plan, as amended (the "2014 Incentive Plan") is intended to attract and retain
qualified persons upon whom, in large measure, our sustained progress, growth and profitability depend, to motivate
the participants to achieve long-term company goals and to more closely align the participants’ interests with those
of our other stockholders by providing them with a proprietary interest in our growth and performance. The three
distinct programs under the 2014 Incentive Plan are the Amended and Restated Alignment of Interest Program, the
Amended and Restated Executive Officer Incentive Program and the Non-Executive Officer Incentive Program. Our
executive officers, officers, employees, consultants and non-employee directors are eligible to participate in the
2014 Incentive Plan. The 2014 Incentive Plan increases, on an annual basis, the number of shares of common stock
available for issuance to an amount equal to 7% of the total number of shares of the Company’s common stock
outstanding on December 31 of the immediately preceding year. The 2014 Incentive Plan is administered by the
Company’s compensation committee, which interprets the 2014 Incentive Plan and has broad discretion to select the
eligible persons to whom awards will be granted, as well as the type, size and terms and conditions of each award,
including the number of shares subject to awards and the expiration date of, and the vesting schedule or other
restrictions (including, without limitation, restrictive covenants) applicable to, awards. The Company recognizes
share-based payments to its directors and employees in its Consolidated Statements of Income (Loss) on a straight-
line basis over the shorter of the requisite service period or retirement eligibility date based on the fair value of the
award on the measurement date.
Intangible Assets
Intangible assets with indefinite lives are not amortized, but are tested at least annually for impairment. Intangible
assets with finite lives are amortized over their respective lives to their estimated residual values and are reviewed
for impairment only when impairment indicators are present.
Identifiable intangible assets of the Company are generally comprised of in-place and above-market lease intangible
assets and below-market lease intangible liabilities, as well as deferred financing costs. In-place lease intangible
assets are amortized to depreciation expense on a straight-line basis over the applicable lives of the leases. Above-
and below-market lease intangibles are amortized to rental income on a straight-line basis over the applicable lives
of the leases. Deferred financing costs are amortized to interest expense over the term of the related credit facility or
other debt instrument using the straight-line method, which approximates amortization under the effective interest
method.
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Contingent Liabilities
From time to time, the Company may be subject to loss contingencies arising from legal proceedings and similar
matters. Additionally, while the Company maintains comprehensive liability and property insurance with respect to
each of its properties, the Company may be exposed to unforeseen losses related to uninsured or under-insured
damages.
69
Notes to Consolidated Financial Statements - Continued
Management will monitor any matter that may present a contingent liability, and, on a quarterly basis, will review
any reserves and accruals relating to the liabilities, adjusting provisions as necessary in view of changes in available
information. Liabilities for contingencies are first recorded when a loss is determined to be both probable and can be
reasonably estimated. Changes in estimates regarding the exposure to a contingent loss will be reflected as
adjustments to the related liability in the periods when they occur and will be disclosed in the notes to the
Consolidated Financial Statements.
On occasion, the Company may also have acquisitions which include contingent consideration. Accounting for
business combinations require the Company to estimate the fair value of any contingent purchase consideration at
acquisition. Management will monitor these contingencies on a quarterly basis. Changes in estimates regarding
contingent purchase consideration will be reflected as adjustments to the related liability in the periods when they
occur and will be disclosed in the notes to the Consolidated Financial Statements.
Income Taxes
The Company has elected to be taxed as a REIT, as defined under the Internal Revenue Code of 1986, as amended
(the "Code"). The Company and one subsidiary have also elected for that subsidiary to be treated as a taxable REIT
subsidiary ("TRS"), which is subject to federal and state income taxes. No provision has been made for federal
income taxes for the REIT; however, the Company has recorded income tax expense or benefit for the TRS to the
extent applicable. The Company intends at all times to qualify as a REIT under the Code. The Company must
distribute at least 90% per annum of its REIT taxable income to its stockholders (which is computed without regard
to the dividends paid deduction or net capital gain and which does not necessarily equal net income as calculated in
accordance with generally accepted accounting principles) and meet other requirements to continue to qualify as a
real estate investment trust. See further discussion in Note 15.
The Company classifies interest and penalties related to uncertain tax positions, if any, in the Consolidated
Statements of Income (Loss) as a component of general and administrative expenses. No such amounts were
recognized during 2017, 2016 or 2015.
The Company is subject to audit by the Internal Revenue Service and by state taxing authorities for the years ended
December 31, 2016, 2015 and for the period from March 28, 2014 (date of inception) through December 31, 2014.
Sales and Use Taxes
The Company must pay sales and use taxes to certain state tax authorities based on rent collected from tenants in
properties located in those states. The Company is generally reimbursed for those taxes by those tenants. The
Company accounts for the payments to the taxing authority and subsequent reimbursement from the tenant on a net
basis, included in tenant reimbursement revenue on the Company’s Consolidated Statements of Income (Loss).
Concentration of Credit Risks
Our credit risks primarily relate to cash and cash equivalents, our mortgage note and other notes receivable and our
interest rate swaps, which are discussed below. Cash and cash equivalents are primarily held in bank accounts and
overnight investments. We maintain our bank deposit accounts with large financial institutions in amounts that often
exceed federally-insured limits. We have not experienced any losses in such accounts.
Derivative Financial Instruments
In the normal course of business, we are subject to risk from adverse fluctuations in interest rates. We have chosen to
manage this risk through the use of derivative financial instruments, or interest rate swaps. Counterparties to these
contracts are major financial institutions. We are exposed to credit loss in the event of nonperformance by these
counterparties. We do not use derivative instruments for trading or speculative purposes. Our objective in managing
exposure to market risk is to limit the impact on cash flows. To qualify for hedge accounting, our interest rate swaps
70
Notes to Consolidated Financial Statements - Continued
must effectively reduce the risk exposure that they are designed to hedge. In addition, at inception of a qualifying
cash flow hedging relationship, the underlying transaction or transactions must be, and be expected to remain,
probable of occurring in accordance with our related assertions. All of our hedges are cash flow hedges and are
recognized at their fair value in the Consolidated Balance Sheets. Changes in the fair value of the derivatives are
recognized in accumulated other comprehensive income.
Earnings per Share
Basic earnings per common share is computed by dividing net income by the weighted average common shares
outstanding less issued and outstanding non-vested shares of common stock. Diluted earnings per common share is
calculated by including the effect of dilutive securities.
Our unvested restricted common stock outstanding contains non-forfeitable rights to dividends, and accordingly,
these awards are deemed to be participating securities. These participating securities, under the 2-class method, are
included in the earnings allocation in computing both basic and diluted earnings per common share.
New Accounting Pronouncements
On July 1, 2017, the Company adopted the Financial Accounting Standard Board's ("FASB") ASU No. 2017-12,
Derivatives and Hedging Topic 815: Targeted Improvements to Accounting for Hedging Activities, ("ASU 2017-12").
ASU 2017-12 is intended to better align an entity’s financial reporting for hedging activities with the economic objectives
of those activities. Upon adoption of ASU 2017-12, the cumulative ineffectiveness that a company had previously
recognized on existing cash flow and net investment hedges is adjusted and removed from beginning retained earnings
and placed in accumulated other comprehensive income. The adoption of ASU 2017-12 did not have an impact on our
financial statements as we had not previously recognized any hedge ineffectiveness related to our existing cash flow
hedges. In future periods, for hedges that are deemed highly effective, we will no longer need to recognize any hedge
ineffectiveness, and all gains or losses will be recognized in other comprehensive income.
Between May 2014 and September 2017, the FASB issued various ASUs changing the requirements for recognizing
and reporting revenue (together, herein referred to as the “Revenue ASUs”) that may impact the Company: (i) ASU
No. 2014-09, Revenue from Contracts with Customers (“ASU 2014-09”), (ii) ASU No. 2016-08, Principal versus
Agent Considerations (Reporting Revenue Gross versus Net) (“ASU 2016-08”), (iii) ASU No. 2016-12, Narrow-
Scope Improvements and Practical Expedients (“ASU 2016-12”) and (iv) ASU No. 2017-13, Revenue Recognition
(Topic 605), Revenue from Contracts with Customers (Topic 606), Leases (Topic 840), and Leases (Topic 842)
("ASU 2017-13). ASU 2014-09 provides guidance for revenue recognition to depict the transfer of promised goods
or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in
exchange for those goods or services. ASU 2016-08 is intended to improve the operability and understandability of
the implementation guidance on principal versus agent considerations. ASU 2016-12 provides practical expedients
and improvements on the previously narrow scope of ASU 2014-09. ASU 2017-13 provides certain amendments to
the previously issued Revenue ASUs and ASU No. 2016-02, Leases ("ASU 2016-02"). In August 2015, the FASB
issued ASU No. 2015-14, Revenue from Contracts with Customers (Topic 606): Deferral of the Effective Date
(“ASU 2015-14”). ASU 2015-14 defers the effective date of ASU 2014-09 by one year to fiscal years, and interim
periods within, beginning after December 15, 2017. The Company adopted the Revenue ASUs on January 1, 2018.
A reporting entity may apply the amendments in the Revenue ASUs using either a modified retrospective approach,
by recording a cumulative-effect adjustment to equity as of the beginning of the fiscal year of adoption or full
retrospective approach.
The primary source of revenue for the Company is generated through leasing arrangements and financing
instruments, which are excluded from the Revenue ASUs. However, we expect that the recognition of non-lease
components may be impacted by items included in the Revenue ASUs that will become effective upon the adoption
of ASU 2016-02 on January 1, 2019. Also, under ASU 2014-09, revenue recognition for real estate sales is largely
based on the transfer of control versus continuing involvement under current guidance. The Company adopted the
Revenue ASUs on January 1, 2018 using the modified retrospective method which will be reflected in its financial
statements for the quarter ending March 31, 2018. Because the Company's revenues for are substantially all related
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Notes to Consolidated Financial Statements - Continued
to leasing or financing activities, under its mortgage note or notes, the adoption of the Revenue ASUs should not
have a material impact to the Company's consolidated financial position, results of operations or disclosures. The
Company will continue to evaluate during 2018 the impact to its non-lease components upon adoption of ASU
2016-02 in 2019.
In August 2016, the FASB issued ASU No. 2016-15, Statement of Cash Flows (Topic 230) Classification of Certain
Cash Receipts and Cash Payments, ("ASU 2016-15"), which clarifies or provides guidance relating to eight specific
cash flow classification issues. The standard should be applied retrospectively for each period presented, as
appropriate. The impact of this new guidance will depend on future transactions, though the impact will only be
related to the classification of those items on the statement of cash flows and will not impact the Company's total
cash flows or its results of operations. There was no impact to the Company's Consolidated Financial Statements
upon adoption of this standard on January 1, 2018.
