{"schemaVersion":1,"research":true,"symbol":"frt","name":"Federal Realty Investment Trust","topic":"moat","path":"/stock/frt/moat","status":"published","version":7,"updatedAt":"2026-10-19T16:27:30.349Z","locked":false,"publicFairValue":false,"fairValue":null,"moat":{"verdict":"uncertain","summary":"Federal Realty demonstrates pricing power and continuing tenant demand: comparable leasing cash rent spreads were 15% in 2025 and again in second-quarter 2026, alongside improving comparable occupancy. Infill locations and affluent catchments plausibly protect these economics, but supply constraints and sustained superiority over competing properties remain insufficiently established. Historical anchor-space oversupply qualifies the scarcity argument. The uncertainty concerns structural protection, not demonstrated competitive weakness.","advantages":[{"mechanism":"efficient_scale","claim":"Potential local scarcity advantage from infill properties in densely populated, affluent markets. Actual leasing and rental growth support current attractiveness, but management's statements about development barriers and demand exceeding supply do not establish durable local supply protection.","durability":"Commercial leases generally run three to ten years, providing contractual continuity. The catalog does not establish how long location advantages can resist competing construction, redevelopment or changing shopping patterns.","risks":"Numerous property competitors, historical oversupply of larger anchor spaces, online substitution and anchor-related tenant termination rights can weaken local scarcity. Maintaining attractiveness also requires capital investment.","invalidation":"The scarcity thesis would be undermined by competing supply absorbing tenant demand, persistent declines in comparable occupancy, or repeated negative cash leasing spreads despite continuing tenant improvements and incentives.","competitors":[],"evidenceIds":["e1","e2","e3","e4","e5","e6","e7"],"counterEvidenceIds":["e8","e9","e10","e11","e12","e13"]}],"evidence":[{"id":"e1","sourceId":"filing-1","location":"Business / Operating Strategies / property demographics","excerpt":"Our properties are generally located in some of the most densely populated and affluent areas of the country."},{"id":"e2","sourceId":"filing-1","location":"Business / Investing Strategies / development barriers","excerpt":"•acquiring quality retail and mixed-use properties located in densely populated and/or affluent areas where barriers to entry for further development are high, and that have possibilities for enhancing operating performance and creating value through renovation, expansion, reconfiguration and/or retenanting;"},{"id":"e3","sourceId":"filing-6","location":"MD&A / comparable property growth / infill advantage assertion","excerpt":"Over the long-term, the infill nature and strong demographics of our properties provide a strategic advantage allowing us to maintain relatively high occupancy and generally increase rental rates."},{"id":"e4","sourceId":"filing-9","location":"2025 earnings release / comparable leasing rent spreads","excerpt":"◦Strongest comparable rent spreads in over a decade of 15% on a cash basis and 27% on a straight-line basis."},{"id":"e5","sourceId":"filing-7","location":"Second-quarter 2026 earnings release / comparable leasing volume and rent spreads","excerpt":"•Signed 124 leases for 819,273 square feet of comparable retail space — an all-time volume record — with rent growth of 15% on a cash basis and 28% on a straight-line basis."},{"id":"e6","sourceId":"filing-7","location":"Supplemental information / comparable property results, capital expenditures and occupancy","excerpt":"Reconciliation of GAAP operating income to Comparable Property POI and Adjusted Comparable Property POI\nThree Months Ended\nJune 30,\n2026\n2025\n(in thousands)\nOperating income\n$\n138,662 \n$\n202,744 \nAdd: \nDepreciation and amortization\n100,623 \n89,241 \nGeneral and administrative\n13,470 \n11,925 \nGain on sale of real estate\n(20,617)\n(76,501)\nNew market tax credit transaction income\n— \n(14,176)\nProperty operating income (POI)\n232,138 \n213,233 \nLess: Non-comparable POI - acquisitions/dispositions\n(15,681)\n(6,277)\nLess: Non-comparable POI - redevelopment, development & other\n(10,179)\n(6,296)\nComparable Property POI\n$\n206,278 \n$\n200,660 \nLess: Straight-line rents\n(2,846)\n(4,162)\nLess: Amortization of