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Table of Contents
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
____________________________________________________ 
FORM 10-Q
_______________________________________________________________________________________  
(Mark One)
QUARTERLY REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934
For the Quarterly Period Ended June 30, 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 001-34626
Piedmont Office Realty Trust, Inc.
(Exact name of registrant as specified in its charter)
 ____________________________________________________ 
Maryland58-2328421
(State or other jurisdiction of incorporation or organization) (I.R.S. Employer Identification Number)

5565 Glenridge Connector Ste. 450
Atlanta, Georgia 30342
(Address of principal executive offices) (Zip Code)
(770) 418-8800
(Registrant’s telephone number, including area code)
N/A
(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading Symbol(s)Name of exchange on which registered
Common Stock, $0.01 par valuePDMNew York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes  x No
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).  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.
Large accelerated filerxAccelerated filer
Non-accelerated filerSmaller 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 is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes   No   x
Number of shares outstanding of the Registrant’s
common stock, as of July 26, 2022:
123,395,381 shares



Table of Contents
FORM 10-Q
PIEDMONT OFFICE REALTY TRUST, INC.
TABLE OF CONTENTS
 
 Page No.
PART IFinancial Information
Item 1.
Item 2.
Item 3.
Item 4.
PART II.Other Information
Item 1.
Item 1A.
Item 2.
Item 3.
Item 4.
Item 5.
Item 6.

2

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CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS
Certain statements contained in this Form 10-Q may constitute forward-looking statements within the meaning of the federal securities laws. In addition, Piedmont Office Realty Trust, Inc. ("Piedmont," "we," "our," or "us"), or its executive officers on Piedmont’s behalf, may from time to time make forward-looking statements in reports and other documents Piedmont files with the Securities and Exchange Commission or in connection with other written or oral statements made to the press, potential investors, or others. Statements regarding future events and developments and Piedmont’s future performance, as well as management’s expectations, beliefs, plans, estimates, or projections relating to the future, are forward-looking statements. Forward-looking statements include statements preceded by, followed by, or that include the words “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “continue,” or other similar words. Examples of such statements in this report include descriptions of our real estate, financings, and operating objectives; discussions regarding future dividends and share repurchases; and discussions regarding the potential impact of economic conditions on our real estate and lease portfolio, among others.

These statements are based on beliefs and assumptions of Piedmont’s management, which in turn are based on information available at the time the statements are made. Important assumptions relating to the forward-looking statements include, among others, assumptions regarding the demand for office space in the markets in which Piedmont operates, competitive conditions, and general economic conditions. These assumptions could prove inaccurate. The forward-looking statements also involve risks and uncertainties, which could cause actual results to differ materially from those contained in any forward-looking statement. Many of these factors are beyond Piedmont’s ability to control or predict. Such factors include, but are not limited to, the following:

Economic, regulatory, socio-economic changes, and/or technology changes (including accounting standards) that impact the real estate market generally, or that could affect patterns of use of commercial office space;
The impact of competition on our efforts to renew existing leases or re-let space on terms similar to existing leases;
Changes in the economies and other conditions affecting the office sector in general and specifically the markets in which we primarily operate where we have high concentrations of our Annualized Lease Revenue ("ALR") (see definition below);
Lease terminations, lease defaults, lease contractions, or changes in the financial condition of our tenants, particularly by one of our large lead tenants;
Adverse market and economic conditions, including any resulting impairment charges on both our long-lived assets or goodwill resulting therefrom;
The success of our real estate strategies and investment objectives, including our ability to identify and consummate suitable acquisitions and divestitures;
The illiquidity of real estate investments, including regulatory restrictions to which real estate investment trusts ("REITs") are subject and the resulting impediment on our ability to quickly respond to adverse changes in the performance of our properties;
The risks and uncertainties associated with our acquisition and disposition of properties, many of which risks and uncertainties may not be known at the time of acquisition or disposition;
Development and construction delays, including the potential of supply chain disruptions, and resultant increased costs and risks;
Our real estate redevelopment and development strategies may not be successful;
Future acts of terrorism, civil unrest, or armed hostilities in any of the major metropolitan areas in which we own properties, or future cybersecurity attacks against any of our properties or our tenants;
Risks related to the occurrence of cyber incidents, or a deficiency in our cybersecurity, which could negatively impact our business by causing a disruption to our operations, a compromise or corruption of our confidential information, and/or damage to our business relationships;
Costs of complying with governmental laws and regulations;
Uninsured losses or losses in excess of our insurance coverage, and our inability to obtain adequate insurance coverage at a reasonable cost;
Additional risks and costs associated with directly managing properties occupied by government tenants, including an increased risk of default by government tenants during periods in which state or federal governments are shut down or on furlough;
Significant price and volume fluctuations in the public markets, including on the exchange which we listed our common stock;
Changes in interest rates and changes in the method pursuant to which the London Interbank Offered Rate ("LIBOR") rates are determined and the planned phasing out of United States dollar ("USD") LIBOR after June 2023;
Rising interest rates which could affect our return on investments and/or our ability to finance or refinance properties;
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The effect of future offerings of debt or equity securities or changes in market interest rates on the value of our common stock;
Additional risks and costs associated with inflation and continuing increases in the rate of inflation, including the possibility of a recession that could negatively impact our operations and the operations of our tenants and their ability to pay rent;
Uncertainties associated with environmental and regulatory matters;
Potential changes in the political environment and reduction in federal and/or state funding of our governmental tenants;
Changes in the financial condition of our tenants directly or indirectly resulting from geopolitical developments that could negatively affect important supply chains and international trade, the termination or threatened termination of existing international trade agreements, or the implementation of tariffs or retaliatory tariffs on imported or exported goods;
The effect of any litigation to which we are, or may become, subject;
Additional risks and costs associated with owning properties occupied by tenants in particular industries, such as oil and gas, hospitality, travel, co-working, etc., including risks of default during start-up and during economic downturns;
Changes in tax laws impacting REITs and real estate in general, as well as our ability to continue to qualify as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”), or other tax law changes which may adversely affect our stockholders;
The future effectiveness of our internal controls and procedures;
Actual or threatened public health epidemics or outbreaks, such as experienced during the COVID-19 pandemic, as well as governmental and private measures taken to combat such health crises, could have a material adverse effect on our business operations and financial results;
The adequacy of our general reserve related to tenant lease-related assets or the establishment of any other reserve in the future; and
Other factors, including the risk factors discussed under Item 1A. of our Annual Report on Form 10-K for the year ended December 31, 2021.