In May 2017, the FASB issued ASU No. 2017-09, Compensation - Stock Compensation (Topic 718), ("ASU
2017-09"), which provides guidance about which changes in the terms or conditions of a share-based payment
award require a company to apply modification accounting in Topic 718. Under ASU No. 2017-09, a company will
generally be required to apply modification accounting unless the fair value or intrinsic value of the modified award,
the vesting conditions of the modified award, and the classification of the modified award as equity or a liability are
the same as the original award immediately before the award is modified. There was no impact to the Company's
Consolidated Financial Statements upon adoption of this standard on January 1, 2018.
In February 2016, the FASB issued ASU No. 2016-02. This standard requires a lessor to classify leases as either sales-
type, finance or operating. A lease will be treated as a sale if it transfers all of the risks and rewards, as well as control
of the underlying asset, to the lessee. If risks and rewards are conveyed without the transfer of control, the lease is
treated as a financing lease. If the lessor doesn’t convey risks and rewards or control, an operating lease results. ASU
2016-02 is effective for fiscal years, and interim periods within, beginning after December 15, 2018. Early adoption
is permitted. A modified retrospective transition approach is required for lessors for sales-type, direct financing, and
operating leases existing at, or entered into after, the beginning of the earliest comparative period presented in the
financial statements, with certain practical expedients available. Leasing revenues will continue to be recognized on a
straight-line basis over the lease term, while certain reimbursable costs currently reflected on a net basis in the financial
statements may require presentation on a gross basis under the new standard. Additionally, certain non-lease components
may be accounted for under the new revenue recognition guidance in the Revenue ASUs. The Company is still evaluating
the complete impact of the adoption of ASU 2016-02 on January 1, 2019 to its consolidated financial position, results
of operations and disclosures.
In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments-Credit Losses, ("ASU 2016-13"), which
changes the impairment model for most financial assets and certain other instruments. For trade and other
receivables, held-to-maturity debt securities, loans and other instruments, companies will be required to use a new
forward-looking “expected loss” model that generally will result in the earlier recognition of allowances for losses.
For available-for-sale debt securities with unrealized losses, companies will measure credit losses in a manner
similar to what they do today, except that the losses will be recognized as allowances rather than as reductions in the
amortized cost of the securities. Companies will have to disclose significantly more information, including
information they use to track credit quality by year of origination for most financing receivables. Companies will
apply the standard’s provisions as a cumulative-effect adjustment to retained earnings as of the beginning of the first
reporting period in which the guidance is adopted. This standard is effective for the Company on January 1, 2020
with early adoption permitted. The Company is in the initial stage of evaluating the impact of this new standard on
its notes and trade receivables.
72
Notes to Consolidated Financial Statements - Continued
Note 2—Real Estate Investments
As of December 31, 2017, the Company had investments of approximately $399.1 million in 86 real estate
properties, including one mortgage note receivable. The following table summarizes the Company's investments.
Number of
Facilities
Land and
Land
Improvements
Buildings,
Improvements, and
Lease Intangibles
Personal
Property
Total
Accumulated
Depreciation
$
4,608
$
29,235
$
— $
33,843
$
(Dollars in thousands)
Medical office buildings:
Florida
Ohio
Texas
Illinois
Kansas
Iowa
Virginia
Other states
Physician clinics:
Kansas
Illinois
Florida
Other states
Surgical centers and hospitals
Louisiana
Indiana
Michigan
Illinois
Florida
Arizona
Other states
Specialty centers
Illinois
Alabama
Nevada
Other states
Behavioral facilities:
West Virginia
Illinois
Indiana
Other states
Corporate property
Total owned properties
Mortgage note receivable
Total real estate investments
26,693
15,585
12,957
11,924
11,232
5,018
25,973
2,493
3,431
3,284
1,589
2,429
1,148
233
2,279
143,225
16,886
12,537
8,969
5,950
21,682
49,138
23,036
14,928
8,900
7,593
7,288
5,965
12,555
80,265
21,632
4,832
4,678
20,583
51,725
25,035
20,103
7,166
9,706
62,010
2,123
388,486
10,633
399,119
$
$
1,981
87
512
3,025
5,605
577
360
1,960
740
233
1,000
2,861
7,731
215
1,295
273
2,854
4,637
152
745
156
100
1,153
124
36,136
—
36,136
K
-
0
1
m
r
o
F
5
5
3
2
2
1
1
13
32
3
2
3
9
17
1
1
2
1
1
2
5
13
2
3
1
11
17
1
1
2
2
6
—
85
1
86
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
112
112
—
112
$
$
3,167
3,096
1,134
1,427
2,241
369
3,276
19,318
1,638
2,615
—
3,221
7,474
1,683
523
628
2,183
271
576
1,555
7,419
2,057
415
276
1,919
4,667
2,138
1,300
1,126
977
5,541
—
23,526
12,489
11,823
10,497
8,991
4,649
22,697
123,907
10,899
6,354
5,950
18,461
41,664
21,353
14,405
8,272
5,410
7,017
5,389
11,000
72,846
19,575
4,417
4,402
18,664
47,058
22,897
18,803
6,040
8,729
56,469
2,011
$
$
44,419
—
44,419
$
$
343,955
—
343,955
$
$
73
Notes to Consolidated Financial Statements - Continued
Depreciation expense was $7.6 million, $4.5 million and $1.5 million, respectively, as of December 31, 2017, 2016
and 2015, which is included in depreciation and amortization expense on the Company's Consolidated Statements of
Income (Loss). Depreciation and amortization of real estate assets and liabilities in place as of December 31, 2017,
is recognized on a straight-line basis over the estimated useful lives of the assets. The estimated useful lives at
December 31, 2017 are as follows:
Land improvements
Buildings
Building improvements
Tenant improvements
Lease intangibles
Personal property
Note 3—Real Estate Leases
2 - 15 years
15 - 40 years
3.0 - 39.8 years
2.3 - 15.7 years
0.7 - 13.7 years
3 -10 years
The Company’s properties are generally leased pursuant to non-cancelable, fixed-term operating leases with
expiration dates through 2033. The Company’s leases generally require the lessee to pay minimum rent, with fixed
rent renewal terms or increases based on a Consumer Price Index and may also include additional rent, which may
include taxes (including property taxes), insurance, maintenance and other operating costs associated with the leased
property.
Future Minimum Lease Payments
Future minimum lease payments under the non-cancelable operating leases due the Company for the years ending
December 31, as of December 31, 2017, are as follows (in thousands):
2018
2019
2020
2021
2022
2023 and thereafter
Revenue Concentrations
$
$
35,372
31,648
28,839
25,617
22,415
133,617
277,508
The Company's real estate portfolio is leased to a diverse tenant base. At December 31, 2017 and 2016, the
Company had no customers that accounted for more than 10% of its consolidated revenues.
The Company's portfolio is currently located in 26 states with approximately 36.5% of its consolidated revenues for
the year ended December 31, 2017 derived from properties located in Illinois (13.5%), Ohio (12.2%), and Florida
(10.8%).
Purchase Option Provisions
Certain of the Company's leases provide the lessee with a purchase option or a right of first refusal to purchase the
leased property. The purchase option provisions generally require the lessee to purchase the leased property at fair
value or at an amount greater than the Company's gross investment in the leased property at the time of the
purchase. No purchase options were exercised during the year ended December 31, 2017. The Company had
approximately $6.3 million in two real estate properties at December 31, 2017 with purchase options that are
exercisable during 2018.
74
Notes to Consolidated Financial Statements - Continued
Straight-line rental income
Rental income is recognized as earned over the life of the lease agreement on a straight-line basis. Straight-line rent
included in rental income was approximately $1.3 million, $0.6 million, and $0.1 million, respectively, for the years
ended December 31, 2017, 2016 and 2015.
Operating expense recoveries
The Company accrues operating expense recoveries, or tenant reimbursements, based on the contractual terms of its
leases and late fees based on the contractual terms of its leases or notes, as applicable. Operating expense recoveries
were approximately $5.1 million, $4.6 million, and $2.0 million respectively, and late fees, included in rental
income, were approximately $149,000, $228,000, and $40,000, respectively, for the years ended December 31,
2017, 2016 and 2015.
Deferred revenue
Income received but not yet earned is deferred until such time it is earned. Deferred revenue, included in other
liabilities on the Consolidated Balance Sheets, was approximately $1.1 million, $0.8 million and $0.5 million,
respectively, at December 31, 2017, 2016, and 2015.
Note 4—Real Estate Acquisitions
2017 Real Estate Acquisitions
The Company's acquisitions for 2017 included the following, all of which we accounted for as asset acquisitions:
During the fourth quarter of 2017, the Company acquired six real estate properties totaling approximately 153,000
square feet for an aggregate purchase price of approximately $40.2 million, including cash consideration of
approximately $40.1 million. Upon acquisition, the properties were 100.0% leased in the aggregate with lease
expirations ranging from 2021 through 2032. In addition, we purchased $11.45 million face value of certain
promissory notes, secured by accounts receivable of our bankrupt borrower, for $8.75 million from a syndicate of
banks, a $2.7 million discount to face value. See Note 5 for further discussion related to this note purchase and
bankruptcy.
During the third quarter of 2017, the Company acquired two real estate properties totaling approximately 147,000
square feet for an aggregate purchase price and cash consideration of approximately $28.3 million. Upon
acquisition, the properties were 100% leased in the aggregate with lease expirations ranging from 2022 through
2032. In addition, we funded a $5.0 million mezzanine loan to the tenant of one of the properties.
During the second quarter of 2017, the Company acquired 10 real estate properties totaling approximately 203,000
square feet for an aggregate purchase price of approximately $36.2 million, including cash consideration of
approximately $35.9 million. Upon acquisition, the properties were 100% leased in the aggregate with lease
expirations ranging from 2019 through 2032.
During the first quarter of 2017, the Company acquired 10 real estate properties totaling approximately 145,000
square feet for an aggregate purchase price of approximately $28.5 million, including cash consideration of
approximately $28.4 million. Upon acquisition, the properties were 95.2% leased in the aggregate with lease
expirations ranging from 2018 through 2032. The Company also acquired a property, adjacent to its corporate office,
for a cash purchase price of approximately $0.9 million. The property is leased to a tenant but the Company intends
to use the property for future expansion of its corporate office.
K
-
0
1
m
r
o
F
Amounts reflected in revenues and net income for the year ended December 31, 2017 for the properties acquired
during 2017 were approximately $5.9 million and $2.4 million, respectively. Transaction costs totaling
75
Notes to Consolidated Financial Statements - Continued
approximately $1.0 million related to these acquisitions were capitalized in the period as part of the real estate assets
and approximately $36,000 was expensed related to the mezzanine note and note purchased.
The following table summarizes the estimated relative fair values of the assets acquired and liabilities assumed in
the property acquisitions for the year ended December 31, 2017.
Land and land improvements
Building and building improvements
Intangibles:
At-market lease intangibles
Total intangibles
Accounts receivable and other assets assumed
Accounts payable, accrued liabilities and other liabilities assumed (1)
Prorated rent, interest and operating expense reimbursement amounts collected
Total cash consideration
(1) Includes security deposits received.
