Group 1 - Google has removed the names of 58 DEI groups from its 2024 funding list, which includes organizations like the Latino Leadership Alliance and the ACLU of Illinois [1] - The changes in Google's funding list follow the Trump administration's stance to target companies that openly support DEI initiatives, raising questions about whether Google continues to support these groups in secret [2] - Over the past year, Google has made significant changes to its diversity policies, including the removal of diversity hiring goals and the elimination of terms like "underrepresented" and "diversity" from various platforms, including its 10k filings [3]

Core Points - Google has removed over 50 diversity, equity, and inclusion (DEI) organizations from its funding list, totaling 214 groups removed and 101 added according to a report from The Tech Transparency Project [2][3] - The largest category of purged groups were DEI-related, with 58 groups removed that had mission statements including terms like "diversity," "equity," and "inclusion" [3] - The funding purge reflects a shift in Google's strategy, prioritizing investments in artificial intelligence technology amid changing political and legal landscapes regarding DEI policies [6][7] Company Actions - Google spokesperson stated that the funding list reflects contributions made in 2024 and does not encompass all contributions from other teams within the company [4] - Notable organizations removed from the funding list include the African American Community Service Agency and the Latino Leadership Alliance, which focus on empowering historically excluded communities [5][10] - Despite the removal of DEI-related organizations, Google continues to allocate funds to various groups, including $75,000 to the National Network to End Domestic Violence in 2024 [11] Industry Context - The backlash against DEI programs has intensified following the U.S. Supreme Court's 2023 decision to end affirmative action at colleges, leading to a reevaluation of DEI initiatives across various industries [7][8] - Many companies are still pursuing DEI efforts but are using alternative terminology to avoid the divisive nature of the term "DEI" [9] - Google CEO Sundar Pichai emphasized the importance of diversity in the workforce, stating that a diverse workforce is essential for serving a global user base effectively [9]

Core Viewpoint - Skydance Media plans to eliminate diversity, equity, and inclusion (DEI) initiatives and implement an ombudsman to address perceived bias within CBS News following a merger with Paramount Global, pending FCC approval [1][2][6]. Company Actions - Skydance and Paramount have agreed to a multi-billion-dollar merger, with Skydance CEO David Ellison taking control of the combined entity [2]. - Skydance confirmed the elimination of DEI initiatives previously in place at Paramount and stated its commitment to comply with non-discrimination laws [3][6]. - Paramount will not engage in DEI-related disparate treatment in hiring and will not set numerical goals based on race, ethnicity, sex, or gender [7]. Governance and Oversight - An ombudsman will be appointed to report to the president of New Paramount, tasked with evaluating complaints of bias or concerns related to CBS [11]. - New Paramount's leadership will consider complaints in overseeing CBS's news programming, aiming for increased transparency and accountability [14]. Context and Background - The merger follows a settlement between Paramount Global, CBS, and President Trump regarding an election interference lawsuit, which was believed to be a strategic move to avoid potential repercussions from the Trump-led FCC [15].

Core Viewpoint - T-Mobile is experiencing reduced regulatory scrutiny following its commitment to end diversity, equity, and inclusion (DEI) practices, coinciding with the closure of an antitrust investigation into its proposed $4.4 billion merger with UScellular [1][2][5] Group 1: Regulatory Developments - The Justice Department announced the closure of its antitrust probe into T-Mobile's merger with UScellular, indicating no intervention in the proposed deal [1][5] - T-Mobile's decision to end DEI policies aligns with a broader trend among companies since the reelection of President Donald Trump [2] - The company is also seeking approval for an additional acquisition of the internet service provider Metronet [3] Group 2: Industry Concerns - Assistant Attorney General Gail Slater expressed concerns regarding ongoing consolidation in the wireless services industry, particularly the potential hindrance to the emergence of a fourth national player [4] - The Department of Justice evaluated the potential harm to competition and consumer effects, concluding that the benefits of the transaction outweighed the potential harms [5]

Core Viewpoint - Verizon Communications is terminating its diversity, equity, and inclusion (DEI) programs amid scrutiny from the Trump administration as it seeks federal approval for its $20 billion acquisition of Frontier Communications [1][6]. Group 1: Changes to DEI Programs - Verizon is removing its "Diversity and Inclusion" website and eliminating references to DEI in employee training programs [3]. - The company plans to end workforce diversity goals and will drop a management compensation component aimed at increasing the representation of women and minorities in its U.S. workforce [4]. - Verizon's Chief Legal Officer stated that some DEI policies could be linked to discrimination, and the changes will take effect immediately [6]. Group 2: Acquisition Details - Verizon's acquisition of Frontier Communications is valued at $20 billion, including debt, and aims to increase its scale by adding 2.2 million fiber subscribers, expanding its reach to 25 million premises across 31 states and Washington, D.C. [7]. - The acquisition is described as a "strategic fit" that will enhance Verizon's competitiveness in the U.S. market [7]. - Frontier's CEO noted that the deal provides a substantial cash premium to its shareholders and creates new opportunities for employees while expanding access to reliable connectivity for more Americans [9].

