2022
ANNUAL
REPORT
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
☒
☐
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2022
or
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 001-34789 (Hudson Pacific Properties, Inc.)
Commission file number 333-202799-01 (Hudson Pacific Properties, L.P.)
Hudson Pacific Properties, Inc.
Hudson Pacific Properties, L.P.
Hudson Pacific Properties, Inc.
Hudson Pacific Properties, L.P.
(Exact name of registrant as specified in its charter)
Maryland
(State or other jurisdiction of
incorporation or organization)
Maryland
(State or other jurisdiction of
incorporation or organization)
27-1430478
(I.R.S. Employer
Identification Number)
80-0579682
(I.R.S. Employer
Identification Number)
11601 Wilshire Blvd., Ninth Floor, Los Angeles, California 90025
(Address of principal executive offices) (Zip Code)
Registrant’s telephone number, including area code (310) 445-5700
Securities registered pursuant to Section 12(b) of the Act:
Registrant
Title of each class
Trading Symbol(s)
Hudson Pacific Properties, Inc.
Common Stock, $0.01 par value
Hudson Pacific Properties, Inc.
4.750% Series C Cumulative
Redeemable Preferred Stock
HPP
HPP Pr C
Name of each exchange on which
registered
New York Stock Exchange
New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
Hudson Pacific Properties, Inc. Yes x No o Hudson Pacific Properties, L.P. Yes x No o
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.
Hudson Pacific Properties, Inc. Yes o No x Hudson Pacific Properties, L.P. Yes o No x
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.
Hudson Pacific Properties, Inc. Yes x No o Hudson Pacific Properties, L.P. Yes x No o
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted 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 such files).
Hudson Pacific Properties, Inc. Yes x No o Hudson Pacific Properties, L.P. Yes x No o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting
company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and
“emerging growth company” in Rule 12b-2 of the Exchange Act.
Hudson Pacific Properties, Inc.
Large accelerated filer x
Non-accelerated filer o
Hudson Pacific Properties, L.P.
Large accelerated filer o
Non-accelerated filer x
Accelerated filer o
Smaller reporting company ☐
Emerging growth company ☐
Accelerated filer o
Smaller reporting company ☐
Emerging growth 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. o
Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its
internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting
firm that prepared or issued its audit report.
x
If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included
in the filing reflect the correction of an error to previously issued financial statements.
Hudson Pacific Properties, Inc. Yes ☐ No ☐ Hudson Pacific Properties, L.P. Yes ☐ No ☐
Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation
received by any of the registrant’s executive officers during the relevant recovery period pursuant to § 240.10D-1(b).
Hudson Pacific Properties, Inc. Yes ☐ No ☐ Hudson Pacific Properties, L.P. Yes ☐ No ☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act.)
Hudson Pacific Properties, Inc. Yes ☐ No x Hudson Pacific Properties, L.P. Yes ☐ No x
As of June 30, 2022, the aggregate market value of common stock held by non-affiliates of the registrant (assuming for these purposes, but
without conceding, that all executive officers and directors are “affiliates” of the registrant) was $2.07 billion based upon the last sales price on
June 30, 2022 for the registrant’s Common Stock.
There is no public trading market for the common units of limited partnership interest of Hudson Pacific Properties, L.P. As a result, the
aggregate market value of the common units of limited partnership interest held by non-affiliates of Hudson Pacific Properties, L.P. cannot be
determined.
The number of shares of common stock of Hudson Pacific Properties, Inc. outstanding at February 3, 2022 was 141,063,390.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the proxy statement for the registrant’s 2023 Annual Meeting of Stockholders to be held May 25, 2023 are incorporated by reference
in Part III of this Annual Report on Form 10-K. The proxy statement will be filed by the registrant with the United States Securities and
Exchange Commission, or the SEC, not later than 120 days after the end of the registrant’s fiscal year.
EXPLANATORY NOTE
This report combines the annual reports on Form 10-K for the period ended December 31, 2022 of Hudson Pacific
Properties, Inc., a Maryland corporation, and Hudson Pacific Properties, L.P., a Maryland limited partnership. Unless otherwise
indicated or unless the context requires otherwise, all references in this report to “we,” “us,” “our,” or “our Company” refer to
Hudson Pacific Properties, Inc. together with its consolidated subsidiaries, including Hudson Pacific Properties, L.P. In statements
regarding qualification as a real estate investment trust, or REIT, such terms refer solely to Hudson Pacific Properties, Inc. Unless
otherwise indicated or unless the context requires otherwise, all references to “our operating partnership” or “the operating
partnership” refer to Hudson Pacific Properties, L.P. together with its consolidated subsidiaries.
Hudson Pacific Properties, Inc. is a REIT and the sole general partner of our operating partnership. As of December 31,
2022, Hudson Pacific Properties, Inc. owned approximately 98.2% of the ownership interest in our operating partnership
(including unvested restricted units). The remaining approximately 1.8% interest was owned by certain of our executive officers
and directors, certain of their affiliates and other outside investors, including unvested operating partnership performance units. As
the sole general partner of our operating partnership, Hudson Pacific Properties, Inc. has the full, exclusive and complete
responsibility for our operating partnership’s day-to-day management and control.
We believe combining the annual reports on Form 10-K of Hudson Pacific Properties, Inc. and the operating partnership
into this single report results in the following benefits:
•
•
•
enhancing investors’ understanding of our Company and our operating partnership by enabling investors to view the
business as a whole in the same manner as management views and operates the business;
eliminating duplicative disclosure and providing a more streamlined and readable presentation because a substantial
portion of the disclosures apply to both our Company and our operating partnership; and
creating time and cost efficiencies through the preparation of one combined report instead of two separate reports.
There are a few differences between our Company and our operating partnership, which are reflected in the disclosures in
this report. We believe it is important to understand the differences between our Company and our operating partnership in the
context of how we operate as an interrelated, consolidated company. Hudson Pacific Properties, Inc. is a REIT, the only material
assets of which are the units of partnership interest in our operating partnership. As a result, Hudson Pacific Properties, Inc. does
not conduct business itself, other than acting as the sole general partner of our operating partnership, issuing equity from time to
time and guaranteeing certain debt of our operating partnership. Hudson Pacific Properties, Inc. itself does not issue any
indebtedness but guarantees some of the debt of our operating partnership. Our operating partnership, which is structured as a
partnership with no publicly traded equity, holds substantially all of the assets of our Company and conducts substantially all of
our business. Except for net proceeds from equity issuances by Hudson Pacific Properties, Inc., which are generally contributed to
our operating partnership in exchange for units of partnership interest in our operating partnership, our operating partnership
generates the capital required by our Company’s business through its operations, its incurrence of indebtedness or through the
issuance of units of partnership interest in our operating partnership.
Non-controlling interest, stockholders’ equity and partners’ capital are the main areas of difference between the
consolidated financial statements of our Company and those of our operating partnership. The common units in our operating
partnership are accounted for as partners’ capital in our operating partnership’s consolidated financial statements and, to the extent
not held by our Company, as a non-controlling interest in our Company’s consolidated financial statements. The differences
between stockholders’ equity, partners’ capital and non-controlling interest result from the differences in the equity issued by our
Company and our operating partnership.
To help investors understand the significant differences between our Company and our operating partnership, this report
presents the consolidated financial statements separately for our Company and our operating partnership. All other sections of this
report, including “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Quantitative
and Qualitative Disclosures About Market Risk,” are presented together for our Company and our operating partnership.
In order to establish that the Chief Executive Officer and the Chief Financial Officer of each entity have made the
requisite certifications and that our Company and our operating partnership are compliant with Rule 13a-15 or Rule 15d-15 of the
Securities Exchange Act of 1934, or the Exchange Act and 18 U.S.C. §1350, this report also includes separate Part II, Item 9A
“Controls and Procedures” sections and separate Exhibit 31 and 32 certifications for each of Hudson Pacific Properties, Inc. and
our operating partnership.
HUDSON PACIFIC PROPERTIES, INC. AND HUDSON PACIFIC PROPERTIES, L.P.
ANNUAL REPORT ON FORM 10-K
TABLE OF CONTENTS
ITEM 1.
Business
ITEM 1A.
Risk Factors
ITEM 1B.
Unresolved Staff Comments
ITEM 2.
ITEM 3.
ITEM 4.
Properties
Legal Proceedings
Mine Safety Disclosures
PART I
PART II
ITEM 5.
Market for Hudson Pacific Properties, Inc.’s Common Equity, Related Stockholder Matters and Issuer
Purchases of Equity Securities
Market for Hudson Pacific Properties, L.P.’s Common Capital, Related Unitholder Matters and Issuer
Purchases of Units
ITEM 6.
ITEM 7.
[Reserved]
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
ITEM 9C.
Disclosure Regarding Foreign Jurisdictions that Prevent Inspections
ITEM 10.
Directors, Executive Officers and Corporate Governance
ITEM 11.
Executive Compensation
PART III
ITEM 12.
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
ITEM 15.
Exhibits, Financial Statement Schedules
ITEM 16.
SIGNATURES
Form 10-K Summary
PART IV
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4
Forward-looking Statements
PART I
Certain written and oral statements made or incorporated by reference from time to time by us or our representatives in
this Annual Report on Form 10-K, other filings or reports filed with the SEC, press releases, conferences, or otherwise, 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, or the Securities Act, as amended, and Section 21E of the Exchange Act). In particular,
statements relating to our liquidity and capital resources, portfolio performance and results of operations contain forward-looking
statements. Furthermore, all of the statements regarding future financial performance (including anticipated funds from operations,
or FFO, market conditions and demographics) are forward-looking statements. We are including this cautionary statement to make
applicable and take advantage of the safe harbor provisions of the Private Securities Litigation Reform Act of 1995 for any such
forward-looking statements. We caution investors that any forward-looking statements presented in this Annual Report on
Form 10-K, or that management may make orally or in writing from time to time, are based on management’s beliefs and
assumptions made by, and information currently available to, management. When used, the words “anticipate,” “believe,”
“expect,” “intend,” “may,” “might,” “plan,” “estimate,” “project,” “should,” “will,” “result” and similar expressions that do not
relate solely to historical matters are intended to identify forward-looking statements. Such statements are subject to risks,
uncertainties and assumptions and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond
our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect,
actual results may vary materially from those anticipated, estimated or projected. We expressly disclaim any responsibility to
update forward-looking statements, whether as a result of new information, future events or otherwise. Accordingly, investors
should use caution in relying on past forward-looking statements, which were based on results and trends at the time they were
made, to anticipate future results or trends.
Some of the risks and uncertainties that may cause our actual results, performance, liquidity or achievements to differ
materially from those expressed or implied by forward-looking statements include, among others, the following:
• adverse economic or real estate developments in our target markets;
• general economic conditions;
• defaults on, early terminations of or non-renewal of leases by tenants;
• fluctuations in interest rates and increased operating costs;
• our failure to obtain necessary outside financing or maintain an investment grade rating;
• our failure to generate sufficient cash flows to service our outstanding indebtedness and maintain dividend payments;
• lack or insufficient amounts of insurance;
• decreased rental rates or increased vacancy rates;
• difficulties in identifying properties to acquire and completing acquisitions;
• our failure to successfully operate acquired properties and operations;
• our failure to maintain our status as a REIT;
• the loss of key personnel;
• environmental uncertainties and risks related to adverse weather conditions and natural disasters;
• financial market and foreign currency fluctuations;
• risks related to acquisitions generally, including the diversion of management’s attention from ongoing business
operations and the impact on customers, tenants, lenders, operating results and business;
• the inability to successfully integrate acquired properties, realize the anticipated benefits of acquisitions or capitalize on
value creation opportunities;
• changes in the tax laws and uncertainty as to how those changes may be applied;
• changes in real estate and zoning laws and increases in real property tax rates; and
• other factors affecting the real estate industry generally.
Set forth below are some (but not all) of the factors that could adversely affect our business and financial performance.
Moreover, we operate in a highly competitive and rapidly changing environment. New risk factors emerge from time to time, and
it is not possible for management to predict all such risk factors, nor can it assess the impact of all such risk factors on our business
or the extent to which any factor, or combination of factors, may cause actual results to differ materially from those contained in
any forward-looking statements. Given these risks and uncertainties, investors should not place undue reliance on forward-looking
statements as a prediction of actual results.
5
Risk Factors Summary
Our business is subject to a number of risks, including risks that may prevent us from achieving our business objectives or
may adversely affect our business and financial performance. These risks are discussed more fully below and include, but are not
limited to, the following:
•
Risks Related to Our Properties and Our Business
• Our properties are located in Northern and Southern California, the Pacific Northwest, Western Canada and
Greater London, United Kingdom, and we are susceptible to adverse economic conditions, local regulations and
natural disasters affecting those markets.
• We derive a significant portion of our rental revenue from tenants in the technology and media and entertainment
industries, which makes us particularly susceptible to demand for rental space in those industries.
• We may be unable to identify and complete acquisitions of properties that meet our criteria, dispose of such
assets, yield the returns we expect or to successfully and profitably operate our properties.
• Our growth depends on external sources of capital that are outside of our control and may not be available to us
on commercially reasonable terms or at all, and our existing debt may restrict our ability to engage in some
business activities.
• Mortgage debt obligations expose us to the possibility of foreclosure, which could result in the loss of our
investment in a property or group of properties subject to mortgage debt.
• We face considerable competition, depend on significant tenants, may be unable to renew leases, lease vacant
space or may be unable to obtain our asking rents, which could each have an adverse effect on our financial
condition, results of operations, cash flow and the per share trading price of our securities.
• Some of our properties are subject to ground leases, the termination or expiration of which could cause us to lose
our interest in, and the right to receive rental income from, such properties.
• Joint venture investments could be adversely affected by our lack of sole decision-making authority, our reliance
on co-venturers’ financial condition and disputes between us and our co-venturers.
• If we fail to maintain an effective system of integrated internal controls, we may not be able to accurately report
our financial results.
•
Risks Related to the Real Estate Industry
• Our performance and value are subject to risks associated with real estate assets and the real estate industry, as
well as property development and redevelopment.
• The illiquidity of real estate investments could significantly impede our ability to respond to adverse changes and
harm our financial condition.
• We may incur significant costs related to compliance with government laws, regulations and covenants that are
applicable to our properties, including environmental regulations.
• 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.
•
Risks Related to Our Organizational Structure
• The series A preferred units that were issued to some contributors in connection with our IPO in exchange for
the contribution of their properties have certain preferences, which could limit our ability to pay dividends or
other distributions to the holders of our securities or engage in certain business combinations, recapitalizations or
other fundamental changes.
• Our common stock is ranked junior to our series C preferred stock.
• Conflicts of interest exist or could arise in the future between the interests of our stockholders and the interests of
holders of units in our operating partnership.
• Our charter and bylaws, the partnership agreement of our operating partnership and Maryland law contain
provisions that may delay, defer or prevent a change of control transaction, even if such a change in control may
be in our stockholders’ interest, and as a result may depress the market price of our securities.
• Our board of directors may change our investment and financing policies without stockholder approval and we
may become more highly leveraged, which may increase our risk of default under our debt obligations.
• Our rights and the rights of our stockholders to take action against our directors and officers are limited.
• We are a holding company with no direct operations and, as such, we rely on funds received from our operating
partnership to pay liabilities, and the interests of our stockholders are structurally subordinated to all liabilities
and obligations of our operating partnership and its subsidiaries.
6
•
Risks Related to Our Status as a REIT
• Failure to qualify as a REIT would have significant adverse consequences to us and the value of our stock.
• If our operating partnership were to fail to qualify as a partnership for federal income tax purposes, we would
cease to qualify as a REIT and suffer other adverse consequences.
• The tax imposed on REITs engaging in “prohibited transactions” may limit our ability to engage in transactions
that would be treated as sales for federal income tax purposes.
• Our ownership of taxable REIT subsidiaries is subject to certain restrictions, and we will be required to pay a
100% penalty tax on certain income or deductions if our transactions with our taxable REIT subsidiaries are not
conducted on arm’s length terms.
• To maintain our REIT status, we may be forced to borrow funds during unfavorable market conditions.
• Complying with REIT requirements may affect our profitability and may force us to liquidate or forgo otherwise
attractive investments.
• Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.
• The power of our board of directors to revoke our REIT election without stockholder approval may cause
adverse consequences to our stockholders and unitholders.
• Legislative or other actions affecting REITs could have a negative effect on our investors and us.
•
Risks Related to General and Global Factors
• Our business and results of operations and financial condition may be materially or adversely impacted by the
outbreak of a pandemic.
• Adverse economic and geopolitical conditions and dislocations in the credit markets, as well as social, political,
and economic instability, unrest, and other circumstances beyond our control could have a material adverse
effect on our financial condition, results of operations, cash flow and per share trading price of our securities.
• Potential losses, including from adverse weather conditions, natural disasters and title claims, may not be
covered by insurance.
• Transition to an alternative reference rate due to the cessation of the London Inter-bank Offered Rate (“LIBOR”)
may adversely affect our required debt payments and the value of our related debt and derivative financial
instruments.
• We may become subject to litigation, which could have an adverse effect on our financial condition, results of
operations, cash flow and the per share trading price of our securities.
• We face risks associated with security breaches through cyber attacks, cyber intrusions or otherwise, as well as
other significant disruptions of our information technology (“IT”) networks and related systems.
• Future terrorist activity or engagement in war by the United States may have an adverse effect on our financial
condition and operating results.
ITEM 1. Business
Company Overview
We are a unique, vertically integrated real estate investment trust (“REIT”) offering end-to-end real estate solutions for
dynamic tenants in the synergistic, converging and secular growth industries of tech and media. We acquire, reposition, develop
and operate sustainable high-quality office and state-of-the-art studio properties in high-barrier-to-entry submarkets in California,
the Pacific Northwest, Western Canada and Greater London, United Kingdom. We invest across the risk-return spectrum, favoring
opportunities that allow us to leverage leasing, capital investment and management expertise along with deep strategic
relationships to create incremental stakeholder value.
•
•
•
•
As of December 31, 2022, our portfolio included:
Office properties comprising approximately 15.9 million square feet;
Studio properties comprising approximately 35 stages and 1.5 million square feet of sound stages and production-
supporting office and other facilities;
Land properties comprising approximately 3.6 million square feet of undeveloped density rights for future office, studio
and residential space; and
Production services assets, comprising approximately 1,622 vehicles, lighting and grip, production supplies and other
equipment and the lease rights to an additional 27 sound stages.
7
This Annual Report on Form 10-K includes financial measures that are not in accordance with generally accepted
accounting principles in the United States (“GAAP”), which are accompanied by what the Company considers the most directly
comparable financial measures calculated and presented in accordance with GAAP. The Company presents the “Company’s share”
of certain of these measures, which are non-GAAP financial measures that are calculated as the consolidated amount calculated in
accordance with GAAP, plus the Company’s share of the amount from the Company’s unconsolidated joint ventures (calculated
based upon the Company’s percentage ownership interest), minus the Company’s partners’ share of the amount from the
Company’s consolidated joint ventures (calculated based upon the partners’ percentage ownership interests). Management believes
that presenting the “Company’s share” of these measures provides useful information to investors regarding the Company’s
financial condition and/or results of operations because the Company has several significant joint ventures, and in some cases the
Company exercises significant influence over, but does not control, the joint venture, in which case GAAP requires that the
Company account for the joint venture entity using the equity method of accounting and the Company does not consolidate it for
financial reporting purposes. In other cases, GAAP requires that the Company consolidate the joint venture even though the
Company’s partner(s) owns a significant percentage interest. As a result, management believes that presenting the Company’s
share of various financial measures in this manner can help investors better understand the Company’s financial condition and/or
results of operations after taking into account its true economic interest in these joint ventures.
Business and Growth Strategies
We invest in Class-A office and studio properties located in high barrier-to-entry, innovation-centric submarkets with
significant growth potential. Our world-class sustainable office and studio properties within these submarkets allow us to attract
and retain quality companies as tenants, many in the increasingly synergistic technology and media and entertainment sectors. The
purchase of properties with a value-add component, typically sourced through off-market transactions, also facilitates our long-
term growth. These types of assets afford us the opportunity to capture embedded rent growth and occupancy upside, as we
strategically invest capital to reposition and redevelop assets to generate additional cash flow. We take a measured approach to
ground-up development, with most under-construction, planned or potential projects located on ancillary sites that are part of
existing operating assets. We also acquire and operate leading production services companies to further expand the service
offerings for our studio platform and our geographic reach to other studios and on-location filming. Management expertise and
valuable strategic relationships across disciplines support execution at all levels of our operations. Specifically, aggressive leasing
and proactive asset management, combined with a focus on maintaining a conservative balance sheet, are central to our strategy.
Our Competitive Position
We believe the following competitive strengths distinguish us and support our efforts to capitalize on opportunities to
drive growth and profitability.
•
•
•
•
Experienced Management Team with a Proven Track Record of Acquiring and Operating Assets and Managing a
Public Office REIT. Our senior management team has an average of over 25 years of experience in the commercial real
estate and private equity industries, with a focus on acquiring, repositioning, developing and operating sustainable high-
quality office and state-of-the-art studio properties and related businesses in high-barier-to-entry submarkets.
Local and Regional Expertise. We are primarily focused on acquiring and managing office and studio properties in high-
barier-to-entry markets, where our senior management has significant expertise and relationships. Our markets are supply-
constrained because of the scarcity of available land, high construction costs and restrictive entitlement processes. We
believe our experience, in-depth market knowledge and meaningful industry relationships with brokers, tenants,
landlords, lenders and other market participants enhance our ability to selectively identify and capitalize on attractive
acquisition opportunities.
Long-Standing Relationships Provide Access to an Extensive Pipeline of Investment and Leasing Opportunities. We
have an extensive network of long-standing relationships with real estate developers, individual and institutional real
estate owners, international and regional lenders, brokers, tenants and other participants in our markets. These
relationships provide us with access to attractive acquisition opportunities, including opportunities with limited or no prior
marketing by sellers. Additionally, we focus on establishing strong relationships with our tenants to understand their long-
term business needs, which we believe enhances our ability to retain quality tenants, facilitates our leasing efforts and
maximizes cash flows from our properties and operating companies.
Full-Service, Vertically Integrated Platform. Our diverse in-house capabilities enable us to maximize value for our
stakeholders at every stage of ownership, from initial acquisition through construction, leasing, operations and ultimately
the potential sale. Our diverse, full-service capabilities strengthen our exposure to quality, innovative office and studio
tenants and production services users within the secular and increasingly synergistic technology and media and
8
entertainment industries. We are well-positioned to capture the resulting multiple revenue streams derived from real estate
and related services, contributing to our ongoing efforts to drive cash flow growth over the long-term.
•
Growth-Oriented, Flexible and Conservative Capital Structure. We have remained well-capitalized with excellent
capital access, which we believe provides us with a competitive advantage over our private and public competitors.
Available cash on hand and our unsecured credit facility give us significant capital to pursue acquisitions and execute our
business plan while maintaining a flexible and prudent capital structure.
As of December 31, 2022, we had total borrowing capacity of approximately $1.0 billion under our unsecured revolving
credit facility, $385.0 million of which had been drawn, and we have the ability to draw up to $414.6 million under our
construction loan secured by our One Westside and 10850 Pico properties, $316.6 million of which had been drawn. As
of December 31, 2022, we also had total borrowing capacity of $100.6 million under the construction loan secured by our
Sunset Glenoaks development (unconsolidated joint venture), $41.3 million of which had been drawn.
Competition
We compete with a number of developers, owners and operators of office and commercial real estate, many of which own
properties similar to ours in the same markets in which our properties are located and some of which have greater financial
resources than we do. In operating and managing our portfolio, we compete for tenants based on a number of factors, including
location, rental rates, security, flexibility and expertise to design space to meet prospective tenants’ needs and the manner in which
our properties are operated, maintained and marketed. As leases at our properties expire, we may encounter significant competition
to renew or re-let space in light of competing properties within the markets in which we operate. As a result, we may be required to
provide rent concessions or abatements, incur charges for tenant improvements and other inducements, including early termination
rights or below-market renewal options, or we may not be able to timely lease vacant space. In that case, our financial condition,
results of operations and cash flows may be adversely affected.
We also face competition when pursuing acquisition and disposition opportunities. Our competitors may be able to pay
higher property acquisition prices, may have private access to acquisition opportunities not available to us and may otherwise be in
a better position to acquire a property. Competition may also increase the price required to consummate an acquisition opportunity
and generally reduce the demand for commercial office space in our markets. Likewise, competition with sellers of similar
properties to locate suitable purchasers may result in us receiving lower proceeds from a sale or in us not being able to dispose of a
property at a time of our choosing due to the lack of an acceptable return.
For further discussion of the potential impact of competitive conditions on our business, see Item 1A “Risk Factors.”
Segment and Geographic Financial Information
We report our results of operations through two reportable segments: (i) office properties and related operations and (ii)
studio properties and related operations. For information about our segments, refer to Part IV, Item 15(a) “Financial Statement
Schedules—Note 17 to the Consolidated Financial Statements—Segment Reporting.”
Our portfolio of owned real estate is concentrated in California, the Pacific Northwest, Western Canada and Greater
London, United Kingdom. For further detail regarding our geographic financial information, refer to Item 2 “Properties.”
Principal Executive Offices
Our principal executive offices are located at 11601 Wilshire Blvd., Ninth Floor, Los Angeles, California 90025 and our
telephone number is (310) 445-5700. We believe that our current facilities are adequate for our present operations.
Regulation
General
Our properties are subject to various covenants, laws, ordinances and regulations, including regulations relating to
common areas and fire and safety requirements. We believe that each of the properties in our portfolio have the necessary permits
and approvals to operate its business.
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Americans with Disabilities Act
Our properties located in the United States must comply with Title III of the Americans with Disabilities Act (“ADA”) to
the extent that such properties are “public accommodations” as defined by the ADA. The ADA may require removal of structural
barriers to access by persons with disabilities in certain public areas of our properties where such removal is readily achievable.
We have developed and undertaken continuous capital improvement programs at various properties, some of which have included
ADA-related modifications. As capital improvement programs progress, certain ADA upgrades will continue to be integrated into
the planned improvements, specifically at the studio properties where we are able to utilize in-house construction crews to
minimize costs for required ADA-related improvements. However, some of our properties may currently be in noncompliance with
the ADA. Such noncompliance could result in the incurrence of additional costs to attain compliance, the imposition of fines or an
award of damages to private litigants. The obligation to make readily achievable accommodations is an ongoing one, and we will
continue to assess our properties and to make alterations as appropriate in this respect.
Environmental Matters
Under various federal, state and local laws and regulations relating to the environment, as a current or former owner or
operator of real property, we may be liable for costs and damages resulting from the presence or discharge of hazardous or toxic
substances, waste or petroleum products at, on, in, under, or migrating from such property, including costs to investigate and clean
up such contamination and liability for natural resources. Such laws often impose liability without regard to whether the owner or
operator knew of, or was responsible for, the presence of such contamination, and the liability may be joint and several. These
liabilities could be substantial and the cost of any required remediation, removal, fines, or other costs could exceed the value of the
property and/or our aggregate assets. In addition, the presence of contamination or the failure to remediate contamination at our
properties may expose us to third-party liability for costs of remediation and/or personal or property damage or materially
adversely affect our ability to sell, lease or develop our properties or to borrow using the properties as collateral. In addition,
environmental laws may create liens on contaminated sites in favor of the government for damages and costs it incurs to address
such contamination. Moreover, if contamination is discovered on our properties, environmental laws may impose restrictions on
the manner in which the property may be used or businesses may be operated, and these restrictions may require substantial
expenditures.
Some of our properties contain, have contained, or are adjacent to or near other properties that have contained or currently
contain storage tanks for the storage of petroleum products or other hazardous or toxic substances. Similarly, some of our
properties were used in the past for commercial or industrial purposes, or are currently used for commercial purposes, that involve
or involved the use of petroleum products or other hazardous or toxic substances, or are adjacent to or near properties that have
been or are used for similar commercial or industrial purposes. As a result, some of our properties have been or may be impacted
by contamination arising from the release of such hazardous substances or petroleum products. Where we have deemed
appropriate, we have taken steps to address identified contamination or mitigate risks associated with such contamination;
however, we are unable to ensure that further actions will not be necessary. As a result of the foregoing, we could potentially incur
material liabilities.
Independent environmental consultants have conducted Phase I Environmental Site Assessments at all of our properties
located in the United States using the American Society for Testing and Materials (“ASTM”) Practice E 1527-05. A Phase I
Environmental Site Assessment is a report prepared for real estate holdings that identifies potential or existing environmental
contamination liabilities. Site assessments are intended to discover and evaluate information regarding the environmental condition
of the surveyed property and surrounding properties. These assessments do not generally include soil samplings, subsurface
investigations or asbestos or lead surveys. None of the recent site assessments identified any known past or present contamination
that we believe would have a material adverse effect on our business, assets or operations. However, the assessments are limited in
scope and may have failed to identify all environmental conditions or concerns. A prior owner or operator of a property or historic
operations at our properties may have created a material environmental condition that is not known to us or the independent
consultants preparing the site assessments. Material environmental conditions may have arisen after the review was completed or
may arise in the future, and future laws, ordinances or regulations may impose material additional environmental liability.
Environmental laws also govern the presence, maintenance and removal of asbestos-containing building materials
(“ACBM”) or lead-based paint (“LBP”) and may impose fines and penalties for failure to comply with these requirements or
expose us to third party liability (e.g., liability for personal injury associated with exposure to asbestos). Such laws require that
owners or operators of buildings containing ACBM and LBP (and employers in such buildings) properly manage and maintain the
asbestos and lead, adequately notify or train those who may come into contact with asbestos or lead, and undertake special
precautions, including removal or other abatement, if asbestos or lead would be disturbed during renovation or demolition of a
building. Some of our properties contain ACBM and/or LBP and we could be liable for such damages, fines or penalties.
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In addition, the properties in our portfolio also are subject to various federal, state and local environmental and health and
safety requirements, such as state and local fire requirements. Moreover, some of our tenants routinely handle and use hazardous or
regulated substances and waste as part of their operations at our properties, which are subject to regulation. Such environmental
and health and safety laws and regulations could subject us or our tenants to liability resulting from these activities. Environmental
liabilities could affect a tenant’s ability to make rental payments to us. In addition, changes in laws could increase the potential
liability for noncompliance. We sometimes require our tenants to comply with environmental and health and safety laws and
regulations and to indemnify us for any related liabilities. But in the event of the bankruptcy or inability of any of our tenants to
satisfy such obligations, we may be required to satisfy such obligations. In addition, we may be held directly liable for any such
damages or claims regardless of whether we knew of, or were responsible for, the presence or disposal of hazardous or toxic
substances or waste and irrespective of tenant lease provisions. The costs associated with such liability could be substantial and
could have a material adverse effect on us.
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 occurs. We are not presently aware of any
material adverse indoor air quality issues at our properties.
Environmental, Social and Governance (“ESG”)
ESG Commitment
Our ESG platform, Better BlueprintTM, is informed by decades of experience and what we believe to be best practices
across every aspect of real estate. Better BlueprintTM brings to life our vision of vibrant, thriving urban spaces and places built for
the long term. Its principles and objectives provide a common thread that authentically guides our work and relations with tenants,
employees, investors and partners. Through this program, we aim to foster the growth of sustainable, healthy and equitable cities—
vibrant cities, today and in the future.
Sustainable: Minimizing our Footprint
We are committed to leadership in sustainability—whether designing a new property, reimagining a dated building, or
managing our existing real estate portfolio and production services businesses. Addressing climate change is the number one focus
of our sustainability program, and in 2020, we were one of the first major North American landlords to achieve carbon neutrality
across all real estate operations. Our science-based target commits us to go further by reducing absolute Scope 1 and 2 greenhouse
gas (“GHG”) emissions by 50% by 2030, from a 2018 baseline, excluding financial instruments like unbundled renewable energy
credits and carbon offsets. We are already more than halfway toward this target and plan to reach it by 2030, if not earlier, by
continuing to lean into our sustainable technology innovation pipeline and clean energy procurement strategy. We also are
committed to reducing our Scope 3 GHG emissions by minimizing embodied carbon in our development and construction projects
and transitioning our production services fleet to zero-emission vehicles. More about our bold sustainability goals can be found in
Hudson Pacific’s Corporate Responsibility Report.
Our 2022 achievements include:
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100% carbon neutral operations across our entire real estate operating portfolio;
100% renewable electricity across our entire real estate operating portfolio;
100% of our in-service office portfolio has recycling services and 74% has composting services;
90% of our in-service office portfolio is LEED certified and 72% is ENERGY STAR certified;
Better BlueprintTM Action Plans at all operating properties; and
Sustainable Design Vision for all redevelopments and major repositionings.
Healthy: Healthy Buildings, Healthy Lives
We aim to set our properties apart by providing safe environments that promote wellness and resilience for our
employees, customers and neighbors. Health and safety is a top priority for the Company, and our Fitwel Viral Response Module
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certified response to the COVID-19 pandemic included hundreds of capital improvements, thousands of new MERV-13+ air
filters, and implementation of a mobile tenant app at most multi-tenant office properties. We are also deeply committed to
advancing wellness and well-being, as we know that the quality of our indoor environment can have a huge impact on both our
physical and mental health. We consistently deliver state-of-the-art buildings with functional outdoor space, fitness amenities,
natural light, healthy food and other wellness-oriented features. We offer in-person and virtual wellness programming at most
properties, and we have a goal to achieve Fitwel certification for at least 50% of our in-service office portfolio by 2025.
Our 2022 achievements include:
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100% of operating office and studio properties use MERV-13+ filters, among other COVID-safe procedures;
100% of multi-tenant office properties have a mobile app that regularly promotes health and wellness through virtual
fitness classes, mindfulness training, cooking sessions and more;
97% of our in-service office portfolio is served by bike storage and 80% has showers and/or lockers
91% of our in-service portfolio has functional outdoor space and 63% has on-site fitness amenities;
73% of our in-service office portfolio is serviced by a mobile app that regularly promotes health and wellness through
virtual fitness classes, mindfulness training, cooking sessions, and more; and
40% of our in-service office portfolio is Fitwel certified.
Equitable: Vibrant, Thriving Cities for All
We seek to create and cultivate communities that champion diversity, equity and inclusion (“DEI”) and afford opportunity
for everyone to succeed. This commitment starts with our own employees—we value our diverse employee base, and we have
multiple systems and policies in place to celebrate different perspectives, promote an inclusive corporate culture, and advance
equity across recruiting, hiring and human capital development processes. We also aim to advance equity externally in our industry
and in our local communities. We support key groups aiming to diversify the real estate and production services talent pipeline and
advocate for change at the highest levels. Our supplier diversity program includes a company-wide process to track the diversity
status of new vendors and a commitment to increase the use of diverse and/or local contractors on-site at all redevelopments to
15% by 2025. We donate at least 1% of net earnings to charitable causes annually and have an active employee volunteering
program to ensure we give back to our communities.
Our 2022 achievements include:
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100% of employees at operating office and studio properties received training on subjects such as health and safety,
leadership development, corporate operations and/or new employee onboarding;
Launch of a global DEI strategy for our own employees (as discussed below);
New partnership with Ghetto Film School to help traditionally under-represented youth enter the production business;
Continued progress against our five-year commitment to invest $20 million in innovative homelessness and housing
solutions in our core markets;
Over $1.3 million in charitable giving, with a focus on organizations addressing homelessness, DEI and health and
wellness in our core markets; and
Active employee volunteering program and robust Matching Gift benefit.
Human Capital
Hiring
In alignment with our Company values, we believe our people are our greatest asset and we embrace a recruitment
process that strives to attract top-tier, diverse talent. Through a series of behavioral-based interviews, Company recruiters assess
candidates for skills, competencies and cultural fit. The hiring team comprises a recruiter, hiring manager and other peers or
stakeholders to ensure a collaborative process.
Diversity, Equity and Inclusion
We value employees at all levels of the organization and provide ample opportunities for growth, while striving to foster
and celebrate diversity in all its forms including gender, age, ethnicity and cultural background. We take pride in the fact that our
employee population across our operating office and studio portfolio reflects a balanced gender representation as well as a broad
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cross-section of racial and ethnic backgrounds. We have a comprehensive and robust DEI program for employees at all levels,
which includes initiatives such as:
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An ongoing series of intensive, cohort-based DEI training modules for employees.
Five Employee Resource Groups each designed to connect employees with similar backgrounds and shared experiences
while fostering partnership with the Company on diversity and inclusion efforts, sharing best practices and ensuring
support for each other across our communities.
A thoughtfully curated DEI Library filled with educational resources to increase employee awareness and knowledge of
important diversity and inclusion concepts and further develop their skills to help make meaningful change.
Training and Development
Upon joining the Company, our employees attend a comprehensive orientation program that is a fun, interactive
opportunity for new hires to learn more about the Company, our business strategy, core values and leadership philosophy. Senior
executives speak candidly about the Company and their roles.
In addition to traditional employee development programs (e.g., annual performance reviews and role-specific training
programs), we offer individualized curriculums through an online platform at no cost to the employees, interactive leadership
development programs for junior and mid-career/senior team members and off-site team retreats that foster team-building and
skills training. The Company regularly honors top performers, and generous Company policies encourage work/life balance
through paid time off, subsidized gym memberships, fitness programs, events and healthy dining options.
Compensation and Benefits
We are a pay-for-performance organization, which means that compensation decisions are made based on individual,
team/department, and overall Company performance. This includes consideration of an individual’s contributions and
accomplishments as well as how these were achieved (values, skills, and competencies). The objective is to emphasize corporate
goals and individual contributions to the achievement of those goals for the year.
We award merit salary increases as recognition for the past year’s performance, sustained contributions, and/or the
demonstration of newly acquired skills. Discretionary bonuses are designed to reward employees for fulfilling their
responsibilities, delivering superior results, and making significant contributions. Discretionary performance bonus amounts are
based on job level and dependent on the nature and significance of the employee’s contribution and accomplishment.
We offer competitive compensation and benefits, including, but not limited to, retirement savings plans and medical,
dental, and vision coverage. We offer multiple flexible spending accounts and an employee referral bonus program. We have
generous policies to encourage work/life balance, including paid holiday, vacation, and sick time as well as an employee assistance
program that offers confidential assistance 24 hours a day, 365 days a year to assist with personal and work-related problems.
Collective Bargaining Arrangements
At December 31, 2022, we had 885 employees, of which 71 were subject to collective bargaining agreements in our
production services/operating companies. We believe that relations with our employees are good.
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Available Information
On the Investors section of our Company’s Website (investors.hudsonpacificproperties.com) we post the following filings
as soon as reasonably practicable after they are electronically filed with or furnished to the Securities and Exchange Commission
(“SEC”): our Annual Report on Form 10-K, our Quarterly Reports on Form 10-Q, our Current Reports on Form 8-K and any
amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act. All such filings are
available to be viewed on our Investors page on our Website free of charge. Also available on our Investors page, free of charge,
are our corporate governance guidelines, the charters of the nominating and corporate governance, audit and compensation
committees of our board of directors and our Code of Business Conduct and Ethics (which applies to all directors and employees,
including our Principal Executive Officer and Principal Financial Officer). We intend to use our Website as a means of disclosing
material non-public information and for complying with our disclosure obligations under Regulation FD. Such disclosures will be
included on our Website in the “SEC Filings” page. Accordingly, investors should monitor such portions of our Website, in
addition to following our press releases, SEC filings and public conference calls and webcasts. Information contained on or
hyperlinked from our Website is not incorporated by reference into, and should not be considered part of, this Annual Report on
Form 10-K or our other filings with the SEC. A copy of this Annual Report on Form 10-K is available without charge upon written
request to: Investor Relations, Hudson Pacific Properties, Inc., 11601 Wilshire Blvd., Ninth Floor, Los Angeles, California 90025.
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ITEM 1A. Risk Factors
Overview
The following section sets forth material factors that may adversely affect our business and financial performance. The
following factors, as well as the factors discussed in “Item 7. Management’s Discussion and Analysis of Financial Condition and
Results of Operations — Factors That May Influence Our Operating Results” and other information contained in this Annual
Report on Form 10-K, should be considered in evaluating us and our business.
Risks Related to Our Properties and Our Business
Our properties are located in Northern and Southern California, the Pacific Northwest, Western Canada and Greater
London, United Kingdom, and we are susceptible to adverse economic conditions, local regulations and natural disasters
affecting those markets.
Our properties are located in Northern and Southern California, the Pacific Northwest, Western Canada and Greater
London, United Kingdom, which exposes us to greater economic risks than if we owned a more geographically dispersed portfolio.
Further, our properties are concentrated in certain areas, including Los Angeles, San Francisco, Silicon Valley, Seattle, Vancouver
and Greater London, exposing us to risks associated with those specific areas. We are susceptible to adverse developments in the
economic and regulatory environments of Northern and Southern California, the Pacific Northwest, Western Canada and the
United Kingdom (such as business layoffs or downsizing, industry slowdowns, relocations of businesses, increases in real estate
and other taxes, costs of complying with governmental regulations or increased regulation), as well as to natural disasters that
occur in our markets (such as earthquakes, windstorms, landslides, droughts, fires and other events). In addition, the State of
California has had historical periods of budgetary constraints and is regarded as more litigious and more highly regulated and taxed
than many other states, all of which may reduce demand for office space in California. Any adverse developments in the economy
or real estate market in Northern and Southern California, the Pacific Northwest, Western Canada or Greater London, United
Kingdom, or any decrease in demand for office space resulting from the California regulatory or business environment, could
adversely impact our financial condition, results of operations, cash flow and the per share trading price of our securities.
We are required to pay property taxes on our properties. These taxes could increase as property tax rates increase or as
properties are reassessed by the taxing authorities. For example, under the existing California law commonly referred to as
Proposition 13, property tax reassessments generally occur as a result of a “change of ownership” of a property. Because the
property tax authorities may take extensive time to determine if there has a been a “change of ownership” or the actual reassessed
value of the property, the potential reassessment may not be determined until a period after the transaction has occurred. From time
to time, including recently, lawmakers and voters have initiated efforts to repeal or amend Proposition 13, which, if successful,
would increase the assessed value or tax rates for our properties in California. Additionally, there is similar legislation being
proposed in other state and local jurisdictions in which our properties are located. An increase in the assessed value of our
properties, property tax rates, or potential other new taxes could adversely affect our financial condition, cash flows and our ability
to pay dividends to our stockholders.
We derive a significant portion of our rental revenue from tenants in the technology and media and entertainment
industries, which makes us particularly susceptible to demand for rental space in those industries.
A significant portion of our rental revenue is derived from tenants in the technology and media and entertainment
industries. Consequently, we are susceptible to adverse developments affecting the demand by tenants in these industries for office,
production and support space in Northern and Southern California, the Pacific Northwest, Western Canada and Greater London,
United Kingdom and, more particularly, in Hollywood and the South of Market area of the San Francisco submarket. As we
continue our development and potential acquisition activities in markets populated by knowledge-and creative-based tenants in the
technology and media and entertainment industries, our tenant mix could become more concentrated, further exposing us to risks
in those industries, including layoffs. Any adverse development in the technology and media and entertainment industries could
adversely affect our financial condition, results of operations, cash flow and the per share trading price of our securities.
We may be unable to identify and complete acquisitions of properties that meet our criteria, which may impede our
growth.
Our business strategy includes the acquisition of underperforming office properties. These activities require us to identify
suitable acquisition candidates or investment opportunities that meet our criteria and are compatible with our growth strategies. We
continue to evaluate the market of available properties and may attempt to acquire properties when strategic opportunities exist.
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However, we may be unable to acquire any of the properties that we may identify as potential acquisition opportunities in the
future. Our ability to acquire properties on favorable terms, or at all, may be exposed to the following significant risks:
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potential inability to acquire a desired property because of competition from other real estate investors with significant
capital, including other publicly traded REITs, private equity investors and institutional investment funds, which may be
able to accept more risk than we can prudently manage, including risks with respect to the geographic proximity of
investments and the payment of higher acquisition prices;
we may incur significant costs and divert management attention in connection with evaluating and negotiating potential
acquisitions, including ones that we are subsequently unable to complete;
even if we enter into agreements for the acquisition of properties, these agreements are typically subject to customary
conditions to closing, including the satisfactory completion of our due diligence investigations; and
we may be unable to finance the acquisition on favorable terms or at all.
If we are unable to finance property acquisitions or acquire properties on favorable terms, or at all, our financial
condition, results of operations, cash flow and the per share trading price of our securities could be adversely affected. In addition,
failure to identify or complete acquisitions of suitable properties could slow our growth.
Our future acquisitions may not yield the returns we expect.
Our future acquisitions and our ability to successfully operate the properties we acquire in such acquisitions may be
exposed to the following significant risks:
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even if we are able to acquire a desired property, competition from other potential acquirers may significantly increase the
purchase price;
we may acquire properties that are not accretive to our results upon acquisition, and we may not successfully manage and
lease those properties to meet our expectations;
our cash flow may be insufficient to meet our required principal and interest payments;
we may spend more than budgeted amounts to make necessary improvements or renovations to acquired properties;
we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of
properties, into our existing operations;
• market conditions may result in higher than expected vacancy rates and lower than expected rental rates; and
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we may acquire properties subject to liabilities and without any recourse, or with only limited recourse, with respect to
unknown liabilities such as liabilities for clean-up of undisclosed environmental contamination, claims by tenants,
vendors or other persons dealing with the former owners of the properties, liabilities incurred in the ordinary course of
business and claims for indemnification by general partners, directors, officers and others indemnified by the former
owners of the properties.
In addition, we may acquire certain businesses that are complementary to our property portfolio. Integrating acquired
businesses can be a complex, costly and time-consuming process and our business may be negatively impacted following any
acquisition if we are unable to effectively manage our expanded operations. The integration process may require significant time
and focus from our management team and may divert attention from the day-to-day operations of our existing business. If we
cannot operate acquired properties or businesses to meet our financial expectations, our financial condition, results of operations,
cash flow and the per share trading price of our securities could be adversely affected.
We may acquire properties or portfolios of properties through tax deferred contribution transactions, which could
result in stockholder dilution and limit our ability to sell such assets.
In the future we may acquire properties or portfolios of properties through tax deferred contribution transactions in
exchange for partnership interests 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 and/or the allocation of partnership debt to the contributors to
maintain their tax bases. These restrictions could limit our ability to sell an asset at a time, or on terms, that would be favorable
absent such restrictions.
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Our growth depends on external sources of capital that are outside of our control and may not be available to us on
commercially reasonable terms or at all.
In order to maintain our qualification as a REIT, we are required to meet various requirements under the Internal Revenue
Code of 1986, as amended, or the Code, including that we distribute annually at least 90% of our REIT taxable income, excluding
any net capital gain. In addition, we will be subject to federal corporate income tax to the extent that we distribute less than 100%
of our REIT taxable income, including any net capital gains. Because of these distribution requirements, we may not be able to
fund future capital needs, including any necessary acquisition financing, from operating cash flow. Consequently, we intend to rely
on third-party sources to fund our capital needs. We may not be able to obtain the financing on favorable terms or at all. Any
additional debt we incur will increase our leverage and likelihood of default. Our access to third-party sources of capital depends,
in part, on:
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general market conditions;
the market’s perception of our growth potential;
our current debt levels;
our current and expected future earnings;
our cash flow and cash distributions; and
the market price per share of our common stock.
The credit markets can experience significant disruptions. If we cannot obtain capital from third-party sources, we may
not be able to acquire or develop properties when strategic opportunities exist, meet the capital and operating needs of our existing
properties, satisfy our debt service obligations or make the cash distributions to our stockholders necessary to maintain our
qualification as a REIT.
Failure to hedge effectively against interest rate changes may adversely affect our financial condition, results of
operations, cash flow, cash available for distribution, including cash available for payment of dividends on and the per share
trading price of our securities.
As of December 31, 2022, we had $1.9 billion in variable rate debt. In addition, we may incur additional variable rate debt
in the future. Interest rates are highly sensitive to many factors that are beyond our control, including general economic conditions
and policies of various governmental and regulatory agencies and, in particular, the Federal Reserve Board. If the Federal Reserve
Board increases the federal funds rate, overall interest rates will likely rise. Interest rate increases would increase the interest costs
on our unhedged variable rate debt, which could adversely affect our cash flow and our ability to pay principal and interest on our
debt and our ability to make distributions to our stockholders. Further, rising interest rates could limit our ability to refinance
existing debt when it matures. We seek to manage our exposure to interest rate volatility by using interest rate hedging
arrangements that involve risk, such as the risk that counterparties may fail to honor their obligations under these arrangements,
and that these arrangements may not be effective in reducing our exposure to interest rate changes. Failure to hedge effectively
against interest rate changes may materially adversely affect our financial condition, results of operations, cash flow, cash available
for distribution, including cash available for payment of dividends on and the per share trading price of our securities. In addition,
while such agreements are intended to lessen the impact of rising interest rates on us, they also expose us to the risk that the other
parties to the agreements will not perform, we could incur significant costs associated with the settlement of the agreements, the
agreements will be unenforceable and the underlying transactions will fail to qualify as highly-effective cash flow hedges under
Accounting Standards Codification (“ASC”) 815, Derivatives and Hedging.
Mortgage debt obligations expose us to the possibility of foreclosure, which could result in the loss of our investment
in a property or group of properties subject to mortgage debt.
Incurring mortgage and other secured debt obligations increases our risk of property losses because defaults on
indebtedness secured by properties may result in foreclosure actions initiated by lenders and ultimately our loss of the property
securing any loans for which we are in default. Any foreclosure on a mortgaged property or group of properties could adversely
affect the overall value of our portfolio of properties. For tax purposes, a foreclosure of any of our properties that is subject to a
nonrecourse mortgage loan would be treated as a sale of the property for a purchase price equal to the outstanding balance of the
debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the property,
we would recognize taxable income on foreclosure, but would not receive any cash proceeds.
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Our unsecured revolving credit facility, registered senior notes, term loan facility and note purchase agreements
restrict our ability to engage in some business activities.
Our unsecured revolving credit facility, registered senior notes, term loan facility and note purchase agreements contain
customary negative covenants and other financial and operating covenants that, among other things:
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restrict our ability to incur additional indebtedness;
restrict our ability to make certain investments;
restrict our ability to merge with another company;
restrict our ability to make distributions to stockholders; and
require us to maintain financial coverage ratios.
These limitations restrict our ability to engage in some business activities, which could adversely affect our financial
condition, results of operations, cash flow, cash available for distributions to our stockholders, and per share trading price of our
securities. In addition, failure to meet any of these covenants, including the financial coverage ratios, could cause an event of
default under and/or accelerate some or all of our indebtedness, which would have a material adverse effect on us. Furthermore,
our unsecured revolving credit facility and term loan facility contain specific cross-default provisions with respect to specified
other indebtedness, giving the lenders the right to declare a default if we are in default under other loans in some circumstances.
We face significant competition, which may decrease or prevent increases in the occupancy and rental rates of our
properties.
We compete with numerous developers, owners and operators of office properties, many of which own properties similar
to ours in the same submarkets in which our properties are located. If our competitors offer space at rental rates below current
market rates, or below the rental rates we currently charge our tenants, we may lose existing or potential tenants and we may be
pressured to reduce our rental rates below those we currently charge or to offer more substantial rent abatements, tenant
improvements, early termination rights or below-market renewal options in order to retain tenants when our tenants’ leases expire.
As a result, our financial condition, results of operations, cash flow and the per share trading price of our securities could be
adversely affected.