in-place leases\n(2,700)\n(3,815)\nAdjusted Comparable Property POI\n$\n200,732 \n$\n192,683 \nAdditional information regarding the components of Comparable Property POI\nThree Months Ended\nJune 30,\n%\n2026\n2025\nChange\n(in thousands)\nMinimum rents\n$\n220,639 \n$\n218,333 \nCost reimbursements\n57,319 \n56,247 \nOther (1)\n17,171 \n12,634 \nCollectibility related impacts\n241 \n450 \nTotal property revenue\n295,370 \n287,664 \nRental expenses\n(54,445)\n(53,522)\nReal estate taxes\n(34,647)\n(33,482)\nTotal property expenses\n(89,092)\n(87,004)\nComparable Property POI\n$\n206,278 \n$\n200,660 \n2.8%\nAdjusted Comparable Property POI \n$\n200,732 \n$\n192,683 \n4.2%\nComparable Property - Summary of Capital Expenditures (2)\nThree Months Ended\nJune 30,\n2026\n2025\n(in thousands)\nRedevelopment and tenant improvements and incentives\n$\n35,944 \n$\n33,804 \nMaintenance capital expenditures\n5,671 \n5,296 \n$\n41,615 \n$\n39,100 \nComparable Property - Occupancy Statistics (2)\nAs of June 30,\n2026\n2025\nGLA - comparable commercial properties\n25,620,000 \n25,657,000 \nLeased % - comparable commercial properties\n96.0%\n95.3%\nOccupancy % - comparable commercial properties\n93.9%\n93.4%\nNotes:\n(1)Includes lease termination fees of $4.2 million and $1.1 million for the three months ended June 30, 2026 and 2025, respectively."},{"id":"e7","sourceId":"filing-1","location":"Properties / commercial lease duration","excerpt":"Commercial property leases generally range from three to ten years; however, certain leases, primarily with anchor tenants, may be longer."},{"id":"e8","sourceId":"filing-1","location":"Business / Competition / competing property companies","excerpt":"Competition\nNumerous commercial developers and real estate companies compete with us with respect to the leasing and the acquisition of properties."},{"id":"e9","sourceId":"filing-5","location":"Risk factors / realized historical anchor turnover and space oversupply","excerpt":"Over the past several years, we have seen higher levels of anchor turnover and closings in some markets, which has caused an oversupply of larger retail spaces."},{"id":"e10","sourceId":"filing-1","location":"Risk factors / anchor closures and other tenants' contractual rights","excerpt":"The closing of one or more anchor stores at a property could adversely affect that property and result in lease terminations by, or reductions in rent from, other tenants whose leases may permit termination or rent reduction in those circumstances or whose own operations may suffer as a result."},{"id":"e11","sourceId":"filing-1","location":"Risk factors / possible online substitution","excerpt":"The shift to online shopping may cause declines in brick and mortar sales generated by certain of our tenants and may cause certain of our tenants to reduce the size or number of their retail locations in the future."},{"id":"e12","sourceId":"filing-7","location":"Supplemental information / total lease summary and tenant improvement commitments","excerpt":"Tenant Improvements & Incentives PSF\n2nd Quarter 2026\n131 \n95 \n%\n852,051 \n$\n33.79 \n9.1 \n$\n24,485,220 \n$\n28.74 \n1st Quarter 2026\n106 \n95 \n%\n661,158 \n$\n36.10 \n7.4 \n$\n15,024,805 \n$\n22.72 \n4th Quarter 2025\n109 \n96 \n%\n612,978 \n$\n39.30 \n7.5 \n$\n18,384,628 \n$\n29.99 \n3rd Quarter 2025\n132 \n93 \n%\n774,890 \n$\n36.97 \n8.3 \n$\n20,185,470 \n$\n26.05 \nTotal - 12 months\n478 \n95 \n%\n2,901,077 \n$\n36.33 \n8.1 \n$\n78,080,123 \n$\n26.91\nNet income available for common shareholders per diluted share\n$4.22 - $4.30\n$3.94 - $4.03\nNareit FFO per diluted share (2)\n$7.48 - $7.56\n$7.46 - $7.55\nCore FFO per diluted share (2)\n$7.48 - $7.56\n$7.46 - $7.55\nComparable properties growth\n3.25% - 3.75%\n3.125% - 3.625%\nLease termination fees\n$10 - $11 million\n$8 - $9 million\nIncremental redevelopment/expansion POI (3)\n$14.5 - $15.5 million\n$14 - $15 million\nGeneral and administrative expenses\n$49 - $51 million\n$47 - $49 million\nDevelopment/redevelopment capital\n$175 - $225 million\n$175 - $225 million\nCapitalized interest\n$11 - $12 million\n$11 - $12 million\nNotes:\n(1)Does not include the impact of acquisitions or dispositions other than those which have closed as of July 30, 2026."