Core Viewpoint - Verizon Communications is terminating its diversity, equity, and inclusion (DEI) programs following scrutiny from the Trump administration and as it seeks approval for its $9.6 billion acquisition of Frontier Communications [1][7]. Group 1: Changes in DEI Programs - The company is removing its "Diversity and Inclusion" website and eliminating references to DEI from employee training [2][4]. - Verizon will no longer maintain any workforce diversity goals and will discontinue a component of its management compensation plan that aimed to increase the representation of women and minorities in its US workforce [4][5]. - The changes are effective immediately, as stated by Verizon's chief legal officer, who acknowledged that some DEI policies could be linked to discrimination [5]. Group 2: Regulatory Context - FCC Chair Brendan Carr expressed approval of Verizon's decision to end its DEI policies, framing it as a step that promotes equal opportunity and nondiscrimination [6]. - Carr had previously opened a probe into Verizon's promotion of DEI programs, indicating a broader regulatory scrutiny of such initiatives in the telecom sector [1][8].

United States Securities and Exchange Commission Washington, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2025 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from _____ to _____ Commission file number: 001-33106 Douglas Emmett, Inc. (Exact name of registrant as specified in its charter) Maryland 20-3073047 (State or other jurisdic ...

Financial Data and Key Metrics Changes - Revenue increased by 2.7% compared to Q1 2024 [15] - FFO decreased to $0.40 per share, and AFFO decreased to $62.3 million [15] - Same property cash NOI was essentially flat [15] Business Line Data and Key Metrics Changes - The company signed just under 800,000 square feet in total portfolio, including over 300,000 square feet of new leases [13] - New leasing to tenants over 10,000 square feet was well above historical averages [6] - The residential portfolio remained essentially fully leased at 99.1% occupancy [14] Market Data and Key Metrics Changes - The Class A office portfolio maintained stable in-place and asking rental rates despite a higher vacancy market [7] - Multifamily portfolio enjoyed robust revenue growth due to high demand in coastal submarkets [8] Company Strategy and Development Direction - The company is focused on four avenues to restore and exceed pre-pandemic FFO: leasing existing office portfolio, redeveloping Barrington Plaza, converting Studio Plaza to multi-tenant use, and acquiring additional properties [9] - The company is optimistic about below-average office expirations in 2025 and 2026 [7] Management's Comments on Operating Environment and Future Outlook - Management expressed concerns about potential economic slowdowns and their impact on office leasing [10] - The operating platform is designed to withstand economic turbulence, supported by a conservative financing strategy and a diversified tenant base [10] Other Important Information - The company closed a non-recourse interest-only loan of $127.2 million at a fixed rate of 4.99% [12] - The company refinanced a $335 million secured office loan at an effective fixed interest rate of 4.57% [12] Q&A Session Summary Question: Can you provide more detail on leasing and larger tenants? - Management noted strong demand across various industries, with positive absorption contributing to improved leasing performance [20][22] Question: Can you discuss pricing trends in multifamily? - Management clarified that asking rents have not changed since before the fire, but occupancy remains high, contributing to revenue growth [23][24] Question: What are the expectations for debt refinancing? - Management indicated that securing favorable rates for refinancing is challenging, but they are optimistic about future debt management [30][32] Question: How is the absorption rate in the in-service portfolio? - Management acknowledged that while the in-service portfolio showed slight declines, overall positive absorption was noted due to new leasing activity [34][36] Question: What is the outlook for acquisitions? - Management emphasized a focus on high-quality office buildings for acquisition, with interest from partners in potential deals [74][79] Question: How is the recovery in LA post-fires? - Management noted that while there is significant investment in the market, the expected surge in office leasing has not yet materialized [68] Question: What is the status of Studio Plaza leasing? - Management reported that leasing demand and speed of signing leases at Studio Plaza have exceeded expectations [58][60]