2016 Real Estate Acquisitions
Estimated Fair
Value
(In thousands)
Estimated Useful
Life
(In years)
2 - 15
20 - 40
4.1 - 9.3
$
$
14,285
103,831
16,502
16,502
32
(675)
(470)
133,505
During the fourth quarter of 2016, the Company acquired six real estate properties totaling approximately 187,098
square feet for an aggregate purchase price of approximately $45.6 million, including cash consideration of
approximately $45.2 million. Upon acquisition, the properties were 98.1% leased with lease expirations ranging
from 2017 through 2031.
During the third quarter of 2016, the Company acquired four real estate properties totaling approximately 57,983
square feet for an aggregate purchase price and cash consideration of approximately $12.1 million. Upon
acquisition, the properties were 100.0% leased with lease expirations ranging from 2018 through 2031.
During the second quarter of 2016, the Company acquired three real estate properties totaling approximately
153,446 square feet for an aggregate purchase price of approximately $33.5 million, including cash consideration of
approximately $21.1 million and the conversion of a $12.5 million mortgage note receivable. Upon acquisition, the
properties were approximately 93.7% leased in the aggregate with lease expirations ranging from 2016 through
2031. In addition, one of the properties included contingent consideration of up to $0.5 million of which the
Company paid $0.4 million in settlement of the contingency during the second quarter of 2017.
During the first quarter of 2016, the Company acquired four real estate properties totaling approximately 146,443
square feet for an aggregate purchase price of approximately $25.4 million, including cash consideration of
approximately $25.6 million. Upon acquisition, the properties were approximately 95.6% leased in the aggregate
with lease expirations ranging from 2017 through 2026.
The Company incurred transaction costs of approximately $0.8 million for the year ended December 31, 2016
related to its acquisitions accounted for as business combinations which are included in general and administrative
expenses in the accompanying Consolidated Statements of Income (Loss). Transaction costs related to its acquisition
accounted for as an asset purchase were capitalized in the period as part of the real estate asset.
76
Notes to Consolidated Financial Statements - Continued
The following table summarizes the estimated fair values of the assets acquired and liabilities assumed in the
property acquisitions during 2016.
Land
Buildings
Intangibles:
At-market lease intangibles
Above-market lease intangibles
Below-market lease intangibles
Total intangibles
Accounts receivable and other assets assumed
Accounts payable, accrued liabilities and other liabilities assumed (1)
Contingent liabilities
Mortgage note conversion
Prorated rent, interest and operating expense reimbursement amounts collected
Expenses paid, including closing costs
Total cash consideration
Estimated Fair
Value
(In thousands)
Estimated Useful
Life
(In years)
20 - 40
2.3 - 13.7
0.7
8.8
$
$
16,476
87,753
13,961
26
(923)
13,064
51
(661)
(487)
(12,500)
(490)
773
103,979
(1) Includes security deposits received and property taxes payable prior to the acquisition.
During the first quarter of 2016, the Company funded a $12.5 million mortgage note secured by an 85,000 square
foot behavioral facility in Illinois which was scheduled to mature on January 31, 2027. The Company received a
loan fee from the transaction totaling $93,750 which was deferred and was being recognized into income on a
straight-line basis, which approximated the effective interest method, through the maturity of the mortgage note. The
mortgage loan required interest only payments to us through January 2017 and had a stated fixed interest rate of
11%. The Company exercised its option to acquire the behavioral facility secured by this mortgage and acquired the
facility in May 2016 as discussed in more detail above in 2016 Real Estate Acquisitions. Upon acquisition, the
Company recognized into income the unamortized portion of the loan fee totaling approximately $90,000.
Note 5—Mortgage Note Receivable
The Company had one mortgage note receivable outstanding as of December 31, 2017 and 2016 with a principal
balance of $10.6 million and $10.9 million, respectively, which bears interest at 9.5%. Principal and interest are due
monthly based on a 20-year amortization schedule, with a balloon payment due at maturity on September 30, 2026.
At December 31, 2017 and 2016, approximately $0.6 million and $87,000, respectively, in interest was due from the
borrower and is included in other assets on our Consolidated Balance Sheets, of which approximately $0.5 million
and $0, respectively, was past due in accordance the terms of the underlying note. The borrower and several related
entities (the "Borrower") filed for voluntary bankruptcy on June 23, 2017. At the time of filing for bankruptcy, the
Borrower was current on all obligations to the Company, but no payments have been received during the bankruptcy.
On February 21, 2018, the Borrower filed an amended bankruptcy exit plan (the "Amended Plan"), agreed upon by
the secured lenders and the unsecured creditor's committee of the Borrower, whereby the Company will provide
financing for the Borrower to exit bankruptcy (the "Exit Financing"). Based on information currently available, the
Company believes that the Amended Plan will be confirmed by the court substantially in the form as filed. Assuming
the Amended Plan is confirmed by the bankruptcy court, the Company will enter into a new note and fund the Exit
Financing, with a newly established entity ("Newco"), that will be secured by the ownership interests, cash, accounts
receivable, other assets and cash flows of nine long-term acute care or rehabilitation hospitals, which includes two
specialty hospitals that were not part of the bankruptcy but will be owned and operated by Newco.
K
-
0
1
m
r
o
F
77
Notes to Consolidated Financial Statements - Continued
On December 28, 2017, in anticipation of the Exit Financing, the Company purchased $11.45 million face value of
certain promissory notes, secured by accounts receivable of the Borrower, for $8.75 million from a syndicate of
banks, a $2.7 million discount to face value. Additionally, subsequent to December 31, 2017, the Company acquired
$2.2 million of certain promissory notes, secured by the operations of two facilities of the Borrower, which were not
included in the bankruptcy but will be owned and operated by Newco.
Under the terms of the Exit Financing, the existing mortgage note and other promissory notes of the Borrower held
by the Company will be satisfied with proceeds from the Exit Financing, which will include approximately $5.35
million of additional cash to be funded by the Company. Also, as part of the Amended Plan, the Company, through a
deed in lieu of foreclosure, will receive the real estate property currently secured by the mortgage note receivable.
The Company evaluated the collectability of the mortgage note and other promissory notes that it acquired,
including the underlying loan collateral. Based on information currently available, the present value of the expected
future cash flows to be received was not materially different from the recorded investment balance of the mortgage
note and promissory notes as of December 31, 2017, and therefore, no impairment was recognized.
During 2015, the Company identified the borrower of the mortgage note discussed above as a VIE. The underlying
$11.0 million mortgage note included a purchase option in which the Company could acquire the underlying
property securing the mortgage through September 30, 2016. The Company elected not to acquire the property and
the purchase option expired. Management concluded that the Company was not the primary beneficiary of the VIE
as we did not have the ability to make decisions or direct the activities of the VIE that would impact its economic
performance.
Note 6— Debt, net
The table below details the Company's debt as of December 31, 2017 and December 31, 2016.
(Dollars in thousands)
Revolving Credit Facility
5-Year Term Loan, net
7-Year Term Loan, net
Balance as of
December 31,
2017
December 31,
2016
Maturity
Dates
$
$
34,000 $
51,000
29,685
29,668
—
—
93,353 $
51,000
8/19
3/22
3/24
On March 29, 2017, we entered into a second amended and restated Credit Facility (as amended and restated, the
"Credit Facility"). The Credit Facility is by and among Community Healthcare OP, LP, the Company, the Lenders
from time to time party thereto, and SunTrust Bank, as Administrative Agent. The Company’s material subsidiaries
are guarantors of the obligations under the Credit Facility. The Credit Facility provides for a $150.0 million
revolving credit facility (the "Revolving Credit Facility") and $100.0 million in term loans (the "Term Loans"). The
Credit Facility, through the accordion feature, allows borrowings up to a total of $450.0 million, including the ability
to add and fund additional term loans. The Revolving Credit Facility matures on August 9, 2019 and includes two
12-month options to extend the maturity date of the Revolving Credit Facility, subject to the satisfaction of certain
conditions. The Term Loans include a five-year term loan facility in the aggregate principal amount of $50.0 million
(the "5-Year Term Loan") which matures on March 29, 2022 and a seven-year term loan facility in the aggregate
principal amount of $50.0 million (the "7-Year Term Loan") which matures on March 29, 2024. Upon closing of the
Credit Facility on March 29, 2017, the Company borrowed $30.0 million under each of the 5-Year Term Loan and
the 7-Year Term Loan. Each of the 5-Year Term Loan and 7-Year Term Loan has a delayed draw feature that is
available in up to three draws within 15 months from March 29, 2017, subject to a minimum draw of $10.0 million
and pro forma compliance. The Company incurred approximately $0.8 million in fees and other costs upon closing
78
Notes to Consolidated Financial Statements - Continued
of the Credit Facility which are netted against the term loans and are being amortized to interest expense on a
straight-line basis which approximates the effective interest method.
Amounts outstanding under the Revolving Credit Facility bear annual interest at a floating rate that is based, at the
Company’s option, on either: (i) LIBOR plus 1.75% to 2.75% or (ii) a base rate plus 0.75% to 1.75%, in each case,
depending upon the Company’s leverage ratio. In addition, the Company is obligated to pay an annual fee equal to
0.25% of the amount of the unused portion of the Revolving Credit Facility if amounts borrowed are greater than
33.3% of the borrowing capacity under the Revolving Credit Facility and 0.35% of the unused portion of the
Revolving Credit Facility if amounts borrowed are less than or equal to 33.3% of the borrowing capacity under the
Revolving Credit Facility. At December 31, 2017, the Company had $34.0 million balance outstanding under the
Revolving Credit Facility with a weighted average interest rate of approximately 3.95% and a remaining borrowing
capacity of $116.0 million.
Amounts outstanding under the Term Loans bear annual interest at a floating rate that is based, at the Company’s
option, on either: (i) LIBOR plus 2.2% to 2.9% or (ii) a base rate plus 1.25% to 1.9%, in each case, depending upon
the Company’s leverage ratio. In addition, the Company is obligated to pay an annual fee equal to 0.35% of the
amount of the unused portion of the Term Loans. The Company entered into interest rate swaps to fix the interest
rates on the term loans as discussed in Note 7. At December 31, 2017, the Company had $60.0 million outstanding
under the Term Loans with a fixed weighted average interest rate under the swaps of approximately 4.34% and
remaining borrowing capacity of $40.0 million.
The Company’s ability to borrow under the Credit Facility is subject to its ongoing compliance with a number of
customary affirmative and negative covenants, including limitations with respect to liens, indebtedness,
distributions, mergers, consolidations, investments, restricted payments and asset sales, as well as financial
maintenance covenants. The Company, subsequent to year end, amended its Credit Facility, effective as of
November 1, 2017, to modify the formula used to calculate the amount of restricted payments the Company may
make under the Credit Facility. After considering the provisions of the amendment, the Company was in compliance
with its financial covenants under its Credit Facility at December 31, 2017.