},{"id":"e13","sourceId":"filing-7","location":"Glossary / factors affecting comparable leasing spreads","excerpt":"The change in rental income on comparable space leases is impacted by numerous factors including current market rates, location, individual tenant creditworthiness, use of space, market conditions when the expiring lease was signed, capital investment made in the space and the specific lease structure."},{"id":"e14","sourceId":"filing-1","location":"MD&A / 2025 property revenue growth attribution","excerpt":"The increase in property revenues is due primarily to the following: •an increase of $49.2 million from 2025 and 2024 acquisitions, •an increase of $36.4 million from comparable properties primarily related to higher rental rates of approximately $14.5 million, an $11.9 million increase in recoveries from tenants primarily on higher expenses and occupancy, higher average occupancy of approximately $8.6 million, and a $2.0 million increase in parking income, partially offset by a $1.9 million increase in collectibility related adjustments, and •an increase of $8.3 million from non-comparable properties primarily driven by occupancy increases, partially offset by •a decrease of $15.8 million from property dispositions."},{"id":"e15","sourceId":"filing-2","location":"MD&A / first-half 2026 comparable property revenue growth attribution","excerpt":"•an increase of $22.1 million from comparable properties primarily related to higher rental rates of approximately $7.8 million, a $5.5 million increase in lease termination fee income, a $4.9 million increase in recoveries from tenants on higher occupancy and expenses, a $2.5 million increase in parking income, and higher average occupancy of approximately $2.4 million, and"},{"id":"e16","sourceId":"filing-9","location":"Supplemental information / 2025 comparable property results and occupancy","excerpt":"Reconciliation of GAAP operating income to Comparable Property POI\nThree Months Ended\nYear Ended\nDecember 31,\nDecember 31,\n2025\n2024\n2025\n2024\n(in thousands)\n(in thousands)\nOperating income\n$\n180,654 \n$\n109,319 \n$\n602,199 \n$\n472,356 \nAdd: \nDepreciation and amortization\n97,378 \n87,117 \n367,842 \n342,598 \nGeneral and administrative\n12,464 \n14,819 \n46,913 \n49,739 \nNew market tax credit transaction income\n— \n— \n(14,176)\n— \nGain on sale of real estate\n(72,439)\n(1,760)\n(150,111)\n(54,040)\nImpairment charge\n7,425 \n— \n7,425 \n— \nProperty operating income (POI)\n225,482 \n209,495 \n860,092 \n810,653 \nLess: Non-comparable POI - acquisitions/dispositions\n(14,723)\n(5,066)\n(39,028)\n(16,657)\nLess: Non-comparable POI - redevelopment, development & other\n(8,923)\n(8,104)\n(30,778)\n(30,889)\nComparable property POI\n$\n201,836 \n$\n196,325 \n$\n790,286 \n$\n763,107 \nAdditional information regarding the components of Comparable Property POI\nThree Months Ended\nYear Ended\nDecember 31,\n%\nDecember 31,\n%\n2025\n2024\nChange\n2025\n2024\nChange\n(in thousands)\n(in thousands)\nMinimum rents (1)\n$\n221,112 \n$\n216,848 \n$\n871,147 \n$\n846,457 \nCost reimbursements\n60,335 \n57,638 \n231,806 \n220,167 \nOther\n16,163 \n14,891 \n57,201 \n54,791 \nCollectibility related impacts\n(96)\n148 \n(1,631)\n235 \nTotal property revenue\n297,514 \n289,525 \n1,158,523 \n1,121,650 \nRental expenses\n(60,483)\n(58,709)\n(231,585)\n(224,727)\nReal estate taxes\n(35,195)\n(34,491)\n(136,652)\n(133,816)\nTotal property expenses\n(95,678)\n(93,200)\n(368,237)\n(358,543)\nComparable property POI\n$\n201,836 \n$\n196,325 \n2.8%\n$\n790,286 \n$\n763,107 \n3.6%\nLess: \nLease termination fees\n(1,278)\n(1,125)\n(5,446)\n(4,261)\nPrior period rents collected (2)\n(52)\n(648)\n(261)\n(2,986)\nComparable property POI excluding lease termination fees and prior period rents collected\n$\n200,506 \n$\n194,552 \n3.1%\n$\n784,579 \n$\n755,860 \n3.8%\nComparable Property - Summary of Capital Expenditures (3)\nThree Months Ended\nYear Ended\nDecember 31,\nDecember 31,\n2025\n2024\n2025\n2024\n(in thousands)\n(in thousands)\nRedevelopment and tenant improvements and incentives\n$\n35,516 \n$\n32,265 \n$\n134,853 \n$\n138,197 \nMaintenance capital expenditures\n10,577 \n9,854 \n27,530 \n23,083 \n$\n46,093 \n$\n42,119 \n$\n162,383 \n$\n161,280 \nComparable Property - Occupancy Statistics (3)\nAt December 31,\n2025\n2024\nGLA - comparable commercial properties\n25,073,000 \n25,163,000 \nLeased % - comparable commercial properties\n96.6%\n96.2%\nOccupancy % - comparable commercial properties\n94.5%\n94.0%\nNotes:"},{"id":"e17","sourceId":"filing-1","location":"Properties / contractual increases and expense reimbursement","excerpt":"Our leases are classified as operating leases and typically are structured to require the monthly payment of minimum rents in advance, subject to periodic increases during the term of the lease, percentage rents based on the level of sales achieved by tenants, and reimbursement of a majority of on-site operating expenses and real estate taxes."