~~Our business strategy includes the acquisition~~

The accompanying notes are an integral part 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. 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:these consolidated financial statements.

F- 7

potential inability to acquire a desired property because of competition from other real estate investors with significant capital, including 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;

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HUDSON PACIFIC PROPERTIES, INC.

~~we may incur significant costs~~CONSOLIDATED STATEMENTS OF EQUITY—(Continued)

(in thousands, except share and ~~divert management attention in connection with evaluating and negotiating potential acquisitions, including ones that we are subsequently unable to complete;~~per share amounts)

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



	Hudson Pacific Properties, Inc. Stockholders’ Equity
	Common Shares		Stock Amount		Series B Cumulative Redeemable Preferred Stock			Additional Paid-in Capital			Accumulated Deficit			Accumulated Other Comprehensive (Deficit) Income			Non- controlling Interests — Common units in the Operating Partnership			Non-controlling Interest — Members in Consolidated Entities		Total Equity
Issuance of common units for acquisition properties	—		—		—			—			—			—			1,814,936			—		1,814,936
Issuance of unrestricted stock	8,820,482		87		—			285,358			—			—			—			—		285,445
Issuance of restricted stock	36,223		—		—			—			—			—			—			—		—
Shares repurchased	(85,469	)	—		—			(5,128		)	—			—			—			—		(5,128		)
Declared Dividend	—		—		(11,469		)	(50,244		)	—			—			(25,631		)	—		(87,344		)
Amortization of stock-based compensation	—		—		—			8,832			—			—			—			—		8,832
Net income (loss)	—		—		11,469			—			(10,071		)	—			(21,969		)	3,853		(16,718		)
Cash Flow Hedge Adjustment	—		—		—			—			—			1,362			1,235			—		2,597
Exchange of Non-controlling Interests — Common units in the Operating Partnership for common stock	934,728		9		—			20,835			—			—			(20,844		)	—		—
Balance, December 31, 2015	89,153,780		$	891	$	—		$	1,710,979		$	(44,955	)	$	(1,081	)	$	1,800,578		$	262,625	$	3,729,037

~~we may be unable to finance the acquisition on favorable terms or at all.~~

The accompanying notes are an integral part of these consolidated financial statements.

F- 8

Table of Contents

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~~ HUDSON PACIFIC PROPERTIES, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in ~~such acquisitions may be exposed to the following significant risks:~~thousands)



	Year Ended December 31,
	2015			2014			2013
CASH FLOWS FROM OPERATING ACTIVITIES
Net (loss) income	$	(16,082	)	$	23,522		$	(2,594	)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization	245,071			72,216			70,852
Amortization of deferred financing costs and loan premium, net	4,746			949			486
Amortization of stock based compensation	8,421			7,559			6,454
Straight-line rent receivables	(29,392		)	(13,362		)	(10,383		)
Amortization of above-market leases	12,534			2,026			2,542
Amortization of below-market leases	(34,607		)	(7,661		)	(8,570		)
Amortization of lease incentive costs	581			425			36
Bad debt expense	170			(97		)	959
Amortization of ground lease intangible	2,050			248			247
Amortization of discount and net origination fees on purchased and originated loans	(416		)	(156		)	—
(Gain) loss on real estate	(30,471		)	(5,538		)	5,580
Change in operating assets and liabilities:
Restricted cash	(927		)	(333		)	807
Accounts receivable	(5,734		)	(7,375		)	3,557
Lease intangibles	(28,980		)	(12,266		)	(24,213		)
Prepaid expenses and other assets	(17,032		)	(1,602		)	(803		)
Accounts payable and accrued liabilities	18,342			3,114			957
Security deposits	15,351			485			(500		)
Prepaid rent	31,231			1,014			(3,867		)
Net cash provided by operating activities	$	174,856		$	63,168		$	41,547
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment property	$	(170,590	)	$	(123,298	)	$	(87,153	)
Property acquisitions	(1,804,597		)	(113,580		)	(389,883		)
Acquisition of Notes receivable	—			(28,112		)	—
Proceeds from sale of real estate	177,488			18,629			52,994
Net cash used in investing activities	$	(1,797,699	)	$	(246,361	)	$	(424,042	)
CASH FLOWS FROM FINANCING ACTIVITIES
Proceeds from notes payable	$	2,234,687		$	448,972		$	444,927
Payments of notes payable	(913,694		)	(417,508		)	(202,122		)
Proceeds from issuance of common stock	385,589			197,468			202,542
Redemption of Series B preferred stock	(145,000		)	—			—
Common stock issuance transaction costs	(4,969		)	(1,599		)	(577		)
Dividends paid to common stock and unit holders	(75,875		)	(34,966		)	(29,607		)
Dividends paid to preferred stock and unit holders	(12,071		)	(12,785		)	(12,893		)
Contributions by members	217,795			—			—
Redemption of 6.25% series A cumulative redeemable preferred units	—			(298		)	(2,000		)
Distribution to non-controlling member in consolidated real estate entity	(2,013		)	(2,842		)	(1,160		)
Repurchase of vested restricted stock	(5,128		)	(3,129		)	(2,756		)
Payments of loan costs	(20,680		)	(2,723		)	(2,407		)
Net cash provided by financing activities	$	1,658,641		$	170,590		$	393,947
Net increase (decrease) in cash and cash equivalents	35,798			(12,603		)	11,452
Cash and cash equivalents — beginning of period	$	17,753		$	30,356		$	18,904
Cash and cash equivalents-end of period	$	53,551		$	17,753		$	30,356

~~even if we~~

The accompanying notes are ~~able to acquire a desired property, competition from other potential acquirers may significantly increase the purchase price;~~an integral part of these consolidated financial statements.

F- 9

~~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, and as a result our results of operations and financial condition could be adversely affected;

~~market conditions may result in higher than expected vacancy rates and lower than expected rental rates; and~~

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.

If we cannot operate acquired properties 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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HUDSON PACIFIC PROPERTIES, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS—(Continued)

(in thousands)



	Year Ended December 31,
	2015			2014			2013
Supplemental disclosure of cash flow information
Cash paid for interest, net of amounts capitalized	$	50,208		$	32,107		$	28,894
NON-CASH INVESTING AND FINANCING ACTIVITIES:
Accounts payable and accrued liabilities for investment in property	$	(27,972	)	$	(4,720	)	$	(2,554	)
Issuance of Common stock in connection with property acquisition (note 3)	$	87		$	—		$	—
Additional paid-in capital in connection with property acquisition (note 3)	$	285,358		$	—		$	—
Assumption of secured debt in connection with property acquisitions	$	—		$	—		$	102,299
Assumption of other assets and liabilities in connection with operating and development property acquisitions, net (Note 3)	$	—		$	(449	)	$	(2,423	)
Non-controlling common units in the Operating Partnership in connection with property acquisition	$	1,814,936		$	—		$	—
Non-controlling interest in consolidated real estate entity	$	—		$	—		$	45,704

The accompanying notes are an integral part of these consolidated financial statements.

F- 10

Table of Contents

Report of Independent Registered Public Accounting Firm

The Partners of Hudson Pacific Properties, L.P.

We have audited the accompanying consolidated balance sheets of Hudson Pacific Properties, L.P. (the “Operating Partnership”), as of December 31, 2015 and 2014, and the related consolidated statements of operations, comprehensive income (loss), capital, and cash flows for each of the three years in the period ended December 31, 2015. Our ~~growth depends~~audits also included the financial statement schedules listed in the Index at Item 15(a). These financial statements and schedules are the responsibility of the Operating Partnership’s management. Our responsibility is to express an opinion on ~~external sources~~these financial statements and schedules based on our audits.

We conducted our audits in accordance with the standards of ~~capital~~the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were not engaged to perform an audit of the Operating Partnership’s internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are ~~outside~~appropriate in the circumstances, 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. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our ~~control and may not be available to us on commercially~~audits provide a reasonable ~~terms or at all.~~basis for our opinion.

In ~~order~~our opinion, the financial statements referred to ~~maintain~~above present fairly, in all material respects, the consolidated financial position of the Operating Partnership at December 31, 2015 and 2014, and the consolidated results of its operations and its cash flows for each of the three years in the period ended December 31, 2015 in conformity with U.S. generally accepted accounting principles. Also, in our ~~qualification~~opinion, the related financial statement schedules, when considered in relation to the basic financial statements taken as a ~~REIT, we are required to meet various requirements under~~whole, presents fairly in all material respects the information set forth therein.

Internal Revenue Code of 1986, as amended, or Code, including that we distribute annually at least 90% of our net taxable income, excluding any net capital gain. In addition, we will be subject to income tax at regular corporate rates

As discussed in Note 2 to the ~~extent that we distribute less than 100% of our net taxable income, including any net capital gains. Because~~consolidated financial statements, the Operating Partnership changed its method for reporting discontinued operations effective January 1, 2014.

/s/ ERNST & YOUNG LLP

Irvine, California

February 26, 2016

The accompanying notes are an integral part 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 likelihoodconsolidated financial statements.

F- 11

Table of ~~default. Our access to third-party sources of capital depends, in part, on:~~Contents

~~general market conditions;~~

~~the market’s perception of our growth potential;~~

~~our current debt levels;~~HUDSON PACIFIC PROPERTIES, L.P.

CONSOLIDATED BALANCE SHEETS

(in thousands, except per unit data)



	December 31, 2015			December 31, 2014
ASSETS
REAL ESTATE ASSETS
Land	$	1,283,751		$	620,805
Building and improvements	3,964,630			1,284,602
Tenant improvements	293,131			116,317
Furniture and fixtures	9,586			13,721
Property under development	218,438			135,850
Total real estate held for investment	5,769,536			2,171,295
Accumulated depreciation and amortization	(269,074		)	(134,657		)
Investment in real estate, net	5,500,462			2,036,638
Cash and cash equivalents	53,551			17,753
Restricted cash	18,010			14,244
Accounts receivable, net	21,159			16,247
Notes receivable	28,684			28,268
Straight-line rent receivables	59,636			33,006
Deferred leasing costs and lease intangible assets, net	318,031			102,023
Interest rate contracts	2,061			3
Goodwill	8,754			8,754
Prepaid expenses and other assets	27,292			10,039
Assets associated with real estate held for sale	216,395			68,165
TOTAL ASSETS	$	6,254,035		$	2,335,140
Liabilities
Notes payable	$	2,260,716		$	912,683
Accounts payable and accrued liabilities	84,048			36,844
Deferred leasing costs and lease intangible liabilities	95,208			40,969
Security deposits	21,302			6,257
Prepaid rent	38,245			8,600
Interest rate collar liability	2,010			1,750
Obligations associated with real estate held for sale	13,292			42,845
TOTAL LIABILITIES	2,514,821			1,049,948
6.25% series A cumulative redeemable preferred units of the Operating Partnership	10,177			10,177
Capital
Partners' Capital:
8.375% series B cumulative redeemable preferred stock, $25.00 per unit liquidation preference, no outstanding shares at December 31, 2015, 5,800,000 shares outstanding at December 31, 2014.	—			145,000
Common units, 145,450,095 and 69,180,379 issued and outstanding at December 31, 2015 and 2014, respectively	3,466,412			1,087,025
Total Hudson Pacific Properties, L.P. Capital	3,466,412			1,232,025
Non-controlling interest—members in Consolidated Entities	262,625			42,990
TOTAL CAPITAL	3,729,037			1,275,015
TOTAL LIABILITIES AND CAPITAL	$	6,254,035		$	2,335,140

~~our current and expected future earnings;~~

The accompanying notes are an integral part of these consolidated financial statements.

F- 12

Table of Contents

~~our cash flow and cash distributions; and~~

~~the market price~~

HUDSON PACIFIC PROPERTIES, L.P.

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except unit and per unit amounts)



	Year Ended December 31,
	2015			2014			2013
Revenues
Office
Rental	$	394,543		$	156,806		$	124,839
Tenant recoveries	66,235			34,509			25,870
Parking and other	20,940			22,471			14,732
Total office revenues	481,718			213,786			165,441
Media & Entertainment
Rental	23,027			22,138			23,003
Tenant recoveries	943			1,128			1,807
Other property-related revenue	14,849			15,751			15,072
Other	313			612			235
Total Media & Entertainment revenues	39,132			39,629			40,117
Total revenues	520,850			253,415			205,558
Operating expenses
Office operating expenses	166,131			78,372			63,434
Media & Entertainment operating expenses	23,726			25,897			24,149
General and administrative	38,534			28,253			19,952
Depreciation and amortization	245,071			72,216			70,063
Total operating expenses	473,462			204,738			177,598
Income from operations	47,388			48,677			27,960
Other expense (income)
Interest expense	50,667			25,932			25,470
Interest income	(124		)	(30		)	(272		)
Acquisition-related expenses	43,336			4,641			1,446
Other expense (income)	62			(14		)	(99		)
	93,941			30,529			26,545
(Loss) income from continuing operations before gain on sale of real estate	(46,553		)	18,148			1,415
Gain on sale of real estate	30,471			5,538			—
(Loss) income from continuing operations	(16,082		)	23,686			1,415
(Loss) income from discontinued operations	—			(164		)	1,571
Impairment loss from discontinued operations	—			—			(5,580		)
Net (loss) income from discontinued operations	—			(164		)	(4,009		)
Net (loss) income	$	(16,082	)	$	23,522		$	(2,594	)
Net loss (income) attributable to non-controlling interest in consolidated entities	(3,853		)	(149		)	321
Net (loss) income attributable to Hudson Pacific Properties, L.P.	$	(19,935	)	$	23,373		$	(2,273	)
Preferred distributions—Series A units	(636		)	(641		)	(749		)
Preferred distributions—Series B units	(11,469		)	(12,144		)	(12,144		)
Original issuance costs of redeemed Series B preferred units (note 9)	(5,970		)	—			—
Total preferred distributions	$	(18,075	)	$	(12,785	)	$	(12,893	)
Net income attributable to restricted shares	$	(356	)	$	(274	)	$	(300	)
Net (loss) income available to common unitholders	$	(38,366	)	$	10,314		$	(15,466	)
Basic and diluted per unit amounts:
Net (loss) income from continuing operations attributable to common unitholders	$	(0.30	)	$	0.15		$	(0.20	)
Net income (loss) from discontinued operations	—			—			(0.07		)
Net (loss) income attributable to common unitholders per unit—basic and diluted	$	(0.30	)	$	0.15		$	(0.27	)
Net (loss) income attributable to common unitholders per unit—diluted	$	(0.30	)	0.15			(0.27		)
Weighted average shares of common units outstanding—basic and diluted	128,948,077			68,175,010			57,565,210
Weighted average shares of common units outstanding—diluted	128,948,077			68,721,339			57,565,210

The accompanying notes are an integral part of these consolidated financial statements.

F- 13

Table of Contents

HUDSON PACIFIC PROPERTIES, L.P.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE (LOSS) INCOME

(in thousands)



	Year Ended December 31,
	2015			2014			2013
Net (loss) income	$	(16,082	)	$	23,522		$	(2,594	)
Other comprehensive income (loss): cash flow hedge adjustment	2,597			(1,499		)	303
Comprehensive (loss) income	(13,485		)	22,023			(2,291		)
Comprehensive income attributable to Series A preferred units	(636		)	(641		)	(749		)
Comprehensive income attributable to Series B preferred units	(11,469		)	(12,144		)	(12,144		)
Comprehensive income attributable to original issuance costs related to redeemed Series B preferred units (note 9)	(5,970		)	—			—
Comprehensive income attributable to restricted shares	(356		)	(274		)	(300		)
Comprehensive (income) loss attributable to non-controlling interest in consolidated real estate entities	(3,853		)	(149		)	321
Comprehensive (loss) income attributable to common unit holders	(35,769		)	8,815			(15,163		)

The accompanying notes are an integral part of these consolidated financial statements.

F- 14

Table of Contents

HUDSON PACIFIC PROPERTIES, L.P.

CONSOLIDATED STATEMENTS OF EQUITY

(in thousands, except share and per share ~~of our common stock.~~amounts)

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.



	Partners’ Capital
	Preferred Units		Number of Common Units		Common Units		Total Partners' Capital		Non-controlling Interest — Members in Consolidated Entities		Total Capital
Balance, January 1, 2013	145,000		49,879,295		750,762		895,762		1,460		897,222
Contributions	—		—		—		—		45,704		45,704
Distributions	—		—		—		—		(1,160	)	(1,160	)
Proceeds from sale of common units, net of underwriters’ discount	—		9,812,644		202,542		202,542		—		202,542
Common unit issuance transaction costs	—		—		(577	)	(577	)	—		(577	)
Issuance of unrestricted units	—		5,756		—		—		—		—
Issuance of restricted units	—		44,219		—		—		—		—
Forfeiture of restricted units	—		(3,415	)	—		—		—		—
Units repurchased	—		(125,737	)	(2,756	)	(2,756	)	—		(2,756	)
Declared Distributions	(12,144	)	—		(29,607	)	(41,751	)	—		(41,751	)
Amortization of unit based compensation	—		—		6,682		6,682		—		6,682
Net income (loss)	12,144		—		(15,166	)	(3,022	)	(321	)	(3,343	)
Cash Flow Hedge Adjustment	—		—		303		303		—		303
Balance at December 31, 2013	145,000		59,612,762		912,183		1,057,183		45,683		1,102,866
Distributions	—		—		—		—		(2,842	)	(2,842	)
Proceeds from sale of common units, net of underwriters’ discount	—		9,563,500		197,468		197,468		—		197,468
Equity offering transaction costs	—		—		(1,599	)	(1,599	)	—		(1,599	)
Issuance of unrestricted units	—		6,922		—		—		—		—
Units repurchased	—		(2,805	)	(3,129	)	(3,129	)	—		(3,129	)
Declared distributions	(12,144	)	—		(34,966	)	(47,110	)	—		(47,110	)
Amortization of unit based compensation	—		—		7,979		7,979		—		7,979
Net income	12,144		—		10,588		22,732		149		22,881
Cash flow hedge adjustment	—		—		(1,499	)	(1,499	)	—		(1,499	)
Balance, December 31, 2014	145,000		69,180,379		1,087,025		1,232,025		42,990		1,275,015
Contributions	—		—		—		—		217,795		217,795
Distributions	—		—		—		—		(2,013	)	(2,013	)
Proceeds from sale of common units, net of underwriters’ discount	—		12,650,000		385,589		385,589		—		385,589
Equity offering transaction costs	—		—		(4,969	)	(4,969	)	—		(4,969	)
Issuance of unrestricted units	—		63,668,962		2,100,381		2,100,381		—		2,100,381
Issuance of restricted units	—		36,223		—		—		—		—
Units repurchased	—		(85,469	)	(5,128	)	(5,128	)	—		(5,128	)
Declared distributions	(11,469	)	—		(75,875	)	(87,344	)	—		(87,344	)
Amortization of unit based compensation	—		—		8,832		8,832		—		8,832
Net income	11,469		—		(32,040	)	(20,571	)	3,853		(16,718	)
Cash Flow Hedge Adjustment	—		—		2,597		2,597		—		2,597
Redemption of Series B Preferred Stock	(145,000	)	—		—		(145,000	)	—		(145,000	)
Balance, December 31, 2015	—		145,450,095		3,466,412		3,466,412		262,625		3,729,037

~~Failure to hedge effectively against interest rate changes may adversely affect our~~

The accompanying notes are an integral part of these consolidated financial ~~condition, results~~statements.

F- 15

Table 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.~~ Contents

If interest rates increase, then so will 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 Financial Accounting Standards Board, or FASB, Accounting Standards Codification, or ASC, Topic 815, Derivative 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~~ HUDSON PACIFIC PROPERTIES, L.P.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(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.thousands)



	Year Ended December 31,
	2015			2014			2013
CASH FLOWS FROM OPERATING ACTIVITIES
Net (loss) income	$	(16,082	)	$	23,522		$	(2,594	)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization	245,071			72,216			70,852
Amortization of deferred financing costs and loan premium, net	4,746			949			486
Amortization of stock based compensation	8,421			7,559			6,454
Straight-line rent receivables	(29,392		)	(13,362		)	(10,383		)
Amortization of above-market leases	12,534			2,026			2,542
Amortization of below-market leases	(34,607		)	(7,661		)	(8,570		)
Amortization of lease incentive costs	581			425			36
Bad debt expense	170			(97		)	959
Amortization of ground lease	2,050			248			247
Amortization of discount and net origination fees on purchased and originated loans	(416		)	(156		)	—
(Gain) loss from sale of real estate	(30,471		)	(5,538		)	5,580
Change in operating assets and liabilities:
Restricted cash	(927		)	(333		)	807
Accounts receivable	(5,734		)	(7,375		)	3,557
Lease intangibles	(28,980		)	(12,266		)	(24,213		)
Prepaid expenses and other assets	(17,032		)	(1,602		)	(803		)
Accounts payable and accrued liabilities	18,342			3,114			957
Security deposits	15,351			485			(500		)
Prepaid rent	31,231			1,014			(3,867		)
Net cash provided by operating activities	$	174,856		$	63,168		$	41,547
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment property	$	(170,590	)	$	(123,298	)	$	(87,153	)
Property acquisitions	(1,804,597		)	(113,580		)	(389,883		)
Acquisition of notes receivable	—			(28,112		)	—
Proceeds from sale of real estate	177,488			18,629			52,994
Net cash used in investing activities	$	(1,797,699	)	$	(246,361	)	$	(424,042	)
CASH FLOWS FROM FINANCING ACTIVITIES
Proceeds from notes payable	$	2,234,687		$	448,972		$	444,927
Payments of notes payable	(913,694		)	(417,508		)	(202,122		)
Proceeds from issuance of common stock	385,589			197,468			202,542
Redemption of Series B preferred stock	(145,000		)	—			—
Common stock issuance transaction costs	(4,969		)	(1,599		)	(577		)
Dividends paid to common stock and unitholders	(75,875		)	(34,966		)	(29,607		)
Dividends paid to preferred stock and unitholders	(12,071		)	(12,785		)	(12,893		)
Contributions by members	217,795			—			—
Redemption of 6.25% series A cumulative redeemable preferred units	—			(298		)	(2,000		)
Distribution to member in consolidated real estate entity	(2,013		)	(2,842		)	(1,160		)
Treasury stock repurchase	(5,128		)	(3,129		)	(2,756		)
Payments of loan costs	(20,680		)	(2,723		)	(2,407		)
Net cash provided by financing activities	$	1,658,641		$	170,590		$	393,947
Net increase (decrease) in cash and cash equivalents	35,798			(12,603		)	11,452
Cash and cash equivalents — beginning of period	$	17,753		$	30,356		$	18,904
Cash and cash equivalents — end of period	$	53,551		$	17,753		$	30,356

11The accompanying notes are an integral part of these consolidated financial statements.

F- 16

Table of Contents

~~Our unsecured revolving credit facility restricts our ability to engage in some business activities.~~

~~Our unsecured revolving credit facility contains customary negative covenants and other financial and operating covenants that, among other things:~~

~~restrict our ability to incur additional indebtedness;~~HUDSON PACIFIC PROPERTIES, L.P.

CONSOLIDATED STATEMENTS OF CASH FLOWS—(Continued)

(in thousands)

~~restrict our ability to make certain investments;~~



	Year Ended December 31,
	2015			2014			2013
Supplemental disclosure of cash flow information
Cash paid for interest, net of amounts capitalized	$	50,208		$	32,107		$	28,894
NON-CASH INVESTING AND FINANCING ACTIVITIES:
Accounts payable and accrued liabilities for investment in property	$	(27,972	)	$	(4,720	)	$	(2,554	)
Assumption of secured debt in connection with property acquisitions (note 3)	$	—		$	—		$	102,299
Assumption of other (assets) and liabilities in connection with property acquisitions, net (note 3)	$	—		$	(449	)	$	(2,423	)
Common units in the Operating Partnership in connection with property acquisition (note 3)	$	2,100,381		$	—		$	—
Non-controlling interest in consolidated real estate entity	$	—		$	—		$	45,704

~~restrict our ability to merge with another company;~~

The accompanying notes are an integral part of these consolidated financial statements.

F- 17

Table of Contents

~~restrict our ability to make distributions to stockholders; and~~

~~require us to maintain financial coverage ratios.~~

~~These limitations restrict our ability~~Hudson Pacific Properties, Inc. And Hudson Pacific Properties, L.P.

Notes 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,~~Consolidated Financial Statements

(In thousands, except square footage 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/~~data or accelerate some or all of our indebtedness, which would have a material adverse effect on us. Furthermore, our unsecured revolving credit facility contains 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.as otherwise noted)

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.

1. Organization

~~Our business may be affected by market and economic challenges experienced by~~Hudson Pacific Properties, Inc. (which is referred to in these financial statements as the ~~U.S. economy~~“Company,” “we,” “us,” or ~~real estate industry as~~“our”) is a ~~whole, including dislocations in~~Maryland corporation formed on November 9, 2009 that did not have any meaningful operating activity until the credit markets. These conditions 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.

~~We have a limited operating history and may not be able to operate our business successfully or implement our business strategies as described in this Annual Report on Form 10-K.~~

~~We commenced operations only upon completion~~consummation of our initial public offering and the related acquisition of our predecessor and certain other entities on June 29, ~~2010. Our office portfolio consists~~2010 (“IPO”).

Since the completion of ~~properties located in California~~the IPO, the concurrent private placement, and the related formation transactions, we have been a fully integrated, self-administered, and self-managed real estate investment trust (“REIT”). Through our controlling interest in Hudson Pacific ~~Northwest, containing a total~~Properties, L.P. (“our operating partnership” or the “Operating Partnership” and is also referred to in these financial statements as the “Company,” “we,” “us,” or “our”) and its subsidiaries, we own, manage, lease, acquire and develop real estate, consisting primarily of ~~approximately 5.3 million net rentable square feet. Our 3401 Exposition, Pinnacle II, Seattle Portfolio,~~office and ~~1861 Bundy properties have only been under our management since they were acquired on May 22, 2013, June 14, 2013, July 31, 2013,~~media and September 26, 2013, respectively. These properties may have characteristics or deficiencies unknown to us that could affect such properties’ valuation or revenue potential. In addition, there can be no assurance thatentertainment properties. On April 1, 2015, the ~~operating performance~~Company completed the acquisition of the ~~properties will not decline under our management. We cannot assure you that we will be able to operate our business successfully or implement our business strategies.~~

~~Table~~EOP Northern California Portfolio (“EOP Acquisition”) from Blackstone Real Estate Partners V and VI (“Blackstone”). The EOP Acquisition consisted of ~~Contents~~

~~We face significant competition, which may decrease or prevent increases~~26 high-quality office assets totaling approximately 8.2 million square feet, and two development parcels, located throughout the San Francisco Peninsula, Redwood Shores, Palo Alto, Silicon Valley and North San Jose submarkets. The total consideration paid for the EOP Acquisition before certain credits, proration, and closing costs included a cash payment of $1.75 billion and an aggregate of 63,474,791 shares of common stock of the ~~occupancy~~Company 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~~common units in the ~~same submarkets~~Operating Partnership. See Note 3, “Investment 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, and many of our properties are single-tenant properties or are currently occupied by single tenants.~~Real Estate” for additional details.

As of December 31, ~~2013, the 15 largest tenants in our office~~2015, we owned a portfolio ~~represented approximately 60.2%~~

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, 2013, our two largest tenants were Warner Bros. Entertainment and Warner Music Group, which together accounted for 12.4% of our annualized base rent and therefore represented a significant credit concentration. If Warner Bros. Entertainment and Warner Music Group 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. Any such event described above could have an adverse effect on our financial condition, results of operations, cash flow and the per share trading price of our securities.

Furthermore, Saatchi & Saatchi leases 100% of the Del Amo Office property under the terms of an office lease that permits Saatchi & Saatchi to terminate the lease as to all of the leased premises prior to the stated lease expiration on December 31, 2014 and December 31, 2016, in each case upon nine months prior notice and in exchange for payment of an early termination fee estimated to be approximately $3.8 million for 2014 and approximately $3.0 million for 2016. As of December 31, 2013, the Saatchi & Saatchi lease comprised approximately 2.3% of our annualized office base rent. To the extent that Saatchi & Saatchi exercises its early termination right, our financial condition, results of operations and cash flow will be adversely affected, and we can provide no assurance that we will be able to generate an equivalent amount of net rental revenue by leasing the vacated space to new third-party tenants. Our financial condition, results of operations, cash flow and the per share trading price of our securities could be adversely affected if any of our significant tenants were to become unable to pay their rent or become bankrupt or insolvent.

~~We may be unable to renew leases, lease vacant space or re-let space as leases expire.~~

~~As of December 31, 2013, approximately 5.9% of the square footage of the~~54 office properties ~~in our portfolio was available (taking into account uncommenced leases signed as of December 31, 2013),~~ and an additional approximately 6.3% of the square footage of the office properties in our portfolio is scheduled to expire in 2014 (including leases scheduled to expire as of, but including, December 31, 2013). Furthermore, substantially all of the square footage of thetwo media and entertainment properties in our portfolio (other than the KTLA lease of the KTLA facility at Sunset Bronson) will expire in 2014 and 2015. 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.

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,

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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 cause an adverse effect to 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 the Northern or Southern California or the Pacific Northwest 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.~~

The 9300 Wilshire Boulevard property, 0.59 acres of the Sunset Gower property and a portion representing 64% of the building area of the 222 Kearny Street property (excluding the 180 Sutter building) are subject to ground leases. 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.

~~The ground sublease for the Del Amo Office property is subject and subordinate to a ground lease, the termination of which could result in a termination of the ground sublease.~~

The property on which the Del Amo Office building is located is subleased by Del Amo Fashion Center Operating Company, L.L.C., or Del Amo, through a long-term ground sublease. The ground sublease is subject and subordinate to the terms of a ground lease between the fee owner of the Del Amo Office property and the sub-landlord under the ground sublease. The fee owner has not granted to the subtenant under the ground sublease any rights of non-disturbance. Accordingly, a termination of the ground lease for any reason, including a rejection thereof by the ground tenant under the ground lease in a bankruptcy proceeding, could result in a termination of the ground sublease. In the event of a termination of the ground sublease, we may lose our interest in the Del Amo Office building and may no longer have the right to receive any of the rental income from the Del Amo Office building. In addition, our lack of any non-disturbance rights from the fee owner may impair our ability to obtain financing for the Del Amo Office building.

