UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2023 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 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2023 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 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or othe ...

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) For the quarterly period ended March 31, 2023 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 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or oth ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File No. 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) Maryland 23-6858580 (State or other jurisdiction of ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission file number 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission file number 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or othe ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) 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 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or other jurisdiction of incorporation or organization) UNIVERSAL CORPORATE CENTER 367 SOUTH GULPH ROAD KING OF PRUSSIA, PENNSYLVANIA 19406-09 ...

Real Estate Investments - As of February 24, 2022, the company has investments in 75 facilities across 21 states, including 6 hospital facilities, 58 medical/office buildings, 4 free-standing emergency departments, 4 childcare centers, and 3 specialty facilities[23]. - The company has a total of 75 real estate investments or commitments, indicating a strategy of market expansion in the healthcare sector[23]. - The company’s facilities include a mix of owned and leased properties, with a focus on healthcare-related services[23]. - The company has six acute and behavioral health care hospitals in its portfolio as of December 31, 2021, up from four in 2020[26]. - The company acquired three hospitals as part of an asset purchase agreement with Universal Health Services on December 31, 2021[26]. - The company paid approximately $2.8 million in cash to Universal Health Services for the acquisition of Aiken Regional Medical Center and Canyon Creek Behavioral Health[28]. - The company is developing Sierra Medical Plaza I, an MOB in Reno, Nevada, with an estimated cost of approximately $34 million[42]. - The company purchased a 5% minority ownership interest in Grayson Properties, LP for approximately $3.1 million, consolidating the LP effective with the purchase date[43]. - The company acquired the Fire Mesa office building in Las Vegas for approximately $12.9 million, fully leased to a subsidiary of UHS[44]. Revenue and Financial Performance - The leases for the six acute and behavioral health care hospitals accounted for approximately 25% of consolidated revenues in 2021, compared to 22% in 2020[26]. - The revenue from the specialty facility lease that expired in 2021 represented about 2% of consolidated revenue for the year ended December 31, 2021[27]. - The combined revenues from leases on three acute care and one behavioral health care hospital facilities leased to subsidiaries of UHS accounted for approximately 23% of the company's consolidated revenue for the five years ended December 31, 2021[32]. - The aggregate revenues generated from UHS-related tenants comprised approximately 32% of the company's consolidated revenue for the five years ended December 31, 2021[32]. - The company entered into an asset purchase and sale agreement with UHS, resulting in a gain of approximately $68.4 million included in the consolidated statement of income for the year ended December 31, 2021[33]. - The annual rental for Aiken Regional Medical Center and Canyon Creek Behavioral Health is approximately $5.6 million, with a 2.25% annual increase starting January 1, 2023[35]. - The lease on Wellington Regional Medical Center was renewed for a 5-year term with an annual fair market value lease rate of $6.3 million, increasing by 2.50% annually starting January 1, 2023[40]. - The company anticipates continued investment in healthcare-related facilities to improve its competitive position in the market[58]. - The company recorded a decrease of $546,000 in net income due to increased interest expense[210]. - For the year ended December 31, 2021, net income was $109.2 million, a significant increase of $89.7 million compared to $19.4 million in 2020[210]. - Total revenues increased by $6.2 million, or 7.9%, during 2021 compared to 2020, primarily driven by rentals from the Clive Behavioral Health facility and increased bonus rentals from hospitals leased to UHS[211]. Lease and Occupancy Information - The average remaining lease term for the six acute and behavioral health care hospitals is 10.6 years, with renewal options ranging from one to ten years[26]. - The combined weighted average Coverage Ratio for the four occupied hospitals owned at the end of 2021 was approximately 7.9, compared to 10.3 at the end of 2020[29]. - The average occupancy rate for the Inland Valley Campus of Southwest Healthcare System was 76% in 2021, up from 63% in 2020[160]. - McAllen Medical Center reported an occupancy rate of 51% in 2021, with a guaranteed payment of $5,485,000 until 2026[160]. - Wellington Regional Medical Center achieved a 75% occupancy rate in 2021, with a guaranteed payment of $6,319,000 and a lease term until 2026[160]. - Clive Behavioral Health reported a low occupancy rate of 16% in 2021, with a guaranteed payment of $2,628,000 until 2040[160]. - The Rosenberg Children's Medical Plaza maintained a 100% occupancy rate in 2021, with a guaranteed payment of $2,265,000 until 2028[161]. - The Texoma Medical Plaza achieved a 96% occupancy rate in 2021, with a guaranteed payment of $1,948,000 until 2030[161]. Regulatory and Compliance Issues - The company qualifies as a REIT and must distribute at least 90% of its annual REIT taxable income to shareholders to maintain this status[52]. - The company must comply with strict income distribution requirements to maintain its REIT status, which could adversely affect its financial condition if not met[131]. - Dividends paid by the company as a REIT may be subject to higher federal income tax rates compared to dividends from regular corporations, potentially affecting share value[130]. - Compliance with REIT requirements may limit the ability to pursue attractive investment opportunities[133]. - The company is subject to federal excise tax, which is 4% of the amount exceeding cash distributions during the calendar year[208]. Market and Economic Risks - The operators of the company's facilities derive a significant portion of their revenue from federal and state healthcare programs, including Medicare and Medicaid, which are subject to changes that could materially affect reimbursement levels[60]. - The company faces risks related to tenants' ability to make timely rent payments, which could adversely affect occupancy levels and revenue[79]. - The Budget Control Act mandated a 2% reduction in Medicare payments, which has been extended through 2030, potentially impacting future revenues[86]. - The uncertainties surrounding healthcare reform could materially affect the company's revenues and net income[88]. - The company has seen significant budget deficits in states where its facilities operate, leading to potential reductions in Medicaid funding[84]. - Changes in government reimbursement programs and private payor negotiations could adversely impact the financial position of the company's hospital operators[85]. - The COVID-19 pandemic has not had a material adverse impact on the company's financial results during 2021, but future developments related to the pandemic are likely to have a material adverse impact on financial results[190]. - The company faces potential risks from increased competition and decreases in occupancy and rental rates in certain markets, which may adversely affect operating results[192]. Advisory and Management Fees - Advisory fees incurred and paid to UHS amounted to $4.4 million in 2021, $4.1 million in 2020, and $4.0 million in 2019, based on average invested real estate assets of $629 million, $592 million, and $568 million respectively[49]. - The advisory agreement with UHS was renewed for 2022 under the same terms as in 2021 and 2020, indicating continuity in the advisory relationship[48]. Future Outlook - The company anticipates that the future operations and financial results will depend on various factors related to the COVID-19 pandemic, including the volume of canceled or rescheduled elective procedures[75]. - The company may experience a decrease in prospective tenants due to COVID-19 restrictions, which could negatively impact new lease volumes and renewal rates[190]. - Legislative initiatives, including the CARES Act and ARPA, have provided funding to healthcare providers, but the impact on tenants' operations remains uncertain[190]. - The company faces increased competition in the healthcare industry, which has resulted in lower revenues and higher costs for operators, including UHS[113].

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2021 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 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or ...

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2021 UNITED STATES SECURITIES AND EXCHANGE COMMISSION OR Washington, D.C. 20549 ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FORM 10-Q (MARK ONE) For the transition period from to Commission file number 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST (Exact name of registrant as specified in its charter) MARYLAND 23-6858580 (State or othe ...