Management believes these forward-looking statements are reasonable; however, undue reliance should not be placed on any forward-looking statements, which are based on current expectations. Further, forward-looking statements speak only as of the date they are made, and management undertakes no obligation to update publicly any of them in light of new information or future events.

Information Regarding Disclosures Presented

ALR is calculated by multiplying (i) current rental payments (defined as base rent plus operating expense reimbursements, if payable by the tenant on a monthly basis under the terms of a lease that has been executed, but excluding (a) rental abatements and (b) rental payments related to executed but not commenced leases for space that was covered by an existing lease), by (ii) 12. In instances in which contractual rents or operating expense reimbursements are collected on an annual, semi-annual, or quarterly basis, such amounts are multiplied by a factor of 1, 2, or 4, respectively, to calculate the annualized figure. For leases that have been executed but not commenced relating to unleased space, ALR is calculated by multiplying (i) the monthly base rental payment (excluding abatements) plus any operating expense reimbursements for the initial month of the lease term, by (ii) 12. Unless stated otherwise, this measure excludes revenues associated with development properties and properties taken out of service for redevelopment, if any.
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PART I.     FINANCIAL INFORMATION

ITEM 1.    CONSOLIDATED FINANCIAL STATEMENTS.

The information presented in the accompanying consolidated balance sheets and related consolidated statements of income, comprehensive income, stockholders’ equity, and cash flows reflects all adjustments that are, in management’s opinion, necessary for a fair and consistent presentation of financial position, results of operations, and cash flows in accordance with generally accepted accounting principles ("GAAP").
The accompanying financial statements should be read in conjunction with the notes to Piedmont’s financial statements and Management’s Discussion and Analysis of Financial Condition and Results of Operations included in this report on Form 10-Q and with Piedmont’s Annual Report on Form 10-K for the year ended December 31, 2021. Piedmont’s results of operations for the six months ended June 30, 2022 are not necessarily indicative of the operating results expected for the full year.
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PIEDMONT OFFICE REALTY TRUST, INC.
CONSOLIDATED BALANCE SHEETS
(in thousands, except for share and per share amounts)
(Unaudited)
June 30,
2022
December 31,
2021
Assets:
Real estate assets, at cost:
Land
$521,789 $529,941 
Buildings and improvements, less accumulated depreciation of $892,131 and $861,206 as of June 30, 2022 and December 31, 2021, respectively
2,497,519 2,513,697 
Intangible lease assets, less accumulated amortization of $85,459 and $83,777 as of June 30, 2022 and December 31, 2021, respectively
78,735 94,380 
Construction in progress
41,544 43,406 
Real estate assets held for sale, net 63,887 
Total real estate assets3,139,587 3,245,311 
Cash and cash equivalents6,397 7,419 
Tenant receivables, net of allowance for doubtful accounts of $3,000 and $4,000 as of June 30, 2022 and December 31, 2021, respectively
5,164 2,995 
Straight-line rent receivables168,797 162,632 
Notes receivable 118,500 
Restricted cash and escrows1,459 1,441 
Prepaid expenses and other assets26,955 20,485 
Goodwill98,918 98,918 
Interest rate swaps
996  
Deferred lease costs, less accumulated amortization of $211,757 and $205,100 as of June 30, 2022 and December 31, 2021, respectively
247,281 264,571 
Other assets held for sale, net 8,393 
Total assets$3,695,554 $3,930,665 
Liabilities:
Unsecured debt, net of discount and unamortized debt issuance costs of $14,222 and $12,210 as of June 30, 2022 and December 31, 2021, respectively
$1,674,778 $1,877,790 
Accounts payable, accrued expenses and accrued capital expenditures99,724 114,453 
Dividends payable 26,048 
Deferred income72,422 80,686 
Intangible lease liabilities, less accumulated amortization of $36,733 and $35,880 as of June 30, 2022 and December 31, 2021, respectively
32,967 39,341 
Interest rate swaps 4,924 
Total liabilities1,879,891 2,143,242 
Commitments and Contingencies (Note 6)
  