~~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 other 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 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.

~~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

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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 loss 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 California and the Pacific Northwest, areas 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.

~~Future terrorist activity or engagement in war by the U.S. may have an adverse effect on our financial condition and operating results.~~

Terrorist attacks in the U.S. 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 U.S. 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 media and entertainment 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.

~~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.

~~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 described more fully in Item 7 below, on November 8, 2012, we entered into a joint venture with M. David Paul & Associates/Worthe Real Estate Group, or MDP/Worthe, to acquire The Pinnacle, a two-building (Pinnacle I and Pinnacle II), 625,640 square-foot office property located in Burbank, California. In addition to our joint venture with MDP/Worthe, Pinnacle JV, 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.

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Partners or co-venturers may have economic or other business interests or goals which 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 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, scheduled principal payments on debt and 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 media and entertainment-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

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~~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, 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 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

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~~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 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.~~

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.

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~~Risks Related to Our Organizational Structure~~

As of December 31, 2013, the Farallon Funds owned an approximate 23.5% beneficial interest in our company on a fully diluted basis and have the ability to exercise significant influence on our company.

As of December 31, 2013, investment funds affiliated with Farallon Capital Management, L.L.C., or Farallon, which we refer to as the Farallon Funds, owned an approximate 23.5% beneficial interest in our company on a fully diluted basis. Consequently, the Farallon Funds may be able to significantly influence the outcome of matters submitted for stockholder action, including the election of our board of directors and approval of significant corporate transactions, including business combinations, consolidations and mergers. In addition, one member of our board of directors is a managing member of Farallon. As a result, the Farallon Funds have substantial influence on us and could exercise their influence in a manner that conflicts with the interests of other stockholders.

The series A preferred units that were issued to some contributors in connection with our initial public offering 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 initial public offering, some contributors received series A preferred units in our operating partnership, which units have an aggregate liquidation preference of approximately $10.5 million and have a preference as to distributions and upon liquidation that could limit our ability to pay dividends on our series B preferred stock and our 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 our series B preferred stock and our 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 B preferred stock.~~

Our common stock is ranked junior to our series B preferred stock. Our outstanding series B 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 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.

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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 (1) 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, (2) 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 (3) 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.

We may pursue less vigorous enforcement of terms of the contribution and other agreements with members of our senior management and our affiliates because of our dependence on them and conflicts of interest.

Each of Victor J. Coleman and affiliates of the Farallon Funds are parties to contribution agreements with us pursuant to which we have acquired interests in our properties and assets. In addition, Mr. Coleman is party to an employment agreement with us. We may choose not to enforce, or to enforce less vigorously, our rights under these agreements because of our desire to maintain our ongoing relationship with a member of our senior management and the Farallon Funds, with possible negative impact on stockholders.

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 your 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 B 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. In connection with our initial public offering and the offering of our series B preferred stock, our board of directors granted to the Farallon Funds and certain of their affiliates, which we refer to collectively as the Farallon excepted holders, and to certain other persons, exemptions from the ownership limits, subject to various conditions and limitations. The restrictions on ownership and transfer of our stock may:

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 B 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 B preferred stock toapprove the classification or issuance of any class or series of stock ranking senior to the series B preferred stock,our board of directors has the power under our charter to amend our charter to increase the aggregate number ofshares of stock or the number of shares of stock of any class or series that we are authorized to issue, to authorizeus to issue authorized but unissued shares of our common stock or preferred stock and to classify or reclassifyany 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

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~~such series, delay, defer or prevent a 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, or 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:

~~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.

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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.

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 money 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.

~~Tax protection agreements could limit our ability to sell or otherwise dispose of certain properties.~~

In connection with our formation transactions for our IPO, we entered into tax protection agreements with certain third-party contributors that provide that if we dispose of any interest with respect to the First Financial or Tierrasanta properties in a taxable transaction during the period from the closing of our initial public offering on June 29, 2010 through certain specified dates ranging until 2027, we will indemnify the third-party contributors for certain tax liabilities payable as a result of the sale (as well as tax liabilities payable as a result of the reimbursement payment). Certain contributors’ rights under the tax protection agreements with respect to these properties will, however, expire at various times (depending on the rights of such partner) during the period beginning in 2017 and prior to the expiration, in 2027, of the maximum period for indemnification. The First Financial and Tierrasanta properties represented approximately 6.6% of our office portfolio’s annualized base rent as of December 31, 2013. If we were to trigger the tax protection provisions under these agreements, we would be required to pay damages, if any, in the amount of certain taxes payable by these contributors (plus additional damages in the amount of the taxes incurred as a result of such payment). In addition, although it may otherwise be in our stockholders’ best interest that we sell one of these properties, it may be economically prohibitive for us to do so because of these obligations.

~~Our tax protection agreements may require our operating partnership to maintain certain debt levels that otherwise would not be required to operate our business.~~

Our tax protection agreements provide that during the period from the closing of our initial public offering on June 29, 2010, through certain specified dates ranging from 2017 to 2027, our operating partnership will offer certain holders of units who continue to hold the units received in respect of the formation transactions the opportunity to guarantee debt. If we fail to make such opportunities available, we will be required to indemnify such holders for certain tax liabilities, if any, resulting from our failure to make such opportunities available to them (and any tax liabilities payable as a result of the indemnity payment). We agreed to these provisions in order to assist certain contributors in deferring the recognition of taxable gain as a result of and after the formation transactions. These obligations may require us to maintain more or different indebtedness than we would otherwise require for our business.

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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 B 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, 2013. 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 you 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 income tax at regular corporate rates;~~

~~we also could be subject to the federal alternative minimum tax and possibly increased state and local taxes; and~~

~~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 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, requirements regarding the composition of our assets and a requirement that at least 95% of our gross income in any year must be derived from qualifying sources, such as “rents from real property.” Also, we must make distributions to stockholders aggregating annually at least 90% of our net taxable income, excluding net capital gains. 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.

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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 an interest in one taxable REIT subsidiary and may acquire securities in additional taxable REIT subsidiaries in the future. A taxable REIT subsidiary is a corporation 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. Not 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. We anticipate that the aggregate value of the stock and securities of any taxable REIT subsidiaries and other nonqualifying assets that we own will be less than 25% of the value of our total assets, and we will monitor the value of these investments to ensure compliance with applicable ownership 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 the 25% limitation or to 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 net 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 net 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.

~~Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.~~

Income from “qualified dividends” payable to U.S. stockholders that are individuals, trusts and estates are generally subject to tax at preferential rates. Dividends payable by REITs, however, generally are not eligible for the preferential tax rates

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applicable to qualified dividend income. Although these rules do not adversely affect the taxation of REITs or dividends payable by REITs, to the extent that the preferential rates continue to apply to regular corporate qualified dividends, 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 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 U.S. 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 or the federal income tax consequences of such qualification.

~~Item 1B. Unresolved Staff Comments~~

~~None.~~

~~Item 2. Properties~~

As of December 31, 2013, our portfolio consisted of 26 properties (24 wholly-owned properties and two properties owned by a joint venture), located in eight California submarkets and Seattle, Washington, containing a total of approximately 6.2 million square feet, which we refer to as our portfolio. The following table presents an overview of our portfolio, based on information as of December 31, 2013. Rental data presented in the table below for office properties reflects annualized base rent on leases in place as of December 31, 2013 and does not reflect actual cash rents historically received because such data does not reflect abatements or tenant reimbursements for real estate taxes, insurance, common area or other operating expenses. Rental data presented in the table below for media and entertainment properties reflects actual cash base rents, excluding tenant reimbursements, received during the 12 months ended December 31, 2013. Leases at our media and entertainment properties are typically short-term leases of one year or less, and other than the KTLA lease at our Sunset Bronson property, substantially all of the current in-place leases at our media and entertainment properties will expire in 2014 and 2015.

~~The following table sets forth certain information relating to each of the office and media and entertainment properties owned as of December 31, 2013.~~

~~Table of Contents~~

Property City
Year
Built/
Renovated

Square
Feet⁽¹⁾

Percent
Leased⁽²⁾

Annualized
Base Rent/
Annual Base
Rent⁽³⁾

Annualized
Base Rent/
Annual Base
Rent Per
Leased
Square Foot⁽⁴⁾
OFFICE PROPERTIES
First & King Seattle 1904/2009 472,223
90.5 % $ 9,130,740
$ 21.37
Met Park North Seattle 2000 190,748
95.4
4,702,751
25.85
Northview Seattle 1991 182,229
83.3
3,119,304
20.56
Rincon Center San Francisco 1985 580,850
88.8
16,263,997
40.09
1455 Market Street San Francisco 1977 1,012,012
96.7
18,821,822
21.14
875 Howard Street San Francisco Various 286,270
99.4
7,019,003
25.05
222 Kearny Street San Francisco Various 148,797
91.6
4,900,281
35.96
625 Second Street San Francisco 1905 137,018
100.0
5,391,747
43.91
275 Brannan Street San Francisco 1906 54,673
100.0
2,897,669
53.00
901 Market Street San Francisco 1912 212,319
76.9
3,435,511
29.69
First Financial Encino (LA) 1986 222,423
95.8
7,284,917
34.20
Technicolor Building Hollywood (LA) 2008 114,958
100.0
4,549,302
39.57
Del Amo Office Building Torrance (LA) 1986 113,000
100.0
3,069,070
27.16
9300 Wilshire Beverly Hills 1965/2001 61,224
98.0
2,398,198
40.71
10950 Washington Culver City Various 159,024
100.0
5,190,720
32.64
604 Arizona Santa Monica 1950 44,260
100.0
1,779,252
40.20
6922 Hollywood Hollywood (LA) 1965 205,523
92.2
7,963,981
42.04
10900 Washington Culver City 1973 9,919
100.0
339,176
34.19
Element LA Los Angeles Various 247,545
100.0
—
—
Pinnacle I Burbank 2002 393,777
91.7
14,829,638
41.05
Pinnacle II Burbank 2005 231,864
99.2
8,637,927
37.56
3401 Exposition Santa Monica 1961 63,376
100.0
—
—
1861 Bundy Los Angeles 1950 36,492
100.0
—
—
Tierrasanta San Diego 1985 112,300
96.4
1,569,572
14.50
Total/Weighted Average Office Properties: 5,292,824
94.1 % $ 133,294,578
$ 30.51
MEDIA & ENTERTAINMENT PROPERTIES
Sunset Gower Hollywood (LA) Various 570,470
65.3
$ 12,270,624
$ 32.92
Sunset Bronson Hollywood (LA) Various 313,723
78.1
8,733,969
35.63
Total/Weighted Average Media & Entertainment Properties: 884,193
69.9 % $ 21,004,593
$ 34.90
Total Office and M&E Properties: 6,177,017
$ 154,299,171
$ 24.98
LAND
Sunset Bronson—Lot A Hollywood (LA) N/A 273,913

Sunset Bronson—Redevelopment Hollywood (LA) N/A 389,740

Sunset Gower— Redevelopment Hollywood (LA) N/A 423,396

Olympic Bundy West Los Angeles N/A 500,000

Total Land Assets: 1,587,049

Portfolio Total: 7,764,066

~~Table of Contents~~

~~(1)~~

Square footage for office properties and media and entertainment properties has been determined by management based upon estimated leasable square feet, which may be less or more than the Building Owners and Managers Association, or BOMA, rentable area. Square footage may change over time due to remeasurement, releasing, acquisition, or development. On September 21, 2012, we acquired an office property located at 1455 Gordon Street totaling approximately 6,000 square feet, which was added to the Sunset Gower property. This acquisition is reflected in the square footage for Sunset Gower on a weighted average basis. As of December 31, 2013, the square footage for media and entertainment properties totaled 884,193 square feet, including this acquisition. 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)~~

Percent leased for office properties is calculated as (i) square footage under commenced and uncommenced leases as of December 31, 2013, divided by (ii) total square feet, expressed as a percentage. Percent leased for media and entertainment properties is the average percent leased for the 12 months ended December 31, 2013. As a result of the short-term nature of the leases into which we enter at our media and entertainment properties, and because entertainment industry tenants generally do not shoot on weekends due to higher costs, we believe stabilized occupancy rates at our media and entertainment properties are lower than those rates achievable at our traditional office assets, where tenants enter into longer-term lease arrangements.

~~(3)~~

We present rent data for office properties on an annualized basis, and for media and entertainment properties on an annual basis. Annualized base rent for office properties is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases as of December 31, 2013 by (ii) 12. Annual base rent for media and entertainment properties reflects actual base rent for the 12 months ended December 31, 2013, excluding tenant reimbursements.

~~(4)~~

Annualized base rent per leased square foot for the office properties is calculated as (i) annualized base rent divided by (ii) square footage under commenced lease as of December 31, 2013. Annual base rent per leased square foot for the media and entertainment properties is calculated as (i) actual base rent for the 12 months ended December 31, 2013, excluding tenant reimbursements, divided by (ii) average square feet under lease for the 12 months ended December 31, 2013.

~~Office Portfolio~~

Our office portfolio consists of 24 office properties comprising an aggregate of approximately 5.3 million square feet. As of December 31, 2013, our stabilized office properties were approximately 95.4% leased (giving effect to leases signed but not commenced as of that date). All of our office properties are located in California and the Pacific Northwest. ~~As of December 31, 2013, the weighted average remaining lease term for our stabilized office portfolio was 67 months.~~

~~Tenant Diversification of Office Portfolio~~

Our office portfolio is currently leased to a variety of companies. The following table sets forth information regarding the 15 largest tenants in our office portfolio based on annualized base rent as of December 31, 2013.

Tenant Property
Lease
Expiration⁽¹⁾

Total
Leased
Square
Feet

Percentage
of Office
Portfolio
Square
Feet

Annualized
Base Rent⁽²⁾

Percentage
of Office
Portfolio
Annualized
Base Rent
Warner Bros. Entertainment Pinnacle II 12/31/2021 230,000
4.3 % $ 8,637,927
6.5 %
Warner Music Group Pinnacle I 12/31/2019 195,166
3.7
7,881,178
5.9
EMC Corporation⁽³⁾
Various Various 294,756
5.6
7,033,054
5.3
Bank of America⁽⁴⁾
1455 Market Street Various 502,233
9.5
6,432,454
4.8
Square 1455 Market Street 9/27/2023 202,606
3.8
6,322,405
4.7
AIG⁽⁵⁾
Rincon Center Various 140,564
2.7
6,183,793
4.6
GSA⁽⁶⁾
Various Various 168,393
3.2
5,350,456
4.0
NFL Enterprises Various 6/30/2017 137,305
2.6
4,704,997
3.5
Fox Interactive Media, Inc. 625 Second Street 3/31/2017 104,897
2.0
4,594,278
3.4
Technicolor Creative Services USA, Inc. Technicolor Building 5/31/2020 114,958
2.2
4,549,302
3.4
Clear Channel Pinnacle I 9/30/2016 107,715
2.0
4,479,985
3.4
Salesforce.com⁽⁷⁾
Rincon Center Various 93,028
1.8
4,093,232
3.1
Amazon Met Park North 11/30/2023 139,824
2.6
3,669,637
2.8
Capital One First & King 2/28/2019 133,148
2.5
3,269,711
2.5
Saatchi & Saatchi North America, Inc. Del Amo Office Building 12/31/2019 113,000
2.1
3,069,070
2.3
Total 2,677,593
50.6 % $ 80,271,479
60.2 %
2. Summary of Significant Accounting Policies


~~(1)~~	~~GSA and Saatchi & Saatchi North America, Inc. leases are subject to early termination prior to expiration at the option of the tenant.~~


~~(2)~~	Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) under commenced leases as of December 31, 2013 (ii) by 12. Annualized base rent does not reflect tenant reimbursements.


~~(3)~~	~~EMC expirations by property and square footage: (1) 66,510 square feet at 875 Howard Street expiring on June 30, 2019; and (2) 228,246 square feet at First & King expiring on December 31, 2023.~~

~~Table~~Basis of ~~Contents~~Presentation

~~(4)~~

We have completed leases at our 1455 Market property with Square, Inc. for 332,492 square feet, which backfills certain space currently leased to Bank of America. The following summarizes Bank of America’s early termination rights by square footage as of ~~December 31, 2013~~, subject to the pending lease commencements with Square, Inc.: (1) 152,373 square feet at December 31, 2013, 129,886 square feet of which is scheduled to be delivered to Square, Inc. in January 2014 for lease commencement in January 2014; (2) 212,854 square feet at December 31, 2015; and (3) 137,006 square feet at December 31, 2017.


~~(5)~~	~~AIG expirations by square feet: (1) 7,964 square feet expiring on August 31, 2014; and (2) 132,600 square feet expiring on July 31, 2017.~~


~~(6)~~	GSA expirations by property and square footage: (1) 89,995 square feet at 1455 Market Street expiring on February 19, 2017; (2) 5,906 square feet at 901 Market Street expiring on April 30, 2017; (3) 28,993 square feet at Northview expiring on April 4, 2020; and (4) 43,499 square feet at 901 Market Street expiring on July 31, 2021.

~~(7)~~

We have completed leases at our Rincon Center property with Salesforce.com for 235,733 square feet of which 142,705 square feet has yet to commence. The following summarizes Salesforce.com's expirations by square feet: (1) 83,016 uncommenced square feet expiring on July 31, 2025; (2) 59,689 uncommenced square feet expiring April 30, 2027; and (3) 93,028 commenced square feet expiring on October 31, 2028.

~~Lease Distribution of Office Portfolio~~

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, 2013.~~

Square Feet Under Lease
Number
of
Leases

Percentage
of All
Leases

Total Leased
Square Feet

Percentage
of Office
Portfolio
Leased
Square Feet

Annualized
Base Rent⁽¹⁾

Percentage
of Office
Portfolio
Annualized
Base Rent
2,500 or less 66
30.3 % 84,016
1.7 % $ 3,126,907
1.9 %
2,501-10,000 71
32.6
398,577
8.0
13,519,153
8.5
10,001-20,000 18
8.2
258,221
5.2
8,540,664
5.2
20,001-40,000 18
8.2
526,495
10.6
16,127,830
9.9
40,001-100,000 12
5.5
748,238
15.0
23,919,014
14.7
Greater than 100,000 15
6.9
2,331,779
46.8
68,061,010
41.6
Building management use 8
3.7
21,364
0.4
—
—
Uncommenced leases 10
4.6
612,970
12.3
29,736,474
18.2
Office Portfolio Total: 218
100.0 % 4,981,660
100.0 % $ 163,031,052
100.0 %

~~_____________~~


~~(1)~~	Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)), including uncommenced leases, as of December 31, 2013 (ii) by 12. Annualized base rent does not reflect tenant reimbursements.

~~Lease Expirations of Office Portfolio~~

~~The following table sets forth a summary schedule~~accompanying consolidated financial statements of the ~~lease expirations for leases~~Company are prepared in place as of December 31, 2013 plus available space, for each of the ten full calendar years beginning January 1, 2012 at the properties in our office portfolio. Unless otherwise stated in the footnotes, the information set forth in the table assumes that tenants exercise no renewal options.

~~Table of Contents~~

Year of Lease Expiration
Square
Footage
of
Expiring
Leases⁽¹⁾

Percentage
of Office
Portfolio
Square Feet

Annualized
Base Rent⁽²⁾

Percentage
of Office
Portfolio
Annualized
Base Rent

Annualized
Base Rent
Per Leased
Square Foot
Vacant 311,164
5.9 % $ —
— % $ —
2013 208,299
3.9
4,575,746
2.8
21.97
2014 126,641
2.4
4,720,012
2.9
37.27
2015 292,003
5.5
4,866,628
3.0
16.67
2016 392,965
7.4
12,603,744
7.7
32.07
2017 779,768
14.7
25,817,251
15.8
33.11
2018 355,407
6.7
9,357,304
5.8
26.33
2019 605,078
11.4
20,445,039
12.6
33.79
2020 374,889
7.1
14,228,925
8.7
37.96
2021 358,091
6.8
11,474,952
7.0
32.04
2022 18,906
0.4
703,015
0.4
37.18
Thereafter 835,279
15.8
24,501,961
15.0
29.33
Building management use 21,364
0.4
—
—
—
Signed leases not commenced 612,970
11.6
29,736,474
18.3
48.51
Office Portfolio Total/Weighted Average: $ 5,292,824
100.0 % $ 163,031,052
100.00 % $ 39.07

~~____________~~


~~(1)~~	~~Assumes Bank of America exercises the early termination rights set forth in footnote (3) on page 27 of this Form 10-K.~~


~~(2)~~	Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)), including uncommenced leases, as of December 31, 2013, by (ii) 12. Annualized base rent does not reflect tenant reimbursements.

~~Media and Entertainment Portfolio~~

Our portfolio of operating properties includes two properties that we consider to be media and entertainment properties, encompassing an aggregate of 884,196 square feet. We define our media and entertainment properties as those properties in our portfolio that are primarily used for the physical production of media content, such as television programs, feature films, commercials, music videos and photographs. These propertiesaccordance with generally also feature a traditional office component that is leased to production companies and content providers. For the 12 months ended December 31, 2013, our media and entertainment properties were approximately 69.9% leased. Our media and entertainment properties are located in prime Southern California submarkets.

~~Leasing Characteristics of Media and Entertainment Properties~~

The duration of typical lease terms for tenants of media and entertainment properties tends to be shorter than those of traditional office properties. Generally, terms of the media and entertainment leases are one year or less, as tenants are never certain as to whether their productions will continue to be carried by networks or cable channels. However, historically, many entertainment tenants have exercised renewal options such that their actual tenancy is extended for multiple years. As an example, productions such as ~~Judge Judy~~, ~~Judge Joe Brown~~ ~~and~~ ~~Let~~’~~s Make a Deal~~ ~~have been tenants at Sunset Bronson Studios for between three and 15 years. At Sunset Gower Studios, NBC’s~~ ~~Heroes~~ ~~was a tenant for four years prior to its cancellation and Showtime’s~~ ~~Dexter~~ was a tenant for six years prior to the show ending. Additionally, occupancy levels for sound stage space and office and support space tend to run in parallel, as a majority of stage users also require office and support space. In addition, we require tenants at our media and entertainment properties to use our facilities for items such as lighting, equipment rental, parking, power, HVAC and telecommunications (telephone and internet). As a result, our other property-related revenues tend to track overall occupancy of our media and entertainment properties. As a result of the short-term nature of the leases into which we enter at our media and entertainment properties, and because entertainment industry tenants generally do not shoot on weekends due to higher costs, we believe stabilized occupancy rates at our media and entertainment properties are lower than those rates achievable at our traditional office assets, where tenants enter into longer-term lease arrangements.

~~Table of Contents~~

~~Description of Our Media and Entertainment Properties~~

~~Sunset Gower, Hollywood, California~~

Sunset Gower is a 15.7-acre media and entertainment property located in the heart of Hollywood, four blocks west of the Hollywood (101) Freeway. The property encompasses almost an entire city block, bordered by Sunset Boulevard to the north, Gower Street to the west, Gordon Street to the east and Fountain Avenue to the south. The property, a fixture in the Los Angeles-based entertainment industry since it was built in the 1920s, served as Columbia Pictures’ headquarters through 1972 and is now one of the largest independent media and entertainment propertiesaccepted accounting principles in the United ~~States. Sunset Gower provides a fully-integrated environment for its media~~States (“GAAP”). The consolidated financial statements of the Company include the accounts of the Company, the Operating Partnership and ~~entertainment-focused tenants within which they can access creative~~all of our wholly owned and ~~technical talent for film~~controlled subsidiaries. The consolidated financial statements of the Operating Partnership include the accounts of the Operating Partnership, and ~~television production as well as post-production. Sunset Gower typically serves as home to single-camera television~~all wholly owned and ~~motion picture production tenants. The property comprises 394,910 square feet~~controlled subsidiaries of ~~office~~the Operating Partnership. All intercompany balances and ~~support space, along with 12 sound stage facilities totaling 175,560 square feet. In addition, there are 1,450 parking spaces situated in both surface and structured parking lots. Included~~transactions have been eliminated in the ~~total office~~consolidated financial statements.

Any reference to the number of properties and square footage are ~~three buildings, known as 6050 Sunset~~unaudited and 1455 Beachwood (acquired on December 16, 2011) and 1455 Gordon (acquired on September 21, 2012), that comprise approximately 26,761 square feet. The 1455 Beachwood and 1455 Gordon buildings are currently being renovated. Foroutside the ~~year ended December 31, 2013, Sunset Gower was approximately 65.3% leased.~~

~~An approximately 0.59-acre portion~~scope of the ~~site is subject to ground leases, expiring March 31, 2060, by and between Sunset Gower Entertainment Properties, LLC and the Chadwick 1994 Family Trust and Richard S. Chadwick. The remaining portion~~Company’s independent registered public accounting firm’s audit of the ~~Sunset Gower property is owned by Sunset Gower Entertainment Properties~~Company’s financial statements in ~~fee,~~accordance with the ~~exception of 6050 Sunset, 1455 Beachwood, and 1455 Gordon, which are owned by SGS Ancillary Parcels, LLC.~~

In addition to Sunset Gower’s existing facilities, the current zoning designation for Sunset Gower, M1-1—Limited Industrial, City of Los Angeles, permits a floor area ratio, or FAR, of 1.5x, which implies a maximum allowable density of 1,022,933 square feet, or an incremental 423,436 square feet above the existing 599,497 floor area ratio, including the Technicolor Building. However, as of December 31, 2013, we had no immediate plans to develop additional facilities on the property.

~~Sunset Gower Primary Tenants~~

~~The following table summarizes information regarding the primary tenants of Sunset Gower for the year ended December 31, 2013:~~

Tenant
Principal
Nature of
Business

Lease
Expiration
Renewal
Options

Total
Leased
Square
Feet⁽¹⁾

Percentage
of
Property
Square
Feet

Annual
Base Rent⁽²⁾

Annual Base
Rent Per
Leased
Square
Foot⁽³⁾

Percentage
of
Property
Annual
Base Rent
FTP Productions (Scandal)
Television/Entertainment 5/26/2014 - 5/31/2014 — 69,056
12.1 % $ 2,750,397
$ 39.83
22.4 %
Farnsworth Entertainment(Newsroom)
Television/Entertainment 9/30/2014 — 61,945
10.9
1,940,198
31.32
15.8
Blind Decker (Dexter)
Television/Entertainment 7/5/2013 - 9/30/2013 — 58,653
10.3
1,545,147
35.13
12.6
Total/Weighted Average: 189,654
33.3 % $ 6,235,742
$ 32.88
50.8 %

~~_____________~~


~~(1)~~	~~Reflects average square feet under lease to such tenant for the year ended December 31, 2013.~~


~~(2)~~	~~Annual base rent reflects actual base rent for the year ended December 31, 2013, excluding tenant reimbursements.~~


~~(3)~~	Annual base rent per leased square foot is calculated as actual rent for the year ended December 31, 2013, excluding tenant reimbursements, divided by average square feet under lease for the year ended December 31, 2013.

~~Sunset Gower Percent Leased and Base Rent~~

The following table sets forth the percentage leased, annual base rent per leased square foot and annual net effective base rent per leased square foot for Sunset Gower as of the dates indicated below:

~~Table of Contents~~

Date
Percent Leased⁽¹⁾

Annual Base
Rent Per
Leased
Square Foot⁽²⁾

Annual Net
Effective Base Rent
Per Leased
Square Foot⁽³⁾
December 31, 2013 65.3 % $ 32.92
$ 33.01
December 31, 2012 71.2
30.49
30.61
December 31, 2011 66.6
30.88
30.98
December 31, 2010 70.9
30.27
30.27
December 31, 2009 68.2
29.83
29.83

~~_____________~~

~~(1)~~

Percent leased is the average percent leased for the year that ended on the dates indicated above. As a result of the short-term nature of the leases into which we enter at our media and entertainment properties, and because entertainment industry tenants generally do not shoot on weekends due to higher costs, we believe stabilized occupancy rates at our media and entertainment properties are lower than those rates achievable at our traditional office assets, where tenants enter into longer-term lease arrangements.


~~(2)~~	Annual base rent per leased square foot is calculated as actual base rent, excluding tenant reimbursements, for the year that ended on the dates indicated above divided by average square feet under lease for the year that ended on the dates indicated above.

~~(3)~~

Annual net effective base rent per leased square foot represents (i) actual base rent, excluding tenant reimbursements, for the year that ended on the dates indicated above, calculated on a straight-line basis to amortize free rent periods and abatements, but without regard to tenant improvement allowances and leasing commissions, divided by (ii) the average square feet under lease for the year that ended on the dates indicated above.

~~Sunset Bronson, Hollywood, California~~

Sunset Bronson is a 10.6 acre media and entertainment property located in the heart of Hollywood, one block west of the Hollywood (101) Freeway and in close proximity to the Sunset Gower property. The property encompasses a full city block, bordered by Sunset Boulevard to the north, Bronson Avenue to the west, Van Ness Avenue to the east and Fernwood Avenue to the south. The property, which was built in phases from 1924 through 1981, formerly served as Warner Brothers Studios’ headquarters and has been continuously operated as a media and entertainment property since the 1920s. The property includes a Historical-Cultural Monument designation for the Site of the Filming of the First Talking Film (~~The Jazz Singer~~) that is specific to the building structure that fronts Sunset Boulevard. Similar to nearby Sunset Gower, Sunset Bronson is a multi-use property with a full complement of production, post-production and support facilities that enable its media and entertainment focused tenants to conduct their business in a collaborative and efficient setting. In contrast to Sunset Gower, which typically serves single-camera television and motion picture productions, Sunset Bronson caters to multi-camera television productions, such as game shows, talk shows or courtroom shows that record in video and require a control room to manage and edit the productions’ multiple cameras. Excluding the KTLA portion of the property, which is described below, Sunset Bronson consists of approximately 86,108 square feet of office and support space and nine sound stage facilities with approximately 137,109 square feet, along with 455 parking spaces. The property has three digital control rooms, one of which has high-definition technology, which allow tenants to edit productions filmed with high-definition cameras. For the year ended December 31, 2013, Sunset Bronson was approximately 78.1% leased.