Financial Data and Key Metrics Changes - Revenue increased by 2.7% compared to Q1 2024 [14] - FFO decreased to $0.40 per share, and AFFO decreased to $62.3 million [14] - Same property cash NOI was essentially flat [14] Business Line Data and Key Metrics Changes - The company signed over 300,000 square feet of new leases, with total leasing reaching just under 800,000 square feet [5][12] - New leasing to tenants over 10,000 square feet was well above historical averages [5] - The residential portfolio maintained a high occupancy rate of 99.1% with strong demand [13] Market Data and Key Metrics Changes - The Class A office portfolio maintained stable in-place and asking rental rates despite a higher vacancy market [6] - The multifamily portfolio experienced robust revenue growth, reflecting the appeal of high-end residential communities [6] Company Strategy and Development Direction - The company is focused on four avenues to restore and exceed pre-pandemic FFO: leasing existing office portfolio, redeveloping Barrington Plaza, converting Studio Plaza to multi-tenant use, and acquiring additional properties [7] - The company is optimistic about below-average office expirations in 2025 and 2026 [6] - A conservative financing strategy and a diversified tenant base are emphasized to manage through economic turbulence [8] Management's Comments on Operating Environment and Future Outlook - Management expressed concerns about potential economic slowdowns and the impact of higher interest rates on income [7][8] - The operating platform is built to withstand economic challenges, with a focus on quality buildings in supply-constrained markets [8] - Management remains cautious but optimistic about leasing activity and demand in the multifamily sector [6][35] Other Important Information - The company closed a non-recourse interest-only loan of $127.2 million at a fixed rate of 4.99% [11] - A $335 million secured office loan was refinanced at an effective fixed interest rate of 4.57% [11] Q&A Session Summary Question: Can you provide more detail on leasing and larger tenants? - Management noted strong demand across various industries, with positive absorption contributing to improved leasing metrics [19][20] Question: What are the pricing trends in multifamily? - Management clarified that asking rents have not changed since before the fire, but occupancy remains high, contributing to revenue growth [21][22] Question: Can you discuss the debt refinancing and rates? - Management indicated that securing loans has been challenging, but they are optimistic about achieving favorable rates for upcoming refinancings [28][30] Question: How is the absorption rate in the in-service portfolio? - Management acknowledged that while the overall portfolio shows positive absorption, the in-service portfolio's occupancy has slightly decreased [32][34] Question: Have you seen tenant fallout from macroeconomic uncertainties? - Management reported no significant impact on tenants from current economic conditions, but they are monitoring the situation closely [38][39] Question: What is the status of the Studio Plaza leasing? - Management confirmed that leasing demand and speed have exceeded expectations, with ongoing efforts to achieve reasonable occupancy levels [56][58] Question: What is the outlook for acquisitions? - Management expressed a focus on high-quality office buildings for future acquisitions, indicating a preference for the office market over multifamily at this time [70] Question: Can you comment on capital allocation for acquisitions versus share buybacks? - Management stated that while they have engaged in share buybacks, they prioritize direct acquisitions and include partners in opportunities to maintain relationships [74][75]

Portfolio Overview - Douglas Emmett's (DEI) office portfolio comprises 182 million square feet, representing 79% of total annual rent[12] - The multifamily portfolio consists of 5,212 units, accounting for 21% of total annual rent[12] - The company's total capitalization is approximately $8 billion, with annual revenues of approximately $1 billion[18] Market Position and Strategy - DEI holds approximately 38% average market share of Class A office space in its regions[18] - The company is the largest office landlord in Los Angeles and Honolulu[18] - DEI's strategy focuses on small, affluent tenants in diverse industries, mitigating risk and reducing volatility[9] Rent Growth and Stability - DEI's leases benefit from strong 3% to 5% annual rent increases[10] - West Los Angeles has shown better long-term rent growth and less volatility compared to other gateway markets[10] - The company has experienced consistent rent growth through three down cycles, with a 34% compounded annual growth rate over the last 29 years[29] Operational Efficiency - DEI's efficient management and overhead allow it to convert an extra 112% of net operating income (NOI) to cash flow compared to its benchmark group[43] - Capex savings enable the company to convert an additional 63% of NOI to cash flow[43] Sustainability - More than 84% of DEI's eligible office space qualified for "ENERGY STAR Certification" as of December 2024[55] - The company has reduced its greenhouse gas (GHG) emissions by 13% versus 2019 through December 31, 2024, ahead of its 30% reduction target by 2035[55]