UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (MARK ONE) For the quarterly period ended March 31, 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 other jurisdiction of incorporation or organization) UNIVERSAL CORPORATE CENTER 367 SOUTH GUL ...

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, 2020 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 ...

Real Estate Investments - As of October 31, 2020, the company has 71 real estate investments or commitments located in 20 states, including 7 hospital facilities, 4 free-standing emergency departments, and 56 medical/office buildings[103]. Financial Performance - Net income for the three-month period ended September 30, 2020, was $5.2 million, an increase of $540,000 from $4.7 million in the same period of 2019[125]. - For the nine-month period ended September 30, 2020, net income was $14.4 million, up $1.3 million from $13.1 million in the comparable period of 2019[125]. - Total revenues decreased by $174,000, or 0.9%, during the three-month period ended September 30, 2020, compared to the same quarter in 2019[125]. - Total revenues also decreased by $124,000, or 0.2%, during the nine-month period ended September 30, 2020, compared to the same period in 2019[125]. - The revenue decrease was primarily due to $842,000 and $1.74 million recorded in the three and nine-month periods ended September 30, 2019, respectively, from two hospital facilities that had lease expirations and vacancies[125]. - Funds From Operations (FFO) for Q3 2020 was $11.882 million, an increase of $519,000 or 4.6% compared to $11.363 million in Q3 2019[128]. - FFO per diluted share increased to $0.86 in Q3 2020 from $0.83 in Q3 2019[128]. - FFO for the first nine months of 2020 increased by $1.2 million, or $0.08 per diluted share, compared to the same period in 2019[129]. COVID-19 Impact - The COVID-19 pandemic is expected to materially impact future operations and financial results, including potential declines in patient volumes and revenues at hospital facilities[105]. - The company may experience a decrease in prospective tenants due to COVID-19 restrictions, which could adversely affect new lease volumes and renewal rates[107]. - The company is unable to fully quantify the financial impact of COVID-19 on its results for 2020, but anticipates a material adverse effect[107]. - Approximately 99% of tenants paid their rent through September 30, 2020, indicating minimal adverse impact from COVID-19 on operations[136]. Operating Expenses and Cash Flow - Operating expenses related to consolidated medical office buildings totaled $4.8 million for Q3 2020, compared to $4.9 million in Q3 2019[126]. - Net cash provided by operating activities was $32.8 million for the nine-month period ended September 30, 2020, compared to $31.7 million in the same period of 2019[141]. - During the nine-month period ended September 30, 2020, the company generated net cash provided by operating activities of $32.8 million, compared to $31.7 million for the same period in 2019, reflecting a year-over-year increase of approximately 3.5%[148]. Debt and Financing - The company had $227.1 million of outstanding borrowings and $5.6 million of letters of credit under its Credit Agreement as of September 30, 2020, with $117.3 million of available borrowing capacity remaining[159]. - The company entered into an amendment to its revolving credit agreement, increasing the total commitment to $350 million from $300 million, with a maturity scheduled for March 2022[156]. - The company expects to finance all capital expenditures and acquisitions using internally generated funds and additional funds from its $350 million revolving credit agreement, which had $117.3 million available as of September 30, 2020[152]. - The company received $14.2 million of net borrowings on its revolving credit agreement during the nine months ended September 30, 2020, compared to $9.3 million in the same period of 2019[145][146]. - The company incurred approximately $507,000 in fees and expenses related to the commencement of its at-the-market equity issuance program[147]. Regulatory and Market Risks - The company faces risks related to the potential inability of tenants to make timely rent payments, which could affect occupancy levels and cash flow[106]. - The general real estate market has been negatively impacted by increased competition and decreases in occupancy and rental rates, which may adversely affect operating results[108]. - The company is subject to risks associated with changes in government regulations, including Medicare and Medicaid reimbursement levels, which could impact revenues[108]. - The company’s ability to obtain capital on acceptable terms for future growth may be adversely affected by deteriorating economic conditions[108]. Interest Rate and Leverage - Each 1% change in interest rates would impact the company's net income by approximately $871,000[173]. - The company entered into interest rate swap agreements totaling a notional amount of $140 million, with fixed rates ranging from 0.565% to 1.4975%[171]. - The average interest rate for fixed-rate debt is approximately 4.3%[172]. - The total leverage ratio stood at 44.0%, below the covenant limit of 60%[161]. - The company has a total long-term debt of $286.8 million as of September 30, 2020[170].

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, 2020 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 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 March 31, 2020 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) Washington, D.C. 20549 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, 2019 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) (State or other jurisdiction of incorporation or org ...

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, 2019 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 ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2019 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 inc ...

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 March 31, 2019 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 ...

OR 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, 2018 ☐ 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 ...