},{"id":"e18","sourceId":"filing-1","location":"Properties / tenant renewal options and pre-established rents","excerpt":"Many of our leases contain tenant options that enable the tenant to extend the term of the lease at expiration at pre-established rental rates that often include fixed rent increases, consumer price index adjustments or other market rate adjustments from the prior base rent."},{"id":"e19","sourceId":"filing-1","location":"Accounting policies / early lease cancellation fees","excerpt":"For a tenant to terminate its lease agreement prior to the end of the agreed term, we may require that they pay a fee to cancel the lease agreement."},{"id":"e20","sourceId":"filing-6","location":"MD&A / first-quarter rental expense ratio","excerpt":"As a result of the changes in rental income and rental expenses as discussed above, rental expenses as a percentage of rental income increased to 22.5% in the three months ended March 31, 2026 from 22.4% in the three months ended March 31, 2025."},{"id":"e21","sourceId":"filing-1","location":"MD&A / 2025 cash flows","excerpt":"Summary of Cash Flows Year Ended December 31, 2025 2024 Change (In thousands) Net cash provided by operating activities $ 622,378 $ 574,563 $ 47,815 Net cash used in investing activities (743,068) (446,826) (296,242) Net cash provided by (used in) financing activities 102,953 (252,298) 355,251 Decrease in cash and cash equivalents (17,737) (124,561) 106,824 Cash, cash equivalents, and restricted cash, beginning of year 135,443 260,004 (124,561) Cash, cash equivalents, and restricted cash, end of year $ 117,706 $ 135,443 $ (17,737) Net cash provided by operating activities increased $47.8 million to $622.4 million during 2025 from $574.6 million during 2024."},{"id":"e22","sourceId":"filing-2","location":"Financial statements / first-half 2026 Operating Partnership cash flows","excerpt":"11 Table of Contents Federal Realty OP LP Consolidated Statements of Cash Flows (Unaudited) Six Months Ended June 30, 2026 2025 (In thousands) OPERATING ACTIVITIES Net income $ 249,623 $ 226,534 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 199,840 176,187 Gain on sale of real estate (113,328) (77,672) Loss (income) from partnerships 503 (1,082) New market tax credit transaction income — (14,176) Straight-line rent (15,760) (13,844) Share-based compensation expense 7,871 7,464 Other, net (2,347) (1,163) Changes in assets and liabilities, net of effects of acquisitions and dispositions: Decrease in accounts receivable, net 1,595 14,709 Decrease in prepaid expenses and other assets 11,958 15,333 Increase (decrease) in accounts payable and accrued expenses 2,330 (3,805) (Decrease) increase in security deposits and other liabilities (3,954) 1,252 Net cash provided by operating activities 338,331 329,737 INVESTING ACTIVITIES Acquisition of real estate (85,397) (120,413) Capital expenditures - development and redevelopment (78,779) (69,350) Capital expenditures - other (56,241) (55,257) Proceeds from sale of real estate 220,110 141,151 Investment in partnerships (1,004) — Distribution from partnerships in excess of earnings 2,731 1,094 Leasing costs (11,377) (13,547) Net cash used in investing activities (9,957) (116,322) FINANCING ACTIVITIES Net borrowings under revolving credit facility, net of costs (30,665) 17,600 Repayment of senior notes (400,000) — Issuance and extension of notes payable, net of costs 249,954 (4,818) Repayment of mortgages, finance leases and notes payable (3,786) (2,840) Issuance of common units, net of costs 60,468 54,503 Distributions to common and preferred unit holders (198,359) (192,498) Shares withheld for employee taxes (4,978) (4,675) Contributions from noncontrolling interests 2,871 1,413 Distributions to and redemptions of noncontrolling interests (6,800) (13,921) Net cash used in financing activities (331,295) (145,236) (Decrease) increase in cash, cash equivalents and restricted cash (2,921) 68,179 Cash, cash equivalents, and restricted cash at beginning of year 117,706 135,443 Cash, cash equivalents, and restricted cash at end of period $ 114,785 $ 203,622 The accompanying notes are an integral part of these consolidated statements."