Sunset Bronson also includes the KTLA facility, which is a multi-use office, broadcasting and production facility located on the Sunset Bronson property described above. The KTLA facility is 100% leased by KTLA Channel 5, one of the largest independent television stations in Los Angeles and has served as KTLA’s only broadcast facility and its primary office and production location for over 50 years. In connection with the acquisition of the Sunset Bronson property, KTLA, Inc., a subsidiary of Tribune Company, entered into a five-year lease for approximately 90,506 square feet, which includes 83,531 square feet of office and support space and 6,975 square feet encompassing two sound stages. At the time of the closing of the acquisition of the Sunset Bronson property, our predecessor received a prepayment of $16.3 million from KTLA in prepayment of its rents for the initial five-year term of its lease. On December 8, 2008, Tribune Company and several of its affiliates, including KTLA, Inc., filed voluntary petitions for relief under Chapter 11standards of the United States ~~Bankruptcy Code. On June 25, 2009, KTLA assumed its lease for the KTLA facility and cured all outstanding pre-petition amounts due us.~~

We entered into an amendment to the KTLA lease that extends the lease term through January 31, 2016. Net rents were approximately $2,707,940 for the period February 1, 2013 through January 31, 2014. Net rents are expected to be $2,789,178 for the period February 1, 2014 through January 31, 2015 and $2,872,853 for the period February 1, 2015 through January 31, 2016.

In addition to Sunset Bronson’s existing facilities, the current zoning designation for Sunset Bronson, M1-1—Limited Industrial, City of Los Angeles, permits a FAR of 1.5x, which implies a maximum allowable density of 689,565 square feet or an incremental 391,836 square feet above the existing 297,729 total FAR, including the KTLA portion of the property.

~~Table of Contents~~

~~Sunset Bronson Primary Tenants~~

~~The following table summarizes information regarding the primary tenants of Sunset Bronson as of December 31, 2013:~~

Tenant
Principal
Nature of
Business

Lease
Expiration

Renewal
Options

Total
Leased
Square
Feet⁽¹⁾

Percentage of
Property
Square
Feet

Annual
Base Rent⁽²⁾

Annual
Base Rent
Per Leased
Square
Foot⁽³⁾

Percentage of
Property
Annual
Base
Rent
KTLA
Television/
Entertainment
1/31/2016 —
90,506
28.8 % $ 2,076,668
$ 22.95
23.8 %
3 Doors Productions (Let's Make a Deal)

Television/
Entertainment
5/6/2014 - 5/27/2014 —
44,736
14.3
1,627,580
36.38
18.6
CBS Studios (Judge Judy)

Television/
Entertainment
5/26/2014 —
19,734
6.3
1,024,126
51.90
11.7
Total/Weighted Average: 154,976
49.4 % $ 4,728,374
$ 30.51
54.1 %

~~______________~~


~~(1)~~	~~Reflects average square feet under lease to such tenant for the year ended December 31, 2013.~~


~~(2)~~	Annual base rent reflects actual base rent for the year ended December 31, 2013, excluding tenant reimbursements. As of February 1, 2013, annualized base rent for KTLA will be $2,707,940, subject to annual increases of three percent and abatements of $676,985, $697,294, and $718,213 for 2013, 2014 and 2015, respectively.


~~(3)~~	Annual base rent per leased square foot is calculated as actual base rent for the year ended December 31, 2013, excluding tenant reimbursements, divided by average square feet under lease for the year ended December 31, 2013.

~~Sunset Bronson Percent Leased and Base Rent~~

The following table sets forth the percentage leased, annual base rent per leased square foot and annual net effective base rent per leased square foot for the Sunset Bronson property as of the dates indicated below:

Date
Percent
Leased⁽¹⁾

Annual Base
Rent
Per Leased
Square Foot⁽²⁾

Annual Net
Effective Base
Rent Per
Leased Square Foot⁽³⁾
December 31, 2013 78.1 % $ 35.63
$ 38.31
December 31, 2012 78.1
42.16
40.02
December 31, 2011 76.3
40.77
38.58
December 31, 2010 75.5
40.18
37.97
December 31, 2009 68.5
40.12
38.70

~~_________________~~

~~(1)~~


~~(2)~~	Annual base rent per leased square foot is calculated as actual base rent, excluding tenant reimbursements, for the year that ended on the dates indicated above divided by average square feet under lease for the year that ended on the dates indicated above.

~~(3)~~

~~On February 11, 2011, we closed a five-year term loan totaling $92.0 million with Wells Fargo Bank, N.A. secured by our Sunset Gower and Sunset Bronson media and entertainment campuses.~~

~~Sunset Bronson Lot A~~

In connection with our purchase of Sunset Bronson in 2008, we acquired a 67,381 square-foot undeveloped lot located on the northwest corner of Sunset Boulevard and Bronson Avenue. The lot is located two blocks west of the I-101 Freeway, between the Sunset Gower and Sunset Bronson properties. The site is currently used as a surface parking lot and can be developed to include up to 60,855 square feet of retail and office space based on current zoning, with the opportunity to add additional developable square footage through certain municipal land entitlement approvals. We estimate that with further entitlements, we could increase the developable square footage to approximately 273,913 square feet. While we are holding this property for its development potential, we do not currently have any plans for its development.

~~Table of Contents~~

~~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 or results of operations if determined adversely to us.

~~Item 4. Mine Safety Disclosures.~~Public Company Accounting Oversight Board (“PCAOB”).

~~Not applicable.~~

~~Table of Contents~~

~~PART II~~

~~Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities~~

~~Overview~~

As of February 26, 2014, we had approximately 67,027,472 shares of common stock outstanding, including unvested restricted stock grants. Our common stock has traded on the NYSE under the symbol “HPP” since June 24, 2010. The applicable high and low prices of our common stock from January 1, 2013 through December 31, 2013, as reported by the NYSE, are set forth below for the periods indicated.

~~Distributions~~

We intend to make distributions each taxable year (not including a return of capital for federal income tax purposes) equal to at least 90% of our taxable income. We intend to pay regular quarterly dividend distributions to our stockholders. Dividends will be made to those stockholders who are stockholders as of the dividend record dates. DividendCertain 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 as our board of directors deem relevant.

~~Our common stock is traded on the New York Stock Exchange under the symbol “HPP”. On December 31, 2013~~, the reported closing sale price per share of our common stock on the New York Stock Exchange was $21.87. The following table shows our dividends declared, and the high and low sales prices for our common stock as reported by the New York Stock Exchange for the periods indicated:

Fiscal year 2013 High Low Close
Per Share Common
Stock Dividends
Declared
First quarter $ 21.78
$ 21.64
$ 21.75
$ 0.125
Second quarter 21.37
20.80
21.28
0.125
Third quarter 19.70
19.39
19.45
0.125
Fourth quarter 22.15
21.80
21.87
0.125

The closing share price for our common stock on February 26, 2014, as reported by the New York Stock Exchange, was $22.13. As of February 26, 2014, there were 33 stockholders of record of our common stock.

~~Recent Sales of Unregistered Securities~~

~~None.~~

~~Issuer Purchases of Equity Securities~~

~~None.~~

~~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 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 period beginning with the initial listing of our common stock on the New York Stock Exchange on June 24, 2010 and ending on December 31, 2013. The graph assumes a $100 investment in each of the indices on June 24, 2010 and the reinvestment of all dividends. The graph also shows the cumulative total returns of the Standard & Poor’s 500 Stock Index, or S&P Index, and an industry peer group. Our stock price performance shown in the ~~following graph is not indicative of future stock price performance.~~

~~Table of Contents~~

Period Ending
Index 06/23/10 06/30/10
12/31/10
06/30/11
12/31/11
06/30/12
12/31/12
06/30/13
12/31/13
Hudson Pacific Properties, Inc. 100.00
101.47
89.63
94.06
87.40
109.17
133.75
136.69
142.15
S&P 500 100.00
94.42
116.38
123.40
118.84
130.12
137.86
156.92
182.51
SNL US RE $500M-$1B Imp Cap 100.00
95.24
120.66
130.87
116.14
135.91
157.45
174.42
185.23
SNL US RE $1B-$2B Imp Cap 100.00
95.48
122.55
126.60
116.85
140.67
153.00
169.43
179.17

~~Item 6. Selected Financial Data~~

~~The following tables set forth, on a historical basis, selected financial and operating data. The financial information has~~Consolidated Balance Sheets for prior periods have been derived from our consolidated balance sheets and statements of operations. The following data should be read in conjunction with our financial statements and notes thereto and Item 7: Management’s Discussion and Analysis of Financial Condition and Results of Operations included below in this Form 10-K.

~~Table of Contents~~

HUDSON PACIFIC PROPERTIES
(in thousands, except share, per share, square footage and occupancy data)
Year Ended December 31,

Consolidated Historical
2013 2012 2011 2010 2009
Statements of Operations Data:
Revenues
Office
Rental $ 124,839
$ 88,459
$ 69,145
$ 15,485
$ 6,561
Tenant recoveries 25,870
22,029
21,954
2,883
1,827
Parking and other 14,732
9,840
5,643
999
222
Total office revenues $ 165,441
$ 120,328
$ 96,742
$ 19,367
$ 8,610

Media & entertainment
Rental $ 23,003
$ 23,598
$ 21,617
$ 20,931
$ 19,916
Tenant recoveries 1,807
1,598
1,539
1,571
1,792
Other property-related revenue 15,072
14,733
13,638
11,397
9,427
Other 235
204
187
238
64
Total media & entertainment revenues $ 40,117
$ 40,133
$ 36,981
$ 34,137
$ 31,199

Total revenues $ 205,558
$ 160,461
$ 133,723
$ 53,504
$ 39,809

Operating expenses
Office operating expenses $ 63,434
$ 50,599
$ 42,312
$ 7,034
$ 3,088
Media & entertainment operating expenses 24,149
24,340
22,446
19,815
19,545
General and administrative 19,952
16,497
13,038
4,493
—
Depreciation and amortization 70,063
54,758
41,983
13,226
8,332
Total operating expenses $ 177,598
$ 146,194
$ 119,779
$ 44,568
$ 30,965

Income from operations $ 27,960
$ 14,267
$ 13,944
$ 8,936
$ 8,844

Other expense (income)
Interest expense $ 25,470
$ 19,071
$ 17,480
$ 8,831
$ 8,792
Interest income (272 ) (306 ) (73 ) (59 ) (16 )
Unrealized gain on interest rate contracts —
—
—
(347 ) (400 )
Acquisition-related expenses 1,446
1,051
1,693
4,273
—
Other (income) expenses (99 ) (92 ) 443
192
97
Total other expenses $ 26,545
$ 19,724
$ 19,543
$ 12,890
$ 8,473

Incone (loss) from continuing operations $ 1,415
$ (5,457 ) $ (5,599 ) $ (3,954 ) $ 371

Income (loss) from discontinued operations $ 1,571
$ 451
$ 3,361
$ 1,272
$ (1,015 )
Impairment loss from discontinued operations (5,580 ) —
—
—
—
Net (loss) income from discontinued operations $ (4,009 ) $ 451
$ 3,361
$ 1,272
$ (1,015 )
Net loss $ (2,594 ) $ (5,006 ) $ (2,238 ) $ (2,682 ) $ (644 )
Net income attributable to preferred stock and units (12,893 ) (12,924 ) (8,108 ) (817 ) —
Net income attributable to restricted shares (300 ) (295 ) (231 ) (50 ) —
Net loss (income) attributable to non-controlling interest in consolidated real estate entities 321
21
(803 ) (119 ) 29
Net loss attributable to common units in the Operating Partnership 633
1,014
946
418
—
Net loss attributable to Hudson Pacific Properties, Inc. shareholders’ / controlling members’ equity $ (14,833 ) $ (17,190 ) $ (10,434 ) $ (3,250 ) $ (615 )

~~Table of Contents~~

HUDSON PACIFIC PROPERTIES
(in thousands, except share, per share, square footage and occupancy data)
Year Ended December 31,

Consolidated Historical
2013 2012 2011 2010 2009
Per-Share Data:
Net loss from continuing operations attributable to common stockholders $ (0.20 ) $ (0.42 ) $ (0.46 ) $ —
$ —
Net (loss) income from discontinued operations (0.07 ) 0.01
0.11
—
—
Net loss attributable to shareholders’ per share—basic and diluted $ (0.27 ) $ (0.41 ) $ (0.35 ) $ —
$ —
Weighted average shares of common stock outstanding—basic and diluted 55,182,647
41,640,691
29,392,920
—
—
Dividends declared per common share $ 0.500
$ 0.500
$ 0.500
$ 0.1921
$ —

2013 2012 2011 2010 2009
Balance Sheet Data:
Investment in real estate, net $ 1,918,988
$ 1,340,361
$ 957,810
$ 787,872
$ 362,135
Total assets 2,131,274
1,559,692
1,152,791
1,004,565
448,234
Notes payable 931,308
582,085
399,871
342,060
189,518
Total liabilities 1,017,933
649,995
451,647
390,232
221,646
6.25% Series A cumulative redeemable preferred units of the Operating Partnership 10,475
12,475
12,475
12,475
—
Redeemable non-controlling interest in consolidated real estate entity —
—
—
40,328
—
Series B cumulative redeemable preferred stock 145,000
145,000
87,500
87,500
—
Members’ / stockholders’ equity 858,446
695,213
537,813
408,346
223,240
Non-controlling partnership / members’ interest 99,420
57,009
63,356
65,684
3,348
Total equity $ 1,102,866
$ 897,222
$ 688,669
$ 561,530
$ 226,588
Total liabilities and equity $ 2,131,274
$ 1,559,692
$ 1,152,791
$ 1,004,565
$ 448,234

Other Data
Cash flows provided by (used in)
Operating activities $ 41,547
$ 42,821
$ 32,082
$ 7,619
$ 4,538
Investing activities $ (424,042 ) $ (423,470 ) $ (130,604 ) $ (242,156 ) $ (15,457 )
Financing activities $ 393,947
$ 385,848
$ 63,352
$ 279,718
$ 8,800

~~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 financial statements and notes thereto appearing elsewhere in this report. Statements contained in this Item 7: Management’s Discussion and Analysis of Financial Condition and Results of Operations that are not historical facts may be forward-looking statements. Such statements are subject to certain risks and uncertainties, which could cause actual results to differ materially from those projected. Some of the information presented is forward-looking in nature, including information concerning projected future occupancy rates, rental rate increases, property development timing and investment amounts. Although the information is based on our current expectations, actual results could vary from expectations stated in this report. Numerous factors will affect our actual results, some of which are beyond our control. These include the breadth and duration of the current economic recession and its impact on our tenants, 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. You are cautioned not to place undue reliance on this information, which speaks only as of the date of this report. We assume no obligation to update publicly 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 information, see Item 1A: Risk Factors and the discussion under the captions “—Forward-looking Statements”~~above and “—Liquidity and Capital Resources” below. In light of these risks, uncertainties and assumptions, the forward-looking events discussed in this report might not occur.~~

~~Table of Contents~~

~~Executive Summary~~

Through our interest in Hudson Pacific Properties, L.P. (our operating partnership) and its subsidiaries, at December 31, 2013 our consolidated office portfolio consisted of approximately 5.3 million square feet, and our media and entertainment portfolio consisted of 0.9 million square feet. As of December 31, 2013, our consolidated stabilized office portfolio was 95.4% leased (including leases not yet commenced). Our media and entertainment properties were 69.9% leased for the trailing 12-month period ended December 31, 2013.

~~Current Year Acquisitions, Dispositions, Repositionings and Financings.~~

~~Acquisitions~~.

~~3401 Exposition Boulevard Acquisition~~

On May 22, 2013, the Company acquired 3401 Exposition Blvd. in Santa Monica, California for $25.7 million (before closing costs and prorations) from Watt Investment Partners. 3401 Exposition Blvd. is expected to consist of approximately 63,376 square feet of creative office space.

~~Pinnacle II Acquisition~~

On November 8, 2012, the Company entered into a joint venture with MDP/Worthe to acquire The Pinnacle, a two-building (Pinnacle I and Pinnacle II), 625,091 square-foot office property located in Burbank, California. The acquisition of the 393,777 square-foot Pinnacle I building by the joint venture closed on November 8, 2012 for a purchase price of $212.5 million, $129.0 million of which was financed with a new ten-year project loan. On June 14, 2013, the 231,314 square-foot Pinnacle II building was contributed to the joint venture by MDP/Worthe subject to an existing $89.1 million project loan bearing interest at a fixed annual rate of 6.313% and maturing on September 6, 2016. Other than for purposes of funding closing costs and prorations, the Company did not make a capital contribution in connection with the contribution of the Pinnacle II building to the joint venture, but the Company’s ownership interest in the joint venture was adjusted from 98.25% to 65.00%reclassified to reflect the ~~contribution~~adoption of ~~the Pinnacle II by MDP/Worthe, with the remaining 35.00% owned by MDP/Worthe. With the closing~~Accounting Standards Update (“ASU”) 2015-03, Interest—Imputation of ~~this transaction, the joint venture owns both buildings for a combined purchase price of $342.5 million, subject to $218.1~~Interest (“ASU 2015-03”). The Company has reclassified $5.4 million of ~~project financing.~~

~~Seattle Acquisition~~

~~On July 31, 2013, the Company acquired~~deferred financing fees from an asset to a 848,001 square-foot office portfolio in Seattle, Washington from Spear Street Capital for approximately $368.4 million (net of certain credits and before closing costs and prorations). The purchase price was paid from a combination of cash-on-hand (including funds from the 1031 exchange of City Plaza), borrowings under the Company’s corporate unsecured credit facility, and the asset-level financing described below. The Seattle Portfolio consists of the following:

~~a two-building, 484,463 square-foot waterfront property located~~reduction in the Pioneer Square submarket of downtown Seattle, referred to as the First & King property. This property is 88.2% leased to tenants such as Capital One/ING Direct, EMC Corporation and Nuance Communications;

a 189,762 square-foot Class-A office building located in the South Lake Union submarket of downtown Seattle, referred to as the Met Park North property. This building is 94.6% leased, with 72.4% of the building to be occupied by Amazon.com, Inc. under a ten-year lease that commenced in November 2013; and

a 173,776 square-foot building located in the Edmonds/Lynnwood submarket of Seattle’s Northend, referred to as the Northview property. This building is 88.6% leased to tenants such as Automatic Data Processing, Inc. and the Federal Emergency Management Agency.

~~1861 Bundy Acquisition~~

On September 27, 2013, the Company acquired 1861 Bundy Drive in Los Angeles, California for $11.5 million (before closing costs and prorations). 1861 Bundy Drive is expected to consist of approximately 36,474 square feet of creative office space and be partcarrying amount of the Company’s ~~Element LA property.~~

~~Dispositions~~notes payable. In accordance with ASU 2015-15, .Interest—Imputation of Interest (Subtopic 835-30): Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements—Amendments to SEC Paragraphs Pursuant to Staff Announcement at 18 June 2015 EITF Meeting, ~~We disposed~~deferred financing fees of ~~one property in 2013.~~

~~City Plaza Disposition~~

~~Table of Contents~~

~~On July 12, 2013, the Company sold its City Plaza property for approximately $56.0~~$3.3 million ~~(before certain credits, prorations, and closing costs). Proceeds from the disposition were used toward the acquisition of the Seattle Portfolio pursuant~~related to a like-kind exchange under Internal Revenue Code Section 1031. City Plaza is a nineteen-story, 333,922 rentable square-foot Class-A office building located in Orange, California that was acquired by the Company’s predecessor in August of 2008 and contributed to the Company in connection with its June 29, 2010 initial public offering.

~~Repositionings.~~

We generally select a property for repositioning at the time we purchase it. We often strategically purchase properties with large vacancies or expected near-term lease roll-over and use our knowledge of the property and submarket to determine the optimal use and tenant mix. A repositioning can consist of a range of improvements to a property, and may involve a complete structural renovation of a building to significantly upgrade the character of the property, or it may involve targeted remodeling of common areas and tenant spaces to make the property more attractive to certain identified tenants. Because each repositioning effort is unique and determined based on the property, tenants and overall trends in the general market and specific submarket, the results are varying degrees of depressed rental revenue and occupancy levels for the affected property, which impacts our results and, accordingly, comparisons of our performance from period to period. The repositioning process generally occurs over the course of months or even years. Although usually associated with newly-acquired properties, repositioning efforts can also occur at properties we already own; repositioning properties discussed in the context of this paragraph exclude acquisition properties where the plan for improvement is implemented as part of the acquisition. During 2013, we acquired 3401 Exposition Blvd. and 1861 Bundy Drive for purposes of repositioning.

~~Financings~~.

~~3401 Exposition Boulevard~~

As part of the acquisition of 3401 Exposition Blvd. on May 22, 2013, the Company assumed a loan with an outstanding principal balance of approximately $13.2 million. The loan bears interest at a rate equal to one-month LIBOR plus 380 basis points and is scheduled to mature on May 31, 2014.

~~Pinnacle II~~

As part of the contribution of the Pinnacle II building on June 14, 2013, the Company’s joint venture with MDP/Worthe assumed a loan with an outstanding principal balance of approximately $89.1 million. The loan bears interest at a fixed annual rate of 6.313% and is scheduled to mature on September 6, 2016.

~~Seattle Portfolio (Met Park North and First & King Properties)~~

In connection with the acquisition of the Seattle Portfolio, on July 31, 2013, the Company closed a seven-year loan totaling $64.5 million with Union Bank, N.A., secured by the Company’s Met Park North property. The loan bears interest at a rate equal to one-month LIBOR plus 155 basis points. The full loan is subject to an interest rate contract that swapped one-month LIBOR to a fixed rate of 2.1644% through the loan’s maturity on August 1, 2020. Proceeds from the loan were used toward the purchase the Seattle Portfolio.

On August 14, 2013, the Company closed a five-year loan totaling $95.0 million with Wells Fargo Bank, N.A., secured by the Company’s First & King property. The loan bears interest at a rate equal to one-month LIBOR plus 160 basis points and is scheduled to mature on August 31, 2018. Proceeds from the loan were used toward the repayment of amounts drawn on our unsecured credit facility in connection with the Seattle Portfolio acquisition.

~~Media and Entertainment Properties~~

Effective August 22, 2013, the terms of the Company’s loan secured by its Sunset Gower and Sunset Bronson media and entertainment properties were amended to increase the outstanding balance from $92.0 million to $97.0 million, reduce the interest rate from LIBOR plus 3.50% to LIBOR plus 2.25%, and extend the maturity date from February 11, 2016 to February 11, 2018.

~~Element LA~~

On October 18, 2013, the Company closed a four-year loan with U.S. Bank, National Association, secured by the Company’s Element LA property, which upon full disbursement, will total $65.5 million. The loan bears interest at LIBOR plus 195 basis points and will mature on November 1, 2017, provided that the Company may extend such maturity for up to two

~~Table of Contents~~

one-year periods, subject to satisfaction of certain conditions. Proceeds from the loan are expected to be used to fund site-work, parking garage, base building, tenant improvement, and leasing commission costs associated with the renovation and lease-up of the property.

~~625 Second Street~~

On November 1, 2013, the Company repaid the $33.7 million loan secured by the Company’s 625 Second Street property. That loan bore interest at a fixed rate of 5.85% and was scheduled to mature February 1, 2014. The repayment was made with proceeds from a draw under the Company’s unsecured revolving credit ~~facility.~~

~~Factors That May Influence Our Operating Results~~

~~Business~~facility and ~~Strategy~~

~~We focus our investment strategy on office properties located~~undrawn term loans are included in submarkets with growth potential as well as on underperforming properties or portfolios that provide opportunities to implement a value-add strategy to increase occupancy rates and cash flow. Additionally, we intend to acquire properties or portfolios that are distressed due to near-term debt maturities or underperforming properties where we believe better management, focused leasing efforts and/or capital improvements would improve the property’s operating performance and value. Our strategy also includes active management, aggressive leasing efforts, focused capital improvement programs, the reduction and containment of operating costs and an emphasis on tenant satisfaction, which we believe will minimize turnover costs and improve occupancy.

From the acquisition of our first property in February 2007 through December 2013, we have acquired or developed properties totaling an aggregate of approximately 7.7 million square feet. We intend to pursue acquisitions of additional properties as a key part of our growth strategy, often including properties that may have substantial vacancy, which enables us to increase cash flow through lease-up. We expect to continue to acquire properties subject to existing mortgage financingPrepaid expenses and other indebtedness or to incur indebtedness in connection with acquiring or refinancing these properties. Debt service on such indebtedness will have a priority over any dividends with respect to our common or series B preferred stock and our common and series A preferred units.assets within the Company’s Consolidated Balance Sheets.

~~Rental Revenue~~Use of Estimates

The ~~amount~~preparation of ~~net rental revenue generated by~~financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the ~~properties in our portfolio depends principally on our ability to maintain~~reported amounts of assets and liabilities and disclosure of commitments and contingencies at the ~~occupancy rates~~date of ~~currently leased space and to lease currently available space and space that becomes available from lease terminations. As of December 31, 2013,~~ the ~~percent leased for our stabilized office properties was approximately 95.4% (or 90.1%, excluding leases signed but not commenced as of that date),~~financial statements and the ~~percent leased for~~reported amounts of revenues and expenses during the ~~media~~reporting period. On an on-going basis, the Company evaluates its estimates, including those related to acquiring, developing and ~~entertainment~~assessing the carrying values of its real estate properties, ~~(based~~its accrued liabilities, and its performance-based equity compensation awards. The Company bases its estimates on ~~12-month trailing average) was approximately 69.9%. The amount of rental revenue generated by us also depends on our ability~~historical experience, current market conditions, and various other assumptions that are believed to ~~maintain or increase rental rates at our properties. We believe that~~be reasonable under 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 media and entertainment properties are generally equal to current average quoted market rates. Negative trends in one or more ofcircumstances. Actual results could materially differ from 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.estimates.

~~Conditions~~

F- 18

Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P.

Notes to Consolidated Financial Statements—(Continued)

(Tables in ~~Our Markets~~thousands, except square footage and share data)

The properties in our portfolio are all located in California and Pacific Northwest submarkets. Positive or negative changes in economic or other conditions in California or Pacific Northwest, 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, property and~~ ~~ad valorem~~ taxes, insurance and site maintenance costs. Increases in these expenses over tenants’ base years are generally passed on to tenants in our full-service gross leased 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 our initial public offering or their subsequent acquisition and other reassessments remain pending. In the case of completed reassessments, the amount of property taxes we pay reflects the valuations established with

~~Table of Contents~~

the county assessors for the relevant locations of each property as of the initial public offering 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 Subsidiary~~

As part of the formation transactions, we formed Hudson Pacific Services, Inc., or our services company, a Maryland corporation that is wholly owned by our operating partnership. We have elected, together with our services company, to treat our services company as a taxable REIT subsidiary for federal income tax purposes, and we may form additional taxable REIT subsidiaries in the future. Our services company 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 wholly owned subsidiaries provide a number of services to certain tenants at our media and entertainment 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 wholly owned subsidiaries or their assets to our services company. We currently lease space to wholly owned subsidiaries of our services company at our media and entertainment 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~~

Investment in Real Estate Properties

Acquisitions

When the Company acquires properties that are considered business combinations, the purchase price is allocated to various components of the acquisition based upon the fair value of each component. The ~~properties in our portfolio~~components include but are ~~carried at cost, less accumulated depreciation~~not limited to land, building and ~~amortization. We account for~~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 initial allocation of the ~~cost of an acquisition, including the assumption of liabilities,~~purchase price is based on management’s preliminary assessment, which may differ when final information becomes available. Subsequent adjustments made to the ~~acquired tangible assets and identifiable intangibles based on their estimated fair values in accordance with GAAP. We assess~~initial purchase price allocation are made within the allocation period, which typically does not exceed one year, within the Consolidated Balance Sheets.

The Company assesses fair value based on level 2 and level 3 inputs within the fair value hierarchy, which includes estimated cash flow projections that utilize ~~appropriate~~ discount and/or capitalization rates and available market information. 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 was vacant. ~~Acquisition-related expenses are expensed in the period incurred.~~

~~We record~~The fair value of acquired ~~“above and below”~~“above-and below-” market leases ~~at fair value using~~is 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) ~~our~~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 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~~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, ~~we include~~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, ~~we consider~~the Company considers leasing commissions, legal and other related costs. Acquisition-related expenses associated with acquisition of operating properties are expensed in the period incurred.

~~We capitalize~~Cost Capitalization

The Company capitalizes direct construction and development costs, including predevelopment costs, 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. Capitalized personnel costs were approximately ~~$1.9~~$7.3 million and ~~$1.4~~$3.1 million for the ~~twelve months~~years ended December 31, ~~2013~~2015 and ~~2012~~,2014, respectively. Interest is capitalized on the construction in progress at a rate equal to ~~our~~the Company’s weighted average cost of debt. Capitalized interest was approximately ~~$4.6~~$6.5 million and ~~$1.5~~$6.9 million for the ~~twelve months~~years ended December 31, ~~2013~~2015 and ~~2012~~,2014, respectively. Construction and development costs are capitalized while substantial activities are ongoing to prepare an asset for its intended use. ~~We consider~~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 related to abandoned acquisitions or developments are charged to earnings. Expenditures for repairs and maintenance are expensed as they are incurred.

~~Table of Contents~~

~~We compute~~Operating Properties

The properties are generally carried at cost less accumulated depreciation and amortization. The Company computes depreciation using the straight-line method over the estimated useful lives of 39 years for building and improvements, 15 years for land improvements, five or seven years for furniture and fixtures and equipment, and over the shorter of asset life or life of the lease for tenant improvements. Above- and below-market lease intangibles are amortized to revenue over the remaining non-cancellable lease terms and bargain renewal periods, if applicable. Other in-place lease intangibles are amortized to expense over the remaining non-cancellable lease term. Depreciation is discontinued when a property is identified as held for sale.

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)

Held for sale

The Company classifies properties as held for sale when certain criteria set forth in Accounting Standard Codification (ASC) Topic 360, Property, Plant, and Equipment, are met. At the time a property is classified as held for sale, the Company reclassifies its assets and liabilities to held for sale in the Consolidated Balance Sheets for the periods presented and cease 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. At December 31, 2015 and 2014, the Company classified one property as held for sale.