We depend on significant tenants.
As of December 31, 2022, the 15 largest tenants in our office portfolio represented approximately 44.1% of the
Company’s share of the total annualized base rent generated by our office properties. The inability of a significant tenant to pay
rent or the bankruptcy or insolvency of a significant tenant may adversely affect the income produced by our properties. If a tenant
becomes bankrupt or insolvent, federal law may prohibit us from evicting such tenant based solely upon such bankruptcy or
insolvency. In addition, a bankrupt or insolvent tenant may be authorized to reject and terminate its lease with us. Any claim
against such tenant for unpaid, future rent would be subject to a statutory cap that might be substantially less than the remaining
rent owed under the lease. As of December 31, 2022, our three largest tenants were Google, Inc., Amazon and Netflix, Inc., which
together accounted for 22.2% of the Company’s share of the annualized base rent generated by our office properties. If Google,
Inc., Amazon and Netflix, Inc. were to experience a downturn or a weakening of financial condition resulting in a failure to make
timely rental payments or causing a lease default, we may experience delays in enforcing our rights as landlord and may incur
substantial costs in protecting our investment.
We may be unable to renew leases, lease vacant space or re-let space as leases expire.
As of December 31, 2022, approximately 19.3% of the Company’s share of the square footage of the office properties
(including our development and redevelopment properties) in our portfolio was available, taking into account uncommenced leases
signed as of December 31, 2022. An additional approximately 13.2% of the Company’s share of the square footage of the office
properties in our portfolio is scheduled to expire in 2023 (includes leases scheduled to expire on December 31, 2022). We cannot
assure you that leases will be renewed or that our properties will be re-let at net effective rental rates equal to or above the current
average net effective rental rates or that substantial rent abatements, tenant improvements, early termination rights or below-market
renewal options will not be offered to attract new tenants or retain existing tenants. If the rental rates for our properties decrease,
our existing tenants do not renew their leases or we do not re-let a significant portion of our available space and space for which
leases will expire, our financial condition, results of operations, cash flow and per share trading price of our securities could be
adversely affected.
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The COVID-19 pandemic has had, and may continue to have, significant impacts on workplace practices, or other
office space utilization trends, which could materially adversely impact our business, operating results, financial condition and
prospects.
The resulting remote working arrangements for personnel in response to the pandemic may result in long-term changed
work practices that could negatively impact us and our business. For example, the increased adoption of and familiarity with
remote work practices, and the recent increase in tenants seeking to sublease their leased space, could result in decreased demand
for office space. If this trend was to continue or accelerate, our tenants may elect to not renew their leases, or to renew them for
less space than they currently occupy, which could increase the vacancy and decrease rental income. The increase in remote work
practices may continue in a post-pandemic environment. The need to reconfigure leased office space, either in response to the
pandemic, or tenants' needs may impact space requirements and also may require us to spend increased amounts for tenant
improvements. If substantial office space reconfiguration is required, the tenant may explore other office space and find it more
advantageous to relocate than to renew its lease and renovate the existing space. If so, our business, operating results, financial
condition and prospects may be materially adversely impacted.
We may be required to make rent or other concessions and/or significant capital expenditures to improve our
properties in order to retain and attract tenants, causing our financial condition, results of operations, cash flow and per share
trading price of our securities to be adversely affected.
To the extent adverse economic conditions continue in the real estate market and demand for office space remains low,
we expect that, upon expiration of leases at our properties, we will be required to make rent or other concessions to tenants,
accommodate requests for renovations, build-to-suit remodeling and other improvements or provide additional services to our
tenants. As a result, we may have to make significant capital or other expenditures in order to retain tenants whose leases expire
and to attract new tenants in sufficient numbers. Additionally, we may need to raise capital to make such expenditures. If we are
unable to do so or capital is otherwise unavailable, we may be unable to make the required expenditures. This could result in non-
renewals by tenants upon expiration of their leases, which could adversely affect our financial condition, results of operations, cash
flow and the per share trading price of our securities.
The actual rents we receive for the properties in our portfolio may be less than our asking rents, and we may
experience lease roll-down from time to time.
As a result of various factors, including competitive pricing pressure in our submarkets, adverse conditions in Northern or
Southern California, the Pacific Northwest, Western Canada or Greater London, United Kingdom real estate markets, a general
economic downturn and the desirability of our properties compared to other properties in our submarkets, we may be unable to
realize the asking rents across the properties in our portfolio. In addition, the degree of discrepancy between our asking rents and
the actual rents we are able to obtain may vary both from property to property and among different leased spaces within a single
property. If we are unable to obtain rental rates that are on average comparable to our asking rents across our portfolio, then our
ability to generate cash flow growth will be negatively impacted. In addition, depending on asking rental rates at any given time as
compared to expiring leases in our portfolio, from time to time rental rates for expiring leases may be higher than starting rental
rates for new leases.
Some of our properties are subject to ground leases, the termination or expiration of which could cause us to lose our
interest in, and the right to receive rental income from, such properties.
Twelve of our consolidated properties are subject to ground leases (including properties with a portion of the land subject
to a ground lease). See Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—Note 11 to the Consolidated Financial
Statements—Future Minimum Base Rents and Lease Payments Future Minimum Rents” for more information regarding our
ground lease agreements. If any of these ground leases are terminated following a default or expire without being extended, we
may lose our interest in the related property and may no longer have the right to receive any of the rental income from such
property, which would adversely affect our financial condition, results of operations, cash flow and the per share trading price of
our securities.
Our success depends on key personnel whose continued service is not guaranteed.
Our continued success and our ability to manage anticipated future growth depend, in large part, upon the efforts of key
personnel who have extensive market knowledge and relationships and exercise substantial influence over our operational,
financing, acquisition and disposition activity. Many of our senior executives have extensive experience and strong reputations in
the real estate industry, which aid us in identifying opportunities, having opportunities brought to us, and negotiating with tenants
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and build-to-suit prospects. The loss of services of one or more members of our senior management team, or our inability to attract
and retain highly qualified personnel, could adversely affect our business, diminish our investment opportunities and weaken our
relationships with lenders, business partners, existing and prospective tenants and industry personnel, which could adversely affect
our financial condition, results of operations, cash flow and the per share trading price of our securities.
Some of our workforce is covered by collective bargaining agreements and our business may be adversely affected by
any disruptions caused by union activities.
As of December 31, 2022, approximately 8% of our employees are covered by collective bargaining agreements. While
we believe we have good relationships with our unionized employees and we have not experienced any union-related work
stoppage over the last ten years, if we encounter difficulties with renegotiations or renewals of collective bargaining arrangements
or are unsuccessful in those efforts, we could incur additional costs and experience work stoppages. Moreover, regulations in some
jurisdictions outside of the U.S. mandate employee participation in collective bargaining agreements and work councils with
certain consultation rights with respect to the relevant companies’ operations. Although we work diligently to provide the best
possible work environment for our employees, they may still decide to join or seek recognition to form a labor union, or we may
be required to become a union signatory.
In addition, some of our key tenants employ the services of writers, directors, actors and other talent as well as trade
employees and others who are subject to collective bargaining agreements in the motion picture industry. If expiring collective
bargaining agreements cannot be renewed, then it is possible that the affected unions could take action in the form of strikes or
work stoppages. Such actions, as well as higher costs or operating complexities in connection with these collective bargaining
agreements or a significant labor dispute, could have an adverse effect on our tenants’ businesses by causing delays in production,
added costs or by reducing profit margins, which in turn could affect our ability to collect rent from those tenants.
Joint venture investments could be adversely affected by our lack of sole decision-making authority, our reliance on
co-venturers’ financial condition and disputes between us and our co-venturers.
As of December 31, 2022, we had 19 joint ventures. See Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—
Note 2 to the Consolidated Financial Statements—Summary of Significant Accounting Policies” and Part IV, Item 15(a) “Exhibits,
Financial Statement Schedules—Note 6 to the Consolidated Financial Statements—Investment in Unconsolidated Real Estate
Entities” for details on our joint ventures. We may co-invest in the future with other third parties through partnerships, joint
ventures or other entities, acquiring non-controlling interests in or sharing responsibility for managing the affairs of a property,
partnership, joint venture or other entity. These investments may, under certain circumstances, involve risks not present were a
third party not involved, including the possibility that partners or co-venturers might become bankrupt or fail to fund their share of
required capital contributions. Partners or co-venturers may have economic or other business interests or goals that are inconsistent
with our business interests or goals, and may be in a position to take actions contrary to our policies or objectives, and they may
have competing interests in our markets that could create conflict of interest issues. Such investments may also have the potential
risk of impasses on decisions, such as a sale, because neither we nor the partner or co-venturer would have full control over the
partnership or joint venture. In addition, prior consent of our joint venture partners may be required for a sale or transfer to a third
party of our interests in the joint venture, which would restrict our ability to dispose of our interest in the joint venture. If we
become a limited partner or non-managing member in any partnership or limited liability company and such entity takes or expects
to take actions that could jeopardize our status as a REIT or require us to pay tax, we may be forced to dispose of our interest in
such entity. Disputes between us and partners or co-venturers may result in litigation or arbitration that would increase our
expenses and prevent our officers and/or directors from focusing their time and effort on our business. Consequently, actions by or
disputes with partners or co-venturers might result in subjecting properties owned by the partnership or joint venture to additional
risk. In addition, we may in certain circumstances be liable for the actions of our third-party partners or co-venturers. Our joint
ventures may be subject to debt and, in the current volatile credit market, the refinancing of such debt may require equity capital
calls.
If we fail to maintain an effective system of integrated internal controls, we may not be able to accurately report our
financial results.
Effective internal and disclosure controls are necessary for us to provide reliable financial reports and effectively prevent
fraud and to operate successfully as a public company. If we cannot provide reliable financial reports or prevent fraud, our
reputation and operating results would be harmed. As part of our ongoing monitoring of internal controls we may discover material
weaknesses or significant deficiencies in our internal controls. As a result of weaknesses that may be identified in our internal
controls, we may also identify certain deficiencies in some of our disclosure controls and procedures that we believe require
remediation. If we discover weaknesses, we will make efforts to improve our internal and disclosure controls. However, there is no
assurance that we will be successful. Any failure to maintain effective controls or timely effect any necessary improvement of our
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internal and disclosure controls could harm operating results or cause us to fail to meet our reporting obligations, which could
affect our ability to remain listed with the NYSE. Ineffective internal and disclosure controls could also cause investors to lose
confidence in our reported financial information, which would likely have a negative effect on the per share trading price of our
securities.
Risks Related to the Real Estate Industry
Our performance and value are subject to risks associated with real estate assets and the real estate industry.
Our ability to pay expected dividends to our stockholders depends on our ability to generate revenues in excess of
expenses, pay scheduled principal payments on debt and pay capital expenditure requirements. Events and conditions generally
applicable to owners and operators of real property that are beyond our control may decrease cash available for distribution and the
value of our properties. These events include many of the risks set forth above under “—Risks Related to Our Properties and Our
Business,” as well as the following:
•
•
•
•
•
•
•
local oversupply or reduction in demand for office or studio-related space;
adverse changes in financial conditions of buyers, sellers and tenants of properties;
vacancies or our inability to rent space on favorable terms, including possible market pressures to offer tenants rent
abatements, tenant improvements, early termination rights or below-market renewal options, and the need to periodically
repair, renovate and re-let space;
increased operating costs, including insurance premiums, utilities, real estate taxes and state and local taxes;
civil unrest, acts of war, terrorist attacks and natural disasters, including earthquakes and floods, which may result in
uninsured or underinsured losses;
decreases in the underlying value of our real estate; and
changing submarket demographics.
In addition, periods of economic downturn or recession, rising interest rates or declining demand for real estate, or the
public perception that any of these events may occur, could result in a general decline in rents or an increased incidence of defaults
under existing leases, which would adversely affect our financial condition, results of operations, cash flow and per share trading
price of our securities.
Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the
performance of our properties and harm our financial condition.
The real estate investments made, and to be made, by us are relatively difficult to sell quickly. As a result, our ability to
promptly sell one or more properties in our portfolio in response to changing economic, financial and investment conditions is
limited. Return of capital and realization of gains, if any, from an investment generally will occur upon disposition or refinancing
of the underlying property. We may be unable to realize our investment objectives by sale, other disposition or refinancing at
attractive prices within any given period of time or may otherwise be unable to complete any exit strategy. In particular, our ability
to dispose of one or more properties within a specific time period is subject to certain limitations imposed by our tax protection
agreements, as well as weakness in or even the lack of an established market for a property, changes in the financial condition or
prospects of prospective purchasers, changes in national or international economic conditions, such as the current economic
downturn, and changes in laws, regulations or fiscal policies of jurisdictions in which the property is located.
In addition, 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 effectively require that we hold our properties for
investment, rather than primarily for sale in the ordinary course of business (by imposing a 100% prohibited transaction tax on
REITs on profits derived from sales of properties held primarily for sale in the ordinary course or business), which may cause us to
forgo or defer sales of properties that otherwise would be in our best interest.
Therefore, we may not be able to vary our portfolio in response to economic or other conditions promptly or on favorable
terms, which may adversely affect our financial condition, results of operations, cash flow and per share trading price of our
securities.
We could incur significant costs related to government regulation and litigation over environmental matters.
Under various federal, state and local laws and regulations relating to the environment, as a current or former owner or
operator of real property, we may be liable for costs and damages resulting from the presence or discharge of hazardous or toxic
substances, waste or petroleum products at, on, in, under or migrating from such property, including costs to investigate, clean up
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such contamination and liability for harm to natural resources. Such laws often impose liability without regard to whether the
owner or operator knew of, or was responsible for, the presence of such contamination, and the liability may be joint and several.
These liabilities could be substantial and the cost of any required remediation, removal, fines or other costs could exceed the value
of the property and/or our aggregate assets. In addition, the presence of contamination or the failure to remediate contamination at
our properties may expose us to third-party liability for costs of remediation and/or personal or property damage or materially
adversely affect our ability to sell, lease or develop our properties or to borrow using the properties as collateral. In addition,
environmental laws may create liens on contaminated sites in favor of the government for damages and costs it incurs to address
such contamination. Moreover, if contamination is discovered on our properties, environmental laws may impose restrictions on
the manner in which property may be used or businesses may be operated, and these restrictions may require substantial
expenditures. Some of our properties have been or may be impacted by contamination arising from current or prior uses of the
property, or adjacent properties, for commercial or industrial purposes. Such contamination may arise from spills of petroleum or
hazardous substances or releases from tanks used to store such materials. As a result, we could potentially incur material liability
for these issues, which could adversely impact our financial condition, results of operations, cash flow and the per share trading
price of our securities.
Environmental laws also govern the presence, maintenance and removal of ACBM and LBP and may impose fines and
penalties for failure to comply with these requirements or expose us to third-party liability (e.g., liability for personal injury
associated with exposure to asbestos or lead). Such laws require that owners or operators of buildings containing ACBM and LBP
(and employers in such buildings) properly manage and maintain the asbestos and lead, adequately notify or train those who may
come into contact with asbestos or lead, and undertake special precautions, including removal or other abatement, if asbestos or
lead would be disturbed during renovation or demolition of a building. Some of our properties contain ACBM and/or LBP and we
could be liable for such damages, fines or penalties.
In addition, the properties in our portfolio also are subject to various federal, state and local environmental and health and
safety requirements, such as state and local fire requirements. Moreover, some of our tenants routinely handle and use hazardous or
regulated substances and wastes as part of their operations at our properties, which are subject to regulation. Such environmental
and health and safety laws and regulations could subject us or our tenants to liability resulting from these activities. Environmental
liabilities could affect a tenant’s ability to make rental payments to us. In addition, changes in laws could increase the potential
liability for noncompliance. This may result in significant unanticipated expenditures or may otherwise materially and adversely
affect our operations, or those of our tenants, which could in turn have an adverse effect on us.
We cannot assure you that costs or liabilities incurred as a result of environmental issues will not affect our ability to
make distributions to our stockholders or that such costs or other remedial measures will not have an adverse effect on our
financial condition, results of operations, cash flow and the per share trading price of our securities. If we do incur material
environmental liabilities in the future, we may face significant remediation costs, and we may find it difficult to sell any affected
properties.
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.
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, zoning
restrictions and restrictive covenants imposed by community developers 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 existing properties. Among other things, these restrictions may relate to fire and
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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 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 flow and per share trading price of our securities.
In addition, federal and state laws and regulations, including laws such as the ADA, impose further restrictions on our
properties and operations. Under the ADA, 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. If one or more of the properties in
our portfolio is not in compliance with the ADA or any other regulatory requirements, we may be required to incur additional costs
to bring the property into compliance 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 flow and per
share trading price of our securities.
We are exposed to risks associated with property development and redevelopment.
We may engage in development and redevelopment activities with respect to certain of our properties. To the extent that
we do so, we will be subject to certain risks, including the availability and pricing of financing on favorable terms or at all;
construction and/or lease-up delays; cost overruns, including construction costs that exceed our original estimates; contractor and
subcontractor disputes, strikes, labor disputes or supply disruptions; failure to achieve expected occupancy and/or rent levels
within the projected time frame, if at all; and delays with respect to obtaining or the inability to obtain necessary zoning,
occupancy, land use and other governmental permits, and changes in zoning and land use laws. These risks could result in
substantial unanticipated delays or expenses and, under certain circumstances, could prevent completion of development activities
once undertaken, any of which could have an adverse effect on our financial condition, results of operations, cash flow and per
share trading price of our securities.
Risks Related to Our Organizational Structure
The series A preferred units that were issued to some contributors in connection with our IPO in exchange for the
contribution of their properties have certain preferences, which could limit our ability to pay dividends or other distributions to
the holders of our securities or engage in certain business combinations, recapitalizations or other fundamental changes.
In exchange for the contribution of properties to our portfolio in connection with our IPO, some contributors received
series A preferred units in our operating partnership. As of December 31, 2022, these units h an aggregate liquidation preference of
approximately $9.8 million and have a preference as to distributions and upon liquidation that could limit our ability to pay
dividends on series C preferred stock and common stock. The series A preferred units are senior to any other class of securities our
operating partnership may issue in the future without the consent of the holders of the series A preferred units. As a result, we will
be unable to issue partnership units in our operating partnership senior to the series A preferred units without the consent of the
holders of series A preferred units. Any preferred stock in our Company that we issue will be subordinate to the series A preferred
units. In addition, we may only engage in a fundamental change, including a recapitalization, a merger and a sale of all or
substantially all of our assets, as a result of which our common stock ceases to be publicly traded or common units cease to be
exchangeable (at our option) for publicly traded shares of our stock, without the consent of holders of series A preferred units if
following such transaction we will maintain certain leverage ratios and equity requirements, and pay certain minimum tax
distributions to holders of our outstanding series A preferred units. Alternatively, we may redeem all or any portion of the then
outstanding series A preferred units for cash (at a price per unit equal to the redemption price). If we choose to redeem the
outstanding series A preferred units in connection with a fundamental change, this could reduce the amount of cash available for
distribution to holders of series C preferred stock and common stock. In addition, these provisions could increase the cost of any
such fundamental change transaction, which may discourage a merger, combination or 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.
Our common stock is ranked junior to our series C preferred stock.
Our common stock is ranked junior to our series C preferred stock. Our outstanding series C preferred stock also has or
will have a preference upon our dissolution, liquidation or winding up in respect of assets available for distribution to our
stockholders. Holders of our common stock are not entitled to preemptive rights or other protections against dilution. In the future,
we may attempt to increase our capital resources by making additional offerings of equity securities, including classes or series of
additional preferred stock. Because our decision to issue securities in any future offering will depend on market conditions and
other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future offering. Thus, our
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stockholders bear the risk of our future offerings reducing the per share trading price of our common stock and diluting their
interest in us.
Conflicts of interest exist or could arise in the future between the interests of our stockholders and the interests of
holders of units in our operating partnership, which may impede business decisions that could benefit our stockholders.
Conflicts of interest exist or 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 partner thereof, on the other. Our directors and officers have duties to our Company
under applicable Maryland law in connection with their 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 under
Maryland law and the partnership agreement of our operating partnership in connection with the management of our operating
partnership. Our fiduciary duties and obligations as general partner to our operating partnership and its partners may come into
conflict with the duties of our directors and officers to our Company.
Additionally, the partnership agreement provides that we and our directors and officers will not be liable or accountable to
our operating partnership for losses sustained, liabilities incurred or benefits not derived if we, or such director or officer acted in
good faith. The partnership agreement also provides that we will not be liable to the operating partnership or any partner for
monetary damages for losses sustained, liabilities incurred or benefits not derived by the operating partnership or any limited
partner, except for liability for our intentional harm or gross negligence. Moreover, the partnership agreement provides that our
operating partnership is required to indemnify us and our directors, officers and employees, officers and employees of the
operating partnership and our designees from and against any and all claims that relate to the operations of our operating
partnership, except (i) if the 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, (ii) for any transaction for which the indemnified party
received an improper personal benefit, in money, property or services or otherwise, in violation or breach of any provision of the
partnership agreement or (iii) in the case of a criminal proceeding, if the indemnified person had reasonable cause to believe that
the act or omission was unlawful. No reported decision of a Maryland appellate court has interpreted provisions similar to the
provisions of the partnership agreement of our operating partnership that modify and reduce our fiduciary duties or obligations as
the general partner or reduce or eliminate our liability for money damages to the operating partnership and its partners, and we
have not obtained an opinion of counsel as to the enforceability of the provisions set forth in the partnership agreement that purport
to modify or reduce the fiduciary duties that would be in effect were it not for the partnership agreement.
Our charter and bylaws, the partnership agreement of our operating partnership and Maryland law contain provisions
that may delay, defer or prevent a change of control transaction, even if such a change in control may be in our interest, and as
a result may depress the market price of our securities.
Our charter contains certain ownership limits. Our charter contains various provisions that are intended to preserve our
qualification as a REIT and, subject to certain exceptions, authorize our directors to take such actions as are necessary or
appropriate to preserve our qualification as a REIT. For example, our charter prohibits the actual, beneficial or constructive
ownership by any person of more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding shares
of each of our common stock and series C preferred stock, and more than 9.8% in value of the aggregate outstanding shares of all
classes and series of our stock. Our board of directors, in its sole and absolute discretion, may exempt a person, prospectively or
retroactively, from these ownership limits if certain conditions are satisfied. The restrictions on ownership and transfer of our stock
may:
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discourage a tender offer or other transactions or a change in management or of control that might involve a premium
price for our common stock or series C preferred stock or that our stockholders otherwise believe to be in their best
interests; or
result in the transfer of shares acquired in excess of the restrictions to a trust for the benefit of a charitable beneficiary
and, as a result, the forfeiture by the acquirer of the benefits of owning the additional shares.
We could increase the number of authorized shares of stock, classify and reclassify unissued stock and issue stock
without stockholder approval. Subject to the rights of holders of series C preferred stock to approve the classification or issuance
of any class or series of stock ranking senior to the series C preferred stock, our board of directors has the power under our charter
to amend our charter to increase the aggregate number of shares of stock or the number of shares of stock of any class or series that
we are authorized to issue, to authorize us to issue authorized but unissued shares of our common stock or preferred stock and to
classify or reclassify any unissued shares of our common stock or preferred stock into one or more classes or series of stock and set
the terms of such newly classified or reclassified shares. Although our board of directors has no such intention at the present time,
it could establish a class or series of preferred stock that could, depending on the terms of such series, delay, defer or prevent a
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transaction or a change of control that might involve a premium price for our securities or that our stockholders otherwise believe
to be in their best interest.
Certain provisions of Maryland law could inhibit changes in control, which may discourage third parties from
conducting a tender offer or seeking other change of control transactions that our stockholders otherwise believe to be in their
best interest. Certain provisions of the Maryland General Corporation Law (“the MGCL”) 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 be in the
best interest of our stockholders, including:
•
•
“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 thereof 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 then outstanding voting stock at any time within the two-year period immediately
prior to the date in question) for five years after the most recent date on which the stockholder becomes an interested
stockholder, and thereafter impose fair price and/or supermajority and stockholder voting requirements on these
combinations; and
“control share” provisions that provide that “control shares” of our Company (defined as shares that, when aggregated
with 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”) have no voting rights 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.
As permitted by the MGCL, we have elected, by resolution of our board of directors, to exempt from the business
combination provisions of the MGCL, any business combination that is first approved by our disinterested directors and, pursuant
to a provision in our bylaws, to exempt any acquisition of our stock from the control share provisions of the MGCL. However, our
board of directors may by resolution elect to repeal the exemption from the business combination provisions of the MGCL and
may by amendment to our bylaws opt into the control share provisions of the MGCL at any time in the future.
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 (for example, a
classified board) are not currently applicable to us. 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 be in the best interest of our stockholders. Our charter contains a provision whereby we have
elected to be subject to the provisions of Title 3, Subtitle 8 of the MGCL relating to the filling of vacancies on our board of
directors.
Certain provisions in the partnership agreement of our operating partnership may delay or prevent unsolicited
acquisitions of us.
Provisions in 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 involving an
unsolicited acquisition of us or change of our control, although some stockholders might consider such proposals, if made,
desirable. These provisions include, among others:
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•
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redemption rights of qualifying parties;
transfer restrictions on units;
our ability, as general partner, in some cases, to amend the partnership agreement and to cause the operating partnership
to issue units 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 the limited partners;
the right of the limited partners to consent to transfers of the general partnership interest and mergers or other transactions
involving us under specified circumstances; and
restrictions on debt levels and equity requirements pursuant to the terms of our series A preferred units, as well as
required distributions to holders of series A preferred units of our operating partnership, following certain changes of
control of us.
Our charter, 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 our stockholders otherwise believe to be in
their best interest.
25
Our board of directors may change our investment and financing policies without stockholder approval and we may
become more highly leveraged, which may increase our risk of default under our debt obligations.
Our investment and financing policies are exclusively determined by our board of directors. Accordingly, our
stockholders do not control these policies. Further, our organizational documents do not limit the amount or percentage of
indebtedness, funded or otherwise, that we may incur. Our board of directors may alter or eliminate our current policy on
borrowing at any time without stockholder approval. If this policy changed, we could become more highly leveraged, which could
result in an increase in our debt service. Higher leverage also increases the risk of default on our obligations. In addition, a change
in our investment policies, 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 interest rate risk, real estate market fluctuations and liquidity risk. Changes
to our policies with regards to the foregoing could adversely affect our financial condition, results of operations, cash flow and per
share trading price of our securities.
Our rights and the rights of our stockholders to take action against our directors and officers are limited.
Our charter eliminates the liability of our directors and officers to us and our stockholders for monetary damages, except
for liability resulting from:
•
•
actual receipt of an improper benefit or profit in money, property or services; or
a final judgment based upon a finding of active and deliberate dishonesty by the director or officer that was material to the
cause of action adjudicated.
In addition, our charter authorizes us to obligate our Company, and our bylaws require us, to indemnify our directors and
officers for actions taken by them in those and certain other capacities to the maximum extent permitted by Maryland law. As a
result, we and our stockholders may have more limited rights against our directors and officers than might otherwise exist.
Accordingly, in the event that actions taken in good faith by any of our directors or officers impede the performance of our
Company, your ability to recover damages from such director or officer will be limited.
We are a holding company with no direct operations and, as such, we rely on funds received from our operating
partnership to pay liabilities, and the interests of our stockholders are 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 rely on distributions from our
operating partnership to pay any dividends we might declare on our common stock and on shares of our series C preferred stock.
We also rely on distributions from our operating partnership to meet our obligations, including any tax liability on taxable income
allocated to us from our operating partnership. In addition, because we are a holding company, claims of our equity holders 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 and subordinate to the rights of holders of series A preferred units. 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.
Risks Related to Our Status as a REIT
Failure to qualify as a REIT would have significant adverse consequences to us and the value of our stock.
We have elected to be taxed as a REIT for federal income tax purposes commencing with our taxable year ended
December 31, 2010. We believe that we have operated in a manner that has allowed us to qualify as a REIT for federal income tax
purposes commencing with such taxable year, and we intend to continue operating in such manner. We have not requested and do
not plan to request a ruling from the Internal Revenue Service, or IRS, that we qualify as a REIT, and the statements in this Annual
Report are not binding on the IRS or any court. Therefore, we cannot assure you that we have qualified as a REIT, or that we will
remain qualified as such in the future. If we lose our REIT status, we will face serious tax consequences that would substantially
reduce the funds available for distribution to our stockholders for each of the years involved because:
•
•
we would not be allowed a deduction for distributions to stockholders in computing our taxable income and would be
subject to federal corporate income tax on our taxable income;
we also could be subject to increased state and local taxes; and
26
•
unless we are entitled to relief under applicable statutory provisions, we could not elect to be taxed as a REIT for four
taxable years following the year during which we were disqualified.
Any such corporate tax liability could be substantial and would reduce our cash available for, among other things, our
operations and distributions to stockholders. In addition, if we were to fail to qualify as a REIT, we would not be required to make
distributions to our stockholders. As a result of all these factors, our failure to qualify as a REIT also could impair our ability to
expand our business and raise capital, and could materially and adversely affect the value of our securities.
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 and requirements regarding the composition of our assets and our
gross income. Also, we must make distributions to stockholders aggregating annually at least 90% of our REIT taxable income,
excluding net capital gains.
We own and may acquire direct or indirect interests in one or more entities that have elected or will elect to be taxed as
REITs under the Code (each, a “Subsidiary REIT”). A Subsidiary REIT is subject to the various REIT qualification requirements
and other limitations described herein that are applicable to us. If a Subsidiary REIT were to fail to qualify as a REIT, then (i) that
Subsidiary REIT would become subject to federal income tax, (ii) shares in such Subsidiary REIT would cease to be qualifying
assets for purposes of the asset tests applicable to REITs, and (iii) it is possible that we would fail certain of the asset tests
applicable to REITs, in which event we would fail to qualify as a REIT unless we could avail ourselves of certain relief provisions.
In addition, legislation, new regulations, administrative interpretations or court decisions may materially adversely affect
our investors, our ability to qualify as a REIT for federal income tax purposes or the desirability of an investment in a REIT
relative to other investments.
Even if we qualify as a REIT for federal income tax purposes, we may be subject to some federal, state and local income,
property and excise taxes on our income or property and, in certain cases, a 100% penalty tax, in the event we sell property as a
dealer. In addition, our taxable REIT subsidiaries will be subject to tax as regular corporations in the jurisdictions they operate.
If our operating partnership were to fail to qualify as a partnership for federal income tax purposes, we would cease to
qualify as a REIT and suffer other adverse consequences.
We believe that our operating partnership is properly treated as a partnership for federal income tax purposes. As a
partnership, our operating partnership is not subject to federal income tax on its income. Instead, each of its partners, including us,
is allocated, and may be required to pay tax with respect to, its share of our operating partnership’s income. We cannot assure you,
however, that the IRS will not challenge the status of our operating partnership or any other subsidiary partnership in which we
own an interest as a partnership for federal income tax purposes, or that a court would not sustain such a challenge. If the IRS were
successful in treating our operating partnership or any such other subsidiary partnership as an entity taxable as a corporation for
federal income tax purposes, we would fail to meet the gross income tests and certain of the asset tests applicable to REITs and,
accordingly, we would likely cease to qualify as a REIT. Also, the failure of our operating partnership or any subsidiary
partnerships to qualify as a partnership would cause it to become subject to federal and state corporate income tax, which could
reduce significantly the amount of cash available for debt service and for distribution to its partners, including us.
The tax imposed on REITs engaging in “prohibited transactions” may limit our ability to engage in transactions that
would be treated as sales for federal income tax purposes.
A REIT’s net 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 we do not intend to hold any properties that would be characterized as held for sale to customers in the
ordinary course of our business, such characterization is a factual determination and we cannot assure you that the IRS would
agree with our characterization of our properties or that we will always be able to make use of the available safe harbors, which, if
met, would prevent any such sales from being treated as prohibited transactions.
27
Our ownership of taxable REIT subsidiaries is subject to certain restrictions, and we will be required to pay a 100%
penalty tax on certain income or deductions if our transactions with our taxable REIT subsidiaries are not conducted on arm’s
length terms.
We currently own interests in certain taxable REIT subsidiaries and may acquire securities in additional taxable REIT
subsidiaries in the future. A taxable REIT subsidiary is a corporation (or entity treated as a corporation for federal income tax
purposes) other than a REIT in which a REIT directly or indirectly holds stock, and that has made a joint election with such REIT
to be treated as a taxable REIT subsidiary. If a taxable REIT subsidiary owns more than 35% of the total voting power or value of
the outstanding securities of another corporation, such other corporation will also be treated as a taxable REIT subsidiary. Other
than some activities relating to lodging and health care facilities, a taxable REIT subsidiary may generally engage in any business,
including the provision of customary or non-customary services to tenants of its parent REIT. A taxable REIT subsidiary is subject
to federal income tax as a regular C corporation. In addition, a 100% excise tax will be imposed on certain transactions between a
taxable REIT subsidiary and its parent REIT that are not conducted on an arm’s length basis. A REIT’s ownership of securities of
a taxable REIT subsidiary is not subject to the 5% or 10% asset tests applicable to REITs. No more than 25% of our total assets
may be represented by securities, including securities of taxable REIT subsidiaries, other than those securities includable in the
75% asset test. Further, no more than 20% of the value of our total assets may be represented by securities of taxable REIT
subsidiaries. We anticipate that the aggregate value of the stock and other securities of any taxable REIT subsidiaries that we own
will be less than 20% of the value of our total assets, and we will monitor the value of these investments to ensure compliance with
applicable asset test limitations. In addition, we intend to structure our transactions with any taxable REIT subsidiaries that we own
to ensure that they are entered into on arm’s length terms to avoid incurring the 100% excise tax described above. There can be no
assurance, however, that we will be able to comply with these limitations or avoid application of the 100% excise tax discussed
above.
To maintain our REIT status, we may be forced to borrow funds during unfavorable market conditions.
To qualify as a REIT, we generally must distribute to our stockholders at least 90% of our REIT taxable income each
year, 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 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. In order to maintain our REIT status and avoid the
payment of income and excise taxes, we may need to borrow funds to meet the REIT distribution requirements even if the then
prevailing market conditions are not favorable for these borrowings. These borrowing needs could result from, among other things,
differences in timing between the actual receipt of cash and inclusion of income for federal income tax purposes, or the effect of
non-deductible capital expenditures, the creation of reserves or required debt or amortization payments. These sources, however,
may not be available on favorable terms or at all. Our access to third-party sources of capital depends on a number of factors,
including the market’s perception of our growth potential, our current debt levels, the market price of our common stock, and our
current and potential future earnings. We cannot assure you that we will have access to such capital on favorable terms at the
desired times, or at all, which may cause us to curtail our investment activities and/or to dispose of assets at inopportune times, and
could adversely affect our financial condition, results of operations, cash flow, cash available for distributions to our stockholders,
and per share trading price of our securities.
Complying with REIT requirements may affect our profitability and may force us to liquidate or forgo otherwise
attractive investments.
To qualify as a REIT, we must continually satisfy tests concerning, among other things, the nature and diversification of
our assets, the sources of our income and the amounts we distribute to our stockholders. We may be required to liquidate or forgo
otherwise attractive investments in order to satisfy the asset and income tests or to qualify under certain statutory relief provisions.
We also may be required to make distributions to stockholders at disadvantageous times or when we do not have funds readily
available for distribution. As a result, having to comply with the distribution requirement could cause us to: (i) sell assets in
adverse market conditions; (ii) borrow on unfavorable terms; or (iii) distribute amounts that would otherwise be invested in future
acquisitions, capital expenditures or repayment of debt. Accordingly, satisfying the REIT requirements could have an adverse
effect on our business results, profitability and ability to execute our business plan. Moreover, if we are compelled to liquidate our
investments to meet any of these asset, income or distribution tests, or to repay obligations to our lenders, we may be unable to
comply with one or more of the requirements applicable to REITs or may be subject to a 100% tax on any resulting gain if such
sales constitute prohibited transactions.
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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 individuals, trusts
and estates is 20%. Dividends payable by REITs, however, generally are not eligible for these reduced rates. U.S. stockholders that
are individuals, trusts and estates generally may deduct up to 20% of the ordinary dividends (e.g., dividends not designated as
capital gain dividends or qualified dividend income) received from a REIT for taxable years beginning before January 1, 2026.
Although this deduction reduces the effective tax rate applicable to certain dividends paid by REITs (generally to 29.6% assuming
the shareholder is subject to the 37% maximum rate), such tax rate is still higher than the tax rate applicable to corporate dividends
that constitute qualified dividend income. Accordingly, investors who are individuals, trusts and estates may perceive investments
in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could
materially and adversely affect the value of the shares of REITs, including the per share trading price of our securities.
The power of our board of directors to revoke our REIT election without stockholder approval may cause adverse
consequences to our stockholders and unitholders.
Our charter provides that our board of directors may revoke or otherwise terminate our REIT election, without the
approval of our stockholders, if it determines that it is no longer in our best interest to continue to qualify as a REIT. If we cease to
qualify as a REIT, we would become subject to U.S. federal income tax on our taxable income and would no longer be required to
distribute most of our taxable income to our stockholders and accordingly, distributions Hudson Pacific Properties, L.P. makes to
its unitholders could be similarly reduced.
Legislative or other actions affecting REITs could have a negative effect on our investors and us.
The rules dealing with federal income taxation are constantly under review by persons involved in the legislative process
and by the IRS and the United States Department of the Treasury. Changes to the tax laws, with or without retroactive application,
could adversely affect our investors or us. We cannot predict how changes in the tax laws might affect our investors or us. New
legislation, Treasury Regulations, administrative interpretations or court decisions could significantly and negatively affect our
ability to qualify as a REIT, the federal income tax consequences of such qualification, or the federal income tax consequences of
an investment in us. Also, the law relating to the tax treatment of other entities, or an investment in other entities, could change,
making an investment in such other entities more attractive relative to an investment in a REIT.
Risks Related to General and Global Factors
Adverse economic and geopolitical conditions and dislocations in the credit markets could have a material adverse
effect on our financial condition, results of operations, cash flow and per share trading price of our securities.
Volatility in the United States and international capital markets and concern over a return to recessionary conditions in
global economies, and the California economy in particular, may adversely affect our financial condition, results of operations,
cash flow and the per share trading price of our securities as a result of the following potential consequences, among others:
•
•
•
•
significant job losses in the financial and professional services industries may occur, which may decrease demand for our
office space, causing market rental rates and property values to be negatively impacted;
our ability to obtain financing on terms and conditions that we find acceptable, or at all, may be limited, which could
reduce our ability to pursue acquisition and development opportunities and refinance existing debt, reduce our returns
from our acquisition and development activities and increase our future interest expense;
reduced values of our properties may limit our ability to dispose of assets at attractive prices or to obtain debt financing
secured by our properties and may reduce the availability of unsecured loans; and
one or more lenders under our unsecured revolving credit facility could refuse to fund their financing commitment to us
or could fail and we may not be able to replace the financing commitment of any such lenders on favorable terms, or at
all.
Our business and results of operations and financial condition may be materially or adversely impacted by the
outbreak of a pandemic.
The outbreak of a pandemic could have material and adverse effects on our ability to successfully operate our business
and on our financial condition, results of operations and cash flows due to, among other factors: our tenants’ ability to pay rent on
their leases; our inability to re-let space in our properties on favorable terms; ability to access capital markets on favorable terms
and potential delays with development and re-development activities resulting in failure to achieve expected occupancy and/or rent
levels within the projected time frames.
29
The full adverse impact of any pandemic is impossible to predict. Nevertheless, any future pandemic may present material
uncertainty and risk on our ability to successfully operate our business and on our financial condition, results of operations and
cash flows.
Social, political, and economic instability, unrest, and other circumstances beyond our control could adversely affect
our business operations.
Our business may be adversely affected by social, political, and economic instability, unrest, or disruption in a geographic
region in which we operate, regardless of cause, including protests, demonstrations, strikes, riots, civil disturbance, disobedience,
insurrection, or social and political unrest. Such events may result in restrictions, curfews, or other actions and give rise to
significant changes in regional and global economic conditions and cycles, which may adversely affect our financial condition and
operations.
There have been recent demonstrations and protests in cities throughout the U.S. as well as globally in connection with
civil rights, liberties, and social and governmental reform. While protests have been peaceful in many locations, looting,
vandalism, and fires have taken place in cities, including Seattle, Los Angeles, and Vancouver, Canada, which led to the
imposition of mandatory curfews and, in some locations, deployment of the U.S. National Guard. Government actions in an effort
to protect people and property, including curfews and restrictions on business operations, may disrupt operations, harm perceptions
of personal well-being, and increase the need for additional expenditures on security resources. In addition, action resulting from
such social or political unrest may pose significant risks to our personnel, facilities, and operations. The effect and duration of the
demonstrations, protests, or other factors is uncertain, and we cannot assure there will not be further political or social unrest in the
future or that there will not be other events that could lead to the disruption of social, political, and economic conditions. If such
events or disruptions persist for a prolonged period of time, our overall business and results of operations may be adversely
affected.
Potential losses, including from adverse weather conditions, natural disasters and title claims, may not be covered by
insurance.
We carry commercial property (including earthquake), liability and terrorism coverage on all the properties in our
portfolio (most are covered under a blanket insurance policy while a few are under individual policies), in addition to other
coverages, such as trademark and pollution coverage, that may be appropriate for certain of our properties. We have selected
policy specifications and insured limits that we believe to be appropriate and adequate given the relative risk of loss, the cost of the
coverage and industry practice. However, we do not carry insurance for losses such as those arising from riots or war because such
coverage is not available or is not available at commercially reasonable rates. Some of our policies, like those covering losses due
to terrorism or earthquakes, are insured subject to limitations involving large deductibles or co-payments and policy limits that
may not be sufficient to cover losses, which could affect certain of our properties that are located in areas particularly susceptible
to natural disasters. All of the properties we currently own are located in Northern and Southern California, the Pacific Northwest,
Western Canada and Greater London, United Kingdom. Many of these areas are especially susceptible to earthquakes. In addition,
we may discontinue earthquake, terrorism or other insurance on some or all of our properties in the future if the cost of premiums
for any such policies exceeds, in our judgment, the value of the coverage discounted for the risk of loss. As a result, we may be
required to incur significant costs in the event of adverse weather conditions and natural disasters. If we or one or more of our
tenants experiences a loss that is uninsured or that exceeds policy limits, we could lose the capital invested in the damaged
properties as well as the anticipated future cash flows from those properties. In addition, if the damaged properties are subject to
recourse indebtedness, we would continue to be liable for the indebtedness, even if these properties were irreparably damaged.
Furthermore, we may not be able to obtain adequate insurance coverage at reasonable costs in the future as the costs associated
with property and casualty renewals may be higher than anticipated. In the event that we experience a substantial or comprehensive
loss of one of our properties, we may not be able to rebuild such property to its existing specifications. Further reconstruction or
improvement of such a property would likely require significant upgrades to meet zoning and building code requirements.
Transition to an alternative reference rate due to the cessation of the London Inter-bank Offered Rate (“LIBOR”) may
adversely affect our required debt payments and the value of our related debt and derivative financial instruments.
The United Kingdom’s Financial Conduct Authority, which regulates LIBOR, stopped publishing one week and two-
month USD LIBOR rates after 2021 with remaining USD LIBOR rates ceasing to be published on June 30, 2023. The Federal
Reserve Board and the Federal Reserve Bank of New York identified the Secured Overnight Financing Rate (“SOFR”) as its
preferred alternative rate for USD LIBOR for debt and derivative financial instruments. This extended cessation date for USD
LIBOR-indexed rates would allow most legacy USD LIBOR contracts to mature before disruptions occur in the USD LIBOR
market, without the need to transition those contracts to SOFR.
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In 2022, we entered into modification agreements for three of our debt instruments to replace the USD LIBOR-based
floating interest rates with term SOFR-based floating interest rates. For our one remaining debt instrument and its associated
interest rate cap agreement that have not yet transitioned from USD LIBOR to SOFR, we anticipate managing the transition from
USD LIBOR to SOFR using the provisions in the related agreements that reference a comparable or successor rate to the extent
USD LIBOR rates are no longer available and through potentially modifying the debt and derivative instruments. However, future
market conditions may not allow immediate implementation of desired modifications and we may incur significant associated costs
in doing so. In addition, it is not possible to predict whether SOFR will attain market traction as a LIBOR replacement. We will
continue to monitor and evaluate the potential impact on our debt payments and value of our related debt and derivative financial
instruments.
We may become subject to litigation, which could have an adverse effect on our financial condition, results of
operations, cash flow and the per share trading price of our securities.
In the future we may become subject to litigation, including claims relating to our operations, offerings, and otherwise in
the ordinary course of business. Some of these claims may result in significant defense costs and potentially significant judgments
against us, some of which are not, or cannot be, insured against. We generally intend to vigorously defend ourselves; however, we
cannot be certain of the ultimate outcomes of any claims that may arise in the future. Resolution of these types of matters against
us may result in our having to pay significant fines, judgments or settlements, which, if uninsured, or if the fines, judgments and
settlements exceed insured levels, could adversely impact our earnings and cash flows, thereby having an adverse effect on our
financial condition, results of operations, cash flow and per share trading price of our securities. Certain litigation or the resolution
of certain litigation may affect the availability or cost of some of our insurance coverage, which could adversely impact our results
of operations and cash flows, expose us to increased risks that would be uninsured, and/or adversely impact our ability to attract
officers and directors.
We face risks associated with security breaches through cyber attacks, cyber intrusions or otherwise, as well as other
significant disruptions of our information technology (“IT”) networks and related systems.
We face risks associated with security breaches, whether through cyber attacks or cyber intrusions, malware, computer
viruses, attachments to e-mails, persons inside our organization or persons with access to systems inside our organization, and
other significant disruptions of our IT networks and related systems. The risk of a security breach or disruption, particularly
through cyber attacks or cyber intrusions, including by computer hackers, foreign governments and cyber terrorists, has generally
increased as the number, intensity and sophistication of attempted attacks and intrusions from around the world have recently
increased. Our IT networks and related systems are essential to the operation of our business and our ability to perform day-to-day
operations (including managing our building systems) and, in some cases, may be critical to the operations of certain of our
tenants. Although we make efforts to maintain the security and integrity of our IT networks and related systems, and we have
implemented various measures to manage the risk of a security breach or disruption, there can be no assurance that our security
efforts and measures will be effective or that attempted security breaches or disruptions would not be successful or damaging.
Even the most well-protected information, networks, systems and facilities remain potentially vulnerable because the techniques
used in such attempted security breaches evolve and generally are not recognized until launched against a target, and in some cases
are designed not to be detected and, in fact, may not be detected. Accordingly, we may be unable to anticipate these techniques or
to implement adequate security barriers or other preventative measures, and thus it is impossible for us to entirely mitigate this
risk.
A security breach or other significant disruption involving our IT networks and related systems could:
•
•
•
•
•
•
•
•
disrupt the proper functioning of our networks and systems and therefore our operations and/or those of certain of our
tenants;
result in misstated financial reports, violations of loan covenants, and/or missed reporting deadlines;
result in our inability to properly monitor our compliance with the rules and regulations regarding our qualification as a
REIT;
result in the unauthorized access to, and destruction, loss, theft, misappropriation or release of proprietary, confidential,
sensitive or otherwise valuable information of ours or others, which others could use to compete against us or for
disruptive, destructive or otherwise harmful purposes and outcomes;
result in our inability to maintain the building systems relied upon by our tenants for the efficient use of their leased
space;
require significant management attention and resources to remedy any resulting damages;
subject us to claims for breach of contract, damages, credits, penalties or termination of leases or other agreements; or
damage our reputation among our tenants and investors generally.
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Any or all of the foregoing could have an adverse effect on our financial condition, results of operations, cash flow and
the per share trading price of our securities.
Our business and operations would suffer in the event of IT networks and related systems failures.
Despite system redundancy and the planned implementation of a disaster recovery plan and security measures for our IT
networks and related systems, our systems are vulnerable to damage from any number of sources, including computer viruses,
energy blackouts, natural disasters, terrorism, war, and telecommunication failure. We rely on our IT networks and related
systems, including the Internet, to process, transmit and store electronic information and to manage or support a variety of our
business processes, including financial transactions and keeping of records, which may include personal identifying information of
tenants and lease data. We rely on commercially available systems, software, tools and monitoring to provide security for
processing, transmitting and storing confidential tenant information, such as individually identifiable information relating to
financial accounts. Any failure to maintain proper function, security and availability of our IT networks and related systems could
interrupt our operations, damage our reputation and subject us to liability claims or regulatory penalties. Further, we are dependent
on our personnel and, although we are working to implement a formal disaster recovery plan to assist our employees and to
facilitate their maintaining continuity of operations after events such as energy blackouts, natural disasters, terrorism, war, and
telecommunication failures, we can provide no assurance that any of the foregoing events would not have an adverse effect on our
results of operations.
Future terrorist activity or engagement in war by the United States may have an adverse effect on our financial
condition and operating results.
Terrorist attacks in the United States and other acts of terrorism or war may result in declining economic activity, which
could harm the demand for and the value of our properties. A decrease in demand could make it difficult for us to renew or re-lease
our properties at these sites at lease rates equal to or above historical rates. Terrorist activities also could directly impact the value
of our properties through damage, destruction, or loss, and the availability of insurance for these acts may be less, and cost more,
which could adversely affect our financial condition. To the extent that our tenants are impacted by future attacks, their businesses
similarly could be adversely affected, including their ability to continue to honor their existing leases.
Terrorist attacks and engagement in war by the United States also may adversely affect the markets in which our
securities trade and may cause further erosion of business and consumer confidence and spending and may result in increased
volatility in national and international financial markets and economies. Any one of these events may cause decline in the demand
for our office and studio leased space, delay the time in which our new or renovated properties reach stabilized occupancy,
increase our operating expenses, such as those attributable to increased physical security for our properties, and limit our access to
capital or increase our cost of raising capital.
ITEM 1B. Unresolved Staff Comments
None.
ITEM 2. Properties
As of December 31, 2022, our portfolio of owned real estate consisted of 64 properties (41 wholly-owned properties, 16
properties owned by joint ventures and seven land properties) located primarily in California, the Pacific Northwest, Western
Canada submarket and Greater London, totaling approximately 21.0 million square feet.
Office Portfolio
Our office portfolio consists of 52 office properties comprising an aggregate of approximately 15.9 million square feet.
Our office properties are concentrated in California, the Pacific Northwest and Western Canada. As of December 31, 2022, the
weighted average remaining lease term for our stabilized office portfolio was 5.0 years.
In-Service Portfolio
Our in-service office properties include stabilized office properties and lease-up office properties. Stabilized office
properties consist of same-store properties and non-same-store properties. Same-store properties include all of the properties
owned and included in our stabilized portfolio as of January 1, 2021 and still owned and included in the stabilized portfolio as of
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December 31, 2022. Lease-up properties are defined as those properties that have not yet reached 92.0% occupancy since the date
they were acquired or placed under redevelopment or development.