Stockholders’ Equity:
Shares-in-trust, 150,000,000 shares authorized; none outstanding as of June 30, 2022 or December 31, 2021
  
Preferred stock, no par value, 100,000,000 shares authorized; none outstanding as of June 30, 2022 or December 31, 2021
  
Common stock, $0.01 par value, 750,000,000 shares authorized; 123,390,448 and 123,076,695 shares issued and outstanding as of June 30, 2022 and December 31, 2021, respectively
1,234 1,231 
Additional paid-in capital3,707,833 3,701,798 
Cumulative distributions in excess of earnings(1,882,962)(1,899,081)
Accumulated other comprehensive loss(12,050)(18,154)
Piedmont stockholders’ equity1,814,055 1,785,794 
Noncontrolling interest1,608 1,629 
Total stockholders’ equity1,815,663 1,787,423 
Total liabilities and stockholders’ equity$3,695,554 $3,930,665 
See accompanying notes
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PIEDMONT OFFICE REALTY TRUST, INC.
CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
(in thousands, except for share and per share amounts)
 
Three Months EndedSix Months Ended
 June 30,June 30,
 2022202120222021
Revenues:
Rental and tenant reimbursement revenue$132,151 $126,967 $264,063 $252,879 
Property management fee revenue326 536 977 1,294 
Other property related income3,832 2,715 7,418 5,302 
136,309 130,218 272,458 259,475 
Expenses:
Property operating costs53,634 51,658 107,256 103,082 
Depreciation32,372 29,998 63,887 58,101 
Amortization21,480 20,693 43,732 43,605 
General and administrative
7,027 8,211 14,622 15,462 
114,513 110,560 229,497 220,250 
Other income (expense):
Interest expense(13,775)(12,345)(27,673)(24,925)
Other income/(expense)(57)2,631 1,967 4,987 
Gain on sale of real estate assets1  50,674  
(13,831)(9,714)24,968 (19,938)
Net income7,965 9,944 67,929 19,287 
Net loss applicable to noncontrolling interest
1 3 1 4 
Net income applicable to Piedmont$7,966 $9,947 $67,930 $19,291 
Per share information – basic:
Net income applicable to common stockholders$0.06 $0.08 $0.55 $0.16 
Per share information – diluted:
Net income applicable to common stockholders$0.06 $0.08 $0.55 $0.15 
Weighted-average common shares outstanding – basic123,366,482 124,087,113 123,296,204 124,016,933 
Weighted-average common shares outstanding – diluted123,678,553 124,703,911 123,617,272 124,555,274 
See accompanying notes
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PIEDMONT OFFICE REALTY TRUST, INC.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (UNAUDITED)
(in thousands)

Three Months EndedSix Months Ended
 June 30,June 30,
 2022202120222021
Net income applicable to Piedmont$7,966 $9,947 $67,930 $19,291 
Other comprehensive income:
Effective portion of gain/(loss) on derivative instruments that are designated and qualify as cash flow hedges (See Note 4)
969 (295)4,845 1,266 
Plus: Reclassification of net loss included in net income (See Note 4)
554 740 1,259 1,466 
Other comprehensive income1,523 445 6,104 2,732 
Comprehensive income applicable to Piedmont
$9,489 $10,392 $74,034 $22,023 

See accompanying notes
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PIEDMONT OFFICE REALTY TRUST, INC.
CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY (UNAUDITED)
FOR THE THREE MONTHS ENDED JUNE 30, 2022 AND 2021
(in thousands, except per share amounts)
 Common  StockAdditional
Paid-In
Capital
Cumulative
Distributions
in Excess of
Earnings
Accumulated
Other
Comprehensive
Income/(Loss)
Non-
controlling
Interest
Total
Stockholders’
Equity
 SharesAmount
Balance, March 31, 2022123,331 $1,233 $3,706,207 $(1,865,016)$(13,573)$1,623 $1,830,474 
Dividends to common stockholders ($0.21 per share) and stockholders of subsidiaries
   (25,912) (14)(25,926)
Shares issued and amortized under the 2007 Omnibus Incentive Plan, net of tax
59 1 1,626    1,627 
Net loss applicable to noncontrolling interest     (1)(1)
Net income applicable to Piedmont   7,966   7,966 
Other comprehensive income    1,523  1,523 
Balance, June 30, 2022123,390 $1,234 $3,707,833 $(1,882,962)$(12,050)$1,608 $1,815,663 
Common  StockAdditional
Paid-In
Capital
Cumulative
Distributions
in Excess of
Earnings
Accumulated
Other
Comprehensive
Income/(Loss)
Non-
controlling
Interest
Total
Stockholders’
Equity
SharesAmount
Balance, March 31, 2021124,029 $1,240 $3,697,801 $(1,791,558)$(21,813)$1,675 $1,887,345 
Costs of issuance of common stock— — (55)— — — (55)
Dividends to common stockholders ($0.21 per share) and stockholders of subsidiaries
— — — (26,068)— (14)(26,082)
Shares issued and amortized under the 2007 Omnibus Incentive Plan, net of tax
103 1 910 — — — 911 
Net loss applicable to noncontrolling interest— — — — — (3)(3)
Net income applicable to Piedmont— — — 9,947 — — 9,947 
Other comprehensive income— — — — 445 — 445 
Balance, June 30, 2021124,132 $1,241 $3,698,656 $(1,807,679)$(21,368)$1,658 $1,872,508 