Impairment of Long-Lived Assets

~~We assess~~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. ~~We recognize~~The Company recognizes impairment losses to the extent the carrying amount exceeds the fair value of the properties. ~~Properties held for sale are~~The Company recorded atno impairment charges during the ~~lower~~years ended December 31, 2015 and 2014.

Goodwill

Goodwill represents the excess of acquisition cost ~~or estimated~~over the fair value of net tangible and identifiable intangible assets acquired and liabilities assumed in business acquisitions. The Company’s goodwill balance as of December 31, 2015 and 2014, respectively, was $8.8 million. We do not amortize this asset but instead analyze it on an annual basis for impairment. No impairment indicators have been noted during the years ended December 31, 2015 and 2014, respectively.

Cash and Cash Equivalents

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 ~~cost to sell. We recorded~~ ~~$5.6 million~~when purchased.

The Company maintains some of ~~impairment charges~~its cash in bank deposit accounts that, at times, may exceed the federally insured limit. No losses have been experienced related to ~~a property~~such accounts.

Restricted Cash

Restricted cash consists of amounts held by lenders to provide for ~~sale during the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~with~~ no ~~comparable charge for the~~ ~~twelve months~~ ~~ended~~ ~~2012. There were~~ no ~~properties held for sale at~~ ~~December 31, 2013~~future real estate taxes and ~~one~~ ~~property was held for sale at December 31,~~ ~~2012~~.insurance expenditures, repairs and capital improvements reserves, general and other reserves and security deposits.

Accounts Receivable and Allowance for Doubtful Accounts

Accounts receivable consist of amounts due for monthly rents and other charges. ~~We maintain~~The Company maintains an allowance for doubtful accounts for estimated losses resulting from tenant defaults or the inability of tenants to make contractual rent and tenant recovery payments. ~~We monitor~~The Company monitors the liquidity and creditworthiness of its tenants and operators on an ongoing basis. This evaluation considers industry and economic conditions, property performance, credit enhancements and other factors. ~~For straight-line rent amounts, our assessment is based on amounts estimated to be recoverable over the term of the lease. At~~ ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012, respectively, we reserved~~ ~~$328~~ ~~and~~ $8 ~~of straight-line receivables. We evaluate~~The Company evaluates the collectability of accounts receivable based on a combination of factors. The allowance for doubtful accounts is based on specific identification of uncollectible accounts and ~~our~~the Company’s historical collection experience. ~~We recognize~~The Company recognizes an allowance for doubtful accounts based on the length of time the receivables are past due, the current business environment and ~~our~~the Company’s historical experience. Historical experience has been within ~~our~~management’s expectations. WeThe Company recognized ~~$959~~, ~~$724~~$0.2 million, $(0.1) million and ~~$946~~$1.0 million of bad debt (recovery) expense for the ~~twelve months~~years ended December 31, ~~2013~~, ~~2012~~2015, 2014 and ~~2011.~~2013, respectively.

The following ~~summarizes our~~table represents the Company’s accounts receivable net of allowance for doubtful accounts as of:



	December 31, 2015			December 31, 2014
Accounts receivable	$	22,180		$	17,287
Allowance for doubtful accounts	(1,021		)	(1,040		)
Accounts receivable, net	$	21,159		$	16,247

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)

Straight line rent receivable and Allowance for Doubtful Accounts

For straight-line rent amounts, the Company’s assessment is based on amounts estimated to be recoverable over the term of the lease. The Company evaluates the collectability of straight line rent receivable based on length of time the related rental receivables are past due, the current business environment and the Company’s historical experience.

The following table represents the Company’s straight-line rent receivables net of allowance for doubtful accounts as of:

December 31, 2013 December 31, 2012
Accounts receivable 9,496
13,765
Allowance for doubtful accounts (1,243 ) (1,598 )
Accounts receivable, net 8,253
12,167



	December 31, 2015			December 31, 2014
Straight—line rent receivables	$	60,606		$	33,560
Allowance for doubtful accounts	(970		)	(554		)
Straight—line rent receivables, net	$	59,636		$	33,006

Notes Receivable

On August 19, 2014, the Company entered into a loan participation agreement for a loan with a maximum principal of $140.0 million. The Company’s share was 23.77%, or $33.3 million. The receivable under this agreement was classified as a Note Receivable on the Consolidated Balance Sheets. The Note Receivable is secured by a real estate property and bears interest at 11.0% and matures on August 22, 2016. Interest is payable monthly with the principal due at maturity. The Company received a $0.4 million commitment fee as a result of this transaction. The balance as of December 31, 2015, net of the accretion of commitment fee, was $28.7 million.

Revenue Recognition

~~We recognize~~

The Company recognizes rental revenue from tenants on a straight-line basis over the lease term when collectability is reasonably assured and the tenant has taken possession or controls the physical use of the leased asset. ~~For assets acquired subject to leases, we recognize revenue upon acquisition of the asset, provided the tenant has taken possession or controls the physical use of the leased asset.~~ If the lease provides for tenant improvements, ~~we determine~~the Company determines whether the tenant improvements, for accounting purposes, are owned by the tenant or ~~us.~~the Company. When ~~we are~~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 ~~which items~~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.

~~Table of Contents~~

Certain leases provide for additional rents contingent upon a percentage of the tenant’s revenue in excess of specified base amounts or other thresholds. Such revenue is recognized when actual results reported by the tenant, or estimates of tenant results, exceed the base amount or other thresholds. Such revenue is recognized only after the contingency has been removed (when the related thresholds are achieved), which may result in the recognition of rental revenue in periods subsequent to when such payments are received.

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 when these items are provided.

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~~the Company is generally the primary obligor with respect to purchasing goods and services from third-party suppliers, ~~and we have~~has discretion in selecting the supplier and ~~bear~~bears the associated credit risk.

~~We recognize~~

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 Company recognizes gains on sales of properties upon the closing of the transaction with the purchaser. Gains on properties sold are recognized using the full accrual method when (i) the collectability of the sales price is reasonably assured, (ii) ~~we are~~the Company is not obligated to perform significant activities after the sale, (iii) the initial investment from the buyer is sufficient and (iv) other profit recognition criteria have been satisfied. Gains on sales of properties may be deferred in whole or in part until the requirements for gain recognition have been met.

Deferred Financing Costs

Deferred financing costs are amortized over the terms of the respective loans and are reported net of accumulated amortization as of December 31, 2015 and 2014 in the Notes payable, net and Prepaid expenses and other assets line item of the Consolidated Balance Sheets pursuant to the adoption of ASU 2015-03 and ASU 2015-15.

Interest Rate Contracts

The Company manages interest rate risk associated with borrowings by entering into interest rate contracts. The Company recognizes all interest rate contracts on the consolidated balance sheet on a gross basis at fair value. Interest rate contracts that are not effective hedges are adjusted to fair value and the changes in fair value are reflected as income or expense. If the interest rate contract is an effective hedge, depending on the nature of the hedge, changes in the fair value are either offset against the change in fair value of the hedged assets, liabilities, or firm commitments through earnings, or recognized in other comprehensive income (loss), which is a component of equity. The ineffective portion of an interest rate contract’s change in fair value is immediately recognized in earnings.

The Company held seven and three interest rate contracts as of December 31, 2015 and 2014, respectively, all of which have been accounted for as effective cash flow hedges.

Stock-Based Compensation

~~ASC Topic 718, Compensation—Stock Compensation (referred to as ASC Topic 718 and formerly known as FASB 123R), requires us to recognize an~~

The Company recognizes the expense for the fair value of equity-based compensation ~~awards.~~awards in accordance with ASC Topic 718, Compensation—Stock Compensation (referred to as ASC Topic 718). Grants of ~~stock options,~~ restricted stock, restricted stock units and performance units under ~~our~~the Company’s equity incentive award plans are accounted for under ASC Topic 718. ~~Our~~The Company’s 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 taxable income prior to the completion of our initial public offering is reportable by the members of the limited liability companies that comprise our predecessor. Our~~

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 entity that owns the 1455 Market Street property, a REIT) 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~~

The Company has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”) commencing with ~~our~~the Company’s taxable year ended December 31, 2010. ~~We believe~~The Company believes that ~~we have~~the Company has operated in a manner that has allowed usthe Company to qualify as a REIT for federal income tax purposes commencing with such taxable year, and ~~we intend~~the Company intends to continue operating in such manner. To qualify as a REIT, ~~we are~~the Company is required to distribute at least 90% of ~~our~~its net taxable income, ~~to our stockholders,~~ excluding net capital gains, to the Company’s 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~~the Company continues to qualify for taxation as a REIT, ~~we are~~the Company is generally not subject to corporate level income tax on the earnings distributed currently to ~~our~~its stockholders. If ~~we fail~~the Company fails to qualify as a REIT in any taxable year, and ~~are~~is unable to avail ~~ourselves~~itself of certain savings provisions set forth in the Code, all of ~~our~~the Company’s taxable income would be subject to federal income tax at regular corporate rates, including any applicable alternative minimum tax. Unless entitled to relief under specific statutory provisions, wethe Company would be ineligible to elect to be treated as a REIT for the four taxable years following the year for which ~~we lose our~~the Company loses its qualification. It is not possible to state whether in all circumstances wethe Company would be entitled to this statutory relief.

~~We have~~

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)

The Company has elected, together with one of the Company’s subsidiaries, to treat ~~one of our subsidiaries~~such subsidiary as a taxable REIT ~~subsidiary.~~subsidiary (“TRS”) for federal income tax purposes. Certain activities that wethe Company may undertake, such as non-customary services for ~~our~~the Company’s tenants and holding assets that wethe Company cannot hold directly, will be conducted by a ~~taxable REIT subsidiary.~~TRS. A ~~taxable REIT subsidiary~~TRS is subject to federal and, where applicable, state income taxes on its net income. The Company's TRS did not have significant tax provisions or deferred income tax items for 2015, 2014, 2013, or 2012.

~~We are~~

The Company is subject to the statutory requirements of the states in which ~~we conduct~~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, ~~2013~~,2015, the Company has not established a liability for uncertain tax positions.

~~Table of Contents~~

~~Results of Operations~~

~~The following table identifies each of the properties in our portfolio acquired through~~ ~~December 31, 2013~~ ~~and their date of acquisition.~~



~~Properties~~	~~Acquisition/Completion Date~~	~~Square Feet~~
~~875 Howard Street~~	~~2/15/2007~~	~~286,270~~
~~Sunset Gower~~	~~8/17/2007~~	~~543,709~~
~~Sunset Bronson~~	~~1/30/2008~~	~~313,723~~
~~Technicolor Building~~	~~6/1/2008~~	~~114,958~~
~~First Financial~~	~~6/29/2010~~	~~222,423~~
~~Tierrasanta~~	~~6/29/2010~~	~~112,300~~
~~Del Amo Office~~	~~8/13/2010~~	~~113,000~~
~~9300 Wilshire Boulevard~~	~~8/24/2010~~	~~61,224~~
~~222 Kearny Street~~	~~10/8/2010~~	~~148,797~~
~~1455 Market~~	~~12/16/2010~~	~~1,012,012~~
~~Rincon Center~~	~~12/16/2010~~	~~580,850~~
~~10950 Washington~~	~~12/22/2010~~	~~159,024~~
~~604 Arizona~~	~~7/26/2011~~	~~44,260~~
~~275 Brannan~~	~~8/19/2011~~	~~54,673~~
~~625 Second Street~~	~~9/1/2011~~	~~137,018~~
~~6922 Hollywood Boulevard~~	~~11/22/2011~~	~~205,523~~
~~6050 Ocean Way & 1455 N. Beachwood Drive~~	~~12/16/2011~~	~~20,761~~
~~10900 Washington~~	~~4/5/2012~~	~~9,919~~
~~901 Market Street~~	~~6/1/2012~~	~~212,319~~
~~Element LA~~	~~9/5/2012~~	~~247,545~~
~~1455 Gordon Street~~	~~9/21/2012~~	~~6,000~~
~~Pinnacle I~~⁽¹⁾	~~11/8/2012~~	~~393,777~~
~~3401 Exposition~~	~~5/22/2013~~	~~63,376~~
~~Pinnacle II~~⁽¹⁾	~~6/14/2013~~	~~231,864~~
~~First & King~~	~~7/31/2013~~	~~472,223~~
~~Met Park North~~	~~7/31/2013~~	~~190,748~~
~~Northview~~	~~7/31/2013~~	~~182,229~~
~~1861 Bundy~~	~~9/26/2013~~	~~36,492~~
~~Total~~		~~6,177,017~~

(1) These properties are owned by our joint venture with MDP/Worthe. As of December 31, 2012, we owned a 98.25% interest in the joint venture, which owned Pinnacle I as of that date. On June 14, 2013, MDP/Worthe contributed its interest in Pinnacle II to the joint venture, which reduced our interest in the joint venture to 65.0%.

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.

~~Table of Contents~~

~~Comparison of the year ended~~ ~~December 31, 2013~~ ~~to the year ended~~ ~~December 31, 2012~~

~~Revenue~~

~~Total Office Revenue.~~ Total office revenue consists of rental revenue, tenant recoveries, and parking and other revenue. Total office revenues increased $45.1 million, or 37.5%, to $165.4 million for the twelve months ended ~~December 31, 2013~~ ~~compared to $120.3 million for the twelve months ended~~ ~~December 31, 2012. The period-over-period changes in the items that comprise total revenue are attributable primarily to the factors discussed below. During the twelve months ended~~ ~~December 31, 2013~~, the Company entered into an agreement to sell its City Plaza property in Orange, California. Accordingly, the City Plaza property was reclassified as held for sale and its financial results are accounted for as discontinued operations for the twelve months ended ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012~~.

~~Office Rental Revenue.~~ Office rental revenue includes rental revenues from our office properties and percentage rent on retail space contained within those properties. Total office rental revenue increased $36.4 million, or 41.1%, to $124.8 million for the twelve months ended ~~December 31, 2013~~ ~~compared to $88.5 million for the twelve months ended~~ ~~December 31, 2012~~. The increase in rental revenue was primarily the result of operating results from the 901 Market property acquired on June 1, 2012, and the Pinnacle I and Pinnacle II buildings our joint venture with MDP/Worthe acquired on November 8, 2012 and June 14, 2013, respectively, and our acquisition of the Seattle Portfolio on July 31, 2013. During the twelve months ended ~~December 31, 2013~~, the Company renewed 23 office leases encompassing approximately 232,967 rentable square feet. The weighted average initial stabilized cash rents for those renewed leases were 5.0% above the expiring cash rents for the same space and the weighted average initial straight-line rents on those renewed leases were 15.2% above the expiring straight-line rents for the same space.

~~Office Tenant Recoveries.~~ ~~Office tenant recoveries increased $3.8 million, or 17.4%, to $25.9 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $22.0 million for the twelve months ended~~ ~~December 31, 2012~~. The increase in tenant recoveries was primarily the result of the 901 Market property acquired on June 1, 2012, the Pinnacle I and Pinnacle II buildings our joint venture with MDP/Worthe acquired on November 8, 2012 and June 14, 2013, respectively, and the Seattle Portfolio acquired on July 31, 2013.

~~Office Parking and Other Revenue.~~ ~~Office parking and other revenue increased $4.9 million, or 49.7% to $14.7 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $9.8 million for the twelve months ended~~ ~~December 31, 2012~~. The increase in parking and other revenue was primarily the result of operating results from the 901 Market property acquired on June 1, 2012, the Pinnacle I and Pinnacle II buildings our joint venture with MDP/Worthe acquired on November 8, 2012 and June 14, 2013, respectively, and the Seattle Portfolio acquired on July 31, 2013, together with early lease termination payments from Bank of America relating to the Company’s 1455 Market Street property of $1.6 million (after the write-off of non-cash items), with no comparable activity for the same period a year ago.

~~Total Media & Entertainment Revenue.~~ Total media and entertainment revenue consists of rental revenue, tenant recoveries, other property-related revenue and other revenue. Total media and entertainment revenues remained relatively flat for the ~~three months~~ ~~ended~~ ~~December 31, 2013~~ ~~compared to the~~ ~~three months~~ ~~ended~~ ~~December 31, 2012. The items that contributed to the period-over-period total revenue results are discussed below.~~

~~Media & Entertainment Rental Revenue.~~ Media and entertainment rental revenue includes rental revenues from our media and entertainment properties, percentage rent on retail space contained within those properties, and lease termination income. Total media and entertainment rental revenue decreased $0.6 million, or 2.5%, to $23.0 million for the twelve months ended ~~December 31, 2013~~ ~~compared to $23.6 million for the twelve months ended~~ ~~December 31, 2012. The decrease in rental revenue was primarily due to lower occupancy compared to the same period a year ago.~~

~~Media & Entertainment Tenant Recoveries.~~ ~~Tenant recoveries increased $0.2 million, or 13.1%, to $1.8 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $1.6 million for the twelve months ended~~ ~~December 31, 2012. The increase in tenant recoveries was primarily due to higher equipment rental reimbursements at our Sunset Bronson property compared to the same period a year ago.~~

~~Media & Entertainment Other Property-Related Revenue.~~ Other property-related revenue is revenue that is derived from the tenants’ rental of lighting and other equipment, parking, power, HVAC and telecommunications (telephone and Internet). Total other property-related revenue increased $0.3 million, or 2.3%, to $15.1 million for the twelve months ended ~~December 31, 2013~~ ~~compared to $14.7 million for the twelve months ended~~ ~~December 31, 2012. The increase in other property-related revenue was primarily due to higher production activity compared to the same period a year ago.~~

~~Table of Contents~~

~~Operating Expenses~~

~~Total Operating Expenses.~~ Total operating expenses consist of property operating expenses, as well as property- and corporate-level general and administrative expenses, other property related expenses, management fees and depreciation and amortization. Total operating expenses increased by $31.4 million, or 21.5%, to $177.6 million for the twelve months ended ~~December 31, 2013~~ ~~compared to $146.2 million for the twelve months ended~~ ~~December 31, 2012. This increase in total operating expenses reflects the factors discussed below. During the twelve months ended~~ ~~December 31, 2013~~, the Company entered into an agreement to sell its City Plaza property in Orange, California. Accordingly, the City Plaza property was reclassified as held for sale and its financial results are accounted for as discontinued operations for the twelve months ended ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012~~.

~~Office Operating Expenses.~~ ~~Office operating expenses increased $12.8 million, or 25.4%, to $63.4 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $50.6 million for the twelve months ended~~ ~~December 31, 2012~~. The increase in operating expenses was primarily the result of operating results from the 901 Market property acquired on June 1, 2012, and the Pinnacle I and Pinnacle II buildings our joint venture with MDP/Worthe acquired on November 8, 2012 and June 14, 2013, respectively, and the Seattle Portfolio acquired on July 31, 2013. This increase in operating expenses also reflects a supplemental property tax expense associated with our Technicolor property which occurred in the twelve months ended ~~December 31, 2012~~ ~~of approximately $0.9 million, with no comparable activity in the twelve months ended~~ ~~December 31, 2013~~. If this supplemental property tax expense is disregarded, then operating expenses from continuing operations at the Company’s office properties would have increased by $13.8 million, or 27.7%, over the same period a year ago.

~~Media & Entertainment Operating Expenses.~~ ~~Media and entertainment operating expenses remained relatively flat for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to the twelve months ended~~ ~~December 31, 2012~~. Operating expenses for the twelve months of 2013 reflect a property tax reimbursement resulting from the reassessment of the Sunset Gower media and entertainment property of $0.8 million, with no comparable activity in the same period a year ago. If this supplemental property tax reimbursement is disregarded, then operating expenses from continuing operations at the Company’s media and entertainment properties would have increased by $0.6 million, or 2.5%, over the same period a year ago. This increase in operating expenses was the result of higher production activity compared to the same period a year ago.

~~General and Administrative Expenses.~~ General and administrative expenses includes wages and salaries for corporate-level employees, accounting, legal and other professional services, office supplies, entertainment, travel, and automobile expenses, telecommunications and computer-related expenses, and other miscellaneous items. General and administrative expenses increased $3.5 million, or 20.9%, to $20.0 million for the twelve months ended ~~December 31, 2013~~ ~~compared to $16.5 million for the twelve months ended~~ ~~December 31, 2012~~. The increase in general and administrative expenses was primarily due to the adoption of the 2013 Out performance Program and increased staffing to meet operational needs stemming from growth through the acquisitions of office properties.

~~Depreciation and Amortization.~~ ~~Depreciation and amortization expense increased $15.3 million, or 28.0%, to $70.1 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $54.8 million for the twelve months ended~~ ~~December 31, 2012~~. The increase was primarily the result of the 901 Market property acquired on June 1, 2012, the Pinnacle I and Pinnacle II buildings our joint venture with MDP/Worthe acquired on November 8, 2012 and June 14, 2013, respectively, and the Seattle Portfolio acquired on July 31, 2013.

~~Other Expense (Income)~~

~~Interest Expense.~~ ~~Interest expense increased $6.4 million or 33.6% to $25.5 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $19.1 million for the twelve months ended~~ ~~December 31, 2012. At~~ ~~December 31, 2013, the Company had~~ ~~$931.3 million~~ ~~of notes payable compared to~~ ~~$582.1 million~~ at ~~December 31, 2012~~. The increase was primarily due to interest expenses for a full twelve months on the indebtedness associated with our First Financial and 10950 Washington properties, the increase in indebtedness associated with our 275 Brannan property financing on October 5, 2012, our 901 Market property financing on October 29, 2012, the indebtedness associated with the Pinnacle I and Pinnacle II buildings acquired on November 8, 2012 and June 14, 2013, respectively, and the indebtedness associated with the acquisition of the Seattle Portfolio.

~~Acquisition-related expenses.~~ ~~Acquisition-related expenses increased $0.4 million, or 37.6%, to $1.4 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $1.1 million for the twelve months ended~~ ~~December 31, 2012. The increase in acquisition-related expenses was primarily due to higher expenses associated with the loan assumption in connection with the acquisition of Pinnacle II.~~

~~Table of Contents~~

~~Net (Loss) Income From Discontinued Operations~~

~~During the twelve months ended~~ ~~December 31, 2013~~, the Company entered into an agreement to sell its City Plaza property in Orange, California, for approximately $56.0 million (before certain credits, prorations and closing costs). Accordingly, the City Plaza property was reclassified as held for sale and its financial results are accounted for as discontinued operations for the twelve months ended ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012. Income from discontinued operations associated with the City Plaza property increased $1.1 million, or 248.3%, to $1.6 million for the twelve months ended~~ ~~December 31, 2013~~ ~~compared to $0.5 million for the twelve months ended~~ ~~December 31, 2012. The Company also recognized $5.6 million of impairment loss in the twelve months ended~~ ~~December 31, 2013~~ based the estimated loss on sale of the City Plaza property, with no comparable activity in the same period a year ago. As a result of the combined income from discontinued operations and impairment loss from discontinued operations, the Company experienced a net loss from discontinued operations of $4.0 million for the twelve months ended ~~December 31, 2013~~ ~~compared to net income from discontinued operations of $0.5 million for the twelve months ended~~ ~~December 31, 2012~~.

~~Net Loss~~

~~Net Loss for the twelve months ended~~ ~~December 31, 2013~~ ~~was $2.6 million compared to net loss of $5.0 million for the twelve months ended~~ ~~December 31, 2012~~. The increase was primarily due to higher office operating revenues resulting from a full twelve months of operating results from the 901 Market property acquired on June 1, 2012, and the acquisition of the Pinnacle I and Pinnacle II buildings by our joint venture with MDP/Worthe on November 8, 2012 and June 14, 2013, respectively, and our acquisition of the Seattle Portfolio on July 31, 2013, all partially offset by higher office operating expenses, higher general and administrative expenses, higher interest expense, and net loss from discontinued operations associated with the disposition of the City Plaza property, all as described above.

~~Comparison of the year ended December 31, 2012 to the year ended December 31, 2011~~

~~Revenue~~

~~Total Office Revenue.~~ Total office revenue consists of rental revenue, tenant recoveries, and parking and other revenue. Total office revenues increased $23.6 million, or 24.4%, to $120.3 million for the twelve months ended December 31, 2012 compared to $96.7 million for the twelve months ended December 31, 2011. The period-over-period changes in the items that comprise total revenue are attributable primarily to the factors discussed below.

~~Office Tenant Recoveries.~~ ~~Office tenant recoveries remained relatively flat for the twelve months ended December 31, 2012 compared to the twelve months ended December 31, 2011.~~

~~Office Parking and Other Revenue.~~ Office parking and other revenue increased $4.2 million, or 74.4%, to $9.8 million for the twelve months ended December 31, 2012 compared to $5.6 million for the twelve months ended December 31, 2011. The increase in parking and other revenue largely reflects a full year of operating results from office properties acquired in the second half of 2011 and the impact of office properties acquired in the second, third, and fourth quarters of 2012.

~~Total Media & Entertainment Revenue.~~ Total media and entertainment revenue consists of rental revenue, tenant recoveries, other property-related revenue and other revenue. Total media and entertainment revenues increased $3.2 million, or 8.5%, to $40.1 million for the twelve months ended December 31, 2012 compared to $37.0 million for the twelve months ended December 31, 2011. The items that contributed to the period-over-period total revenue results are discussed below.

~~Media & Entertainment Rental Revenue.~~ Media and entertainment rental revenue includes rental revenues from our media and entertainment properties, percentage rent on retail space contained within those properties, and lease termination income. Total media and entertainment rental revenue increased $2.0 million, or 9.2%, to $23.6 million for the twelve months ended December 31, 2012 compared to $21.6 million for the twelve months ended December 31, 2011. The increase in rental revenue was primarily due to higher rents and occupancy compared to the same period a year ago.

~~Table of Contents~~

~~Media & Entertainment Tenant Recoveries.~~ ~~Tenant recoveries remained relatively flat for the twelve months ended December 31, 2012 compared to the twelve months ended December 31, 2011.~~

~~Media & Entertainment Other Property-Related Revenue.~~ Other property-related revenue is revenue that is derived from the tenants’ rental of lighting and other equipment, parking, power, HVAC and telecommunications (telephone and internet). Total other property-related revenue increased $1.1 million, or 8.0%, to $14.7 million for the twelve months ended December 31, 2012 compared to $13.6 million for the twelve months ended December 31, 2011. The increase in other property-related revenue was primarily due to higher production activity and occupancy at our media and entertainment properties compared to the same period a year ago.

~~Operating Expenses~~

~~Office Operating Expenses.~~ Office operating expenses increased $8.3 million, or 19.6%, to $50.6 million for the twelve months ended December 31, 2012 compared to $42.3 million for the twelve months ended December 31, 2011. The increase in operating expenses largely reflects a full year of operating results from office properties acquired in the second half of 2011 and the impact of office properties acquired in the second, third, and fourth quarters of 2012.

~~Media & Entertainment Operating Expenses.~~ Media and entertainment operating expenses increased $1.9 million, or 8.4%, to $24.3 million for the twelve months ended December 31, 2012 compared to $22.4 million for the twelve months ended December 31, 2011. The increase was primarily due to higher production activity and occupancy at our media and entertainment properties compared to the same period a year ago.

~~General and Administrative Expenses.~~ General and administrative expenses includes wages and salaries for corporate-level employees, accounting, legal and other professional services, office supplies, entertainment, travel, and automobile expenses, telecommunications and computer-related expenses, and other miscellaneous items. General and administrative expenses increased $3.5 million, or 26.5%, to $16.5 million for the twelve months ended December 31, 2012 compared to $13.0 million for the twelve months ended December 31, 2011. The increase in general and administrative expenses was primarily due to the adoption of the 2012 Outperformance Program and increased staffing to meet operational needs arising from the acquisitions of office properties.

~~Depreciation and Amortization.~~ Depreciation and amortization expense increased $12.8 million, or 30.4%, to $54.8 million for the twelve months ended December 31, 2012 compared to $42.0 million for the twelve months ended December 31, 2011. The increase was primarily due to the depreciation associated with a full year of operating results from office properties acquired in the second half of 2011 and the impact of office properties acquired in the second, third, and fourth quarters of 2012.

~~Other Expense (Income)~~

~~Interest Expense.~~ Interest expense increased $1.6 million or 9.1% to $19.1 million for the twelve months ended December 31, 2012 compared to $17.5 million for the twelve months ended December 31, 2011. At December 31, 2012, we had $582.1 million of notes payable, compared to $399.9 million at December 31, 2011. The increase in interest expense was primarily due to the increase in indebtedness associated with the financing activity throughout 2012 on our First Financial, 10950 Washington, 901 Market, and Pinnacle I properties, as described above, and the full year impact of financings assumed in connection with properties acquired in the second half of 2011.

~~Acquisition-related expenses.~~ Acquisition-related expenses decreased $0.6 million, or 37.9%, to $1.1 million for the twelve months ended December 31, 2012 compared to $1.7 million for the twelve months ended December 31, 2011. The decrease in acquisition-related expenses was primarily due to higher expenses associated with loans assumptions in connection properties acquired in the second half of 2011.

~~Table of Contents~~

~~Net Loss~~

Net loss for the twelve months ended December 31, 2012 was $5.0 million compared to net loss of $2.2 million for the twelve months ended December 31, 2011. The increase in net loss was primarily due to higher operating expenses, higher general and administrative expenses, higher depreciation and amortization expenses, partially offset by higher revenues as a result of a full year of operating results from office properties acquired in the second half of 2011 and the impact of office properties acquired in the second, third, and fourth quarters of 2012, all as described above.

~~Liquidity and Capital Resources~~

~~Analysis of Liquidity and Capital Resources~~

~~We had approximately~~ ~~$30.4 million~~ ~~of cash and cash equivalents at~~ ~~December 31, 2013. In addition, the lead arrangers for our unsecured revolving credit facility have secured commitments that will allow borrowings of up to $250.0 million. As of~~ ~~December 31, 2013, we had total borrowing capacity of approximately $250.0 million under our unsecured revolving credit facility, $155.0 million of which had been drawn.~~

On January 28, 2014, we closed the public offering of 9,487,500 shares of our common stock. We used $155.0 million of proceeds from that stock offering to fully pay down the $155.0 million outstanding balance on our unsecured credit facility. On February 10, 2014 we drew $15.0 million in connection with our acquisition of the Merrill Place property. On February 27, 2014 we drew $20.0 million in connection with our acquisition of the 3402 Pico Boulevard property. As a result, we have total borrowing capacity of approximately $250.0 million under our unsecured revolving credit facility, $35.0 million of which has been drawn.