},{"id":"e23","sourceId":"filing-3","location":"Appendix A / historical Nareit FFO and Core FFO reconciliation","excerpt":"Federal Realty 2026 Proxy Statement A-1 Table of Contents The reconciliation of net income attributable to common shareholders to Nareit FFO and Core FFO is as follows: Year Ended December 31, 2025 2024 2023 (In thousands, except per share data) Reconciliation of net income attributable to common shareholders to Nareit FFO Net income $ 423,648 $ 304,334 $ 247,217 Net income attributable to noncontrolling interests (12,571) (9,126) (10,232) Gain on sale of real estate (150,111) (54,040) (9,881) Impairment charge 7,425 - - Depreciation and amortization of real estate assets 320,311 302,455 285,689 Amortization of initial direct costs of leases 42,671 33,377 31,208 Funds from operations 631,373 577,000 544,001 Dividends on preferred shares(1) (7,500) (7,500) (7,500) Income attributable to downREIT operating partnership units 2,463 2,743 2,767 Income attributable to unvested shares (2,080) (2,004) (1,955) Funds from operations available for common shareholders $ 624,256 $ 570,239 $ 537,313 Weighted average number of common shares, diluted(1)(2) 86,498 84,286 82,044 Funds from operations available for common shareholders, per diluted share $ 7.22 $ 6.77 $ 6.55 Reconciliation of Nareit FFO to Core FFO Nareit FFO $ 624,256 $ 570,239 $ 537,313 Adjustments: New market tax credit transaction income, net(3) (13,004) - - Executive transition costs - 3,687 - Collection of prior period rents deferred during COVID (261) (3,218) (5,136) Core FFO $ 610,991 $ 570,708 $ 532,177 Core FFO per diluted share(2) $ 7.06 $ 6.77 $ 6.49 (1) For the years ended December 31, 2025, 2024 and 2023, dividends on our Series 1 preferred stock were not deducted in the calculation of FFO available to common shareholders, as the related shares were dilutive and included in “weighted average number of common shares, diluted.”"},{"id":"e24","sourceId":"filing-2","location":"Notes / actual first-half 2026 equity issuance","excerpt":"During the three and six months ended June 30, 2026, we issued 493,374 common shares at a weighted average price per share of $123.92 for net cash proceeds of $60.4 million including paying $0.6 million in commissions and $0.2 million in additional offering expenses related to the sales of these common shares."},{"id":"e25","sourceId":"filing-2","location":"Liquidity and Capital Resources / remaining development commitments","excerpt":"We currently have development and redevelopment projects in various stages of constructions with remaining costs of $304 million."},{"id":"e26","sourceId":"filing-3","location":"CD&A / implemented compensation components and performance metrics","excerpt":"Pay Component Time Metric Purpose Impact Annual / Short-Term Base Pay 1 year Individual performance To provide fair and competitive compensation for individual performance and level of responsibility of position held Attract and retain talent Fixed Annual Performance Bonus 1 year NAREIT FFO per Share* Individual performance To provide performance based annual cash awards to motivate and reward employees for achieving our short-term business objectives Drive near-term corporate and individual performance goals Variable / At risk Long-Term Equity Incentive 3 years Relative total shareholder return (34%) NAREIT FFO multiple premium (33%) Return on invested capital (33%) To provide performance-based equity compensation in the form of restricted shares to drive medium and longer-term business objectives Drive medium and long- term performance goals and retain talent * NAREIT FFO per share is a non-GAAP financial measure that we consider significant in our business."