Note 7—Derivative Financial Instruments
Risk Management Objective of Using Derivatives
The Company may use derivative financial instruments, including interest rate swaps, caps, options, floors and other
interest rate derivative contracts, to hedge all or a portion of the interest rate risk associated with its borrowings. The
principal objective of such arrangements is to minimize the risks and/or costs associated with the Company’s
operating and financial structure as well as to hedge specific anticipated transactions. The Company does not intend
to utilize derivatives for speculative or other purposes other than interest rate risk management. The use of derivative
financial instruments carries certain risks, including the risk that the counterparties to these contractual arrangements
are not able to perform under the agreements. To mitigate this risk, the Company only enters into derivative financial
instruments with counterparties with high credit ratings and with major financial institutions with which the
Company and its affiliates may also have other financial relationships. The Company does not anticipate that any of
the counterparties will fail to meet their obligations.
Cash Flow Hedges of Interest Rate Risk
K
-
0
1
m
r
o
F
The Company’s objectives in using interest rate derivatives are to add stability to interest expense and to manage its
exposure to interest rate movements. To accomplish this objective, the Company primarily uses interest rate swaps
and/or caps as part of its interest rate risk management strategy. Interest rate swaps designated as cash flow hedges
involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate
payments over the life of the agreements without exchange of the underlying notional amount. Interest rate caps
designated as cash flow hedges involve the receipt of variable-rate amounts if interest rates rise above the cap strike
rate on the contract.
79
Notes to Consolidated Financial Statements - Continued
As of December 31, 2017, the Company had two outstanding interest rate derivatives that were designated as cash
flow hedges of interest rate risk for notional amounts totaling $60.0 million. The Company had recorded the fair
value of its interest rate derivatives totaling approximately $0.3 million in other assets in its Consolidated Balance
Sheets.
The changes in the fair value of derivatives designated and that qualify as cash flow hedges are recorded in
accumulated other comprehensive income and is subsequently reclassified to interest expense in the period that the
hedged forecasted transaction affects earnings.
Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to interest
expense as interest payments are made on the Company’s Term Loans. During the next twelve months, the Company
estimates that an additional $0.2 million will be reclassified from other comprehensive income ("OCI") as an
increase to interest expense.
The table below details the location in the financial statements of the gain or loss recognized on interest rate
derivatives designated as cash flow hedges for the for the year ended December 31, 2017.
(Dollars in thousands)
Amount of unrealized loss recognized in OCI on derivative
Amount of loss reclassified from accumulated OCI into interest expense
Total Interest Expense presented in the Consolidated Statements of Income (Loss) in which the effects of
the cash flow hedges are recorded
Credit-risk-related Contingent Features
For the Year
Ended
December 31,
2017
$
$
$
(144)
402
3,948
As of December 31, 2017, the fair value of derivatives in a net asset position including accrued interest but
excluding any adjustment for nonperformance risk related to these agreements was $0.3 million. As of December 31,
2017, the Company has not posted any collateral related to these agreements and was not in breach of any agreement
provisions. If the Company terminated these interest rate swaps, it would pay or receive the approximate aggregate
termination value of the swaps at the time of the termination, which was approximately $0.2 million at
December 31, 2017.
Note 8—Stockholders’ Equity
Common Stock
The following table provides a reconciliation of the beginning and ending common stock balances for the years
ended December 31, 2017, 2016 and 2015:
Balance, beginning of period
Issuance of common stock
Restricted stock issued
Balance, end of period
For the Year Ended December 31,
2017
12,988,482
4,887,500
209,816
18,085,798
2016
7,596,940
5,175,000
216,542
12,988,482
2015
200,000
7,311,183
85,757
7,596,940
80
Notes to Consolidated Financial Statements - Continued
Equity Offerings
In July 2017, the Company completed a public offering of 4,887,500 shares of its common stock, including 637,500
shares of common stock issued in connection with the exercise in full of the underwriters' option to purchase
additional shares, and received net proceeds of approximately $108.6 million after deducting underwriting discount
and commissions and offering expenses paid by the Company. Proceeds from the offering were used to repay the
outstanding balance on the revolving credit facility totaling $58.0 million and for additional investments.
In April 2016, the Company completed a follow-on public offering of 5,175,000 shares of its common stock,
including 675,000 shares of common stock issued in connection with the exercise in full of the underwriters' option
to purchase additional shares, and received net proceeds of approximately $86.1 million.
In May 2015, the Company completed its initial public offering of 7,187,500 shares of its common stock, including
937,500 shares of common stock issued in connection with the exercise in full of the underwriters’ option to
purchase additional shares, and received net proceeds, after underwriters' discount and other expenses of
approximately $125.2 million. Concurrently, the Company issued 123,683 shares of common stock in concurrent
private placements to certain directors and officers of the Company and received approximately $2.3 million in net
proceeds.
Universal Shelf S-3 Registration Statement
In September 2016, the Company filed a registration statement on Form S-3 that will allow us to offer debt or equity
securities (or a combination thereof) of up to $750.0 million from time to time. The S-3 registration statement was
declared effective as of September 26, 2016. In July 2017, the Company completed an equity offering and issued
approximately 4,887,500 shares of its common stock for gross proceeds of approximately $114.6 million under its
Form S-3 registration statement, resulting in approximately $635.4 million remaining to be issued under the Form
S-3 registration statement.
Dividends Declared
During 2017, the Company declared and paid dividends totaling $1.565 per common share as shown in the table
below.
Declaration Date
February 2, 2017
May 4, 2017
August 7, 2017
Record Date
February 17, 2017
May 19, 2017
August 28, 2017
November 2, 2017
November 17, 2017
Date Paid
March 3, 2017
June 2, 2017
September 1, 2017
December 1, 2017
Amount Per Share
$0.3875
$0.3900
$0.3925
$0.3950
During 2016, the Company declared and paid dividends totaling $1.525 per common share.
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Notes to Consolidated Financial Statements - Continued
Note 9—Income (Loss) Per Common Share
The following table sets forth the computation of basic and diluted income (loss) per common share.
Year Ended December 31,
2016
2017
2015
(Dollars in thousands, except per share data)
Net income (loss)
Participating securities' share in earnings
Net income (loss), less participating securities' share in earnings
$
$
3,510
$
(731) $
$
2,779
2,721
$
— $
$
2,721
Weighted Average Common Shares Outstanding
Weighted average Common Shares outstanding
Unvested restricted shares
Weighted average Common Shares outstanding–Basic
Weighted average Common Shares–Basic
Dilutive potential common shares
Weighted average Common Shares outstanding –Diluted
15,268,612
(453,354)
14,815,258
14,815,258
—
14,815,258
11,478,883
(240,446)
11,238,437
11,238,437
81,068
11,319,505
Basic Income (Loss) per Common Share
Diluted Income (Loss) per Common Share
$
$
0.19
0.19
$
$
0.24
0.24
$
$
(1,456)
—
(1,456)
4,778,144
(51,219)
4,726,925
4,726,925
—
4,726,925
(0.31)
(0.31)
The dilutive effect of 9,927 shares of restricted common stock were excluded from the calculation of diluted loss per
common share for the year ended December 31, 2015, because the effect was anti-dilutive due to the net loss
incurred during the period.
Note 10—Incentive Plan
2014 Incentive Plan
The 2014 Incentive Plan authorizes the Company to award shares equal to 7% of the total number of shares of the
Company’s common stock outstanding on December 31 of the immediately preceding year, or 909,193 shares of
common stock (the "Plan Pool"), for 2017, to its employees and directors. The 2014 Incentive Plan will continue
until terminated by the Company's Board of Directors or March 31, 2024. As of December 31, 2017, the Company
had issued a total of 431,535 restricted shares under the Incentive Pool for compensation-related awards to its
employees and directors, with 477,658 authorized shares remaining which had not been issued. Shares issued under
the 2014 Incentive Plan are generally subject to long-term, fixed vesting periods of three to eight years. If an
employee or director voluntarily terminates his or her relationship with the Company or is terminated for cause
before the end of the vesting period, the shares are forfeited, at no cost to the Company. Once the shares have been
granted, the recipient of the shares has the right to receive dividends and the right to vote the shares.
Alignment of Interest Program
The Amended and Restated Alignment of Interest Program (the “Alignment of Interest Program”), amended in late
2016 by the Company's Board of Directors, authorized the Company to issue 500,000 shares of the Company’s
common stock to its employees and directors in lieu of the employee's or director's cash compensation (the
"Program Pool"), at their election. As of December 31, 2017, the Company had issued a total of 80,580 restricted
shares under the Program Pool in lieu of cash compensation to its employees and directors, with 419,420 authorized
shares remaining which had not been issued.
The Company's Alignment of Interest Program is designed to provide the Company's employees and directors with
an incentive to remain with the Company and to incentivize long-term growth and profitability. Under the Alignment
82
Notes to Consolidated Financial Statements - Continued
of Interest Program, employees may elect to defer up to 100% of their base salary and other compensation and
directors may elect to defer up to 100% of their director fees, subject to the 2014 Incentive Plan's long-term, fixed
vesting periods. The number of shares granted will be increased through a Company match depending on the length
of the vesting period selected by the employee or director. Employees may select vesting periods of three years, five
years, or eight years, with a 30%, 50%, and 100% Company match, respectively. Directors may select vesting
periods of one year, two years, or three years, with a 20%, 40%, or 60% Company match, respectively.
Officer Incentive Programs
The Company has an Amended and Restated Executive Officer Incentive Program and a Non-Executive Officer
Incentive Program (the "Officer Incentive Programs") under the Incentive Plan which are designed to provide
incentives to the Company's officers that are designed to reward its officers for individual, as well as Company
performance in the form of cash or restricted stock. Company performance will be based on performance targets,
which may include targets such as funds from operations ("FFO"), dividend payout percentages, as well as the
Company's relative total stockholder return performance over one-year and three-year periods, measured against the
Company's peer group, as determined by the Company's Board of Directors each year. The officers may elect, in the
year prior to an award, to receive awards under the Officer Incentive Programs in cash or restricted stock, as allowed
within the applicable Officer Incentive Programs, as well as a vesting period as discussed under the Alignment of
Interest Program above. Shares of common stock issued under the Officer Incentive Programs are issued under
either the Plan Pool or Program Pool.
Summary
A summary of the activity under the Incentive Plan and related information for the years ended December 31, 2017,
2016, and 2015 is included in the table below.
(dollars in thousands, except per share amounts)
2017
2016
2015
Year Ended December 31,
Stock-based awards, beginning of year
Stock in lieu of compensation
Stock awards
Total Granted
Stock-based awards, end of year
Weighted average grant date fair value, per share, of:
Stock-based awards, beginning of year
Stock-based awards granted during the year
Stock-based awards, end of year
Grant date fair value of shares granted during the year
302,299
80,580
129,236
209,816
512,115
85,757
104,112
112,430
216,542
302,299
$
$
$
$
19.36 $
23.84 $
21.20 $
5,002 $
19.65 $
19.25 $
19.36 $
4,168 $
—
41,669
44,088
85,757
85,757
—
19.65
19.65
1,685
The Company had nonvested stock-based compensation that had not yet been recognized of approximately $8.5
million and $5.0 million, respectively, at December 31, 2017 and 2016. The vesting periods for the non-vested
shares granted during 2017 ranged from three to eight years with a weighted-average amortization period remaining
as of December 31, 2017 of approximately 6.8 years. Compensation expense recognized during the years ended
December 31, 2017, 2016, and 2015 from the amortization of the value of shares over the vesting period was
approximately $1.5 million, $0.7 million and $0.2 million, respectively.