~~We have an At-the-Market, or ATM, program which allows us to sell up to $125.0 million of common stock, $12.6 million of which has been sold as of~~ ~~December 31, 2013~~.

We intend to use the unsecured revolving credit facility and ATM program, among other things, to finance the acquisition of other properties, to provide funds for tenant improvements and capital expenditures and to provide for working capital and other corporate purposes.

~~Based on the closing price of our common stock of $21.87 as of~~ ~~December 31, 2013, our ratio of debt to total market capitalization was approximately~~ ~~39.2%~~ ~~(counting series A preferred units as debt) as of~~ ~~December 31, 2013~~. Our total market capitalization is defined as the sum of the market value of our outstanding common stock (which may decrease, thereby increasing our debt to total capitalization ratio), including restricted stock that we may issue to certain of our directors and executive officers, plus the aggregate value of common units not owned by us, plus the liquidation preference of outstanding series A preferred units and series B preferred stock, plus the book value of our total consolidated indebtedness.

Our short-term liquidity requirements primarily consist of operating expenses and other expenditures associated with our properties, distributions to our limited partners and dividend payments to our stockholders required to maintain our REIT status, capital expenditures and, potentially, acquisitions. We expect to meet our short-term liquidity requirements through cash on hand, net cash provided by operations, reserves established from existing cash and, if necessary, by drawing upon our unsecured revolving credit facility.

Our long-term liquidity needs consist primarily of funds necessary to pay for the repayment of debt at maturity, property acquisitions and non-recurring capital improvements. We expect to meet our long-term liquidity requirements with net cash from operations, long-term secured and unsecured indebtedness and the issuance of equity and debt securities. We also may fund property acquisitions and non-recurring capital improvements using our unsecured revolving credit facility pending permanent financing.

We believe we have access to multiple sources of capital to fund our long-term liquidity requirements, including the incurrence of additional debt and the issuance of additional equity. However, 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. 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 the Company.

~~Table of Contents~~

~~Consolidated Indebtedness~~

~~Senior Unsecured Revolving Credit Facility~~

On August 3, 2012, we replaced our $200.0 million secured revolving credit facility with a $250.0 million unsecured revolving credit facility with a group of lenders for which Wells Fargo Bank, N.A. acts as administrative agent and its affiliate acts as joint lead arranger, Bank of America, N.A. acts as joint lead arranger and, together with Barclays Capital Inc., acts as joint syndication agent, and Keybank, N.A., acts as documentation agent. Our Operating Partnership is the borrower under our new unsecured revolving credit facility. The facility is required to be guaranteed by us and all of our subsidiaries that own unencumbered properties. The unsecured revolving credit facility includes an accordion feature that allows us to increase the availability by $150.0 million, to $400.0 million, under specified circumstances and subject to receiving commitments from lenders.

Our unsecured revolving credit facility bears interest at a rate per annum equal to LIBOR plus 155 basis points to 220 basis points, depending on our leverage ratio. If the Company obtains a credit rating for its senior unsecured long term indebtedness, it may make an irrevocable election to change the interest rate for the unsecured revolving credit facility to a rate per annum equal to LIBOR plus 100 basis points to 185 basis points, depending on the credit rating. Our unsecured revolving credit facility is subject to a facility fee in an amount equal to our unused commitments multiplied by a rate per annum equal to 25 basis points to 35 basis points, depending on our usage of the unsecured revolving credit facility, or, if we make the credit rating election, in an amount equal to the aggregate amount of our commitments multiplied by a rate per annum equal to 15 basis points to 45 basis points, depending upon the credit rating. The amount available for us to borrow under the unsecured revolving credit facility is subject to compliance with certain covenants, including the following financial covenants:

~~a maximum leverage ratio (defined as consolidated total indebtedness plus our pro rata share of indebtedness of unconsolidated affiliates to total asset value) of 0.60:1.00;~~

a minimum fixed charge coverage ratio (defined as consolidated earnings before interest, taxes, depreciation and amortization (“EBITDA”) plus our pro rata share of EBITDA of unconsolidated affiliates to fixed charges) of 1.50:1.00;

a maximum secured indebtedness leverage ratio (defined as consolidated secured indebtedness plus our pro rata share of secured indebtedness of unconsolidated affiliates to total asset value) of 0.60:1:00 through and including August 3, 2014 and 0.55:1:00 thereafter;

a maximum unencumbered leverage ratio (defined as consolidated unsecured indebtedness plus our pro rata share of unsecured indebtedness of unconsolidated affiliates to total unencumbered asset value) of 0.60:1:00;

a minimum unsecured interest coverage ratio (defined as consolidated net operating income from unencumbered properties plus our pro rata share of net operating income from unencumbered properties to unsecured interest expense) of 1.60:1.00; and

a maximum recourse debt ratio (defined as recourse indebtedness other than indebtedness under the unsecured revolving credit facility but including unsecured lines of credit to total asset value) of 0.15:1.00.

In addition to these covenants, our unsecured revolving credit facility also includes certain limitations on dividend payouts and distributions, limits on certain types of investments outside of our primary business, and other customary affirmative and negative covenants. Our ability to borrow under the unsecured revolving credit facility is subject to continued compliance with these covenants.

As of December 31, 2013, we were in compliance with our unsecured revolving credit facility’s financial covenants. As of December 31, 2013, we had total borrowing capacity of approximately $250.0 million under our unsecured revolving credit facility, $155.0 million of which had been drawn.

~~Outstanding Indebtedness~~

Our indebtedness creates the possibility that we may be unable to generate cash sufficient to pay the principal of, interest on or other amounts in respect of our indebtedness and other obligations. In addition, we may incur additional debt from time to time to finance strategic acquisitions, investments, joint ventures or for other purposes, subject to the restrictions contained in the documents governing our indebtedness. If we incur additional debt, the risks associated with our leverage, including our ability to service our debt, would increase.

~~As of~~ ~~December 31, 2013~~, we had outstanding notes payable of $926 million (before loan premium), of which $489.9 million, or 52.8%, was variable rate debt. $156.5 million of the variable rate debt is subject to the interest rate contracts described in footnotes 7 and 9 in the table below.

~~Table of Contents~~

~~The following table sets forth information as of~~ ~~December 31, 2013~~ ~~with respect to our outstanding indebtedness (in thousands).~~

Outstanding
Debt December 31, 2013 December 31, 2012
Interest Rate⁽¹⁾

Maturity
Date
Unsecured Revolving Credit Facility $ 155,000
$ 55,000
LIBOR+1.55% to 2.20% 8/3/2016
Mortgage loan secured by 625 Second Street⁽²⁾
—
33,700
5.85% 2/1/2014
Mortgage loan secured by 3401 Exposition Boulevard⁽³⁾
13,233
—
LIBOR+3.80% 5/31/2014
Mortgage loan secured by 6922 Hollywood Boulevard⁽⁴⁾
40,396
41,243
5.58% 1/1/2015
Mortgage loan secured by 275 Brannan 15,000
138
LIBOR+2.00% 10/5/2015
Mortgage loan secured by Pinnacle II⁽⁵⁾
88,540
—
6.313% 9/6/2016
Mortgage loan secured by 901 Market⁽⁶⁾
49,600
49,600
LIBOR+2.25% 10/31/2016
Mortgage loan secured by Element LA⁽⁷⁾
566
—
LIBOR+1.95% 11/1/2017
Mortgage loan secured by Sunset Gower/Sunset Bronson⁽⁸⁾
97,000
92,000
LIBOR+2.25% 2/11/2018
Mortgage loan secured by Rincon Center⁽⁹⁾
105,853
107,492
5.134% 5/1/2018
Mortgage loan secured by First & King⁽¹⁰⁾
95,000
—
LIBOR+1.60% 8/31/2018
Mortgage loan secured by Met Park North⁽¹¹⁾
64,500
—
LIBOR+1.55% 8/1/2020
Mortgage loan secured by First Financial⁽¹²⁾
43,000
43,000
4.580% 2/1/2022
Mortgage loan secured by 10950 Washington⁽¹³⁾
29,300
29,711
5.316% 3/11/2022
Mortgage loan secured by Pinnacle I⁽¹⁴⁾
129,000
129,000
3.954% 11/7/2022
Subtotal $ 925,988
$ 580,884

Unamortized loan premium, net⁽¹⁵⁾
5,320
1,201

Total $ 931,308
$ 582,085

~~__________________~~


~~(1)~~	~~Interest rate with respect to indebtedness is calculated on the basis of a 360-day year for the actual days elapsed, excluding the amortization of loan fees and costs.~~


~~(2)~~	~~This loan was assumed on September 1, 2011 in connection with the closing of our acquisition of the 625 Second Street property. We repaid this loan on November 1, 2013.~~


~~(3)~~	~~This loan was assumed on May 22, 2013 in connection with the closing of our acquisition of the 3401 Exposition Boulevard property.~~


~~(4)~~	~~This loan was assumed on November 22, 2011 in connection with the closing of our acquisition of the 6922 Hollywood Boulevard property. This loan is amortizing based on a 30-year amortization schedule.~~


~~(5)~~	This loan was assumed on June 14, 2013 in connection with the contribution of the Pinnacle II building to the Company’s joint venture with MDP/Worthe. This loan bore interest only for the first five years. Beginning with the payment due October 6, 2011, monthly debt service includes annual debt amortization payments based on a 30-year amortization schedule.


~~(6)~~	On October 29, 2012, we obtained a loan for our 901 Market property pursuant to which we borrowed $49,600 upon closing, with the ability to draw up to an additional $11,900 for budgeted base building, tenant improvements, and other costs associated with the renovation and lease-up of that property.


~~(7)~~	We have the ability to draw up to $65,500 for budgeted site-work, construction of a parking garage, base building, tenant improvement, and leasing commission costs associated with the renovation and lease-up of the property.

~~(8)~~

On March 16, 2011, we purchased an interest rate cap in order to cap one-month LIBOR at 3.715% with respect to $50,000 of the loan through February 11, 2016. On January 11, 2012 we purchased an interest rate cap in order to cap one-month LIBOR at 2.00% with respect to $42,000 of the loan through February 11, 2016. Effective August 22, 2013, the terms of this loan were amended to increase the outstanding balance from $92,000 to $97,000, reduce the interest rate from LIBOR plus 3.50% to LIBOR plus 2.25%, and extend the maturity date from February 11, 2016 to February 11, 2018.


~~(9)~~	~~This loan is amortizing based on a 30-year amortization schedule.~~


~~(10)~~	This loan bears interest only for the first two years. Beginning with the payment due August 1, 2015, monthly debt service will include annual debt amortization payments of $1,604 based on a 30-year amortization schedule.


~~(11)~~	This loan bears interest only at a rate equal to one-month LIBOR plus 1.55%. The full loan amount is subject to an interest rate contract that swapped one-month LIBOR to a fixed rate of 2.1644% through the loan’s maturity on August 1, 2020.


~~(12)~~	This loan bears interest only for the first two years. Beginning with the payment due March 1, 2014, monthly debt service will include principal payments based on a 30-year amortization schedule, for total annual debt service of ~~$2,639~~.


~~(13)~~	~~This loan is amortizing based on a 30-year amortization schedule.~~


~~(14)~~	This loan bears interest only for the first five years. Beginning with the payment due December 6, 2017, monthly debt service will include annual debt amortization payments based on a 30-year amortization schedule.


~~(15)~~	~~Represents unamortized amount of the non-cash mark-to-market adjustment on debt associated with 6922 Hollywood Boulevard and Pinnacle II.~~

~~Table of Contents~~

~~Contractual Obligations~~

The following table provides information with respect to our commitments at December 31, 2013, including any guaranteed or minimum commitments under contractual obligations. The table does not reflect available debt extensions.

Payments Due by Period
Contractual Obligation Total
Less than
1 year
1-3 years 3-5 years
More than
5 years
Principal payments on mortgage loans⁽¹⁾
$ 925,987
$ 17,896
$ 360,372
$ 362,282
$ 185,437
Interest payments⁽¹⁾⁽²⁾
198,982
33,253
91,907
51,348
22,474
Operating leases 4,025
758
2,414
853
—
Tenant-related commitments 116,009
116,009
—
—
—
Ground leases⁽³⁾
57,910
1,417
4,251
4,251
47,991
Total: $ 1,302,913
$ 169,333
$ 458,944
$ 418,734
$ 255,902


~~(1)~~	As of December 31, 2013, we had drawn approximately $55.0 million under our unsecured revolving credit facility. Subsequent to December 31, 2013, we fully repaid the outstanding balance of our unsecured revolving credit facility.


~~(2)~~	~~Interest rates with respect to indebtedness are calculated on the basis of a 360-day year for the actual days elapsed.~~


~~(3)~~	Reflects current annual base rents of $367,125, $1, $975,000 and $75,000 under the Sunset Gower, Del Amo Office, 222 Kearny Street and 9300 Wilshire ground leases, expiring March 31, 2060, June 30, 2049, June 14, 2054 and August 14, 2032, respectively. Assumes Sunset Gower and 222 Kearny ground rent is fixed at the current rent, although such ground rent is subject to periodic adjustments.

~~Off Balance Sheet Arrangements~~

~~At December 31, 2013, we did not have any off-balance sheet arrangements.~~

~~Cash Flows~~

~~Comparison of~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ to ~~twelve months~~ ~~ended~~ ~~December 31, 2012~~ ~~is as follows:~~

Twelve Months Ended December 31,
2013 2012 Dollar Change Percentage Change
($ in thousands)
Net cash provided by operating activities $ 41,547
$ 42,821
$ (1,274 ) (3.0 )%
Net cash used in investing activities (424,042 ) (423,470 ) (572 ) 0.1 %
Net cash provided by financing activities 393,947
385,848
8,099
2.1 %

~~Cash and cash equivalents were~~ ~~$30.4 million~~ ~~and~~ ~~$18.9 million~~ at ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012, respectively.~~

~~Operating Activities~~

~~Net cash provided by operating activities decreased by~~ ~~$(1.3) million~~ to ~~$41.5 million~~ ~~for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~compared to~~ ~~$42.8 million~~ ~~for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2012~~. The decrease was primarily attributable to an increase in deferred leasing costs and lease intangible costs associated with newly signed leases at 1455 Market, Rincon Center, and 275 Brannan, an increase in general and administrative costs and an increase in debt service, compared to the ~~twelve months~~ ~~ended~~ ~~December 31, 2012~~. The decrease was partially offset by an increase in cash NOI, as defined, from our office properties, primarily from the acquisitions of the Pinnacle I and Pinnacle II buildings on November 8, 2012 and June 14, 2013, respectively, and the acquisition of the Seattle Portfolio on July 31, 2013, and a lease termination payment from a tenant at our 1455 Market property.

~~Investing Activities~~

~~Net cash used in investing activities increased~~ ~~$0.6 million~~ to ~~$424.0 million~~ ~~for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~compared to~~ ~~$423.5 million~~ ~~for~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2012. The increase was primarily attributable to the increase in additions to investment property primarily as a result in increased tenant improvement costs and redevelopment costs during the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~as compared to the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2012~~ ~~partially offset by the sale of our City Plaza property on July 12, 2013.~~

~~Table of Contents~~

~~Financing Activities~~

~~Net cash provided by financing activities increased~~ ~~$8.1 million~~ to ~~$393.9 million~~ ~~for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~compared to~~ ~~$385.8 million~~ ~~for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2012~~. The increase was due to greater proceeds from property financings, partially offset by increase in repayment of debt and an increase in dividends paid to common stock and unit holders as compared to the ~~twelve months~~ ~~ended~~ ~~December 31, 2012~~. In addition, we issued equity (both common and preferred) securities generating total proceeds, after underwriters’ discounts, of approximately $246.9 million (before transaction costs) in 2012 compared to equity securities generating total proceeds, after underwriters’ discounts, of approximately $189.9 million (before transaction costs) in 2013.

~~Item 7A. Quantitative and Qualitative Disclosures About Market 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 derivative financial instruments 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.

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.

On February 11, 2011, we closed a five-year term loan totaling $92.0 million with Wells Fargo Bank, N.A., secured by our Sunset Gower and Sunset Bronson media and entertainment properties. The loan initially bore interest at a rate equal to one-month LIBOR plus 3.50%. On March 16, 2011, we purchased an interest rate cap in order to cap one-month LIBOR at 3.715% on $50.0 million of the loan through its original maturity of February 11, 2016. On January 11, 2012 we purchased an interest rate cap in order to cap one-month LIBOR at 2.00% with respect to $42.0 million of the loan through its original maturity of February 11, 2016. Effective August 22, 2013, the terms of this loan were amended to increase the outstanding balance from $92.0 million to ~~$97.0 million~~, reduce the interest rate from LIBOR plus 3.50% to LIBOR plus 2.25%, and extend the maturity date from February 11, 2016 to February 11, 2018. The interest rate contracts described above were not changed in connection with this loan amendment.

OnJuly 31, 2013, we closed a seven-year loan totaling $64.5 million with Union Bank, N.A., secured by our Met Park North property. The loan bears interest at a rate equal to one-month LIBOR plus 155 basis points. The full loan is subject to an interest rate contract that swapped one-month LIBOR to a fixed rate of 2.1644% through the loans maturity on August 1, 2020.

Our unsecured revolving credit facility, as well as the loans on each of our 901 Market, 275 Brannan, 3401 Exposition Boulevard, First & King, and Element LA properties, are not subject to interest rate hedges. As of ~~December 31, 2013, we had~~ ~~$155.0 million~~ ~~drawn under our unsecured revolving credit facility.~~

~~Therefore, with respect to the~~ ~~$155.0 million~~ ~~drawn under our unsecured revolving credit facility, the~~ ~~$97.0 million~~ ~~loan on our Sunset Gower and Sunset Bronson media and entertainment properties ($5.0 million of which is not subject to an interest rate contract), the~~ ~~$49.6 million~~ ~~loan on our 901 Market property, the~~ ~~$13.2 million~~ ~~loan on our 3401 Exposition Blvd. property, the~~ ~~$15.0 million~~ ~~loan on our 275 Brannan property, the~~ ~~$95.0 million~~ ~~loan on our First & King property, and the $0.6 million loan on our Element LA property, if one-month LIBOR as of~~ ~~December 31, 2013~~ ~~was to increase by 100 basis points, or 1.0%, the resulting increase in annual interest expense would impact our future earnings and cash flows by $4.2 million.~~

~~As of~~ ~~December 31, 2013, we had outstanding notes payable of~~ ~~$926.0 million~~ ~~(before loan premium), of which~~ ~~$489.9 million, or~~ ~~52.8%, was variable rate debt. $92.0 million of the variable rate debt is subject to the interest rate contracts described in footnote 8 to the table above, and~~ ~~$64.5 million~~ ~~of the variable rate debt is subject to the interest rate contract described in footnote 10 to the table above, and $436.1 million~~ ~~of which was fixed rate secured mortgage loans. As of~~ ~~December 31, 2013, the estimated fair value of our fixed rate secured mortgage loans was $445.2 million. The estimated fair value of our variable rate debt equals the carrying value.~~

~~Table of Contents~~

~~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.~~

~~Item 9A. Controls and Procedures~~

We maintain disclosure controls and procedures (as defined in Rule 13a-15(e) or Rule 15d-15(e) under the Securities and Exchange Act of 1934, as amended, or the 1934 Act) that are designed to ensure that information required to be disclosed in our reports under the 1934 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 1934 Act, we 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, the Chief Executive Officer and Chief Financial Officer concluded, as of that time, that our disclosure controls and procedures were effective in providing a reasonable level of assurance that information we are required to disclose in reports that we file under the 1934 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.

~~Changes in Internal Control Over Financial Reporting~~

There have been no changes that occurred during the fourth quarter of the year covered by this report in our 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 and Attestation Report of the Registered Accounting Firm~~

~~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 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, 2013. In conducting its assessment, management used the criteria issued by the Committee of Sponsoring Organizations of the Treadway Commission on Internal Control—Integrated Framework (1992 Framework). Based on this assessment, management concluded that, as of December 31, 2013, 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, 2013, 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, 2013.

~~Item 9B. Other Information~~

~~Not applicable.~~

~~Table of Contents~~

~~PART III~~

~~Item 10. Directors, Executive Officers and Corporate Governance~~

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 2014. 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 2014.~~

~~Item 12. Security Ownership of Certain Beneficial Owners and Management 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 2014.~~

~~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 2014.~~

~~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 2014.~~

~~PART IV~~

~~Item 15. Exhibits and 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:~~

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.

~~Table of Contents~~

~~(3)~~ ~~Exhibits~~



~~Exhibit Number~~			~~Description~~

~~3.1~~			~~Articles of Amendment and Restatement of Hudson Pacific Properties, Inc.~~⁽²⁾
~~3.2~~			~~Amended and Restated Bylaws of Hudson Pacific Properties, Inc.~~⁽²⁾
~~3.3~~			~~Form of Articles Supplementary of Hudson Pacific Properties, Inc.~~⁽⁹⁾
~~4.1~~			~~Form of Certificate of Common Stock of Hudson Pacific Properties, Inc.~~⁽⁵⁾
~~4.2~~			~~Form of Certificate of Series B Preferred Stock of Hudson Pacific Properties, Inc.~~⁽⁹⁾
~~10.1~~			~~Form of Second Amended and Restated Agreement of Limited Partnership of Hudson Pacific Properties, L.P.~~⁽⁹⁾
~~10.2~~			~~Registration Rights Agreement among Hudson Pacific Properties, Inc. and the persons named therein.~~⁽⁸⁾
~~10.3~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Victor J. Coleman.~~⁽⁸⁾
~~10.4~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Howard S. Stern.~~⁽⁸⁾
~~10.5~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Mark T. Lammas.~~⁽⁸⁾
~~10.6~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Christopher Barton.~~⁽⁸⁾
~~10.7~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Dale Shimoda.~~⁽⁸⁾
~~10.8~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Theodore R. Antenucci.~~⁽⁸⁾
~~10.9~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Mark Burnett.~~⁽⁸⁾
~~10.10~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Richard B. Fried.~~⁽⁸⁾
~~10.11~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Jonathan M. Glaser.~~⁽⁸⁾
~~10.12~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Mark D. Linehan.~~⁽⁸⁾
~~10.13~~			~~Indemnification Agreement, dated June 29, 2010, by and between Hudson Pacific Properties, Inc. and Robert M. Moran, Jr.~~⁽⁸⁾
~~10.14~~			~~Indemnification Agreement, dated June 29, 1010, by and between Hudson Pacific Properties, Inc. and Barry A. Porter.~~⁽⁸⁾
~~10.15~~			~~Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P. 2010 Incentive Award Plan.~~^{(5) *}
~~10.16~~			~~Restricted Stock Award Grant Notice and Restricted Stock Award Agreement.~~^{(5) *}
~~10.17~~			~~Hudson Pacific Properties, Inc. Director Stock Plan.~~^{(9) *}
~~10.18~~			~~Employment Agreement, dated as of April 22, 2010, by and among Hudson Pacific Properties, Inc., Hudson Pacific Properties, L.P. and Victor J. Coleman.~~^{(2) *}
~~10.19~~			~~Employment Agreement, dated as of April 22, 2010, by and among Hudson Pacific Properties, Inc., Hudson Pacific Properties, L.P. and Howard S. Stern.~~^{(2) *}
~~10.20~~			~~Employment Agreement, dated as of May 14, 2010, by and among Hudson Pacific Properties, Inc., Hudson Pacific Properties, L.P. and Mark T. Lammas.~~^{(4) *}
~~10.21~~			~~Employment Agreement, dated as of April 22, 2010, by and among Hudson Pacific Properties, Inc., Hudson Pacific Properties, L.P. and Christopher Barton.~~^{(2) *}
~~10.22~~			~~Employment Agreement, dated as of April 22, 2010, by and among Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P. and Dale Shimoda.~~^{(2) *}
~~10.23~~			~~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.~~⁽¹⁾
~~10.24~~			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.⁽¹⁾
~~10.25~~			~~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.~~⁽¹⁾
~~10.26~~			~~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.~~⁽¹⁾
~~10.27~~			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 the Farallon Funds, dated as of February 15, 2010.⁽¹⁾
~~10.28~~			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.⁽¹⁾
~~10.29~~			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.⁽¹⁾
~~10.30~~			Subscription Agreement by and among Farallon Capital Partners, L.P., Farallon Capital Institutional Partners, L.P., Farallon Capital Institution Partners III, L.P., Victor J. Coleman and Hudson Pacific Properties, Inc. dated as of February 15, 2010.⁽²⁾
~~10.31~~			~~Tax Protection Agreement between Hudson Pacific Properties, L.P. and the persons named therein, dated June 29, 2010.~~⁽⁷⁾
~~10.32~~			~~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.~~⁽⁴⁾

~~Table of Contents~~



~~10.33~~			Credit Agreement among Hudson Pacific Properties, Inc., Hudson Pacific Properties L.P., Barclays Capital and Merrill Lynch, Pierce, Fenner & Smith Incorporated (as successor in interest to Banc of America Securities LLC), as Joint Lead Arrangers, Bank of America, N.A., as Syndication Agent, and Barclays Bank PLC, as Administrative Agent, and the other lenders party thereto, dated June 29, 2010.⁽⁷⁾
~~10.34~~			~~First Modification Agreement between Sunset Bronson Entertainment Properties, LLC and Wells Fargo Bank, N.A. dated as of June 29, 2010.~~⁽⁵⁾
~~10.35~~			~~Amended and Restated First Modification Agreement between Sunset Bronson Entertainment Properties, LLC and Wells Fargo Bank, N.A. dated as of June 20, 2010.~~⁽⁷⁾
~~10.36~~			Loan Agreement among Sunset Bronson Entertainment Properties, L.L.C., as Borrower, Wachovia Bank, National Association, as Administrative Agent, Wachovia Capital Markets, LLC, as Lead Arranger and Sole Bookrunner, and lenders party thereto, dated as of May 12, 2008.⁽⁶⁾
~~10.37~~			~~Conditional Consent Agreement between GLB Encino, LLC, as Borrower, and SunAmerica Life Insurance Company, as Lender, dated as of June 10, 2010.~~⁽⁶⁾
~~10.38~~			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.⁽⁶⁾
~~10.39~~			~~Amended and Restated Promissory Note by GLB Encino, as Maker, to SunAmerica Life Insurance Company, as Holder, dated as of January 26, 2007.~~⁽⁶⁾
~~10.40~~			~~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.~~⁽⁶⁾
~~10.41~~			~~Loan and Security Agreement between Glenborough Tierrasanta, LLC, as Borrower, and German American Capital Corporation, as Lender, dated as of November 28, 2006.~~⁽⁶⁾
~~10.42~~			~~Note by Glenborough Tierrasanta, LLC, as Borrower, in favor of German American Capital Corporation, as Lender, dated as of November 28, 2006.~~⁽⁶⁾
~~10.43~~			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.⁽⁷⁾
~~10.44~~			~~Purchase and Sale Agreement, dated September 15, 2010, by and between ECI Washington LLC and Hudson Pacific Properties, L.P.~~⁽⁹⁾
~~10.45~~			~~First Amendment to Purchase and Sale Agreement, dated October 1, 2010, by and between ECI Washington LLC and Hudson Pacific Properties, L.P.~~⁽⁹⁾
~~10.46~~			Term Loan Agreement by and between Sunset Bronson Entertainment Properties, LLC and Sunset Gower Entertainment Properties, LLC, as Borrowers, and Wells Fargo Bank, National Association, as Lender, dated February 11, 2011.⁽¹⁰⁾
~~10.47~~			~~Contract for Sale dated as of December 15, 2010 by and between Hudson 1455 Market, LLC and Bank of America, National Association.~~⁽¹²⁾
~~10.48~~			~~Contribution Agreement by and between BCSP IV U.S. Investments, L.P. and Hudson Pacific Properties, L.P., dated as of December 15, 2010.~~⁽¹³⁾
~~10.49~~			~~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.~~⁽¹³⁾
~~10.50~~			First Amendment to Credit Agreement among Hudson Pacific Properties, Inc., Hudson Pacific Properties L.P., Barclays Capital and Merrill Lynch, Pierce, Fenner & Smith Incorporated (as successor in interest to Banc of America Securities LLC), as Joint Lead Arrangers, Bank of America, N.A., as Syndication Agent, and Barclays Bank PLC, as Administrative Agent, and the other lenders party thereto, dated December 10, 2010.⁽¹³⁾
~~10.51~~			Second Amendment to Credit Agreement among Hudson Pacific Properties, Inc., Hudson Pacific Properties L.P., Barclays Capital and Merrill Lynch, Pierce, Fenner & Smith Incorporated (as successor in interest to Banc of America Securities LLC), as Joint Lead Arrangers, Bank of America, N.A., as Syndication Agent, and Barclays Bank PLC, as Administrative Agent, and the other lenders party thereto, dated April 4, 2011.⁽¹⁴⁾
~~10.52~~			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. ⁽¹¹⁾
~~10.53~~			Subscription Amendment 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 April 26, 2011.⁽¹⁵⁾
~~10.54~~			~~Loan Agreement by and between Hudson Rincon Center, LLC, as Borrower, and JPMorgan Chase Bank, National Association, as Lender, dated April 29, 2011.~~⁽¹¹⁾
~~10.55~~			~~Indemnification Agreement, dated October 1, 2011, by and between Hudson Pacific Properties, Inc. and Patrick Whitesell.~~ ⁽¹⁶⁾
~~10.56~~			~~2012 Outperformance Award Agreement.~~^(17)*
~~10.57~~			Credit Agreement by and among Hudson Pacific Properties, L.P. and Wells Fargo Bank, National Association, as Administrative Agent, Wells Fargo Securities, LLC, and Merrill Lynch, Pierce, Fenner and Smith Incorporated, as Lead Arrangers and Joint Bookrunners, Bank of America, N.A., and Barclays Bank PLC, as Syndication Agents, and Keybank National Association, as Documentation Agent, dated August 3, 2012.⁽²²⁾
~~10.58~~			~~Limited Liability Company Agreement of Hudson MC Partners, LLC, dated as of November 8, 2012.~~⁽²¹⁾