},{"id":"e27","sourceId":"filing-3","location":"CD&A / ownership guidelines, clawback policy and compensation practices","excerpt":"We have three key objectives within this philosophy: • Establish a strong link between pay and performance • Align the financial interest of our NEOs with our shareholders, particularly over the longer term • Reinforce business strategies and objectives and drive sustained shareholder value Federal Realty 2026 Proxy Statement 21 Table of Contents ➣ EXECUTIVE COMPENSATION PRACTICES The following table summarizes key governance elements related to our compensation programs: What We Do What We Don’t Do Maintain a pay mix that is heavily performance-based Have employment agreements with our NEOs with required fixed compensation increases Align compensation with company and individual performance Grant options below fair market value or reprice options Seek annual shareholder advisory approval of executive compensation Permit hedging or pledging of our shares Maintain strong share ownership guidelines of 7x base salary for our CEO and 2.5x base salary plus annual bonus for our other NEOs Provide perquisites that are not made available to all of our employees Maintain incentive compensation clawback policy Conduct annual compensation risk assessment ➣ COMPONENTS OF COMPENSATION The following table sets out the three components of our compensation plan as well as key information about each component."},{"id":"e28","sourceId":"filing-3","location":"Summary Compensation Table / actual historical compensation","excerpt":"Wood (PEO) 2025 $ 1,000,000 $ - $ 7,554,434 $ 1,350,000 $ 24,712 $ 9,929,147 Chief Executive Officer and 2024 $ 1,000,000 $ - $ 6,946,529 $ 1,265,625 $ 28,376 $ 9,240,530 President 2023 $ 1,000,000 $ - $ 6,502,565 $ 1,406,250 $ 33,005 $ 8,941,820 Daniel Guglielmone (PFO) 2025 $ 650,000 $ - $ 1,762,056 $ 877,500 $ 13,118 $ 3,302,674 Executive Vice President- 2024 $ 575,000 $ - $ 1,063,974 $ 646,875 $ 13,340 $ 2,299,188 Chief Financial Officer & Treasurer 2023 $ 575,000 $ 150,000 $ 989,990 $ 718,750 $ 12,389 $ 2,446,128 Dawn M."},{"id":"e29","sourceId":"filing-3","location":"CD&A / individual performance discretion in annual bonuses","excerpt":"The remaining 75% is earned based on the Compensation Committee’s assessment of each individual’s performance and whether that NEO achieved the objectives set out by the Company within that NEO’s area of responsibility."},{"id":"e30","sourceId":"filing-3","location":"Termination arrangements / accelerated restricted-share vesting","excerpt":"All unvested restricted shares held by our NEOs will vest in the event of termination without cause, termination following a change-in-control, death or disability."},{"id":"e31","sourceId":"filing-3","location":"Corporate governance / existing election and board leadership practices","excerpt":"Highlights of our corporate governance practices include: ✓ Annual election of Trustees and annual Board and Trustee evaluations ✓ Independent non-executive chairman since 2003 ✓ Board oversight of sustainability, cyber security, data protection, artificial intelligence practices and human resources ✓ Prohibition on Trustees serving on excessive numbers of other boards ✓ Majority voting in uncontested elections ✓ Proxy access for all shareholders ✓ Prohibition on Trustees and management hedging and pledging our shares ✓ Shareholder approval required to classify our Board ✓ Robust share ownership guidelines in place for Trustees and senior management Ø BOARD LEADERSHIP Our Board has been led by an independent, Non-Executive Chairman for more than 20 years."},{"id":"e32","sourceId":"filing-3","location":"Corporate governance / actual 2025 board and committee attendance","excerpt":"Ø BOARD AND COMMITTEE MEETINGS The Board met five (5) times in 2025 and our trustees collectively attended 99% of all of the meetings of the Board and the committees on which they serve."},{"id":"e33","sourceId":"filing-3","location":"Audit Committee Report / actual auditor executive sessions","excerpt":"In 2025, the Audit Committee met four times and each meeting included an executive session with our independent registered public accounting firm and no members of management present."},{"id":"e34","sourceId":"filing-1","location":"Risk factors / partnership management-change restrictions","excerpt":"These provisions also make it more difficult for third parties to alter the management structure of the Partnership without the concurrence of our Board of Trustees."},{"id":"e35","sourceId":"filing-2","location":"MD&A / property operating income growth and completed openings","excerpt":"This increase is primarily driven by acquisitions, higher rental rates and average occupancy, openings at Santana West and Pike & Rose Phase IV, and higher lease termination fee income, partially offset by property dispositions."},{"id":"e36","sourceId":"filing-7","location":"Supplemental information / quarterly and first-half Core FFO per diluted share","excerpt":"Collection of prior period rents deferred during COVID\n— \n(69)\n— \n(136)\nCore FFO\n$\n162,794 \n$\n152,467 \n$\n325,348 \n$\n298,876 \nCore FFO per diluted share (3)\n$\n1.88 \n$\n1.76 \n$\n3.75 \n$\n3.46 \nNotes:\n(1)See Glossary of Terms."