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Note 11—Other Assets
Other assets consists primarily of notes and accounts receivable, straight-line rent receivables, prepaid assets,
deferred financing costs, leasing commissions, and the fair value of our interest rate swaps. Items included in "Other
assets, net" on the Company's Consolidated Balance Sheets as of December 31, 2017 and 2016 are detailed in the
table below.
(Dollars in thousands)
Notes receivable
Accounts and interest receivable
Straight-line rent receivables
Allowance for doubtful accounts
Prepaid assets
Deferred financing costs, net
Leasing commissions, net
Deferred tax asset
Fair value of interest rate swaps
Above-market lease intangible assets, net
Other
December 31,
2017
2016
$
13,917 $
2,417
2,179
(293)
341
618
483
478
258
—
255
$
20,653 $
—
2,472
744
(154)
260
1,010
129
—
—
25
357
4,843
The Company has several notes receivable with its tenants. During 2017, concurrent with the acquisition of a
property, the Company entered into a $5.0 million note receivable with the tenant in the building. The $5.0 million
note receivable, which matures on September 27, 2022, bears interest from 12% to 16%, increasing through the
maturity date and payments aggregating approximately $1.9 million are due each year until maturity with the
remaining amount due at maturity. The Company also purchased, at a $2.7 million discount to face value, certain
promissory notes for $8.75 million which were held by a syndicate of banks that were also creditors of our bankrupt
borrower. See Note 5. The Company identified the borrowers of both of these notes as VIEs, but management
determined that the Company was not the primary beneficiary of the VIEs because we lack either directly or through
related parties any material impact in the activities that impact the borrowers' economic performance. We are not
obligated to provide support beyond our stated commitment to the borrowers, and accordingly our maximum
exposure to loss as a result of this relationship is limited to the amount of our outstanding notes receivable as noted
above. The two VIEs that we have identified at December 31, 2017 are summarized in the table below and are
discussed in more detail above.
Classification
Notes receivable
Notes receivable
Carrying Amount
(in millions)
Maximum Exposure
to Loss
(in millions)
$
$
5.0 $
8.8 $
5.0
8.8
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Notes to Consolidated Financial Statements - Continued
Note 12—Intangible Assets and Liabilities
The Company has deferred financings costs and various real estate acquisition lease intangibles included in its
Consolidated Balance Sheets as of December 31, 2017 and 2016 as detailed in the table below. The Company did
not have any indefinite lived intangible assets or liabilities as of December 31, 2017 and 2016.
Gross Balance at
December 31,
Accumulated Amortization
at December 31,
Weighted
Average
(Dollars in thousands)
Deferred financing costs (1)
Deferred financing costs (2)
Above-market lease intangibles
Below-market lease intangibles
At-market lease intangibles
2017
2016
2017
2016
Remaining
Life (Years)
Balance Sheet
Classification
$
1,508 $
1,508 $
890 $
743
91
(1,280)
51,870
—
91
(1,280)
35,368
96
91
(329)
22,517
$
52,932 $
35,687 $
23,265 $
498
—
66
(167)
12,394
12,791
1.6
5.3
0
6.3
5.2
5.1
Other assets
Debt, net
Other assets
Other liabilities
Real estate properties
________________
(1) Deferred financing costs related to the Revolving Credit Facility.
(2) Deferred financing costs related to the Term Loans.
Expected future amortization, net, for the next five years of the Company's intangible assets and liabilities, in place
as of December 31, 2017 are included in the table below.
(in thousands)
2018
2019
2020
2021
2022
Note 13—Commitments and Contingencies
Tenant Improvements
$
Amortization, net
9,235
6,724
4,757
3,376
2,215
The Company may provide tenant improvement allowances in new or renewal leases for the purpose of refurbishing
or renovating tenant space. The Company may also assume tenant improvement obligations included in leases
acquired in its real estate acquisitions. As of December 31, 2017 and 2016, the Company had $0.3 million in tenant
improvement allowances included in Other liabilities relating to two tenants whose leases expire in 2018 and 2020.
Also, at December 31, 2017, the Company had commitments for tenant improvements of approximately $3.4
million.
Capital Improvements
The Company has entered into contracts with various vendors for various capital improvement projects related to its
portfolio. Some of these expenditures will be subsequently billed and reimbursed by tenants as provided for in their
leases with the Company. As of December 31, 2017, the Company had commitments of approximately $0.1 million
that are expected to be spent on these capital improvement projects.
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Legal Proceedings
The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have
a material adverse effect on the Company's Consolidated Financial Statements.
Contingent Purchase Price Settlement
During 2017, the Company paid approximately $0.4 million in settlement of a contingent purchase price liability
relating to the acquisition of a medical office building acquired during 2016. The Company has no contingent
purchase price liabilities remaining at December 31, 2017.
Note 14—Fair Value of Financial Instruments
The following methods and assumptions were used to estimate the fair value of each class of financial instruments
for which it is practical to estimate the fair value.
Cash and cash equivalents - The carrying amount approximates the fair value.
Mortgage note receivable - The fair value is estimated using cash flow analyses which are based on an assumed
market rate of interest or at a rate consistent with the rates on mortgage notes acquired by the Company and are
classified as Level 2 in the hierarchy.
Notes receivable - The fair value is estimated using cash flow analyses which are based on an assumed market rate
of interest or at a rate consistent with the rates on notes carried by the Company and are classified as Level 2 in the
hierarchy.
Borrowings under our Credit Facility - The carrying amount approximates the fair value because the borrowings are
based on variable market interest rates.
Derivative financial instruments - The fair value is estimated using discounted cash flow techniques. These
techniques incorporate primarily Level 2 inputs. The market inputs are utilized in the discounted cash flow
calculation considering the instrument’s term, notional amount, discount rate and credit risk. Significant inputs to the
derivative valuation model for interest rate swaps are observable in active markets and are classified as Level 2 in
the hierarchy.
The table below details the fair values and carrying values for our mortgage note and notes receivable and interest
rate swaps at December 31, 2017 and 2016 using Level 2 inputs.
(Dollars in thousands)
Mortgage note receivable
Notes receivable
Interest rate swap asset
December 31, 2017
December 31, 2016
Carrying Value
Fair Value
Carrying Value
Fair Value
$
$
$
10,633 $
13,917 $
258 $
10,633
13,828
258
$
$
$
10,786 $
10,786
— $
— $
—
—
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Notes to Consolidated Financial Statements - Continued
Note 15—Other Data
Taxable Income
The Company has elected to be taxed as a REIT, as defined under the Code. To qualify as a REIT, the Company
must meet a number of organizational and operational requirements, including a requirement that it currently
distribute at least 90% of its taxable income to its stockholders. The Company and one subsidiary have also elected
for that subsidiary to be treated as a TRS, which is subject to federal and state income taxes. All entities other than
the TRS are collectively referred to as "the REIT" within this Note 15.
The REIT generally will not be subject to federal income tax on taxable income it distributes currently to its
stockholders. Accordingly, no provision for federal income taxes for the REIT has been made in the accompanying
Consolidated Financial Statements. If the REIT fails to qualify as a REIT for any taxable year, then it will be subject
to federal income taxes at regular corporate rates, including any applicable alternative minimum tax, and may not be
able to qualify as a REIT for four subsequent taxable years. Even if the REIT continues to qualify as a REIT, it may
be subject to certain state and local taxes on its income and property and to federal income and excise tax on its
undistributed taxable income.
Income tax expense (benefit) and state income tax payments, net of refunds, are as follows for the years ended
December 31, 2017, 2016, and 2015.
(Dollars in thousands)
Current
Deferred
Total
State income tax payments, net of refunds
Year Ended December 31,
2017
2016
2015
$
$
$
171 $
(478)
(307) $
37 $
21 $
(10)
11 $
— $
—
10
10
—
Income tax expense (benefit) primarily relates to permanent differences between federal, state and local taxable
income resulting from certain state and local jurisdictions wholly or partially disallowing the deduction for
dividends paid allowed at the federal level and temporary differences resulting from the bases of assets of the
Company's TRS for financial reporting purposes and the bases of those assets for income tax purposes. The expense
(benefit) is included in general and administrative expense on the Company's Consolidated Statements of Income
(Loss).
The Tax Cuts and Jobs Act ("TCJA") was enacted on December 22, 2017. The TCJA reduced the US federal
corporate tax rate from 35% to 21% effective January 1, 2018. As a result, we revalued our net deferred tax assets
using the 21% US federal income tax rate. The impact of other provisions of the TCJA are still being evaluated by
the Company.
On a tax-basis, the Company’s gross real estate assets totaled approximately $385.6 million and $249.5 million,
respectively, as of December 31, 2017 and 2016 (unaudited).
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Notes to Consolidated Financial Statements - Continued
The following table reconciles the Company’s net income (loss) to taxable income for the years ended December 31,
2017, 2016 and 2015.
(Dollars in thousands)
Net income (loss)
Reconciling items to taxable income:
Depreciation and amortization
Straight-line rent
Receivable allowance
Stock-based compensation
Deferred rent
Contingent liability fair value adjustments
Deferred income taxes
Other
Taxable income (1)
Dividends paid (2)
__________
(1) Before REIT dividends paid deduction.
(2) Net of dividends paid on restricted stock included as a reconciling item.
$
$
Year Ended December 31,
2017
2016
2015
$
3,510
$
2,721
$
(1,456)
10,722
(1,303)
138
749
332
(5)
(478)
(176)
8,863
(606)
83
285
249
(1,278)
—
94
9,979
13,489
23,703
$
$
7,690
10,411
17,393
$
$
3,806
(133)
71
121
529
—
—
(86)
4,308
2,852
3,883
Characterization of Distributions (unaudited)
Earnings and profits (as defined under the Code), the current and accumulated amounts of which determine the
taxability of distributions to stockholders, vary from net income attributable to common stockholders and taxable
income because of different depreciation recovery periods, depreciation methods, and other items. Distributions in
excess of earnings and profits generally constitute a return of capital. The following table shows the characterization
of the distributions on the Company's common stock for the years ended December 31, 2017, 2016 and 2015. No
preferred shares have been issued by the Company and no dividends have been paid to date relating to preferred
shares.
2017
2016
2015
Per Share
%
Per Share
%
Per Share
%
$
$
0.914
0.651
1.565
58.4% $
41.6%
100.0% $
1.036
0.489
1.525
68.0% $
32.0%
100.0% $
0.396
0.121
0.517
76.6%
23.4%
100.0%
Common stock:
Ordinary income
Return of capital
Common stock distributions
Note 16—Related Party Transactions
2015 Concurrent Private Placements
Concurrently with the completion of the Company’s initial public offering in May 2015, Timothy G. Wallace, our
Chairman, Chief Executive Officer and President, and certain of our officers and directors acquired common stock
through concurrent private placements at a price per share equal to the initial public offering price. See Note 8 for
further details.