~~Table of Contents~~



~~10.59~~			~~Acquisition and Contribution Agreement between Media Center Development, LLC and P2 Hudson Partners, LLC for Pinnacle 2 Property Located at 3300 West Olive Avenue, Burbank, California.~~⁽²¹⁾
~~10.60~~			~~Loan Agreement dated as of November 8, 2012 between P1 Hudson MC Partners, LLC, as Borrower and Jefferies Loancore LLC, as Lender.~~⁽²¹⁾
~~10.61~~			~~First Amendment to Hudson Pacific Properties, Inc. and Hudson Pacific Properties, L.P. 2010 Incentive Award Plan.~~⁽¹⁹⁾
~~10.62~~			~~2013 Outperformance Award Agreement.~~^(20)*
~~10.63~~			~~Hudson Pacific Properties, Inc. Revised Non-Employee Director Compensation Program.~~
~~10.64~~			Amendment No. 1 to the Credit Agreement among the Company, Hudson Pacific Properties, L.P., as Borrower, and each of the Lenders party thereto (as defined in the original credit agreement, dated August 3, 2012).⁽²⁴⁾
~~10.65~~			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.⁽²⁵⁾
~~10.66~~			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.⁽²⁶⁾
~~10.67~~			~~Supplemental Federal Income Tax Considerations.~~⁽²⁷⁾
~~10.68~~			~~2014 Outperformance Award Agreement.~~^(28)*
~~10.69~~			~~Consulting Agreement by and among Hudson Pacific Properties, Inc., Hudson Pacific Properties, L.P., and Howard S. Stern dated January 16, 2014.~~^(29)*
~~10.70~~			Addendum to Outperformance Agreement.*
~~12.1~~			~~Computation of Ratios of Earnings to Fixed Charges for the Years Ended December 31, 2013, 2012, 2011, 2010 and 2009.~~
~~22.1~~			~~List of Subsidiaries of the Registrant.~~
~~23.1~~			~~Consent of Independent Registered Public Accounting Firm.~~
~~31.1~~			~~Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.~~
~~31.2~~			~~Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.~~
32			~~Certifications by Chief Executive Officer and Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.~~
~~99.1~~			~~Certificate of Correction.~~⁽¹⁸⁾
~~101~~			The following financial information from Hudson Pacific Properties, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2013, formatted in XBRL (eXtensible Business Reporting Language): (i) Consolidated Balance Sheets, (ii) Consolidated Statements of Operations, (iii) Consolidated Statements of Comprehensive Loss, (iv) Consolidated Statement of Equity, (v) Consolidated Statements of Cash Flows and (vi) Notes to Consolidated Financial Statements **

~~Table of Contents~~



(1	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on April 9, 2010.~~
(2	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on May 12, 2010.~~
(3	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on June 3, 2010.~~
(4	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on June 11, 2010.~~
(5	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on June 14, 2010.~~
(6	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on June 22, 2010.~~
(7	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on July 1, 2010.~~
(8	)	~~Previously filed with the Registration Statement on Form S-11 filed by the Registrant with the Securities and Exchange Commission on November 22, 2010.~~
(9	)	~~Previously filed with the Registration Statement on Form S-11/A filed by the Registrant with the Securities and Exchange Commission on December 6, 2010.~~
~~(10~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on February 15, 2011.~~
~~(11~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on May 4, 2011.~~
~~(12~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on December 21, 2010.~~
~~(13~~	)	~~Previously filed with the Registration Statement on Form S-11 filed by the Registrant with the Securities and Exchange Commission on April 14, 2011.~~
~~(14~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on April 5, 2011.~~
~~(15~~	)	~~Previously filed with the Company’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2011.~~
~~(16~~	)	~~Previously filed with the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2011.~~
~~(17~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on January 6, 2012.~~
~~(18~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on January 23, 2012.~~
~~(19~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on June 12, 2012.~~
~~(20~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on January 7, 2013.~~
~~(21~~	)	~~Previously filed with the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2012.~~
~~(22~~	)	~~Previously filed with the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2012.~~
~~(23~~	)	~~Previously filed with the Company’s Annual Report on Form 10-K for the year ended December 31, 2012.~~
~~(24~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on May 20, 2013.~~
~~(25~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on July 1, 2013.~~
~~(26~~	)	~~Previously filed with the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2013.~~
~~(27~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on November 22, 2013.~~
~~(28~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on January 3, 2014.~~
~~(29~~	)	~~Previously filed with the Current Report on Form 8-K filed by the Registrant with the Securities and Exchange Commission on January 16, 2014.~~
*		~~Denotes a management contract or compensatory plan or arrangement.~~
**		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.

~~Table of Contents~~

~~SIGNATURES~~

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.



	~~HUDSON PACIFIC PROPERTIES, INC.~~

~~March 3, 2014~~	~~/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, as amended, 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~~	~~Title~~	~~Date~~
/S~~/ VICTOR~~ ~~J. COLEMAN~~	~~Chief Executive Officer and~~ ~~Chairman of the Board of Directors (Principal Executive Officer)~~	~~March 3, 2014~~
~~Victor J. Coleman~~
/S~~/ MARK~~ ~~T. LAMMAS~~	~~Chief Financial Officer (Principal~~ ~~Financial Officer)~~	~~March 3, 2014~~
~~Mark T. Lammas~~
/S/H~~AROUT~~ K. D~~IRAMERIAN~~	~~Chief Accounting Officer (Principal Accounting Officer)~~	~~March 3, 2014~~
~~Harout K. Diramerian~~	~~Chief Accounting Officer (Principal Accounting Officer)~~
/S~~/ RICHARD~~ ~~B. FRIED~~	~~Director~~	~~March 3, 2014~~
~~Richard B. Fried~~
/S~~/ THEODORE~~ ~~R. ANTENUCCI~~	~~Director~~	~~March 3, 2014~~
~~Theodore R. Antenucci~~
/S~~/ JONATHAN~~ ~~M. GLASER~~	~~Director~~	~~March 3, 2014~~
~~Jonathan M. Glaser~~
/S~~/ MARK~~ ~~D. LINEHAN~~	~~Director~~	~~March 3, 2014~~
~~Mark D. Linehan~~
/S~~/ ROBERT~~ ~~M. MORAN, J~~R.	~~Director~~	~~March 3, 2014~~
~~Robert M. Moran, Jr.~~
/S~~/ BARRY~~ ~~A. PORTER~~	~~Director~~	~~March 3, 2014~~
~~Barry A. Porter~~
/S/P~~ATRICK~~ W~~HITESELL~~	~~Director~~	~~March 3, 2014~~
~~Patrick Whitesell~~

~~Table of Contents~~

~~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.

~~/S/ VICTOR J. COLEMAN~~

~~Victor J. Coleman~~

~~Chief Executive Officer~~

~~/S/ MARK T. LAMMAS~~

~~Mark T. Lammas~~

~~Chief Financial Officer~~

~~F- 1~~

~~Table of Contents~~

~~Report of Independent Registered Public Accounting Firm on Internal Control Over Financial Reporting~~

~~To the Board of Directors and Stockholders of~~

~~Hudson Pacific Properties, Inc.~~

We have audited Hudson Pacific Properties, Inc.’s internal control over financial reporting as of December 31, 2013, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (1992 Framework) (the COSO criteria). Hudson Pacific Properties, Inc.’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 conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). 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.

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.

~~In our opinion, Hudson Pacific Properties, Inc. maintained, in all material respects, effective internal control over financial reporting as of December 31, 2013, based onthe COSO criteria~~.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of Hudson Pacific Properties, Inc. as of December 31, 2013 and~~2012, and the related consolidated statements of operations, comprehensive loss, equity, and cash flows for each of the three years in the period endedDecember 31, 2013, and our report dated March 3, 2014 expressed an unqualified opinion thereon.~~

~~/s/ ERNST & YOUNG LLP~~

~~Los Angeles, California~~

~~March 3, 2014~~

~~F- 2~~

~~Table of Contents~~

~~Report of Independent Registered Public Accounting Firm~~

~~The Board of Directors and Stockholders of~~

~~Hudson Pacific Properties, Inc.~~

We have audited the accompanying consolidated balance sheets of Hudson Pacific Properties, Inc. (the “Company”), as of December 31, 2013 and 2012, and the related consolidated statements of operations, comprehensive loss, equity, and cash flows for each of the three years in the period ended December 31, 2013. Our audits also included the financial statement schedule listed in the Index at Item 15(a). These financial statements and schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and schedule based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of Hudson Pacific Properties, Inc. at December 31, 2013 and 2012, and the consolidated results of its operations and its cash flows for each of the three years in the period ended December 31, 2013 in conformity with U.S. generally accepted accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material respects the information set forth therein.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), Hudson Pacific Properties, Inc.’s internal control over financial reporting as of December 31, 2013, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (1992 Framework) and our report dated March 3, 2014 expressed an unqualified opinion thereon.

~~/s/ ERNST & YOUNG LLP~~

~~Los Angeles, California~~

~~March 3, 2014~~

~~F- 3~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED BALANCE SHEETS~~

~~(in thousands, except share data)~~

December 31,
2013 December 31,
2012
ASSETS
REAL ESTATE ASSETS
Land $ 581,842
$ 478,273
Building and improvements 1,260,161
831,791
Tenant improvements 108,802
75,094
Furniture and fixtures 14,396
11,545
Property under development 70,129
23,961
Total real estate held for investment 2,035,330
1,420,664
Accumulated depreciation and amortization (116,342 ) (80,303 )
Investment in real estate, net 1,918,988
1,340,361
Cash and cash equivalents 30,356
18,904
Restricted cash 16,750
14,322
Accounts receivable, net 8,253
12,167
Notes receivable —
4,000
Straight-line rent receivables 22,030
12,732
Deferred leasing costs and lease intangibles, net 112,204
81,010
Deferred finance costs, net 8,577
8,175
Interest rate contracts 192
71
Goodwill 8,754
8,754
Prepaid expenses and other assets 5,170
4,588
Assets associated with real estate held for sale —
54,608
TOTAL ASSETS $ 2,131,274
$ 1,559,692
LIABILITIES AND EQUITY
Notes payable $ 931,308
$ 582,085
Accounts payable and accrued liabilities 27,511
18,578
Below-market leases, net 45,441
31,560
Security deposits 6,022
5,291
Prepaid rent 7,651
11,276
Obligations associated with real estate held for sale —
1,205
TOTAL LIABILITIES 1,017,933
649,995
6.25% series A cumulative redeemable preferred units of the Operating Partnership 10,475
12,475
EQUITY
Hudson Pacific Properties, Inc. stockholders’ equity: ��
Preferred stock, $0.01 par value, 10,000,000 authorized; 8.375% series B cumulative redeemable preferred stock, $25.00 liquidation preference, 5,800,000 shares outstanding at December 31, 2013 and December 31, 2012, respectively 145,000
145,000
Common stock, $0.01 par value, 490,000,000 authorized, 57,230,199 shares and 47,496,732 shares outstanding at December 31, 2013 and December 31, 2012, respectively 572
475
Additional paid-in capital 903,984
726,605
Accumulated other comprehensive deficit (997 ) (1,287 )
Accumulated deficit (45,113 ) (30,580 )
Total Hudson Pacific Properties, Inc. stockholders’ equity 1,003,446
840,213
Non-controlling interest—members in Consolidated Entities 45,683
1,460
Non-controlling common units in the Operating Partnership 53,737
55,549
TOTAL EQUITY 1,102,866
897,222
TOTAL LIABILITIES AND EQUITY $ 2,131,274
$ 1,559,692

~~F- 4~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF OPERATIONS~~

~~(in thousands, except share and per share amounts)~~

Twelve Months Ended December 31,
2013 2012 2011
Revenues
Office
Rental $ 124,839
$ 88,459
$ 69,145
Tenant recoveries 25,870
22,029
21,954
Parking and other 14,732
9,840
5,643
Total office revenues 165,441
120,328
96,742
Media & entertainment
Rental 23,003
23,598
21,617
Tenant recoveries 1,807
1,598
1,539
Other property-related revenue 15,072
14,733
13,638
Other 235
204
187
Total media & entertainment revenues 40,117
40,133
36,981
Total revenues 205,558
160,461
133,723
Operating expenses
Office operating expenses 63,434
50,599
42,312
Media & entertainment operating expenses 24,149
24,340
22,446
General and administrative 19,952
16,497
13,038
Depreciation and amortization 70,063
54,758
41,983
Total operating expenses 177,598
146,194
119,779
Income from operations 27,960
14,267
13,944
Other expense (income)
Interest expense 25,470
19,071
17,480
Interest income (272 ) (306 ) (73 )
Acquisition-related expenses 1,446
1,051
1,693
Other income (99 ) (92 ) 443
26,545
19,724
19,543
Income (loss) from continuing operations 1,415
(5,457 ) (5,599 )
Income from discontinued operations 1,571
451
3,361
Impairment loss from discontinued operations (5,580 ) —
—
Net (loss) income from discontinued operations (4,009 ) 451
3,361
Net (loss) $ (2,594 ) $ (5,006 ) $ (2,238 )
Net income attributable to preferred stock and units (12,893 ) (12,924 ) (8,108 )
Net income attributable to restricted shares (300 ) (295 ) (231 )
Net loss (income) attributable to non-controlling interest in Consolidated Entities 321
21
(803 )
Net loss attributable to common units in the Operating Partnership 633
1,014
946
Net loss attributable to Hudson Pacific Properties, Inc. common stockholders $ (14,833 ) $ (17,190 ) $ (10,434 )
Basic and diluted per share amounts:
Net loss from continuing operations attributable to common stockholders $ (0.20 ) $ (0.42 ) $ (0.46 )
Net (loss) income from discontinued operations (0.07 ) 0.01
0.11
Net loss attributable to common stockholders’ per share—basic and diluted $ (0.27 ) $ (0.41 ) $ (0.35 )
Weighted average shares of common stock outstanding—basic and diluted 55,182,647
41,640,691
29,392,920

~~The accompanying notes are an integral part of these consolidated financial statements.~~

~~F- 5~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF COMPREHENSIVE LOSS~~

~~(in thousands, except share and per share amounts)~~

Twelve Months Ended December 31,
2013 2012 2011
Net loss $ (2,594 ) $ (5,006 ) $ (2,238 )
Other comprehensiveincome (loss): cash flow hedge adjustment 303
(429 ) (967 )
Comprehensive loss (2,291 ) (5,435 ) (3,205 )
Comprehensive income attributable to preferred stock and units (12,893 ) (12,924 ) (8,108 )
Comprehensive income attributable to restricted shares (300 ) (295 ) (231 )
Comprehensive income (loss) attributable to non-controlling interest in consolidated real estate entities 321
21
(803 )
Comprehensive loss attributable to common units in the Operating Partnership 620
1,039
1,024
Comprehensive loss attributable to Hudson Pacific Properties, Inc. stockholders $ (14,543 ) $ (17,594 ) $ (11,323 )

~~The accompanying notes are an integral part of these consolidated financial statements.~~

~~F- 6~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF EQUITY~~

~~(in thousands, except share and per share amounts)~~

Hudson Pacific Properties, Inc. Stockholders’ Equity

Common
Shares
Stock
Amount
Series B Cumulative Redeemable Preferred Stock
Additional
Paid in
Capital
Accumulated
Deficit
Accumulated
Other
Comprehensive
(Deficit)
Income
Non-
controlling
Interests —
Common units
in the
Operating
Partnership
Non-controlling Interest - Members in Consolidated Entities Total Equity
Balance, January 1, 2011 22,436,950
224
$ 87,500
$ 411,598
$ (3,482 ) $ 6
$ 65,684
$ —
$ 561,530
Contributions —
—
—
—
—
—
—
—
—
Distributions —
—
—
(432 ) —
—
—
—
(432 )
Proceeds from sale of common stock, net of underwriters' discount 7,992,500
80
—
110,928
—
—
—
—
111,008
Proceed from private placement 3,125,000
31
—
45,657
—
—
—
—
45,688
Common stock issuance transaction costs —
—
—
(2,061 ) —
—
—
—
(2,061 )
Series B stock issuance transaction costs —
—
—
(600 ) —
—
—
—
(600 )
Issuance of restricted stock 316,092
4
—
(4 ) —
—
—
—
—
Forfeiture of restricted stock (7,535 ) —
—
—
—
—
—
—
—
Shares repurchased (22,153 ) (1 ) —
(303 ) —
—
—
—
(304 )
Declared Dividend —
—
(7,328 ) (15,400 ) —
—
(1,304 ) —
(24,032 )
Amortization of stock based compensation —
—
—
2,660
—
—
—
—
2,660
Net income (loss) —
—
7,328
—
(10,203 ) —
(946 ) —
(3,821 )
Cash Flow Hedge Adjustment —
—
—
—
—
(889 ) (78 ) —
(967 )
Balance, December 31, 2011 33,840,854
$ 338
$ 87,500
$ 552,043
$ (13,685 ) $ (883 ) $ 63,356
$ —
$ 688,669
Proceeds from sale of common stock, net of underwriters’ discount 13,225,000
132
—
190,666
—
—
—
—
190,798
Contributions —
—
—
—
—
—
—
1,481
1,481
Common stock issuance transaction costs —
—
—
(727 ) —
—
—
—
(727 )
Issuance of Series B Cumulative Redeemable Preferred Stock —
—
57,500
—
—
—
—
—
57,500
Series B stock issuance transaction costs —
—
—
(1,870 ) —
—
—
—
(1,870 )
Issuance of unrestricted stock 7,094
—
—
—
—
—
—
—
Issuance of restricted stock 268,060
2
—
(2 ) —
—
—
—
—
Forfeiture of restricted stock (1,474 ) —
—
—
—
—
—
—

Shares repurchased (71,180 ) —
—
(1,385 ) —
—
—
—
(1,385 )
Declared Dividend —
—
(12,144 ) (21,972 ) —
—
(1,227 ) —
(35,343 )
Amortization of stock based compensation —
—
—
4,314
—
—
—
—
4,314
Net income (loss) —
—
12,144
—
(16,895 ) —
(1,014 ) (21 ) (5,786 )
Cash Flow Hedge Adjustment —
—
—
—
—
(404 ) (25 ) —
(429 )

~~The accompanying notes are an integral part of these consolidated financial statements.~~

~~F- 7~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF EQUITY—(Continued)~~

~~(in thousands, except share and per share amounts)~~

~~The accompanying notes are an integral part of these consolidated financial statements.~~

~~F- 8~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF CASH FLOWS~~

~~(in thousands)~~

Twelve Months Ended December 31,
2013 2012 2011
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss $ (2,594 ) $ (5,006 ) $ (2,238 )
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization 70,852
57,024
44,660
Amortization of deferred financing costs and loan premium, net 486
1,126
1,014
Amortization of stock-based compensation 6,454
4,212
2,660
Straight-line rent receivables (10,383 ) (3,365 ) (4,098 )
Amortization of above-market leases 2,542
3,757
3,312
Amortization of below-market leases (8,570 ) (7,321 ) (3,961 )
Amortization of lease incentive costs 36
91
407
Bad debt expense 959
724
946
Amortization of ground lease 247
247
266
Impairment loss 5,580
—
—
Change in operating assets and liabilities:
Restricted cash 807
(4,801 ) (5,400 )
Accounts receivable 3,557
(4,203 ) (5,431 )
Deferred leasing costs and lease intangibles (24,213 ) (5,496 ) (4,188 )
Prepaid expenses and other assets (803 ) 323
(361 )
Accounts payable and accrued liabilities 957
4,554
3,659
Security deposits (500 ) 232
599
Prepaid rent (3,867 ) 723
236
Net cash provided by operating activities $ 41,547
$ 42,821
$ 32,082
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment property $ (87,153 ) $ (27,150 ) $ (16,385 )
Property acquisitions (389,883 ) (392,320 ) (114,219 )
Acquisition of Notes receivable —
(4,000 ) —
Proceeds from sale of real estate 52,994
—
—
Net cash used in investing activities $ (424,042 ) $ (423,470 ) $ (130,604 )
CASH FLOWS FROM FINANCING ACTIVITIES
Proceeds from notes payable $ 444,927
$ 326,738
$ 365,500
Payments of notes payable (202,122 ) (143,761 ) (384,958 )
Proceeds from issuance of common stock 202,542
190,798
111,008
Proceeds from private placement of common stock —
—
45,688
Common stock issuance transaction costs (577 ) (727 ) (2,061 )
Proceeds from issuance of Series B cumulative redeemable preferred stock —
57,500
—
Series B stock issuance transaction costs —
(1,870 ) (600 )
Dividends paid to common stock and unit holders (29,607 ) (23,199 ) (16,704 )
Dividends paid to preferred stock and unit holders (12,893 ) (12,924 ) (8,108 )
Redemption of 6.25% series A cumulative redeemable preferred units (2,000 ) —
—
Distribution to non-controlling member in consolidated real estate entity (1,160 ) —
(432 )
Acquisition of non-controlling member in consolidated real estate entity —
—
(41,131 )
Repurchase of vested restricted stock (2,756 ) (1,385 ) —
Payment of loan costs (2,407 ) (5,322 ) (4,850 )
Net cash provided by financing activities $ 393,947
$ 385,848
$ 63,352
Net increase (decrease) in cash and cash equivalents 11,452
5,199
(35,170 )
Cash and cash equivalents—beginning of period $ 18,904
$ 13,705
$ 48,875
Cash and cash equivalents—end of period $ 30,356
$ 18,904
$ 13,705

~~The accompanying notes are an integral part of these consolidated financial statements.~~

~~F- 9~~

~~Table of Contents~~

~~HUDSON PACIFIC PROPERTIES, INC.~~

~~CONSOLIDATED STATEMENTS OF CASH FLOWS—(Continued)~~

~~(in thousands)~~

Twelve Months Ended December 31,
2013 2012 2011
SUPPLEMENTAL CASH FLOWS INFORMATION:
Cash paid for interest, net of amounts capitalized $ 28,894
$ 18,586
$ 16,644
NON-CASH INVESTING AND FINANCING ACTIVITIES:
Accounts payable and accrued liabilities for investment in property $ (2,554 ) $ (751 ) $ 1,701
Assumption of secured debt in connection with property acquisitions (Notes 3 and 6) $ 102,299
$ —
$ 75,947
Non-controlling interest in consolidated real estate entity (Note 3) $ 45,704
$ 1,481
$ —
Assumption of other assets and liabilities in connection property acquisitions, net (Note 3) $ (2,423 ) $ (889 ) $ 1,016
Accounts payable and accrued liabilities for distributions to members $ —
$ —
$ 359

~~The accompanying notes are an integral part of these consolidated financial statements.~~

~~F- 10~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements~~

~~(In thousands, except square footage and share data or as otherwise noted)~~

~~1. Organization~~

Hudson Pacific Properties, Inc. (which is referred to in these financial statements as the “Company,” “we,” “us,” or “our”) is a Maryland corporation formed on November 9, 2009 that did not have any meaningful operating activity until the consummation of our initial public offering and the related acquisition of our predecessor and certain other entities on June 29, 2010 (“IPO”).

Since the completion of the IPO, the concurrent private placement, and the related formation transactions, we have been a fully integrated, self-administered, and self-managed real estate investment trust (“REIT”). Through our controlling interest in Hudson Pacific Properties, L.P. (our “Operating Partnership”) and its subsidiaries, we own, manage, lease, acquire and develop real estate, consisting primarily of office and media and entertainment properties. As of ~~December 31, 2013, we owned a portfolio of~~ 24 ~~office properties and~~ ~~two~~ ~~media and entertainment properties. These properties are located in California and Washington.~~

~~2. Summary of Significant Accounting Policies~~

~~Basis of Presentation~~

The accompanying consolidated financial statements of the Company are prepared in accordance with U.S. generally accepted accounting principles (“GAAP”). The effect of all significant intercompany balances and transactions has been eliminated.

Any reference to the number of properties and square footage are unaudited and outside the scope of our independent registered public accounting firm’s audit of our financial statements in accordance with the standards of the United States Public Company Accounting Oversight Board.

~~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 on-going basis, the Company evaluates its estimates, including those related to acquiring, developing and assessing the carrying values of its real estate properties, its accrued liabilities, and its performance-based equity compensation awards. The 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.

~~Investment in Real Estate Properties~~

The properties are carried at cost less accumulated depreciation and amortization. The Company assigns the cost of an acquisition, including the assumption of liabilities, to the acquired tangible assets and identifiable intangible assets and liabilities based on their estimated fair values in accordance with GAAP. The Company assesses fair value based on estimated cash flow projections that utilize discount and/or capitalization rates and available market information. 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 was vacant.

~~Acquisition-related expenses associated with acquisition of operating properties are expensed in the period incurred.~~

The Company ~~records acquired “above~~ and ~~below” market leases at fair value using discount rates that reflect the risks associated~~its TRS file income tax returns 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~~U.S. federal government 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~~various state and the initial term plus the extended 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

~~F- 11~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

~~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 leasing commissions, legal and other related costs.~~

jurisdictions. The Company ~~capitalizes direct construction~~ and ~~development costs, including predevelopment costs, interest, property taxes, insurance and other costs directly related and essential~~its TRS are no longer subject to ~~the acquisition, development or construction of a real estate project. Indirect development costs, including salaries and benefits, office rent, and associated costs~~tax examinations by tax authorities for ~~those individuals directly responsible for and who spend their time on development activities are also capitalized and allocated~~years prior to ~~the projects to which they relate. Capitalized personnel costs were approximately $1.9 million and $1.4 million for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~and~~ ~~2012~~, respectively. Interest is capitalized on the construction in progress at a rate equal to the Company’s weighted average cost of debt. Capitalized interest was approximately $4.6 million and $1.5 million for the ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~and~~ ~~2012~~, respectively. 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 related to abandoned acquisitions or developments are charged to earnings. Expenditures for repairs and maintenance are expensed as they are incurred.

~~The Company computes depreciation using the straight-line method over the estimated useful lives of~~ 39 ~~years for building and improvements,~~ 15 ~~years for land improvements,~~ 5 or 7 years for furniture and fixtures and equipment, and over the shorter of asset life or life of the lease for tenant improvements. Above- and below-market lease intangibles are amortized to revenue over the remaining non-cancellable lease terms and bargain renewal periods, if applicable. Other in-place lease intangibles are amortized to expense over the remaining non-cancellable lease term. Depreciation is discontinued when a property is identified as held for sale.

~~Impairment of Long-Lived Assets~~

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 of the properties. Properties held for sale are recorded at the lower of cost or estimated fair value less cost to sell. The Company recorded ~~$5.6 million~~ ~~of impairment charges related to a property sold during the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~with~~ no ~~comparable charge for the~~ ~~twelve months~~ ~~ended December 31, 2012. There were~~ no ~~properties held for sale at~~ ~~December 31, 2013~~ ~~and~~ ~~one~~ ~~property was held for sale at December 31, 2012.~~

~~Goodwill~~

Goodwill represents the excess of acquisition cost over the fair value of net tangible and identifiable intangible assets acquired and liabilities assumed in business combinations. Our goodwill balance as of ~~December 31, 2013~~ ~~was~~ ~~$8,754. We do not amortize this asset but instead analyze it on an annual basis for impairment.~~ No ~~impairment indicators have been noted during the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~and~~ ~~2012~~.

~~Cash and Cash Equivalents~~

~~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.~~

~~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.~~

~~Restricted Cash~~

Restricted cash consists of amounts held by lenders to provide for future real estate taxes and insurance expenditures, repairs and capital improvements reserves, general and other reserves and security deposits.

~~F- 12~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

~~Accounts Receivable and Allowance for Doubtful Accounts~~

Accounts receivable consist of amounts due for monthly rents and other charges. The Company maintains an allowance for doubtful accounts for estimated losses resulting from tenant defaults or the inability of tenants to make contractual rent and tenant recovery payments. The Company monitors the liquidity and creditworthiness of its tenants and operators on an ongoing basis. This evaluation considers industry and economic conditions, property performance, credit enhancements and other factors. For straight-line rent amounts, the Company’s assessment is based on amounts estimated to be recoverable over the term of the lease. At ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012, respectively,~~2011. Generally, the Company has ~~reserved~~ ~~$328~~ ~~and~~ $8 of straight-line receivables. The Company evaluates the collectability of accounts receivable based on a combination of factors. The allowance for doubtful accounts is based on specific identification of uncollectible accounts and the Company’s historical collection experience. The Company recognizes an allowance for doubtful accounts based on the length of time the receivables are past due, the current business environment and the Company’s historical experience. Historical experience has been within management’s expectations. The Company recognized ~~$959~~, ~~$724~~ ~~and $946 of bad debt expense for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~, ~~2012~~ ~~and 2011.~~

~~The following summarizes our accounts receivable net of allowance for doubtful accounts as of:~~

December 31, 2013 December 31, 2012
Accounts receivable $ 9,496
$ 13,765
Allowance for doubtful accounts (1,243 ) (1,598 )
Accounts receivable, net $ 8,253
$ 12,167

~~Notes Receivable~~

~~Notes receivable consisted of a loan we acquired on August 14, 2012 from Jeffries LoanCore LLC in the amount of~~ ~~$4.0 million~~. The borrower under the loan was WIP 3401 Expo BLVD Mezz, LLC (“WEBM”), which was the sole member of WIP 3401 Expo BLVD, LLC (“WEB”), the owner of that certain property located at 3401 Exposition Blvd. in Santa Monica, California (“3401 Exposition Boulevard”). The property is an approximately ~~63,376~~ square-foot office and industrial building currently being renovated for creative office uses. The loan was secured by, among other things, WEBM’s membership interest in WEB, bore interest at the rate of ~~LIBOR~~ ~~plus 1300 basis points (subject to a 100 basis points floor on LIBOR), and was scheduled to mature on June 9, 2014, subject to~~ ~~threeone~~-year extension options. The interest recognized on this loan is included in interest income in the accompanying consolidated statements of operations. The carrying value of the loan approximated its fair value as it was negotiated based upon fair value of loans with similar characteristics. The loan generated income of ~~$155~~ ~~and $222 for the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~and~~ ~~2012, respectively.~~

~~In connection with the Company’s purchase of 3401 Exposition Boulevard on May 22, 2013, the Company canceled the note associated with this loan and eliminated the note receivable (see note 3).~~

~~Revenue Recognition~~

The Company recognizes rental revenue from tenants on a straight-line basis over the lease term when collectability is reasonably assured and the tenant has taken possession 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.~~

~~F- 13~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

Other property-related revenue is revenue that is derived from the tenants’ use of lighting, equipment rental, parking, power, HVAC and telecommunications (phone and Internet). Other property-related revenue is recognized when these items are provided.