See accompanying notes
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PIEDMONT OFFICE REALTY TRUST, INC.
CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2022 AND 2021
(in thousands, except per share amounts)

Common StockAdditional Paid-In CapitalCumulative Distributions in Excess of EarningsAccumulated
Other
Comprehensive
Income/(Loss)
Non- controlling InterestTotal Stockholders’ Equity
SharesAmount
Balance, December 31, 2021123,077 $1,231 $3,701,798 $(1,899,081)$(18,154)$1,629 $1,787,423 
Dividends to common stockholders ($0.42 per share) and stockholders of subsidiaries
   (51,811) (20)(51,831)
Shares issued and amortized under the 2007 Omnibus Incentive Plan, net of tax313 3 6,035    6,038 
Net loss applicable to noncontrolling interest     (1)(1)
Net income applicable to Piedmont   67,930   67,930 
Other comprehensive income    6,104  6,104 
Balance, June 30, 2022123,390 $1,234 $3,707,833 $(1,882,962)$(12,050)$1,608 $1,815,663 

Common StockAdditional Paid-In CapitalCumulative Distributions in Excess of EarningsAccumulated
Other
Comprehensive
Income/(Loss)
Non- controlling InterestTotal Stockholders’ Equity
SharesAmount
Balance, December 31, 2020123,839 $1,238 $3,693,996 $(1,774,856)$(24,100)$1,683 $1,897,961 
Costs of issuance of common stock— — (55)— — — (55)
Dividends to common stockholders ($0.42 per share) and stockholders of subsidiaries
— — — (52,114)— (21)(52,135)
Shares issued and amortized under the 2007 Omnibus Incentive Plan, net of tax293 3 4,715 — — — 4,718 
Net loss applicable to noncontrolling interest— — — — — (4)(4)
Net income applicable to Piedmont— — — 19,291 — — 19,291 
Other comprehensive income— — — — 2,732 — 2,732 
Balance, June 30, 2021124,132 $1,241 $3,698,656 $(1,807,679)$(21,368)$1,658 $1,872,508 

See accompanying notes
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PIEDMONT OFFICE REALTY TRUST, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
(in thousands) 
Six Months Ended
June 30,
20222021
Cash Flows from Operating Activities:
Net income$67,929 $19,287 
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation63,887 58,101 
Amortization of debt issuance costs inclusive of settled interest rate swaps
1,724 1,441 
Other amortization39,633 40,120 
General reserve for uncollectible accounts(1,000)412 
Stock compensation expense4,868 6,451 
Gain on sale of real estate assets(50,674) 
Changes in assets and liabilities:
Increase in tenant and straight-line rent receivables(8,803)(6,959)
Increase in prepaid expenses and other assets(3,939)(7,122)
Decrease in accounts payable and accrued expenses(11,184)(8,821)
Decrease in deferred income(10,663)(2,718)
Net cash provided by operating activities91,778 100,192 
Cash Flows from Investing Activities:
Capitalized expenditures(59,122)(54,706)
Net sales proceeds from wholly-owned properties143,596  
Proceeds from notes receivable 118,500  
Deferred lease costs paid(9,679)(6,871)
Net cash provided by/(used in) investing activities193,295 (61,577)
Cash Flows from Financing Activities:
Debt issuance and other costs paid(80)(52)
Proceeds from debt217,585 169,000 
Repayments of debt(422,000)(125,610)
Costs of issuance of common stock (29)
Value of shares withheld for payment of taxes related to employee stock compensation(3,703)(2,936)
Repurchases of common stock as part of announced plan (685)
Dividends paid(77,879)(77,817)
Net cash used in financing activities(286,077)(38,129)
Net (decrease)/increase in cash, cash equivalents, and restricted cash and escrows(1,004)486 
Cash, cash equivalents, and restricted cash and escrows, beginning of period8,860 9,214 
Cash, cash equivalents, and restricted cash and escrows, end of period$7,856 $9,700 

See accompanying notes
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PIEDMONT OFFICE REALTY TRUST, INC.
CONDENSED NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
JUNE 30, 2022
(Unaudited)

1.    Organization
Piedmont Office Realty Trust, Inc. (“Piedmont”) (NYSE: PDM) is a Maryland corporation that operates in a manner so as to qualify as a real estate investment trust (“REIT”) for federal income tax purposes and engages in the ownership, management, development, redevelopment, and operation of high-quality, Class A office properties located primarily in the Sunbelt. Piedmont was incorporated in 1997 and commenced operations in 1998. Piedmont conducts business through its wholly-owned subsidiary, Piedmont Operating Partnership, L.P. (“Piedmont OP”), a Delaware limited partnership. Piedmont OP owns properties directly, through wholly-owned subsidiaries, and through various joint ventures which it controls. References to Piedmont herein shall include Piedmont and all of its subsidiaries, including Piedmont OP and its subsidiaries and joint ventures.