88
Notes to Consolidated Financial Statements - Continued
2015 Reimbursement of Costs to Athena Funding Partners
AFP, which is substantially owned and controlled by Timothy G. Wallace, the Company’s Chairman, Chief
Executive Officer and President, advanced or incurred on the Company’s behalf costs related to the activities prior to
the Company's initial public offering in 2015, including the Company’s organization, negotiating the property
acquisitions, performing due diligence related to the initial properties, performing corporate work in contemplation
of the offering and preparing the prospectus. Costs incurred included expenses such as legal and accounting fees,
certain costs related to performing property due diligence, certain property related costs, travel, overhead, office
supplies and office rent. In 2014, the Company entered into a formation services agreement with AFP pursuant to
which the Company agreed to reimburse the actual costs incurred by AFP only upon the successful completion of
the initial public offering. The Company reimbursed AFP approximately $0.4 million during 2015 upon completion
of the initial public offering.
Note 17—Subsequent Events
Dividend Declared
On February 1, 2018, the Company’s Board of Directors declared a quarterly common stock dividend in the amount
of $0.3975 per share. The dividend is payable on March 2, 2018 to stockholders of record on February 16, 2018.
Restricted Stock Issuances
On January 16, 2018, pursuant to the 2014 Incentive Plan and the Alignment of Interest Program, the Company
granted 94,001 shares of restricted common stock to its employees, in lieu of salary, that will cliff vest in three to
eight years. Of the shares granted, 47,027 shares of restricted stock were granted in lieu of compensation from the
Program Pool and 46,974 shares of restricted stock were awards granted from the Plan Pool.
Note 18—Selected Quarterly Financial Data (unaudited)
Quarterly financial information for the years ended December 31, 2017 and 2016 is summarized below.
(Dollars in thousands, except per share data)
March 31
June 30
September 30
December 31
Quarter Ended
2017
Revenues
Expenses
Other income (expense)
Net income
Net income per basic common share
Net income per diluted common share
$
$
$
$
8,007 $
8,930 $
9,444 $
6,499
(595)
913 $
0.07 $
0.07 $
7,256
(1,208)
466 $
0.04 $
0.04 $
7,838
(1,027)
579 $
0.02 $
0.02 $
10,962
8,363
(1,047)
1,552
0.08
0.08
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(Dollars in thousands, except per share data)
March 31
June 30
September 30
December 31
Quarter Ended
2016
Revenues
Expenses (1)
Other income (expense)
Net income
Net income per basic common share
Net income per diluted common share
$
$
$
$
5,166 $
6,196 $
6,443 $
4,670
(380)
116 $
0.02 $
0.02 $
5,485
(203)
508 $
0.04 $
0.04 $
5,203
(176)
1,064 $
0.08 $
0.08 $
7,392
5,970
(389)
1,033
0.08
0.08
__________
(1) Expenses include approximately $0.8 million related to the acquisition of 14 properties accounted for as business
combinations.
90
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
None.
ITEM 9A. CONTROLS AND PROCEDURES
Disclosure Controls and Procedures
The Company maintains disclosure controls and procedures designed to ensure that information required to be
disclosed in the Company’s reports under the Securities Exchange Act of 1934, as amended (the “Exchange Act”), is
recorded, processed, summarized and reported within the time periods specified in the SEC's rules and forms. These
disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that the
information required to be disclosed is accumulated and communicated to management, including the Chief
Executive Officer and Chief Financial Officer, to allow for timely decisions regarding required disclosure.
The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial
Officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is
defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) as of the end of the period covered by this
Annual Report on Form 10-K. Based on such evaluation, the Company’s Chief Executive Officer and Chief
Financial Officer have concluded that, as of the end of such period, the Company’s disclosure controls and
procedures are effective in recording, processing, summarizing and reporting, on a timely basis, information
required to be disclosed by the Company in the reports that it files or submits under the Exchange Act.
Limitations on the Effectiveness of Controls and Procedures
In designing and evaluating the disclosure controls and procedures, management recognizes that any controls and
procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the
desired control objectives. In addition, the design of disclosure controls and procedures must reflect the fact that
there are resource constraints and that management is required to apply judgment in evaluating the benefits of
possible controls and procedures relative to their costs.
Changes in Internal Control over Financial Reporting
There have been no changes in our system of internal control over financial reporting (as such term is defined in
Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the quarter ended December 31, 2017 that have
materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
Management's Annual Report on Internal Control Over Financial Reporting
The management of Community Healthcare Trust Incorporated is responsible for establishing and maintaining
adequate internal control over financial reporting as defined in Rules 13a-15 (f) and 15d-15(f) under the Exchange
Act. The Company’s internal control over financial reporting is designed to provide reasonable assurance regarding
the reliability of financial reporting and the preparation of financial statements for external purposes in accordance
with accounting principles generally accepted in the United States of America. The Company’s internal control over
financial reporting includes those policies and procedures that: (i) pertain to the maintenance of records that, in
reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Company; (ii)
provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial
statements in accordance with accounting principles generally accepted in the United States of America, and that
receipts and expenditures of the Company are being made only in accordance with authorizations of management
and directors of the Company; and (iii) provide reasonable assurance regarding prevention or timely detection of
unauthorized acquisition, use or disposition of the Company’s assets that could have a material effect on the
financial statements. Because of its inherent limitations, internal control over financial reporting may not prevent or
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detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that
controls may become inadequate because of changes in conditions, or that the degree of compliance with the
policies or procedures may deteriorate. Management assessed the effectiveness of the Company’s internal control
over financial reporting as of December 31, 2017 using the principles and other criteria set forth by the Committee
of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated Framework
(2013). Based on that assessment, management concluded that the Company’s internal control over financial
reporting was effective as of December 31, 2017.
Attestation Report of Independent Registered Public Accounting Firm
Not applicable.
ITEM 9B. OTHER INFORMATION
None.
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PART III.
ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
The information required by this item will be contained in the Company's Definitive Proxy Statement for its 2018
Annual Stockholders Meeting, to be filed with the SEC within 120 days after December 31, 2017, and is
incorporated herein by reference.
ITEM 11. EXECUTIVE COMPENSATION
The information required by this item will be contained in the Company's Definitive Proxy Statement for its 2018
Annual Stockholders Meeting, to be filed with the SEC within 120 days after December 31, 2017, and is
incorporated herein by reference.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND
RELATED STOCKHOLDER MATTERS
The information required by this item will be contained in the Company's Definitive Proxy Statement for its 2018
Annual Stockholders Meeting, to be filed with the SEC within 120 days after December 31, 2017, and is
incorporated herein by reference.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR
INDEPENDENCE
The information required by this items will be contained in the Company's Definitive Proxy Statement for its 2018
Annual Stockholders Meeting, to be filed with the SEC within 120 days after December 31, 2017, and is
incorporated herein by reference.
ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES
The information required by this items will be contained in the Company's Definitive Proxy Statement for its 2018
Annual Stockholders Meeting, to be filed with the SEC within 120 days after December 31, 2017, and is
incorporated herein by reference.
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ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES
PART IV.
The following documents of Community Healthcare Trust Incorporated are included in this Annual Report on Form
10-K.
(a) Financial Statements:
Report of Independent Registered Public Accounting Firm
Consolidated Balance Sheets at December 31, 2017 and 2016
Consolidated Statements of Income (Loss) for the years ended December 31, 2017, 2016 and 2015
Consolidated Statements of Comprehensive Income (Loss) for the years ended December 31, 2017, 2016
and 2015
Consolidated Statements of Stockholders' Equity for the years ended December 31, 2017, 2016 and 2015
Consolidated Statements of Cash Flows for the years ended December 31, 2017, 2016 and 2015
Notes to the Consolidated Financial Statements
(b) Financial Statement Schedules:
Schedule II - Valuation and Qualifying Accounts for the years ended December 31, 2017, 2016 and 2015
Schedule III - Real Estate and Accumulated Depreciation as of December 31, 2017
Schedule IV - Mortgage Loans on Real Estate as of December 31, 2017
99
100
101
All other schedules are omitted because they are either not applicable, not required or because the information is
included in the Consolidated Financial Statements or notes included in this Annual Report on Form 10-K.
c) Exhibits
Exhibit
Number
Description
Underwriting Agreement, dated as of July 20, 2017, among the Company, Community Healthcare OP, LP,
Sandler O'Neill & Partners, L.P., Evercore Group L.L.C., SunTrust Robinson Humphrey, Inc. and each of the
Underwriters party thereto (1)
Corporate Charter of Community Healthcare Trust Incorporated, as amended (2)
Bylaws of Community Healthcare Trust Incorporated, as amended (3)
Form of Certificate of Common Stock of Community Healthcare Trust Incorporated (4)
Agreement of Limited Partnership of Community Healthcare OP, LP(5)
Form of Indemnification Agreement(6)
Community Healthcare Trust Incorporated 2014 Incentive Plan, as amended(7)
Amended and Restated Community Healthcare Trust Incorporated Alignment of Interest Program(8)
Amended and Restated Community Healthcare Trust Incorporated Executive Officer Incentive Program(9)
Employment Agreement between Community Healthcare Trust Incorporated and Timothy G. Wallace(10)
First Amendment to Employment Agreement between Community Healthcare Trust Incorporated and Timothy G.
Wallace(11)
Second Amendment to Employment Agreement between Community Healthcare Trust Incorporated and Timothy
G. Wallace(12)
Employment Agreement between Community Healthcare Trust Incorporated and W. Page Barnes(13)
First Amendment to Employment Agreement between Community Healthcare Trust Incorporated and W. Page
Barnes(14)
Second Amendment to Employment Agreement between Community Healthcare Trust Incorporated and W. Page
Barnes(15)
1.1
3.1
3.2
4.1
10.1
10.2
10.3 †
10.4 †
10.5 †
10.6 †
10.7 †
10.8 †
10.9 †
10.10 †
10.11 †
94
10.12 †
Employment Agreement between Community Healthcare Trust Incorporated and Leigh Ann Stach(16)
10.13 †
10.14 †
10.15
10.16
10.17
10.18
21 *
23 *
31.1 *
31.2 *
32.1 **
First Amendment to Employment Agreement between Community Healthcare Trust Incorporated and Leigh Ann
Stach(17)
Second Amendment to Employment Agreement between Community Healthcare Trust Incorporated and Leigh
Ann Stach(18)
Form of Restricted Stock Agreement(19)
Form of Officer Compensation Reduction Election Form(20)
Form of Director Compensation Reduction Election Form(21)
Second Amended and Restated Credit agreement dated as of March 29, 2017, by and among Community
Healthcare OP, LP, the Company, the Lenders from time to time party hereto, and SunTrust Bank, as
Administrative Agent(22)
Subsidiaries of the Registrant
Consent of BDO USA, LLP, independent registered public accounting firm
Certification of the Chief Executive Officer of Community Healthcare Trust Incorporated pursuant to Rule
13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Rule 302 of the Sarbanes-
Oxley Act of 2002
Certification of the Chief Financial Officer of Community Healthcare Trust Incorporated pursuant to Rule 13a-14
of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Rule 302 of the Sarbanes-Oxley Act
of 2002
Certifications pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act
of 2002
101.INS *
XBRL Instance Document
101.SCH * XBRL Taxonomy Extension Schema Document
101.CAL * XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB * XBRL Taxonomy Extension Labels Linkbase Document
101.DEF * XBRL Taxonomy Extension Definition Linkbase Document
101.PRE * XBRL Taxonomy Extension Presentation Linkbase Document
(1) Filed as Exhibit 1.1 to the Form 8-K of the Company filed with the Securities and Exchange Commission on July 26, 2017
(File No. 001-37401) and incorporated herein by reference.