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 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.

The Company recognizes gains on sales of properties upon the closing of the transaction with the purchaser. Gains on properties sold are recognized using the full accrual method when (i) the collectability of the sales price is reasonably assured, (ii) the Company is not obligated to perform significant activities after the sale, (iii) the initial investment from the buyer is sufficient and (iv) other profit recognition criteria have been satisfied. Gains on sales of properties may be deferred in whole or in part until the requirements for gain recognition have been met.

~~Deferred Financing Costs~~

~~Deferred financing costs are amortized over the term of the respective loan.~~

~~Derivative Financial Instruments~~

The Company manages interest rate risk associated with borrowings by entering into interest rate derivative contracts. The Company recognizes all derivatives on the consolidated balance sheet at fair value. Derivatives that are not hedges are adjusted to fair value and the changes in fair value are reflected as income or expense. If the derivative is a hedge, depending on the nature of the hedge, changes in the fair value of derivatives are either offset against the change in fair value of the hedged assets, liabilities, or firm commitments through earnings, or recognized in other comprehensive income, which is a component of equity. The ineffective portion of a derivative’s change in fair value is immediately recognized in earnings.

~~The Company held~~ ~~two~~ ~~interest rate contracts as of~~ ~~December 31, 2012~~ ~~and~~ ~~three~~ ~~interest rate contracts as of~~ ~~December 31, 2013, all of which have been accounted for as cash flow hedges as more fully described in note 6 below.~~

~~Stock-Based Compensation~~

~~Accounting Standard Codification, or ASC, Topic 718,~~ ~~Compensation—Stock Compensation~~ (referred to as ASC Topic 718 and formerly known as FASB 123R), requires us to recognize an expense for the fair value of equity-based compensation awards. Grants of stock options, restricted stock, restricted stock units and performance units under our equity incentive award plans are accounted for under ASC Topic 718.

~~Income Taxes~~

~~Our property-owning subsidiaries are limited liability companies and are treated as pass-through entities or disregarded entities for 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. To qualify as a REIT, we are required to distribute at least 90% of our net 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 fail to qualify as a REIT in any taxable year, and are unable to avail

~~F- 14~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

ourselves of certain savings provisions set forth in the Code, all of our taxable income would be subject to federal income tax at regular corporate rates, including any applicable alternative minimum tax.

~~We have elected, together with~~ ~~one~~ of our subsidiaries, to treat such subsidiary as a taxable REIT subsidiary (“TRS”) 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 income taxes on its net income.

~~The Company is subject to the statutory requirements of the states in which it conducts business.~~

~~The Company periodically evaluates~~assessed 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, 2013, the Company has not established a liability for uncertain tax positions.~~which include 2011 to 2015, and concluded that there are no material uncertainties to be recognized.

Fair Value of Assets and Liabilities

Under GAAP, the Company is required to measure certain financial instruments at fair value on a recurring basis. In addition, the Company is required to measure other financial instruments and balances 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 transaction between market participants aton the measurement date. The GAAP fair value framework uses a three-tiered approach. 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. In instances where the market for a financial instrument is not active, regardless of the availability of a nonbinding quoted market price, observable inputs might not be relevant and could require the Company to make a significant adjustment to derive a fair value measurement. Additionally, in an inactive market, a market price quoted from an independent third party may rely more on models with inputs based on information available only to that independent third party. 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.

The Company considers the following factors to be indicators of an inactive market: (i) there are few recent transactions, (ii) price quotations are not based on current information, (iii) price quotations vary substantially either over time or among market makers (for example, some brokered markets), (iv) indexes that previously were highly correlated with the fair values of the asset or liability are demonstrably uncorrelated with recent indications of fair value for that asset or liability, (v) there is a significant increase in implied liquidity risk premiums, yields, or performance indicators (such as delinquency rates or loss severities) for observed transactions or quoted prices when compared with the Company’s estimate of expected cash flows, considering all available market data about credit and other nonperformance risk for the asset or liability, (vi) there

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)

is a wide bid-ask spread or significant increase in the bid-ask spread, (vii) there is a significant decline or absence of a market for new issuances (that is, a primary market) for the asset or liability or similar assets or liabilities, and (viii) little information is released publicly (for example, a principal-to-principal market).

~~F- 15~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

The Company considers the following factors to be indicators of non-orderly transactions: (i) there was not adequate exposure to the market for a period before the measurement date to allow for marketing activities that are usual and customary for transactions involving such assets or liabilities under current market conditions, (ii) there was a usual and customary marketing period, but the seller marketed the asset or liability to a single market participant, (iii) the seller is in or near bankruptcy or receivership (that is, distressed), or the seller was required to sell to meet regulatory or legal requirements (that is, forced), and (iv) the transaction price is an outlier when compared with other recent transactions for the same or similar assets or liabilities.

The Company’s interest rate contract agreements are classified as Level 2 and their fair value is derived from estimated values obtained from observable market data for similar instruments.

~~As of~~ ~~December 31, 2013, the Company had the following outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk:~~



~~Interest Rate Derivative~~	~~Number of Instruments~~	~~Notional Amount~~
~~Interest Rate Caps~~	2	~~$97.0 million~~
~~Interest Rate Swaps~~	1	~~$64.5 million~~

~~Non-designated Hedges~~

~~For the~~ ~~twelve months~~ ~~ended~~ ~~December 31, 2013~~ ~~and~~ ~~2012, all of the Company’s derivatives were designated as cash flow hedges.~~

~~Tabular Disclosure of Fair Values of Derivative Instruments on the Balance Sheet~~

~~The table below presents a gross presentation, the effects of offsetting, and a net presentation of the Company’s derivatives as of~~ ~~December 31, 2013~~ ~~and~~ ~~December 31, 2012~~. The net amounts of derivative assets or liabilities can be reconciled to the tabular disclosure of fair value. The tabular disclosure of fair value provides the location that derivative assets and liabilities are presented on the consolidated balance sheets.

Asset Derivatives Liability Derivatives
Fair Value as of Fair Value as of
Balance Sheet Location December 31, 2013 December 31, 2012 Balance Sheet Location December 31, 2013 December 31, 2012
Derivatives designated as hedging instruments:
Interest rate products Interest rate contracts $ 192
$ 71
Interest rate contracts $ —
—

Total $ 192
$ 71
—
—

~~Tabular Disclosure of the Effect of Derivative Instruments on the Income Statement~~

~~The tables below present the effect of the Company’s derivative financial instruments on the Statement of Operations for the twelve months ended~~ ~~December 31, 2013~~ ~~and~~ ~~2012~~.

~~F- 16~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

Twelve Months Ended December 31,
2013 2012 2011
Beginning Balance of OCI related to interest rate contracts $ 1,465
$ 1,036
$ 69
Unrealized Loss Recognized in OCI Due to Change in Fair Value of interest rate contracts (121 ) 457
1,041
Loss Reclassified from OCI into Income (as Interest Expense) (182 ) (28 ) (74 )
Net Change in OCI $ (303 ) $ 429
$ 967
Ending Balance of Accumulated OCI Related to Derivatives $ 1,162
$ 1,465
$ 1,036

Credit-Risk-Related Contingent Features

As of December 31, ~~2013~~,2015, the Company had no ~~derivatives~~seven interest rate contracts that were in a net ~~liability~~asset position.

Recently Issued Accounting Literature

Changes to GAAP are established by ~~the FASB~~Financial Accounting Standards Board (“FASB”), in the form of ASUs. ~~We consider~~The Company considers the applicability and impact of all ASUs. Recently issued ASUs not listed below are not expected to have a material impact on ~~our~~the Company’s consolidated financial ~~position and results of operations,~~statements, because either the ASU is not applicable or the impact is expected to be immaterial.

On February 25, 2016, the FASB issued ASU 2016-02, Leases. ASU 2016-02 requires all lessees to record a lease liability at lease inception, with a corresponding right of use asset, except for short-term leases. Lessor accounting will not be fundamentally changed. ASU 2016-02 is effective for fiscals years beginning after December 15, 2018 and for annual and interim periods thereafter with early adoption permitted. The Company is currently assessing the impact on Company’s consolidated financial statements and notes to the consolidated financial statements.

On May 28, 2014, the FASB issued ASU 2014-09, Revenue from Contracts with Customers. The guidance specifically notes that lease contracts with customers are a scope exception. The standard outlines a single comprehensive model for entities to use in accounting for revenues arising from contracts with customers. This update is effective for annual reporting periods (including interim periods) beginning after December 15, 2016, and early adoption is not permitted. The Company will adopt the guidance effective January 1, 2017 and is currently assessing the impact on the Company's consolidated financial statements and notes to the consolidated financial statements.

On August 12, 2015, the FASB issued ASU 2015-14, Revenue from Contracts with Customers, to defer the effective date of ASU 2014-09, which outlines a single comprehensive model for entities to use in accounting for revenues arising from contracts with customers and notes that lease contracts with customers are a scope exception. Public business entities may elect to adopt the amendments as of the original effective date; however, adoption is required for annual reporting periods beginning after December 15, 2017. The Company is currently assessing the impact on its consolidated financial statements and notes to the consolidated financial statements.

On February 18, 2015 the FASB issued ASU 2015-02, Consolidation (“Topic 810”): Amendments to the Consolidation Analysis”, to amend the accounting guidance for consolidation. The standard simplifies the current guidance for consolidation and reduces the number of consolidation models through the elimination of the indefinite deferral of Statement 167. Additionally, the standard places more emphasis on risk of loss when determining a controlling financial interest. This update is effective for all entities for reporting periods (including interim periods) beginning after December 15, 2015, and early adoption is permitted. The Company expects to adopt the guidance effective January 1, 2016, and the adoption of the guidance is not anticipated to have a material impact on the Company’s consolidated financial statements and notes to the consolidated financial statements.

On August 27, 2014, the FASB issued ASU 2014-15, Presentation of Financial Statements—Going Concern: Disclosure of Uncertainties about an Entity’s Ability to Continue as a Going Concern. This update requires an entity to evaluate whether there are conditions or events that raise substantial doubt about the entity’s ability to continue as a going concern

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)

within one year after the date that the financial statements are issued (or within one year after the financial statements are available to be issued, when applicable) and to provide related footnote disclosures in certain circumstances. This update is effective for the annual period ending after December 15, 2016, and for annual and interim periods thereafter with early adoption permitted. The implementation of this update is not expected to have a material effect on the Company’s consolidated financial statements and notes to the consolidated financial statements.

3. Investment in Real Estate

A summary of the activity of our investment in real estate including ~~City Plaza~~investment in real estate held for sale (Bayhill, First Financial and Tierrasanta) is as follows:


	Year ended December 31, 2013			Year ended December 31, 2012			Year ended December 31, 2011			Year Ended December 31, 2015			Year Ended December 31, 2014			Year Ended December 31, 2013
Investment in real estate
Beginning balance	$	1,475,955		$	1,060,504		$	864,735		$	2,239,741		$	2,035,330		$	1,475,955
Acquisitions	538,322			390,370			181,926			3,699,289			114,008			538,322
Improvements, capitalized costs	89,707			27,901			14,354			198,561			128,018			89,707
Disposal	(9,638		)	(2,820		)	(511		)	(13,556		)	(23,977		)	(9,638		)
Cost of property sold	(59,016		)	—			—			(147,509		)	(13,638		)	(59,016		)
Ending Balance	$	2,035,330		$	1,475,955		$	1,060,504		5,976,526			2,239,741			2,035,330
Reclassification to assets associated with real estate held for sale										(206,990		)	(68,446		)	(82,305		)
Total Investment in real estate										$	5,769,536		$	2,171,295		$	1,953,025

Accumulated depreciation
Beginning balance	$	(85,184	)	$	(53,329	)	$	(27,113	)	$	(142,561	)	$	(116,342	)	$	(85,184	)
Additions	(41,454		)	(34,675		)	(26,727		)
Deletions	10,296			2,820			511
Depreciation expense										(151,066		)	(50,044		)	(41,454		)
Disposals										12,999			22,310			4,837
Cost of property sold										7,904			1,515			5,459
Ending Balance	$	(116,342	)	$	(85,184	)	$	(53,329	)	(272,724		)	(142,561		)	(116,342		)
Reclassification to assets associated with real estate held for sale										3,650			7,904			7,931
Total Accumulated depreciation										$	(269,074	)	$	(134,657	)	$	(108,411	)

Acquisitions

When the Company acquires properties that are considered business combinations, the purchase price is allocate to various components of the acquisition based upon the fair value of each component. The initial allocation of the purchase price is based on management’s preliminary assessment, which may differ when final information becomes available. Subsequent adjustments made to the initial purchase price allocation are made within the allocation period, which typically does not exceed one year. The Company assesses fair value based on level 2 and level 3 inputs within the fair value hierarchy, which includes estimated cash flow projections that utilize discount and/or capitalization rates and available market information. 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. Acquisition-related expenses are expensed in the period incurred. The results of operations of each acquisition have been included in the Company’s financial statements from the date of acquisition.

During ~~2013,~~2015, the Company early adopted ASU 2015-16, Simplifying the Accounting for Measurement-Period Adjustments, which amends ASC 805, Business Combinations.

On April 1, 2015, the Company completed the EOP Acquisition which consisted of 26 high-quality office assets totaling approximately 8.2 million square feet and two development parcels located throughout the San Francisco Peninsula, Redwood Shores, Palo Alto Silicon Valley and North San Jose submarkets. The total consideration paid before certain credits, proration, and closing costs was a cash payment equal to $1.75 billion (financed with proceeds received from the Company’s January 2015 common equity offering and $1.3 billion of new term debt), an aggregate of 63,474,791 shares of our common of the Company and common units in the Operating Partnership.

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)

On May 22, 2015, the Company acquired a three-story, 120,937-square-foot former manufacturing facility known as 4th & Traction in Los Angeles, California for $49.3 million (before certain credits, prorations and closing costs). The Company funded this off-market transaction with proceeds from its unsecured revolving credit facility.

On August 17, 2015, the Company completed the acquisition of 405 Mateo, a three-building, 83,285-square-foot redevelopment project in Downtown Los Angeles’ Arts District for $40.0 million (before credits, prorations, and closing costs). The Company funded this transaction with proceeds from its unsecured revolving credit facility.

Included in the Company’s consolidated financial statements for the year ended December 31, 2015 were revenues and net loss from the EOP Acquisition totaling $254.9 million and $0.1 million, respectively. There was no revenue generated by 405 Mateo or 4th & Traction as they are redevelopment projects with no current revenue stream.

The Company is in the process of finalizing the purchase price allocation for the acquisitions made in 2015. The determination of the final values may result in adjustments to the values presented. The following table represents our aggregate preliminary purchase price allocation for each of these acquisitions:



	EOP Northern California Portfolio			4th & Traction		405 Mateo
Date of Acquisition	April 1, 2015			May 22, 2015		August 17, 2015		Total
Consideration paid
Cash consideration	$	1,715,346		$	49,250	$	40,000	$	1,804,596
Common stock	87			—		—		87
Additional paid-in capital	285,358			—		—		285,358
Non-controlling common units in the Operating Partnership	1,814,936			—		—		1,814,936
Total consideration	$	3,815,727		$	49,250	$	40,000	$	3,904,977
Allocation of consideration paid
Investment in real estate, net	$	3,610,039		$	49,250	40,000		$	3,699,289
Above-market leases⁽¹⁾	28,759			—		—		28,759
Below-market ground leases⁽²⁾	52,065			—		—		52,065
Deferred leasing costs and in-place intangibles⁽³⁾	225,431			—		—		225,431
Below-market leases⁽⁴⁾	(99,472		)	—		—		(99,472		)
Above-market ground leases⁽⁵⁾	(1,095		)	—		—		(1,095		)
Total consideration paid	$	3,815,727		$	49,250	$	40,000	$	3,904,977

________________


(1)	Represents weighted-average amortization period of 3.0 years.


(2)	Represents weighted-average amortization period of 27.7 years.


(3)	Represents weighted-average amortization period of 3.6 years.


(4)	Represents weighted-average amortization period of 4.3 years.


(5)	Represents weighted-average amortization period of 25.4 years.

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)

During 2014, we acquired the following properties: ~~3401 Exposition, Pinnacle II, the Seattle Portfolio,~~Merrill Place, 3402 Pico Blvd. and ~~1861 Bundy.~~12655 Jefferson. The results of operations for each of these acquisitions are included in our consolidated statements of operations from the date of acquisition. The following table represents our ~~purchase price accounting for each of these acquisitions:~~

~~F- 17~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

3401 Exposition Pinnacle II Seattle Portfolio 1861 Bundy
Date of Acquisition May 22, 2013 June 14, 2013 July 31, 2013 September 26, 2013 Total
Consideration paid
Cash consideration $ 8,489
$ 1,505
$ 368,389
$ 11,500
$ 389,883
Notes Receivable 4,000
—
—
—
4,000
Debt Assumed 13,233
89,066
—
—
102,299
Non-controlling interest in consolidated real estate entity —
45,704
—
—
45,704
Total consideration $ 25,722
$ 136,275
$ 368,389
$ 11,500
$ 541,886
Allocation of consideration paid
Investment in real estate, net $ 25,439
$ 134,289
$ 367,094
$ 11,500
$ 538,322
Deferred leasing costs and lease intangibles, net —
12,637
21,619
—
34,256
Fair market unfavorable debt value —
(5,820 ) —
—
(5,820 )
Below-market leases —
(7,783 ) (14,666 ) —
(22,449 )
Other (liabilities) asset assumed, net 283
2,952
(5,658 ) —
(2,423 )
Total consideration paid $ 25,722
$ 136,275
$ 368,389
$ 11,500
$ 541,886

During 2012, we acquired the following properties: 10900 Washington, 901 Market Street, Element LA (Olympic Bundy), 1455 Gordon Street and Pinnacle I. The results of operations for each of these acquisitions are included in our consolidated statements of operations from the date of acquisition. The following table represents ourfinal purchase price accounting for each of these acquisitions:


	10900 Washington		901 Market			Element LA			1455 Gordon Street			Pinnacle I						Merrill Place			3402 Pico Blvd.		12655 Jefferson
Date of Acquisition	April 5, 2012		June 1, 2012			September 5, 2012			September 21, 2012			November 8, 2012			Total			February 12, 2014			February 28, 2014		October 17, 2014		Total
Consideration paid
Cash consideration	$	2,605	$	90,871		$	88,436		$	2,385		$	208,023		$	392,320		$	57,034		$	18,546	$	38,000	$	113,580
Non-controlling interest in consolidated real estate entity	—		—			—			—			1,481			1,481
Total consideration	$	2,605	$	90,871		$	88,436		$	2,385		$	209,504		$	393,801		$	57,034		$	18,546	$	38,000	$	113,580
Allocation of consideration paid
Investment in real estate, net	$	2,600	$	97,187		$	88,024		$	2,384		$	200,175		$	390,370		$	57,508		$	18,500	$	38,000	$	114,008
Above-market leases	—		—			—			—			167			167
Leases in place	—		2,968			1,325			96			11,710			16,099
Other lease intangibles	—		548			46			22			3,456			4,072
Below-market leases	—		(10,249		)	(666		)	(27		)	(5,076		)	(16,018		)
Above-market leases⁽¹⁾																		173			—		—		173
Deferred leasing costs and lease intangibles⁽²⁾																		3,163			—		—		3,163
Below-market leases⁽³⁾																		(3,315		)	—		—		(3,315		)
Other (liabilities) asset assumed, net	5		417			(293		)	(90		)	(928		)	(889		)	(495		)	46		—		(449		)
Total consideration paid	$	2,605	$	90,871		$	88,436		$	2,385		$	209,504		$	393,801		$	57,034		$	18,546	$	38,000	$	113,580

________________

During 2011, we acquired the following properties: 604 Arizona, 275 Brannan, 625 Second Street, 6922 Hollywood Boulevard, and 6050 Ocean Way/1455 N. Beachwood. The results of operations for each of these acquisitions are included in our consolidated statements of operations from the date of acquisition. The following table represents our purchase price accounting for these acquisitions:

~~F- 18~~

~~Table of Contents~~

~~Notes to Consolidated Financial Statements—(Continued)~~

~~(Unaudited and in thousands, except square footage and share data)~~

604 Arizona 275 Brannan 625 Second Street
6922 Hollywood
Boulevard
6050 Ocean Way/1455 N. Beachwood
Date of Acquisition July 26, 2011 August 19, 2011 September 1, 2011 November 22, 2011 December 12, 2011 Total
Consideration paid
Cash consideration $ 21,373
$ 12,370
$ 23,419
$ 50,555
$ 6,502
$ 114,219
Debt Assumed —
—
33,700
42,247
—
75,947
Total consideration $ 21,373
$ 12,370
$ 57,119
$ 92,802
$ 6,502
$ 190,166
Allocation of consideration paid
Investment in real estate, net $ 20,366
$ 12,250
$ 53,394
$ 88,999
$ 6,916
$ 181,925
Above-market leases —
—
465
2,571
—
3,036
Leases in-place 1,121
—
2,799
4,767
—
8,687
Other lease intangibles 117
—
1,286
2,028
—
3,431
Fair market unfavorable debt value —
—
(490 ) (1,600 ) —
(2,090 )
Below-market leases (104 ) —
(1,054 ) (4,265 ) (416 ) (5,839 )
Other (liabilities) asset assumed, net (127 ) 120
719
302
2
1,016
Total consideration paid $ 21,373
$ 12,370
$ 57,119
$ 92,802
$ 6,502
$ 190,166

~~In addition, on April 29, 2011 we acquired the remaining 49% interest in the Rincon Center property for approximately $38.7 million (before closing costs and prorations).~~


(1)	Represents weighted-average amortization period of 7.6 years.


(2)	Represents weighted-average amortization period of 4.8 years.


(3)	Represents weighted-average amortization period of 5.8 years.

The table below shows the pro forma financial information (unaudited) for the ~~twelve months~~years ended December 31, ~~2013~~2015 and ~~2012~~2014 as if ~~these properties~~the EOP Northern California Properties had been acquired as of January 1, ~~2012~~.2014.


	Twelve Months Ended December 31,						Year Ended December 31,
	2013			2012			2015			2014
Total revenues	$	224,102		$	190,501		$	599,441		$	572,277
Net loss	$	(5,620	)	$	(13,741	)	$	(6,252	)	$	26,293

Dispositions

On September 29, 2015, the Company sold its Bay Park Plaza office property in Burlingame, California for $90.0 million (before certain credits, prorations and closing costs). This property was part of the EOP Acquisition, therefore, no reclassification to held for sale for the prior period balances are necessary. The Company recognized a gain on sale of $8.4 million related to this disposition.

On ~~May 31,~~March 6, 2015, the Company sold its First Financial office property for $89.0 million (before certain credits, prorations, and closing costs) and therefore, reclassified First Financial’s asset and liabilities to held for sale. The Company recognized a gain on sale of $22.1 million related to this disposition.

On July 16, 2014, the Company sold its Tierrasanta property for $19.5 million (before certain credits, prorations, and closing costs) and therefore, reclassified Tierrasanta’s assets and liabilities to held for sale. The Company recognized a gain on sale of $5.5 million.

On July 12, 2013, the Company ~~entered into an agreement to sell~~sold its City Plaza property for approximately $56.0 million (before certain credits, prorations, and closing costs). The ~~transaction closed on July 12, 2013. The transaction resulted in an approximately~~ ~~$5.6 million~~ ~~impairment loss. The~~ Company reclassified City Plaza’s results of operations for the ~~twelve months~~years endedDecember 31, ~~2013~~2015, 2014 and ~~2012~~2013 to discontinued operations on its consolidated statements of operations. The Company recognized an impairment loss of $5.6 million for the year ended December 31, 2013.

Pursuant to the Company’s adoption of ASU No. 2014-08 in 2014, the Company has not presented the operating results in net income (loss) from discontinued operations for disposals listed above except for the City Plaza property. The following table sets forth the discontinued operations for the ~~twelve months~~years endedDecember 31, ~~2013, 2012~~2015, 2014 and ~~2011~~2013 for the City Plaza:

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)


	Twelve Months Ended December 31,									Year Ended December 31,
	2013			2012			2011			2015		2014			2013
Total office revenues	$	4,321		$	5,695		$	8,466		$	—	$	—		$	4,321
Office operating expenses	(1,961		)	(2,978		)	(2,428		)	—		(164		)	(1,961		)
Depreciation and amortization	(789		)	(2,266		)	(2,677		)	—		—			(789		)
Income from discontinued operations	$	1,571		$	451		$	3,361
(Loss) income from discontinued operations										$	—	$	(164	)	$	1,571



Hudson Pacific Properties, Inc.	Maryland (State or other jurisdiction of incorporation or organization)	27-1430478 (I.R.S. Employer Identification Number)
Hudson Pacific Properties, L.P.	Maryland (State or other jurisdiction of incorporation or organization)	80-0579682 (I.R.S. Employer Identification Number)

~~11601 Wilshire Blvd., Sixth Floor~~ ~~Los Angeles, California~~ ~~(Address of principal executive offices)~~	~~90025~~ ~~(Zip~~



Registrant	Title of Each Class	Name of Each Exchange on Which Registered
Hudson Pacific Properties, Inc.	Common Stock, $.01 par value ~~8.375% Series B Cumulative Redeemable Preferred Stock, $.01 par value~~	New York Stock Exchange ~~New York Stock Exchange~~



			Page
		~~PART I~~
~~Item 1.~~		~~Business~~	3
~~Item 1A.~~		~~Risk Factors~~	8
~~Item 1B.~~		~~Unresolved Staff Comments~~	25
~~Item 2.~~		~~Properties~~	25
~~Item 3.~~		~~Legal Proceedings~~	33
~~Item 4.~~		~~Mine Safety Disclosures~~	33

		~~PART II~~
~~Item 5.~~		~~Market for the Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities~~	34
~~Item 6.~~		~~Selected Financial Data~~	35
~~Item 7.~~		~~Management’s Discussion and Analysis of Financial Condition and Results of Operations~~	37
~~Item 7A.~~		~~Quantitative and Qualitative Disclosures About Market Risk~~	53
~~Item 8.~~		~~Financial Statements and Supplementary Data~~	54
~~Item 9.~~		~~Changes in and Disagreements With Accountants on Accounting and Financial Disclosure~~	54
~~Item 9A.~~		~~Controls and Procedures~~	54
~~Item 9B.~~		~~Other Information~~	54

		~~PART III~~
~~Item 10.~~		~~Directors, Executive Officers and Corporate Governance~~	55
~~Item 11.~~		~~Executive Compensation~~	55
~~Item 12.~~		~~Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters~~	55
~~Item 13.~~		~~Certain Relationships and Related Transactions, and Director Independence~~	55
~~Item 14.~~		~~Principal Accountant Fees and Services~~	55

	��	PART IV
Item 15.		Exhibits and Financial Statement Schedules	554
SIGNATURES			606



FINANCIAL STATEMENTS OF HUDSON PACIFIC PROPERTIES, INC.
Report of Management on Internal Control Over Financial Reporting		F- 1
Report of Independent Registered Public Accounting Firm on Internal Control Over Financial Reporting		F- 2
Report of Independent Registered Public Accounting Firm		F- 3
Consolidated Balance Sheets as of December 31, 2015 and 2014		F- 4
Consolidated Statements of Operations for the Years Ended December 31, 2015, 2014, and 2013		F- 5
Consolidated Statements of Comprehensive Income (Loss) for the Years Ended December 31, 2015, 2014, and 2013		F- 6
Consolidated Statements of Equity for the Years Ended December 31, 2015, 2014, and 2013		F- 7
Consolidated Statements of Cash Flows for the Years Ended December 31, 2015, 2014, and 2013		F- 9
FINANCIAL STATEMENTS OF HUDSON PACIFIC PROPERTIES, L.P.
Report of Independent Registered Public Accounting Firm		F- 11
Consolidated Balance Sheets as of December 31, 2015 and 2014		F- 12
Consolidated Statements of Operations for the Years Ended December 31, 2015, 2014, and 2013		F- 13
Consolidated Statements of Comprehensive Income (Loss) for the Years Ended December 31, 2015, 2014, and 2013		F- 14
Consolidated Statements of Capital for the Years Ended December 31, 2015, 2014, and 2013		F- 15
Consolidated Statements of Cash Flows for the Years Ended December 31, 2015, 2014, and 2013		F- 16

Notes to Consolidated Financial Statements		F- 18
Schedule III - Real Estate and Accumulated Depreciation		F- 53
Schedule IV - Mortgage Loan on Real Estate		F- 56



Exhibit Number			Description

23.1			Consent of Independent Registered Public Accounting Firm.
31.1			Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Hudson Pacific Properties, Inc.
31.2			Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Hudson Pacific Properties, Inc.
31.3			Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 for Hudson Pacific Properties, L.P.
31.4			Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 Hudson Pacific Properties, L.P.
32.1			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.
32.2			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.
101			The following financial information from Hudson Pacific Properties, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2015, formatted in XBRL (eXtensible Business Reporting Language): (i) Consolidated Balance Sheets, (ii) Consolidated Statements of Operations, (iii) Consolidated Statements of Comprehensive Income (Loss), (iv) Consolidated Statement of Equity, (v) Consolidated Statements of Cash Flows and (vi) Notes to Consolidated Financial Statements *



	HUDSON PACIFIC PROPERTIES, INC.