As of June 30, 2022, Piedmont owned 52 in-service, Class A office properties and one redevelopment asset, primarily located within the Sunbelt. As of June 30, 2022, the in-service portfolio comprised approximately 16.1 million square feet (unaudited) and was 87.0% leased.

2.    Summary of Significant Accounting Policies
Basis of Presentation and Principles of Consolidation

The consolidated financial statements of Piedmont have been prepared in accordance with the rules and regulations of the Securities and Exchange Commission (the “SEC”), including the instructions to Form 10-Q and Article 10 of Regulation S-X, and do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, the statements for the unaudited interim periods presented include all adjustments, which are of a normal and recurring nature, necessary for a fair presentation of the results for such periods. Results for these interim periods are not necessarily indicative of a full year’s results.

Piedmont’s consolidated financial statements include the accounts of Piedmont, Piedmont’s wholly-owned subsidiaries, any variable interest entity ("VIE") of which Piedmont or any of its wholly-owned subsidiaries is considered to have the power to direct the activities of the entity and the obligation to absorb losses/right to receive benefits, or any entity in which Piedmont or any of its wholly-owned subsidiaries owns a controlling interest. In determining whether Piedmont or Piedmont OP has a controlling interest, the following factors, among others, are considered: equity ownership, voting rights, protective rights of investors, and participatory rights of investors. For further information, refer to the financial statements and footnotes included in Piedmont’s Annual Report on Form 10-K for the year ended December 31, 2021.

All intercompany balances and transactions have been eliminated upon consolidation.

Further, Piedmont has formed special purpose entities to acquire and hold real estate. Each special purpose entity is a separate legal entity. Consequently, the assets of these special purpose entities are not available to all creditors of Piedmont. The assets owned by these special purpose entities are being reported on a consolidated basis with Piedmont’s assets for financial reporting purposes only.

Use of Estimates

The preparation of the accompanying consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the accompanying consolidated financial statements and notes. The most significant of these estimates include the underlying cash flows and holding periods used in assessing impairment, judgements regarding the recoverability of goodwill, and the assessment of the collectibility of receivables. While Piedmont has made, what it believes to be, appropriate accounting estimates based on the facts and circumstances available as of the reporting date, actual results could materially differ from those estimates.

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Income Taxes

Piedmont has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended, and has operated as such, beginning with its taxable year ended December 31, 1998. To qualify as a REIT, Piedmont must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income. As a REIT, Piedmont is generally not subject to federal income taxes, subject to fulfilling, among other things, its taxable income distribution requirement. Piedmont is subject to certain taxes related to the operations of properties in certain locations, as well as operations conducted by its taxable REIT subsidiary which have been provided for in the financial statements.

Operating Leases

Piedmont recognized the following fixed and variable lease payments, which together comprised rental and tenant reimbursement revenue in the accompanying consolidated statements of income for the three and six months ended June 30, 2022 and 2021, respectively, as follows (in thousands):
Three Months EndedSix Months Ended
June 30,
2022
June 30,
2021
June 30,
2022
June 30,
2021
Fixed payments$110,244 $105,209 $219,976 $210,379 
Variable payments21,907 21,758 44,087 42,500 
Total Rental and Tenant Reimbursement Revenue
$132,151 $126,967 $264,063 $252,879 

Operating leases where Piedmont is the lessee relate primarily to office space in buildings owned by third parties. Piedmont's right of use asset and corresponding lease liability was approximately $20,000 and $60,000 as of June 30, 2022 and December 31, 2021, respectively. The right of use asset is recorded as a component of prepaid expenses and other assets, whereas the corresponding liability is presented as a component of accounts payable, accrued expenses, and accrued capital expenditures in the accompanying consolidated balance sheets. For the three and six months ended June 30, 2022 and 2021, Piedmont recognized approximately $20,000 and $40,000, respectively, of operating lease costs related to these office space leases. As of June 30, 2022, the remaining lease term of Piedmont's right of use asset is approximately three months, and the discount rate is 1.06%.

3.    Debt

During the six months ended June 30, 2022, Piedmont amended and restated its $500 Million Unsecured 2018 Line of Credit. The $500 Million Unsecured 2018 Line of Credit had an initial maturity date of September 30, 2022. As amended and restated, the size of the line of credit has been expanded to $600 million (the "$600 Million Unsecured 2022 Line of Credit"). The term of the new $600 Million Unsecured 2022 Line of Credit has been extended to June 30, 2026, and Piedmont may extend the term for up to one additional year (through two available six-month extensions) provided Piedmont is not then in default and all representations and warranties are true and correct in all material respects and upon payment of applicable extension fees. Under certain terms of the agreement, Piedmont may increase the new facility by up to an additional $500 million, to an aggregate size of $1.1 billion, provided that no existing bank has any obligation to participate in such increase. Piedmont paid customary arrangement and upfront fees to the lenders in connection with the closing of the new facility.