(2) Filed as Exhibit 3.1 to Amendment No. 2 to the Registration Statement on Form S-11 of the Company filed with the
Securities and Exchange Commission on May 6, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(3) Filed as Exhibit 3.2 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange
Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(4) Filed as Exhibit 4.1 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange
Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(5) Filed as Exhibit 10.1 to Amendment No. 1 to the Registration Statement on Form S-11 of the Company filed with the
Securities and Exchange Commission on April 28, 2015 (Registration No. 333-203210) and incorporated herein by
reference.
(6) Filed as Exhibit 10.2 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange
Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(7) The 2014 Incentive Plan filed as Exhibit 10.3 to the Registration Statement on Form S-11 of the Company filed with the
Securities and Exchange Commission on April 2, 2015 (Registration No. 333-203210), and, as to Amendment No. 1 to the
2014 Incentive Plan, as Exhibit 10.12 to Amendment No. 2 to the Registration Statement on Form S-11 of the Company
filed with the Securities and Exchange Commission on May 6, 2015 (Registration No. 333-203210), and, as to Amendment
No. 2 to the 2014 Incentive Plan, as Exhibit 10.1 to the Form 8-K of the Company filed with the Securities and Exchange
Commission on July 17, 2017, and, as to the Amendment No. 3 to the 2014 Incentive Plan, as Exhibit 10.2 to the Form 8-K
of the Company filed with the Securities and Exchange Commission on July 17, 2017, each of which is incorporated herein
by reference.
(8) Filed as Exhibit 4.5 to the Registration Statement on Form S-8 of the Company filed with the Securities and Exchange
Commission on December 7, 2016 (Registration Statement No. 333-214951) and incorporated herein by reference.
(9) Filed as Exhibit 10.2 to the Form 8-K of the Company filed with the Securities and Exchange Commission on November 4,
2016 (File No. 001-37401) and incorporated herein by reference.
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95
(10) Filed as Exhibit 10.6 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange
Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(11) Filed as Exhibit 10.1 to the Form 8-K of the Company filed with the Securities and Exchange Commission on January 18,
2017 (File No. 001-37401) and incorporated herein by reference.
(12) Filed as Exhibit 10.1 to the Form 8-K of the Company filed with the Securities and Exchange Commission on January 2,
2018 (File No. 001-37401) and incorporated herein by reference.
(13) Filed as Exhibit 10.7 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange
Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(14) Filed as Exhibit 10.2 to the Form 8-K of the Company filed with the Securities and Exchange Commission on January 18,
2017 (File No. 001-37401) and incorporated herein by reference.
(15) Filed as Exhibit 10.2 to the Form 8-K of the Company filed with the Securities and Exchange Commission on January 2,
2018 (File No. 001-37401) and incorporated herein by reference.
(16) Filed as Exhibit 10.8 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange
Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.
(17) Filed as Exhibit 10.3 to the Form 8-K of the Company filed with the Securities and Exchange Commission on January 18,
2017 (File No. 001-37401) and incorporated herein by reference.
(18) Filed as Exhibit 10.3 to the Form 8-K of the Company filed with the Securities and Exchange Commission on January 2,
2018 (File No. 001-37401) and incorporated herein by reference.
(19) Filed as Exhibit 10.9 to Amendment No. 1 to the Registration Statement on Form S-11 of the Company filed with the
Securities and Exchange Commission on April 28, 2015 (Registration No. 333-203210) and incorporated herein by
reference.
(20) Filed as Exhibit 10.10 to Amendment No. 1 to the Registration Statement on Form S-11 of the Company filed with the
Securities and Exchange Commission on April 28, 2015 (Registration No. 333-203210) and incorporated herein by
reference.
(21) Filed as Exhibit 10.11 to Amendment No. 1 to the Registration Statement on Form S-11 of the Company filed with the
Securities and Exchange Commission on April 28, 2015 (Registration No. 333-203210) and incorporated herein by
reference.
(22) Filed as Exhibit 10.1 to the Form 10-Q of the Company filed with the Securities and Exchange Commission on May 9, 2017
(File No. 001-37401) and incorporated herein by reference.
_________
*
Filed herewith.
** Furnished herewith.
† Denotes executive compensation plan or arrangement.
ITEM 16. FORM 10-K SUMMARY
None.
96
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Company has duly
caused this report to be signed on its behalf by the undersigned, thereunto duly authorized, in the City of Franklin,
State of Tennessee, on February 22, 2018.
Date: February 22, 2018
COMMUNITY HEALTHCARE TRUST INCORPORATED
By:
/s/ Timothy G. Wallace
Timothy G. Wallace
Chairman of the Board and Chief Executive Officer
and President
Pursuant to the requirements of the Securities Exchange Act of 1934, this Report has been signed by the
following persons on behalf of the Company and in the capacities and on the date indicated.
Signature
Title
Date
/s/ Timothy G. Wallace
Chairman of the Board and Chief Executive
February 22, 2018
Timothy G. Wallace
Officer and President (Principal Executive Officer)
/s/ W. Page Barnes
W. Page Barnes
Executive Vice President and Chief Financial
February 22, 2018
Officer (Principal Financial Officer)
/s/ Leigh Ann Stach
Vice President of Financial Reporting and Chief Accounting
February 22, 2018
Leigh Ann Stach
Officer (Principal Accounting Officer)
February 22, 2018
February 22, 2018
February 22, 2018
February 22, 2018
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/s/ Alan Gardner
Alan Gardner
/s/ Robert Hensley
Robert Hensley
/s/ Alfred Lumsdaine
Alfred Lumsdaine
/s/ R. Lawrence Van Horn
Lawrence Van Horn
Director
Director
Director
Director
97
Schedule II - Valuation and Qualifying Accounts for the years ended December 31, 2017, 2016 and 2015
(Dollars in thousands)
Additions
Description
Balance at
Beginning of
Period
Charged to
Costs and
Expenses
Charged to
Other
Accounts
Uncollectible
Accounts
Written-off
Balance at
End of
Period
2017 Accounts receivable allowance
2016 Accounts receivable allowance
2015 Accounts receivable allowance
$
$
$
154 $
71 $
— $
67 $
155 $
71 $
151 $
— $
— $
(79) $
(72) $
— $
293
154
71
98
Schedule III - Real Estate and Accumulated Depreciation at December 31, 2017
(Dollars in thousands)
Land and Land Improvements
Buildings, Improvements, and Lease
Intangibles
Property Type
Number
of
Properties
State
Initial
Investment
Costs
Capitalized
Subsequent
to
Acquisition
Total
Initial
Investment
Costs
Capitalized
Subsequent
to
Acquisition
Total
Personal
Property
Total
Property
(1)
Accumulated
Depreciation
(2)
Encumbrances
Date
Acquired
Original
Date
Constructed
AL, FL, GA, IL,
IA, IL, IN, KS,
KY, MS, NJ, NY,
OH, TN, TX, VA $
AL, AZ, FL, IL,
KS, NV, OH, PA,
TN, TX, VA, WI
AZ, CO, FL, IL,
IN, LA, MI, OH,
PA, SC, TX
AL, CO, GA, IL,
KY, NC, NV,
OH, OK, TN,
TX, VA
IL, IN, MS, OH,
WV
Medical office buildings
Physician clinics
Surgical centers and
hospitals
Specialty centers
Behavioral facilities
9
9
Total Real Estate
Corporate property
Total Properties
32
17
13
17
6
85
—
85
19,082 $
236 $
19,318 $
122,034 $
1,873 $
123,907 $
— $
143,225 $
16,886 $
— 2015 - 2017
1950 - 2009
7,367
107
7,474
41,101
563
41,664
7,329
90
7,419
72,680
166
72,846
4,658
5,541
43,977
—
9
—
442
—
4,667
46,913
5,541
56,366
145
103
47,058
56,469
44,419
339,094
2,850
341,944
—
1,579
432
2,011
112
2,123
—
—
—
—
—
49,138
5,605
— 2015 - 2017
1950 - 2013
80,265
7,731
— 2015 - 2017
1973 - 2004
51,725
4,637
— 2015 - 2017
1945 - 2015
62,010
386,363
1,153
36,012
124
— 2015 - 2017
1920 - 2001
—
—
—
$
43,977 $
442 $
44,419 $
340,673 $
3,282 $
343,955 $
112 $
388,486 $
36,136 $
(1) Total properties as of December 31, 2017 have an estimated aggregate total cost of $385.6 million (unaudited) for federal income tax purposes.
(2) Depreciation is provided for on a straight-line basis on land improvements over 2 years to 15 years, buildings and improvements over 2.3 years to 40.0 years, lease intangibles over 0.7
years to 13.7 years, and personal property over 3.0 years to 10.0 years.
(3) A reconciliation of Total Property and Accumulated Depreciation for the years ended December 31, 2017, 2016 and 2015 is provided below.
(Dollars in thousands)
Beginning Balance
Additions during the period:
Acquisitions
Other improvements
Retirements/dispositions:
Real estate
Ending Balance
Form 10-K
Year Ended
December 31, 2017
Year Ended
December 31, 2016
Year Ended
December 31, 2015
Total Property
Accumulated
Depreciation
Total Property
Accumulated
Depreciation
Total Property
Accumulated
Depreciation
$
$
252,736 $
18,404 $
132,967 $
5,203 $
— $
134,618
1,132
17,467
265
118,190
1,579
13,091
110
132,140
827
—
—
—
—
—
—
5,203
—
—
388,486 $
36,136 $
252,736 $
18,404 $
132,967 $
5,203
Schedule IV - Mortgage Loans on Real Estate as of December 31, 2017
(Dollars in thousands)
Description of Collateral
Interest
Rate
Maturity
Date
Periodic
Payment
Terms
Original
Face
Amount
Carrying
Amount
(3)
Principal
amount of
loans subject
to delinquent
principal or
interest
(2)
Long-term care acute care facility
in Louisiana
Total Mortgage Loans
9.5% 9/30/2026
(1)
$
11,000 $
10,633 $
10,633
$
10,633
___________
(1) Was interest only until September 30, 2016. Thereafter, principal and interest payments are due monthly through the maturity
date with a balloon payment due at maturity.