The following table summarizes information relating to the consolidated and unconsolidated in-service office properties
Submarket
Square Feet(1)
Percent
Occupied(2)
Percent
Leased(3)
Annualized
Base Rent(4)
Annualized
Base Rent
Per Square
Foot(5)
owned as of December 31, 2022:
Location
Same-store:
Vancouver, British Columbia
Bentall Centre(6)
Subtotal
Greater Seattle, Washington
Met Park North
Hill7(7)
1918 Eighth(7)
450 Alaskan
411 First
505 First
83 King
Subtotal
San Francisco Bay Area, California
1455 Market(7)
275 Brannan
625 Second
875 Howard(8)
901 Market
Rincon Center
Ferry Building(7)
Towers at Shore Center
Shorebreeze
555 Twin Dolphin
Palo Alto Square
3176 Porter
3400 Hillview
Clocktower Square
Foothill Research Center
Page Mill Center
Page Mill Hill
Gateway
1740 Technology
Concourse
Metro Plaza
Skyport Plaza
Techmart
Subtotal
Los Angeles, California
6040 Sunset(9)
ICON(9)
CUE(9)
Downtown Vancouver
Denny Triangle
Denny Triangle
Denny Triangle
Pioneer Square
Pioneer Square
Pioneer Square
Pioneer Square
San Francisco
San Francisco
San Francisco
San Francisco
San Francisco
San Francisco
San Francisco
Redwood Shores
Redwood Shores
Redwood Shores
Palo Alto
Palo Alto
Palo Alto
Palo Alto
Palo Alto
Palo Alto
Palo Alto
North San Jose
North San Jose
North San Jose
North San Jose
North San Jose
Santa Clara
1,511,723
1,511,723
189,511
285,310
668,888
171,026
163,668
287,907
184,055
1,950,365
1,033,682
57,120
138,354
191,201
205,903
533,723
266,446
335,332
230,932
200,881
317,877
42,899
207,857
100,655
195,121
94,539
178,179
611,054
215,857
945,419
422,111
418,667
284,903
7,228,712
93.6 %
94.6 % $ 40,808,030 $
93.6
94.6
40,808,030
100.0
99.6
100.0
99.5
67.2
36.0
69.2
84.8
97.1
100.0
59.8
96.8
79.9
97.8
98.4
93.4
83.1
84.7
94.0
100.0
100.0
100.0
93.6
82.4
83.9
77.0
100.0
99.6
100.0
99.5
67.8
36.0
69.2
84.8
97.1
100.0
59.8
96.8
79.9
97.8
98.4
94.8
85.4
90.8
95.1
100.0
100.0
100.0
93.6
82.4
89.1
77.8
100.0
100.0
83.3
82.7
10.2
77.8
84.4
92.5
83.0
10.2
78.3
86.2
100.0
100.0
100.0
5,788,583
11,612,252
26,186,074
7,286,950
4,202,332
3,600,752
5,645,198
64,322,141
54,939,790
4,830,939
5,509,774
15,149,051
11,684,232
33,138,659
23,421,420
23,133,434
12,960,839
10,500,082
29,186,044
3,446,506
15,800,042
9,053,117
14,078,246
6,423,270
11,625,740
21,385,133
9,562,465
33,553,098
16,291,714
1,801,398
11,112,828
378,587,821
6,805,309
20,679,184
6,043,400
28.85
28.85
30.54
40.87
39.15
42.82
38.21
34.75
44.34
38.90
54.74
84.58
66.56
81.81
71.01
63.46
89.35
73.84
67.55
61.74
97.68
80.34
76.01
89.94
77.07
82.41
77.75
45.43
44.30
42.62
46.69
42.17
50.11
62.06
59.20
63.28
64.03
Hollywood
Hollywood
Hollywood
114,958
326,792
94,386
100.0
100.0
100.0
33
Annualized
Base Rent
Per Square
Foot(5)
72.60
45.51
47.18
75.74
50.92
51.91
51.42
49.78
64.78
58.74
53.87
36.87
36.87
62.59
62.59
59.73
62.06
61.64
57.36
54.18
60.05
60.05
60.05
54.43
Square Feet(1)
301,127
Percent
Occupied(2)
100.0
Percent
Leased(3)
100.0
Annualized
Base Rent(4)
21,861,820
131,701
102,963
44,260
63,376
9,919
159,198
499,800
284,037
2,132,517
12,823,317
197,136
197,136
183,123
183,123
129,931
590,403
720,334
1,100,593
13,923,910
100.0
100.0
100.0
100.0
100.0
100.0
89.7
100.0
97.6
87.7
99.0
99.0
95.4
95.4
100.0
100.0
100.0
99.1
88.6
100.0
100.0
100.0
100.0
100.0
100.0
94.7
100.0
98.8
89.1
99.0
99.0
95.4
95.4
100.0
100.0
100.0
99.1
89.9
5,994,016
4,857,684
3,352,098
3,227,369
514,915
8,185,847
22,320,351
18,399,922
122,241,915
605,959,907
7,198,528
7,198,528
10,936,229
10,936,229
7,760,741
36,640,824
44,401,565
62,536,322
668,496,229
Location
EPIC(9)
Fourth & Traction
Maxwell
604 Arizona
3401 Exposition
10900 Washington
10950 Washington
11601 Wilshire
Element LA
Subtotal
Total same-store
Submarket
Hollywood
Downtown Los Angeles
Downtown Los Angeles
West Los Angeles
West Los Angeles
West Los Angeles
West Los Angeles
West Los Angeles
West Los Angeles
NON-SAME-STORE
Greater Seattle, Washington
5th & Bell
Subtotal
Denny Triangle
San Francisco Bay Area, California
333 Twin Dolphin
Redwood Shores
Hollywood
West Los Angeles
Subtotal
Los Angeles, California
Harlow(9)
One Westside(10)
Subtotal
Total Non-Same-Store
Total Stabilized
LEASE-UP
LEASE-UP
Metro Center
Subtotal
Total lease-up
Foster City
725,311
725,311
725,311
76.9
76.9
76.9
87.2
87.2
87.2
33,488,344
33,488,344
33,488,344
TOTAL IN-SERVICE
14,649,221
88.0 %
89.7 % $ 701,984,573 $
_____________
1.
Determined by management based upon estimated leasable square feet, which may be less or more than the Building Owners and Managers Association
(“BOMA”) rentable area. Square footage may change over time due to re-measurement or re-leasing.
Calculated as (i) square footage under commenced leases as of December 31, 2022, divided by (ii) total square feet, expressed as a percentage.
Calculated as (i) square footage under commenced and uncommenced leases as of December 31, 2022, divided by (ii) total square feet, expressed as a
percentage.
Presented on an annualized basis and is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements or deferments))
under commenced leases as of December 31, 2022, by (ii) 12. Annualized base rent does not reflect tenant reimbursements.
Calculated as (i) annualized base rent divided by (ii) square footage under commenced leases as of December 31, 2022. Annualized base rent does not reflect
tenant reimbursements.
2.
3.
4.
5.
6. We own 20% of the ownership interest in the unconsolidated joint venture that owns Bentall Centre. Annualized base rent and rental rates have been
converted from CAD to USD using the foreign currency exchange rate as of December 31, 2022.
7. We own 55% of the ownership interest in the consolidated joint ventures that own Hill7, 1918 Eighth, 1455 Market, and Ferry Building.
8.
96,240 square feet at 875 Howard previously occupied by Burlington Coat Factory was taken off-line for repositioning as of first quarter 2022 for the
purposes of conversion to a combination of office and ground floor retail space.
9. We own 51% of the ownership interest in the consolidated joint venture that owns 6040 Sunset, ICON, CUE, EPIC and Harlow.
10. The entire premises was delivered for construction of tenant improvements to Google, Inc. during fourth quarter 2021. Monthly base rent payments
commenced July 31, 2022. Subsequently, monthly base rent is abated for the eight-month period from September 2022 through April 2023 with cash rents
expected to commence again on May 1, 2023. Upon second quarter 2023 stabilization, estimated yields will range between 8.00% - 8.25% based on total
estimated project costs in the range of $500.0 - $525.0 million. We own 75% of the ownership interest in the consolidated joint venture that owns One
Westside.
34
Tenant Diversification
The following table summarizes information regarding the 15 largest tenants in our office portfolio based on Company’s
share of annualized base rent as of December 31, 2022:
5 Riot Games, Inc.
Element LA
3/31/2030
Tenant(1)
1 Google, Inc.
2 Amazon
3 Netflix, Inc.
4 Nutanix, Inc.
Property
Various
Various
Various
Various
6 Salesforce.com
7 Block, Inc.
8 Dell EMC Corporation
9 Uber Technologies, Inc.
10 NFL Enterprises
11 Company 3 Method, Inc.
12 WeWork Companies
Inc.
13 GitHub, Inc.
14 Paypal, Inc.
15 Weil, Gotshal & Manges
LLP
TOTAL
Rincon Center
1455 Market (9)
Various
1455 Market (9)
Various
Various
Various
Various
Fourth &
Traction
Towers at
Shore Center
Lease
Expiration
Total
Occupied
Square Feet
Total
Occupied
Square Feet
Various
1,231,129 (3)
1,064,919
Company’s Share
Percent of
Rentable
Square Feet
Annualized
Base Rent(2)
8.2 % $ 77,880,580
Percent of
Annualized
Base Rent
13.4 %
Various
9/30/2031
Various
Various
990,788 (4)
722,305 (5)
441,468 (6)
284,037 (7)
265,394 (8)
694,171
368,376
441,468
284,037
265,394
257,981
9/27/2023
469,056
Various
172,975 (10)
172,975
2/28/2025
325,445
178,995
12/31/2022
167,606 (11)
167,606
Various
Various
6/30/2025
5/31/2030
193,307 (12)
318,208 (13)
92,450 (14)
131,701 (15)
8/31/2026
76,278
129,641
146,743
92,450
131,701
76,278
5.3
2.8
3.4
2.2
2.0
2.0
1.3
1.4
1.3
1.0
1.1
0.7
1.0
0.6
26,097,994
24,778,047
19,192,095
18,399,922
14,736,111
13,708,676
9,940,988
9,933,916
8,700,762
7,185,347
7,146,469
6,879,679
5,994,016
5,920,195
4.5
4.3
3.3
3.2
2.5
2.4
1.7
1.7
1.5
1.2
1.2
1.2
1.0
1.0
5,882,147
4,472,735
34.3 % $ 256,494,797
44.1 %
_____________
1.
2.
3.
4.
5.
6.
7.
8.
Presented in order of Company’s Share of annualized base rent.
Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements or deferments)) under commenced
leases as of December 31, 2022, by (ii) 12. Annualized base rent does not reflect tenant reimbursements. Annualized base rents related to Bentall Centre have
been converted from CAD to USD using the foreign currency exchange rate as of December 31, 2022.
Google, Inc. expirations by square footage and property: (i) 182,672 square feet at Foothill Research Center expiring on February 28, 2025, (ii) 208,843
square feet at Rincon Center expiring on February 29, 2028, (iii) 207,857 square feet at 3400 Hillview expiring on November 30, 2028, (iv) 41,354 square
feet at Ferry Building expiring on October 31, 2029 and (v) 590,403 square feet at One Westside expiring on November 30, 2036. We own 55% of the
ownership interest in the consolidated joint venture that owns Ferry Building and 75% of the ownership interest in the consolidated joint venture that owns
One Westside. Google, Inc. may elect to exercise its early termination right at Rincon Center for 166,460 square feet effective April 15, 2025 by delivering
written notice on or before January 15, 2024. Google, Inc. may elect to exercise its early termination right at 3400 Hillview for 207,857 square feet effective
no earlier than February 1, 2025 and no later than February 1, 2027 by delivering written notice at least 12 months prior to the early termination date.
Amazon expirations by square footage and property: (i) 139,824 square feet at Met Park North expiring on November 30, 2023, (ii) 659,150 square feet at
1918 Eighth expiring on September 30, 2030 and (iii) 191,814 square feet at 5th & Bell expiring on May 31, 2031. We own 55% of the ownership interest in
the consolidated joint venture that owns 1918 Eighth.
Netflix, Inc. expirations by square footage and property: (i) 326,792 square feet at ICON, (ii) 301,127 square feet at EPIC and (iii) 94,386 square feet at CUE.
We own 51% of the ownership interest in the consolidated joint venture that owns ICON, EPIC and CUE.
Nutanix, Inc. expirations by square footage and property: (i) 57,354 square feet at Metro Plaza expired on December 31, 2022, (ii) 51,256 square feet at Metro
Plaza expiring on May 31, 2023, (iii) 117,001 square feet at Concourse expiring on May 31, 2024 and (iv) 215,857 square feet at 1740 Technology expiring
on May 31, 2030.
Riot Games, Inc. may elect to exercise its early termination right for the entire premises effective February 28, 2025 by delivering written notice on or before
February 29, 2024.
Salesforce.com expirations by square footage: (i) 83,016 square feet expiring on July 31, 2025, (ii) 83,372 square feet expiring on April 30, 2027, (iii) 93,028
square feet expiring on October 31, 2028 and (iv) 5,978 square feet of month-to-month storage space. Salesforce.com subleased 259,416 square feet at Rincon
Center to Twilio Inc. during third quarter 2018. Effective January 30, 2019, we entered into an agreement to reimburse Salesforce.com approximately $6.3
million for costs incurred in connection with the sublease. We are entitled to recoup this cost from amounts paid pursuant to the sublease commencing
February 1, 2019, of which we have been fully reimbursed as of March 31, 2020. Thereafter, Salesforce.com has paid us 50% of any amounts received
pursuant to the sublease, such that we began receiving an average of $340,000 per month of sublease cash rents starting June 2020, with annual growth
thereafter.
9. We own 55% of the ownership interest in the consolidated joint venture that owns 1455 Market.
10. Dell EMC Corporation expirations by square footage and property: (i) 42,954 square feet at 505 First expiring on December 31, 2023, (ii) 83,549 square feet
at 875 Howard expiring on June 30, 2026 and (iii) 46,472 square feet at 505 First expiring on January 31, 2027. Dell EMC Corporation may elect to exercise
its early termination right at 505 First for 46,472 square feet effective January 31, 2025 by delivering written notice on or before January 31, 2024.
11. NFL Enterprises by square footage and property: (i) 157,687 square feet at 10950 Washington and (ii) 9,919 square feet at 10900 Washington. NFL
Enterprises elected to exercise its early termination right for the entire premises effective December 31, 2022.
35
12. Company 3 Method, Inc. expirations by square footage and property: (i) 63,376 square feet at 3401 Exposition expiring on September 30, 2026, (ii) 59,646
square feet at Harlow expiring on October 31, 2032 and (iii) 70,285 square feet at Harlow expiring on March 31, 2033. Company 3 Method, Inc. may elect to
exercise its early termination right at Harlow for 59,646 square feet effective November 30, 2029, December 31, 2029, January 31, 2030 or February 28, 2030
by delivering written notice on or before November 1, 2028. We own 51% of the ownership interest in the consolidated joint venture that owns Harlow.
13. WeWork Companies Inc. expirations by square footage and property: (i) 54,336 square feet at Hill7 expiring January 31, 2030, (ii) 51,205 square feet at
Maxwell expiring June 30, 2031, (iii) 66,056 square feet at 1455 Market expiring October 31, 2031 and (iv) 146,611 square feet at Bentall Centre expiring
October 31, 2033. We own 55% of the ownership interest in the consolidated joint ventures that own Hill7 and 1455 Market, and 20% of the ownership
interest in the unconsolidated joint venture that owns Bentall Centre.
14. GitHub Inc. expirations by square footage and property: (i) 57,120 square feet at 275 Brannan and (ii) 35,330 square feet at 625 Second.
15. Paypal, Inc. may elect to exercise its early termination right for the entire premises effective July 17, 2026 by delivering written notice on or before July 17,
2025.
Industry Diversification
Our office portfolio is currently leased to a variety of companies. The following table summarizes information relating to
the industry diversification in our office portfolio as of December 31, 2022:
Industry(1)
Technology
Media and Entertainment
Legal
Business Services
Retail
Other
Financial Services
Real Estate
Healthcare
Insurance
Educational
Government
Advertising
Total
Company’s Share
Base Rent as
Percent of
Total
Square Feet(2)(3)
4,691,094
1,778,038
685,062
1,142,813 (5)
1,414,421 (7)
804,314
925,705
541,964
232,708
249,201
101,243
155,655
60,075
Annualized Base
Rent as Percent
of Total
38.6 %
15.8
7.1
8.3
8.0
6.1
6.9
3.2
2.0
1.6
1.0
0.8
0.6
Square Feet(2)(4)
4,019,347
1,243,524
640,071
827,178 (6)
1,068,056 (8)
646,583
649,264
287,689
222,432
190,459
94,411
112,274
55,656
40.6 %
13.4
8.3
7.9
7.4
6.6
6.6
2.5
2.4
1.7
1.1
0.8
0.7
12,782,293
100.0 %
10,056,944
100.0 %
_____________
1.
2.
3.
4.
5.
6.
7.
8.
Determined by management using Thompson Reuters Business Classification and presented in order of Company’s Share of annualized base rent.
Excludes signed leases not commenced.
Excludes 189,312 square feet occupied by the Company.
Excludes 163,310 square feet occupied by the Company.
Includes 493,771 square feet occupied by co-working tenants (represents 3.5% of total annualized base rent).
Includes 298,915 square feet occupied by co-working tenants (represents 2.7% of the Company’s Share of total annualized base rent).
Includes 329,573 square feet of storefront retail (represents 1.7% of total annualized base rent).
Includes 279,826 square feet of storefront retail (represents 1.8% of the Company’s Share of total annualized base rent).
36
Lease Distribution
The following table sets forth information relating to the distribution of leases in our office portfolio, based on net
rentable square feet under lease as of December 31, 2022:
Square Feet Under Lease
10,000 or Less
10,001-25,000
25,001-50,000
50,001-100,000
Greater than 100,000
Building Management Use
Signed Leases Not Commenced
Total
Company’s Share
Number
of Leases
640
103
56
32
18
43
38
Total Leased
Square Feet
Annualized
Base Rent(1)
2,288,823 $ 116,891,780
Number
of Leases
Total Leased
Square Feet
Annualized
Base Rent(1)
671
2,018,689 $ 108,588,838
1,571,607
82,270,999
2,060,547 128,415,177
2,179,821 122,259,398
4,681,495 256,338,195
189,312
—
265,515
14,198,540
87
53
23
15
43
38
1,338,980
79,718,601
1,902,942 121,941,858
1,564,431
91,899,372
3,231,901 179,004,736
163,310
—
252,933
13,773,153
930
13,237,120 $ 720,374,089
930
10,473,186 $ 594,926,558
_____________
1.
Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements or deferments)), including
uncommenced leases, as of December 31, 2022 (ii) by 12. Annualized base rent does not reflect tenant reimbursements.
Lease Expirations
The following table summarizes the lease expirations for leases in place as of December 31, 2022, including vacancies.
Unless otherwise stated in the footnotes, the information set forth in the table assumes that tenants did not exercise any renewal
options.
Number of
Leases
Expiring(2)
Square
Footage of
Expiring
Leases(3)
2,613,113 2,507,618
Square
Footage of
Expiring
Leases(4)
Percent of
Office
Portfolio
Square
Feet
19.3 %
Year of Lease
Expiration
Vacant
Company’s Share(1)
Percentage
of Office
Portfolio
Annualized
Base Rent
Annualized
Base Rent
Per Leased
Square
Foot(6)
Annualized
Base Rent at
Expiration
Annualized
Base Rent(5)
Annualized
Base Rent
Per Lease
Square Foot
at
Expiration(7)
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
23
335,609
318,236
2.5
$ 15,925,373
2.7 % $
50.04 $ 15,925,373 $
50.04
181 1,715,646 1,386,136
177 1,817,628 1,538,321
145 1,889,511 1,550,542
71
704,681
641,128
92
970,573
822,819
43
989,186
818,986
22
378,524
271,028
17 1,543,298 1,180,165
14 1,103,292
674,300
10.7
11.8
12.0
4.9
6.3
6.3
2.1
9.1
5.2
74,185,115
87,453,071
94,240,589
39,767,322
49,181,270
57,449,900
20,317,704
57,081,566
38,343,420
12.5
14.6
15.9
6.7
8.3
9.7
3.4
9.6
6.4
53.52 74,354,963
56.85 92,183,394
60.78 101,095,277
62.03 43,867,132
59.77 55,353,025
70.15 66,664,159
74.97 24,074,742
48.37 72,898,772
56.86 50,432,614
53.64
59.92
65.20
68.42
67.27
81.40
88.83
61.77
74.79
1.3
6.5
7.9
43
838,865
163,310
189,312
46,759,609
25 1,306,413
Thereafter
Building
management
use(8)
Signed leases not
commenced(9)
Portfolio Total/
Weighted
Average
_____________
1.
Calculated based on the Company’s consolidated portfolio, plus the Company’s share of the amount from the Company’s unconsolidated joint ventures
(calculated based on the Company’s percentage ownership interests), minus the Company’s partners’ share of the amount from the Company’s consolidated
joint ventures (calculated based on the partners’ percentage ownership interests).
891 15,822,301 12,964,387
56.85 $ 680,394,900 $
100.0 % $ 594,478,092
54.45 16,628,634
55.74 66,916,815
13,773,153
100.0 % $
265,515
252,933
—
—
38
2.3
2.0
—
—
79.77
—
65.07
65.74
37
2.
3.
4.
5.
6.
7.
8.
9.
Does not include 39 month-to-month leases.
Total expiring square footage does not include 27,932 square feet of month-to-month leases.
Total expiring square footage does not include 16,418 square feet of month-to-month leases.
Annualized base rent for office properties is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements or deferments))
as of December 31, 2022, by (ii) 12. Annualized base rent does not reflect tenant reimbursements. Rent data for our office properties is presented on an
annualized basis without regard to cancellation options.
Annualized base rent per square foot for all lease expiration years is calculated as (i) base rental payments (defined as cash base rents (before abatements or
deferments)) under commenced leases, divided by (ii) square footage under commenced leases as of December 31, 2022.
Annualized base rent per leased square foot and annualized base rent per square foot at expiration for signed leases not commenced reflects uncommenced
leases for spaces not occupied as of December 31, 2022 and is calculated as (i) base rental payments (defined as cash base rents at expiration (before
abatements or deferments)) under uncommenced leases for vacant space as of December 31, 2022, divided by (ii) square footage under uncommenced leases
as of December 31, 2022.
Reflects management offices occupied by the Company with various expiration dates.
Annualized base rent per leased square foot and annualized base rent per square foot at expiration for signed leases not commenced reflects uncommenced
leases for spaces not occupied as of December 31, 2022 and is calculated as (i) base rental payments (defined as cash base rents at expiration (before
abatements or deferments)) under uncommenced leases for vacant space as of December 31, 2022, divided by (ii) square footage under uncommenced leases
as of December 31, 2022.
Historical Tenant Improvements and Leasing Commissions
The following table represents 100% share of consolidated and unconsolidated joint ventures, summarizing historical
information regarding tenant improvement and leasing commission costs for tenants at our office properties:
Renewals(1)
Number of leases
Square feet
Tenant improvement costs per square foot(2)(3)
Leasing commission costs per square foot(2)
Total tenant improvement and leasing commission costs
New leases(4)
Number of leases
Square feet
Tenant improvement costs per square foot(2)(3)
Leasing commission costs per square foot(2)
Total tenant improvement and leasing commission costs
TOTAL
Number of leases
Square feet
Tenant improvement costs per square foot(2)(3)
Leasing commission costs per square foot(2)
TOTAL TENANT IMPROVEMENT AND LEASING COMMISSION COSTS
Year Ended December 31,
2022
2021
2020
162
120
90
1,172,126
1,070,864
459,921
11.66 $
7.31 $
9.50
6.92
21.16 $
14.23 $
4.40
5.04
9.44
140
122
72
943,650
730,235
340,415
65.71 $
62.00 $
18.10
14.69
83.81 $
76.69 $
66.09
12.30
78.39
302
242
162
2,115,776
1,801,099
800,336
36.41 $
28.63 $
13.44
9.95
49.85 $
38.58 $
29.13
7.95
37.08
$
$
$
$
$
$
_____________
1.
2.
Excludes retained tenants that have relocated or expanded into new space within our portfolio.
Assumes all tenant improvement and leasing commissions are paid in the calendar year in which the lease is executed, which may be different than the year in
which they were actually paid.
Tenant improvement costs are based on negotiated tenant improvement allowances set forth in leases, or, for any lease in which a tenant improvement
allowance was not specified, the aggregate cost originally budgeted at the time the lease commenced.
Includes retained tenants that have relocated or expanded into new space within our portfolio.
3.
4.
Studio Portfolio
Our owned studio portfolio, excluding studios under repositioning, redevelopment and development consists of four
properties, comprising an aggregate of 1.3 million square feet predominantly located in the Hollywood submarket of Los Angeles.
We define our studio properties as owned real estate primarily used for the physical production of media content, such as television
programs, feature films, commercials, music videos and photographs. These properties feature a fully integrated environment
within which our studio-focused tenants can access production, post-production, traditional office component and support facilities
38
that enables them to conduct their business in a collaborative and efficient setting. In addition, we require tenants at our studio
properties to use our lighting, equipment rental, parking, power, HVAC and telecommunications (telephone and internet).
Accordingly, our other property-related revenues typically track overall occupancy of our studio properties.
The following table summarizes information relating to each of the studio properties owned as of December 31, 2022:
Property
Same-store studio:
Los Angeles, California
Sunset Gower Studios(1)
Sunset Bronson Studios
Sunset Las Palmas Studios(2)
Total same-store studio(3)
Non-Same-store studio:
Albuquerque, New Mexico
5801 Bobby Foster Road(7)
Total non-same-store studio
TOTAL STUDIO(8)
Square
Feet
Percent
Leased
Annual Base
Rent
Annual Base
Rent Per Leased
Square Foot
556,401
308,026
366,027
1,230,454
91.7
82.8
84.6
81.8 % $ 21,342,032
$
10,833,750
14,805,599
(4) 46,981,381 (5)
44.74 (6)
46.16
37.27
50.49
35,562
35,562
— %
— %
1,266,016
_____________
1.
2.
3.
6,650 square feet located at Sunset Gower Studios was taken off-line for repositioning.
18,594 square feet located at Sunset Las Palmas Studios was taken off-line for repositioning.
Same-store studio defined as all studios owned and included in our portfolio as of January 1, 2021 and still owned and included in our portfolio as of
December 31, 2022. We own 51% of the ownership interest in the consolidated joint venture that owns Sunset Gower Studios, Sunset Bronson Studios and
Sunset Las Palmas Studios.
Percent leased for same-store studio is the average percent leased for the 12 months ended December 31, 2022.
Annual base rent for same-store studio reflects actual base rent for the 12 months ended December 31, 2022, excluding tenant reimbursements.
Annual base rent per leased square foot for same-store studio calculated as (i) annual base rent divided by (ii) square footage under lease as of December 31,
2022.
Acquired July 15, 2022. Property is located approximately 2.5 miles from Netflix’s Albuquerque studios and includes approximately 29 acres of land utilized
to operate more than 90 trailers and other assets serving surrounding production industry. Existing improvements have a history of use under production
leases with media companies.
Does not include 241,000 square feet related to Sunset Glenoaks Studios which is currently under construction. We own 50% of the ownership interest in the
unconsolidated joint venture that owns Sunset Glenoaks Studios.
4.
5.
6.
7.
8.
Through our production services-related operating companies, we own 1,622 vehicles, including trucks, trailers and high-
end motor homes, lighting and grip, supplies and other equipment and the lease rights to 27 sound stages. These businesses include
Zio Entertainment Network, LLC (“Zio”) and Star Waggons, LLC (“Star Waggons”), which we acquired in 2021 and are now
operating collectively as part of Quixote Studios, LLC (“Quixote”), which we acquired in 2022. Quixote serves both on-lot and on-
location filming in key US media markets in California, New Mexico, Louisiana, Georgia and New York. Similar to our studio
lots, production services users comprises a mix of television, feature film, commercials, music video and print.
39
Repositioning, Redevelopment, Development and Held-for-Sale Portfolio
Properties are selected for repositioning when a portion of the asset is reclassified for purposes of improving its quality
and value through investment of significant capital, resulting in substantial down time in occupancy. Properties are selected for
redevelopment or development when we believe the result will render a higher economic return. A redevelopment can consist of a
range of improvements to a property, and may constitute a complete structural renovation of a building or remodeling select areas
to make the property more attractive to tenants. Repositioning, redevelopment, development and held-for-sale properties are
excluded from our in-service portfolio to maintain consistency in evaluating our performance from period to period. The
repositioning, redevelopment and development processes are generally capital-intensive and occur over the course of several
months or years. Commonly associated with newly-acquired properties, redevelopment efforts may also occur at properties we
currently own.
The following table summarizes information relating to each of the repositioning, redevelopment, development and held-
for-sale properties owned as of December 31, 2022:
Location
Repositioning:
95 Jackson
875 Howard
Rincon Center
Page Mill Center
Palo Alto Square
Metro Plaza
10850 Pico(2)
Sunset Gower Studios(3)
Sunset Las Palmas Studios(3)
Total repositioning
Development:
Washington 1000
Sunset Glenoaks Studios(4)
Total development
Held-for-Sale:
Skyway Landing(5)
Total held-for-sale
TOTAL REPOSITIONING, REDEVELOPMENT, DEVELOPMENT AND HELD-FOR-SALE
Submarket
Square Feet(1)
Pioneer Square
San Francisco
San Francisco
Palo Alto
Palo Alto
North San Jose
West Los Angeles
Hollywood
Hollywood
Denny Triangle
Los Angeles
Redwood Shores
35,905
96,240
36,905
79,056
12,740
50,847
96,322
6,650
18,594
433,259
546,000
241,000
787,000
246,997
246,997
1,467,256
_____________
1.
Determined by management based upon estimated leasable square feet, which may be less or more than the BOMA rentable area. Square footage may change
over time due to re-measurement or re-leasing.
2. We own 75% of the ownership interest in the consolidated joint venture that owns 10850 Pico.
3. We own 51% of the ownership interest in the consolidated joint venture that owns Sunset Gower Studios and Sunset Las Palmas Studios.
4. We own 50% of the ownership interest in the unconsolidated joint venture that owns Sunset Glenoaks Studios.
5.
Skyway Landing was sold on February 6, 2023.
40
Land Portfolio
The following table summarizes information relating to each of the consolidated and unconsolidated land properties
owned as of December 31, 2022:
Location
Greater London, UK
Sunset Waltham Cross Studios(2)
Subtotal
Vancouver, British Columbia
Burrard Exchange(3)
Subtotal
San Francisco Bay Area, California
Cloud10
Subtotal
Los Angeles, California
Sunset Bronson Studios Lot D—Development(4)(5)
Sunset Gower Studios—Development(5)(6)
Sunset Las Palmas Studios—Development(5)
Element LA
Subtotal
TOTAL LAND
Submarket
Square Feet(1)
Percent of Total
Broxbourne
Downtown Vancouver
North San Jose
Hollywood
Hollywood
Hollywood
West Los Angeles
1,167,347
1,167,347
450,000
450,000
350,000
350,000
19,816
478,845
617,581
500,000
1,616,242
3,583,589
32.6 %
32.6 %
12.5 %
12.5 %
9.8 %
9.8 %
0.6 %
13.4
17.2
13.9
45.1 %
100.0 %
_____________
1.
Square footage for land assets represents management’s estimate of developable square feet, the majority of which remains subject to entitlement approvals
that have not yet been obtained.
2. We own 35% of the of the ownership interest in the unconsolidated joint venture that owns Sunset Waltham Cross Studios. During fourth quarter 2022, we
acquired an additional 13 acres of land adjacent to Sunset Waltham Cross Studios. The site will serve as expansion back lot, base camp, and general support
for the main studio lot.
3. We own 20% of the ownership interest in the unconsolidated joint venture that owns Burrard Exchange. The construction of Burrard Exchange may require
the demolition of certain retail square footage.
4.
Square footage for Sunset Bronson Studios Lot D—Development represents management’s estimate of developable square footage for 33 residential units.
5. We own 51% of the ownership interest in the consolidated joint venture that owns Sunset Bronson Studios, Sunset Gower Studios and Sunset Las Palmas
6.
Studios.
Estimated square footage for Sunset Gower Studios—Development is net of 130,169 square feet of anticipated demolition in connection with the
development.
ITEM 3. Legal Proceedings
From time to time, we are a party to various lawsuits, claims and other legal proceedings arising out of, or incident to, our
ordinary course of business. We are not currently a party, as plaintiff or defendant, to any legal proceedings that we believe to be
material or that, individually or in the aggregate, would be expected to have a material adverse effect on our business, financial
condition, results of operations or cash flows if determined adversely to us.
ITEM 4. Mine Safety Disclosures
Not applicable.
41
PART II
ITEM 5. Market for Hudson Pacific Properties, Inc. Common Equity, Related Stockholder Matters and Issuer Purchases
of Equity Securities
Overview
As of February 3, 2022, Hudson Pacific Properties, Inc. had 77 stockholders of record of our common stock. Hudson
Pacific Properties, Inc. common stock has traded on the NYSE under the symbol “HPP” since June 24, 2010.
Dividends
We intend to pay dividends each taxable year (not including a return of capital for federal income tax purposes) equal to
at least 90% of REIT taxable income. We intend to pay regular quarterly dividends to our stockholders. Currently, we pay
dividends to our stockholders quarterly in March, June, September and December. Dividends are paid to those stockholders who
are stockholders as of the dividend record date. Dividends are paid at the discretion of our board of directors and dividend amounts
depend on our available cash flows, financial condition and capital requirements, the annual distribution requirements under the
REIT provisions of the Code and such other factors that our board of directors deems relevant.
Issuer Purchases of Equity Securities
During the fourth quarter of 2022, certain employees surrendered common shares owned by them to satisfy their statutory
federal income tax obligation associated with the vesting of restricted common shares of beneficial interest issued under our 2010
Incentive Award Plan.
The following table summarizes all of the repurchases of Hudson Pacific Properties, Inc. equity securities during the
fourth quarter of 2022:
Period
Total Number
of Shares
Purchased
Average Price
Paid Per
Share
Total Number of
Shares Purchased
as Part of Publicly
Announced Plans or
Programs(1)
December 1 - December 31, 2022
TOTAL
70,722 (2) $
$
70,722
9.73 (3)
9.73
—
—
Approximate Dollar
Value of Shares That
May Yet Be Purchased
Under the Plans or
Programs
36,623,832
_____________
1.
Our board of directors authorized a share repurchase program to buy up to $250.0 million of the outstanding common stock of Hudson Pacific Properties, Inc.
The program does not have a termination date, and repurchases may commence or be discontinued at any time. A cumulative total of $213.4 million had been
repurchased under the program as of December 31, 2022.
Includes shares of common stock remitted to Hudson Pacific Properties, Inc. to satisfy tax withholding obligations in connection with the vesting of restricted
stock.
The price paid per share is based on the closing price of our common stock, as reported by the NYSE, as of the date of the vesting of restricted stock.
2.
3.
Equity Compensation Plan Information
Our equity compensation plan information required by this item is incorporated by reference to the information in Part III,
Item 12 “Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters” of this Annual
Report on Form 10-K.
42
Market for Hudson Pacific Properties, L.P. Common Capital, Related Unitholder Matters and Issuer Purchases of Units
Overview
There is no established public trading market for our operating partnership’s common units. As of February 3, 2022, there
were 21 holders of record of common units (including through our general partnership interest).
Distributions
We intend to make distributions each taxable year, and intend to make regular quarterly distributions to our unitholders.
Currently, we make distributions to our unitholders quarterly in March, June, September and December. Distributions are made to
those unitholders who are unitholders as of the distribution record date. Distributions are made at the discretion of our board of
directors and distribution amounts depend on our available cash flows, financial condition and capital requirements, the annual
distribution requirements under the REIT provisions of the Code and such other factors that our board of directors deems relevant.
Recent Sales of Unregistered Securities
During the fourth quarter of 2022, our operating partnership issued partnership units in private placements in reliance on
the exemption from registration provided by Section 4(a)(2) of the Securities Act, in the amounts and for the consideration set
forth below.
During the fourth quarter of 2022, the Company issued an aggregate of 201,880 shares of its common stock in connection
with restricted stock awards for no cash consideration, out of which 70,722 shares of common stock were forfeited to the Company
in connection with tax withholding obligations for a net issuance of 131,158 shares of common stock. For each share of common
stock issued by the Company in connection with such an award, our operating partnership issued a restricted common unit to the
Company as provided in the partnership agreement of our operating partnership. During the fourth quarter of 2022, our operating
partnership issued 131,158 common units to the Company. Investors who own common units have the right to cause our operating
partnership to repurchase any or all of their common units for cash at a value equal to the then-current market value of one share of
common stock. However, in lieu of such payment of cash, the Company may, at its election, issue shares of its common stock in
exchange for such common units on a one-for-one basis. The operating partnership also issued 345,578 long-term incentive plan
units during the fourth quarter of 2022. Long-term incentive plan units may also, under certain circumstances, be convertible into
common units on a one-for-one basis, which are then exchangeable for shares of the Company’s common stock as described
above.
All other issuances of unregistered equity securities of our operating partnership during the year ended December 31,
2022 have previously been disclosed in filings with the SEC. For all issuances of units to the Company, our operating partnership
relied on the Company’s status as a publicly traded NYSE-listed company with approximately $9.32 billion in total consolidated
assets and as our operating partnership’s majority owner and sole general partner as the basis for the exemption under Section
4(a)(2) of the Securities Act.
Equity Compensation Plan Information
Our equity compensation plan information required by this item is incorporated by reference to the information in Part III,
Item 12 “Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters” of this Annual
Report on Form 10-K.
Stock Performance Graph
The information below shall not be deemed to be “soliciting material” or to be “filed” with the SEC or subject to
Regulation 14A or 14C, other than as provided in Item 201 of Regulation S-K, or to the liabilities of Section 18 of the Exchange
Act, except to the extent we specifically request that such information be treated as soliciting material or specifically incorporate it
by reference into a filing under the Securities Act or the Exchange Act.
The following graph shows our cumulative total stockholder return for the five-year period ending on December 31, 2022.
The graph assumes a $100 investment in each of the indices on December 31, 2017 and the reinvestment of all dividends. The
graph also shows the cumulative total returns of the Standard & Poor’s 500 Stock Index (“S&P 500”), and industry peer groups.
Our stock price performance shown in the following graph is not indicative of future stock price performance.
43
Index
Hudson Pacific Properties, Inc.
S&P 500
MSCI U.S. REIT
Dow Jones Equity All REIT
Dow Jones U.S. Real Estate Office
FTSE NAREIT All Equity REITs
ITEM 6. [Reserved]
Period Ending
12/31/17
12/31/18
12/31/19
12/31/20
12/31/21
12/31/22
100.00
100.00
100.00
100.00
100.00
100.00
87.50
95.62
95.43
95.90
86.95
95.96
116.68
125.72
120.09
123.46
114.14
123.46
77.71
148.85
110.99
117.54
95.18
117.14
83.00
191.58
158.79
165.97
117.00
165.51
35.03
156.88
119.87
124.47
75.40
124.22
44
Cumulative Total ReturnTotal Return Performance100.0095.90123.46117.54165.97124.47Hudson Pacific Properties, Inc.S&P 500MSCI U.S. REITDow Jones Equity All REITDow Jones U.S. Real Estate OfficeFTSE NAREIT All Equity REITs12/31/1712/31/1812/31/1912/31/2012/31/2112/31/22100.00200.00
ITEM 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion relates to our consolidated financial statements and should be read in conjunction with the
consolidated financial statements and the related notes, see Part IV, Item 15(a) “Exhibits, Financial Statement Schedules.”
Statements in this Item 7 contain forward-looking statements. Such statements are subject to risks, uncertainties and assumptions
and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond our control. Should one or
more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary
materially from those anticipated, estimated or projected. In particular, information concerning projected future occupancy rates,
rental rate increases, property development timing and investment amounts contain forward-looking statements. Furthermore, all
of the statements regarding future financial performance (including anticipated funds from operations (“FFO”) market conditions
and demographics) are forward-looking statements. Numerous factors will affect our actual results, some of which are beyond our
control. These include the strength of commercial and industrial real estate markets, market conditions affecting tenants,
competitive market conditions, interest rate levels, volatility in our stock price and capital market conditions. Accordingly,
investors should use caution and not place undue reliance on this information, which speaks only as of the date of this report. We
expressly disclaim any responsibility to update any forward-looking information, whether as a result of new information, future
events, or otherwise, except to the extent we are required to do so in connection with our ongoing requirements under federal
securities laws to disclose material information.
For a discussion of important risks related to our business, and related to investing in our securities, including risks that
could cause actual results and events to differ materially from results and events referred to in the forward-looking statements see
Part I, Item 1A “Risk Factors.” In light of these risks, uncertainties and assumptions, the forward-looking events discussed in this
report might not occur.
Executive Summary
Through our interest in Hudson Pacific Properties, L.P. (our operating partnership) and its subsidiaries, at December 31,
2022, our portfolio of owned real estate included office properties comprising approximately 15.9 million square feet, studio
properties comprising approximately 35 sound stages and 1.5 million square feet and land properties comprising approximately
3.6 million square feet of undeveloped density rights. Our production services assets included approximately 1,622 vehicles,
lighting and grip, production supplies and other equipment and the lease rights to 27 sound stages.
As of December 31, 2022, our in-service office portfolio was 89.7% leased (including leases not yet commenced). Our
same-store studio properties average percent leased for the twelve months ended December 31, 2022 was 84.6%.
Current Year Highlights
Business Acquisitions
On August 31, 2022, the Company acquired 100% of the equity interests in Quixote, which provides sound stages, cast
trailers and trucks and other equipment essential for media content production and will expand the Company’s service offerings for
its studio platform. Please refer to Part IV, Item 15 (a) “Exhibits, Financial Statement Schedules—Note 3 to the Consolidated
Financial Statements—Business Combinations” for details.
Property Acquisitions
On April 27, 2022, the Company completed its previously announced acquisition of Washington 1000, a fully entitled
office development site in Seattle, Washington for a total purchase price of $85.6 million, before certain credits, prorations and
closing costs.
On May 19, 2022, the Company purchased a parcel of land at Sunset Gower Studios that was previously encumbered by a
ground lease for a total purchase price of $22.0 million, before certain credits, prorations and closing costs.
On July 15, 2022, the Company purchased 5801 Bobby Foster Road, approximately 29 acres of land with an office/
warehouse located in Albuquerque, New Mexico, for the storage of trailers and other rental assets used to serve the surrounding
studio production industry. The property was acquired for a total purchase price of $8.0 million, before certain credits, prorations
and closing costs.
45
Please refer to Part IV, Item 15 (a) “Exhibits, Financial Statement Schedules—Note 4 to the Consolidated Financial
Statements—Investment in Real Estate” for details.
Property Dispositions
During the year ended December 31, 2022, the Company sold its Del Amo, Northview Center and 6922 Hollywood
properties for $2.8 million, $46.0 million and $96.0 million, respectively. Please refer to Part IV, Item 15 (a) “Exhibits, Financial
Statement Schedules—Note 4 to the Consolidated Financial Statements—Investment in Real Estate” for details.
Held for Sale
As of December 31, 2022, the Company had one property classified as held for sale—Skyway Landing—as this property
was considered non-strategic to the Company’s portfolio. The property was subsequently sold on February 6, 2023 for
$102.0 million before certain credits, prorations and closing costs. Please refer to Part IV, Item 15 (a) “Exhibits, Financial
Statement Schedules—Note 4 to the Consolidated Financial Statements—Investment in Real Estate” for details.
Under Construction and Future Development Projects
The following table summarizes the properties currently under construction and future developments as of December 31,
2022:
Location
Under Construction:
Sunset Glenoaks Studios(2)
Washington 1000
Total Under Construction
Future Development Pipeline:
Burrard Exchange at Bentall Centre(3)
Sunset Waltham Cross Studios(4)
Sunset Gower Studios—Development(5)
Sunset Las Palmas Studios—Development(5)
Cloud10
Element LA—Development
Sunset Bronson Studios Lot D—Development(5)
Total Future Development Pipeline
TOTAL UNDER CONSTRUCTION AND FUTURE
DEVELOPMENT PIPELINE
Submarket
Estimated
Square Feet(1)
Estimated
Completion Date
Estimated
Stabilization Date
Los Angeles
Denny Triangle
Downtown Vancouver
Broxbourne
Hollywood
Hollywood
North San Jose
West Los Angeles
Hollywood
Q3-2023
Q1-2024
Q2-2024
Q1-2026
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
241,000
546,000
787,000
450,000
1,167,347
478,845
617,581
350,000
500,000
19,816
3,583,589
4,370,589
_____________
1.
Determined by management based upon estimated leasable square feet, which may be less or more than the BOMA rentable area. Square footage may change
over time due to re-measurement or re-leasing.
2. We own 50% of the ownership interests in the unconsolidated joint venture that owns Sunset Glenoaks Studios.
3. We own 20% of the ownership interests in the unconsolidated joint venture that owns Burrard Exchange.
4. We own 35% of the ownership interests in the unconsolidated joint venture that owns Sunset Waltham Cross Studios.
5. We own 51% of the ownership interests in the consolidated joint venture that owns Sunset Gower Studios, Sunset Las Palmas Studios and Sunset Bronson
Studios.
Financings
During the year ended December 31, 2022, there were $260.0 million in borrowings on the unsecured revolving credit
facility, net of repayments. The Company generally uses the unsecured revolving credit facility to finance the acquisition of
properties and businesses, to provide funds for tenant improvements and capital expenditures and to provide for working capital
and other corporate purposes.
In July 2022, the Company repaid its in-substance defeased debt in the amount of $126.4 million in full using the
proceeds from the maturity of its U.S. Government securities in June 2022.
46
In August 2022, the Company modified the existing loan agreement secured by its 1918 Eighth property, whereby the
LIBOR-based floating interest rate was replaced with a term SOFR-based floating interest rate.
In August 2022, the Company acquired Quixote. In conjunction with the acquisition, the Company obtained a
$160.0 million note payable from the sellers secured by the assets of Quixote. The loan has an interest rate of 5.00% per annum
and is interest-only through the maturity date of December 31, 2023.
In September 2022, the operating partnership completed an underwritten public offering of $350.0 million of 5.95%
registered senior notes due in 2028, which were issued at a discount of 99.614% of par and are fully and unconditionally
guaranteed by the Company. The net proceeds from the offering, after deducting the underwriting discount and commissions, were
approximately $346.5 million and were used to repay the outstanding borrowings under its unsecured revolving credit facility. An
amount equal to the net proceeds has been allocated to new or existing eligible green projects.
In September 2022, the operating partnership entered into the First Modification Agreement to the Fourth Amended and
Restated Credit Agreement, which replaced the LIBOR-based floating interest rate option with a term SOFR-based floating
interest rate option as a benchmark rate for borrowings denominated in U.S. dollars for all purposes under the existing credit
agreement.
In November 2022, the Company modified the existing loan agreement secured by its One Westside property, whereby
the LIBOR-based floating interest rate was replaced with a term SOFR-based floating interest rate.
Factors That May Influence Our Operating Results
Business and Strategy
We invest in Class-A office and studio properties located in high barrier-to-entry, innovation-centric submarkets with
significant growth potential. Our world-class sustainable office and studio properties within these submarkets allow us to attract
and retain quality companies as tenants, many in the increasingly synergistic technology and media and entertainment sectors. The
purchase of properties with a value-add component, typically sourced through off-market transactions, also facilitates our long-
term growth. These types of assets afford us the opportunity to capture embedded rent growth and occupancy upside, as we
strategically invest capital to reposition and redevelop assets to generate additional cash flow. We take a measured approach to
ground-up development, with most under-construction, planned or potential projects located on ancillary sites that are part of
existing operating assets. We also acquire and operate leading production services companies to further expand the service
offerings for our studio platform and our geographic reach to other studios and on-location filming. Management expertise and
valuable strategic relationships across disciplines supports execution at all levels of our operations. Specifically, aggressive leasing
and proactive asset management, combined with a focus on maintaining a conservative balance sheet, are central to our strategy.
Rental Revenue
The amount of net rental revenue generated by the properties in our portfolio depends principally on our ability to
maintain the occupancy rates of currently leased space and to lease currently available space and space that becomes available
from lease terminations. As of December 31, 2022, the percent leased for our in-service office properties was approximately 89.7%
(or 88.0%, excluding leases signed but not commenced as of that date). As of December 31, 2022, the percent leased, based on a
12-month trailing average, was approximately 84.6% for same-store studio properties. The amount of rental revenue generated by
us also depends on our ability to maintain or increase rental rates at our properties. We believe that the average rental rates for our
office properties are generally below the current average quoted market rate. We believe the average rental rates for our studio
properties are generally equal to current average quoted market rates. Negative trends in one or more of these factors could
adversely affect our rental revenue in future periods. Future economic downturns or regional downturns affecting our submarkets
or downturns in our tenants’ industries that impair our ability to renew or re-let space and the ability of our tenants to fulfill their
lease commitments, as in the case of tenant bankruptcies, could adversely affect our ability to maintain or increase rental rates at
our properties. In addition, growth in rental revenue will also partially depend on our ability to acquire additional properties that
meet our investment criteria.
Conditions in Our Markets
We own real estate primarily in California, the Pacific Northwest, Western Canada and Greater London, United Kingdom.
We operate our production services business in key US media markets in California, New Mexico, Louisiana, Atlanta and New
York. Positive or negative changes in economic or other conditions in any of the markets in which we own real estate and/or
47
operate, including state budgetary shortfalls, employment rates, natural hazards and other factors, may impact our overall
performance.
Operating Expenses
Our operating expenses generally consist of utilities, cleaning, engineering, administrative, property, ad valorem taxes
and site maintenance costs. Increases in these expenses over tenants’ base years are generally passed on to tenants in our full-
service gross lease properties and are generally paid in full by tenants in our net lease properties. Certain of our properties have
been reassessed for property tax purposes as a result of subsequent acquisition, development, redevelopment and other
reassessments that remain pending. In the case of completed reassessments, the amount of property taxes we pay reflects the
valuations established with the county assessors for the relevant locations of each property as of IPO or their subsequent
acquisition. With respect to pending reassessments, we similarly expect the amount of property taxes we pay to reflect the
valuations established with such county assessors.
Taxable REIT Subsidiaries
Hudson Pacific Services, Inc., or our services company, is a Maryland corporation that is wholly-owned by our operating
partnership. We have elected, together with our services company and certain of our subsidiaries, to treat our services company
and such other subsidiaries as taxable REIT subsidiaries for federal income tax purposes, and we may form additional taxable
REIT subsidiaries in the future. Our taxable REIT subsidiaries generally may provide both customary and non-customary services
to our tenants and engage in other activities that we may not engage in directly without adversely affecting our qualification as a
REIT. Our services company and its subsidiaries provide a number of services to certain tenants at our studio properties and, from
time to time, one or more taxable REIT subsidiaries may provide services to our tenants at these and other properties. In addition,
our operating partnership has contributed some or all of its interests in certain subsidiaries or their assets to our services company.
We currently lease space to subsidiaries of our services company at our studio properties and may, from time to time, enter into
additional leases with one or more taxable REIT subsidiaries. Any income earned by our taxable REIT subsidiaries will not be
included in our taxable income for purposes of the 75% or 95% gross income tests, except to the extent such income is distributed
to us as a dividend, in which case such dividend income will qualify under the 95%, but not the 75%, gross income test. Because a
taxable REIT subsidiary is subject to federal income tax, and state and local income tax (where applicable), as a regular C
corporation, the income earned by our taxable REIT subsidiaries generally will be subject to an additional level of tax as compared
to the income earned by our other subsidiaries.