December 23, 2016	/s/ VICTOR J. COLEMAN
	VICTOR J. COLEMAN
	Chief Executive Officer (principal executive officer)



Signature		Title	Date
/S/ VICTOR J. COLEMAN		Chief Executive Officer, President and Chairman of the Board of Directors (Principal Executive Officer)	December 23, 2016
Victor J. Coleman
/S/ MARK T. LAMMAS		Chief Operating Officer, Chief Financial Officer and Treasurer (Principal Financial Officer)	December 23, 2016
Mark T. Lammas
/S/HAROUT K. DIRAMERIAN		Chief Accounting Officer (Principal Accounting Officer)	December 23, 2016
Harout K. Diramerian		Chief Accounting Officer (Principal Accounting Officer)
*		Director	December 23, 2016
Theodore R. Antenucci
*		Director	December 23, 2016
Frank Cohen
*		Director	December 23, 2016
Richard B. Fried
*		Director	December 23, 2016
Jonathan M. Glaser
*		Director	December 23, 2016
Robert L. Harris II
*		Director	December 23, 2016
Mark D. Linehan
*		Director	December 23, 2016
Robert M. Moran, Jr.
*		Director	December 23, 2016
Michael Nash
*		Director	December 23, 2016
Barry A. Porter

*By:	/S/ MARK T. LAMMAS
	Attorney-in-Fact



Property	City	Year Built/ Renovated	Square Feet⁽¹⁾	Percent Leased⁽²⁾		Annualized Base Rent/ Annual Base Rent⁽³⁾		Annualized Base Rent/ Annual Base Rent Per Leased Square Foot⁽⁴⁾
OFFICE PROPERTIES
First & King	Seattle	1904/2009	472,223	90.5	%	$	9,130,740	$	21.37
Met Park North	Seattle	2000	190,748	95.4		4,702,751		25.85
Northview	Seattle	1991	182,229	83.3		3,119,304		20.56
Rincon Center	San Francisco	1985	580,850	88.8		16,263,997		40.09
1455 Market Street	San Francisco	1977	1,012,012	96.7		18,821,822		21.14
875 Howard Street	San Francisco	Various	286,270	99.4		7,019,003		25.05
222 Kearny Street	San Francisco	Various	148,797	91.6		4,900,281		35.96
625 Second Street	San Francisco	1905	137,018	100.0		5,391,747		43.91
275 Brannan Street	San Francisco	1906	54,673	100.0		2,897,669		53.00
901 Market Street	San Francisco	1912	212,319	76.9		3,435,511		29.69
First Financial	Encino (LA)	1986	222,423	95.8		7,284,917		34.20
Technicolor Building	Hollywood (LA)	2008	114,958	100.0		4,549,302		39.57
Del Amo Office Building	Torrance (LA)	1986	113,000	100.0		3,069,070		27.16
9300 Wilshire	Beverly Hills	1965/2001	61,224	98.0		2,398,198		40.71
10950 Washington	Culver City	Various	159,024	100.0		5,190,720		32.64
604 Arizona	Santa Monica	1950	44,260	100.0		1,779,252		40.20
6922 Hollywood	Hollywood (LA)	1965	205,523	92.2		7,963,981		42.04
10900 Washington	Culver City	1973	9,919	100.0		339,176		34.19
Element LA	Los Angeles	Various	247,545	100.0		—		—
Pinnacle I	Burbank	2002	393,777	91.7		14,829,638		41.05
Pinnacle II	Burbank	2005	231,864	99.2		8,637,927		37.56
3401 Exposition	Santa Monica	1961	63,376	100.0		—		—
1861 Bundy	Los Angeles	1950	36,492	100.0		—		—
Tierrasanta	San Diego	1985	112,300	96.4		1,569,572		14.50
Total/Weighted Average Office Properties:			5,292,824	94.1	%	$	133,294,578	$	30.51
MEDIA & ENTERTAINMENT PROPERTIES
Sunset Gower	Hollywood (LA)	Various	570,470	65.3		$	12,270,624	$	32.92
Sunset Bronson	Hollywood (LA)	Various	313,723	78.1		8,733,969		35.63
Total/Weighted Average Media & Entertainment Properties:			884,193	69.9	%	$	21,004,593	$	34.90
Total Office and M&E Properties:			6,177,017			$	154,299,171	$	24.98
LAND
Sunset Bronson—Lot A	Hollywood (LA)	N/A	273,913
Sunset Bronson—Redevelopment	Hollywood (LA)	N/A	389,740
Sunset Gower— Redevelopment	Hollywood (LA)	N/A	423,396
Olympic Bundy	West Los Angeles	N/A	500,000
Total Land Assets:			1,587,049
Portfolio Total:			7,764,066



Tenant	Property	Lease Expiration⁽¹⁾	Total Leased Square Feet	Percentage of Office Portfolio Square Feet		Annualized Base Rent⁽²⁾		Percentage of Office Portfolio Annualized Base Rent
Warner Bros. Entertainment	Pinnacle II	12/31/2021	230,000	4.3	%	$	8,637,927	6.5	%
Warner Music Group	Pinnacle I	12/31/2019	195,166	3.7		7,881,178		5.9
EMC Corporation⁽³⁾	Various	Various	294,756	5.6		7,033,054		5.3
Bank of America⁽⁴⁾	1455 Market Street	Various	502,233	9.5		6,432,454		4.8
Square	1455 Market Street	9/27/2023	202,606	3.8		6,322,405		4.7
AIG⁽⁵⁾	Rincon Center	Various	140,564	2.7		6,183,793		4.6
GSA⁽⁶⁾	Various	Various	168,393	3.2		5,350,456		4.0
NFL Enterprises	Various	6/30/2017	137,305	2.6		4,704,997		3.5
Fox Interactive Media, Inc.	625 Second Street	3/31/2017	104,897	2.0		4,594,278		3.4
Technicolor Creative Services USA, Inc.	Technicolor Building	5/31/2020	114,958	2.2		4,549,302		3.4
Clear Channel	Pinnacle I	9/30/2016	107,715	2.0		4,479,985		3.4
Salesforce.com⁽⁷⁾	Rincon Center	Various	93,028	1.8		4,093,232		3.1
Amazon	Met Park North	11/30/2023	139,824	2.6		3,669,637		2.8
Capital One	First & King	2/28/2019	133,148	2.5		3,269,711		2.5
Saatchi & Saatchi North America, Inc.	Del Amo Office Building	12/31/2019	113,000	2.1		3,069,070		2.3
Total			2,677,593	50.6	%	$	80,271,479	60.2	%



Square Feet Under Lease	Number of Leases	Percentage of All Leases		Total Leased Square Feet	Percentage of Office Portfolio Leased Square Feet		Annualized Base Rent⁽¹⁾		Percentage of Office Portfolio Annualized Base Rent
2,500 or less	66	30.3	%	84,016	1.7	%	$	3,126,907	1.9	%
2,501-10,000	71	32.6		398,577	8.0		13,519,153		8.5
10,001-20,000	18	8.2		258,221	5.2		8,540,664		5.2
20,001-40,000	18	8.2		526,495	10.6		16,127,830		9.9
40,001-100,000	12	5.5		748,238	15.0		23,919,014		14.7
Greater than 100,000	15	6.9		2,331,779	46.8		68,061,010		41.6
Building management use	8	3.7		21,364	0.4		—		—
Uncommenced leases	10	4.6		612,970	12.3		29,736,474		18.2
Office Portfolio Total:	218	100.0	%	4,981,660	100.0	%	$	163,031,052	100.0	%



Year of Lease Expiration	Square Footage of Expiring Leases⁽¹⁾		Percentage of Office Portfolio Square Feet		Annualized Base Rent⁽²⁾		Percentage of Office Portfolio Annualized Base Rent		Annualized Base Rent Per Leased Square Foot
Vacant	311,164		5.9	%	$	—	—	%	$	—
2013	208,299		3.9		4,575,746		2.8		21.97
2014	126,641		2.4		4,720,012		2.9		37.27
2015	292,003		5.5		4,866,628		3.0		16.67
2016	392,965		7.4		12,603,744		7.7		32.07
2017	779,768		14.7		25,817,251		15.8		33.11
2018	355,407		6.7		9,357,304		5.8		26.33
2019	605,078		11.4		20,445,039		12.6		33.79
2020	374,889		7.1		14,228,925		8.7		37.96
2021	358,091		6.8		11,474,952		7.0		32.04
2022	18,906		0.4		703,015		0.4		37.18
Thereafter	835,279		15.8		24,501,961		15.0		29.33
Building management use	21,364		0.4		—		—		—
Signed leases not commenced	612,970		11.6		29,736,474		18.3		48.51
Office Portfolio Total/Weighted Average:	$	5,292,824	100.0	%	$	163,031,052	100.00	%	$	39.07



Tenant	Principal Nature of Business	Lease Expiration	Renewal Options	Total Leased Square Feet⁽¹⁾	Percentage of Property Square Feet		Annual Base Rent⁽²⁾		Annual Base Rent Per Leased Square Foot⁽³⁾		Percentage of Property Annual Base Rent
FTP Productions (Scandal)	Television/Entertainment	5/26/2014 - 5/31/2014	—	69,056	12.1	%	$	2,750,397	$	39.83	22.4	%
Farnsworth Entertainment(Newsroom)	Television/Entertainment	9/30/2014	—	61,945	10.9		1,940,198		31.32		15.8
Blind Decker (Dexter)	Television/Entertainment	7/5/2013 - 9/30/2013	—	58,653	10.3		1,545,147		35.13		12.6
Total/Weighted Average:				189,654	33.3	%	$	6,235,742	$	32.88	50.8	%



Date	Percent Leased⁽¹⁾		Annual Base Rent Per Leased Square Foot⁽²⁾		Annual Net Effective Base Rent Per Leased Square Foot⁽³⁾
December 31, 2013	65.3	%	$	32.92	$	33.01
December 31, 2012	71.2		30.49		30.61
December 31, 2011	66.6		30.88		30.98
December 31, 2010	70.9		30.27		30.27
December 31, 2009	68.2		29.83		29.83



Date	Percent Leased⁽¹⁾		Annual Base Rent Per Leased Square Foot⁽²⁾		Annual Net Effective Base Rent Per Leased Square Foot⁽³⁾
December 31, 2013	78.1	%	$	35.63	$	38.31
December 31, 2012	78.1		42.16		40.02
December 31, 2011	76.3		40.77		38.58
December 31, 2010	75.5		40.18		37.97
December 31, 2009	68.5		40.12		38.70



Fiscal year 2013	High		Low		Close		Per Share Common Stock Dividends Declared
First quarter	$	21.78	$	21.64	$	21.75	$	0.125
Second quarter	21.37		20.80		21.28		0.125
Third quarter	19.70		19.39		19.45		0.125
Fourth quarter	22.15		21.80		21.87		0.125



			Period Ending
Index	06/23/10	06/30/10	12/31/10	06/30/11	12/31/11	06/30/12	12/31/12	06/30/13	12/31/13
Hudson Pacific Properties, Inc.	100.00	101.47	89.63	94.06	87.40	109.17	133.75	136.69	142.15
S&P 500	100.00	94.42	116.38	123.40	118.84	130.12	137.86	156.92	182.51
SNL US RE $500M-$1B Imp Cap	100.00	95.24	120.66	130.87	116.14	135.91	157.45	174.42	185.23
SNL US RE $1B-$2B Imp Cap	100.00	95.48	122.55	126.60	116.85	140.67	153.00	169.43	179.17

HUDSON PACIFIC PROPERTIES (in thousands, except share, per share, square footage and occupancy data) Year Ended December 31,

	Consolidated												Historical
	2013			2012			2011			2010			2009
Statements of Operations Data:
Revenues
Office
Rental	$	124,839		$	88,459		$	69,145		$	15,485		$	6,561
Tenant recoveries	25,870			22,029			21,954			2,883			1,827
Parking and other	14,732			9,840			5,643			999			222
Total office revenues	$	165,441		$	120,328		$	96,742		$	19,367		$	8,610

Media & entertainment
Rental	$	23,003		$	23,598		$	21,617		$	20,931		$	19,916
Tenant recoveries	1,807			1,598			1,539			1,571			1,792
Other property-related revenue	15,072			14,733			13,638			11,397			9,427
Other	235			204			187			238			64
Total media & entertainment revenues	$	40,117		$	40,133		$	36,981		$	34,137		$	31,199

Total revenues	$	205,558		$	160,461		$	133,723		$	53,504		$	39,809

Operating expenses
Office operating expenses	$	63,434		$	50,599		$	42,312		$	7,034		$	3,088
Media & entertainment operating expenses	24,149			24,340			22,446			19,815			19,545
General and administrative	19,952			16,497			13,038			4,493			—
Depreciation and amortization	70,063			54,758			41,983			13,226			8,332
Total operating expenses	$	177,598		$	146,194		$	119,779		$	44,568		$	30,965

Income from operations	$	27,960		$	14,267		$	13,944		$	8,936		$	8,844

Other expense (income)
Interest expense	$	25,470		$	19,071		$	17,480		$	8,831		$	8,792
Interest income	(272		)	(306		)	(73		)	(59		)	(16		)
Unrealized gain on interest rate contracts	—			—			—			(347		)	(400		)
Acquisition-related expenses	1,446			1,051			1,693			4,273			—
Other (income) expenses	(99		)	(92		)	443			192			97
Total other expenses	$	26,545		$	19,724		$	19,543		$	12,890		$	8,473

Incone (loss) from continuing operations	$	1,415		$	(5,457	)	$	(5,599	)	$	(3,954	)	$	371

Income (loss) from discontinued operations	$	1,571		$	451		$	3,361		$	1,272		$	(1,015	)
Impairment loss from discontinued operations	(5,580		)	—			—			—			—
Net (loss) income from discontinued operations	$	(4,009	)	$	451		$	3,361		$	1,272		$	(1,015	)
Net loss	$	(2,594	)	$	(5,006	)	$	(2,238	)	$	(2,682	)	$	(644	)
Net income attributable to preferred stock and units	(12,893		)	(12,924		)	(8,108		)	(817		)	—
Net income attributable to restricted shares	(300		)	(295		)	(231		)	(50		)	—
Net loss (income) attributable to non-controlling interest in consolidated real estate entities	321			21			(803		)	(119		)	29
Net loss attributable to common units in the Operating Partnership	633			1,014			946			418			—
Net loss attributable to Hudson Pacific Properties, Inc. shareholders’ / controlling members’ equity	$	(14,833	)	$	(17,190	)	$	(10,434	)	$	(3,250	)	$	(615	)



	Outstanding
Debt	December 31, 2013		December 31, 2012		Interest Rate⁽¹⁾	Maturity Date
Unsecured Revolving Credit Facility	$	155,000	$	55,000	LIBOR+1.55% to 2.20%	8/3/2016
Mortgage loan secured by 625 Second Street⁽²⁾	—		33,700		5.85%	2/1/2014
Mortgage loan secured by 3401 Exposition Boulevard⁽³⁾	13,233		—		LIBOR+3.80%	5/31/2014
Mortgage loan secured by 6922 Hollywood Boulevard⁽⁴⁾	40,396		41,243		5.58%	1/1/2015
Mortgage loan secured by 275 Brannan	15,000		138		LIBOR+2.00%	10/5/2015
Mortgage loan secured by Pinnacle II⁽⁵⁾	88,540		—		6.313%	9/6/2016
Mortgage loan secured by 901 Market⁽⁶⁾	49,600		49,600		LIBOR+2.25%	10/31/2016
Mortgage loan secured by Element LA⁽⁷⁾	566		—		LIBOR+1.95%	11/1/2017
Mortgage loan secured by Sunset Gower/Sunset Bronson⁽⁸⁾	97,000		92,000		LIBOR+2.25%	2/11/2018
Mortgage loan secured by Rincon Center⁽⁹⁾	105,853		107,492		5.134%	5/1/2018
Mortgage loan secured by First & King⁽¹⁰⁾	95,000		—		LIBOR+1.60%	8/31/2018
Mortgage loan secured by Met Park North⁽¹¹⁾	64,500		—		LIBOR+1.55%	8/1/2020
Mortgage loan secured by First Financial⁽¹²⁾	43,000		43,000		4.580%	2/1/2022
Mortgage loan secured by 10950 Washington⁽¹³⁾	29,300		29,711		5.316%	3/11/2022
Mortgage loan secured by Pinnacle I⁽¹⁴⁾	129,000		129,000		3.954%	11/7/2022
Subtotal	$	925,988	$	580,884
Unamortized loan premium, net⁽¹⁵⁾	5,320		1,201
Total	$	931,308	$	582,085



	Payments Due by Period
Contractual Obligation	Total		Less than 1 year		1-3 years		3-5 years		More than 5 years
Principal payments on mortgage loans⁽¹⁾	$	925,987	$	17,896	$	360,372	$	362,282	$	185,437
Interest payments⁽¹⁾⁽²⁾	198,982		33,253		91,907		51,348		22,474
Operating leases	4,025		758		2,414		853		—
Tenant-related commitments	116,009		116,009		—		—		—
Ground leases⁽³⁾	57,910		1,417		4,251		4,251		47,991
Total:	$	1,302,913	$	169,333	$	458,944	$	418,734	$	255,902



	December 31, 2013				December 31, 2012
ASSETS
REAL ESTATE ASSETS
Land	$	581,842			$	478,273
Building and improvements	1,260,161				831,791
Tenant improvements	108,802				75,094
Furniture and fixtures	14,396				11,545
Property under development	70,129				23,961
Total real estate held for investment	2,035,330				1,420,664
Accumulated depreciation and amortization	(116,342		)		(80,303		)
Investment in real estate, net	1,918,988				1,340,361
Cash and cash equivalents	30,356				18,904
Restricted cash	16,750				14,322
Accounts receivable, net	8,253				12,167
Notes receivable	—				4,000
Straight-line rent receivables	22,030				12,732
Deferred leasing costs and lease intangibles, net	112,204				81,010
Deferred finance costs, net	8,577				8,175
Interest rate contracts	192				71
Goodwill	8,754				8,754
Prepaid expenses and other assets	5,170				4,588
Assets associated with real estate held for sale	—				54,608
TOTAL ASSETS	$	2,131,274			$	1,559,692
LIABILITIES AND EQUITY
Notes payable	$	931,308			$	582,085
Accounts payable and accrued liabilities	27,511				18,578
Below-market leases, net	45,441				31,560
Security deposits	6,022				5,291
Prepaid rent	7,651				11,276
Obligations associated with real estate held for sale	—				1,205
TOTAL LIABILITIES	1,017,933				649,995
6.25% series A cumulative redeemable preferred units of the Operating Partnership	10,475				12,475
EQUITY
Hudson Pacific Properties, Inc. stockholders’ equity:				��
Preferred stock, $0.01 par value, 10,000,000 authorized; 8.375% series B cumulative redeemable preferred stock, $25.00 liquidation preference, 5,800,000 shares outstanding at December 31, 2013 and December 31, 2012, respectively	145,000				145,000
Common stock, $0.01 par value, 490,000,000 authorized, 57,230,199 shares and 47,496,732 shares outstanding at December 31, 2013 and December 31, 2012, respectively	572				475
Additional paid-in capital	903,984				726,605
Accumulated other comprehensive deficit	(997		)		(1,287		)
Accumulated deficit	(45,113		)		(30,580		)
Total Hudson Pacific Properties, Inc. stockholders’ equity	1,003,446				840,213
Non-controlling interest—members in Consolidated Entities	45,683				1,460
Non-controlling common units in the Operating Partnership	53,737				55,549
TOTAL EQUITY	1,102,866				897,222
TOTAL LIABILITIES AND EQUITY	$	2,131,274			$	1,559,692



	Asset Derivatives					Liability Derivatives
		Fair Value as of					Fair Value as of
	Balance Sheet Location	December 31, 2013		December 31, 2012		Balance Sheet Location	December 31, 2013		December 31, 2012
Derivatives designated as hedging instruments:
Interest rate products	Interest rate contracts	$	192	$	71	Interest rate contracts	$	—	—

Total		$	192	$	71		—		—



	3401 Exposition		Pinnacle II			Seattle Portfolio			1861 Bundy
Date of Acquisition	May 22, 2013		June 14, 2013			July 31, 2013			September 26, 2013		Total
Consideration paid
Cash consideration	$	8,489	$	1,505		$	368,389		$	11,500	$	389,883
Notes Receivable	4,000		—			—			—		4,000
Debt Assumed	13,233		89,066			—			—		102,299
Non-controlling interest in consolidated real estate entity	—		45,704			—			—		45,704
Total consideration	$	25,722	$	136,275		$	368,389		$	11,500	$	541,886
Allocation of consideration paid
Investment in real estate, net	$	25,439	$	134,289		$	367,094		$	11,500	$	538,322
Deferred leasing costs and lease intangibles, net	—		12,637			21,619			—		34,256
Fair market unfavorable debt value	—		(5,820		)	—			—		(5,820		)
Below-market leases	—		(7,783		)	(14,666		)	—		(22,449		)
Other (liabilities) asset assumed, net	283		2,952			(5,658		)	—		(2,423		)
Total consideration paid	$	25,722	$	136,275		$	368,389		$	11,500	$	541,886



	604 Arizona			275 Brannan		625 Second Street			6922 Hollywood Boulevard			6050 Ocean Way/1455 N. Beachwood
Date of Acquisition	July 26, 2011			August 19, 2011		September 1, 2011			November 22, 2011			December 12, 2011			Total
Consideration paid
Cash consideration	$	21,373		$	12,370	$	23,419		$	50,555		$	6,502		$	114,219
Debt Assumed	—			—		33,700			42,247			—			75,947
Total consideration	$	21,373		$	12,370	$	57,119		$	92,802		$	6,502		$	190,166
Allocation of consideration paid
Investment in real estate, net	$	20,366		$	12,250	$	53,394		$	88,999		$	6,916		$	181,925
Above-market leases	—			—		465			2,571			—			3,036
Leases in-place	1,121			—		2,799			4,767			—			8,687
Other lease intangibles	117			—		1,286			2,028			—			3,431
Fair market unfavorable debt value	—			—		(490		)	(1,600		)	—			(2,090		)
Below-market leases	(104		)	—		(1,054		)	(4,265		)	(416		)	(5,839		)
Other (liabilities) asset assumed, net	(127		)	120		719			302			2			1,016
Total consideration paid	$	21,373		$	12,370	$	57,119		$	92,802		$	6,502		$	190,166



	For the Year Ended						Consolidated Financial
	2015		2014		2013		Statement Classification
Above-market lease	12,534		2,026		2,542		Rental Revenue
Below-market lease	(34,607	)	(7,661	)	(8,570	)	Rental Revenue
Deferred lease costs and in-place lease intangibles	91,965		20,879		24,374		Depreciation and amortization expense
Above-market ground lease	(46	)	—		—		Office operating expenses
Below-market ground lease	1,688		248		247		Office operating expenses


Year ended	Deferred leasing costs and lease intangibles, net		Above-market leases		Deferred lease cost and in-place lease intangibles		Below-market ground leases
2014	20,903
2015	18,607
2016	16,022		$	11,242	$	76,208	$	2,182
2017	12,883		3,700		49,994		2,182
2018	11,142		3,030		30,275		2,182
2019			2,515		23,355		2,182
2020			386		13,099		2,182
Thereafter	32,647		398		47,008		45,911
	$	112,204	$	21,271	$	239,939	$	56,821



Year ended	Below-market lease		Above-market ground leases
2016	$	30,319	$	43
2017	21,663		43
2018	13,669		43
2019	10,778		43
2020	7,450		43
Thereafter	10,280		834
	$	94,159	$	1,049


(1)	Unamortized loan premium and deferred financing costs exclude debt issuance costs, net related to establishing the Company’s unsecured revolving credit facility and undrawn term loans. These costs are presented within prepaid expenses and other assets in the consolidated balance sheets. See the discussion of the adoption of ASU 2015-03 and ASU 2015-15 in Note 2.



Year ended	Below Market Lease
2014	$	6,942
2015	6,595
2016	6,292
2017	5,910
2018	5,395
Thereafter	14,307
	$	45,441



	December 31, 2013		December 31, 2012
Prepaid insurance	$	2,677	$	2,809
Prepaid property taxes	5		48
Corporate furniture, fixtures and equipment, net of accumulated depreciation of $629 and $499 respectively	490		167
Trade name, net of accumulated amortization of $649 and $548, respectively	372		473
Other	1,626		1,091
	$	5,170	$	4,588



	Outstanding as of
Debt	December 31, 2013		December 31, 2012		Interest Rate⁽¹⁾	Maturity Date
Unsecured Revolving Credit Facility	$	155,000	$	55,000	LIBOR+1.55% to 2.20%	8/3/2016
Mortgage loan secured by 625 Second Street⁽²⁾	—		33,700		5.85%	2/1/2014
Mortgage loan secured by 3401 Exposition Boulevard⁽³⁾	13,233		—		LIBOR+3.80%	5/31/2014
Mortgage loan secured by 6922 Hollywood Boulevard⁽⁴⁾	40,396		41,243		5.58%	1/1/2015
Mortgage loan secured by 275 Brannan	15,000		138		LIBOR+2.00%	10/5/2015
Mortgage loan secured by Pinnacle II⁽⁵⁾	88,540		—		6.313%	9/6/2016
Mortgage loan secured by 901 Market⁽⁶⁾	49,600		49,600		LIBOR+2.25%	10/31/2016
Mortgage loan secured by Element LA⁽⁷⁾	566		—		LIBOR+1.95%	11/1/2017
Mortgage loan secured by Sunset Gower/Sunset Bronson⁽⁸⁾	97,000		92,000		LIBOR+2.25%	2/11/2018
Mortgage loan secured by Rincon Center⁽⁹⁾	105,853		107,492		5.134%	5/1/2018
Mortgage loan secured by First & King⁽¹⁰⁾	95,000		—		LIBOR+1.60%	8/31/2018
Mortgage loan secured by Met Park North⁽¹¹⁾	64,500		—		LIBOR+1.55%	8/1/2020
Mortgage loan secured by First Financial⁽¹²⁾	43,000		43,000		4.580%	2/1/2022
Mortgage loan secured by 10950 Washington⁽¹³⁾	29,300		29,711		5.316%	3/11/2022
Mortgage loan secured by Pinnacle I⁽¹⁴⁾	129,000		129,000		3.954%	11/7/2022
Subtotal	$	925,988	$	580,884
Unamortized loan premium, net⁽¹⁵⁾	5,320		1,201
Total	$	931,308	$	582,085



	December 31, 2015						December 31, 2014
	Principal Amount		Unamortized Loan Premium and Deferred Financing Costs, net				Principal Amount		Unamortized Loan Premium and Deferred Financing Costs, net				Interest Rate⁽¹⁾	Contractual Maturity Date
Unsecured Loans
Unsecured Revolving Credit Facility⁽²⁾	$	230,000	$	—			$	130,000	$	—			LIBOR+1.15% to 1.85%	4/1/2019⁽¹⁰⁾
5-Year Term Loan due April 2020⁽²⁾⁽³⁾	550,000		(5,571		)		150,000		(870		)		LIBOR+1.30% to 2.20%	4/1/2020
5-Year Term Loan due November 2020⁽²⁾	—		—				—		—				LIBOR +1.30% to 2.20%	11/17/2020
7-Year Term Loan due April 2022⁽²⁾⁽⁴⁾	350,000		(2,656		)		—		—				LIBOR +1.60% to 2.55%	4/1/2022
7-Year Term Loan due November 2022⁽²⁾	—		—				—		—				LIBOR + 1.60% to 2.55%	11/17/2022
Series A Notes	110,000		(1,011		)		—		—				4.34%	1/2/2023
Series B Notes	259,000		(2,378		)		—		—				4.69%	12/16/2025
Series C Notes	56,000		(509		)		—		—				4.79%	12/16/2027
Total Unsecured Loans	$	1,555,000	$	(12,125	)		$	280,000	$	(870	)

Mortgage Loans
Mortgage loan secured by Pinnacle II⁽⁵⁾	$	86,228	$	1,310		⁽⁶⁾	$	87,421	3,056			⁽⁶⁾	6.31%	9/6/2016
Mortgage loan secured by 901 Market	30,000		(119		)		49,600		(434		)		LIBOR+2.25%	10/31/2016
Mortgage loan secured by Rincon Center⁽⁷⁾	102,309		(355		)		104,126		(518		)		5.13%	5/1/2018
Mortgage loan secured by Sunset Gower/Sunset Bronson⁽⁸⁾⁽⁹⁾	115,001		(2,232		)		97,000		(678		)		LIBOR+2.25%	3/4/2019
Mortgage loan secured by Met Park North⁽¹⁰⁾	64,500		(509		)		64,500		(521		)		LIBOR+1.55%	8/1/2020
Mortgage loan secured by 10950 Washington⁽⁷⁾	28,407		(421		)		28,866		(493		)		5.32%	3/11/2022
Mortgage loan secured by Pinnacle I⁽¹¹⁾	129,000		(694		)		129,000		(796		)		3.95%	11/7/2022
Mortgage loan secured by Element L.A.	168,000		(2,584		)		59,490		(1,066		)		4.59%	11/6/2025
Mortgage loan secured by 275 Brannan	—		—				15,000		—				LIBOR+2.00%	N/A
Total mortgage loans before mortgage loan on real estate held for sale	$	723,445	$	(5,604	)		$	635,003	$	(1,450	)
Total	$	2,278,445	$	(17,729	)		$	915,003	$	(2,320	)

Mortgage loan on real estate held for sale
Mortgage loan secured by First Financial⁽¹²⁾	$	—	$	—			$	42,449	$	(369	)		4.58%	N/A


(1)	Interest rate with respect to indebtedness is calculated on the basis of a 360-day year for the actual days elapsed, excluding the amortization of loan fees and costs. Interest rates are as of December 31, 2015, which may be different than the interest rates as of December 31, 2014 for corresponding indebtedness.


(2)	~~This loan was assumed~~The Company has the option to make an irrevocable election to change the interest rate depending on ~~September 1, 2011 in connection with~~ the ~~closing~~Company’s credit rating. As of ~~our acquisition of the 625 Second Street property. We repaid this loan on November 1, 2013.~~December 31, 2015, no such election has been made.