The $600 Million Unsecured 2022 Line of Credit has the option to bear interest at varying levels (determined with reference to the greater of the credit rating for Piedmont or Piedmont OP) based on the Adjusted Term SOFR Rate, Adjusted Daily Effective SOFR Rate, or the Base Rate, all as defined in the facility agreement. Further, the Base Rate is defined as the greater of the prime rate, the federal funds rate plus 0.5%, or the Adjusted Term SOFR Rate for a one-month period plus 1.0%. The term SOFR loans are available with interest periods selected by Piedmont of one, three, or six months. The stated interest rate spread over Adjusted SOFR can vary from 0.725% to 1.4% based upon the greater of the then current credit rating of Piedmont. As of June 30, 2022, based upon Piedmont’s current BBB (S&P) credit rating, the current stated Adjusted SOFR spread on the loan is 0.85%.

The $600 Million Unsecured 2022 Line of Credit has certain financial covenants that require, among other things, the maintenance of an unencumbered interest rate coverage ratio of at least 1.75, an unencumbered leverage ratio of at least 1.60, a fixed charge coverage ratio of at least 1.50, a leverage ratio of no more than 0.60, and a secured debt ratio of no more than 0.40.

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The following table summarizes the terms of Piedmont’s indebtedness outstanding as of June 30, 2022 and December 31, 2021 (in thousands):
Facility (1)
Stated Rate
Effective Rate (2)
MaturityAmount Outstanding as of
June 30, 2022December 31, 2021
$350 Million Unsecured Senior Notes due 2023
3.40 %3.43 %6/01/2023
(3)
$350,000 $350,000 
$400 Million Unsecured Senior Notes due 2024
4.45 %4.10 %3/15/2024400,000 400,000 
$250 Million Unsecured 2018 Term Loan
LIBOR + 0.95%
2.98 %
(4)
3/31/2025250,000 250,000 
$600 Million Unsecured 2022 Line of Credit(5)
SOFR + 0.85%
2.45 %
(6)
6/30/2026
(7)
89,000 290,000 
$300 Million Unsecured Senior Notes due 2030
3.15 %3.90 %

8/15/2030300,000 300,000 
$300 Million Unsecured Senior Notes due 2032
2.75 %2.78 %

4/1/2032300,000 300,000 
Discounts and unamortized debt issuance costs
(14,222)(12,210)
Total/Weighted Average (8)
3.38 %$1,674,778 $1,877,790 

(1)All of Piedmont’s outstanding debt as of June 30, 2022 is unsecured and interest-only until maturity.
(2)Effective rate after consideration of settled or in-place interest rate swap agreements and issuance discounts.
(3)Piedmont currently intends to repay the $350 Million Unsecured Senior Notes due 2023 through debt refinancing, cash on hand, cash flow from operations, and/or draws under its existing $600 Million Unsecured 2022 Line of Credit.
(4)The facility has a stated variable rate; however, Piedmont has entered into interest rate swap agreements which effectively fix, exclusive of changes to Piedmont's credit rating, $100 million of the principal balance to 3.56% through the maturity date of the loan. For the remaining variable portion of the loan, Piedmont may periodically select from multiple interest rate options, including the prime rate and various-length LIBOR locks on all or a portion of the principal. All LIBOR selections are subject to an additional spread over the selected rate based on Piedmont’s current credit rating. The rate presented is the weighted-average rate for the effectively fixed and variable portions of the debt outstanding as of June 30, 2022 (see Note 4 for more detail).
(5)As mentioned above, during the three months ended June 30, 2022, Piedmont amended and restated its $500 Million Unsecured 2018 Line of Credit and it is now reflected as the $600 Million Unsecured 2022 Line of Credit. The $500 Million Unsecured 2018 Line of Credit had a stated rate of LIBOR + 0.90% as of December 31, 2021.
(6)On a periodic basis, Piedmont may select from multiple interest rate options, including the prime rate and various-length SOFR locks on all or a portion of the principal. All SOFR selections are subject to an additional spread over the selected rate based on Piedmont’s current credit rating.
(7)Piedmont may extend the term for up to one additional year (through two available six month extensions to a final extended maturity date of June 30, 2027) provided Piedmont is not then in default and upon payment of extension fees.
(8)Weighted average is based on contractual balance of outstanding debt and the stated or effectively fixed interest rates as of June 30, 2022.

Piedmont made interest payments on all debt facilities, including interest rate swap cash settlements, of approximately $12.8 million and $8.8 million for the three months ended June 30, 2022 and 2021, respectively, and approximately $28.6 million and $25.3 million for the six months ended June 30, 2022 and 2021, respectively. Also, Piedmont capitalized interest of approximately $1.1 million and $0.9 million for the three months ended June 30, 2022 and 2021, respectively, and approximately $2.1 million and $1.7 million for the six months ended June 30, 2022 and 2021, respectively. As of June 30, 2022, Piedmont believes it was in compliance with all financial covenants associated with its debt instruments.