Critical Accounting Policies and Estimates
The preparation of financial statements in conformity with GAAP requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and disclosure of commitments and contingencies as of the
date of the financial statements and the reported amounts of revenues and expenses during the reporting period. On an ongoing
basis, we evaluate our estimates, including those related to acquiring, developing and assessing the carrying values of our real
estate properties, the fair value measurement of contingent consideration, assets acquired and liabilities assumed in business
combination transactions, determining the incremental borrowing rate used in the present value calculations of our new or
modified operating lessee agreements, our accrued liabilities, and our performance-based equity compensation awards. We base
our estimates on historical experience, current market conditions, and various other assumptions that are believed to be reasonable
under the circumstances. Actual results could materially differ from these estimates. The following critical accounting policies
discussion reflects what we believe are the most significant estimates, assumptions and judgments used in the preparation of our
consolidated financial statements. See Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—Note 2 to the Consolidated
Financial Statements—Summary of Significant Accounting Policies” for details on our significant accounting policies.
Investment in Real Estate Properties
Acquisitions
Our acquisitions of real estate are accounted for using the acquisition method. The results of operations for each of these
acquisitions are included in our Consolidated Statements of Operations from the date of acquisition.
We evaluate each acquisition of real estate to determine if the integrated set of assets and activities acquired meet the
definition of a business and need to be accounted for as a business combination in accordance with ASC 805, Business
Combinations. An integrated set of assets and activities would fail to qualify as a business if either (i) substantially all of the fair
value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets or (ii)
the integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly
48
contribute to the ability to create outputs (i.e., revenue generated before and after the transaction). An acquired process is
considered substantive if (i) the process includes an organized workforce (or includes an acquired contract that provides access to
an organized workforce), that is skilled, knowledgeable, and experienced in performing the process, (ii) the process cannot be
replaced without significant cost, effort, or delay or (iii) the process is considered unique or scarce.
Acquisitions of real estate will generally not meet the definition of a business because substantially all of the fair value is
concentrated in a single identifiable asset or group of similar identifiable assets (i.e., land, buildings and improvements and related
intangible assets or liabilities) or because the acquisition does not include a substantive process in the form of an acquired
workforce or an acquired contract that cannot be replaced without significant cost, effort or delay.
Acquisitions that do not meet the definition of a business
When we acquire properties that are considered asset acquisitions, the purchase price, which includes transaction-related
expenses, is allocated based on relative fair value of the assets acquired and liabilities assumed. Assets acquired and liabilities
assumed include, but are not limited to, land, building and improvements, intangible assets related to above-and below-market
leases, intangible assets related to in-place leases, debt and other assumed assets and liabilities. The purchase price accounting is
finalized in the period of acquisition.
The fair value of tangible assets of an acquired property considers the value of the property as if it was vacant. The fair
value of acquired “above- and below-” market leases are based on the estimated cash flow projections utilizing discount rates that
reflect the risks associated with the leases acquired. The amount recorded is based on the present value of the difference between
(i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for
each in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the initial term
plus the extended below-market term for any leases with below-market renewal options. Other intangible assets acquired include
amounts for in-place lease values that are based on our evaluation of the specific characteristics of each tenant’s lease. Factors
considered include estimates of carrying costs during hypothetical expected lease-up periods, market conditions and costs to
execute similar leases. In estimating carrying costs, we include estimates of lost rents at market rates during the hypothetical
expected lease-up periods, which are dependent on local market conditions. In estimating costs to execute similar leases, we
consider leasing commissions, legal and other related costs. The fair value debt assumed is based on the estimated cash flow
projections utilizing interest rates available for the issuance of debt with similar terms and remaining maturities.
The Company applies a cost accumulation and allocation model to acquisitions that meet the definition of an asset
acquisition. Under this model, the purchase price is allocated based on the relative fair value of the assets acquired and liabilities
assumed. Additionally, acquisition-related expenses associated with an asset acquisition are capitalized as part of the purchase
price.
Acquisitions that meet the definition of a business
For acquisitions that meet the definition of a business, the Company estimates the fair value of the identifiable assets and
liabilities of the acquired entity on the acquisition date. We measure goodwill as the excess of consideration transferred over the
net of the acquisition date fair values of the identifiable assets acquired and liabilities assumed. Acquisition-related expenses
arising from the transaction are expensed as incurred. The Company includes the results of operations of the businesses that it
acquires beginning on the acquisition date.
The Company tests its goodwill and indefinite-lived intangible assets for impairment at least annually, or more frequently
if events or changes in circumstances indicate that the asset may be impaired. The Company first performs a qualitative assessment
and will proceed to a quantitative impairment test only if qualitative factors indicate that it is more likely than not that the fair
value of the reporting unit or intangible asset is less than its carrying amount.
Intangible assets with finite lives are amortized over their estimated useful lives using the straight-line method, which
reflects the pattern in which the assets are consumed. The estimated useful lives for acquired intangible assets range from five to
seven years. The Company assesses its intangible assets with finite lives for impairment when indicators of impairment are
identified.
Cost Capitalization
We capitalize costs associated with development and redevelopment activities, capital improvements, tenant
improvements and leasing activity. Costs associated with development and redevelopment that are capitalized include interest,
property taxes, insurance and other costs directly related and essential to the acquisition, development or construction of a real
49
estate project. Indirect development costs, including salaries and benefits, office rent, and associated costs for those individuals
directly responsible for and who spend their time on development activities are also capitalized and allocated to the projects to
which they relate. Construction and development costs are capitalized while substantial activities are ongoing to prepare an asset
for its intended use. We consider a construction project as substantially complete and held available for occupancy upon the
completion of tenant improvements but no later than one year after cessation of major construction activity. Costs incurred after a
project is substantially complete and ready for its intended use, or after development activities have ceased, are expensed as they
are incurred. Costs previously capitalized related to abandoned acquisitions or developments are charged to earnings. Expenditures
for repairs and maintenance are expensed as they are incurred.
Operating Properties
The properties are generally carried at cost less accumulated depreciation and amortization. We compute depreciation and
amortization using the straight-line method over the estimated useful lives of the assets as represented in the table below:
Asset Description
Building and improvements
Land improvements
Furniture and fixtures
Estimated Useful Life (Years)
Shorter of the ground lease term or 39
15
5 to 7
Tenant and leasehold improvements
Shorter of the estimated useful life or the lease term
We amortize above- and below-market lease intangibles over the remaining non-cancellable lease terms and bargain
renewal periods, if applicable. The in-place lease intangibles are amortized over the remaining non-cancellable lease term. When
tenants vacate prior to the expiration of their lease, the amortization of intangible assets and liabilities is accelerated. We amortize
above- and below-market ground lease intangibles over the remaining non-cancellable lease terms.
Impairment of Long-Lived Assets
In accordance with GAAP, we assess the carrying value of real estate assets and related intangibles for impairment on a
quarterly basis and whenever events or changes in circumstances indicate that the carrying amount of an asset or asset group may
not be recoverable over the life of the asset or its intended holding period. Impairment losses are recorded on real estate assets held
for investment when indicators of impairment are present and the future undiscounted cash flows estimated to be generated by
those assets are less than the assets’ carrying amount. We recognize impairment losses to the extent the carrying amount exceeds
the fair value of the properties.
Goodwill and Acquired Intangible Assets
Goodwill is an unidentifiable intangible asset and is recognized as a residual, generally measured as the excess of
consideration transferred in a business combination over the identifiable assets acquired and liabilities assumed. Goodwill is
assigned to reporting units that are expected to benefit from the synergies of the business combination.
We test our goodwill and indefinite-lived intangible assets for impairment at least annually, or more frequently if events
or changes in circumstances indicate that the asset may be impaired. Goodwill is tested for impairment at the reporting unit to
which it is assigned, which can be an operating segment or one level below an operating segment. We have three operating
segments: the management entity, Office and Studio, each of which is a reporting unit. The Studio reporting unit consists of Zio
and Star Waggons businesses acquired during the year ended December 31, 2021 and Quixote business acquired during the year
ended December 31, 2022. The assessment of goodwill for impairment may initially be performed based on qualitative factors to
determine if it is more likely than not that the fair value of the reporting unit is less than its carrying value, including goodwill. If
so, a quantitative assessment is performed, and to the extent the carrying value of the reporting unit exceeds its fair value,
impairment is recognized for the excess up to the amount of goodwill assigned to the reporting unit. Alternatively, the Company
may bypass a qualitative assessment and proceed directly to a quantitative assessment.
A qualitative assessment considers various factors such as macroeconomic, industry and market conditions to the extent
they affect the earnings performance of the reporting unit, changes in business strategy and/or management of the reporting unit,
changes in composition or mix of revenues and/or cost structure of the reporting unit, financial performance and business prospects
of the reporting unit, among other factors.
In a quantitative assessment, significant judgment, assumptions and estimates are applied in determining the fair value of
reporting units. The Company generally uses the income approach to estimate fair value by discounting the projected net cash
50
flows of the reporting unit, and may corroborate with market-based data where available and appropriate. Projection of future cash
flows is based upon various factors, including, but not limited to, our strategic plans in regard to our business and operations,
internal forecasts, terminal year residual revenue multiples, operating profit margins, pricing of similar businesses and comparable
transactions where applicable, and risk-adjusted discount rates to present value future cash flows. Given the level of sensitivity in
the inputs, a change in the value of any one input, in isolation or in combination, could significantly affect the overall estimation of
fair value of the reporting unit.
Intangible assets with finite lives are amortized over their estimated useful lives using the straight-line method, which
reflects the pattern in which the assets are consumed. The estimated useful lives for acquired intangible assets range from five to
seven years. The Company assesses its intangible assets with finite lives for impairment when indicators of impairment are
identified.
Revenue Recognition
The recognition of revenues related to lease components is governed by ASC 842. The revenue related to non-lease
components is subject to ASC 606, Revenue from Contracts with Customers (“ASC 606”).
We capitalize direct incremental costs of signing a lease. Internal direct compensation costs and external legal fees related
to the execution of successful lease agreements that do not meet the definition of initial direct costs under ASC 842 are accounted
for as office operating expense or studio operating expense in our Consolidated Statements of Operations.
We elected the lessor’s practical expedient to present revenues on the Consolidated Statement of Operations as a single
lease component that combines rental, tenant recoveries, and other tenant-related revenues for the office portfolio. For our rentals
at the studio properties, total lease consideration is allocated to lease and non-lease components on a relative standalone basis.
We recognize rental revenue from tenants on a straight-line basis over the lease term when collectability is probable and
the tenant has taken possession or controls the physical use of the leased asset. If the lease provides for tenant improvements, we
determine whether the tenant improvements, for accounting purposes, are owned by the tenant or us. When we are the owner of the
tenant improvements, the tenant is not considered to have taken physical possession or have control of the physical use of the
leased asset until the tenant improvements are substantially completed. When the tenant is the owner of the tenant improvements,
any tenant improvement allowance that is funded is treated as a lease incentive and amortized as a reduction of revenue over the
lease term. Tenant improvement ownership is determined based on various factors including, but not limited to:
•
•
•
•
whether the lease stipulates how and on what a tenant improvement allowance may be spent;
whether the tenant or landlord retains legal title to the improvements at the end of the lease term;
whether the tenant improvements are unique to the tenant or general-purpose in nature; and
whether the tenant improvements are expected to have any residual value at the end of the lease.
Other property-related revenue is revenue that is derived from the tenants’ use of lighting, equipment rental, parking,
power, HVAC and telecommunications (telephone and internet). Other property-related revenue is recognized based on a five-step
model and revenue is recognized once all performance obligations are satisfied.
Tenant recoveries related to reimbursement of real estate taxes, insurance, repairs and maintenance, and other operating
expenses are recognized as revenue in the period during which the applicable expenses are incurred. The reimbursements are
recognized and presented gross, as we are generally the primary obligor with respect to purchasing goods and services from third-
party suppliers, have discretion in selecting the supplier and bear the associated credit risk.
We evaluate the sales of real estate based on transfer of control. If a real estate sale contract includes ongoing involvement
by the seller with the sold property, we evaluate each promised good or service under the contract to determine whether it
represents a performance obligation, constitutes a guarantee or prevents the transfer of control.
Stock-Based Compensation
Compensation cost of restricted stock, restricted stock units and performance units under our equity incentive award plans
are accounted for under ASC 718, Compensation-Stock Compensation (“ASC 718”). For time-based awards, stock-based
compensation is valued based on the quoted closing price of our common stock on the applicable grant date and discounted for any
hold restrictions. For performance-based awards, stock-based compensation is valued utilizing a Monte Carlo Simulation to
estimate the probability of the performance vesting conditions being satisfied.
51
The stock-based compensation is amortized through the final vesting period on a straight-line basis and graded vesting
basis for time-based awards and performance-based awards, respectively. We account for forfeitures of awards as they occur.
Share-based payments granted to non-employees are accounted for in the same manner as share-based payments granted to
employees.
Our compensation committee will regularly consider the accounting implications of significant compensation decisions,
especially in connection with decisions that relate to our equity incentive award plans and programs.
Income Taxes
Our property-owning subsidiaries are limited liability companies and are treated as pass-through entities or disregarded
entities (or, in the case of the entities that own the 1455 Market, Hill7, Ferry Building and 1918 Eighth properties, REITs) for
federal income tax purposes. In the case of the Bentall Centre property and the Sunset Waltham Cross Studios development, the
Company owns its interest in the properties through non-U.S. entities treated as TRSs for federal income tax purposes.
Accordingly, no provision has been made for federal income taxes in the accompanying consolidated financial statements for the
activities of these entities.
We have elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”), commencing
with our taxable year ended December 31, 2010. We believe that we have operated in a manner that has allowed us to qualify as a
REIT for federal income tax purposes commencing with such taxable year, and we intend to continue operating in such manner. To
qualify as a REIT, we are required to distribute at least 90% of our REIT taxable income, excluding net capital gains, to our
stockholders and meet the various other requirements imposed by the Code relating to such matters as operating results, asset
holdings, distribution levels and diversity of stock ownership.
Provided that we continue to qualify for taxation as a REIT, we are generally not subject to corporate level income tax on
the earnings distributed currently to our stockholders. If we were to fail to qualify as a REIT in any taxable year, and were unable
to avail ourselves of certain savings provisions set forth in the Code, all of our taxable income would be subject to federal
corporate income tax. Unless entitled to relief under specific statutory provisions, we would be ineligible to elect to be treated as a
REIT for the four taxable years following the year for which we lose our qualification. It is not possible to state whether in all
circumstances we would be entitled to this statutory relief.
We own and may acquire direct or indirect interests in one or more Subsidiary REITs. A Subsidiary REIT is subject to the
various REIT qualification requirements and other limitations described herein that are applicable to us. If a Subsidiary REIT were
to fail to qualify as a REIT, then (i) that Subsidiary REIT would become subject to federal income tax, (ii) shares in such REIT
would cease to be qualifying assets for purposes of the asset tests applicable to REITs and (iii) it is possible that we would fail
certain of the asset tests applicable to REITs, in which event we would fail to qualify as a REIT unless we could avail ourselves of
certain relief provisions.
We believe that our operating partnership is properly treated as a partnership for federal income tax purposes. As a
partnership, our operating partnership is not subject to federal income tax on its income. Instead, each of its partners, including us,
is allocated, and may be required to pay tax with respect to, its share of our operating partnership’s income. As such, no provision
for federal income taxes has been included for the operating partnership.
We have elected, together with certain of our subsidiaries, to treat such subsidiaries as taxable REIT subsidiaries
(“TRSs”) for federal income tax purposes. Certain activities that we may undertake, such as non-customary services for our tenants
and holding assets that we cannot hold directly, will be conducted by a TRS. A TRS is subject to federal and, where applicable,
state and local income taxes on its net income.
We are subject to the statutory requirements of the states in which we conduct business.
We periodically evaluate our tax positions to determine whether it is more likely than not that such positions would be
sustained upon examination by a tax authority for all open tax years, as defined by the statute of limitations, based on their
technical merits. As of December 31, 2022, we have not established a liability for uncertain tax positions.
We and certain of our TRSs file income tax returns with the U.S. federal government and various state and local
jurisdictions. We and our TRSs are no longer subject to tax examinations by tax authorities for years prior to 2018. Generally, we
have assessed our tax positions for all open years, which as of December 31, 2022 include 2019 to 2021 for Federal purposes and
2018 to 2021 for state purposes, and concluded that there are no material uncertainties to be recognized.
52
Results of Operations
The following table summarizes our portfolio as of December 31, 2022 :
The following table summarizes our consolidated and unconsolidated portfolio as of December 31, 2022:
Number of
Properties
Rentable
Square Feet(1)
Percent
Occupied(2)
Percent
Leased(2)
Annualized Base Rent
per Square Foot(3)
OFFICE
Same-store(4)
Stabilized non-same store(5)
Total stabilized
Lease-up(5)(6)
Total in-service office
STUDIO
Same-store(7)
Non-same-store(5)
Total
Repositioning(5)(8)
Development(5)(9)
Held-for-sale(5)(10)
Total repositioning, redevelopment,
development and held-for-sale
Total office and studio properties
Land
TOTAL
87.7 %
89.1 % $
99.1
88.6
76.9
88.0
84.6
—
—
—
30.1
99.1
89.9
87.2
89.7
84.6
—
4.4
—
30.1
53.87
57.36
54.18
60.05
54.43
44.74
—
56.37
43
4
47
1
48
3
1
4
2
2
1
5
57
7
64
12,823,317
1,100,593
13,923,910
725,311
14,649,221
1,230,454
35,562
1,266,016
433,259
787,000
246,997
1,467,256
17,382,493
3,583,589
20,966,082
____________
1.
Determined by management based upon estimated leasable square feet, which may be less or more than the Building Owners and Managers Association
(“BOMA”) rentable area. Square footage may change over time due to re-measurement or re-leasing. Represents 100% share of consolidated and
unconsolidated joint ventures.
Percent occupied for office properties is calculated as (i) square footage under commenced leases as of December 31, 2022, divided by (ii) total square feet,
expressed as a percentage. Percent leased for office properties includes uncommenced leases. Percent leased for studio properties is calculated as (i) average
square footage under commenced leases for the 12 months ended December 31, 2022, divided by (ii) total square feet, expressed as a percentage.
Annualized base rent per square foot for office properties is calculated as (i) annualized base rent divided by (ii) square footage under commenced leases as of
December 31, 2022. Annualized base rent does not reflect tenant reimbursements. Annualized base rent per square foot for studio portfolios is calculated as
(i) annual base rent divided by (ii) square footage under leased as of December 31, 2022.
Includes office properties owned and included in our stabilized portfolio as of January 1, 2021 and still owned and included in the stabilized portfolio as of
December 31, 2022.
Included in our non-same-store property group.
Includes office properties that have not yet reached 92.0% occupancy since the date they were acquired or placed under redevelopment or development as of
December 31, 2022.
Includes studio properties owned and included in our portfolio as of January 1, 2021 and still owned and included in our portfolio as of December 31, 2022.
Includes 96,322 square feet at 10850 Pico, 96,240 square feet at 875 Howard, 79,056 square feet at Page Mill Center, 50,847 square feet at Metro Plaza,
36,905 square feet at Rincon Center, 35,905 square feet at 95 Jackson, 18,594 square feet at Sunset Las Palmas, 12,740 square feet at Palo Alto Square, and
6,650 square feet at Sunset Gower as of fourth quarter 2022.
Includes 546,000 square feet related to the office development Washington 1000, adjacent to the Washington State Convention Center and 241,000 square
feet related to Sunset Glenoaks.
Includes Skyway Landing.
2.
3.
4.
5.
6.
7.
8.
9.
10.
All amounts and percentages used in this discussion of our results of operations are calculated using the numbers
presented in the financial statements contained in this report rather than the rounded numbers appearing in this discussion. The
dollar amounts included in the tables in this discussion of our results of operations are presented in thousands.
53
Comparison of the year ended December 31, 2022 to the year ended December 31, 2021
Net Operating Income
We evaluate performance based upon property net operating income (“NOI”). NOI is not a measure of operating results
or cash flows from operating activities or cash flows as measured by GAAP and should not be considered an alternative to net
income, as an indication of our performance, or as an alternative to cash flows as a measure of liquidity, or our ability to make
distributions. All companies may not calculate NOI in the same manner. We consider NOI to be a useful performance measure to
investors and management because when compared across periods, NOI reflects the revenues and expenses directly associated
with owning and operating our properties and the impact to operations from trends in occupancy rates, rental rates and operating
costs, providing a perspective not immediately apparent from net income. We calculate NOI as net income (loss) excluding
corporate general and administrative expenses, depreciation and amortization, impairments, gains/losses on sales of real estate,
interest expense, transaction-related expenses and other non-operating items. We define NOI as operating revenues (including
rental revenues, other property-related revenue, tenant recoveries and other operating revenues), less property-level operating
expenses (which includes external management fees, if any, and property-level general and administrative expenses). NOI on a
cash basis is NOI adjusted to exclude the effect of straight-line rent and other non-cash adjustments required by GAAP. We
believe that NOI on a cash basis is helpful to investors as an additional measure of operating performance because it eliminates
straight-line rent and other non-cash adjustments to revenue and expenses.
•
•
Management further analyzes NOI by evaluating the performance from the following property groups:
Same-store properties, which include all of the properties owned and included in our stabilized portfolio as of January 1,
2021 and still owned and included in the stabilized portfolio as of December 31, 2022; and
Non-same-store, which includes:
•
•
•
•
•
•
•
Stabilized non-same store properties
Lease-up properties
Repositioning properties
Development properties
Redevelopment properties
Held for sale properties
Operating results from studio service-related businesses
54
The following table reconciles net income to NOI (in thousands, except percentage change):
NET (LOSS) INCOME
Adjustments:
Income from unconsolidated real estate entities
Fee income
Interest expense
Interest income
Management services reimbursement income—unconsolidated joint
ventures
Management services expense—unconsolidated joint ventures
Transaction-related expenses
Unrealized loss (gain) on non-real estate investment
Loss on extinguishment of debt
Loss on sale of real estate
Impairment loss
Other (income) expense
General and administrative
Depreciation and amortization
NOI
Same-store NOI
Non-same-store NOI
NOI
Year Ended December 31,
2022
2021
Dollar
Change
Percentage
Change
$
(16,517) $
29,012 $
(45,529)
(156.9) %
(943)
(7,972)
149,901
(2,340)
(1,822)
(3,221)
121,939
(3,794)
879
(4,751)
27,962
1,454
(4,163)
(1,132)
(3,031)
4,163
14,356
1,440
—
2,164
28,548
(8,951)
79,501
373,219
1,132
8,911
(16,571)
6,259
—
2,762
2,553
71,346
343,614
612,406 $
560,988 $
3,031
5,445
18,011
(6,259)
2,164
25,786
(11,504)
8,155
29,605
51,418
492,063 $
504,657 $
(12,594)
120,343
56,331
612,406 $
560,988 $
64,012
51,418
$
$
$
(48.2)
147.5
22.9
(38.3)
267.8
267.8
61.1
(108.7)
(100.0)
—
933.6
(450.6)
11.4
8.6
9.2 %
(2.5) %
113.6
9.2 %
The following table summarizes certain statistics of our consolidated same-store office and studio properties:
Same-store office
Number of properties
Rentable square feet
Ending % leased
Ending % occupied
Average % occupied for the period
Average annual rental rate per square foot
Same-store studio
Number of properties
Rentable square feet
Average % occupied over period(1)
_____________
1.
Percent occupied for same-store studio is the average percent occupied for the 12 months ended December 31, 2022.
Year Ended December 31,
2022
2021
42
42
11,311,594
11,311,594
88.3 %
86.9 %
89.0 %
92.7 %
91.5 %
92.3 %
$
57.46
$
54.40
3
3
1,230,454
1,230,454
84.6 %
85.7 %
55
The following table gives further detail on our consolidated NOI (in thousands):
REVENUES
Office
Rental
Service and other revenues
Total office revenues
Studio
Rental
Service and other revenues
Total studio revenues
Year Ended December 31,
Same-store
2022
Non-same-
store
Total
Same-store
2021
Non-same-
store
Total
$
701,375 $
133,033 $
834,408 $
703,644 $
79,092 $
782,736
14,242
4,050
18,292
10,125
2,509
12,634
715,617
137,083
852,700
713,769
81,601
795,370
51,980
7,692
59,672
49,436
549
33,417
80,435
113,852
30,959
20,521
49,985
51,480
85,397
88,127
173,524
80,395
21,070
101,465
Total revenues
801,014
225,210 1,026,224
794,164
102,671
896,835
OPERATING EXPENSES
Office operating expenses
Studio operating expenses
Total operating expenses
Office NOI
Studio NOI
NOI
259,182
49,486
308,668
244,392
35,942
280,334
49,769
55,381
105,150
45,115
10,398
55,513
308,951
104,867
413,818
289,507
46,340
335,847
456,435
87,597
544,032
469,377
45,659
515,036
35,628
32,746
68,374
35,280
10,672
45,952
$
492,063 $
120,343 $
612,406 $
504,657 $
56,331 $
560,988
56
The following table gives further detail on our change in consolidated NOI (in thousands, except percentage change):
REVENUES
Office
Rental
Service and other revenues
Total office revenues
Studio
Rental
Service and other revenues
Total studio revenues
Total revenues
OPERATING EXPENSES
Office operating expenses
Studio operating expenses
Total operating expenses
Office NOI
Studio NOI
NOI
Year Ended December 31, 2022 as compared to the Year Ended December 31, 2021
Same-store
Non-same-store
Total
Dollar
change
Percentage
change
Dollar
change
Percentage
change
Dollar
change
Percentage
change
$
(2,269)
(0.3) % $
53,941
68.2 % $
51,672
6.6 %
4,117
1,848
40.7
0.3
1,541
55,482
61.4
68.0
5,658
57,330
44.8
7.2
2,544
2,458
5,002
6,850
14,790
4,654
19,444
(12,942)
348
5.1
7.9
6.2
0.9
6.1
10.3
6.7
(2.8)
1.0
$
(12,594)
(2.5) % $
7,143
1301.1
59,914
67,057
292.0
318.3
9,687
62,372
72,059
19.4
121.2
71.0
122,539
119.4
129,389
14.4
13,544
44,983
58,527
41,938
22,074
64,012
37.7
432.6
126.3
91.9
206.8
113.6 % $
28,334
49,637
77,971
28,996
22,422
51,418
10.1
89.4
23.2
5.6
48.8
9.2 %
NOI increased $51.4 million, or 9.2%, for the year ended December 31, 2022 as compared to the year ended
December 31, 2021, primarily resulting from:
•
a $64.0 million increase in non-same-store NOI driven by:
•
an increase in office NOI of $41.9 million primarily due to:
•
•
•
a $53.9 million increase in rental revenues mainly resulting from the delivery of the entire premises of
our One Westside development property to Google in November 2021, a lease commencement at our
Harlow property (Company 3) in April 2021 and subsequent expansions of the same lease and the
acquisition of our 5th & Bell property in December 2021; and
a $1.5 million increase in service and other revenues predominantly due to lease cancellation fees
received at our Skyway Landing property, partially offset by a decrease arising from lease cancellation
fees received at our 10850 Pico property in the prior period that did not recur in the current period;
partially offset by a $13.5 million increase in operating expenses corresponding to the increase in rental
revenues.
•
an increase in studio NOI of $22.1 million primarily due to the acquisition of Zio and Star Waggons in August
2021 and Quixote in August 2022.
•
partially offset by a $12.6 million decrease in same-store NOI driven by:
•
a decrease in office NOI of $12.9 million primarily due to:
•
•
a $14.8 million increase in operating expenses predominantly utilities and cleaning, resulting from
higher utilization of office space due to an increase in the number of tenant employees returning to in-
person work; and
a $2.3 million decrease in rental revenues primarily resulting from lease expirations at our Skyport
Plaza, 505 First, 901 Market and 875 Howard properties and the collection of rents previously deemed
uncollectible at the 901 Market property during 2021, which did not recur in 2022. The overall decrease
was partially offset by increases in rental revenues at our Maxwell, 1455 Market, Clocktower Square
57
•
and 11601 Wilshire properties generally due to lease commencements and higher tenant recoveries
corresponding to the increase in operating expenses;
partially offset by a $4.1 million increase in service and other revenues primarily resulting from lease
cancellation fees received at our 11601 Wilshire and Concourse properties and increases in visitor
parking at several properties across our same-store portfolio.
•
an increase in studio NOI of $0.3 million primarily due to:
•
•
•
a $2.5 million increase in rental revenues primarily driven by an expansion related to Neftlix at Sunset
Gower Studios partially offset by lease terminations at Sunset Bronson Studios; and
a $2.5 million increase in service and other revenues predominantly resulting from increased services
activity at our Sunset Gower, Sunset Bronson and Sunset Las Palmas studio properties;
partially offset by a $4.7 million increase in operating expenses primarily due to higher payroll and
payroll-related costs, a supplemental property tax assessment at Sunset Gower Studios recorded in the
current period and a favorable supplemental property tax assessment at Sunset Las Palmas Studios
recorded in the prior period that did not recur in the current period.
Other (Income) Expense
Income from unconsolidated real estate entities
Income from our unconsolidated real estate entities decreased by $0.9 million, or 48.2%, to $0.9 million of income for the
year ended December 31, 2022 compared to $1.8 million of income for the year ended December 31, 2021. The decrease was
primarily driven by higher interest expense at the unconsolidated entities due to an increase in the average reference rates for
variable rate debt.
Fee income
Fee income increased by $4.8 million, or 147.5%, to $8.0 million for the year ended December 31, 2022 compared to $3.2
million for the year ended December 31, 2021. Fee income represents the management fee income earned from the unconsolidated
real estate entities. The increase is primarily due to the commencement of development oversight services provided to the Sunset
Waltham Cross joint venture during the year.
Interest expense
Comparison of the year ended December 31, 2022 to the year ended December 31, 2021 is as follows (in thousands,
except percentage change):
Gross interest expense
Capitalized interest
Amortization of deferred financing costs/loan discount
TOTAL
Year Ended December 31,
2022
2021
Dollar Change
$
$
154,038 $
133,165 $
(18,031)
(21,689)
13,894
10,463
149,901 $
121,939 $
20,873
3,658
3,431
27,962
Percentage
Change
15.7 %
(16.9)
32.8
22.9 %
Gross interest expense increased by $20.9 million, or 15.7%, to $154.0 million for the year ended December 31, 2022
compared to $133.2 million for the year ended December 31, 2021. The increase was primarily driven by an increase in the
average reference rates for the Company’s variable rate debt, increases in the outstanding borrowings on the Company’s unsecured
revolving credit facility and One Westside construction loan and interest incurred on the Quixote secured note and the 5.95%
registered senior notes, which were issued in August 2022 and September 2022, respectively. The overall increase was partially
offset by the mark-to-market adjustment recorded to reflect an increase in the fair value of the Company’s interest rate cap, which
was not designated as a cash flow hedge for accounting purposes prior to December 2022, and decreases in interest expense due to
the repayment of the mortgage loan secured by the 10950 Washington property and the in-substance defeased debt in December
2021 and July 2022, respectively.
Capitalized interest decreased $3.7 million, or 16.9%, to $18.0 million for the year ended December 31, 2022 compared to
$21.7 million for the year ended December 31, 2021. The decrease was primarily driven by the completion of the One Westside
and Harlow development properties, partially offset by capitalized interest on the newly-acquired Washington 1000 development.
58
Amortization of deferred financing costs and loan discounts/premiums increased by $3.4 million, or 32.8% to $13.9
million for the year ended December 31, 2022 compared to $10.5 million for the year ended December 31, 2021. The increase was
primarily driven by the amortization of new issuance costs related to the $1.1 billion loan secured by the Hollywood Media
Portfolio, which was refinanced in August 2021; the unsecured revolving facility, which was amended in December 2021 and
September 2022; and the 5.95% registered senior notes, which were issued in September 2022.
Interest income
Interest income decreased $1.5 million, or 38%, to $2.3 million for the year ended December 31, 2022 compared to
$3.8 million for the year ended December 31, 2021. The decrease was primarily driven by the maturity of the U.S. Government
securities in June 2022.
Transaction-related expenses
Transaction-related expenses increased $5.4 million, or 61%, to $14.4 million for the year ended December 31, 2022,
which primarily related to the Quixote acquisition in August 2022, compared to $8.9 million for the year ended December 31,
2021, which primarily related to the acquisition of Zio and Star Waggons in August 2021.
Unrealized loss (gain) on non-real estate investments
We recognized an unrealized loss on non-real estate investments of $1.4 million for the year ended December 31, 2022
compared to an unrealized gain on non-real estate investments of $16.6 million for the year ended December 31, 2021. The activity
in both periods is due to the observable changes in the fair value of the investments.
Loss on extinguishment of debt
During the year ended December 31, 2021 we completed a refinancing of the loan secured by the Hollywood Media
Portfolio and recognized a loss on extinguishment of debt of $6.3 million primarily representing the write-off of unamortized
deferred financing costs associated with the extinguished portion of the loan. No loss on extinguishment of debt was recognized
during the year ended December 31, 2022.
Loss on sale of real estate
During the year ended December 31, 2022, we recognized a $2.2 million loss on sale of real estate in connection with the
dispositions of our Del Amo, Northview Center and 6922 Hollywood properties. No loss on sale was recognized during the year
ended December 31, 2021.
Impairment loss
During the year ended December 31, 2022, we recognized an impairment loss of $28.5 million, of which $20.0 million
was related to reductions in the estimated fair values of our Del Amo, Northview Center and 6922 Hollywood properties and
$8.5 million was due to the full impairment of the Zio trade name in connection with a rebranding of the business. During the year
ended December 31, 2021, we recognized an impairment loss of $2.8 million related to a reduction in the estimated hold period of
our Del Amo property.
Other (income) expense
Other income increased $11.5 million, or 450.6%, to of $9.0 million for the year ended December 31, 2022 compared to
other expense of $2.6 million for the year ended December 31, 2021. The increase was predominantly related to an income tax
benefit recorded in 2022 primarily related to the studio service-related businesses.
General and administrative expenses
General and administrative expenses increased $8.2 million, or 11.4%, to $79.5 million for the year ended December 31,
2022 compared to $71.3 million for the year ended December 31, 2021. The increase was primarily driven by lower non-cash
compensation expense during 2021 due to the forfeiture of stock awards granted to certain departing members of management,
which did not recur in 2022, in addition to higher professional fees, personnel-related and office expenses during 2022.
59
Depreciation and amortization expense
Depreciation and amortization expense increased $29.6 million, or 8.6%, to $373.2 million for the year ended
December 31, 2022 compared to $343.6 million for the year ended December 31, 2021. The increase was primarily related to the
completion of the One Westside development in November 2021, the depreciation and amortization of property, plant and
equipment and finite-lived intangible assets acquired as part of the Zio and Star Waggons transactions in August 2021 and the
Quixote transaction in August 2022 and the acquisition of the 5th & Bell property in December 2021. These increases were
partially offset by the cessation of depreciation related to the Del Amo, Northview Center and 6922 Hollywood properties, which
were sold during 2022 and Skyway Landing, which was held for sale as of December 31, 2021 and 2022.
Comparison of the year ended December 31, 2021 to the year ended December 31, 2020
Refer to Part II, Item 7 “Management’s Discussion and Analysis of Financial Condition and Results of Operations—
Results of Operations—Comparison of the year ended December 31, 2021 to the year ended December 31, 2020” of the Form 10-
K for the fiscal year ended December 31, 2021.
60
Liquidity and Capital Resources
We have remained capitalized since our initial public offering through public offerings, private placements, joint ventures
and continuous offerings under our at-the-market (“ATM”) program. We currently expect that our principal sources of funds to
meet our short-term and long-term liquidity requirements for working capital, strategic acquisitions, capital expenditures, tenant
improvements, leasing costs, dividends and distributions, share repurchases and repayments of outstanding debt financing will
include:
•
•
•
•
•
•
•
cash on hand, cash reserves and net cash provided by operations;
proceeds from additional equity securities;
our ATM program;
borrowings under the operating partnership’s unsecured revolving credit facility and One Westside construction loan;
proceeds from joint venture partners;
proceeds from Sunset Glenoaks construction loan (unconsolidated joint venture); and
proceeds from additional secured, unsecured debt financings or offerings.
Liquidity Sources
We had approximately $255.8 million of cash and cash equivalents at December 31, 2022. Our principal source of
operating cash flow is related to leasing and operating the properties in our portfolio. Our properties provide a relatively consistent
stream of cash flow that provides us with resources to pay operating expenses, debt service and fund quarterly dividend and
distribution requirements.
Our ability to access the equity capital markets will be dependent on a number of factors as well, including general market
conditions for REITs and market perceptions about us.
We have an ATM program that allows us to sell up to $125.0 million of common stock, $65.8 million of which has been
sold through December 31, 2022. Any future sales will depend on several factors, including, but not limited to, market conditions,
the trading price of our common stock and our capital needs. We have no obligation to sell the remaining shares available for sale
under this program.
As of December 31, 2022, we had total borrowing capacity of $1.0 billion under our unsecured revolving credit facility,
$385.0 million of which had been drawn. As of December 31, 2022, we had total borrowing capacity of $414.6 million under our
construction loan secured by our One Westside and 10850 Pico properties, $316.6 million of which had been drawn. As of
December 31, 2022, the total borrowing capacity under the Sunset Glenoaks construction loan (unconsolidated joint venture) was
$100.6 million, of which $41.3 million had been drawn.
Our ability to incur additional debt will be dependent on a number of factors, including our degree of leverage, the value
of our unencumbered assets and borrowing restrictions that may be imposed by lenders. If we incur additional debt, the risks
associated with our leverage, including our ability to service our debt, would increase.
The following table sets forth our ratio of debt to total market capitalization (counting series A preferred units as debt) as
of December 31, 2022 (in thousands, except percentage):
Market Capitalization
Unsecured and secured debt(1)
Series A redeemable preferred units
Total consolidated debt
Equity capitalization(2)
TOTAL CONSOLIDATED MARKET CAPITALIZATION
Total consolidated debt/total consolidated market capitalization
December 31, 2022
$
4,610,088
9,815
4,619,903
1,833,281
6,453,184
71.6 %
$
_____________
1.
2.
Excludes joint venture partner debt and unamortized deferred financing costs and loan discount.
Equity capitalization represents the shares of common stock outstanding (including unvested restricted shares), OP units outstanding, restricted performance
units and dilutive shares multiplied by the closing price of $9.73, as reported by the NYSE, on December 30, 2022 as well as the aggregate value of the Series
C preferred stock liquidation preference as of December 30, 2022.
61
Outstanding Indebtedness
The following table sets forth information as of December 31, 2022 and December 31, 2021 with respect to our
outstanding indebtedness, excluding unamortized deferred financing costs and loan discounts (in thousands):
Unsecured debt
Secured debt
In-substance defeased debt
Joint venture partner debt
December 31,
2022
December 31,
2021
$ 2,660,000 $ 2,050,000
$ 1,950,088 $ 1,714,874
$
$
— $
128,212
66,136 $
66,136
The operating partnership was in compliance with its financial covenants as of December 31, 2022.
Credit Ratings
The following table provides information with respect to our credit ratings at December 31, 2022:
Agency
Moody’s
Standard and Poor’s
Fitch
Liquidity Uses
Contractual Obligations
Credit Rating
Baa3
BBB-
BBB-
The following table provides information with respect to our commitments at December 31, 2022, including any
guaranteed or minimum commitments under contractual obligations (in thousands):
Contractual Obligation
Payments Due by Period
Total
Less than
1 Year
1-3 Years
3-5 Years
More than
5 Years
Principal payments on unsecured and secured debt
$ 4,610,088 $ 320,000 $ 1,057,902 $ 1,881,186 $ 1,351,000
Principal payments on joint venture partner debt
Interest payments—fixed rate(1)(2)
Interest payments—variable rate(1)(3)
Operating leases(4)
66,136
—
—
—
541,311
114,109
207,942
158,279
166,605
745,388
92,108
39,054
74,497
78,746
—
73,063
554,525
66,136
60,981
—
TOTAL
$ 6,129,528 $ 565,271 $ 1,419,087 $ 2,112,528 $ 2,032,642
_____________
1.
2.
3.
Interest rates with respect to indebtedness are calculated on the basis of a 360-day year for the actual days elapsed.
Reflects our projected interest obligations for fixed rate debts, which includes $17.2 million of projected interest related to our joint venture partner debt.
Reflects our projected interest obligations for variable rate debts, including those that are effectively fixed as a result of derivatives and in instances where
interest is paid based on an applicable LIBOR or SOFR margin . We used the average December LIBOR or SOFR, as applicable, and the applicable margin as
of December 31, 2022.
Reflects minimum lease payments through the contractual lease expiration date, including the impact of the extension options which the Company is
reasonably certain to exercise. Refer to Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—Note 11 to the Consolidated Financial Statements—
Future Minimum Base Rents and Lease Payments” for details of our lease agreements.
4.
The Company has entered into a number of construction agreements related to capital improvement activities at various
properties. As of December 31, 2022, the Company had $254.2 million in outstanding obligations under the agreements, of which
$201.7 million is expected to be incurred within one year from December 31, 2022.
The Company invests in several non-real estate funds with an aggregate commitment to contribute up $48.0 million. As of
December 31, 2022, the Company has contributed $33.2 million, net of recallable distributions, with $14.8 million remaining to be
contributed.
62
The terms of the securities purchase agreement for the acquisition of Zio require the Company to pay up to $20.0 million
of additional consideration to the business’s former shareholders in 2024, subject to certain performance thresholds being met (the
“earnout”). As of December 31, 2022, the recorded fair value of the earnout liability was $9.3 million.
Off-Balance Sheet Arrangements
Joint Venture Indebtedness
We have investments in unconsolidated real estate entities accounted for using the equity method of accounting. The
following table provides information about joint venture indebtedness as of December 31, 2022 (in thousands):
Bentall Centre(1)
Sunset Glenoaks Studios(2)
Principal Amount
$
$
Interest Rate
490,319 CDOR + 1.75%
SOFR + 3.10%
41,318
Contractual Maturity Date Company’s Share
98,064
7/1/2024
1/9/2025
20,659
$
$
_____________
(1) We own 20% of the ownership interest in the unconsolidated real estate investment that owns Bentall Centre. The loan was transacted in Canadian dollars.
The principal balance is shown in U.S. dollars using the foreign currency exchange rate as of December 31, 2022. The interest on the full principal amount
has been effectively capped at 6.31% per annum (4.56% strike rate + 1.75% spread) through the use of an interest rate cap.
(2) We own 50% of the ownership interest in the unconsolidated real estate investment that owns the Sunset Glenoaks Studios development. This loan has an
initial interest rate of SOFR + 3.10% per annum until the construction at Sunset Glenoaks Studios is complete and certain performance targets have been met,
at which time the effective interest rate will decrease to SOFR + 2.50%. This loan is interest-only through its term. The total capacity of the loan is
$100.6 million. As of December 31, 2022, we have $59.3 million undrawn. The interest on the full principal amount has been effectively capped at 7.60% per
annum (4.50% strike rate + 3.10% spread) through the use of an interest rate cap.
Cash Flows
Comparison of the cash flow activity for the year ended December 31, 2022 to the year ended December 31, 2021 is as
follows (in thousands, except percentage change):
Net cash provided by operating activities
Net cash used in investing activities
Net cash provided by financing activities
Year Ended December 31,
2022
2021
Dollar Change
369,501 $
314,863 $
54,638
(378,094) $
(754,208) $
376,114
97,448 $
486,681 $
(389,233)
$
$
$
Percentage
Change
17.4 %
(49.9) %
(80.0) %
Cash and cash equivalents and restricted cash were $285.7 million and $196.9 million at December 31, 2022 and 2021,
respectively.
Operating Activities
Net cash provided by operating activities increased by $54.6 million, or 17.4%, to $369.5 million for the year ended
December 31, 2022 as compared to $314.9 million for the year ended December 31, 2021. The change primarily resulted from
operating cash flow contributions from Quixote, which was acquired in August 2022, and Zio, Star Waggons and 5th & Bell,
which were acquired in August 2021, August 2021 and December 2021, respectively.
Investing Activities
Net cash used in investing activities decreased by $376.1 million, or 49.9%, to $378.1 million for the year ended
December 31, 2022 as compared to $754.2 million for the year ended December 31, 2021. The change resulted primarily from
proceeds from the sales of real estate in the amount of $137.7 million, a $123.5 million increase in proceeds from maturities of
U.S. Government securities, a $61.8 million decrease in additions to investment in real estate, a $35.5 million decrease in
contributions to unconsolidated real estate entities and a $22.4 million decrease in expenditures on property acquisitions during the
year ended December 31, 2022 as compared to the year ended December 31, 2021.
Financing Activities
Net cash provided by financing activities decreased by $389.2 million, or 80.0%, to $97.4 million for the year ended
December 31, 2022 as compared to $486.7 million for the year ended December 31, 2021. The change primarily resulted from the
2021 proceeds from the issuance of Series C preferred stock and common stock of $413.0 million and $45.0 million, respectively,
63
with no corresponding activity in 2022, a $252.9 million decrease in proceeds from notes payable, a $200.0 million cash outflow
related to the accelerated share repurchase program and a $124.7 million increase in payments of in-substance defeased debt
during the year ended December 31, 2022 as compared to the year ended December 31, 2021. The decrease was partially offset by
a $602.9 million decrease in payments of notes payable and a $38.2 million decrease in distributions to non-controlling members
in consolidated real estate entities.
Non-GAAP Supplemental Financial Measures
We calculate FFO in accordance with the White Paper issued in December 2018 on FFO approved by the Board of
Governors of NAREIT. The White Paper defines FFO as net income or loss calculated in accordance with generally accepted
accounting principles in the United States (“GAAP”), excluding gains and losses from sales of depreciable real estate and
impairment write-downs associated with depreciable real estate, plus real estate-related depreciation and amortization (excluding
amortization of deferred financing costs and depreciation of non-real estate assets) and after adjustment for unconsolidated
partnerships and joint ventures. The calculation of FFO includes the amortization of deferred revenue related to tenant-funded
tenant improvements and excludes the depreciation of the related tenant improvement assets. In the December 2018 White Paper,
NAREIT provided an option to include value changes in mark-to-market equity securities in the calculation of FFO. We elected
this option retroactively during fourth quarter of 2018.
We believe that FFO is a useful supplemental measure of our operating performance. The exclusion from FFO of gains
and losses from the sale of operating real estate assets allows investors and analysts to readily identify the operating results of the
assets that form the core of our activity and assists in comparing those operating results between periods. Also, because FFO is
generally recognized as the industry standard for reporting the operations of REITs, it facilitates comparisons of operating
performance to other REITs. However, other REITs may use different methodologies to calculate FFO, and accordingly, our FFO
may not be comparable to all other REITs.
Implicit in historical cost accounting for real estate assets in accordance with GAAP is the assumption that the value of
real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions,
many industry investors and analysts have considered presentations of operating results for real estate companies using historical
cost accounting alone to be insufficient. Because FFO excludes depreciation and amortization of real estate assets, we believe that
FFO along with the required GAAP presentations provides a more complete measurement of our performance relative to our
competitors and a more appropriate basis on which to make decisions involving operating, financing and investing activities than
the required GAAP presentations alone would provide. We use FFO per share to calculate annual cash bonuses for certain
employees.
However, FFO should not be viewed as an alternative measure of our operating performance because it does not reflect
either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating
performance of our properties, which are significant economic costs and could materially impact our results from operations.
The following table presents a reconciliation of net (loss) income to FFO (in thousands):
Net (loss) income
Adjustments:
Depreciation and amortization—Consolidated
Depreciation and amortization—Non-real estate assets
Depreciation and amortization—Company’s share from unconsolidated real estate entities
Loss on sale of real estate
Impairment loss—Real estate assets
Unrealized loss (gain) on non-real estate investments
Tax impact of unrealized gain on non-real estate investment
FFO attributable to non-controlling interests
FFO attributable to preferred shares and units
FFO TO COMMON STOCKHOLDERS AND UNITHOLDERS
$
64
Year Ended December 31,
2022
2021
$
(16,517) $
29,012
373,219
(23,110)
5,322
2,164
20,048
1,440
—
(71,100)
(21,043)
270,423 $
343,614
(7,719)
6,020
—
2,762
(16,571)
3,849
(64,388)
(2,893)
293,686
ITEM 7A. Quantitative and Qualitative Disclosures About Market Risk
Interest Rate Risk
The primary market risk we face is interest rate risk. Our future income, cash flows and fair values relevant to financial
instruments are dependent upon prevalent market interest rates. Market risk refers to the risk of loss from adverse changes in
market prices and interest rates. As more fully described below, we use derivatives to manage, or hedge, interest rate risks related
to our borrowings. We only enter into contracts with major financial institutions based on their credit rating and other factors. For a
summary of our outstanding indebtedness, see Item 7 “Management’s Discussion and Analysis of Financial Condition and Results
of Operations—Liquidity and Capital Resources.” For a summary of our derivatives, refer to Part IV, Item 15(a) “Exhibits,
Financial Statement Schedules—Note 9 to the Consolidated Financial Statements—Derivatives.”
Interest risk amounts were determined by considering the impact of hypothetical interest rates on our financial
instruments. These analyses do not consider the effect of any change in overall economic activity that could occur in that
environment. Further, in the event of a change of that magnitude, we may take actions to further mitigate our exposure to the
change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, these analyses
assume no changes in our financial structure.
The following table summarizes the terms our derivative instrument used to hedge interest rate risk as of December 31,
2022 (notional amount and fair value in thousands):
Underlying Debt Instrument Type of Instrument
Notional
Amount
Effective Date Maturity Date
Strike Rate
Fair Value
Assets (Liabilities)
Hollywood Media Portfolio
Interest rate cap
1,100,000 August 2021
August 2023
3.50%
$
9,292
The following table summarizes our fixed and variable rate debt as of December 31, 2022 (in thousands):
Unsecured and Secured Debt
Joint Venture Partner Debt
Carrying Value
Fair Value
Carrying Value
Fair Value
Variable rate
Fixed rate
TOTAL(1)
$
$
1,906,087 $
2,704,001
4,610,088 $
1,906,087 $
2,386,081
4,292,168 $
— $
66,136
66,136 $
—
60,327
60,327
_____________
1.
Excludes unamortized deferred financing costs.
For sensitivity purposes, if the reference rates (either LIBOR or SOFR, as applicable) for our variable rate debt as of
December 31, 2022 were to increase by 100 basis points, or 1.0%, the resulting increase in annual interest expense would decrease
our future earnings and cash flows by $19.1 million.
Foreign Currency Exchange Rate Risk
We have exposure to foreign currency exchange rate risk related to our unconsolidated real estate entities operating in
Canada and the United Kingdom. The unconsolidated real estate entities’ functional currency is the local currency, or Canadian
dollars and pound sterling, respectively. Any gains or losses resulting from the translation of Canadian dollars and pound sterling
to U.S. dollars are classified on our Consolidated Balance Sheets as a separate component of other comprehensive (loss) income
and are excluded from net income.
ITEM 8. Financial Statements and Supplementary Data
Our consolidated financial statements included in this Annual Report on Form 10-K are listed in Part IV, Item 15(a) of
this report.
ITEM 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
Not applicable.
65
ITEM 9A. Controls and Procedures
Disclosure Controls and Procedures (Hudson Pacific Properties, Inc.)