},{"id":"e37","sourceId":"filing-7","location":"Second-quarter highlights / completed revolving credit facility refinancing","excerpt":"•On April 14, 2026, the company amended and restated the $1.25 billion revolving credit facility, increasing the borrowing capacity to $1.4 billion, reducing the SOFR spread to 72.5 basis points, and extending the maturity date to April 12, 2030, plus two optional six-month extensions."},{"id":"e38","sourceId":"filing-3","location":"Compensation policies / officer and trustee hedging and pledging prohibitions","excerpt":"The Company prohibits all officers and Trustees from engaging in short sales of our securities, establishing margin accounts, pledging our securities as collateral for a loan, buying or selling puts or calls on our securities or otherwise engaging in hedging transactions (such as zero-cost dollars, exchange funds, and forward sale contracts) involving our securities."}],"changes":["Retained the uncertain moat verdict after re-examining the current catalog; the additional leasing results strengthen evidence of pricing and demand without resolving structural supply protection.","Added direct comparable cash leasing spreads for 2025 and second-quarter 2026 and comparable occupancy evidence, supplementing the previous indirect pricing and demand assessment.","Retained pricing grades of 3, 3, 2 and 2 and management grades of 2, 3, 3 and 3 using current catalog citations.","Kept all four moat criteria null because structural protection remains uncertain."],"limitations":["Only supplied issuer filings and issuer supplemental disclosures were used. All supplied source dates have dateKind filed; filing dates are not assumed to be separate publication dates.","Competition disclosures identify generic categories without naming competing property companies; competitor coverage is unestablished and the competitors array is empty.","Statements about superior demographics, development barriers and local supply scarcity are management assertions. The catalog lacks property-level competing supply, market-share and comparative return evidence.","Leasing spreads compare successive contractual rents and are affected by capital investment, lease structure and market conditions when prior leases were signed. They do not measure net returns after all incentives or establish a durable moat.","Occupancy and leasing volume support demand but do not provide a portfolio tenant retention rate. Comparable portfolios exclude specified development and transaction assets.","Actual management ownership and compliance with ownership guidelines are unavailable. Existing compensation and governance disclosures support assessment, but the catalog does not establish subsequent outcomes of the 2026 proxy proposals.","Development return projections and future opportunities are potential outcomes; delivery against original project budgets, schedules and return commitments remains unavailable."],"qualityAssessments":[{"category":"moat","checks":[{"criterion":"structural_advantage","grade":null,"rationale":"Infill demographics, claimed entry barriers and positive leasing outcomes suggest local scarcity, but cannot establish protection against competing supply.","evidenceIds":["e1","e2","e3","e5","e8"]},{"criterion":"durability","grade":null,"rationale":"Multiyear leases provide revenue continuity, but historical anchor-space oversupply and missing local supply evidence prevent establishing durable excess economics.","evidenceIds":["e7","e9","e18"]},{"criterion":"customer_dependency","grade":null,"rationale":"Leasing demand and contractual terms do not establish that tenants depend on these specific properties or face material economic switching barriers.","evidenceIds":["e5","e6","e7","e19"]},{"criterion":"erosion_resilience","grade":null,"rationale":"Improving comparable occupancy and rent spreads demonstrate current strength, but do not establish structural resilience to competing space, anchor disruption or online substitution.","evidenceIds":["e4","e5","e6","e9","e10","e11"]}]},{"category":"pricing_power","checks":[{"criterion":"realized_pricing","grade":3,"rationale":"Comparable cash leasing spreads were 15% in 2025 and second-quarter 2026. 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