(2) The borrower filed for bankruptcy in June 2017. See Note 5 to the Consolidated Financial Statements for more details on the
bankruptcy.
(3) A rollforward of Mortgage loans on real estate for the years ended December 31, 2017, 2016 and 2015 is provided below.
Balance at beginning of period
Additions during the period:
New or acquired mortgages, net
Amortization/write-off of loan and commitment fees
Deductions during the period:
Conversion upon acquisition (a)
Scheduled principal payments
Year Ended December 31,
2017
2016
2015
$
10,786 $
10,897 $
—
—
122
122
—
(275)
(275)
12,406
75
12,481
(12,500)
(92)
(12,592)
10,863
34
10,897
—
—
—
Balance at end of period (b)
$
10,633 $
10,786 $
10,897
___________
(a) Conversion of a $12.5 million mortgage note upon the acquisition of the property that secured the note on May 23, 2016.
(b) Total mortgage loans as of December 31, 2017 had an aggregate total cost of $10.6 million (unaudited) for federal income tax
purposes.
100
Subsidiaries of the Registrant
Subsidiary
Community Healthcare OP, LP
Community Healthcare Trust, LLC
Community Healthcare Trust Services, Inc.
CHCT Alabama, LLC
CHCT Arizona, LLC
CHCT California, LLC
CHCT Colorado, LLC
CHCT Florida, LLC
CHCT Georgia, LLC
CHCT Idaho, LLC
CHCT Illinois, LLC
CHCT Indiana, LLC
CHCT Iowa, LLC
CHCT Kansas, LLC
CHCT Kentucky, LLC
CHCT Lending, LLC
CHCT Louisiana, LLC
CHCT Maryland, LLC
CHCT Michigan, LLC
CHCT Mississippi, LLC
CHCT Nevada, LLC
CHCT New Jersey, LLC
CHCT New York, LLC
CHCT North Carolina, LLC
CHCT Ohio, LLC
CHCT Oklahoma, LLC
CHCT Pennsylvania, LLC
CHCT South Carolina, LLC
CHCT Tennessee, LLC
CHCT Texas, LLC
CHCT Virginia, LLC
CHCT West Virginia, LLC
CHCT Wisconsin, LLC
Exhibit 21
State of
Incorporation
Delaware
Delaware
Tennessee
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
Delaware
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Exhibit 23
Consent of Independent Registered Public Accounting Firm
Community Healthcare Trust Incorporated
Franklin, Tennessee
We hereby consent to the incorporation by reference in the Registration Statements on Form S-3 (No. 333-213614)
and Form S-8 (No. 333-222399, 333-218366, 333-214951 and 333-206286) of Community Healthcare Trust Incorporated of
our report dated February 22, 2018, relating to the consolidated financial statements and financial statement schedules, which
appears in this Form 10-K.
/s/ BDO USA, LLP
Nashville, Tennessee
February 22, 2018
Community Healthcare Trust Incorporated
Annual Certification
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
Exhibit 31.1
I, Timothy G. Wallace, certify that:
1. I have reviewed this Annual Report on Form 10-K of Community Healthcare Trust Incorporated;
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material
fact necessary to make the statements made, in light of the circumstances under which such statements were made, not
misleading with respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in
all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the
periods presented in this report;
4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and
procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as
defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be
designed under our supervision, to ensure that material information relating to the registrant, including its
consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in
which this report is being prepared;
b) Designed such internal control over financial reporting, or caused such internal control over financial reporting
to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial
reporting and the preparation of financial statements for external purposes in accordance with generally
accepted accounting principles;
c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our
conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period
covered by this report based on such evaluation; and
d) Disclosed in this report, any change in the registrant's internal control over financial reporting that occurred
during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual
report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control
over financial reporting; and
5. The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control
over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or
persons performing the equivalent functions):
a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial
reporting, which are reasonably likely to adversely affect the registrant's ability to record, process, summarize
and report financial information; and
b) Any fraud, whether or not material, that involves management or other employees who have a significant role in
the registrant's internal control over financial reporting.
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Date: February 22, 2018
/s/ Timothy G. Wallace
Timothy G. Wallace
Chief Executive Officer and President
Community Healthcare Trust Incorporated
Annual Certification
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
Exhibit 31.2
I, W. Page Barnes, certify that:
1. I have reviewed this Annual Report on Form 10-K of Community Healthcare Trust Incorporated;
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material
fact necessary to make the statements made, in light of the circumstances under which such statements were made, not
misleading with respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in
all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the
periods presented in this report;
4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and
procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as
defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be
designed under our supervision, to ensure that material information relating to the registrant, including its
consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in
which this report is being prepared;
b) Designed such internal control over financial reporting, or caused such internal control over financial reporting
to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial
reporting and the preparation of financial statements for external purposes in accordance with generally
accepted accounting principles;
c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our
conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period
covered by this report based on such evaluation; and
d) Disclosed in this report, any change in the registrant's internal control over financial reporting that occurred
during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual
report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control
over financial reporting; and
5. The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control
over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or
persons performing the equivalent functions):
a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial
reporting, which are reasonably likely to adversely affect the registrant's ability to record, process, summarize
and report financial information; and
b) Any fraud, whether or not material, that involves management or other employees who have a significant role in
the registrant's internal control over financial reporting.
Date: February 22, 2018
/s/ W. Page Barnes
W. Page Barnes
Executive Vice President and Chief Financial
Officer
Exhibit 32.1
Community Healthcare Trust Incorporated
Certification Pursuant to
18 U.S.C. Section 1350,
as Adopted Pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002
In connection with the Annual Report on Form 10-K of Community Healthcare Trust Incorporated (the "Company")
for the period ended December 31, 2017, as filed with the Securities and Exchange Commission on the date hereof (the
"Report"), I, Timothy G. Wallace, Chief Executive Officer and President of the Company, and I, W. Page Barnes, Executive
Vice President and Chief Financial Officer of the Company, each certify, pursuant to 18 U.S.C. Section 1350, as adopted
pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:
(1) The Report fully complies with the requirements of Section 13(a) or Section 15(d) of the Securities Exchange
Act of 1934; and
(2) The information contained in the Report fairly presents, in all material respects, the financial condition and
results of operations of the Company.
Date: February 22, 2018
/s/ Timothy G. Wallace
Timothy G. Wallace
Chief Executive Officer and President
/s/ W. Page Barnes
W. Page Barnes
Executive Vice President and Chief Financial
Officer
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TRANSFER(cid:3)AGENT
American(cid:3)Stock(cid:3)Transfer(cid:3)&(cid:3)Trust(cid:3)Company,(cid:3)LLC(cid:3)
Operations(cid:3)Center(cid:3)
6201(cid:3)15th(cid:3)Avenue(cid:3)
Brooklyn,(cid:3)NY(cid:3)(cid:3)11219(cid:3)
1(cid:882)800(cid:882)937(cid:882)5449(cid:3)
(cid:3)
(cid:3)
ANNUAL(cid:3)SHAREHOLDERS(cid:3)MEETING(cid:3)
The(cid:3)Annual(cid:3)Meeting(cid:3)of(cid:3)the(cid:3)Shareholders(cid:3)will(cid:3)be(cid:3)held(cid:3)at(cid:3)8:00(cid:3)
a.m.,(cid:3)May(cid:3)17,(cid:3)2018,(cid:3)at(cid:3)the(cid:3)Company’s(cid:3)corporate(cid:3)offices(cid:3)in(cid:3)
Franklin,(cid:3)Tennessee.(cid:3)
(cid:3)
(cid:3)
EXECUTIVE OFFICERS
Timothy(cid:3)G.(cid:3)Wallace(cid:3)
Chief(cid:3)Executive(cid:3)Officer(cid:3)and(cid:3)President(cid:3)
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W.(cid:3)Page(cid:3)Barnes(cid:3)
Executive(cid:3)Vice(cid:3)President(cid:3)and(cid:3)Chief(cid:3)Financial(cid:3)Officer(cid:3)
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Leigh(cid:3)Ann(cid:3)Stach(cid:3)
Vice(cid:3)President,(cid:3)Financial(cid:3)Reporting(cid:3)and(cid:3)Chief(cid:3)Accounting(cid:3)
Officer(cid:3)
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SHAREHOLDER(cid:3)INFORMATION(cid:3)
CORPORATE(cid:3)ADDRESS(cid:3)
Community(cid:3)Healthcare(cid:3)Trust(cid:3)Incorporated(cid:3)
3326(cid:3)Aspen(cid:3)Grove(cid:3)Drive,(cid:3)Suite(cid:3)150(cid:3)
Franklin,(cid:3)Tennessee(cid:3)(cid:3)37067(cid:3)
(615)(cid:3)771(cid:882)3052(cid:3)
Email:(cid:3)Investorrelations@chct.reit(cid:3)
Website:(cid:3)www.chct.reit(cid:3)
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STOCK(cid:3)EXCHANGE(cid:3)INFORMATION(cid:3)
The(cid:3)Common(cid:3)Stock(cid:3)of(cid:3)the(cid:3)Company(cid:3)is(cid:3)listed(cid:3)on(cid:3)the(cid:3)New(cid:3)York(cid:3)
Stock(cid:3)Exchange(cid:3)under(cid:3)the(cid:3)symbol(cid:3)“CHCT”.(cid:3)
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INDEPENDENT(cid:3)REGISTERED(cid:3)PUBLIC(cid:3)ACCOUNTING(cid:3)FIRM(cid:3)
BDO(cid:3)USA,(cid:3)LLP(cid:3)
414(cid:3)Union(cid:3)Street,(cid:3)Suite(cid:3)1800(cid:3)
Nashville,(cid:3)Tennessee(cid:3)(cid:3)37219(cid:3)
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BOARD(cid:3)OF(cid:3)DIRECTORS(cid:3)
Timothy(cid:3)G.(cid:3)Wallace(cid:3)
Chairman of the Board
Chief(cid:3)Executive(cid:3)Officer(cid:3)and
President of Community Healthcare Trust Incorporated
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Alan(cid:3)Gardner(cid:3)
Lead Independent Director
Retired
Former Senior Relationship Manager
in healthcare corporate banking
at Wells Fargo
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Robert(cid:3)Hensley(cid:3)
Audit(cid:3)Committee(cid:3)Chair
Senior Advisor at Alvarez and Marsal, LLC(cid:3)
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Alfred(cid:3)Lumsdaine(cid:3)
Compensation(cid:3)Committee(cid:3)Chair(cid:3)
Compensation(cid:3)Committee(cid:3)Chair(cid:3)
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Executive Vice President and Chief Financial Officer at
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Quorum Health Corporation
R.(cid:3)Lawrence(cid:3)Van(cid:3)Horn(cid:3)
Corporate(cid:3)Governance(cid:3)Committee(cid:3)Chair(cid:3)
Associate Professor of Economics and Management and
Executive Director of Health Affairs
at Vanderbilt University Owen Graduate School
of Management