Hudson Pacific Properties, Inc. maintains disclosure controls and procedures (as defined in Rule 13a-15(e) or Rule
15d-15(e) under the Exchange Act) that are designed to ensure that information required to be disclosed in Hudson Pacific
Properties, Inc.’s reports under the Exchange Act is processed, recorded, summarized and reported within the time periods
specified in the SEC’s rules and forms and that such information is accumulated and communicated to management, including
the Chief Executive Officer and Chief Financial Officer, as appropriate, to allow for timely decisions regarding required
disclosure. 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, and management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and
procedures.
As required by Rule 13a-15(b) under the Exchange Act, Hudson Pacific Properties, Inc. carried out an evaluation, under
the supervision and with the participation of management, including the Chief Executive Officer and Chief Financial Officer, of
the effectiveness of the design and operation of the disclosure controls and procedures as of the end of the period covered by this
report.
Based on the foregoing, our Chief Executive Officer and Chief Financial Officer concluded, as of that time, that Hudson
Pacific Properties, Inc.’s disclosure controls and procedures were effective in providing a reasonable level of assurance that
information Hudson Pacific Properties, Inc. is required to disclose in reports that Hudson Pacific Properties, Inc. files under the
Exchange Act is processed, recorded, summarized and reported within the time periods specified in the SEC’s rules and forms
and that such information is accumulated and communicated to management, including the Chief Executive Officer and Chief
Financial Officer, as appropriate, to allow for timely decisions regarding required disclosure.
Disclosure Controls and Procedures (Hudson Pacific Properties, L.P.)
Hudson Pacific Properties, L.P. maintains disclosure controls and procedures (as defined in Rule 13a-15(e) or Rule
15d-15(e) under the Exchange Act) that are designed to ensure that information required to be disclosed in Hudson Pacific
Properties, L.P.’s reports under the Exchange Act is processed, recorded, summarized and reported within the time periods
specified in the SEC’s rules and forms and that such information is accumulated and communicated to management, including
the Chief Executive Officer and Chief Financial Officer of Hudson Pacific Properties, Inc. (the sole general partner of Hudson
Pacific Properties, L.P.), as appropriate, to allow for timely decisions regarding required disclosure. 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, and management is required to
apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.
As required by Rule 13a-15(b) under the Exchange Act, Hudson Pacific Properties, L.P. carried out an evaluation,
under the supervision and with the participation of management, including the Chief Executive Officer and Chief Financial
Officer of Hudson Pacific Properties, Inc. (the sole general partner of Hudson Pacific Properties, L.P.), of the effectiveness of the
design and operation of the disclosure controls and procedures as of the end of the period covered by this report.
Based on the foregoing, the Chief Executive Officer and Chief Financial Officer of Hudson Pacific Properties, Inc. (the
sole general partner of Hudson Pacific Properties, L.P.) concluded, as of that time, that Hudson Pacific Properties, L.P.’s
disclosure controls and procedures were effective in providing a reasonable level of assurance that information Hudson Pacific
Properties, L.P. is required to disclose in reports that Hudson Pacific Properties, L.P. files under the Exchange Act is processed,
recorded, summarized and reported within the time periods specified in the SEC’s rules and forms and that such information is
accumulated and communicated to management, including the Chief Executive Officer and Chief Financial Officer of Hudson
Pacific Properties, Inc. (the sole general partner of Hudson Pacific Properties, L.P.), as appropriate, to allow for timely decisions
regarding required disclosure.
Changes in Internal Control Over Financial Reporting (Hudson Pacific Properties, Inc.)
There have been no changes that occurred during the fourth quarter of the year covered by this report in Hudson Pacific
Properties, Inc.’s internal control over financial reporting identified in connection with the evaluation referenced above that have
materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
66
Changes in Internal Control Over Financial Reporting (Hudson Pacific Properties, L.P.)
There have been no changes that occurred during the fourth quarter of the year covered by this report in Hudson Pacific
Properties, L.P.’s internal control over financial reporting identified in connection with the evaluation referenced above 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 (Hudson Pacific Properties, Inc.)
Management 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.
Hudson Pacific Properties, Inc.’s system of internal control is designed to provide reasonable assurance regarding the
reliability of financial reporting and preparation of Hudson Pacific Properties, Inc.’s financial statements for external reporting
purposes in accordance with GAAP. Hudson Pacific Properties, Inc.’s management, including the Chief Executive Officer and
Chief Financial Officer, assessed the effectiveness of Hudson Pacific Properties, Inc.’s internal control over financial reporting
as of December 31, 2022. In conducting its assessment, management used the criteria issued by the Committee of Sponsoring
Organizations of the Treadway Commission on Internal Control-Integrated Framework (2013 Framework). Based on this
assessment, management concluded that, as of December 31, 2022, Hudson Pacific Properties, Inc.’s internal control over
financial reporting was effective based on those criteria.
Management, including the Chief Executive Officer and Chief Financial Officer of Hudson Pacific Properties, Inc.,
does not expect that Hudson Pacific Properties, Inc.’s disclosure controls and procedures, or Hudson Pacific Properties, Inc.’s
internal controls will prevent all errors and fraud. A control system, no matter how well conceived and operated, can provide
only reasonable, not absolute, assurance that the objectives of the control system are met. Further, the design of a control system
must reflect the fact that there are resource constraints and the benefit of controls must be considered relative to their costs.
Because of the inherent limitations in all control systems, no evaluation of controls can provide absolute assurance that all
control issues and instances of fraud, if any, have been detected.
Management has excluded Quixote from its assessment of internal controls over financial reporting as of December 31,
2022 because it was acquired by Hudson Pacific Properties, Inc. in a business combination on August 31, 2022. Total assets and
revenues of Quixote represent 5% and 3% of the related consolidated financial statements for the year ended December 31, 2022,
respectively.
Management’s Annual Report on Internal Control over Financial Reporting (Hudson Pacific Properties, L.P.)
Management 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.
Hudson Pacific Properties, L.P.’s system of internal control is designed to provide reasonable assurance regarding the
reliability of financial reporting and preparation of Hudson Pacific Properties, L.P.’s financial statements for external reporting
purposes in accordance with GAAP. Hudson Pacific Properties, L.P.’s management, including the Chief Executive Officer and
Chief Financial Officer of Hudson Pacific Properties, Inc. (the sole general partner of Hudson Pacific Properties, L.P.), assessed
the effectiveness of Hudson Pacific Properties, L.P.’s internal control over financial reporting as of December 31, 2022. In
conducting its assessment, management used the criteria issued by the Committee of Sponsoring Organizations of the Treadway
Commission on Internal Control-Integrated Framework (2013 Framework). Based on this assessment, management concluded
that, as of December 31, 2022, Hudson Pacific Properties, L.P.’s internal control over financial reporting was effective based on
those criteria.
Management, including the Chief Executive Officer and Chief Financial Officer of Hudson Pacific Properties, Inc. (the
sole general partner of Hudson Pacific Properties, L.P.), does not expect that Hudson Pacific Properties, L.P.’s disclosure
controls and procedures, or Hudson Pacific Properties, L.P.’s internal controls will prevent all errors and fraud. A control system,
no matter how well conceived and operated, can provide only reasonable, not absolute, assurance that the objectives of the
control system are met. Further, the design of a control system must reflect the fact that there are resource constraints and the
benefit of controls must be considered relative to their costs. Because of the inherent limitations in all control systems, no
evaluation of controls can provide absolute assurance that all control issues and instances of fraud, if any, have been detected.
Management has excluded Quixote from its assessment of internal controls over financial reporting as of December 31,
2022 because it was acquired by Hudson Pacific Properties, Inc. in a business combination on August 31, 2022. Total assets and
67
revenues of Quixote represent 5% and 3% of the related consolidated financial statements for the year ended December 31, 2022,
respectively.
Attestation Report of the Registered Accounting Firm (Hudson Pacific Properties, Inc.)
The effectiveness of Hudson Pacific Properties, Inc.’s internal control over financial reporting as of December 31, 2022,
has been audited by Ernst & Young LLP, the independent registered public accounting firm that audited the consolidated
financial statements included in this annual report, as stated in their report appearing on page F-2, which expresses an
unqualified opinion on the effectiveness of Hudson Pacific Properties, Inc.’s internal control over financial reporting as of
December 31, 2022.
ITEM 9B. Other Information
Not applicable.
ITEM 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections
Not applicable.
68
ITEM 10. Directors, Executive Officers and Corporate Governance
PART III
The information required by Item 10 is incorporated by reference from our definitive proxy statement for our annual
stockholders’ meeting presently scheduled to be held in May 2023. We intend to disclose any amendment to, or waiver from, our
code of ethics within four business days following the date of the amendment or waiver.
ITEM 11. Executive Compensation
The information required by Item 11 is incorporated by reference from our definitive proxy statement for our annual
stockholders’ meeting presently scheduled to be held in May 2023.
ITEM 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters
The information required by Item 12 is incorporated by reference from our definitive proxy statement for our annual
stockholders’ meeting presently scheduled to be held in May 2023.
ITEM 13. Certain Relationships and Related Transactions, and Director Independence
The information required by Item 13 is incorporated by reference from our definitive proxy statement for our annual
stockholders’ meeting presently scheduled to be held in May 2023.
ITEM 14. Principal Accountant Fees and Services
The information required by Item 14 is incorporated by reference from our definitive proxy statement for our annual
stockholders’ meeting presently scheduled to be held in May 2023.
69
PART IV
ITEM 15. Exhibits, Financial Statement Schedules
(a)(1) and (2) Financial Statements and Schedules
The following consolidated financial information is included as a separate section of this Annual Report on Form 10-K:
FINANCIAL STATEMENTS OF HUDSON PACIFIC PROPERTIES, INC.
Report of Management on Internal Control Over Financial Reporting
Report of Independent Registered Public Accounting Firm on Internal Control Over Financial Reporting
Report of Independent Registered Public Accounting Firm (PCAOB ID: Ernst & Young LLP (42))
Consolidated Balance Sheets as of December 31, 2022 and 2021
Consolidated Statements of Operations for the Years Ended December 31, 2022, 2021 and 2020
Consolidated Statements of Comprehensive (Loss) Income for the Years Ended December 31, 2022, 2021 and 2020
Consolidated Statements of Equity for the Years Ended December 31, 2022, 2021 and 2020
Consolidated Statements of Cash Flows for the Years Ended December 31, 2022, 2021 and 2020
FINANCIAL STATEMENTS OF HUDSON PACIFIC PROPERTIES, L.P.
Report of Independent Registered Public Accounting Firm (PCAOB ID: Ernst & Young LLP (42))
Consolidated Balance Sheets as of December 31, 2022 and 2021
Consolidated Statements of Operations for the Years Ended December 31, 2022, 2021 and 2020
Consolidated Statements of Comprehensive (Loss) Income for the Years Ended December 31, 2022, 2021 and 2020
Consolidated Statements of Capital for the Years Ended December 31, 2022, 2021 and 2020
Consolidated Statements of Cash Flows for the Years Ended December 31, 2022, 2021 and 2020
Notes to Consolidated Financial Statements
Schedule III - Real Estate and Accumulated Depreciation
1
2
4
6
7
8
9
10
11
13
14
15
16
17
18
58
All other schedules are omitted since the required information is not present in amounts sufficient to require submission
of the schedule or because the information required is included in the financial statements and notes thereto.
(3) Exhibits
Exhibit
No.
Description
Articles of Amendment and Restatement of Hudson Pacific Properties, Inc.
Form of Articles Supplementary of Hudson Pacific Properties, Inc.
Second Amended and Restated Bylaws of Hudson Pacific Properties, Inc.
First Amendment to the Second Amended and Restated Bylaws of Hudson Pacific
Properties, Inc.
Fifth Amended and Restated Agreement of Limited Partnership of Hudson Pacific
Properties, L.P.
Certificate of Limited Partnership of Hudson Pacific Properties, L.P.
Articles Supplementary designating the Series C Preferred Stock of Hudson Pacific
Properties, Inc.
Form of Certificate of Common Stock of Hudson Pacific Properties, Inc.
Indenture, dated October 2, 2017, among Hudson Pacific Properties, L.P., and U.S. Bank
National Association.
3.1
3.2
3.3
3.4
3.5
3.6
3.7
4.1
4.2
4.3
4.4
Incorporated by Reference
Form
File No.
S-11/A 333-164916
S-11/A 333-170751
8-K
8-K
001-34789
001-34789
8-K
001-34789
10-Q
8-K
001-34789
001-34789
S-11/A 333-164916
8-K
001-34789
Exhibit
No.
3.1
3.3
3.1
3.1
3.2
3.4
3.1
4.1
4.1
4.2
Filing Date
May 12, 2010
December 6, 2010
January 12, 2015
March 22, 2022
November 16, 2021
November 4, 2016
November 16, 2021
June 14, 2010
October 2, 2017
October 2, 2017
Supplemental Indenture No. 1, dated October 2, 2017, among Hudson Pacific Properties,
L.P., Hudson Pacific Properties, Inc. and U.S. Bank National Association.
8-K
001-34789
Supplemental Indenture No. 2, dated as of February 27, 2019, among Hudson Pacific
Properties, L.P., as issuer, Hudson Pacific Properties, Inc., as guarantor, and U.S. Bank
National Association, as trustee, including the form of 4.650% Senior Notes due 2029
and the guarantee.
10-Q
001-34789
10.1
May 7, 2019
70
Exhibit
No.
4.5
Description
Supplemental Indenture No. 3, dated as of October 3, 2019, among Hudson Pacific
Properties, L.P., as issuer, Hudson Pacific Properties, Inc., as guarantor, and U.S. Bank
National Association, as trustee, including the form of 3.250% Senior Notes due 2030
and the guarantee.
Incorporated by Reference
Form
8-K
File No.
Exhibit
No.
Filing Date
001-34789
4.2
October 3, 2019
Description of Registrant's Securities Registered Pursuant to Section 12 of the Securities
Exchange Act of 1934.
10-K
001-34789
8-K
001-34789
4.6
4.2
February 18, 2022
September 15, 2022
4.6
4.7
10.1
10.2
10.3
10.4
10.5
10.6
10.7
10.8
10.9
10.10
10.11
10.12
10.13
10.14
10.15
10.16
10.17
10.18
10.19
10.20
10.21
10.22
10.23
Supplemental Indenture No. 4, dated as of September 15, 2022, among Hudson Pacific
Properties, L.P., as issuer, Hudson Pacific Properties, Inc., as guarantor, and U.S. Bank
Trust Company, National Association, as successor in interest to U.S. Bank National
Association, as trustee, including the form of 5.950% Senior Notes due 2028 and the
guarantee.
Registration Rights Agreement among Hudson Pacific Properties, Inc. and the persons
named therein.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Victor J. Coleman.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Mark T. Lammas.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Christopher Barton.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Dale Shimoda.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Theodore R. Antenucci.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Richard B. Fried.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Jonathan M. Glaser.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Mark D. Linehan.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Robert M. Moran, Jr.
Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific
Properties, Inc. and Barry A. Porter.
Hudson Pacific Properties, Inc. Director Stock Plan.*
Contribution Agreement by and among Victor J. Coleman, Howard S. Stern, Hudson
Pacific Properties, L.P. and Hudson Pacific Properties, Inc., dated as of February 15,
2010.
Contribution Agreement by and among SGS investors, LLC, HFOP Investors, LLC,
Soma Square Investors, LLC, Hudson Pacific Properties, L.P. and Hudson Pacific
Properties, Inc., dated as of February 15, 2010.
Contribution Agreement by and among TMG-Flynn SOMA, LLC, Hudson Pacific
Properties, L.P. and Hudson Pacific Properties, Inc., dated as of February 15, 2010.
Contribution Agreement by and among Glenborough Fund XIV, L.P., Glenborough
Acquisition, LLC, Hudson Pacific Properties, L.P. and Hudson Pacific Properties, Inc.
dated as of February 15, 2010.
Representation, Warranty and Indemnity Agreement by and among Hudson Pacific
Properties, Inc., Hudson Pacific Properties, L.P. and the persons named therein as
nominees of TMG-Flynn SOMA, LLC, dated as of February 15, 2010.
Representation, Warranty and Indemnity Agreement by and among Hudson Pacific
Properties, Inc. Hudson Pacific Properties, L.P., and the persons named therein as
nominees of Glenborough Fund XIV, L.P. dated as of February 15, 2010.
Tax Protection Agreement between Hudson Pacific Properties, L.P. and the persons
named therein, dated June 29, 2010.
Agreement of Purchase and Sale and Joint Escrow Instructions between Del Amo
Fashion Center Operating Company and Hudson Capital, LLC dated as of May 18,
2010.
Conditional Consent Agreement between GLB Encino, LLC, as Borrower, and
SunAmerica Life Insurance Company, as Lender, dated as of June 10, 2010.
Amended and Restated Deed of Trust, Security Agreement, Fixture Filing, Financing
Statement and Assignment of Leases and Rents between GLB Encino, LLC, as Trustor,
SunAmerica Life Insurance Company, as Beneficiary, and First American Title
Insurance Company, as Trustee, dated as of January 26, 2007.
S-11
333-170751
10.2
November 22, 2010
S-11
333-170751
10.3
November 22, 2010
S-11
333-170751
10.5
November 22, 2010
S-11
333-170751
10.6
November 22, 2010
S-11
333-170751
10.7
November 22, 2010
S-11
333-170751
10.8
November 22, 2010
S-11
333-170751
10.10
November 22, 2010
S-11
333-170751
10.11
November 22, 2010
S-11
333-170751
10.12
November 22, 2010
S-11
333-170751
10.13
November 22, 2010
S-11
333-170751
10.14
November 22, 2010
S-11/A 333-170751
S-11/A 333-164916
10.5
10.17
10.11
June 14, 2010
December 6, 2010
April 9, 2010
S-11/A 333-164916
10.12
April 9, 2010
S-11/A 333-164916
10.13
April 9, 2010
S-11/A 333-164916
10.14
April 9, 2010
S-11/A 333-164916
10.16
April 9, 2010
S-11/A 333-164916
10.17
April 9, 2010
8-K
001-34789
10.3
July 1, 2010
S-11/A 333-164916
10.20
June 11, 2010
S-11/A 333-164916
10.24
June 22, 2010
S-11/A 333-164916
10.25
June 22, 2010
Restricted Stock Award Grant Notice and Restricted Stock Award Agreement.*
S-11/A 333-164916
10.24
Amended and Restated Promissory Note by GLB Encino, as Maker, to SunAmerica Life
Insurance Company, as Holder, dated as of January 26, 2007.
S-11/A 333-164916
10.26
June 22, 2010
71
Exhibit
No.
10.25
Description
Approval Letter from Wells Fargo, as Master Servicer, and CWCapital Asset
Management, LLC, as Special Servicer to Hudson Capital LLC, dated as of June 8,
2010.
Incorporated by Reference
Form
File No.
Exhibit
No.
Filing Date
S-11/A 333-164916
10.27
June 22, 2010
10.26
10.27
10.28
10.29
10.30
10.31
10.32
10.33
10.34
10.35
10.36
10.37
10.38
10.39
10.40
10.41
10.42
10.43
10.44
10.45
10.46
10.47
10.48
10.49
10.50
Loan and Security Agreement between Glenborough Tierrasanta, LLC, as Borrower, and
German American Capital Corporation, as Lender, dated as of November 28, 2006.
S-11/A 333-164916
10.28
June 22, 2010
Note by Glenborough Tierrasanta, LLC, as Borrower, in favor of German American
Capital Corporation, as Lender, dated as of November 28, 2006.
Reaffirmation, Consent to Transfer and Substitution of Indemnitor, by and among
Glenborough Tierrasanta, LLC, Morgan Stanley Real Estate Fund V U.S., L.P., MSP
Real Estate Fund V, L.P. Morgan Stanley Real Estate Investors, V U.S., L.P., Morgan
Stanley Real Estate Fund V Special U.S., L.P., MSP Co-Investment Partnership V, L.P.,
MSP Co-Investment Partnership V, L.P., Glenborough Fund XIV, L.P., Hudson Pacific
Properties, L.P., and US Bank National Association, dated June 29, 2010.
First Amendment to Purchase and Sale Agreement, dated October 1, 2010, by and
between ECI Washington LLC and Hudson Pacific Properties, L.P.
Contract for Sale dated as of December 15, 2010 by and between Hudson 1455 Market,
LLC and Bank of America, National Association.
Contribution Agreement by and between BCSP IV U.S. Investments, L.P. and Hudson
Pacific Properties, L.P., dated as of December 15, 2010.
Limited Liability Company Agreement of Rincon Center JV LLC by and between
Rincon Center Equity LLC and Hudson Rincon, LLC, dated as of December 16, 2010.
First Amendment to Registration Rights Agreement by and among Hudson Pacific
Properties, Inc., Farallon Capital Partners, L.P., Farallon Capital Institutional Partners,
L.P. and Farallon Capital Institutional Partners III, L.P., dated May 3, 2011.
Loan Agreement by and between Hudson Rincon Center, LLC, as Borrower, and
JPMorgan Chase Bank, National Association, as Lender, dated April 29, 2011.
Equity Distribution Agreement, dated November 16, 2012, by and among Hudson
Pacific Properties, Inc., Hudson Pacific Properties, LP, and Barclays Capital Inc.
Equity Distribution Agreement, dated November 16, 2012, by and among Hudson
Pacific Properties, Inc., Hudson Pacific Properties, LP, and Merrill Lynch, Pierce,
Fenner & Smith Incorporated.
Equity Distribution Agreement, dated November 16, 2012, by and among Hudson
Pacific Properties, Inc., Hudson Pacific Properties, LP, and Keybanc Capital Markets
Inc.
Equity Distribution Agreement, dated November 16, 2012, by and among Hudson
Pacific Properties, Inc., Hudson Pacific Properties, LP, and Wells Fargo Securities,
LLC.
Form of 2012 Outperformance Award Agreement.*
Form of 2013 Outperformance Award Agreement.*
Purchase Agreement between 1220 Howell LLC, a Delaware limited liability company,
King & Dearborn LLC, a Delaware limited liability company, and Northview Corporate
Center LLC, a Delaware limited liability company, as Sellers, and Hudson Pacific
Properties, L.P., a Maryland limited partnership, as Buyer.
First Modification and Additional Advance Agreement by and among Wells Fargo
Bank, N.A., as Lender, and Sunset Bronson Entertainment Properties, LLC, and Sunset
Gower Entertainment Properties, LLC as Borrower.
Supplemental Federal Income Tax Considerations.
Form of 2014 Outperformance Award Agreement.*
Addendum to Outperformance Agreement.*
Amendment to Equity Distribution Agreement, dated June 1, 2021, by and among
Hudson Pacific Properties, Inc., Hudson Pacific Properties, LP, and Barclays Capital
Inc.
Amendment to Equity Distribution Agreement, dated June 1, 2021, by and among
Hudson Pacific Properties, Inc., Hudson Pacific Properties, LP, and BofA Securities,
Inc.
Amendment to Equity Distribution Agreement, dated June 1, 2021, by and among
Hudson Pacific Properties, Inc., Hudson Pacific Properties, LP, and Keybanc Capital
Markets Inc.
Amendment to Equity Distribution Agreement, dated June 1, 2021, by and among
Hudson Pacific Properties, Inc., Hudson Pacific Properties, LP, and Wells Fargo
Securities, LLC.
Bridge Commitment Letter, dated as of December 6, 2014, by and among the operating
partnership, Wells Fargo Bank, National Association, Wells Fargo Securities, LLC,
Bank of America, N.A., Merrill Lynch, Pierce, Fenner & Smith Incorporated, Goldman
Sachs Bank USA.
72
S-11/A 333-164916
10.29
June 22, 2010
8-K
001-34789
10.5
July 1, 2010
S-11/A 333-170751
10.45
December 6, 2010
8-K
001-34789
10.1
December 21, 2010
S-11
333-173487
10.48
April 14, 2011
S-11
333-173487
10.49
April 14, 2011
8-K
001-34789
4.1
May 4, 2011
8-K
001-34789
10.1
May 4, 2011
8-K
001-34789
8-K
001-34789
1.1
1.2
November 16, 2012
November 16, 2012
8-K
001-34789
1.3
November 16, 2012
8-K
001-34789
1.4
November 16, 2012
8-K
8-K
8-K
001-34789
001-34789
001-34789
10.1
10.1
10.1
January 6, 2012
January 7, 2013
July 1, 2013
10-Q
001-34789
10.66
November 7, 2013
8-K
8-K
10-K
8-K
001-34789
001-34789
99.1
10.1
November 22, 2013
January 3, 2014
001-34789
10.70
March 3, 2014
001-34789
1.5
June 1, 2021
8-K
001-34789
1.6
June 1, 2021
8-K
001-34789
1.7
June 1, 2021
8-K
001-34789
1.8
June 1, 2021
8-K
001-34789
10.1
December 11, 2014
Exhibit
No.
10.51
10.52
10.53
10.54
10.55
10.56
10.57
10.58
10.59
10.60
10.61
10.62
10.63
10.64
10.65
10.66
10.67
10.68
10.69
10.70
10.71
10.72
10.73
10.74
10.75
10.76
10.77
10.78
10.79
10.80
10.81
10.82
10.83
10.84
10.85
10.86
Description
Backstop Commitment Letter, dated as of December 6, 2014, by and among the
operating partnership, Wells Fargo Bank, National Association and Wells Fargo
Securities, LLC.
Form of 2015 Outperformance Award Agreement.*
First Amended and Restated Limited Partnership Agreement of Hudson 1455 Market,
L.P.
Indemnification Agreement, dated December 15, 2014, by and between Hudson Pacific
Properties, Inc. and Robert L. Harris II.
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P. 2010 Incentive
Award Plan (2012 Outperformance program) Restricted Stock Unit Award Agreement.*
Form of Addendum to 2014 Outperformance Award Agreement.*
Hudson Pacific Properties, Inc. Revised Non-Employee Director Compensation
Program.
Loan Agreement dated as of October 9, 2015 between Hudson Element LA, LLC, as
Borrower and Cantor Commercial Real Estate Lending, L.P. and Goldman Sachs
Mortgage Company, collectively, as Lender.
Note Purchase Agreement, dated as of November 16, 2015, by and among Hudson
Pacific Properties, L.P. and the purchasers named therein.
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Victor J. Coleman, dated January 1, 2016.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Mark T. Lammas, dated January 1, 2016.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Christopher Barton, dated January 1, 2016.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Alex Vouvalides, dated January 1, 2016.*
Form of Restricted Stock Unit Award Grant Notice and Restricted Stock Unit Award
Agreement.*
Employment Agreement between Hudson Pacific Properties, Inc. and Joshua Hatfield.*
Form of Restricted Stock Unit Grant Notice and Restricted Stock Unit Award
Agreement (2013 Outperformance Program).*
Form of 2016 Outperformance Award Agreement (REIT Shares).*
Form of 2016 Outperformance Program OPP Unit Agreement (LTIP Units).*
Note Purchase Agreement, dated as of July 6, 2016, by and among Hudson Pacific
Properties, L.P. and the purchasers named therein.
Form of 2017 Outperformance Award Agreement (REIT Shares).*
Form of 2017 Outperformance Award Agreement (LTIP Units).*
Amended and Restated Hudson Pacific Properties, Inc. and Hudson Pacific Properties,
L.P. 2010 Incentive Award Plan.*
Indemnification Agreement, dated August 16, 2017, by and between Hudson Pacific
Properties, Inc. and Andrea Wong.
Form of 2018 Outperformance Award Agreement (REIT Shares).*
Form of 2018 Outperformance Award Agreement (LTIP Units).*
Form of Amendment to Outperformance Award Agreement.*
Form of Time-Based LTIP Unit Agreement.*
Form of 2019 Outperformance Award Agreement (REIT Shares).*
Form of 2019 Outperformance Award Agreement (LTIP Units).*
Indemnification Agreement, dated March 14, 2019, by and between Hudson Pacific
Properties, Inc. and Christy Haubegger.*
Form of Performance-Based LTIP Unit Agreement.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Victor J. Coleman, dated January 1, 2020.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Mark T. Lammas, dated January 1, 2020.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Alexander Vouvalides, dated January 1, 2020.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Christopher J. Barton, dated January 1, 2020.*
Amended and Restated Employment Agreement between Hudson Pacific Properties,
Inc. and Joshua Hatfield, dated January 1, 2020.*
73
Incorporated by Reference
Form
8-K
File No.
Exhibit
No.
Filing Date
001-34789
10.2
December 11, 2014
8-K
8-K
001-34789
001-34789
10.1
10.1
January 2, 2015
January 12, 2015
10-K
001-34789
10.84
March 2, 2015
8-K
001-34789
10.1
March 12, 2015
8-K
10-Q
001-34789
001-34789
10.2
10.91
March 12, 2015
August 10, 2015
10-Q
001-34789
10.93
November 6, 2015
8-K
001-34789
10.2
November 20, 2015
8-K
001-34789
10.2
December 21, 2015
8-K
001-34789
10.3
December 21, 2015
8-K
001-34789
10.4
December 21, 2015
8-K
001-34789
10.5
December 21, 2015
8-K
001-34789
10.6
December 21, 2015
001-34789
001-34789
10.95
10.96
February 26, 2016
February 26, 2016
10-K
10-K
8-K
8-K
001-34789
001-34789
10-Q
001-34789
8-K
8-K
8-K
001-34789
001-34789
001-34789
10.1
10.2
10.8
10.1
10.2
10.1
March 21, 2016
March 21, 2016
August 4, 2016
February 10, 2017
February 10, 2017
May 25, 2017
10-Q
001-34789
10.2
November 6, 2017
10-K
10-K
10-Q
8-K
10-K
10-K
10-Q
10-K
10-K
001-34789
001-34789
001-34789
001-34789
001-34789
001-34789
001-34789
001-34789
001-34789
10.72
10.73
10.1
10.1
10.75
10.76
10.2
10.78
10.79
February 16, 2018
February 16, 2018
August 2, 2018
December 14, 2018
February 19, 2019
February 19, 2019
May 7, 2019
February 24, 2020
February 24, 2020
10-K
001-34789
10.80
February 24, 2020
10-K
001-34789
10.81
February 24, 2020
10-K
001-34789
10.82
February 24, 2020
10-K
001-34789
10.83
February 24, 2020
Exhibit
No.
10.87
10.88
10.89
10.90
10.91
10.92
10.93
10.94
10.95
10.96
10.97
10.98
10.99
Description
Employment Agreement between Hudson Pacific Properties, Inc. and Harout
Diramerian, dated January 1, 2020.*
Indemnification Agreement, dated January 1, 2020, by and between Hudson Pacific
Properties, Inc. and Harout Diramerian.
Note Purchase Agreement, dated as of November 16, 2015, by and among Hudson
Pacific Properties, L.P. and the purchasers named therein, as amended by that certain
First Amendment, dated as of November 7, 2019.
Note Purchase Agreement, dated as of July 6, 2016, by and among Hudson Pacific
Properties, L.P. and the purchasers named therein, as amended by that certain First
Amendment, dated as of November 7, 2019.
Fourth Amended and Restated Credit Agreement, dated as of December 21, 2021, by
and among Hudson Pacific Properties, L.P., as borrower, each of the lenders party
thereto, Wells Fargo Bank, National Association, as administrative agent.
First Modification Agreement to the Fourth Amended and Restated Credit Agreement,
dated as of September 15, 2022, by and among Hudson Pacific Properties, L.P., as
borrower, each of the lenders party thereto, Wells Fargo Bank, National Association, as
administrative agent.
Transition Agreement, dated as of February 8, 2021 between Alexander Vouvalides,
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Transition Agreement, dated as of February 8, 2021 between Joshua Hatfield, Hudson
Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Indemnification Agreement, dated January 1, 2021, by and between Hudson Pacific
Properties, Inc. and Karen Brodkin.
Incorporated by Reference
Form
10-K
File No.
Exhibit
No.
Filing Date
001-34789
10.84
February 24, 2020
10-K
001-34789
10.85
February 24, 2020
10-K
001-34789
10.88
February 24, 2020
10-K
001-34789
10.89
February 24, 2020
8-K
001-34789
10.1
December 21, 2021
8-K
001-34789
10.1
September 16, 2022
8-K
001-34789
10.1
February 12, 2021
8-K
001-34789
10.2
February 12, 2021
10-K
001-34789
10.92
February 22, 2021
Form of Performance-Based LTIP Unit Agreement.*
10-K
001-34789
10.93
February 22, 2021
Employment Agreement between Hudson Pacific Properties, Inc. and Steven Jaffe,
dated January 1, 2020.*
Indemnification Agreement, dated January 1, 2020, by and between Hudson Pacific
Properties, Inc. and Steven Jaffe.
Employment Agreement between Hudson Pacific Properties, Inc. and Arthur Suazo,
dated January 1, 2020.*
10.100
Indemnification Agreement, dated January 1, 2020, by and between Hudson Pacific
Properties, Inc. and Arthur Suazo.
10.101
Form of Performance-Based LTIP Unit Agreement.*
10.102
Indemnification Agreement, dated March 17, 2022, by and between Hudson Pacific
Properties, Inc. and Erinn Burnough.+
10.103 Hudson Pacific Properties - Non-Employee Director Compensation Program.+
10-K
001-34789
10.96
February 18, 2022
10-K
001-34789
10.97
February 18, 2022
10-K
001-34789
10.98
February 18, 2022
10-K
8-K
001-34789
001-34789
10.99
10.1
February 18, 2022
March 10, 2022
21.1
23.1
31.1
31.2
31.3
31.4
32.1
32.2
99.1
101
Subsidiaries of Hudson Pacific Properties, Inc.+
Consent of Independent Registered Public Accounting Firm.+
Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley
Act of 2002 for Hudson Pacific Properties, Inc.+
Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley
Act of 2002 for Hudson Pacific Properties, Inc.+
Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley
Act of 2002 for Hudson Pacific Properties, L.P.+
Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley
Act of 2002 Hudson Pacific Properties, L.P.+
Certifications by Chief Executive Officer and Chief Financial Officer pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002 for Hudson Pacific Properties, Inc.+
Certifications by Chief Executive Officer and Chief Financial Officer pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002 for Hudson Pacific Properties, L.P.+
Certificate of Correction.
8-K
001-34789
99.1
January 23, 2012
The following financial information from Hudson Pacific Properties, Inc.’s Annual
Report on Form 10-K for the year ended December 31, 2022 formatted in iXBRL (Inline
eXtensible Business Reporting Language): (i) Consolidated Balance Sheets, (ii)
Consolidated Statements of Operations, (iii) Consolidated Statements of Comprehensive
(Loss) Income, (iv) Consolidated Statements of Equity, (v) Consolidated Statements of
Capital, (vi) Consolidated Statements of Cash Flows and (vii) Notes to Consolidated
Financial Statements.**
104
Cover Page Interactive Data File (formatted in Inline XBRL and contained in Exhibit
101).
*
Denotes a management contract or compensatory plan or arrangement.
74
Incorporated by Reference
Form
File No.
Exhibit
No.
Filing Date
Exhibit
No.
**
Description
Pursuant to Rule 406T of Regulation S-T, the interactive data files on Exhibit 101 hereto
are deemed not filed or part of a registration statement or prospectus for purposes of
Section 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for
purposes of Section 18 of the Securities and Exchange Act of 1934, as amended, and
otherwise are not subject to liability under those sections.
+
Filed herewith.
ITEM 16. Form 10-K Summary
Not Applicable.
75
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, Hudson Pacific Properties,
Inc. has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
SIGNATURES
February 10, 2023
HUDSON PACIFIC PROPERTIES, INC.
/s/ VICTOR J. COLEMAN
VICTOR J. COLEMAN
Chief Executive Officer (Principal Executive Officer)
POWER OF ATTORNEY
KNOW ALL PERSONS BY THESE PRESENTS, that each person whose signature appears below does hereby constitute
and appoint Victor J. Coleman and Mark T. Lammas, and each of them singly, our true and lawful attorneys with full power to
them, and each of them singly, to sign for us and in our names in the capacities indicated below, the Form 10-K filed herewith and
any and all amendments to said Form 10-K, and generally to do all such things in our names and in our capacities as officers and
directors to enable Hudson Pacific Properties, Inc. to comply with the provisions of the Securities Exchange Act of 1934, as
amended, and all requirements of the Securities and Exchange Commission in connection therewith, hereby ratifying and
confirming our signatures as they may be signed by our said attorneys, or any of them, to said Form 10-K and any and all
amendments thereto.
Pursuant to the requirements of the Securities Exchange Act of 1934 this report has been signed below by the following
persons on behalf of the registrant and in the capacities and on the dates indicated.
Signature
/S/ VICTOR J. COLEMAN
Victor J. Coleman
/S/ HAROUT K. DIRAMERIAN
Harout K. Diramerian
/S/ THEODORE R. ANTENUCCI
Theodore R. Antenucci
/S/ KAREN BRODKIN
Karen Brodkin
/S/ EBS BURNOUGH
Ebs Burnough
/S/ RICHARD B. FRIED
Richard B. Fried
/S/ JONATHAN M. GLASER
Jonathan M. Glaser
/S/ ROBERT L. HARRIS II
Robert L. Harris II
/s/ CHRISTY HAUBEGGER
Christy Haubegger
/S/ MARK D. LINEHAN
Mark D. Linehan
/S/ ANDREA L. WONG
Andrea L. Wong
Date
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
Title
Chief Executive Officer and
Chairman of the Board of Directors (Principal
Executive Officer)
Chief Financial Officer (Principal Financial Officer)
Director
Director
Director
Director
Director
Director
Director
Director
Director
76
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, Hudson Pacific Properties,
L.P. has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
SIGNATURES
February 10, 2023
HUDSON PACIFIC PROPERTIES, L.P.
/s/ VICTOR J. COLEMAN
VICTOR J. COLEMAN
Chief Executive Officer (Principal Executive Officer)
POWER OF ATTORNEY
KNOW ALL PERSONS BY THESE PRESENTS, that each person whose signature appears below does hereby constitute
and appoint Victor J. Coleman and Mark T. Lammas, and each of them singly, our true and lawful attorneys with full power to
them, and each of them singly, to sign for us and in our names in the capacities indicated below, the Form 10-K filed herewith and
any and all amendments to said Form 10-K, and generally to do all such things in our names and in our capacities as officers and
directors to enable Hudson Pacific Properties, Inc. as sole general partner and on behalf of Hudson Pacific Properties, L.P., to
comply with the provisions of the Securities Exchange Act of 1934, as amended, and all requirements of the Securities and
Exchange Commission in connection therewith, hereby ratifying and confirming our signatures as they may be signed by our said
attorneys, or any of them, to said Form 10-K and any and all amendments thereto.
Pursuant to the requirements of the Securities Exchange Act of 1934 this report has been signed below by the following
persons on behalf of the registrant and in the capacities and on the dates indicated.
Signature
/S/ VICTOR J. COLEMAN
Victor J. Coleman
/S/ HAROUT K. DIRAMERIAN
Harout K. Diramerian
/S/ THEODORE R. ANTENUCCI
Theodore R. Antenucci
/S/ KAREN BRODKIN
Karen Brodkin
/S/ EBS BURNOUGH
Ebs Burnough
/S/ RICHARD B. FRIED
Richard B. Fried
/S/ JONATHAN M. GLASER
Jonathan M. Glaser
/S/ ROBERT L. HARRIS II
Robert L. Harris II
/s/ CHRISTY HAUBEGGER
Christy Haubegger
/S/ MARK D. LINEHAN
Mark D. Linehan
/S/ ANDREA L. WONG
Andrea L. Wong
Date
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
February 10, 2023
Title
Chief Executive Officer and
Chairman of the Board of Directors (Principal
Executive Officer)
Chief Financial Officer (Principal Financial Officer)
Director
Director
Director
Director
Director
Director
Director
Director
Director
77
Report of Management on Internal Control over Financial Reporting
The management of Hudson Pacific Properties, Inc. 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 Securities Exchange Act of 1934.
Our system of internal control is designed to provide reasonable assurance regarding the reliability of financial reporting
and preparation of our financial statements for external reporting purposes in accordance with United States generally accepted
accounting principles. Our management, including the undersigned Chief Executive Officer and Chief Financial Officer, assessed
the effectiveness of our internal control over financial reporting as of December 31, 2022. In conducting its assessment,
management used the criteria issued by the Committee of Sponsoring Organizations of the Treadway Commission on Internal
Control—Integrated Framework (2013 Framework). Based on this assessment, management concluded that, as of December 31,
2022, our internal control over financial reporting was effective based on those criteria.
Management, including our Chief Executive Officer and Chief Financial Officer, does not expect that our disclosure
controls and procedures, or our internal controls will prevent all error and fraud. A control system, no matter how well conceived
and operated, can provide only reasonable, not absolute, assurance that the objectives of the control system are met. Further, the
design of a control system must reflect the fact that there are resource constraints and the benefit of controls must be considered
relative to their costs. Because of the inherent limitations in all control systems, no evaluation of controls can provide absolute
assurance that all control issues and instances of fraud, if any, have been detected.
The effectiveness of our internal control over financial reporting as of December 31, 2022, has been audited by Ernst &
Young LLP, the independent registered public accounting firm that audited the consolidated financial statements included in this
annual report, as stated in their report appearing on page F-2, which expresses an unqualified opinion on the effectiveness of our
internal control over financial reporting as of December 31, 2022.
/S/ VICTOR J. COLEMAN
Victor J. Coleman
Chief Executive Officer and
Chairman of the Board of Directors
/S/ HAROUT K. DIRAMERIAN
Harout K. Diramerian
Chief Financial Officer
F-1
Report of Independent Registered Public Accounting Firm
To the Shareholders and the Board of Directors of Hudson Pacific Properties, Inc.
Opinion on Internal Control Over Financial Reporting
We have audited Hudson Pacific Properties, Inc.’s internal control over financial reporting as of December 31, 2022, based on
criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the
Treadway Commission (2013 framework) (the COSO criteria). In our opinion, Hudson Pacific Properties, Inc. (the Company)
maintained, in all material respects, effective internal control over financial reporting as of December 31, 2022, based on the
COSO criteria.
As indicated in the accompanying Report of Management on Internal Control over Financial Reporting, management’s assessment
of and conclusion on the effectiveness of internal control over financial reporting did not include the internal controls of Quixote
Studios, LLC, which is included in the 2022 consolidated financial statements of the Company and constituted 5% of total assets as
of December 31, 2022 and 3% of revenues for the year then ended. Our audit of internal control over financial reporting of the
Company also did not include an evaluation of the internal control over financial reporting of Quixote Studios, LLC.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States)
(PCAOB), the consolidated balance sheets of the Company as of December 31, 2022 and 2021, the related consolidated statements
of operations, comprehensive (loss) income, equity and cash flows for each of the three years in the period ended December 31,
2022, and the related notes and financial statement schedule listed in the Index at Item 15(a) and our report dated February 10,
2023 expressed an unqualified opinion thereon.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for its
assessment of the effectiveness of internal control over financial reporting included in the accompanying Report of Management
on Internal Control over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over
financial reporting based on our audit. We are a public accounting firm registered with the 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 audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the
audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material
respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material
weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and
performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a
reasonable basis for our opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company’s internal control over financial reporting is a process designed 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. A company’s internal control over financial reporting includes those policies and procedures that
(1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of
the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of
financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the
company are being made only in accordance with authorizations of management and directors of the company; and (3) 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 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.
F-2
/s/ Ernst & Young LLP
Los Angeles, California
February 10, 2023
F-3
Report of Independent Registered Public Accounting Firm
To the Shareholders and the Board of Directors of Hudson Pacific Properties, Inc.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Hudson Pacific Properties, Inc. (the “Company”) as of
December 31, 2022 and 2021, the related consolidated statements of operations, comprehensive (loss) income, equity and cash
flows for each of the three years in the period ended December 31, 2022, and the related notes and financial statement schedule
listed in the Index at Item 15(a) (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 at December 31,
2022 and 2021, and the results of its operations and its cash flows for each of the three years in the period ended December 31,
2022, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States)
(PCAOB), the Company’s internal control over financial reporting as of December 31, 2022, based on criteria established in
Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013
framework) and our report dated February 10, 2023 expressed an unqualified opinion thereon.
Basis for Opinion
These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the
Company’s financial statements based on our audits. We are a public accounting firm registered with the 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 financial statements are free of material misstatement, whether due to error
or fraud. Our audits included performing procedures to assess the risks of material misstatement of the 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 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
financial statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the financial statements that was
communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are
material to the financial statements and (2) involved our especially challenging, subjective or complex judgments. The
communication of the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as
a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter
or on the accounts or disclosures to which it relates.
F-4
Description of the
Matter
Purchase price accounting
During the year ended December 31, 2022, the Company acquired 100% of the equity interests in Quixote
Studios, LLC for an aggregate purchase price of $359.1 million. The transaction was accounted for as a
business combination. As discussed in Note 2 to the consolidated financial statements, in a business
combination, the Company estimates the fair value of the identifiable assets and liabilities of the acquired
entity on the acquisition date, and the difference between the fair value of the consideration transferred for
the acquisition and the fair value of the net assets acquired is recorded as goodwill. Acquisition-related
expenses arising from the transaction are expensed as incurred. Auditing the Company’s purchase price
accounting was complex due to the significant estimation required by management in determining the fair
value of acquired assets and assumed liabilities. In particular, significant estimation was used in
management’s selection of assumptions for the customer retention rate due to the judgmental nature of the
inputs, including unobservable inputs. Furthermore, the selected assumption for customer retention rate is
sensitive in affecting the measurement of the fair value of acquired customer relationship intangibles.
Amortization of customer relationship intangibles is recorded in depreciation and amortization expense over
the asset’s related useful life.
How We
Addressed the
Matter in Our
Audit
We obtained an understanding, evaluated the design and tested the operating effectiveness of the Company’s
controls over management’s purchase price accounting, including controls over the Company’s review of the
assumptions underlying the purchase price allocation, the cash flow projections, and the accuracy of the
underlying data used.
Our testing of the Company’s purchase price accounting included, among other procedures, assessing the
valuation methods and significant assumptions used by management in developing the fair value estimates of
the assets acquired and liabilities assumed. For example, we identified significant assumptions within the
models by performing sensitivity analyses to determine if a reasonable variation in the assumption would
materially affect the measurement of the related acquired asset. For the customer retention rate, we evaluated
the reasonableness of management’s selected assumption by comparing to independently identified external
market data sources and searching for contrary or corroborating evidence within other sources of internal
information. We involved our valuation specialists in verifying the appropriateness of management’s
valuation methods and models. We also evaluated the completeness and accuracy of the underlying data
supporting management’s purchase price accounting, tested the incorporation of the significant assumptions
in the purchase price accounting, and recalculated the models’ results for clerical accuracy.
/s/ Ernst & Young LLP
We have served as the Company’s auditor since 2009.
Los Angeles, California
February 10, 2023
F-5
HUDSON PACIFIC PROPERTIES, INC.
CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
ASSETS
Investment in real estate, at cost
Accumulated depreciation and amortization
Investment in real estate, net
Non-real estate property, plant and equipment, net
Cash and cash equivalents
Restricted cash
Accounts receivable, net
Straight-line rent receivables, net
Deferred leasing costs and intangible assets, net
U.S. Government securities
Operating lease right-of-use assets
Prepaid expenses and other assets, net
Investment in unconsolidated real estate entities
Goodwill
Assets associated with real estate held for sale
TOTAL ASSETS
LIABILITIES AND EQUITY
Liabilities
Unsecured and secured debt, net
In-substance defeased debt
Joint venture partner debt
Accounts payable, accrued liabilities and other
Operating lease liabilities
Intangible liabilities, net
Security deposits, prepaid rent and other
Liabilities associated with real estate held for sale
Total liabilities
Commitments and contingencies (Note 19)
December 31,
2022
December 31,
2021
$
8,716,572 $
8,361,477
(1,541,271)
7,175,301
(1,283,774)
7,077,703
130,289
255,761
29,970
16,820
279,910
393,842
—
401,051
98,837
180,572
263,549
93,238
58,469
96,555
100,321
25,339
240,306
341,444
129,321
287,041
119,000
154,731
109,439
250,520
$
9,319,140 $
8,990,189
$
4,585,862 $
3,733,903
—
66,136
264,098
399,801
34,091
83,797
665
128,212
66,136
300,959
293,596
42,290
84,939
3,898
5,434,450
4,653,933
Redeemable preferred units of the operating partnership
Redeemable non-controlling interest in consolidated real estate entities
9,815
125,044
9,815
129,449
Equity
Hudson Pacific Properties, Inc. stockholders’ equity:
4.750% Series C cumulative redeemable preferred stock, $0.01 par value, $25.00 per share liquidation preference,
18,400,000 authorized, 17,000,000 shares outstanding at December 31, 2022 and 2021
Common stock, $0.01 par value, 481,600,000 authorized, 141,054,478 and 151,124,543 shares outstanding at
December 31, 2022 and 2021, respectively
425,000
425,000
1,409
1,511
Additional paid-in capital
Accumulated other comprehensive loss
Total Hudson Pacific Properties, Inc. stockholders’ equity
Non-controlling interest—members in consolidated real estate entities
Non-controlling interest—units in the operating partnership
Total equity
TOTAL LIABILITIES AND EQUITY
2,889,967
(11,272)
3,305,104
377,756
66,971
3,749,831
$
9,319,140 $
3,317,072
(1,761)
3,741,822
402,971
52,199
4,196,992
8,990,189
The accompanying notes are an integral part of these consolidated financial statements.
F-6
HUDSON PACIFIC PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except share data)
REVENUES
Office
Rental
Service and other revenues
Total office revenues
Studio
Rental
Service and other revenues
Total studio revenues
Total revenues
OPERATING EXPENSES
Office operating expenses
Studio operating expenses
General and administrative
Depreciation and amortization
Total operating expenses
OTHER INCOME (EXPENSE)
Income from unconsolidated real estate entities
Fee income
Interest expense
Interest income
Management services reimbursement income—unconsolidated real estate entities
Management services expense—unconsolidated real estate entities
Transaction-related expenses
Unrealized (loss) gain on non-real estate investments
Loss on sale of real estate
Impairment loss
Loss on extinguishment of debt
Other income (expense)
Total other expenses
Net (loss) income
Net income attributable to Series A preferred units
Net income attributable to Series C preferred shares
Net income attributable to participating securities
Net income attributable to non-controlling interest in consolidated real estate entities
Net loss attributable to redeemable non-controlling interest in consolidated real estate entities
Net loss (income) attributable to non-controlling interest in the operating partnership
Year Ended December 31,
2022
2021
2020
$
834,408 $
782,736
$
721,286
18,292
852,700
59,672
113,852
173,524
1,026,224
308,668
105,150
79,501
373,219
866,538
943
7,972
12,634
795,370
49,985
51,480
101,465
896,835
14,633
735,919
48,756
20,290
69,046
804,965
280,334
262,199
55,513
71,346
343,614
750,807
1,822
3,221
37,580
77,882
299,682
677,343
736
2,815
(149,901)
(121,939)
(113,823)
2,340
4,163
(4,163)
(14,356)
(1,440)
(2,164)
(28,548)
—
8,951
3,794
1,132
(1,132)
(8,911)
16,571
—
(2,762)
(6,259)
(2,553)
4,089
—
—
(440)
(2,463)
—
—
(2,654)
548
(176,203)
(117,016)
(111,192)
(16,517)
29,012
16,430
(612)
(20,431)
(1,194)
(23,418)
4,964
709
(612)
(2,281)
(1,090)
(21,806)
2,902
(61)
(612)
—
(1,041)
(18,955)
4,571
(10)
383
NET (LOSS) INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
(56,499) $
6,064
$
BASIC AND DILUTED PER SHARE AMOUNTS
Net (loss) income attributable to common stockholders—basic
Net (loss) income attributable to common stockholders—diluted
Weighted average shares of common stock outstanding—basic
Weighted average shares of common stock outstanding—diluted
$
$
(0.39) $
(0.39) $
0.04
0.04
$
$
0.00
0.00
143,732,433
151,618,282
153,126,027
143,732,433
151,943,360
153,169,025
The accompanying notes are an integral part of these consolidated financial statements.
