Universal Health Realty Income Trust 2024年度报告

UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) Registrant’s telephone number, including area code: (610)265-0688 Securities registered pursuant to Section 12(b) of the Act: Title of each classTrading Symbol(s)Name of each exchange on which registeredShares of beneficial interest, $0.01 par valueUHTNew 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. Yes☐No☒ Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. 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 thepreceding 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 past90 days. Yes☒No☐ Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of RegulationS-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). 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 emerginggrowth company. See the definitions of “large accelerated filer,” “accelerated filer”, “smaller reporting company” and “emerging growth company” in Rule 12b-2 ofthe Exchange Act. Large accelerated filer☐Accelerated filer☐Non-accelerated filer☒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 revisedfinancial accounting standards provided pursuant to Section 13(a) of the Exchange Act.☐ 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 reflectthe correction of an error to previously issued financial statements.☐ Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any ofthe registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b).☐ Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act) Yes☐No☒ Aggregate market value of voting shares and non-voting shares held by non-affiliates as of June 30, 2024: $503.1million (For the purpose of this calculation only,all members of the Board of Trustees are deemed to be affiliates). Number of shares of beneficial interest outstanding of registrant as of January 31, 2025:13,850,613. DOCUMENTS INCORPORATED BY REFERENCEPortions of the registrant’s definitive proxy statement for our 2025 Annual Meeting of Shareholders, which will be filed with the Securities and Exchange Commission within 120 days after December 31, 2024 (incorporated by reference under Part III). UNIVERSAL HEALTH REALTY INCOME TRUST2024 FORM 10-K ANNUAL REPORTTABLE OF CONTENTS PART IItem 1Business1Item 1ARisk Factors8Item 1BUnresolved Staff Comments18Item 1CCybersecurity19Item 2Properties21Item 3Legal Proceedings27Item 4Mine Safety Disclosures27PART IIItem 5Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of EquitySecurities27Item 6Reserved28Item 7Management’s Discussion and Analysis of Financial Condition and Results of Operations29Item 7AQuantitative and Qualitative Disclosures About Market Risk40Item 8Financial Statements and Supplementary Data41Item 9Changes in and Disagreements With Accountants on Accounting and Financial Disclosure42Item 9AControls and Procedures42Item 9BOther Information45PART IIIItem 10Directors, Executive Officers and Corporate Governance46Item 11Executive Compensation46Item 12Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters46Item 13Certain Relationships and Related Transactions, and Director Independence46Item 14Principal Accountant Fees and Services46PART IVItem 15Exhibits and Financial Statement Schedules47Item 16Form 10-K Summary50SIGNATURES51 This Annual Report on Form 10-K is for the year ended December 31, 2024. This Annual Report modifies and supersedesdocuments filed prior to this Annual Report. Information that we file with the Securities and Exchange Commission (the “SEC”) inthe future will automatically update and supersede information contained in this Annual Report. In this Annual Report, “we,” “us,”“our” and the “Trust” refer to Universal Health Realty Income Trust and its subsidiaries. As disclosed in this Annual Report, including