See Note 5 for a description of Piedmont’s estimated fair value of debt as of June 30, 2022.

4.    Derivative Instruments
Risk Management Objective of Using Derivatives

In addition to operational risks which arise in the normal course of business, Piedmont is exposed to economic risks such as interest rate, liquidity, and credit risk. In certain situations, Piedmont has entered into derivative financial instruments such as interest rate swap agreements and other similar agreements to manage interest rate risk exposure arising from current or future variable rate debt transactions. Interest rate swap agreements involve the receipt or payment of future known and uncertain cash
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amounts, the value of which are determined by interest rates. Piedmont’s objective in using interest rate derivatives is to add stability to interest expense and to manage its exposure to interest rate movements.

Cash Flow Hedges of Interest Rate Risk

Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for Piedmont making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

The maximum length of time over which Piedmont is hedging its exposure to the variability in future cash flows for forecasted transactions is 33 months. A detail of Piedmont’s interest rate derivatives outstanding as of June 30, 2022 is as follows:

Interest Rate Derivatives:Number of Swap AgreementsAssociated Debt InstrumentTotal Notional Amount
(in millions)
Effective DateMaturity Date
Interest rate swaps2
$250 Million Unsecured 2018 Term Loan
$100 3/29/20183/31/2025

Piedmont presents its interest rate derivatives on its consolidated balance sheets on a gross basis as interest rate swap assets and interest rate swap liabilities. A detail of Piedmont’s interest rate derivatives on a gross and net basis as of June 30, 2022 and December 31, 2021, respectively, is as follows (in thousands):
Interest rate swaps classified as:June 30,
2022
December 31,
2021
Gross derivative assets$996 $ 
Gross derivative liabilities (4,924)
Net derivative asset/(liability)$996 $(4,924)

The gain/(loss) on Piedmont's interest rate derivatives, including previously settled forward swaps, that was recorded in other comprehensive income ("OCI") and the accompanying consolidated statements of income as a component of interest expense for the three and six months ended June 30, 2022 and 2021, respectively, is as follows (in thousands):

 Three Months EndedSix Months Ended
Interest Rate Swaps in Cash Flow Hedging RelationshipsJune 30,
2022
June 30,
2021
June 30,
2022
June 30,
2021
Amount of gain/(loss) recognized in OCI$969 $(295)$4,845 $1,266 
Amount of previously recorded loss reclassified from OCI into interest expense
$(554)$(740)$(1,259)$(1,466)
Total amount of interest expense presented in the consolidated statements of income
$(13,775)$(12,345)$(27,673)$(24,925)

Piedmont estimates that approximately $0.1 million will be reclassified from OCI as an decrease in interest expense over the next twelve months. Additionally, see Note 5 for fair value disclosures of Piedmont's derivative instruments.

Credit-risk-related Contingent Features

Piedmont has agreements with its derivative counterparties that contain a provision whereby if Piedmont defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender, then Piedmont could also be declared in default on its derivative obligations. If Piedmont were to breach any of the contractual provisions of the derivative contracts, it could be required to settle its liability obligations under the agreements at their termination value of the estimated fair values plus accrued interest. However, as of June 30, 2022, both of Piedmont's interest rate swap agreements are in an asset position, and as such Piedmont would only owe accrued interest if a breach occurred, or approximately $5,000. Additionally, Piedmont has rights of set-off under certain of its derivative agreements related to potential termination fees and amounts payable under the agreements, if a termination were to occur.

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5.    Fair Value Measurement of Financial Instruments
Piedmont considers its cash and cash equivalents, tenant receivables, notes receivable, restricted cash and escrows, accounts payable and accrued expenses, interest rate swap agreements, and debt to meet the definition of financial instruments. The following table sets forth the carrying and estimated fair value for each of Piedmont’s financial instruments, as well as its level within the GAAP fair value hierarchy, as of June 30, 2022 and December 31, 2021, respectively (in thousands):

 June 30, 2022December 31, 2021
Financial InstrumentCarrying ValueEstimated
Fair Value
Level Within Fair Value HierarchyCarrying ValueEstimated
Fair Value
Level Within Fair Value Hierarchy
Assets:
Cash and cash equivalents (1)
$6,397 $6,397 Level 1$7,419 $7,419 Level 1
Tenant receivables, net (1)
$5,164 $5,164 Level 1$2,995 $2,995 Level 1
Notes receivable
$ $ $118,500 $120,075 Level 2
Restricted cash and escrows (1)
$1,459 $1,459 Level 1$1,441 $1,441 Level 1
Interest rate swaps$996 $996 Level 2$ $ Level 2
Liabilities:
Accounts payable and accrued expenses (1)
$14,129 $14,129 Level 1$45,065 $45,065 Level 1
Interest rate swaps$ $ Level 2$4,924 $4,924 Level 2
Debt, net$1,674,778 $1,582,253 Level 2$1,877,790 $1,938,563 Level 2

(1)For the periods presented, the carrying value of these financial instruments, net of applicable allowance, approximates estimated fair value due to their short-term maturity.