F-7
HUDSON PACIFIC PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE (LOSS) INCOME
(in thousands)
Net (loss) income
Currency translation adjustments
Net unrealized gains (losses) on derivative instruments:
Unrealized gains (losses)
Reclassification adjustment for realized losses
Total net gains (losses) on derivative instruments:
Total other comprehensive (loss) income
Comprehensive (loss) income
Comprehensive income attributable to Series A preferred units
Comprehensive income attributable to Series C preferred stock
Comprehensive income attributable to participating securities
Year Ended December 31,
2022
2021
2020
$
(16,517) $
29,012
$
16,430
(12,375)
(1,064)
1,394
621
2,097
2,718
(9,657)
(26,174)
(612)
(20,431)
(1,194)
171
7,360
7,531
6,467
35,479
(612)
(2,281)
(1,090)
(14,471)
5,444
(9,027)
(7,633)
8,797
(612)
—
(1,041)
(18,955)
4,571
51
Comprehensive income attributable to non-controlling interest in consolidated real estate entities
(23,442)
(21,806)
Comprehensive loss attributable to redeemable non-controlling interest in consolidated real estate entities
Comprehensive loss (income) attributable to non-controlling interest in the operating partnership
4,964
879
2,902
(156)
COMPREHENSIVE (LOSS) INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
(66,010) $
12,436
$
(7,189)
The accompanying notes are an integral part of these consolidated financial statements.
F-8
HUDSON PACIFIC PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF EQUITY
(in thousands, except share data)
Hudson Pacific Properties, Inc. Stockholders’ Equity
Non-controlling Interest
Series C
Cumulative
Redeemable
Preferred
Stock
Shares of
Common
Stock
Stock
Amount
Additional
Paid-in
Capital
(Accumulated
Deficit)
Retained
Earnings
Accumulated
Other
Comprehensive
(Loss) Income
Units in the
Operating
Partnership
Members in
Consolidated
Real Estate
Entities
Total
Equity
Balance, December 31, 2019
$
—
154,691,052 $
1,546 $ 3,415,808 $
— $
(561) $
23,082 $
269,487 $ 3,709,362
Contributions
Sale of non-controlling interest
Distributions
Transaction costs
Issuance of unrestricted stock
Shares withheld to satisfy tax
withholding obligations
—
—
—
—
—
—
—
—
—
—
420,970
—
—
—
—
5
—
300,104
—
(16,047)
(5)
(225,314)
(2)
(7,580)
Repurchase of common stock
—
(3,485,343)
(35)
(80,178)
—
—
—
—
—
—
—
(151,772)
(1,424)
Declared dividend
Amortization of stock-based
compensation
Net income
Other comprehensive loss
—
—
—
—
—
—
—
—
—
—
—
—
9,428
—
—
Balance, December 31, 2020
—
151,401,365
1,514
3,469,758
Contributions
Distributions
Proceeds from sale of common
stock, net of underwriters'
discount and transaction costs
Transaction costs
Issuance of unrestricted stock
Issuance of Series C
cumulative redeemable
preferred stock
Shares withheld to satisfy tax
withholding obligations
—
—
—
—
—
1,526,163
—
—
—
222,781
425,000
—
—
—
15
—
2
—
—
—
44,805
(243)
(2)
(11,993)
—
(90,843)
(1)
(2,205)
Repurchase of common stock
—
(1,934,923)
(19)
(46,118)
Declared dividend
(2,281)
Amortization of stock-based
compensation
Net income
Other comprehensive income
—
2,281
—
—
—
—
—
—
—
—
—
8,228
—
—
Balance, December 31, 2021
425,000
151,124,543
1,511
3,317,072
Contributions
Distributions
Transaction costs
Issuance of unrestricted stock
Shares withheld to satisfy tax
withholding obligations
—
—
—
—
—
—
—
—
234,741
—
—
—
2
—
—
(573)
(2)
(70,722)
(1)
(694)
Repurchase of common stock
—
(2,105,359)
(21)
(37,185)
—
1,424
—
—
—
—
—
—
—
—
—
—
—
7,154
—
—
—
—
—
—
—
—
—
(145,158)
(7,154)
—
—
—
—
—
—
—
—
—
—
(7,572)
(8,133)
—
—
—
—
—
—
—
—
—
—
—
6,372
(1,761)
—
—
—
—
—
—
—
—
—
—
138,124
138,124
67,038
367,142
(26,595)
(26,595)
—
—
—
—
—
—
(16,047)
—
(7,582)
(80,213)
(154,996)
26,029
20,389
(7,633)
24,718
24,718
(110,562)
(110,562)
—
—
—
44,820
(243)
—
—
413,007
10
(61)
18,955
—
37,832
467,009
3,967,980
—
—
—
—
—
—
—
(1,800)
16,601
—
—
—
—
—
—
—
—
(2,248)
16,459
—
—
—
—
(2,206)
(46,137)
(156,841)
24,687
31,302
6,467
61
95
21,806
—
52,199
402,971
4,196,992
—
—
—
—
—
—
—
23,689
23,689
(72,346)
(72,346)
—
—
—
—
(573)
—
(695)
(37,206)
—
(200,000)
(2,716)
—
(165,858)
18,367
—
27,650
(709)
23,418
(12,165)
Accelerated repurchase of
common stock
Declared dividend
Amortization of stock-based
compensation
Net income (loss)
Other comprehensive (loss)
income
—
(8,128,725)
(82)
(199,918)
(20,431)
—
20,431
—
—
—
—
—
—
—
(198,016)
55,305
9,283
—
(55,305)
—
—
—
(9,511)
(170)
24
(9,657)
Balance, December 31, 2022
$
425,000
141,054,478 $
1,409 $ 2,889,967 $
— $
(11,272) $
66,971 $
377,756 $ 3,749,831
The accompanying notes are an integral part of these consolidated financial statements.
F-9
HUDSON PACIFIC PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
CASH FLOWS FROM OPERATING ACTIVITIES
Net (loss) income
Adjustments to reconcile net (loss) income to net cash provided by operating activities:
Year Ended December 31,
2022
2021
2020
$
(16,517) $
29,012 $
16,430
Depreciation and amortization
Non-cash portion of interest expense
Amortization of stock-based compensation
Income from unconsolidated real estate entities
Unrealized loss (gain) on non-real estate investments
Straight-line rents
Straight-line rent expense
Amortization of above- and below-market leases, net
Amortization of above- and below-market ground lease, net
Amortization of lease incentive costs
Distribution of income from unconsolidated real estate entities
Gain on derivative instruments
Impairment loss
Earnout liability fair value adjustment
Loss on sale of real estate
Gain from insurance proceeds
Loss on extinguishment of debt
Change in operating assets and liabilities:
Accounts receivable
Deferred leasing costs and lease intangibles
Prepaid expenses and other assets
Accounts payable, accrued liabilities and other
Security deposits, prepaid rent and other
Net cash provided by operating activities
CASH FLOWS FROM INVESTING ACTIVITIES
Proceeds from sales of real estate
Additions to investment property
Property acquisitions
Acquisitions of businesses
Maturities of U.S. Government securities
Contributions to non-real estate investments
Distributions from non-real estate investments
Proceeds from sale of non-real estate investment
Distributions from unconsolidated real estate entities
Contributions to unconsolidated real estate entities
Additions to non-real estate property, plant and equipment
Insurance proceeds for damaged property, plant and equipment
Net cash used in investing activities
CASH FLOWS FROM FINANCING ACTIVITIES
Proceeds from unsecured and secured debt
Payments of unsecured and secured debt
Payments of in-substance defeased debt
Proceeds from sale of common stock
Proceeds from issuance of Series C cumulative redeemable preferred stock
Transaction costs
Repurchases of common stock
Accelerated share repurchase
Dividends paid to common stock and unitholders
Dividends paid to preferred stock and unitholders
Contributions from redeemable non-controlling members in consolidated real estate entities
Distributions to redeemable non-controlling members in consolidated real estate entities
Contributions from non-controlling members in consolidated real estate entities
Distributions to non-controlling members in consolidated real estate entities
Proceeds from sale of non-controlling interest
Payments to satisfy tax withholding obligations
Payment of loan costs
Net cash provided by financing activities
Net increase in cash and cash equivalents and restricted cash
Cash and cash equivalents and restricted cash—beginning of period
CASH AND CASH EQUIVALENTS AND RESTRICTED CASH—END OF PERIOD
$
373,219
13,894
24,296
(943)
1,440
(38,508)
3,198
(8,032)
2,731
1,545
1,243
(8,740)
28,548
1,757
2,164
(1,167)
—
16,150
(33,940)
(2,240)
11,718
(2,315)
369,501
137,709
(276,798)
(96,459)
(199,098)
129,300
(17,109)
1,492
—
1,875
(40,081)
(20,209)
1,284
(378,094)
343,614
10,463
21,163
(1,822)
(16,571)
(21,895)
1,421
(11,415)
2,367
1,885
1,916
—
2,762
—
—
—
6,259
3,523
(19,831)
(32,669)
(38)
(5,281)
314,863
—
(338,629)
(118,907)
(209,854)
5,778
(12,397)
53
—
1,654
(75,585)
(6,321)
—
(754,208)
1,197,556
(515,000)
(128,212)
—
—
(573)
(37,206)
(200,000)
(145,427)
(23,324)
575
(16)
23,689
(72,346)
—
(695)
(1,573)
97,448
88,855
196,876
285,731 $
1,450,500
(1,117,903)
(3,494)
44,974
413,007
(397)
(46,137)
—
(154,560)
(612)
4,493
(16)
24,718
(110,562)
—
(2,206)
(15,124)
486,681
47,336
149,540
196,876 $
299,682
6,885
22,723
(736)
2,463
(30,357)
1,462
(9,635)
2,352
1,915
—
—
—
—
—
—
2,654
(9,098)
(13,276)
(9,117)
11,693
5,992
302,032
—
(402,283)
(593,945)
—
5,656
(3,404)
1,238
1,042
1,608
(16,756)
—
—
(1,006,844)
1,736,914
(1,150,097)
(3,323)
—
—
(16,047)
(80,213)
—
(154,996)
(612)
7,201
(16)
138,124
(26,595)
367,500
(7,582)
(14,164)
796,094
91,282
58,258
149,540
The accompanying notes are an integral part of these consolidated financial statements.
F-10
Report of Independent Registered Public Accounting Firm
To the Partners of Hudson Pacific Properties, L.P.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Hudson Pacific Properties, L.P. as of December 31, 2022 and
2021, the related consolidated statements of operations, comprehensive (loss) income, capital and cash flows for each of the three
years in the period ended December 31, 2022, and the related notes and financial statement schedule listed in the Index at Item
15(a) (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 Operating Partnership at December 31, 2022 and 2021, and the
results of its operations and its cash flows for each of the three years in the period ended December 31, 2022, in conformity with
U.S. generally accepted accounting principles.
Basis for Opinion
These financial statements are the responsibility of the Operating Partnership’s management. Our responsibility is to express an
opinion on the Operating Partnership’s 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
Operating Partnership 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 financial statements are free of material misstatement, whether due to error
or fraud. The Operating Partnership 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 an understanding of internal control over financial reporting but
not for the purpose of expressing an opinion on the effectiveness of the Operating Partnership’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 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 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 financial
statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the financial statements that was
communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are
material to the financial statements and (2) involved our especially challenging, subjective or complex judgments. The
communication of the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as
a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter
or on the accounts or disclosures to which it relates.
F-11
Description of the
Matter
Purchase price accounting
During the year ended December 31, 2022, the Operating Partnership acquired 100% of the equity interests
in Quixote Studios, LLC for an aggregate purchase price of $359.1 million. The transaction was accounted
for as a business combination. As discussed in Note 2 to the consolidated financial statements, in a business
combination, the Operating Partnership estimates the fair value of the identifiable assets and liabilities of the
acquired entity on the acquisition date, and the difference between the fair value of the consideration
transferred for the acquisition and the fair value of the net assets acquired is recorded as goodwill.
Acquisition-related expenses arising from the transaction are expensed as incurred. Auditing the Operating
Partnership’s purchase price accounting was complex due to the significant estimation required by
management in determining the fair value of acquired assets and assumed liabilities. In particular, significant
estimation was used in management’s selection of assumptions for the customer retention rate due to the
judgmental nature of the inputs, including unobservable inputs. Furthermore, the selected assumption for
customer retention rate is sensitive in affecting the measurement of the fair value of acquired customer
relationship intangibles. Amortization of customer relationship intangibles is recorded in depreciation and
amortization expense over the asset’s related useful life.
How We
Addressed the
Matter in Our
Audit
We obtained an understanding, evaluated the design and tested the operating effectiveness of the Operating
Partnership’s controls over management’s purchase price accounting, including controls over the Operating
Partnership’s review of the assumptions underlying the purchase price allocation, the cash flow projections,
and the accuracy of the underlying data used.
Our testing of the Operating Partnership’s purchase price accounting included, among other procedures,
assessing the valuation methods and significant assumptions used by management in developing the fair
value estimates of the assets acquired and liabilities assumed. For example, we identified significant
assumptions within the models by performing sensitivity analyses to determine if a reasonable variation in
the assumption would materially affect the measurement of the related acquired asset or assumed liability.
For the customer retention rate, we evaluated the reasonableness of management’s selected assumption by
comparing to independently identified external market data sources and searching for contrary or
corroborating evidence within other sources of internal information. We involved our valuation specialists in
verifying the appropriateness of management’s valuation methods and models. We also evaluated the
completeness and accuracy of the underlying data supporting management’s purchase price accounting,
tested the incorporation of the significant assumptions in the purchase price accounting, and recalculated the
models’ results for clerical accuracy.
/s/ Ernst & Young LLP
We have served as the Operating Partnership’s auditor since 2015.
Los Angeles, California
February 10, 2023
F-12
HUDSON PACIFIC PROPERTIES, L.P.
CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
ASSETS
Investment in real estate, at cost
Accumulated depreciation and amortization
Investment in real estate, net
Non-real estate property, plant and equipment, net
Cash and cash equivalents
Restricted cash
Accounts receivable, net
Straight-line rent receivables, net
Deferred leasing costs and intangible assets, net
U.S. Government securities
Operating lease right-of-use assets
Prepaid expenses and other assets, net
Investment in unconsolidated real estate entities
Goodwill
Assets associated with real estate held for sale
TOTAL ASSETS
LIABILITIES AND CAPITAL
Liabilities
Unsecured and secured debt, net
In-substance defeased debt
Joint venture partner debt
Accounts payable, accrued liabilities and other
Operating lease liabilities
Intangible liabilities, net
Security deposits, prepaid rent and other
Liabilities associated with real estate held for sale
Total liabilities
Commitments and contingencies (Note 19)
December 31, 2022 December 31, 2021
$
8,716,572 $
8,361,477
(1,541,271)
7,175,301
(1,283,774)
7,077,703
130,289
255,761
29,970
16,820
279,910
393,842
—
401,051
98,837
180,572
263,549
93,238
58,469
96,555
100,321
25,339
240,306
341,444
129,321
287,041
119,000
154,731
109,439
250,520
$
9,319,140 $
8,990,189
$
4,585,862 $
3,733,903
—
66,136
264,098
399,801
34,091
83,797
665
128,212
66,136
300,959
293,596
42,290
84,939
3,898
5,434,450
4,653,933
Redeemable preferred units of the operating partnership
Redeemable non-controlling interest in consolidated real estate entities
9,815
125,044
9,815
129,449
Capital
Hudson Pacific Properties, L.P. partners’ capital:
4.750% series C cumulative redeemable preferred units, $25.00 per unit liquidation preference, 17,000,000
units outstanding at December 31, 2022 and 2021
425,000
425,000
Common units, 143,246,320 and 152,967,441 outstanding at December 31, 2022 and 2021, respectively
Accumulated other comprehensive loss
Total Hudson Pacific Properties, L.P. partners’ capital
Non-controlling interest—members in consolidated real estate entities
Total capital
TOTAL LIABILITIES AND CAPITAL
2,958,535
(11,460)
3,372,075
377,756
3,749,831
$
9,319,140 $
3,370,800
(1,779)
3,794,021
402,971
4,196,992
8,990,189
The accompanying notes are an integral part of these consolidated financial statements.
F-13
HUDSON PACIFIC PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except share data)
REVENUES
Office
Rental
Service and other revenues
Total office revenues
Studio
Rental
Service and other revenues
Total studio revenues
Total revenues
OPERATING EXPENSES
Office operating expenses
Studio operating expenses
General and administrative
Depreciation and amortization
Total operating expenses
OTHER INCOME (EXPENSE)
Income from unconsolidated real estate entities
Fee income
Interest expense
Interest income
Management services reimbursement income—unconsolidated real estate entities
Management services expense—unconsolidated real estate entities
Transaction-related expenses
Unrealized (loss) gain on non-real estate investments
Loss on sale of real estate
Impairment loss
Loss on extinguishment of debt
Other income (expense)
Total other expenses
Net (loss) income
Net income attributable to non-controlling interest in consolidated real estate entities
Net loss attributable to redeemable non-controlling interest in consolidated real estate entities
Net (loss) income attributable to Hudson Pacific Properties, L.P.
Net income attributable to Series A preferred units
Net income attributable to Series C preferred units
Net income attributable to participating securities
Year Ended December 31,
2022
2021
2020
$
834,408 $
782,736 $
721,286
18,292
852,700
59,672
113,852
173,524
1,026,224
308,668
105,150
79,501
373,219
866,538
943
7,972
12,634
795,370
49,985
51,480
101,465
896,835
14,633
735,919
48,756
20,290
69,046
804,965
280,334
262,199
55,513
71,346
343,614
750,807
1,822
3,221
37,580
77,882
299,682
677,343
736
2,815
(149,901)
(121,939)
(113,823)
2,340
4,163
(4,163)
(14,356)
(1,440)
(2,164)
(28,548)
—
8,951
3,794
1,132
(1,132)
(8,911)
16,571
—
(2,762)
(6,259)
(2,553)
4,089
—
—
(440)
(2,463)
—
—
(2,654)
548
(176,203)
(117,016)
(111,192)
(16,517)
(23,418)
4,964
(34,971)
(612)
(20,431)
(1,194)
29,012
(21,806)
2,902
10,108
(612)
(2,281)
(1,090)
16,430
(18,955)
4,571
2,046
(612)
—
(1,041)
393
NET (LOSS) INCOME AVAILABLE TO COMMON UNITHOLDERS
$
(57,208) $
6,125 $
BASIC AND DILUTED PER UNIT AMOUNTS
Net (loss) income attributable to common unitholders—basic
Net (loss) income attributable to common unitholders—diluted
Weighted average shares of common units outstanding—basic
Weighted average shares of common units outstanding—diluted
$
$
(0.39) $
(0.39) $
0.04 $
0.04 $
0.00
0.00
145,580,928
153,007,287
154,040,775
145,580,928
153,332,365
154,083,773
The accompanying notes are an integral part of these consolidated financial statements.
F-14
HUDSON PACIFIC PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE (LOSS) INCOME
(in thousands)
Net (loss) income
Currency translation adjustments
Net gains (losses) on derivative instruments:
Unrealized gains (losses)
Reclassification adjustment for realized losses
Total net gains (losses) on derivative instruments:
Total other comprehensive (loss) income
Comprehensive (loss) income
Comprehensive income attributable to Series A preferred units
Comprehensive income attributable to Series C preferred units
Comprehensive income attributable to participating securities
Year Ended December 31,
2022
2021
2020
$
(16,517) $
29,012 $
16,430
(12,375)
(1,064)
1,394
621
2,097
2,718
(9,657)
171
7,360
7,531
6,467
(26,174)
35,479
(612)
(20,431)
(1,194)
(612)
(2,281)
(1,090)
(14,471)
5,444
(9,027)
(7,633)
8,797
(612)
—
(1,041)
Comprehensive income attributable to non-controlling interest in consolidated real estate entities
(23,442)
(21,806)
(18,955)
Comprehensive loss attributable to redeemable non-controlling interest in consolidated real estate entities
4,964
2,902
4,571
COMPREHENSIVE (LOSS) INCOME ATTRIBUTABLE TO PARTNERS’ CAPITAL
$
(66,889) $
12,592 $
(7,240)
The accompanying notes are an integral part of these consolidated financial statements.
F-15
HUDSON PACIFIC PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF CAPITAL
(in thousands, except share data)
Partners’ Capital
Preferred Units
Common Units Common Units
Number of
Accumulated
Other
Comprehensive
(Loss) Income
Total
Partners’
Capital
Non-controlling
Interest—
Members in
Consolidated
Real Estate
Entities
Total
Capital
Balance, December 31, 2019
$
—
155,602,910 $
3,440,488 $
(613) $
3,439,875 $
269,487 $ 3,709,362
Contributions
Sale of non-controlling interest
Distributions
Transaction costs
Issuance of unrestricted units
Units withheld to satisfy tax withholding
obligations
Repurchase of common units
Declared distributions
Amortization of unit-based compensation
Net income
Other comprehensive loss
Balance, December 31, 2020
Contributions
Distributions
Proceeds from sale of common stock, net
of underwriters' discount and transaction
costs
Transaction costs
Issuance of unrestricted units
Issuance of Series C cumulative
redeemable preferred units
Units withheld to satisfy tax withholding
obligations
Repurchase of common units
Declared distributions
Amortization of unit-based compensation
Net income
Other comprehensive income
Balance, December 31, 2021
Contributions
Distributions
Transaction costs
Issuance of unrestricted units
Units withheld to satisfy tax withholding
obligations
Repurchase of common units
Declared distributions
Amortization of unit-based compensation
Net income (loss)
Other comprehensive (loss) income
152,722,448
3,509,217
(8,246)
3,500,971
467,009
3,967,980
(7,633)
(7,633)
—
—
—
—
830,195
—
300,104
—
(16,047)
—
(225,314)
(7,582)
(3,485,343)
—
—
—
—
(80,213)
(154,996)
26,029
1,434
—
—
—
—
—
1,526,163
44,820
—
744,596
(243)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
425,000
—
(11,993)
—
—
(2,281)
—
2,281
—
(90,843)
(2,206)
(1,934,923)
—
—
—
—
(46,137)
(154,560)
24,687
7,215
—
—
—
—
—
—
—
—
—
—
—
—
300,104
138,124
67,038
138,124
367,142
—
(26,595)
(26,595)
(16,047)
—
(7,582)
(80,213)
(154,996)
26,029
1,434
—
—
—
—
—
—
18,955
—
(16,047)
—
(7,582)
(80,213)
(154,996)
26,029
20,389
(7,633)
—
—
—
—
—
—
—
—
—
—
—
6,467
—
—
24,718
24,718
(110,562)
(110,562)
44,820
(243)
—
413,007
(2,206)
(46,137)
(156,841)
24,687
9,496
6,467
—
—
—
—
—
—
—
—
21,806
—
44,820
(243)
—
413,007
(2,206)
(46,137)
(156,841)
24,687
31,302
6,467
425,000
152,967,441
3,370,800
(1,779)
3,794,021
402,971
4,196,992
—
—
—
—
—
—
—
—
—
583,685
(70,722)
(10,234,084)
(20,431)
—
20,431
—
—
—
—
—
—
—
(573)
—
(695)
(237,206)
(145,427)
27,650
(56,014)
—
—
—
—
—
—
—
—
—
—
(9,681)
—
—
(573)
—
(695)
(237,206)
(165,858)
27,650
(35,583)
(9,681)
23,689
23,689
(72,346)
(72,346)
—
—
—
—
—
—
(573)
—
(695)
(237,206)
(165,858)
27,650
23,418
(12,165)
24
(9,657)
Balance, December 31, 2022
$
425,000
143,246,320 $
2,958,535 $
(11,460) $
3,372,075 $
377,756 $ 3,749,831
The accompanying notes are an integral part of these consolidated financial statements.
F-16
HUDSON PACIFIC PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
CASH FLOWS FROM OPERATING ACTIVITIES
Net (loss) income
Adjustments to reconcile net (loss) income to net cash provided by operating activities:
Year Ended December 31,
2021
2020
2022
$
(16,517) $
29,012 $
16,430
Depreciation and amortization
Non-cash portion of interest expense
Amortization of unit-based compensation
Income from unconsolidated real estate entities
Unrealized loss (gain) on non-real estate investments
Straight-line rents
Straight-line rent expense
Amortization of above- and below-market leases, net
Amortization of above- and below-market ground lease, net
Amortization of lease incentive costs
Distribution of income from unconsolidated real estate entities
Gain on derivative instruments
Impairment loss
Earnout liability fair value adjustment
Loss on sale of real estate
Gain from insurance proceeds
Loss on extinguishment of debt
Change in operating assets and liabilities:
Accounts receivable
Deferred leasing costs and lease intangibles
Prepaid expenses and other assets
Accounts payable, accrued liabilities and other
Security deposits, prepaid rent and other
Net cash provided by operating activities
CASH FLOWS FROM INVESTING ACTIVITIES
Proceeds from sales of real estate
Additions to investment property
Property acquisitions
Acquisitions of businesses
Maturities of U.S. Government securities
Contributions to non-real estate investments
Distributions from non-real estate investments
Proceeds from sale of non-real estate investment
Distributions from unconsolidated real estate entities
Contributions to unconsolidated real estate entities
Additions to non-real estate property, plant and equipment
Insurance proceeds for damaged property, plant and equipment
Net cash used in investing activities
CASH FLOWS FROM FINANCING ACTIVITIES
Proceeds from unsecured and secured debt
Payments of unsecured and secured debt
Payments of in-substance defeased debt
Proceeds from sale of common stock
Proceeds from issuance of Series C cumulative redeemable preferred units
Transaction costs
Repurchase of common units
Distributions paid to common unitholders
Distributions paid to preferred unitholders
Contributions from redeemable non-controlling members in consolidated real estate entities
Distributions to redeemable non-controlling members in consolidated real estate entities
Contributions from non-controlling members in consolidated real estate entities
Distributions to non-controlling members in consolidated real estate entities
Proceeds from sale of non-controlling interest
Payments to satisfy tax withholding obligations
Payment of loan costs
Net cash provided by financing activities
Net increase in cash and cash equivalents and restricted cash
Cash and cash equivalents and restricted cash—beginning of period
CASH AND CASH EQUIVALENTS AND RESTRICTED CASH—END OF PERIOD
$
373,219
13,894
24,296
(943)
1,440
(38,508)
3,198
(8,032)
2,731
1,545
1,243
(8,740)
28,548
1,757
2,164
(1,167)
—
16,150
(33,940)
(2,240)
11,718
(2,315)
369,501
137,709
(276,798)
(96,459)
(199,098)
129,300
(17,109)
1,492
—
1,875
(40,081)
(20,209)
1,284
(378,094)
343,614
10,463
21,163
(1,822)
(16,571)
(21,895)
1,421
(11,415)
2,367
1,885
1,916
—
2,762
—
—
—
6,259
3,523
(19,831)
(32,669)
(38)
(5,281)
314,863
—
(338,629)
(118,907)
(209,854)
5,778
(12,397)
53
—
1,654
(75,585)
(6,321)
—
(754,208)
1,197,556
(515,000)
(128,212)
—
—
(573)
(237,206)
(145,427)
(23,324)
575
(16)
23,689
(72,346)
—
(695)
(1,573)
97,448
88,855
196,876
285,731 $
1,450,500
(1,117,903)
(3,494)
44,974
413,007
(397)
(46,137)
(154,560)
(612)
4,493
(16)
24,718
(110,562)
—
(2,206)
(15,124)
486,681
47,336
149,540
196,876 $
299,682
6,885
22,723
(736)
2,463
(30,357)
1,462
(9,635)
2,352
1,915
—
—
—
—
—
—
2,654
(9,098)
(13,276)
(9,117)
11,693
5,992
302,032
—
(402,283)
(593,945)
—
5,656
(3,404)
1,238
1,042
1,608
(16,756)
—
—
(1,006,844)
1,736,914
(1,150,097)
(3,323)
—
—
(16,047)
(80,213)
(154,996)
(612)
7,201
(16)
138,124
(26,595)
367,500
(7,582)
(14,164)
796,094
91,282
58,258
149,540
The accompanying notes are an integral part of these consolidated financial statements.
F-17
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements
(Tabular amounts in thousands, except square footage and share/unit data)
1. Organization
Hudson Pacific Properties, Inc. is a Maryland corporation formed on November 9, 2009 as a fully integrated, self-
administered and self-managed real estate investment trust (“REIT”). Through its controlling interest in the operating partnership
and its subsidiaries, Hudson Pacific Properties, Inc. owns, manages, leases, acquires and develops real estate, consisting primarily
of office and studio properties. Unless otherwise indicated or unless the context requires otherwise, all references in these financial
statements to “the Company” refer to Hudson Pacific Properties, Inc. together with its consolidated subsidiaries, including Hudson
Pacific Properties, L.P. Unless otherwise indicated or unless the context requires otherwise, all references to “our operating
partnership” or “the operating partnership” refer to Hudson Pacific Properties, L.P. together with its consolidated subsidiaries.
The Company’s portfolio consists of properties primarily located throughout the United States, Western Canada and
Greater London, United Kingdom. The following table summarizes the Company’s portfolio as of December 31, 2022:
Segments
Consolidated portfolio
Office
Studio
Land
Total consolidated portfolio
Unconsolidated portfolio(1)
Office(2)
Studio(3)
Land(4)
Total unconsolidated portfolio
TOTAL(5)
Number of
Properties
Square Feet
(unaudited)
51
4
5
60
1
1
2
4
14,338,510
1,291,260
1,966,242
17,596,012
1,511,723
241,000
1,617,347
3,370,070
64
20,966,082
_________________
1.
The Company owns 20% of the unconsolidated joint venture entity that owns the Bentall Centre property, 50% of the unconsolidated joint venture entity that
owns the Sunset Glenoaks Studios development and 35% of the unconsolidated joint venture entity that owns the future Sunset Waltham Cross Studios
development. The square footage shown above represents 100% of the properties. See Notes 2 and 6 for details.
Includes Bentall Centre.
Includes Sunset Glenoaks Studios.
Includes land for the Burrard Exchange at Bentall Centre and Sunset Waltham Cross Studios.
Includes repositioning, redevelopment, development and held for sale properties.
2.
3.
4.
5.
Concentrations
As of December 31, 2022, the Company’s office properties were located in California, the Pacific Northwest and Western
Canada. The Company’s owned studio properties were primarily located in the Hollywood submarket in Los Angeles, California.
70.7% of the square feet in the Company’s consolidated and unconsolidated portfolio is located in California, which exposes the
Company to greater economic risks than if it owned a more geographically dispersed portfolio.
A significant portion of the Company’s rental revenue is derived from tenants in the technology and media and
entertainment industries. As of December 31, 2022, approximately 27.0% and 17.5% of consolidated and unconsolidated rentable
square feet were related to the tenants in the technology and media and entertainment industries, respectively.
As of December 31, 2022, the Company’s 15 largest tenants represented approximately 36.9% of consolidated and
unconsolidated rentable square feet. No single tenant accounted for more than 10%.
For the year ended December 31, 2022, Google, Inc. represented 12.6% of the Company’s revenue for the office segment
and Netflix, Inc. represented 14.8% of the Company’s revenue for the studio segment.
F-18
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
2. Summary of Significant Accounting Policies
Basis of Presentation
The accompanying consolidated financial statements of the Company and the operating partnership are prepared in
accordance with generally accepted accounting principles in the United States (“GAAP”). Any references to the number of
properties, acres and square footage are unaudited and outside the scope of the Company’s independent registered public
accounting firm’s audit of the Company’s financial statements in accordance with the standards of the United States Public
Company Accounting Oversight Board (“PCAOB”).
Principles of Consolidation
The consolidated financial statements of the Company include the accounts of the Company, the operating partnership
and all wholly-owned and controlled subsidiaries. The consolidated financial statements of the operating partnership include the
accounts of the operating partnership and all wholly-owned and controlled subsidiaries. All intercompany balances and
transactions have been eliminated in the consolidated financial statements.
Under the consolidation guidance, the Company first evaluates an entity using the variable interest model, then the voting
model. The Company ultimately consolidates all entities that the Company controls through either majority ownership or voting
rights, including all variable interest entities (“VIEs”) of which the Company is considered the primary beneficiary. The Company
accounts for all other unconsolidated joint ventures using the equity method of accounting. In addition, the Company continually
evaluates each legal entity that is not wholly-owned for reconsideration based on changing circumstances.
VIEs are defined as entities in which equity investors do not have:
•
•
•
the characteristics of a controlling financial interest;
sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other
parties; and/or
the entity is structured with non-substantive voting rights.
The entity that consolidates a VIE is known as its primary beneficiary and is generally the entity with both the power to
direct the activities that most significantly affect the VIE’s economic performance and the right to receive benefits from the VIE or
the obligation to absorb losses of the VIE that could be significant to the VIE. As of December 31, 2022, the Company has
determined that its operating partnership and 19 joint ventures met the definition of a VIE. 13 of these joint ventures are
consolidated and six are unconsolidated.
F-19
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Consolidated Joint Ventures
As of December 31, 2022, the operating partnership has determined that 13 of its joint ventures met the definition of a
VIE and are consolidated:
Entity
Hudson 1455 Market, L.P.
Hudson 1099 Stewart, L.P.
HPP-MAC WSP, LLC
Property
1455 Market
Hill7
One Westside and 10850 Pico
Hudson One Ferry REIT, L.P.
Ferry Building
Sunset Bronson Entertainment Properties, LLC
Sunset Bronson Studios, ICON, CUE
Sunset Gower Entertainment Properties, LLC
Sunset Gower Studios
Sunset 1440 North Gower Street, LLC
Sunset Gower Studios
Sunset Las Palmas Entertainment Properties, LLC
Sunset Services Holdings, LLC
Sunset Studios Holdings, LLC
Hudson Media and Entertainment Management, LLC
Hudson 6040 Sunset, LLC
Hudson 1918 Eighth, L.P.
Sunset Las Palmas Studios, Harlow
None(1)
EPIC
None(2)
6040 Sunset
1918 Eighth
Ownership Interest
55.0 %
55.0 %
75.0 %
55.0 %
51.0 %
51.0 %
51.0 %
51.0 %
51.0 %
51.0 %
51.0 %
51.0 %
55.0 %
__________________
1.
Sunset Services Holdings, LLC wholly owns Services Holdings, LLC, which owns 100% interests in Sunset Bronson Services, LLC, Sunset Gower Services,
LLC and Sunset Las Palmas Services, LLC, which provide services to Sunset Bronson Entertainment Properties, LLC, Sunset Gower Entertainment
Properties, LLC and Sunset Las Palmas Entertainment Properties, LLC, respectively.
Hudson Media and Entertainment Management, LLC manages the following properties: Sunset Gower Studios, Sunset Bronson Studios, Sunset Las Palmas
Studios, 6040 Sunset, ICON, CUE, EPIC and Harlow (collectively “Hollywood Media Portfolio”).
2.
As of December 31, 2022 and 2021, the Company has determined that its operating partnership met the definition of a
VIE and is consolidated.
Substantially all of the assets and liabilities of the Company are related to the operating partnership VIE. The assets and
credit of certain VIEs can only be used to satisfy those VIEs’ own contractual obligations, and the VIEs’ creditors have no
recourse to the general credit of the Company.
Unconsolidated Joint Ventures
As of December 31, 2022, the Company has determined it is not the primary beneficiary of six of its joint ventures that
are VIEs. Due to its significant influence over the unconsolidated entities, the Company accounts for them using the equity method
of accounting. Under the equity method, the Company initially records the investment at cost and subsequently adjusts for equity
in earnings or losses and cash contributions and distributions.
The Company’s net equity investment in its unconsolidated joint ventures is reflected within investment in unconsolidated
real estate entities on the Consolidated Balance Sheets. The Company’s share of net income or loss from the joint ventures is
included within income from unconsolidated real estate entities on the Consolidated Statements of Operations. The Company uses
the cumulative earnings approach for determining cash flow presentation of distributions from unconsolidated joint ventures.
Under this approach, distributions up to the amount of cumulative equity in earnings recognized are classified as cash inflows from
operating activities, and those in excess of that amount are classified as cash inflows from investing activities. Refer to Note 6 for
further details regarding our investments in unconsolidated joint ventures.
Use of Estimates
The preparation of financial statements in conformity with GAAP requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and disclosure of commitments and contingencies at the date
of the financial statements and the reported amounts of revenues and expenses during the reporting period. On an ongoing basis,
the Company evaluates its estimates, including those related to acquiring, developing and assessing the carrying values of its real
estate properties, the fair value measurement of contingent consideration, assets acquired and liabilities assumed in business
combination transactions, determining the incremental borrowing rate used in the present value calculations of its new or modified
operating lessee agreements, its accrued liabilities, and the valuation of performance-based equity compensation awards. The
F-20
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Company bases its estimates on historical experience, current market conditions, and various other assumptions that are believed to
be reasonable under the circumstances. Actual results could materially differ from these estimates.
Acquisitions
The Company evaluates each acquisition to determine if the integrated set of assets and activities acquired meets the
definition of a business and needs to be accounted for as a business combination in accordance with ASC 805, Business
Combinations. An integrated set of assets and activities would fail to qualify as a business if either (i) substantially all of the fair
value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets or (ii)
the integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly
contribute to the ability to create outputs (i.e., revenue generated before and after the transaction).
Acquisitions of real estate will generally not meet the definition of a business because substantially all of the fair value is
concentrated in a single identifiable asset or group of similar identifiable assets (i.e., land, buildings and improvements and related
intangible assets or liabilities) or because the acquisition does not include a substantive process in the form of an acquired
workforce or an acquired contract that cannot be replaced without significant cost, effort or delay.
When the Company acquires properties that are considered asset acquisitions, the purchase price is allocated based on
relative fair value of the assets acquired and liabilities assumed. There is no measurement period concept for asset acquisitions,
with the purchase price accounting being final in the period of acquisition. Additionally, acquisition-related expenses associated
with asset acquisitions are capitalized as part of the purchase price.
The Company assesses fair value based on Level 2 and Level 3 inputs within the fair value framework, which includes
estimated cash flow projections that utilize appropriate discount, capitalization rates, renewal probability and available market
information, which includes market rental rate and market rent growth rates. Estimates of future cash flows are based on a number
of factors, including historical operating results, known and anticipated trends, and market and economic conditions.
The fair value of tangible assets of an acquired property considers the value of the property as if it were vacant. The fair
values of acquired “above- and below-” market leases are based on the estimated cash flow projections utilizing discount rates that
reflect the risks associated with the leases acquired. The amount recorded is based on the present value of the difference between
(i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for
each in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the initial term
plus the extended below-market term for any leases with below-market renewal options. Other intangible assets acquired include
amounts for in-place lease values that are based on the Company’s evaluation of the specific characteristics of each tenant’s lease.
Factors considered include estimates of carrying costs during hypothetical expected lease-up periods, market conditions and costs
to execute similar leases. In estimating carrying costs, the Company includes estimates of lost rents at market rates during the
hypothetical expected lease-up periods, which are dependent on local market conditions. In estimating costs to execute similar
leases, the Company considers commissions, legal and other leasing-related costs. The fair value of debt assumed is based on the
estimated cash flow projections utilizing interest rates available for the issuance of debt with similar terms and remaining
maturities.
Business Combinations
From time to time, we may enter into business combinations. In accordance with ASC 805, Business Combinations, the
Company applies the acquisition method for acquisitions that meet the definition of a business combination. Under the acquisition
method, the Company estimates the fair value of the identifiable assets and liabilities of the acquired entity on the acquisition date.
Acquired intangible assets are valued using different methods under the income approach, including the excess earnings method
for customer relationships, the relief-from-royalty method for trade names, and the lost profits method for non-compete
agreements. The fair values of acquired “above- and below-” market leases are estimated based on the present value of the
difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair
market lease rates for each in-place lease, measured over a period equal to the remaining term of the lease for above-market leases
and the initial term plus the extended below-market term for any leases with below-market renewal options. Acquired property,
plant and equipment is valued using the cost approach, including consideration of reproduction or replacement costs, economic
depreciation and obsolescence. We measure goodwill as the excess of consideration transferred over the net of the acquisition date
fair values of the identifiable assets acquired and liabilities assumed. Goodwill is assigned to each reporting unit that is expected to
benefit from the synergies of the business combination. Acquisition-related expenses and transaction costs associated with business
combinations are expensed in the period incurred which is included in the transaction-related expenses line item of the
Consolidated Statements of Operations.
F-21
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The acquisition method of accounting requires us to make significant estimates and assumptions regarding the fair value
of the identifiable assets and liabilities of the acquired entity on the acquisition date. The Company estimates the fair value using
observable inputs classified as Level 2 and unobservable inputs classified as Level 3 of the fair value hierarchy. Significant
estimates and assumptions include subjective and/or complex judgments regarding items such as revenue growth rates, long-term
growth rates, discount rates, customer retention rates, royalty rates, market rental rates and other factors, including estimating
future cash flows that we expect to generate from the acquired assets.
The acquisition method of accounting also requires us to refine these estimates over a measurement period not to exceed
one year to reflect new information obtained about facts and circumstances that existed as of the acquisition date that, if known,
would have affected the measurement of the amounts recognized as of that date. If we are required to adjust provisional amounts
that we have recorded for the fair values of assets and liabilities in connection with acquisitions, these adjustments could have a
material impact on our financial condition and results of operations. If the subsequent actual results and updated projections of the
underlying business activity change compared with the assumptions and projections used to develop these values, we could record
future impairment charges.
Investment in Real Estate Properties
Cost Capitalization
The Company capitalizes costs associated with development and redevelopment activities, capital improvements, tenant
improvements and leasing activity. Costs associated with development and redevelopment that are capitalized include interest,
property taxes, insurance and other costs directly related and essential to the acquisition, development or construction of a real
estate project. Indirect development costs, including salaries and benefits, office rent, and associated costs for those individuals
directly responsible for and who spend their time on development activities are also capitalized and allocated to the projects to
which they relate. Construction and development costs are capitalized while substantial activities are ongoing to prepare an asset
for its intended use. The Company considers a construction project as substantially complete and held available for occupancy
upon the completion of tenant improvements but no later than one year after cessation of major construction activity. Costs
incurred after a project is substantially complete and ready for its intended use, or after development activities have ceased, are
expensed as they are incurred. Costs previously capitalized that related to abandoned acquisitions or developments are charged to
earnings. Expenditures for repairs and maintenance are expensed as they are incurred.
The Company recognized the following capitalized costs associated with development and redevelopment activities:
Capitalized personnel costs
Capitalized interest
Operating Properties
Year Ended December 31,
2022
2021
2020
$
$
18,098 $
18,031 $
16,728 $
21,689 $
15,843
19,509
The properties are generally carried at cost, less accumulated depreciation and amortization. The Company computes
depreciation and amortization using the straight-line method over the estimated useful lives of the assets as represented in the table
below:
Asset Description
Building and improvements
Land improvements
Furniture and fixtures
Estimated Useful Life (Years)
Shorter of the ground lease term or 39
15
5 to 7
Tenant and leasehold improvements
Shorter of the estimated useful life or the lease term
The Company amortizes above- and below-market lease intangibles over the remaining non-cancellable lease terms and
bargain renewal periods, if applicable. The in-place lease intangibles are amortized over the remaining non-cancellable lease term.
When tenants vacate prior to the expiration of a lease, the amortization of intangible assets and liabilities is accelerated. The
Company amortizes above- and below-market ground lease intangibles over the remaining non-cancellable lease terms.
F-22
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Held for Sale
The Company classifies properties as held for sale when certain criteria set forth in ASC 360, Property, Plant, and
Equipment, are met. These criteria include (i) whether the Company is committed to a plan to sell, (ii) whether the asset or disposal
group is available for immediate sale, (iii) whether an active program to locate a buyer and other actions required to complete the
plan to sell have been initiated, (iv) whether the sale of the asset or disposal group is probable (i.e., likely to occur) and the transfer
is expected to qualify for recognition as a completed sale within one year, (v) whether the long-lived asset or disposal group is
being actively marketed for sale at a price that is reasonable in relation to its current fair value, (vi) whether actions necessary to
complete the plan indicate that it is unlikely significant changes to the plan will be made or that the plan will be withdrawn. At the
time a property is classified as held for sale, the Company reclassifies its assets and liabilities to held for sale on the Consolidated
Balance Sheets for all periods presented and ceases recognizing depreciation expense.
Properties held for sale are reported at the lower of their carrying value or their estimated fair value, less estimated costs
to sell. The estimated fair value is generally based on a purchase and sale agreement, letter of intent, or a broker estimated value of
the property. The Company will recognize an impairment loss on real estate assets held for sale when the carrying value is greater
than the fair value, which is based on the estimated sales price of the property, which is classified within Level 2 of the fair value
hierarchy.
The Company assesses the carrying value of real estate assets and related intangibles whenever events or changes in
circumstances indicate that the carrying amount of an asset or asset group may not be recoverable in accordance with GAAP.
Impairment losses are recorded on real estate assets held for investment when indicators of impairment are present and the future
undiscounted cash flows estimated to be generated by those assets are less than the assets’ carrying amount. The Company
recognizes impairment losses to the extent the carrying amount exceeds the fair value, based Level 2 inputs.
According to ASC 205, Presentation of Financial Statements, the Company does not present the operating results in net
loss from discontinued operations for disposals if they do not represent a strategic shift in the Company’s business. There were no
discontinued operations for the years ended December 31, 2022, 2021 and 2020.
Impairment of Long-Lived Assets
The Company assesses the carrying value of real estate assets and related intangibles for impairment on a quarterly basis
and whenever events or changes in circumstances indicate that the carrying amount of an asset or asset group may not be
recoverable in accordance with GAAP. Impairment losses are recorded on real estate assets held for investment when indicators of
impairment are present and the future undiscounted cash flows estimated to be generated by those assets are less than the assets’
carrying amount. The Company recognizes impairment losses to the extent the carrying amount exceeds the fair value of the
properties based on Level 1 or Level 2 inputs, less estimated costs to sell.
Goodwill and Acquired Intangible Assets
Goodwill is an unidentifiable intangible asset and is recognized as a residual, generally measured as the excess of
consideration transferred in a business combination over the identifiable assets acquired and liabilities assumed. Goodwill is
assigned to reporting units that are expected to benefit from the synergies of the business combination.
The Company tests its goodwill and indefinite-lived intangible assets for impairment at least annually, or more frequently
if events or changes in circumstances indicate that the asset may be impaired. Goodwill is tested for impairment at the reporting
unit to which it is assigned, which can be an operating segment or one level below an operating segment. The Company has three
operating segments: the management entity, Office and Studio, each of which is a reporting unit. The Studio reporting unit consists
of the Zio Entertainment Network, LLC (“Zio”) and Star Waggons, LLC (“Star Waggons”) businesses acquired during the year
ended December 31, 2021 and the Quixote Studios, LLC (“Quixote”) business acquired during the year ended December 31, 2022.
The assessment of goodwill for impairment may initially be performed based on qualitative factors to determine if it is more likely
than not that the fair value of the reporting unit is less than its carrying value, including goodwill. If so, a quantitative assessment is
performed, and to the extent the carrying value of the reporting unit exceeds its fair value, impairment is recognized for the excess
up to the amount of goodwill assigned to the reporting unit. Alternatively, the Company may bypass a qualitative assessment and
proceed directly to a quantitative assessment.
A qualitative assessment considers various factors such as macroeconomic, industry and market conditions to the extent
they affect the earnings performance of the reporting unit, changes in business strategy and/or management of the reporting unit,
F-23
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
changes in composition or mix of revenues and/or cost structure of the reporting unit, financial performance and business prospects
of the reporting unit, among other factors.
In a quantitative assessment, significant judgment, assumptions and estimates are applied in determining the fair value of
reporting units. The Company generally uses the income approach to estimate fair value by discounting the projected net cash
flows of the reporting unit, and may corroborate with market-based data where available and appropriate. Projection of future cash
flows is based upon various factors, including, but not limited to, our strategic plans in regard to our business and operations,
internal forecasts, terminal year residual revenue multiples, operating profit margins, pricing of similar businesses and comparable
transactions where applicable, and risk-adjusted discount rates to present value future cash flows. Given the level of sensitivity in
the inputs, a change in the value of any one input, in isolation or in combination, could significantly affect the overall estimation of
fair value of the reporting unit.
As of December 31, 2022, December 31, 2021, and December 31, 2020, the carrying value of goodwill was
$263.5 million, $109.4 million and $8.8 million, respectively. During the year ended December 31, 2022, the carrying value of
goodwill increased by $154.1 million due to the acquisition of Quixote. During the year ended December 31, 2021, the carrying
value of goodwill increased by $100.6 million due to the acquisitions of Zio and Star Waggons. No impairment indicators have
been identified during the years ended December 31, 2022, 2021 and 2020.
Intangible assets with finite lives are amortized over their estimated useful lives using the straight-line method, which
reflects the pattern in which the assets are consumed. The estimated useful lives for acquired intangible assets range from five to
seven years. The Company assesses its intangible assets with finite lives for impairment when indicators of impairment are
identified.
Cash, Cash Equivalents and Restricted Cash
Cash and cash equivalents are defined as cash on hand and in banks, plus all short-term investments with a maturity of
three months or less when purchased. Restricted cash primarily consists of amounts held by lenders to fund reserves such as capital
improvements, taxes, insurance, debt service and operating expenditures.
The Company maintains some of its cash in bank deposit accounts that, at times, may exceed the federally insured limit.
No losses have been experienced related to such accounts.
The following table provides a reconciliation of cash and cash equivalents and restricted cash at the beginning and end of
the periods presented:
BEGINNING OF THE PERIOD
Cash and cash equivalents
Restricted cash
TOTAL
END OF THE PERIOD
Cash and cash equivalents
Restricted cash
TOTAL
Receivables
2022
December 31,
2021
2020
$
$
$
$
96,555 $
100,321
196,876 $
255,761 $
29,970
285,731 $
113,686 $
35,854
149,540 $
96,555 $
100,321
196,876 $
46,224
12,034
58,258
113,686
35,854
149,540
The Company accounts for receivables related to rental revenues according to ASC 842, Leases (“ASC 842”). The
guidance requires the Company to assess, at lease commencement and subsequently, collectability of future lease payments from
its tenants. If the Company determines collectability is not probable, it recognizes an adjustment to lower income from rentals. For
amounts deemed probable of collection, the Company may also record an allowance under other authoritative GAAP based on the
evaluation of individual receivables, including specific credit enhancements and other relevant factors.
F-24
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Accounts Receivable, net
As of December 31, 2022, accounts receivable was $16.9 million and there was a $0.1 million allowance for doubtful
accounts. As of December 31, 2021, accounts receivable was $25.5 million and there was $0.2 million allowance for doubtful
accounts.
Straight-line Rent Receivables, net
As of December 31, 2022, straight-line rent receivables was $279.9 million and there was a no allowance for doubtful
accounts. As of December 31, 2021, straight-line rent receivables was $240.3 million and there was no allowance for doubtful
accounts.
U.S. Government Securities
As of December 31, 2021, the Company held U.S. Government securities related to assumed debt held by a trust
subsidiary. These securities were considered held to maturity investments and were carried at amortized cost on the Consolidated
Balance Sheets. The Company had both the intent and ability to hold to maturity. The remaining securities matured during the year
ended December 31, 2022, resulting in a balance of $0 as of December 31, 2022, as compared to a balance of $129.3 million as of
December 31, 2021.
Prepaid Expenses and Other Assets, net
The following table represents the Company’s prepaid expenses and other assets, net as of:
Non-real estate investments
Interest rate derivative assets
Prepaid insurance
Deferred financing costs, net
Inventory
Prepaid property tax
Stock purchase warrant
Deposits and pre-development costs for future acquisitions
Other
PREPAID EXPENSES AND OTHER ASSETS, NET
Non-Real Estate Investments
December 31, 2022
December 31, 2021
$
47,329 $
31,447
9,292
6,530
5,824
4,914
2,041
95
—
$
22,812
98,837 $
368
5,442
7,750
1,578
2,192
1,664
47,605
20,954
119,000
The Company measures its investments in common stock and convertible preferred stock at fair value based on Level 1
and Level 2 inputs, respectively. The Company measures its investments in funds that do not have a readily determinable fair value
using the Net Asset Value (“NAV”) practical expedient and uses NAV reported without adjustment unless it is aware of
information indicating the NAV reported does not accurately reflect the fair value of the investment. Changes in the fair value of
these non-real estate investments are included in unrealized (loss) gain on non-real estate investments on the Consolidated
Statements of Operations. The Company recognized a net unrealized loss of $0.2 million for the year ended December 31, 2022, a
net unrealized gain of $14.9 million for the year ended December 31, 2021 and a net unrealized loss of $0.9 million for the year
ended December 31, 2020 due to the observable changes in fair value. Over the life of the investments, the Company has
recognized a net unrealized gain of $13.8 million due to the observable changes in fair value.
Stock Purchase Warrant
The Company holds an investment in a stock purchase warrant that gives the Company the right to purchase a fixed
number of shares of common stock of a non-real estate investee. The warrant meets the definition of a derivative and is measured
at fair value based on Level 2 inputs. Changes in the fair value of the derivative asset are included in unrealized (loss) gain on non-
real estate investments on the Consolidated Statements of Operations. The Company recognized an unrealized loss of $1.6 million
due to the change in the fair value of the stock purchase warrant during the year ended December 31, 2022. The Company
recognized an unrealized gain of $1.7 million due to the change in the fair value of the stock purchase warrant during the year
F-25
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
ended December 31, 2021. No gain or loss was recognized related to the change in the fair value of the stock purchase warrant
during the year ended December 31, 2020.
Lease Accounting
The Company accounts for its leases under ASC 842, which requires companies to identify lease and non-lease
components of a lease agreement. Lease components relate to the right to use the leased asset whereas non-lease components relate
to payments for goods or services that are transferred separately from the right to use the underlying asset.
For lessors, the guidance provides for a practical expedient, by class of underlying asset, to elect a combined single lease
component presentation if (i) the timing and pattern of the transfer of the combined single lease component is the same, and (ii) the
related lease component, if accounted for separately, would be classified as an operating lease. The practical expedient was elected
only for the Company’s leases related to the office properties. For the Company’s studio properties, the timing and pattern of the
transfer of the lease components and non-lease components for studio properties are not the same and therefore the Company did
not elect this practical expedient for the Company’s studio properties. The standalone selling price related to the studio non-lease
components is readily available and does not require estimates.
Lessee Accounting
The Company determines if an arrangement is a lease at inception. The Company’s operating lease agreements relate to
ground leases, sound stages, office leases and other facility leases and are reflected in operating lease right-of-use (“ROU”) assets
and operating lease liabilities on the Consolidated Balance Sheets. For leases with a term of 12 months or less, the Company
makes an accounting policy election by class of underlying asset, not to recognize ROU assets and lease liabilities. The Company
recognizes lease expense for such leases generally on a straight-line basis over the lease term.
ROU assets represent the Company’s right to use an underlying asset for the lease term and lease liabilities represent its
obligation to make lease payments arising from the lease. Lease liabilities are recognized at the commencement date based on the
present value of lease payments over the lease term. Many of the Company’s lessee agreements include options to extend the lease,
which the Company does not include in its minimum lease terms unless the option is reasonably certain to be exercised. Variable
lease payments are excluded from the lease liabilities and are recognized in the period in which the obligation for those payments
is incurred. As the Company’s leases do not provide an implicit rate, the Company determines its incremental borrowing rate based
on the information available at commencement date, or the date of the ASC 842 adoption, in determining the present value of lease
payments. The weighted average incremental borrowing rate used to calculate the lease liabilities was 5.6% as of December 31,
2022. ROU assets are recognized in the amount of the initial lease liability, adjusted to include lease prepayments and initial direct
costs and exclude lease incentives. ROU assets acquired in connection with business combination transactions are also adjusted for
“above- and below-” market lease terms. Rental expense for lease payments related to operating leases is recognized on a straight-
line basis over the lease term. The weighted average remaining lease term was 23 years as of December 31, 2022.
Lessor Accounting
With the election of the lessor practical expedient, the presentation of revenues on the Consolidated Statements of
Operations reflects a single lease component that combines rental, tenant recoveries and other tenant-related revenues for the office
portfolio. For the Company’s rentals at the studio properties, total lease consideration is allocated to lease and non-lease
components on a relative standalone basis. The recognition of revenues related to lease components is governed by ASC 842,
while revenue related to non-lease components is subject to ASC 606, Revenue from Contracts with Customers (“ASC 606”).
ASC 842 defines initial direct costs as only the incremental costs of signing a lease. Internal direct compensation costs
and external legal fees related to the execution of successful lease agreements that do not meet the definition of initial direct costs
under ASC 842 are accounted for as office operating expense or studio operating expense in the Company’s Consolidated
Statements of Operations.
Revenue Recognition
The Company has compiled an inventory of its sources of revenues and has identified the following material revenue
streams: (i) rental revenues (ii) tenant recoveries and other tenant-related revenues (iii) ancillary revenues (iv) other revenues (v)
sale of real estate (vi) management fee income and (vii) management services reimbursement income.
F-26
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Revenue Stream
Rental revenues
Tenant recoveries and other
tenant-related revenues
Ancillary revenues
Other revenues
Components
Office, stage and storage rentals
Reimbursement of real estate taxes, insurance, repairs and
maintenance, other operating expenses and must-take parking
revenues
Revenues derived from tenants’ use of power, HVAC and
telecommunications (i.e., telephone and internet) and lighting,
equipment and vehicle rentals
Financial Statement Location
Office and studio segments: rental
Office segment: rental
Studio segment: rental and service and
other revenues
Studio segment: service and other
revenues
Parking revenue that is not associated with lease agreements and
other
Office and studio segments: service and
other revenues
Sale of real estate
Gains on sales derived from cash consideration less cost basis
Gains on sale of real estate
Management fee income
Income derived from management services provided to
unconsolidated joint venture entities
Fee income
Management services
reimbursement income
Reimbursement of costs incurred by the Company in the management
of unconsolidated joint venture entities
Management services reimbursement
income—unconsolidated real estate
entities
The Company recognizes rental revenue from tenants on a straight-line basis over the lease term when collectability is
probable and the tenant has taken possession of or controls the physical use of the leased asset. If the lease provides for tenant
improvements, the Company determines whether the tenant improvements, for accounting purposes, are owned by the tenant or the
Company. When the Company is the owner of the tenant improvements, the tenant is not considered to have taken physical
possession or have control of the physical use of the leased asset until the tenant improvements are substantially completed. When
the tenant is the owner of the tenant improvements, any tenant improvement allowance that is funded is treated as a lease incentive
and amortized as a reduction of revenue over the lease term. Tenant improvement ownership is determined based on various
factors including, but not limited to:
•
•
•
•
whether the lease stipulates how and on what a tenant improvement allowance may be spent;
whether the tenant or landlord retains legal title to the improvements at the end of the lease term;
whether the tenant improvements are unique to the tenant or general-purpose in nature; and
whether the tenant improvements are expected to have any residual value at the end of the lease.
The Company does not account for lease concessions related to the effects of the COVID-19 pandemic as lease
modifications to the extent that the concessions are granted as payment deferrals and total payments remain substantially the same
during the lease term.
The Company recognizes tenant recoveries related to reimbursement of real estate taxes, insurance, repairs and
maintenance and other operating expenses as revenue in the period during which the applicable expenses are incurred. The
reimbursements are recognized and presented gross, as the Company is generally the primary obligor with respect to purchasing
goods and services from third-party suppliers, has discretion in selecting the supplier and bears the associated credit risk.
Other tenant-related revenues include parking stipulated in lease agreements as must-take parking rentals. These revenues
are recognized over the term of the lease.
Ancillary revenues, other revenues, management fee income and management services reimbursement income are
accounted for under ASC 606. These revenues have single performance obligations and are recognized at the point in time when
services are rendered.
The following table summarizes the Company’s revenue streams that are accounted for under ASC 606:
Ancillary revenues
Other revenues
Studio-related tenant recoveries
Management fee income
Management services reimbursement income
Year Ended December 31,
2022
2021
2020
107,075 $
23,118 $
1,951 $
7,972 $
4,163 $
46,984 $
15,168 $
1,962 $
3,221 $
1,132 $
16,781
16,582
1,560
2,815
—
$
$
$
$
$
F-27
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table summarizes the Company’s receivables that are accounted for under ASC 606:
Ancillary revenues
Other revenues
December 31, 2022
December 31, 2021
$
$
15,503 $
1,193 $
7,381
1,078
In regards to sales of real estate, the Company applies certain recognition and measurement principles in accordance with
ASC 606. The Company is required to evaluate the sales of real estate based on transfer of control. If a real estate sale contract
includes ongoing involvement with the sold property by the seller, the seller must evaluate each promised good or service under
the contract to determine whether it represents a performance obligation, constitutes a guarantee or prevents the transfer of control.
The timing and pattern of revenue recognition might change as it relates to gains on sale of real estate if the sale includes continued
involvement that represents a separate performance obligation.
Deferred Financing Costs and Debt Discount/Premium
Deferred financing costs are amortized over the contractual loan term into interest expense on the Consolidated
Statements of Operations. Deferred financing costs, and related amortization, related to the unsecured revolving credit facility and
undrawn term loans are presented within prepaid expenses and other assets, net on the Consolidated Balance Sheets. All other
deferred financing costs and related amortization are included within the respective debt line items on the Consolidated Balance
Sheets.
Debt discounts and premiums are amortized over the contractual loan term into interest expense on the Consolidated
Statements of Operations. The amortization of discounts is recorded as additional interest expense and the accretion of premiums is
recorded as a reduction to interest expense.
Derivative Instruments
The Company manages interest rate risk associated with borrowings by entering into derivative instruments. The
Company recognizes all derivative instruments on the Consolidated Balance Sheets on a gross basis at fair value. Derivative
instruments are adjusted to fair value at the balance sheet date. The change in the fair value of derivatives designated as cash flow
hedges is recorded in accumulated other comprehensive loss and is subsequently reclassified into earnings in the period that the
hedged forecasted transaction affects earnings. The change in the fair value derivatives not designated as hedges is recorded within
earnings immediately.
Stock-Based Compensation
Compensation cost of restricted stock, restricted stock units and performance units under the Company’s equity incentive
award plans are accounted for under ASC 718, Compensation-Stock Compensation (“ASC 718”). The Company accounts for
forfeitures of awards as they occur. Share-based payments granted to non-employees are accounted for in the same manner as
share-based payments granted to employees.
Income Taxes
In general, the Company’s property-owning subsidiaries are limited liability companies and are treated as pass-through
entities or disregarded entities (or, in the case of the entities that own the 1455 Market, Hill7, Ferry Building and 1918 Eighth
properties, REITs) for federal income tax purposes. In the case of the Bentall Centre property and the Sunset Waltham Cross
Studios development, the Company owns its interest in the properties through non-U.S. entities treated as TRSs for federal income
tax purposes. Accordingly, no provision has been made for federal income taxes in the accompanying consolidated financial
statements for the activities of these entities.
The Company has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”),
commencing with its taxable year ended December 31, 2010. The Company believes that it has operated in a manner that has
allowed the Company to qualify as a REIT for federal income tax purposes commencing with such taxable year, and the Company
intends to continue operating in such manner. To qualify as a REIT, the Company is required to distribute at least 90% of its REIT
taxable income, excluding net capital gains, to the Company’s stockholders and to meet the various other requirements imposed by
the Code relating to such matters as operating results, asset holdings, distribution levels and diversity of stock ownership.
F-28
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Provided that it continues to qualify for taxation as a REIT, the Company is generally not subject to corporate-level
income tax on the earnings distributed currently to its stockholders. If the Company were to fail to qualify as a REIT in any taxable
year, and were unable to avail itself of certain savings provisions set forth in the Code, all of its taxable income would be subject to
federal corporate income tax. Unless entitled to relief under specific statutory provisions, the Company would be ineligible to elect
to be treated as a REIT for the four taxable years following the year for which the Company loses its qualification. It is not
possible to state whether in all circumstances the Company would be entitled to this statutory relief.
The Company may acquire direct or indirect interests in one or more Subsidiary REITs. A Subsidiary REIT is subject to
the various REIT qualification requirements and other limitations described herein that are applicable to the Company. If a
subsidiary REIT were to fail to qualify as a REIT, then (i) that Subsidiary REIT would become subject to federal income tax, (ii)
shares in such REIT would cease to be qualifying assets for purposes of the asset tests applicable to REITs and (iii) it is possible
that the Company would fail certain of the asset tests applicable to REITs, in which event the Company would fail to qualify as a
REIT unless the Company could avail itself of certain relief provisions.
The Company believes that its operating partnership is properly treated as a partnership for federal income tax purposes.
As a partnership, the Company’s operating partnership is not subject to federal income tax on its income. Instead, each of its
partners, including the Company, is allocated, and may be required to pay tax with respect to, its share of the operating
partnership’s income. As such, no provision for federal income taxes has been included for the operating partnership.
The Company has elected, together with certain of the Company’s subsidiaries, to treat such subsidiaries as taxable REIT
subsidiaries (“TRSs”) for federal income tax purposes. Certain activities that the Company may undertake, such as non-customary
services for the Company’s tenants and holding assets that the Company cannot hold directly, will be conducted by a TRS. A TRS
is subject to federal and, where applicable, state income taxes on its net income. The Company recognized an income tax benefit of
$7.5 million for the year ended December 31, 2022, an income tax provision of $1.9 million for the year ended December 31, 2021
and an income tax benefit of $1.0 million for the year ended December 31, 2020 within other income (expense) on the
Consolidated Statements of Operations.
Deferred tax assets and liabilities are recognized for the net tax effect of temporary differences between the financial
statement carrying amounts of assets and liabilities and their respective tax basis. As of December 31, 2022, the Company had
recorded a net deferred tax asset of $5.3 million, consisting of gross deferred tax assets of $16.9 million and gross deferred tax
liabilities of $11.6 million, within prepaid expenses and other assets, net on the Consolidated Balance Sheet. As of December 31,
2021, the Company had recorded a net deferred tax liability of $0.7 million, consisting of gross deferred tax assets of $6.1 million
and deferred tax liabilities of $6.8 million, within accounts payable, accrued liabilties and other on the Consolidated Balance Sheet.
Significant components of the Company’s deferred tax assets and liabilities relate to depreciation and amortization, unrealized
gains and losses on non-real estate investments and net operating loss carryforwards. As of December 31, 2022, the Company had
not recorded a valuation allowance against its deferred tax assets. As of December 31, 2021, the Company had recorded a
valuation allowance of $1.2 million against its deferred tax assets.
The Company is subject to the statutory requirements of the states in which it conducts business.
The Company periodically evaluates its tax positions to determine whether it is more likely than not that such positions
would be sustained upon examination by a tax authority for all open tax years, as defined by the statute of limitations, based on
their technical merits. As of December 31, 2022, the Company has not established a liability for uncertain tax positions.
The Company and certain of its TRSs file income tax returns with the U.S. federal government and various state and local
jurisdictions. The Company and its TRSs are no longer subject to tax examinations by tax authorities for years prior to 2018. The
Company has assessed its tax positions for all open years, which as of December 31, 2022 included 2019 to 2021 for Federal
purposes and 2018 to 2021 for state purposes, and concluded that there are no material uncertainties to be recognized.
Fair Value of Assets and Liabilities
The Company measures certain financial instruments at fair value on a recurring basis while certain financial instruments
and balances are measured at fair value on a non-recurring basis (e.g., carrying value of impaired real estate and long-lived assets).
Fair value is defined as the price that would be received upon the sale of an asset or paid to transfer a liability in an orderly
F-29
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
transaction between market participants on the measurement date. Fair value measurements are classified and disclosed in one of
the following three categories:
•
•
•
Level 1: unadjusted quoted prices in active markets that are accessible at the measurement date for identical assets or
liabilities;
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: prices or valuation techniques where little or no market data is available that requires inputs that are both
significant to the fair value measurement and unobservable.
When available, the Company utilizes quoted market prices from an independent third party source to determine fair
value and classifies such items in Level 1 or Level 2. When the Company determines the market for a financial instrument owned
by the Company to be illiquid or when market transactions for similar instruments do not appear orderly, the Company uses
several valuation sources (including internal valuations, discounted cash flow analysis and quoted market prices) and establishes a
fair value by assigning weights to the various valuation sources.
Changes in assumptions or estimation methodologies can have a material effect on these estimated fair values. In this
regard, the derived fair value estimates cannot be substantiated by comparison to independent markets and, in many cases, may not
be realized in an immediate settlement of the instrument.
3. Business Combinations
Quixote Acquisition
On August 31, 2022 (“Quixote Acquisition Date”), the Company acquired 100% of the equity interests in Quixote, which
rents sound stages, cast trailers and trucks and other equipment essential for media content production and will expand the
Company’s service offerings for its studio platform.
The following table summarizes the Quixote Acquisition Date fair value of the consideration transferred in connection
with the acquisition:
Cash
Seller note
Total consideration
$
$
199,098
160,000
359,098
F-30
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table summarizes the estimated fair values of the assets acquired and liabilities assumed at the Quixote
Acquisition Date, which are provisional measurements and subject to change:
Cash and cash equivalents
Accounts receivable
Prepaid expenses and other assets
Investment in real estate(1)
Non-real estate property, plant and equipment
Intangible assets
Operating lease right-of-use assets
Total assets acquired
Accounts payable, accrued liabilities and other
Operating lease liabilities
Total liabilities assumed
Net identifiable assets acquired
Goodwill
NET ASSETS ACQUIRED
_____________
1.
Represents leasehold improvements related to Quixote’s leasehold interests in studio properties.
$
$
$
$
5,780
7,238
3,788
47,741
65,939
76,900
106,115
313,501
12,700
95,112
107,812
205,689
153,409
359,098
Of the $76.9 million of intangible assets acquired as part of the Quixote acquisition, $28.6 million was assigned to the
registered trade name, which is not subject to amortization. The remaining $48.3 million of acquired intangible assets includes
customer relationships of $45.4 million (seven-year useful life) and non-compete agreements of $2.9 million (five-year weighted-
average useful life). The finite-lived intangible assets are subject to a weighted-average useful life of approximately seven years.
Goodwill of $153.4 million for the Quixote acquisition was recognized in connection with the transaction. The goodwill
recognized is attributable to expected synergies and the assembled workforce of Quixote. The goodwill has been allocated to the
studio reporting unit. Goodwill is deductible for tax purposes and, as a result, deferred taxes have been recorded.
During the year ended December 31, 2022, the Company recognized acquisition-related costs of $8.7 million for the
Quixote acquisition. These costs are included in transaction-related expenses on the Consolidated Statement of Operations.
The amounts of revenue and loss from operations of Quixote included in the Company’s Consolidated Statement of
Operations from the Quixote Acquisition Date to December 31, 2022 are as follows:
Revenue
Loss from operations
$
$
33,200
(5,290)
The following represents the pro forma Consolidated Statements of Operations as if the results of operations of Quixote
had been included in the consolidated results of the Company for the years ended December 31, 2022 and 2021:
Revenue
Net (loss) income
Year Ended
December 31, 2022
Year Ended
December 31, 2021
$
$
1,090,857 $
(17,715) $
982,985
38,508
The amounts have been calculated after applying the Company’s accounting policies and adjusting the results of Quixote
to reflect the additional depreciation and amortization that would have been charged assuming the fair value adjustments to
property, plant and equipment and intangible assets had been applied on January 1, 2021.
F-31
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Zio and Star Waggons Acquisitions
On August 16, 2021 and August 31, 2021 (each an “Acquisition Date” individually, and collectively, the “Acquisition
Dates”), the Company acquired 100% of the equity interests in Zio and Star Waggons, respectively. The acquired businesses
provide transportation and logistics services to studio productions and their acquisition will expand the Company’s service
offerings for its studio platform.
The following table summarizes the Acquisition Date fair value of the consideration transferred in connection with the
acquisitions:
Cash
Contingent consideration
Total consideration
Zio
Star Waggons
$
$
117,198 $
22,543
139,741 $
92,656
—
92,656
The terms of the Zio securities purchase agreement require the Company to pay up to $35.0 million of additional
consideration (the “earnout”) to the business’s former shareholders, subject to certain performance thresholds being met, of which
$15.0 million has been paid through December 31, 2022. As of December 31, 2022, the fair value of the remaining earnout liability
was $9.3 million.
The following table summarizes the estimated fair values of the assets acquired and liabilities assumed at the respective
Acquisition Dates:
Cash and cash equivalents
Accounts receivable
Prepaid expenses and other assets
Non-real estate property, plant and equipment
Intangible assets
Total assets acquired
Accounts payable, accrued liabilities and other
Intangible liabilities
Total liabilities assumed
Net identifiable assets acquired
Goodwill
NET ASSETS ACQUIRED
Zio
Star Waggons
$
1,084 $
3,001
1,509
23,399
41,670
70,663
1,498 $
—
1,498
69,165 $
70,576
139,741 $
$
$
$
300
4,185
1,605
25,000
33,480
64,570
1,913
110
2,023
62,547
30,109
92,656
Of the $41.7 million of intangible assets acquired as part of the Zio acquisition, $8.5 million was assigned to the
registered trade name, which is not subject to amortization. The remaining $33.2 million of acquired intangible assets includes
customer relationships of $30.0 million (seven-year useful life) and non-compete agreements of $3.0 million (five-year weighted-
average useful life). The finite-lived intangible assets are subject to a weighted-average useful life of approximately seven years.
Of the $33.5 million of intangible assets acquired as part of the Star Waggons acquisition, $8.6 million was assigned to
the registered trade name, which is not subject to amortization. The remaining $24.9 million of acquired intangible assets includes
customer relationships valued at $22.5 million (seven-year useful life) and non-compete agreements valued at $2.3 million (five-
year weighted-average useful life). The finite-lived intangible assets are subject to a weighted-average useful life of approximately
seven years.
Goodwill of $70.6 million and $30.1 million for the Zio and Star Waggons acquisitions, respectively, was recognized on
the respective Acquisition Dates. The goodwill recognized is attributable to the expected synergies and the assembled workforce of
Zio and Star Waggons. The goodwill has been allocated to the studio services reporting unit. Goodwill is deductible for tax
purposes and as a result, deferred taxes have been recorded. As of December 31, 2022, there were no changes in the recognized
amounts of goodwill resulting from these acquisitions.
F-32
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
During the year ended December 31, 2021, the Company recognized acquisition-related costs of $3.4 million and
$2.4 million for the Zio and Star Waggons acquisitions, respectively. These costs are included in transaction-related expenses on
the Consolidated Statement of Operations.
The amounts of revenue and income from operations of Zio and Star Waggons included in the Company’s Consolidated
Statements of Operations from each respective Acquisition Date to December 31, 2021 are as follows:
Revenue
Income from operations
Zio
Star Waggons
$
$
11,419 $
2,395 $
9,651
2,947
The following represents the pro forma Consolidated Statements of Operations as if the results of operations of Zio and
Star Waggons had been included in the consolidated results of the Company for the years ended December 31, 2021 and 2020:
Revenue
Net income
Year Ended
December 31, 2021
Year Ended
December 31, 2020
$
$
933,229 $
38,884 $
830,463
8,159
The amounts have been calculated after applying the Company’s accounting policies and adjusting the results of Zio and
Star Waggons to reflect the additional depreciation and amortization that would have been charged assuming the fair value
adjustments to property, plant and equipment and intangible assets had been applied on January 1, 2020.
4. Investment in Real Estate
The following table summarizes the Company’s investment in real estate, at cost as of:
Land
Building and improvements
Tenant and leasehold improvements
Furniture and fixtures
Property under development
December 31, 2022
December 31, 2021
$
1,397,714 $
6,273,655
868,193
9,639
167,371
1,313,385
6,241,254
786,991
14,020
5,827
INVESTMENT IN REAL ESTATE, AT COST
$
8,716,572 $
8,361,477
Acquisitions of Real Estate
On April 27, 2022, the Company completed its previously announced acquisition of Washington 1000, a fully entitled
office development site in Seattle, Washington for a total purchase price of $85.6 million, before certain credits, prorations and
closing costs.
On May 19, 2022, the Company purchased a parcel of land at Sunset Gower Studios that was previously encumbered by a
ground lease for a total purchase price of $22.0 million, before certain credits, prorations and closing costs.
On July 15, 2022, the Company purchased 5801 Bobby Foster Road, approximately 29 acres of land with an office/
warehouse located in Albuquerque, New Mexico, for the storage of trailers and other rental assets used to serve the surrounding
studio production industry. The property was acquired for a total purchase price of $8.0 million, before certain credits, prorations
and closing costs.
The following table represents the Company’s final purchase price accounting for the asset acquisitions completed in
F-33
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Washington 1000
Sunset Gower
Studios Land
5801 Bobby
Foster Road
$
$
$
86,313 $
22,156 $
8,457
59,987 $
11,053
15,273
86,313 $
22,156 $
—
—
22,156 $
2,189
6,268
—
8,457
2022:
TOTAL ACQUISITION COST(1)
Relative fair value allocation
Land
Building and improvements
Parking easement(2)
TOTAL
_____________
1.
2.
Includes capitalized transaction-related expenses.
Parking easement has an indefinite useful life and is recorded in deferred leasing costs and intangible assets, net on the Consolidated Balance Sheet.
On December 23, 2021, the Company purchased the 197,136 square-foot 5th & Bell office property located in Seattle,
Washington. The purchase price before certain credits, prorations and closing costs was $118.9 million.
The following table represents the Company’s final purchase price accounting for the 5th & Bell acquisition:
TOTAL ACQUISITION COST(1)
Relative fair value allocation
Investment in real estate
Deferred leasing costs and in-place lease intangibles(2)(3)
Below-market ground leases(2)(3)
Below-market leases(3)(4)
TOTAL
$
$
118,907
102,939
10,443
10,844
(5,319)
$
118,907
_____________
1.
2.
3.
4.
Includes capitalized transaction-related expenses.
Included in deferred leasing costs and intangible assets, net on the Consolidated Balance Sheet.
The weighted-average amortization period of these intangible assets and liabilities is 9.4 years (before any renewal or extension options).
Included in intangible liabilities, net on the Consolidated Balance Sheet.
Impairment of Long-Lived Assets
During the years ended December 31, 2022 and 2021, the Company recorded $13.0 million and $2.8 million,
respectively, of impairment charges related to the tangible assets of its Del Amo office property due to a reduction in the estimated
fair value of the property. The estimated fair values of $2.8 million and $17.4 million as of the respective measurement dates were
based on the sales price and the then-estimated sales price of the property, respectively. These fair value measurements are
classified within Level 2 of the fair value hierarchy. The property was sold in August 2022.
During the year ended December 31, 2022, the Company recorded $1.5 million of impairment charges related to the
tangible assets of its Northview Center office property due to a reduction in the estimated fair value of the property. The property
was sold in August 2022. The estimated fair value of $46.0 million was based on the sales price of the property, which is classified
within Level 2 of the fair value hierarchy.
During the year ended December 31, 2022, the Company recorded $3.1 million of impairment charges related to the
tangible assets of its 6922 Hollywood office property due to a reduction in the estimated fair value of the property. The property
was sold in October 2022. The estimated fair value of $96.0 million was based on the sales price of the property, which is
classified within Level 2 of the fair value hierarchy.
The Company did not record any impairment charges during the year ended December 31, 2020.
F-34
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Dispositions of Real Estate
The following table summarizes information on dispositions completed during the year ended December 31, 2022. The
Company did not complete any dispositions related to consolidated entities during the years ended December 31, 2021 and 2020.
Property
Del Amo
Northview
6922 Hollywood
TOTAL DISPOSITIONS IN 2022
_____________
1.
Represents gross sales price before certain credits, prorations and closing costs.
Segment
Office
Office
Office
Date of
Disposition
8/5/2022
8/30/2022
10/20/2022
Square Feet
Sales Price(1)
(in millions)
113,000 $
179,985
205,189
2.8
46.0
96.0
498,174 $
144.8
These properties were considered non-strategic to the Company’s portfolio. The disposition of these properties resulted in
a loss of $2.2 million for the year ended December 31, 2022. This amount is included in the loss on sale of real estate line item on
the Consolidated Statement of Operations.
Held for Sale
The Company had one and four properties classified as held for sale as of December 31, 2022 and December 31, 2021,
respectively. The properties were identified as non-strategic assets to the Company’s portfolio. The following table summarizes
information on properties classified as held for sale as of December 31, 2022 and 2021:
Property
Skyway Landing
Del Amo
Northview
6922 Hollywood
Segment
Submarket
Square Feet
Office
Office
Office
Office
Redwood Shores
Torrance
Lynnwood
Hollywood
246,997
113,000
179,985
205,189
Status as of
December 31, 2022
Held for Sale(1)
Sold
Sold
Sold
Status as of
December 31, 2021
Held for Sale
Held for Sale
Held for Sale
Held for Sale
_____________
1.
The property was sold on February 6, 2023 for $102.0 million before certain credits, prorations and closing costs.
The following table summarizes the components of assets and liabilities associated with real estate held for sale as of
December 31, 2022:
ASSETS
Investment in real estate, net
Accounts receivable, net
Straight-line rent receivables, net
Deferred leasing costs and intangible assets, net
Prepaid expenses and other assets, net
ASSETS ASSOCIATED WITH REAL ESTATE HELD FOR SALE
LIABILITIES
Accounts payable, accrued liabilities and other
Security deposits and prepaid rent
LIABILITIES ASSOCIATED WITH REAL ESTATE HELD FOR SALE
F-35
Skyway
Landing
$
92,148
112
460
501
17
93,238
400
265
665
$
$
$
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table summarizes the components of assets and liabilities associated with real estate held for sale as of
December 31, 2021:
ASSETS
Investment in real estate, net
Accounts receivable, net
Straight-line rent receivables, net
Deferred leasing costs and intangible assets, net
Prepaid expenses and other assets, net
ASSETS ASSOCIATED WITH REAL ESTATE HELD
FOR SALE
LIABILITIES
Accounts payable, accrued liabilities and other
Intangible liabilities, net
Security deposits and prepaid rent
LIABILITIES ASSOCIATED WITH REAL ESTATE
HELD FOR SALE
5. Non-Real Estate Property, Plant and Equipment, net
Northview
Center
Skyway
Landing
Del Amo
6922 Hollywood
$
40,338 $
89,873 $
15,213 $
91,353
95
901
751
—
142
1,659
450
—
—
—
2,742
—
103
4,714
1,999
187
$
$
$
42,085 $
92,124 $
17,955 $
98,356
184 $
273 $
12 $
—
395
—
1,205
—
—
579 $
1,478 $
12 $
1,372
96
361
1,829
The following table summarizes the Company’s non-real estate property, plant and equipment, net as of:
December 31, 2022 December 31, 2021
Trailers
Production equipment
Trucks and other vehicles
Leasehold improvements
Furniture, fixtures and equipment
Other equipment
$
68,973 $
36,019
20,306
16,993
5,849
5,693
153,833
(23,544)
130,289 $
35,181
—
12,204
15,267
4,592
4,605
71,849
(13,380)
58,469
Non-real estate property, plant and equipment, at cost
Accumulated depreciation
NON-REAL ESTATE PROPERTY, PLANT AND EQUIPMENT, NET
$
Non-real estate property, plant and equipment is carried at cost less accumulated depreciation. The Company computes
depreciation using the straight-line method over the estimated useful lives of the assets, which range from three to 20 years. The
Company evaluates its non-real estate property, plant and equipment, net for impairment using the same accounting model that it
applies to its real estate assets and related intangibles. See Note 2 for details. The Company did not recognize any impairment
charges for non-real estate property, plant and equipment during the years ended December 31, 2022, 2021 and 2020.
6. Investment in Unconsolidated Real Estate Entities
The following table summarizes the Company’s investments in unconsolidated joint ventures:
Property
Property Type
Submarket
Sunset Waltham Cross Studios
Development
Broxbourne, United Kingdom
Sunset Glenoaks Studios
Development
Los Angeles
Bentall Centre
Operating Property Downtown Vancouver
Ownership
Interest
Functional Currency
35%
50%
20%
Pound sterling
U.S. dollar
Canadian dollar
(1)
(2)(3)
(2)(4)
__________________
1.
On July 29, 2021, the Company purchased 35% of the ownership interests in the joint venture that owns the Sunset Waltham Cross Studios development. The
Company also owns 35% of the ownership interests in the joint venture entities formed to serve as the general partner and management services company for
the property-owning joint venture entity.
F-36
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
2.
3.
4.
The Company serves as the operating member of this joint venture.
The Company has provided various guarantees for the joint venture’s construction loan, including a completion guarantee, equity guarantee and recourse
carve-out guarantee.
The Company has guaranteed the joint venture’s outstanding indebtedness in the amount of $98.1 million.
The Company’s maximum exposure related to its unconsolidated joint ventures is limited to its investment. The
Company’s investments in foreign real estate entities are subject to foreign currency fluctuation risk. Such investments are
translated into U.S. dollars at the exchange rate in effect as of the financial statement date. The Company’s share of the income
(loss) from foreign unconsolidated real estate entities is translated using the monthly-average exchange rate for the periods
presented. Gains or losses resulting from the translation are classified in accumulated other comprehensive loss as a separate
component of total equity and are excluded from net income.
The Company held ownership interests in other immaterial joint ventures in the total of $0.1 million as of December 31,
2022 and 2021, respectively.
The table below presents the combined and condensed balance sheets for the Company’s unconsolidated joint ventures:
ASSETS
Investment in real estate, net
Other assets
TOTAL ASSETS
LIABILITIES
Secured debt, net
Other liabilities
TOTAL LIABILITIES
Company’s capital(1)
Partner's capital
TOTAL CAPITAL
December 31, 2022
December 31, 2021
$
1,093,448 $
62,870
1,156,318
1,048,593
57,232
1,105,825
527,985
49,027
577,012
170,656
408,650
579,306
516,153
40,307
556,460
148,914
400,451
549,365
TOTAL LIABILITIES AND CAPITAL
$
1,156,318 $
1,105,825
_____________
1.
To the extent the Company’s cost basis is different from the basis reflected at the joint venture level, the basis is amortized over the life of the related asset
and is included in the income from unconsolidated real estate entities line item on the Consolidated Statements of Operations.
The table below presents the combined and condensed statements of operations for the Company’s unconsolidated joint
ventures:
TOTAL REVENUES
TOTAL EXPENSES
NET INCOME
Year Ended December 31,
2022
2021
2020
83,441 $
80,901 $
69,592
(78,083)
(70,934)
(65,983)
5,358 $
9,967 $
3,609
$
$
F-37
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
7. Deferred Leasing Costs and Intangible Assets, net and Intangible Liabilities, net
The following summarizes the Company’s deferred leasing costs and intangibles as of:
December 31, 2022
December 31, 2021
Deferred leasing costs and in-place lease intangibles
$
328,617 $
Accumulated amortization
Deferred leasing costs and in-place lease intangibles, net
Below-market ground leases
Accumulated amortization
Below-market ground leases, net
Above-market leases
Accumulated amortization
Above-market leases, net
Customer relationships
Accumulated amortization
Customer relationships, net
Non-competition agreements
Accumulated amortization
Non-competition agreements, net
Trade name
Parking easement
DEFERRED LEASING COSTS AND INTANGIBLE ASSETS, NET
Below-market leases
Accumulated amortization
Below-market leases, net
Above-market ground leases
Accumulated amortization
Above-market ground leases, net
INTANGIBLE LIABILITIES, NET
(141,353)
187,264
79,562
(17,979)
61,583
724
(324)
400
97,900
(12,346)
85,554
8,200
(1,632)
6,568
37,200
15,273
393,842 $
59,540 $
(26,195)
33,345
1,095
(349)
746
$
$
$
34,091 $
331,149
(126,423)
204,726
79,562
(15,233)
64,329
1,334
(782)
552
52,500
(2,684)
49,816
5,300
(379)
4,921
17,100
—
341,444
75,827
(34,326)
41,501
1,095
(306)
789
42,290
The Company recognized the following amortization related to deferred leasing costs and intangibles:
Deferred leasing costs and in-place lease intangibles(1)
Below-market ground leases(2)
Above-market leases(3)
Customer relationships(1)
Non-competition agreements(1)
Below-market leases(3)
Above-market ground leases(2)
For the Year Ended December 31,
2022
2021
2020
(40,171) $
(45,128) $
(41,334)
(2,775) $
(124) $
(9,662) $
(1,253) $
8,156 $
43 $
(2,410) $
(617) $
(2,684) $
(379) $
(2,395)
(874)
—
—
12,032 $
10,509
43 $
43
$
$
$
$
$
$
$
_____________
1.
Amortization is recorded in depreciation and amortization expenses, except for amortization of lease incentive costs which is recorded in office rental
revenues on the Consolidated Statements of Operations.
Amortization is recorded in office operating expenses on the Consolidated Statements of Operations.
Amortization is recorded in office rental revenues on the Consolidated Statements of Operations.
2.
3.
F-38
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table provides information regarding the Company’s estimated future amortization of deferred leasing costs
and intangibles as of December 31, 2022:
For the Year Ended
December 31,
Deferred
Leasing Costs
and In-place
Lease
Intangibles
Below-market
Ground
Leases
Above-market
Leases
Customer
relationships
Non-
competition
agreements
Below-market
Leases
Above-market
Ground
Leases
2023
2024
2025
2026
2027
Thereafter
TOTAL
$
(34,732) $
(2,752) $
(62) $
(13,986) $
(1,640) $
6,277 $
(27,792)
(21,581)
(18,339)
(15,562)
(2,752)
(2,752)
(2,752)
(2,752)
(69,258)
(187,264) $
$
(47,823)
(61,583) $
(57)
(48)
(43)
(43)
(147)
(400) $
(13,986)
(13,986)
(13,986)
(13,986)
(15,624)
(85,554) $
(1,640)
(1,640)
(1,237)
(411)
—
(6,568) $
5,098
4,137
3,961
3,893
9,979
33,345 $
43
43
43
43
43
531
746
During the year ended December 31, 2022, the Company recognized an $8.5 million impairment of the Zio trade name
within impairment loss on the Consolidated Statement of Operations. The impairment is related to the announced rebranding and
integration of Zio into the Company’s existing Sunset Studios platform, after which the Company will no longer use the Zio trade
name.
During the year ended December 31, 2022, the Company recognized an impairment loss of $2.4 million related to the
below-market ground lease at its Del Amo office property. During the year ended December 31, 2021, the Company recognized an
impairment loss of $0.4 million related to the below-market ground lease at its Del Amo office property. See Note 4 for details.
The losses are recorded within impairment loss on the Consolidated Statements of Operations.
F-39
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
8. Debt
The following table sets forth information with respect to our outstanding indebtedness:
UNSECURED AND SECURED DEBT
Unsecured debt
Unsecured revolving credit facility(3)(4)(5)
Series A notes(7)
Series B notes
Series C notes
Series D notes
Series E notes
3.95% Registered senior notes
4.65% Registered senior notes
3.25% Registered senior notes
5.95% Registered senior notes(8)
Total unsecured debt
Secured debt
Hollywood Media Portfolio
Acquired Hollywood Media Portfolio debt
Hollywood Media Portfolio, net(10)(11)
One Westside and 10850 Pico(12)
Element LA
1918 Eighth(14)
Hill7(15)
Quixote
Total secured debt
Total unsecured and secured debt
Unamortized deferred financing costs/loan discounts(16)
TOTAL UNSECURED AND SECURED DEBT, NET
December 31,
2022
December 31,
2021
Interest Rate(1)
$
385,000 $
125,000
SOFR + 1.15% to 1.60%
110,000
259,000
56,000
150,000
50,000
400,000
500,000
400,000
350,000
110,000
259,000
56,000
150,000
50,000
400,000
500,000
400,000
—
2,660,000
2,050,000
4.34%
4.69%
4.79%
3.98%
3.66%
3.95%
4.65%
3.25%
5.95%
Contractual
Maturity
Date(2)
12/21/2026 (6)
1/2/2023
12/16/2025
12/16/2027
7/6/2026
9/15/2023
11/1/2027
4/1/2029
1/15/2030
2/15/2028
1,100,000
1,100,000
LIBOR + 0.99%
(209,814)
(209,814)
LIBOR + 1.55%
8/9/2026
8/9/2026
(9)
(9)
890,186
316,602
168,000
314,300
101,000
160,000
890,186
241,388
168,000
314,300
101,000
—
1,950,088
4,610,088
1,714,874
3,764,874
(24,226)
(30,971)
$
4,585,862 $
3,733,903
SOFR + 1.60%
4.59%
SOFR + 1.40%
3.38%
5.00%
12/18/2024 (13)
11/6/2025
12/18/2025
11/6/2028
12/31/2023
IN-SUBSTANCE DEFEASED DEBT
JOINT VENTURE PARTNER DEBT (17)
$
$
— $
128,212
4.47%
10/1/2022
66,136 $
66,136
4.50%
10/9/2032 (18)
_____________
1.
Interest rate with respect to indebtedness is calculated on the basis of a 360-day year for the actual days elapsed. Interest rates are as of December 31, 2022,
which may be different than the interest rates as of December 31, 2021 for corresponding indebtedness.
2. Maturity dates include the effect of extension options.
3.
4.
The annual facility fee rate ranges from 0.15% or 0.30% based on the operating partnership’s leverage ratio. The Company has an option to make an
irrevocable election to change the interest rate depending on the Company’s credit rating or a specified base rate plus an applicable margin. As of
December 31, 2022, no such election had been made and the unsecured revolving credit facility bore interest at SOFR + 1.30%.
The Company has a total capacity of $1.0 billion available under its unsecured revolving credit facility, up to $250.0 million of which can be used for
borrowings in pounds sterling or Canadian dollars. Subject to the satisfaction of certain conditions and lender commitments, the operating partnership may
increase the commitments held under the Amended and Restated Credit Agreement up to a total of $2.0 billion either in the form of an increase to an existing
unsecured revolving credit facility or a new loan, including a term loan.
On February 6, 2023, the Company made a $102.0 million repayment on this facility.
Includes the option to extend the initial maturity date of December 21, 2025 twice for an additional six-month term each.
On January 3, 2023, the Company repaid the Series A notes in full.
An amount equal to the net proceeds from the 5.95% registered senior notes has been allocated to new or existing eligible green projects.
Includes the option to extend the initial maturity date of August 9, 2023 three times for an additional one-year term each.
5.
6.
7.
8.
9.
10. The Company owns 51% of the ownership interests in the consolidated joint venture that owns the Hollywood Media Portfolio. The joint venture holds a
$1.1 billion mortgage loan secured by the Hollywood Media Portfolio. The Company purchased bonds comprising the loan in the amount of $209.8 million.
F-40
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
11. The interest on the full principal amount has been effectively capped at 4.49% (3.50% strike rate + 0.99% spread) per annum through the use of an interest
rate cap.
12. The Company owns 75% of the ownership interests in the joint venture that owns the One Westside and 10850 Pico properties. The full amount of the loan is
shown. The Company has the ability to draw up to $414.6 million under the construction loan secured by the One Westside and 10850 Pico properties.
Includes the option to extend the initial maturity date of December 18, 2023 twice for an additional six-month term each.
13.
14. The Company owns 55% of the ownership interests in the consolidated joint venture that owns the 1918 Eighth property. The full amount of the loan is
shown. This loan is interest-only through its term.
15. The Company owns 55% of the ownership interests in the consolidated joint venture that owns the Hill7 property. The full amount of the loan is shown. This
loan bears interest only at 3.38% until November 6, 2026, at which time the interest rate will increase and monthly debt service will include principal
payments with a balloon payment at maturity.
16. Excludes deferred financing costs related to establishing the Company’s unsecured revolving credit facility, which are reflected in prepaid expenses and other
assets, net on the Consolidated Balance Sheets. See Note 2 for details.
17. This amount relates to debt attributable to Allianz U.S. Private REIT LP (“Allianz”), the Company’s partner in the joint venture that owns the Ferry Building
property.
Includes the option to extend the initial maturity date of October 9, 2028 twice for an additional two-year term each.
18.
Current Year Activity
During the year ended December 31, 2022, there were $260.0 million in borrowings on the unsecured revolving credit
facility, net of repayments. The Company generally uses the unsecured revolving credit facility to finance the acquisition of
properties and businesses, to provide funds for tenant improvements and capital expenditures and to provide for working capital
and other corporate purposes.
In July 2022, the Company repaid its in-substance defeased debt in the amount of $126.4 million using the proceeds from
the maturity of its U.S. Government securities in June 2022.
In August 2022, the Company modified the existing loan agreement secured by its 1918 Eighth property, whereby the
LIBOR-based floating interest rate was replaced with a term SOFR-based floating interest rate. The Company applied the relief
provisions of ASC 848 and accounted for this modification as a continuation of the existing loan agreement.
In August 2022, the Company acquired Quixote. In conjunction with the acquisition, the Company obtained a
$160.0 million note payable from the sellers secured by the assets of Quixote. The loan has an interest rate of 5.00% per annum
and is interest-only through the maturity date of December 31, 2023.
In September 2022, the operating partnership completed an underwritten public offering of $350.0 million of 5.95%
registered senior notes due in 2028, which were issued at a discount of 99.614% of par and are fully and unconditionally
guaranteed by the Company. The net proceeds from the offering, after deducting the underwriting discount and commissions, were
approximately $346.5 million and were used to repay outstanding borrowings under its unsecured revolving credit facility. An
amount equal to the net proceeds has been allocated to new or existing eligible green projects.
In September 2022, the operating partnership entered into the First Modification Agreement to the Fourth Amended and
Restated Credit Agreement, which replaced the LIBOR-based floating interest rate option with a term SOFR-based floating
interest rate option as a benchmark rate for borrowings denominated in U.S. dollars for all purposes under the existing credit
agreement. The Company applied the relief provisions of ASC 848 and accounted for this modification as a continuation of the
existing credit agreement.
In November 2022, the Company modified the existing loan agreement secured by its One Westside property, whereby
the LIBOR-based floating interest rate was replaced with a term SOFR-based floating interest rate. The Company applied the relief
provisions of ASC 848 and accounted for this modification as a continuation of the existing loan agreement.
Indebtedness
The Company presents its financial statements on a consolidated basis. Notwithstanding such presentation, except to the
extent expressly indicated, the Company’s separate property-owning subsidiaries are not obligors of or under the debt of their
respective affiliates and each property-owning subsidiary’s separate liabilities do not constitute obligations of its respective
affiliates.
Loan agreements include events of default that the Company believes are usual for loans and transactions of this type. As
of the date of this filing, there have been no events of default associated with the Company’s loans.
F-41
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table provides information regarding the Company’s future minimum principal payments due on the
Company’s debt (after the impact of extension options, if applicable) as of December 31, 2022:
For the Year Ended December 31,
Unsecured and Secured Debt
Joint Venture Partner Debt
2023
2024
2025
2026
2027
Thereafter
TOTAL
Unsecured Debt
Credit Facility
$
$
320,000 $
316,602
741,300
1,425,186
456,000
1,351,000
4,610,088 $
—
—
—
—
—
66,136
66,136
The operating partnership continues to be the borrower under its credit facility agreement, and the Company and all
subsidiaries that own unencumbered properties will continue to provide guarantees unless the Company obtains and maintains a
credit rating of at least BBB- from S&P or Baa3 from Moody’s, in which case such guarantees are not required except under
limited circumstances. As of December 31, 2022, the Company’s S&P and Moody’s ratings were BBB- and Baa3, respectively.
Note Purchase Agreements
The operating partnership may prepay at any time all or, from time to time, any part of the note purchase agreements in an
amount not less than 5% of the aggregate principal amount of any series of note purchase agreements then outstanding in the case
of a partial prepayment, at 100% of the principal amount so prepaid plus a make-whole premium.
The operating partnership’s obligations under note purchase agreements are fully and unconditionally guaranteed by the
Company. Subsidiaries of the Company will also issue unconditional guarantees upon the occurrence of certain conditions,
including such subsidiaries providing guarantees under the Amended and Restated Credit Agreement, by and among the operating
partnership, the financial institutions party thereto, and Wells Fargo Bank, National Association as administrative agent.
Debt Covenants
The operating partnership’s ability to borrow under its unsecured loan arrangements remains subject to ongoing
compliance with financial and other covenants as defined in the respective agreements. Certain financial covenant ratios are
subject to change in the occurrence of material acquisitions as defined in the respective agreements. Other covenants include
certain limitations on dividend payouts and distributions, limits on certain types of investments outside of the operating
partnership’s primary business and other customary affirmative and negative covenants.
The following table summarizes existing covenants and their covenant levels as of December 31, 2022 related to our
unsecured revolving credit facility, term loans and note purchase agreements, when considering the most restrictive terms:
Covenant Ratio
Total liabilities to total asset value
Unsecured indebtedness to unencumbered asset value
Adjusted EBITDA to fixed charges
Secured indebtedness to total asset value
Unencumbered NOI to unsecured interest expense
Covenant Level
Actual Performance
≤ 60%
≤ 60%
≥ 1.5x
≤ 45%
≥ 2.0x
44.2%
46.3%
3.0x
19.7%
2.6x
F-42
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table summarizes existing covenants and their covenant levels related to our registered senior notes as of
December 31, 2022:
Covenant Ratio(1)
Debt to total assets
Total unencumbered assets to unsecured debt
Consolidated income available for debt service to annual debt service charge
Secured debt to total assets
Covenant Level
Actual Performance
≤ 60%
≥ 150%
≥ 1.5x
≤ 45%
47.6%
220.2%
3.0x
20.7%
_________________
1.
The covenant and actual performance metrics above represent terms and definitions reflected in the indentures governing the 3.25% Senior Notes, 3.95%
Senior Notes, 4.65% Senior Notes and 5.95% Senior Notes.
The operating partnership was in compliance with its financial covenants as of December 31, 2022.
Repayment Guarantees
Although the rest of the operating partnership’s loans are secured and non-recourse, the operating partnership provides
limited customary secured debt guarantees for items such as voluntary bankruptcy, fraud, misapplication of payments and
environmental liabilities.
The Company guarantees the operating partnership’s unsecured debt.
Interest Expense
The following table represents a reconciliation from gross interest expense to interest expense on the Consolidated
Statements of Operations:
Gross interest expense(1)
Capitalized interest
Amortization of deferred financing costs and loan discount, net
INTEREST EXPENSE
_________________
1.