Piedmont's debt was carried at book value as of June 30, 2022 and December 31, 2021, and its notes receivable were carried at book value as of December 31, 2021; however, Piedmont's estimate of the fair value of each of these financial instruments as of each period end is disclosed in the table above. Piedmont uses widely accepted valuation techniques including discounted cash flow analysis based on the contractual terms of its notes receivables and debt, including the period to maturity of each note receivable and debt facility, and uses observable market-based inputs for similar loan and debt facilities which have transacted recently in the market. Scaling adjustments are made to these inputs to make them applicable to the remaining life of Piedmont's notes receivables and outstanding debt. Consequently, the estimated fair values of the notes receivable and debt as of December 31, 2021 and the estimated fair value of debt as of June 30, 2022 are considered to be based on significant other observable inputs (Level 2). Piedmont has not changed its valuation technique for estimating the fair value of its notes receivable or debt.

Piedmont’s interest rate swap agreements presented above, and as further discussed in Note 4, are classified as “Interest rate swaps” in the accompanying consolidated balance sheets and were carried at estimated fair value as of June 30, 2022 and December 31, 2021. The valuation of these derivative instruments was determined using widely accepted valuation techniques including discounted cash flow analysis based on the contractual terms of the derivatives, including the period to maturity of each instrument, and uses observable market-based inputs, including interest rate curves and implied volatilities. Therefore, the estimated fair values determined are considered to be based on significant other observable inputs (Level 2). In addition, Piedmont considered both its own and the respective counterparties’ risk of nonperformance in determining the estimated fair value of its derivative financial instruments by estimating the current and potential future exposure under the derivative financial instruments as of the valuation date. The credit risk of Piedmont and its counterparties was factored into the calculation of the estimated fair value of the interest rate swaps; however, as of June 30, 2022 and December 31, 2021, this credit valuation adjustment did not comprise a material portion of the estimated fair value. Therefore, Piedmont believes that any unobservable inputs used to determine the estimated fair values of its derivative financial instruments are not significant to the fair value measurements in their entirety, and does not consider any of its derivatives to be Level 3 financial instruments.

6.    Commitments and Contingencies

Commitments Under Existing Lease Agreements

As a recurring part of its business, Piedmont is typically required under its executed lease agreements to fund tenant improvements, leasing commissions, and building improvements. In addition, certain agreements contain provisions that
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require Piedmont to issue corporate or property guarantees to provide funding for capital improvements or other financial obligations. As of June 30, 2022, Piedmont had one individually significant unrecorded tenant allowance commitment of approximately $13.3 million for the approximately 20-year, 520,000 square foot renewal and expansion on behalf of Piedmont's largest tenant, the State of New York at the 60 Broad Street building in New York City. This commitment will be accrued and capitalized as the related expenditures are incurred.

Contingencies Related to Tenant Audits/Disputes

Certain lease agreements include provisions that grant tenants the right to engage independent auditors to audit their annual operating expense reconciliations. Such audits may result in different interpretations of language in the lease agreements from that made by Piedmont, which could result in requests for refunds of previously recognized tenant reimbursement revenues, resulting in financial loss to Piedmont. There were no reductions in rental and reimbursement revenues related to such tenant audits/disputes during the three or six months ended June 30, 2022 or 2021.

Binding Contract to Purchase 1180 Peachtree Street

During the three months ended June 30, 2022, Piedmont entered into a binding contract to purchase 1180 Peachtree Street, an iconic, 41-story, Class AA, LEED Platinum, trophy office building located at the epicenter of Midtown Atlanta, Georgia, for a net purchase price of $465 million, which includes the assumption of an existing $197 million, 4.1% fixed rate mortgage secured by the property. The transaction is expected to close during the third quarter of 2022.
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7.    Property Dispositions

The following properties were sold during six months ended June 30, 2022 (in thousands):
Buildings SoldLocation / Reportable SegmentDate of SaleGain on Sale of Real Estate AssetsNet Sales Proceeds
Two Pierce PlaceItasca, Illinois / OtherJanuary 25, 2022$1,741 $24,272 
225 and 235 Presidential Way Boston, Massachusetts / BostonJanuary 28, 2022$48,933 $119,324 
Total$50,674 $143,596 

The 225 and 235 Presidential Way assets met the criteria to be presented in the accompanying consolidated balance sheet as held for sale assets as of December 31, 2021. Details of such amounts as of December 31, 2021 are as follows (in thousands):

December 31, 2021
Real estate assets held for sale, net:
Land
$7,750 
Building and improvements, less accumulated depreciation of $16,699 as of December 31, 2021
55,110 
Construction in progress
1,027 
Total real estate assets held for sale, net
$63,887 
Other assets held for sale, net:
Straight-line rent receivables
$2,966 
Deferred lease costs, less accumulated amortization of $996 as of December 31, 2021
5,427 
Total other assets held for sale, net
$8,393 
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