Includes interest on the Company’s debt and hedging activities.
9. Derivatives
Year Ended December 31,
2022
2021
2020
$
154,038 $
133,165 $
126,447
(18,031)
(21,689)
13,894
149,901 $
10,463
121,939 $
$
(19,509)
6,885
113,823
The Company enters into derivatives in order to hedge interest rate risk. Derivative assets are recorded in prepaid
expenses and other assets and derivative liabilities are recorded in accounts payable, accrued liabilities and other on the
Consolidated Balance Sheets.
The Company has agreements with its derivative counterparties that contain a provision where the Company could be
declared in default on its derivative obligations if repayment of the underlying indebtedness is accelerated by the lender due to the
Company’s default on the indebtedness.
The Company’s derivatives are classified as Level 2 and their fair values are derived from estimated values obtained from
observable market data for similar instruments.
F-43
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The fair market value of derivatives is presented on a gross basis on the Consolidated Balance Sheets. The following table
summarizes the Company’s derivative instruments as of December 31, 2022 and December 31, 2021:
Underlying Debt
Instrument
Number of
Derivatives
Notional
Amount
Effective Date Maturity Date
Low
High
Interest Rate
Range(1)
Fair Value
Assets/(Liabilities)
2021
2022
Interest rate swaps
Hollywood Media
Portfolio(2)(3)
Hollywood Media
Portfolio(2)(3)
Interest rate cap
Hollywood Media
Portfolio(4)
TOTAL
2
1
1
$ 350,000
April 2015
April 2022
2.96 % 3.46 % $
— $
(1,413)
125,000
June 2016
November 2022
2.63 % 3.13 %
—
(1,122)
Strike Rate
1,100,000 August 2021
August 2023
3.50%
9,292
368
$
9,292 $
(2,167)
_____________
1.
2.
The rate is based on the fixed rate from the swap and the spread based on the operating partnership’s leverage ratio.
The swaps were designated under the first payments approach within hedge accounting, where the Company elected to designate a cash flow (LIBOR-based
interest payments) instead of a specific piece of debt.
These derivatives were designated as effective cash flow hedges for accounting purposes.
The interest rate cap was designated as an effective cash flow hedge for accounting purposes beginning in December 2022.
3.
4.
The Company reclassifies unrealized gains and losses related to cash flow hedges into earnings in the same period during
which the hedged forecasted transaction affects earnings. As of December 31, 2022, the Company expects $12.0 thousand of
unrealized gain included in accumulated other comprehensive loss will be reclassified as a reduction to interest expense in the next
12 months.
10. U.S. Government Securities
The acquisition of the One Westside and 10850 Pico properties in 2018 included the assumption of debt that was, in
substance, defeased through the purchase of U.S. Government-backed securities. The securities were held to maturity and were
carried at amortized cost on the Consolidated Balance Sheet. The remaining securities matured during the year ended
December 31, 2022, resulting in a balance of $0 as of December 31, 2022, as compared to a balance of $129.3 million as of
December 31, 2021.
11. Future Minimum Rents and Lease Payments
The Company’s properties are leased to tenants under operating leases with initial term expiration dates ranging from
2023 to 2040.
The following table summarizes the future minimum base rents (excluding tenant reimbursements for operating expenses
and termination fees related to tenants exercising early termination options) for properties as of December 31, 2022:
For the Year Ended December 31,
Non-cancellable
Subject to Early
Termination
Options
Total(1)
2023
2024
2025
2026
2027
Thereafter
TOTAL
$
637,662 $
1,019 $
592,404
453,932
391,510
325,477
1,170,616
3,737
38,572
47,659
54,287
121,205
$
3,571,601 $
266,479 $
638,681
596,141
492,504
439,169
379,764
1,291,821
3,838,080
_____________
1.
Excludes rents under leases at the Company’s studio properties with terms of one year or less.
F-44
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Operating Lease Agreements
The Company is party to long-term non-cancellable operating lease agreements in which it is a lessee, consisting of 12
ground leases, 10 sound stage leases, six office leases and 17 other leases as of December 31, 2022. The Company’s operating
lease obligations have expiration dates ranging from 2023 through 2067, including extension options which the Company is
reasonably certain to exercise. Certain leases provide for variable rental payments based on third-party appraisals of fair market
land value, CPI adjustments or a percentage of annual gross income. There are no notable restrictions or covenants imposed by the
leases, nor guarantees of residual value.
As of December 31, 2022, the present value of the remaining contractual payments of $745.4 million under the
Company’s operating lease agreements was $399.8 million. The corresponding operating lease right-of-use assets amounted to
$401.1 million.
The following table provides information regarding the Company’s future minimum lease payments for its operating
leases (including the impact of the extension options which the Company is reasonably certain to exercise) as of December 31,
2022:
For the Year Ended December 31,
Lease Payments(1)
2023
2024
2025
2026
2027
Thereafter
Total operating lease payments
Less: interest portion
PRESENT VALUE OF OPERATING LEASE LIABILITIES
$
$
39,054
39,261
39,485
37,879
35,184
554,525
745,388
(345,587)
399,801
_____________
1.
Future minimum lease payments for operating leases denominated in a foreign currency are translated to U.S. dollars using the exchange rate in effect as of
the financial statement date.
The following table summarizes rental expense for operating leases:
Variable rental expense
Minimum rental expense
12. Fair Value of Financial Instruments
For the Year Ended December 31,
2022
2021
2020
$
9,854 $ 10,405 $
8,944
$ 31,003 $ 21,482 $ 19,964
The Company’s financial assets and liabilities measured and reported at fair value on a recurring basis include the
following as of:
December 31, 2022
December 31, 2021
Level 1
Level 2
Level 3
Total
Level 1
Level 2
Level 3
Total
— $
9,292 $
— $
9,292 $
— $
368 $
— $
368
— $
— $
— $
— $
— $
(2,535) $
— $
(2,535)
544 $
— $
— $
— $
95 $
— $
— $
544 $
1,915 $
1,568 $
— $
3,483
95 $
— $
1,664 $
— $
1,664
— $
(9,300) $
(9,300) $
— $
— $
(11,383) $ (11,383)
— $
— $
— $ 46,785 $
— $
— $
— $ 27,964
$
$
$
$
$
$
Interest rate derivative assets(1)
Interest rate derivative
liabilities(2)
Non-real estate investments
measured at fair value(1)
Stock purchase warrant(1)
Earnout liability(2)(3)
Non-real estate investments
measured at NAV(1)(4)
_____________
1.
2.
Included in prepaid expenses and other assets, net on the Consolidated Balance Sheets.
Included in accounts payable, accrued liabilities and other on the Consolidated Balance Sheets.
F-45
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
3.
4.
Related to the acquisition of Zio. Refer to Note 3 for additional details.
According to the relevant accounting standards, certain investments that are measured at fair value using the NAV practical expedient have not been classified
in the fair value hierarchy. The fair value amounts presented in the table are intended to permit reconciliation of the fair value hierarchy to the amounts
presented in the Consolidated Balance Sheets.
Level 1 items include investments in the common stock of publicly traded companies, which are valued on a quarterly
basis using the closing stock price. Level 2 items include interest rate derivatives, which are valued on a quarterly basis using a
linear regression model, as well as investments in preferred stock and warrants of a publicly traded company, which are valued on
a quarterly basis using the closing stock price and a Black-Scholes model, respectively. Level 3 items include the earnout liability,
which is valued on a quarterly basis using a probability-weighted discounted cash flow model. Inputs to the model include the
discount rate and probability-weighted earnout payments based on a Monte Carlo simulation with one million trials. Fair value
measurement using unobservable inputs is inherently uncertain, and a change in significant inputs could result in different fair
values.
The following table summarizes changes in the carrying amount of the earnout liability during the year ended
December 31, 2022:
Balance, December 31, 2021
Partial settlement
Remeasurement to fair value
Balance, December 31, 2022
Other Financial Instruments
$
$
(11,383)
3,840
(1,757)
(9,300)
The carrying values of cash and cash equivalents, restricted cash, accounts receivable, accounts payable and accrued
liabilities are reasonable estimates of fair value, using Level 1 inputs, because of the short-term nature of these instruments. The
fair value of the investment in U.S. Government securities is an estimate based on Level 1 inputs. The fair values of debt are
estimates based on rates currently prevailing for similar instruments of similar maturities using Level 2 inputs.
The table below represents the carrying value and fair value of the Company’s investment in securities and debt as of:
Assets
U.S. Government securities
Liabilities
Unsecured debt(1)
Secured debt(1)
In-substance defeased debt
Joint venture partner debt
December 31, 2022
December 31, 2021
Carrying Value
Fair Value
Carrying Value
Fair Value
$
$
$
$
$
— $
— $
129,321 $
130,910
2,660,000 $
2,364,871 $
2,050,000 $
2,154,908
1,950,088 $
1,927,297 $
1,714,874 $
1,713,726
— $
— $
128,212 $
66,136 $
60,327 $
66,136 $
128,361
69,116
_____________
1.
Amounts represent debt excluding unamortized deferred financing costs and loan discounts/premiums.
13. Stock-Based Compensation
The Company’s 2010 Incentive Plan permits the Company’s board of directors (the “Board”) to grant, among other
things, restricted stock, restricted stock units, operating partnership performance units and performance-based awards. As of
December 31, 2022, 7.1 million common shares were available for grant under the 2010 Plan. The calculation of shares available
for grant is determined after taking into account unvested restricted stock, unvested operating partnership performance units, and
unvested RSUs, assuming the maximum bonus pool eligible ultimately is earned and based on a stock price of $9.73.
The Board awards restricted shares to non-employee Board members on an annual basis as part of such Board members’
annual compensation and to newly elected non-employee Board members in accordance with the Non-Employee Director
Compensation Program. The time-based awards are generally issued in the second quarter, in conjunction with the director’s
election to the Board and the individual share awards vest in equal annual installments over the applicable service vesting period,
F-46
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
which is three years. Additionally, certain non-employee Board members elect to receive operating partnership performance units
in lieu of their annual cash retainer fees. These awards are generally issued in the fourth quarter and are fully-vested upon their
issuance.
The Board awards time-based restricted shares or time-based operating partnership performance units to certain
employees on an annual basis as part of the employees’ annual compensation. These time-based awards are generally issued in the
first or fourth quarter and vest in equal annual installments over the applicable service vesting period, which is generally three
years. Additionally, certain awards are subject to a mandatory holding period upon vesting if the grantee is an executive officer.
Lastly, certain employees elect to receive operating partnership performance units in lieu of their annual cash bonus. These awards
are generally issued in the first or fourth quarter and are fully-vested upon their issuance.
Beginning in 2020, the Compensation Committee of the Board (“Compensation Committee”) adopted an annual Hudson
Pacific Properties, Inc. Performance Stock Unit Plan (“PSU Plan”). Under the PSU Plan, the Compensation Committee awards
restricted stock units or performance units in the operating partnership to certain employees. PSU Plan grants consist of two
portions. A portion of each award, the Relative Total Shareholder Return (“TSR”) Performance Unit, is eligible to vest based on
the achievement of the Company’s TSR compared to the TSR of the FTSE NAREIT All Equity REITs index over a three-year
performance period, with the vesting percentage subject to certain percentage targets. The remaining portion of each award, the
Operational Performance Unit, becomes eligible to vest based on the achievement of operational performance metrics over a one-
year performance period and vests over three years. The number of Operational Performance Units that becomes eligible to vest
based on the achievement of operational performance metrics may be adjusted based on the Company’s achievement of absolute
TSR goals over a three-year performance period by applying the applicable vesting percentages. Certain of the awards granted
under the PSU Plan are subject to a two-year post-vesting restriction period, during which any awards earned may not be sold or
transferred.
Time-Based Awards
The stock-based compensation is valued based on the quoted closing price of the Company’s common stock on the
applicable grant date and discounted for any hold restrictions in accordance with ASC 718. The stock-based compensation is
amortized through the final vesting period on a straight-line basis. Forfeitures of awards are recognized as they occur.
Performance-Based Awards
PSU Plan
The following table outlines key components of the 2022 PSU Plan:
Maximum bonus pool, in millions
Performance period
Operational Performance
Unit
Relative TSR Performance
Unit
$15.0
$15.0
1/1/2022 to 12/31/2022
1/1/2022 to 12/31/2024
The following table outlines key components of the 2021 PSU Plan:
Maximum bonus pool, in millions
Performance period
Operational Performance
Unit
Relative TSR Performance
Unit
$16.7
$16.7
1/1/2021 to 12/31/2021
1/1/2021 to 12/31/2023
The following table outlines key components of the 2020 PSU Plan:
Maximum bonus pool, in millions
Performance period
Operational Performance
Unit
Relative TSR Performance
Unit
$14.9
$14.9
1/1/2020 to 12/31/2020
1/1/2020 to 12/31/2022
The stock-based compensation cost of the 2022, 2021 and 2020 PSU Plans was valued in accordance with ASC 718
utilizing a Monte Carlo simulation to estimate the probability of the performance vesting conditions being satisfied. The stock-
based compensation is amortized through the final vesting period under a graded vesting expense recognition schedule. Forfeitures
of awards are recognized as they occur.
F-47
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The per unit fair value of the 2022, 2021 and 2020 PSU awards granted was estimated on the date of grant using the
following assumptions in the Monte Carlo simulation:
Expected price volatility for the Company
Expected price volatility for the particular REIT index
Risk-free rate
Dividend yield
Summary of Unvested Share Activity
2022
43.00%
33.00%
1.72%
3.60%
2021
41.00%
31.00%
0.17%
3.50%
2020
17.00%
14.00%
1.66%
2.80%
The following table summarizes the activity and status of all unvested stock awards:
2022
2021
2020
Weighted-
Average
Grant-Date
Fair Value
Shares
Weighted-
Average
Grant-Date
Fair Value
Shares
Weighted-
Average
Grant-Date
Fair Value
Shares
Unvested at January 1
Granted
Vested
Canceled
507,534 $
50,915
(234,741)
(13,871)
Unvested at December 31
309,837 $
25.17
20.15
26.81
24.42
23.14
442,645 $
276,800
(203,329)
(8,582)
507,534 $
27.44
23.90
28.33
26.21
25.17
459,784 $
404,779
(420,970)
(948)
442,645 $
33.67
24.70
31.61
29.91
27.44
The following table summarizes the activity and status of all unvested time-based restricted operating partnership
performance units:
2022
2021
2020
Weighted-
Average
Grant-Date
Fair Value
Units
Weighted-
Average
Grant-Date
Fair Value
Units
Weighted-
Average
Grant-Date
Fair Value
Units
Unvested at January 1
Granted
Vested
Canceled
681,394 $
25,206
(348,944)
—
Unvested at December 31
357,656 $
24.91
11.98
26.42
—
22.53
771,432 $
355,551
(349,804)
(95,785)
681,394 $
27.08
24.68
29.85
23.49
24.91
608,679 $
571,978
(409,225)
—
771,432 $
32.70
23.49
30.42
—
27.08
Share-based Compensation Recorded
The following table presents the classification and amount recognized for stock-based compensation related to the
Company’s awards:
Expensed stock compensation(1)
Capitalized stock compensation(2)
Total stock compensation(3)
For the Year Ended December 31,
2022
2021
2020
$
$
24,296 $
3,354
27,650 $
21,163 $
3,524
24,687 $
22,723
3,306
26,029
_________________
1.
2.
3.
Amounts are recorded in general and administrative expenses on the Consolidated Statements of Operations.
Amounts are recorded in investment in real estate, at cost on the Consolidated Balance Sheets.
Amounts are recorded in additional paid-in capital and non-controlling interest—units in the operating partnership on the Consolidated Balance Sheets.
As of December 31, 2022, total unrecognized compensation cost related to unvested share-based payments was $29.9
million. It is expected to be recognized over a weighted-average period of two years.
F-48
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
14. Earnings Per Share
Hudson Pacific Properties, Inc.
The Company calculates basic earnings per share using the two-class method by dividing the net income available to
common stockholders for the period by the weighted average number of common shares outstanding during the period. Unvested
time-based restricted stock awards, unvested time-based performance unit awards and unvested restricted stock units (“RSUs”) that
contain non-forfeitable rights to dividends are participating securities and are included in the computation of earnings per share
pursuant to the two-class method. The Company calculates diluted earnings per share using the two-class method or the treasury
stock and if-converted method, whichever results in more dilution. For the years ended December 31, 2022, 2021 and 2020, both
methods of calculation yielded the same diluted earnings per share amount. Diluted earnings per share reflects the potential
dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock,
where such exercise or conversion would result in a lower earnings per share amount.
The following table reconciles the numerator and denominator in computing the Company’s basic and diluted earnings
per share to net (loss) income available to common stockholders:
For the Year Ended December 31,
2022
2021
2020
Numerator:
Basic and diluted net (loss) income available to common stockholders
$
(56,499) $
6,064 $
383
Denominator:
Basic weighted average common shares outstanding
Effect of dilutive instruments(1)
143,732,433
151,618,282
153,126,027
—
325,078
42,998
DILUTED WEIGHTED AVERAGE COMMON SHARES OUTSTANDING
143,732,433
151,943,360
153,169,025
Basic earnings per common share
Diluted earnings per common share
$
$
(0.39) $
(0.39) $
0.04 $
0.04 $
0.00
0.00
_____________
1.
The Company includes unvested awards and convertible common and participating units as contingently issuable shares in the computation of diluted
earnings per share once the market or performance criteria are met, assuming that the end of the reporting period is the end of the contingency period. Any
anti-dilutive securities are excluded from the diluted earnings per share calculation.
Hudson Pacific Properties, L.P.
The operating partnership calculates basic earnings per unit using the two-class method by dividing the net income
available to common unitholders for the period by the weighted average number of common units outstanding during the period.
Unvested time-based restricted stock awards, unvested time-based performance unit awards and unvested RSUs that contain non-
forfeitable rights to dividends are participating securities and are included in the computation of earnings per unit pursuant to the
two-class method. The operating partnership calculates diluted earnings per unit using the two-class method or the treasury stock
and if-converted method, whichever results in more dilution. For the years ended December 31, 2022, 2021 and 2020, both
methods of calculation yielded the same diluted earnings per unit amount. Diluted earnings per unit reflects the potential dilution
that could occur if securities or other contracts to issue common units were exercised or converted into common units, where such
exercise or conversion would result in a lower earnings per unit amount.
F-49
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The following table reconciles the numerator and denominator in computing the operating partnership’s basic and diluted
earnings per unit to net (loss) income available to common unitholders:
For the Year Ended December 31,
2022
2021
2020
Numerator:
Basic and diluted net (loss) income available to common unitholders
$
(57,208) $
6,125 $
393
Denominator:
Basic weighted average common units outstanding
Effect of dilutive instruments(1)
145,580,928
153,007,287
154,040,775
—
325,078
42,998
DILUTED WEIGHTED AVERAGE COMMON UNITS OUTSTANDING
145,580,928
153,332,365
154,083,773
Basic earnings per common unit
Diluted earnings per common unit
$
$
(0.39) $
(0.39) $
0.04 $
0.04 $
0.00
0.00
_____________
1.
The operating partnership includes unvested awards as contingently issuable units in the computation of diluted earnings per unit once the market or
performance criteria are met, assuming that the end of the reporting period is the end of the contingency period. Any anti-dilutive securities are excluded from
the diluted earnings per unit calculation.
15. Redeemable Non-Controlling Interest
Redeemable Preferred Units of the Operating Partnership
As of December 31, 2022 and 2021, there were 392,598 Series A preferred units of partnership interest in the operating
partnership, or Series A preferred units, which are not owned by the Company.
These Series A preferred units are entitled to preferential distributions at a rate of 6.25% per annum on the liquidation
preference of $25.00 per unit. The units are convertible at the option of the holder into common units or redeemable into cash or, at
the Company’s election, exchangeable for registered shares of common stock.
Redeemable Non-controlling Interest in Consolidated Real Estate Entities
On March 1, 2018, the Company entered into a joint venture agreement with Macerich to form the HPP-MAC JV. On
August 31, 2018, Macerich contributed Westside Pavilion to the HPP-MAC JV. The Company has a 75% interest in the joint
venture that owns the One Westside and 10850 Pico properties. The Company has a put right, after a specified time, to sell its
interest at fair market value. Macerich has a put right, after a specified time, to sell its interest at fair market value, which is a
redemption right that is not solely within the control of the Company. Therefore, the non-controlling interest related to this joint
venture is included as temporary equity. The put right is not currently redeemable.
On October 9, 2018, the Company entered into a joint venture with Allianz to purchase the Ferry Building property. The
Company has a 55% interest in the joint venture that owns the Ferry Building property. The Company has a put right, if certain
events occur, to sell its interest at fair market value. Allianz has a put right, if certain events occur, to sell its interest at fair market
value, which is a redemption right that is not solely within the control of the Company. Therefore, the non-controlling interest
related to this joint venture is included as temporary equity. The put right is not currently redeemable.
The following table reconciles the beginning and ending balances of redeemable non-controlling interests:
Balance at December 31, 2021
Contributions
Distributions
Declared dividend
Net income (loss)
BALANCE AT DECEMBER 31, 2022
Series A Redeemable
Preferred Units
Consolidated
Entities
$
$
9,815 $
129,449
—
—
(612)
612
9,815 $
575
(16)
—
(4,964)
125,044
F-50
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
16. Equity
The table below presents the activity related to Hudson Pacific Properties, Inc.’s accumulated other comprehensive
income (loss) (“AOCI”):
Derivative Instruments
$
Currency Translation
Adjustments
Total AOCI
Balance at January 1, 2020
Unrealized (loss) gain recognized in AOCI
Reclassification from AOCI into income
Net change in AOCI
Balance at December 31, 2020
Unrealized gain (loss) recognized in AOCI
Reclassification from AOCI into income
Net change in AOCI
Balance at December 31, 2021
Unrealized gain (loss) recognized in AOCI
Reclassification from AOCI into income
Net change in AOCI
Balance at December 31, 2022
Balance at January 1, 2020
Unrealized (loss) gain recognized in AOCI
Reclassification from AOCI into income
Net change in AOCI
Balance at December 31, 2020
Unrealized gain (loss) recognized in AOCI
Reclassification from AOCI into income
Net change in AOCI
Balance at December 31, 2021
Unrealized gain (loss) recognized in AOCI
Reclassification from AOCI into income
Net change in AOCI
Balance at December 31, 2022
Non-controlling Interests
(2,391) $
(14,407)
5,420
(8,987)
(11,378)
169
7,252
7,421
(3,957)
612
2,065
2,677
(1,280) $
(2,458) $
(14,471)
5,444
(9,027)
(11,485)
171
7,360
7,531
(3,954)
597
2,097
2,694
(1,260) $
1,830 $
1,415
—
1,415
3,245
(1,049)
—
(1,049)
2,196
(12,188)
—
(12,188)
(9,992) $
(561)
(12,992)
5,420
(7,572)
(8,133)
(880)
7,252
6,372
(1,761)
(11,576)
2,065
(9,511)
(11,272)
1,845 $
1,394
—
1,394
3,239
(1,064)
—
(1,064)
2,175
(12,375)
—
(12,375)
(10,200) $
(613)
(13,077)
5,444
(7,633)
(8,246)
(893)
7,360
6,467
(1,779)
(11,778)
2,097
(9,681)
(11,460)
$
$
The table below presents the activity related to Hudson Pacific Properties, LP’s AOCI:
Derivative Instruments
$
Currency Translation
Adjustments
Total AOCI
Common Units in the Operating Partnership
Common units of the operating partnership and shares of common stock of the Company have essentially the same
economic characteristics, as they share equally in the total net income or loss distributions of the operating partnership. Investors
who own common units have the right to cause the operating partnership to repurchase any or all of their common units for cash at
a value equal to the then-current market value of one share of common stock. However, in lieu of such payment of cash, the
Company may, at its election, issue shares of its common stock in exchange for such common units on a one-for-one basis.
Performance Units in the Operating Partnership
Performance units are partnership interests in the operating partnership. Each performance unit awarded will be deemed
equivalent to an award of one share of common stock under the 2010 Plan, reducing the availability for other equity awards on a
one-for-one basis. Under the terms of the performance units, the operating partnership will revalue its assets for tax purposes upon
F-51
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
the occurrence of certain specified events and any increase in valuation from the time of grant until such event will be allocated
first to the holders of performance units to equalize the capital accounts of such holders with the capital accounts of common
unitholders. Subject to any agreed upon exceptions, once vested and having achieved parity with common unitholders,
performance units are convertible into common units in the operating partnership on a one-for-one basis.
Ownership Interest in the Operating Partnership
The following table summarizes the ownership interest in the operating partnership, excluding unvested restricted units
and unvested restricted performance units, as of:
December 31, 2022 December 31, 2021 December 31, 2020
Company-owned common units in the operating partnership
141,054,478
151,124,543
151,401,365
Company’s ownership interest percentage
Non-controlling common units in the operating partnership(1)
Non-controlling ownership interest percentage
98.5 %
98.8 %
99.1 %
2,191,842
1,842,898
1,321,083
1.5 %
1.2 %
0.9 %
_________________
1.
Represents common units held by certain of the Company’s executive officers, directors and other outside investors. As of December 31, 2022, this amount
represents both common units and performance units of 550,969 and 1,640,873, respectively. As of December 31, 2021, this amount represents both common
units and performance units of 550,969 and 1,291,929, respectively. As of December 31, 2020, this amount represents both common units and performance
units of 550,969 and 770,114, respectively.
During the years ended December 31, 2022, 2021 and 2020, 348,944, 521,815 and 409,225 performance units,
respectively, were granted and vested related to various performance-based awards to our employees and directors.
Common Stock Activity
The Company has not completed any common stock offerings during the years ended December 31, 2022, 2021 and
2020.
The Company’s ATM program permits sales of up to $125.0 million of common stock. A cumulative total of
$65.8 million has been sold as of December 31, 2022. The Company utilized the ATM program during the year ended
December 31, 2021 and sold 1,526,163 shares of common stock at sale prices ranging from $29.53 to $30.17 per share for total
proceeds of $45.7 million, before transaction costs. The Company did not utilize the ATM program during the years ended
December 31, 2022 and 2020.
Share Repurchase Program
The Company is authorized to repurchase shares of its common stock up to a total of $250.0 million of its common stock
under the share repurchase program. During the year ended December 31, 2022, the Company repurchased 2.1 million shares at a
weighted average price of $17.65 per share for $37.2 million, before transaction costs. During the year ended December 31, 2021,
the Company repurchased 1.9 million shares at a weighted average price of $23.82 per share for $46.1 million, before transaction
costs. During the year ended December 31, 2020, the Company repurchased 3.5 million shares at a weighted average price of
$23.00 per share for $80.1 million, before transaction costs. Since the commencement of the program through December 31, 2022,
a cumulative total of $213.4 million had been repurchased. Share repurchases are accounted for on the trade date. The Company
may make repurchases under the program at any time in its discretion, subject to market conditions, applicable legal requirements
and other factors.
Accelerated Share Repurchase Agreements
On February 25, 2022, the Company entered into an uncollared accelerated share repurchase (“ASR”) agreement to
purchase $100 million of its outstanding common stock. During the first quarter 2022, the Company made an initial payment of
$100 million and received an initial delivery of approximately 3.3 million shares of common stock representing 85% of the total
$100 million agreement based on the closing price of our common stock on the transaction date. Final settlement of the agreement
occurred during the second quarter 2022, resulting in the receipt of an additional 0.9 million shares of common stock based on an
adjusted daily volume-weighted average price of $23.90 during the measurement period.
F-52
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
On February 25, 2022, the Company entered into a collared ASR agreement to purchase $100 million of its outstanding
common stock. During the year ended December 31, 2022, the Company made an initial payment of $100 million and received an
initial delivery of approximately 3.3 million shares of common stock based on an estimated cap price calculated using the daily
volume-weighted average price during an initial hedge period. Final settlement of the agreement occurred during the third quarter
2022, resulting in the receipt of an additional 0.7 million shares of common stock based on a floor price of $25.35.
At the conclusion of the ASR program in July 2022, a total of 8.1 million shares had been repurchased at an average
price of $24.60.
Series C Cumulative Redeemable Preferred Stock
Series C cumulative redeemable preferred stock relates to the 17,000,000 shares of our Series C preferred stock, $0.01 par
value per share. Holders of Series C preferred stock, when and as authorized by the board of directors of the Company, are entitled
to cumulative cash dividends at the rate of 4.750% per annum of the $25.00 per share, equivalent to $1.1875 per annum per share.
Dividends are payable quarterly in arrears on or about the last day of December, March, June and September of each year. In
addition to other preferential rights, the holders of Series C preferred stock are entitled to receive the liquidation preference, which
is $25.00 per share, before the holders of common stock in the event of any voluntary or involuntary liquidation, dissolution or
winding-up of the Company’s affairs. Generally, shares of Series C preferred stock are not redeemable by the Company prior to
November 16, 2026. However, upon the occurrence of a change of control, holders of the Series C preferred stock will have the
right, (unless the Company has elected to redeem the Series C preferred stock) to convert into a specified number of shares of
common stock. A complete description of the Series C preferred stock is contained in the Articles Supplementary which is filed as
Exhibit 3.7 to this Current Report on Form 10-K.
Dividends
The Board declares dividends on a quarterly basis and the Company pays the dividends during the quarters in which the
dividends are declared. The following table summarizes dividends per share declared and paid for the periods presented:
Common stock(1)
Common units(1)
Series A preferred units(1)
Series C preferred stock(2)
For the Year Ended December 31,
2022
2021
2020
$
$
$
$
1.00 $
1.00 $
1.5625 $
1.3359 $
1.00 $
1.00 $
1.5625 $
— $
1.00
1.00
1.5625
—
_________________
1.
2.
The fourth quarter 2022 dividends were paid on December 29, 2022 to shareholders and unitholders of record on December 19, 2022.
Dividends paid during the year ended December 31, 2022 include a $0.2968750 per share dividend declared and paid in each of the first, second, third and
fourth quarters of 2022 and a $0.1484375 per share dividend declared during the fourth quarter of 2021.
Taxability of Dividends
Earnings and profits, which determine the taxability of distributions to stockholders, may differ from income reported for
financial reporting purposes due to the differences for federal income tax purposes in the treatment of loss on extinguishment of
debt, revenue recognition, compensation expense and the basis of depreciable assets and estimated useful lives used to compute
depreciation.
F-53
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The Company’s dividends related to its common stock will be classified for U.S. federal income tax purposes as follows
(unaudited):
Record Date
Payment Date
Distribution
Per Share
Total
Non-Qualified
Qualified
Capital Gain
Distributions
Return of
Capital
Ordinary Dividends
3/31/2022
$
0.250000
$
0.107170
$
0.107170 $
0.000000 $
0.000000
$
0.142830
3/21/2022
6/20/2022
9/19/2022
6/30/2022
9/29/2022
12/19/2022
12/29/2022
0.250000
0.250000
0.250000
0.107170
0.107170
0.107170
0.107170
0.000000
0.000000
0.107170
0.000000
0.000000
0.107170
0.000000
0.000000
0.142830
0.142830
0.142830
TOTALS $
1.000000
$
0.428680
$
0.428680 $
0.000000 $
0.000000
$
0.571320
100.00 %
42.87 %
0.00 %
57.13 %
The Company’s dividends related to its 4.750% series C preferred stock will be classified for U.S. federal income tax
purposes as follows (unaudited):
Record Date
Payment Date
Distribution
Per Share
Total
Non-Qualified
Qualified
Capital Gain
Distributions
Return of
Capital
Ordinary Dividends
3/31/2022
$
0.445313
$
0.445313
$
0.445313 $
0.000000 $
0.000000
$
0.000000
3/21/2022
6/20/2022
9/19/2022
6/30/2022
9/29/2022
12/19/2022
12/29/2022
0.296875
0.296875
0.296875
0.296875
0.296875
0.296875
0.296875
0.000000
0.000000
0.296875
0.000000
0.000000
0.296875
0.000000
0.000000
0.000000
0.000000
0.000000
TOTALS $
1.335938
$
1.335938
$
1.335938 $
0.000000 $
0.000000
$
0.000000
100.00 %
100.00 %
0.00 %
0.00 %
17. Segment Reporting
The Company’s reporting segments are based on the Company’s method of internal reporting, which classifies its
operations into two reportable segments: (i) office properties and related operations and (ii) studio properties and related
operations. The Company evaluates performance based upon net operating income of the segment operations. General and
administrative expenses and interest expense are not included in segment profit as the Company’s internal reporting addresses
these items on a corporate level. Asset information by segment is not reported because the Company does not use this measure to
assess performance or make decisions to allocate resources; therefore, depreciation and amortization expense is not allocated
among segments.
The table below presents the operating activity of the Company’s reportable segments:
Year Ended December 31,
2022
2021
2020
Office segment
Office revenues
Office expenses
Office segment profit
Studio segment
Studio revenues
Studio expenses
Studio segment profit
TOTAL SEGMENT PROFIT
Segment revenues
Segment expenses
TOTAL SEGMENT PROFIT
795,370 $
(280,334)
515,036
101,465
(55,513)
45,952
560,988 $
896,835 $
(335,847)
560,988 $
735,919
(262,199)
473,720
69,046
(37,580)
31,466
505,186
804,965
(299,779)
505,186
852,700 $
(308,668)
544,032
173,524
(105,150)
68,374
612,406 $
1,026,224 $
(413,818)
612,406 $
$
$
$
$
F-54
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
The table below is a reconciliation of net (loss) income to total profit from all segments:
Year Ended December 31,
2022
2021
2020
$
(16,517) $
29,012 $
NET (LOSS) INCOME
General and administrative
Depreciation and amortization
Income from unconsolidated real estate entities
Fee income
Interest expense
Interest income
Management services reimbursement income—unconsolidated
real estate entities
Management services expense—unconsolidated real estate
entities
Transaction-related expenses
Unrealized loss (gain) on non-real estate investments
Loss on sale of real estate
Impairment loss
Loss on extinguishment of debt
Other (income) expense
TOTAL PROFIT FROM ALL SEGMENTS
$
18. Related Party Transactions
Employment Agreements
79,501
373,219
(943)
(7,972)
149,901
(2,340)
71,346
343,614
(1,822)
(3,221)
121,939
(3,794)
(4,163)
(1,132)
4,163
14,356
1,440
2,164
28,548
—
(8,951)
612,406 $
1,132
8,911
(16,571)
—
2,762
6,259
2,553
16,430
77,882
299,682
(736)
(2,815)
113,823
(4,089)
—
—
440
2,463
—
—
2,654
(548)
560,988 $
505,186
The Company has entered into employment agreements with certain of its executive officers, effective January 1, 2020,
that provide for various severance and change in control benefits and other terms and conditions of employment.
Cost Reimbursements from Unconsolidated Real Estate Entities
The Company is reimbursed for certain costs incurred in managing certain of its unconsolidated real estate entities.
During the years ended December 31, 2022, 2021 and 2020, the Company recognized $4.2 million, $1.1 million and $0,
respectively, of such reimbursement income in management services reimbursement income—unconsolidated real estate entities
on the Consolidated Statement of Operations.
Hollywood Media Portfolio Debt
In August 2021, the consolidated joint venture that owns the Hollywood Media Portfolio refinanced the mortgage loan
secured by the portfolio, increasing the borrowing capacity to $1.1 billion. In connection with this transaction, the Company
purchased bonds comprising the loan in the amount of $209.8 million and concurrently redeemed bonds comprising the previous
loan in the amount of $209.8 million.
Related Party Leases
The Company’s wholly-owned subsidiary is party to long-term operating lease agreements with an unconsolidated joint
venture for office space and fitness and conference facilities. As of December 31, 2022, the Company’s right-of-use assets and
lease liabilities related to these lease obligations were $6.1 million and $6.2 million, respectively, as compared to right-of-use
assets and lease liabilities of $7.3 million and $7.4 million, respectively, as of December 31, 2021. During the years ended
December 31, 2022 and 2021, the Company recognized $1.0 million and $1.0 million, respectively, of related rental expense in
management services expense—unconsolidated real estate entities on the Consolidated Statements of Operations related to these
leases. There was no rental expense recognized during the year ended December 31, 2020.
F-55
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
19. Commitments and Contingencies
Fund Investments
The Company invests in several non-real estate funds with an aggregate commitment to contribute up to $48.0 million. As
of December 31, 2022, the Company has contributed $33.2 million to these funds, net of recallable distributions, with
$14.8 million remaining to be contributed.
Legal
From time to time, the Company is party to various lawsuits, claims and other legal proceedings arising out of, or incident
to, the ordinary course of business. Management believes, based in part upon consultation with legal counsel, that the ultimate
resolution of all such claims will not have a material adverse effect on the Company’s results of operations, financial position or
cash flows. As of December 31, 2022, the risk of material loss from such legal actions impacting the Company’s financial
condition or results from operations has been assessed as remote.
Letters of Credit
As of December 31, 2022, the Company had $3.9 million in outstanding letters of credit under the unsecured revolving
credit facility. The letters of credit are primarily related to utility company security deposit requirements.
Contractual Obligations
The Company has entered into a number of construction agreements related to its development activities at various
properties and its obligations under executed leases. As of December 31, 2022, the Company had $254.2 million in related
commitments.
20. Supplemental Cash Flow Information
Supplemental cash flow information for Hudson Pacific Properties, Inc. is included as follows:
Cash paid for interest, net of capitalized interest
Non-cash investing and financing activities
Note payable issued as consideration in a business combination
Accounts payable and accrued liabilities for real estate investments
Lease liabilities recorded in connection with right-of-use assets
Ground lease remeasurement
Earnout liability recognized as contingent consideration for business combination
Series C preferred stock dividend accrual
Year Ended December 31,
2022
2021
2020
133,869 $
112,043 $
103,099
160,000 $
— $
—
150,408 $
193,521 $
136,959
100,805 $
26,824 $
23,177 $
— $
— $
— $
11,383 $
2,281 $
—
—
—
—
$
$
$
$
$
$
$
F-56
Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.
Notes to Consolidated Financial Statements—(Continued)
(Tables in thousands, except square footage and share data)
Supplemental cash flow information for Hudson Pacific Properties, L.P. is included as follows:
Cash paid for interest, net of capitalized interest
Non-cash investing and financing activities
Note payable issued as consideration in a business combination
Accounts payable and accrued liabilities for real estate investments
Lease liabilities recorded in connection with right-of-use assets
Ground lease remeasurement
Earnout liability recognized as contingent consideration for business combination
Series C preferred unit dividend accrual
21. Subsequent Events
Year Ended December 31,
2022
2021
2020
133,869 $
112,043 $
103,099
160,000 $
— $
—
150,408 $
193,521 $
136,959
100,805 $
26,824 $
23,177 $
— $
— $
— $
11,383 $
2,281 $
—
—
—
—
$
$
$
$
$
$
$
On January 3, 2023, the Company repaid its $110.0 million Series A notes in full.
On January 12, 2023, the Company entered into an interest rate swap agreement to fix SOFR at a rate of 3.75% effective
as of February 1, 2023 through October 18, 2025 on $172.9 million of indebtedness, which amount corresponds to our pro rata
share of the loan secured by the 1918 Eighth property.
On January 12, 2023, the Company entered into an interest rate swap agreement to fix SOFR at a rate of 3.31% effective
as of August 15, 2023 through June 15, 2026 on $351.2 million of indebtedness, which amount corresponds to our pro rata share of
the loan secured by the Hollywood Media Portfolio, net of the amount of such loan held by the Company.
On February 6, 2023, the Company sold its Skyway Landing property for $102.0 million before certain credits, prorations
and closing costs. The proceeds were used to repay $102.0 million on the Company’s unsecured revolving credit facility.
F-57
Hudson Pacific Properties, Inc. And Hudson Pacific Properties, L.P.
Schedule III—Real Estate and Accumulated Depreciation
December 31, 2022
(In thousands)
Initial Costs
Encumbrances
Land
Building &
Improvements
Costs
Capitalized
Subsequent
to
Acquisition
Total Costs
Building &
Improvements
Land
Total
Accumulated
Depreciation(1)
Year Built /
Renovated
Year
Acquired
$
— $ 18,058 $
41,046 $
34,225 $ 18,058 $
75,271 $ 93,329 $
(27,487)
Various
6,599
57,680
64,279
1,100,000
6,599
27,187
—
—
—
—
—
—
—
—
—
—
—
—
—
10,606
41,226
58,251
17,979
5,620
4,187
10,744
1,400
17,882
—
—
—
34,990
110,656
25,110
14,745
8,063
42,650
1,200
79,305
30,493
164,023
49,573
215,489
106,171
73,587
2,174
4,493
13,785
5,983
248
—
—
10,606
41,226
58,251
17,979
5,620
4,187
10,744
1,400
164,023
164,023
49,573
49,573
215,489
226,095
141,161
182,387
(23,323)
(32,911)
(8,089)
(25,296)
(72,938)
2008
2017
2017
2019
1976
184,243
242,494
(55,427) 1940/1989
27,284
19,238
21,848
48,633
1,448
45,263
24,858
26,035
59,377
2,848
(8,309) 1957/1974
(6,673) 1950/2005
(10,271)
1905
(14,224) 1906/1999
(440)
1973
22,424
17,882
101,729
119,611
(29,069) 1912/1985
Property name
Office
875 Howard, San Francisco Bay Area, CA
6040 Sunset, Los Angeles, CA(2)
ICON, Los Angeles, CA(2)
CUE, Los Angeles, CA(2)
EPIC, Los Angeles, CA(2)
1455 Market, San Francisco Bay Area, CA
Rincon Center, San Francisco Bay Area, CA
10950 Washington, Los Angeles, CA
604 Arizona, Los Angeles, CA
275 Brannan, San Francisco Bay Area, CA
625 Second, San Francisco Bay Area, CA
10900 Washington, Los Angeles, CA
901 Market, San Francisco Bay Area, CA
Element LA, Los Angeles, CA
168,000
79,769
19,755
96,382
79,769
116,137
195,906
(29,075)
1949
3401 Exposition, Los Angeles, CA
505 First, Greater Seattle, WA
83 King, Greater Seattle, WA
Met Park North, Greater Seattle, WA
411 First, Greater Seattle, WA
450 Alaskan, Greater Seattle, WA
95 Jackson, Greater Seattle, WA
Palo Alto Square, San Francisco Bay Area, CA
3400 Hillview, San Francisco Bay Area, CA
Foothill Research Center, San Francisco Bay Area, CA
Page Mill Center, San Francisco Bay Area, CA
Clocktower Square, San Francisco Bay Area, CA
3176 Porter, San Francisco Bay Area, CA
Towers at Shore Center, San Francisco Bay Area, CA
—
—
—
—
—
—
—
—
—
—
—
—
—
—
14,120
22,917
12,982
28,996
27,684
—
—
—
—
—
—
—
—
11,319
133,034
51,403
71,768
29,824
—
—
326,033
159,641
133,994
147,625
93,949
34,561
12,160
13,280
12,434
2,211
25,201
86,952
17,284
48,799
(4,948)
16,723
25,259
17,221
1,073
14,120
22,917
12,982
28,996
27,684
—
—
—
—
—
—
—
—
23,479
37,599
(7,665)
1961
146,314
169,231
(34,708)
Various
63,837
76,819
(16,874)
Various
73,979
102,975
(21,333)
2000
55,025
86,952
17,284
82,709
86,952
17,284
(15,265)
Various
(14,484)
Various
(2,552)
Various
374,832
374,832
(102,650)
154,693
154,693
150,717
150,717
(47,799)
(53,489)
1971
1991
1991
172,884
172,884
(49,358) 1970/2016
111,170
111,170
35,634
35,634
(26,027)
(10,910)
(44,268)
1983
1991
2001
72,673
144,188
23,951
72,673
168,139
240,812
F-58
2007
2008
2008
2008
2008
2010
2010
2010
2011
2011
2011
2012
2012
2012
2013
2013
2013
2013
2013
2014
2014
2014
2015
2015
2015
2015
2015
2015
2015
Property name
Skyway Landing, San Francisco Bay Area, CA
Shorebreeze, San Francisco Bay Area, CA
555 Twin Dolphin, San Francisco Bay Area, CA
333 Twin Dolphin, San Francisco Bay Area, CA
Metro Center, San Francisco Bay Area, CA
Concourse, San Francisco Bay Area, CA
Gateway, San Francisco Bay Area, CA
Metro Plaza, San Francisco Bay Area, CA
1740 Technology, San Francisco Bay Area, CA
Skyport Plaza, San Francisco Bay Area, CA
Techmart, San Francisco Bay Area, CA
Fourth & Traction, Los Angeles, CA
Maxwell, Los Angeles, CA
11601 Wilshire, Los Angeles, CA
Hill7, Greater Seattle, WA
Page Mill Hill, San Francisco Bay Area, CA
Harlow, Los Angeles, CA
One Westside, Los Angeles, CA(4)
10850 Pico, Los Angeles, CA(4)
Ferry Building, San Francisco Bay Area, CA(5)
1918 Eighth, Greater Seattle, WA
5th & Bell, Greater Seattle, WA
Washington 1000, Greater Seattle, WA(3)
5801 Bobby Foster Road, Albuquerque, NM
Initial Costs
Encumbrances
Land
Building &
Improvements
Costs
Capitalized
Subsequent
to
Acquisition
63,559
59,806
73,457
64,892
313,683
224,271
121,217
106,156
49,486
153,844
66,660
37,110
26,960
—
—
—
—
—
—
—
—
—
—
—
—
—
—
37,959
69,448
40,614
36,441
—
45,085
33,117
16,038
8,052
29,033
—
12,140
13,040
28,978
101,000
36,888
—
—
—
7,455
316,602
110,438
—
—
314,300
—
—
—
34,682
—
38,476
20,867
59,987
2,189
5,014
23,217
17,062
20,418
65,028
56,834
54,749
67,792
13,209
Land
37,959
69,448
40,614
36,441
—
45,085
33,117
16,038
8,052
Total Costs
Building &
Improvements
Total
68,573
106,532
Accumulated
Depreciation(1)
(14,384)
Year Built /
Renovated
Year
Acquired
2001
83,023
152,471
(20,525) 1985/1989
90,519
131,133
85,310
121,751
(20,038)
(19,918)
1989
1985
378,711
378,711
(90,199)
Various
281,105
326,190
(66,571)
Various
175,966
209,083
(48,494)
Various
173,948
189,986
62,695
70,747
(32,971)
(12,550)
1986
1985
6,132
29,033
159,976
189,009
(31,845) 2000/2001
21,335
69,146
57,764
—
12,140
13,040
87,995
87,995
(21,854)
1986
106,256
118,396
(23,767)
Various
84,724
97,764
(14,493)
Various
321,273
62,801
28,978
384,074
413,052
(75,966)
1983
137,079
131,402
—
35,011
16,313
268,292
545,773
82,072
19,528
13,058
80,474
36,888
—
7,455
156,607
193,495
144,460
144,460
80,474
87,929
362,729
110,438
397,740
508,178
5,998
34,682
22,311
56,993
(34,045)
(29,477)
(4,517)
(28,980)
(1,657)
2015
1975
N/A
1985
1985
33,224
31,400
15,511
—
38,476
20,867
301,516
301,516
(38,387) 1898/2003
577,173
615,649
97,583
118,450
(38,267)
(4,705)
2009
2002
11,053
80,278
59,987
91,331
151,318
—
Under
development
6,268
116
2,189
6,384
8,573
(89)
2008
Sunset Gower Studios, Los Angeles, CA(2)(6)
—
101,476
64,697
79,189
101,476
143,886
245,362
(41,308)
Various
Sunset Bronson Studios, Los Angeles, CA(2)
Sunset Las Palmas Studios, Los Angeles, CA(2)
—
67,092
32,374
50,030
67,092
82,404
149,496
(29,129)
Various
—
134,488
104,392
51,001
134,488
155,393
289,881
(20,605)
Various
Various(7)
TOTAL
—
—
—
48,595
—
48,595
48,595
—
N/A
$
1,999,902 $ 1,435,676 $
4,859,146 $ 2,528,282 $ 1,435,676 $
7,387,428 $ 8,823,104 $
(1,555,655)
F-59
2015
2015
2015
2015
2015
2015
2015
2015
2015
2015
2015
2015
2015
2016
2017
2016
2016
2017
2018
2018
2018
2020
2021
2022
2022
2007
2011
2012
2008
2017
2018
2022
_____________
1.
The Company computes depreciation using the straight-line method over the estimated useful lives over the shorter of the ground lease term or 39 years for building and improvements, 15 years for land improvements and over the
shorter of asset life or life of the lease for tenant and leasehold improvements.
These properties are encumbered by a $1.1 billion mortgage loan. Refer to Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—Note 8 to the Consolidated Financial Statements-Debt” for additional information on secured
debt.
This asset is currently under development.
These properties are encumbered by a $316.6 million construction loan with borrowing capacity of up to $414.6 million. Refer to Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—Note 8 to the Consolidated Financial
Statements-Debt” for additional information on secured debt.
This property is encumbered by a $66.1 million debt due to our joint venture partner. Refer to Part IV, Item 15(a) “Exhibits, Financial Statement Schedules—Note 8 to the Consolidated Financial Statements-Debt” for additional
information on joint venture partner debt.
During the year ended December 31, 2022, the Company purchased a parcel of land at Sunset Gower Studios that was previously encumbered by a ground lease for a total purchase price of $22.2 million.
Represents leasehold improvements capitalized in connection with the Company’s leasehold interests in 27 sound stages.
2.
3.
4.
5.
6.
7.
The aggregate gross cost of property included above for federal income tax purposes approximated $8.4 billion, unaudited as of December 31, 2022.
F-60
The following table reconciles the historical cost of total real estate held for investment and accumulated depreciation from January 1, 2020 to December 31, 2022:
Total investment in real estate, beginning of year
Additions during period:
Asset acquisitions
Business acquisitions
Improvements, capitalized costs
Total additions during period
Deductions during period
Disposals (fully depreciated assets and early terminations)
Impairment loss
Cost of property sold
Total deductions during period
Ending balance, before reclassification to assets associated with real estate held for sale
Reclassification to assets associated with real estate held for sale
TOTAL INVESTMENT IN REAL ESTATE, END OF YEAR
Total accumulated depreciation, beginning of year
Additions during period:
Depreciation of real estate
Total additions during period
Deductions during period:
Deletions
Write-offs due to sale
Total deductions during period
Year Ended December 31,
2022
2021
2020
$
8,361,477 $
8,215,017 $
7,269,128
101,653
47,741
553,327
702,721
(51,812)
(17,636)
(171,646)
(241,094)
8,823,104
(106,532)
102,939
—
394,633
497,572
(56,166)
(2,762)
—
(58,928)
584,250
—
415,602
999,852
(53,963)
—
—
(53,963)
8,653,661
(292,184)
8,215,017
—
$
$
8,716,572 $
8,361,477 $
8,215,017
(1,283,774) $
(1,102,748) $
(898,279)
(368,376)
(368,376)
55,939
40,556
96,495
(292,802)
(292,802)
56,370
—
56,370
(258,732)
(258,732)
54,263
—
54,263
Ending balance, before reclassification to assets associated with real estate held for sale
Reclassification to assets associated with real estate held for sale
TOTAL ACCUMULATED DEPRECIATION, END OF YEAR
(1,555,655)
14,384
(1,339,180)
55,406
(1,102,748)
—
$
(1,541,271) $
(1,283,774) $
(1,102,748)
F-61