Overview Company Profile 3

Transcription

1 Exhibit 99.2

2 Table of Contents Overview Company Profile 3 Financial Statements Consolidated Balance Sheets 4 Consolidated Statements of Operations 5 Consolidated Statements of Comprehensive Income 6 Summary of Financial Data 7 Reconciliations of Return on Invested Capital (ROIC) 9 Implied Enterprise Value and Weighted Average Shares 10 Operating Portfolio Data Center Properties 11 Redevelopment Costs Summary 12 Redevelopment Summary 13 NOI by Facility and Capital Expenditure Summary 14 Leasing Statistics Signed Leases 15 Leasing Statistics Renewed Leases and Rental Churn 17 Leasing Statistics Commenced Leases 18 Lease Expirations 19 Largest Customers 20 Industry Segmentation 21 Product Diversification 22 Capital Structure Debt Summary and Debt Maturities 23 Interest Summary 24 Appendix 25 1 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

3 Forward Looking Statements Some of the statements contained in this document constitute forward-looking statements within the meaning of the federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In particular, statements pertaining to the Company s capital resources, portfolio performance, results of operations, anticipated growth in our funds from operations and anticipated market conditions contain forward-looking statements. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as may, will, should, expects, intends, plans, anticipates, believes, estimates, predicts, or potential or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. You also can identify forward-looking statements by discussions of strategy, plans or intentions. The forward-looking statements contained in this document reflect the Company s current views about future events and are subject to numerous known and unknown risks, uncertainties, assumptions and changes in circumstances that may cause actual results to differ significantly from those expressed in any forward-looking statement. The Company does not guarantee that the transactions and events described will happen as described (or that they will happen at all). The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: adverse economic or real estate developments in the Company s markets or the technology industry; obsolescence or reduction in marketability of our infrastructure due to changing industry demands; global, national and local economic conditions; risks related to our international operations; difficulties in identifying properties to acquire and completing acquisitions; the Company s failure to successfully develop, redevelop and operate acquired properties or lines of business; significant increases in construction and development costs; the increasingly competitive environment in which the Company operates; defaults on, or termination or non-renewal of, leases by customers; decreased rental rates or increased vacancy rates; increased interest rates and operating costs, including increased energy costs; financing risks, including the Company s failure to obtain necessary outside financing; dependence on third parties to provide Internet, telecommunications and network connectivity to the Company s data centers; the Company s failure to qualify and maintain its qualification as a real estate investment trust; environmental uncertainties and risks related to natural disasters; financial market fluctuations; and changes in real estate and zoning laws, revaluations for tax purposes and increases in real property tax rates. While forward-looking statements reflect the Company s good faith beliefs, they are not guarantees of future performance. Any forwardlooking statement speaks only as of the date on which it was made. The Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the Company s future results to differ materially from any forward-looking statements, see the section entitled Risk Factors in the Company s Annual Report on Form 10-K for the year ended December 31, 2016 and other periodic reports the Company files with the Securities and Exchange Commission. 2 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

4 Company Profile 3 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

5 Consolidated Balance Sheets (in thousands except share data) December 31, December 31, 2017 (1) 2016 (1) ASSETS Real Estate Assets Land $ 88,216 $ 74,130 Buildings, improvements and equipment 1,701,287 1,524,767 Less: Accumulated depreciation (394,823) (317,834) 1,394,680 1,281,063 Construction in progress (2) 567, ,960 Real Estate Assets, net 1,962,499 1,647,023 Cash and cash equivalents 8,243 9,580 Rents and other receivables, net 47,046 41,540 Acquired intangibles, net 109, ,754 Deferred costs, net (3) (4) 41,545 38,507 Prepaid expenses 6,163 6,918 Goodwill 173, ,843 Other assets, net (5) 64,817 39,305 TOTAL ASSETS $ 2,413,607 $ 2,086,470 LIABILITIES Unsecured credit facility, net (4) $ 825,186 $ 634,939 Senior notes, net of discount and debt issuance costs (4) 394, ,179 Capital lease, lease financing obligations and mortgage notes payable 10,565 38,708 Accounts payable and accrued liabilities 113,430 86,129 Dividends and distributions payable 22,222 19,634 Advance rents, security deposits and other liabilities 27,454 24,893 Deferred income taxes 4,611 15,185 Deferred income 25,305 21,993 TOTAL LIABILITIES 1,422,951 1,133,660 EQUITY Common stock, $0.01 par value, 450,133,000 shares authorized, 50,701,795 and 47,831,250 shares issued and outstanding as of December 31, 2017 and December 31, 2016, respectively Additional paid-in capital 1,051, ,783 Accumulated other comprehensive loss (1,283) - Accumulated dividends in excess of earnings (173,552) (97,793) Total stockholders equity 877, ,468 Noncontrolling interests 113, ,342 TOTAL EQUITY 990, ,810 TOTAL LIABILITIES AND EQUITY $ 2,413,607 $ 2,086,470 (1) The balance sheet at December 31, 2017 and December 31, 2016, has been derived from the audited consolidated financial statements at that date, but does not include all of the information and footnotes required by United States generally accepted accounting principles for complete financial statements. (2) As of December 31, 2017, construction in progress included $163.6 million related to land acquisitions, including cost of subsequent development of that land, completed during the year ended December 31, (3) As of December 31, 2017 and December 31, 2016, deferred costs, net included $7.9 million and $7.0 million of deferred financing costs net of amortization, respectively, and $33.7 million and $31.5 million of deferred leasing costs net of amortization, respectively. (4) Debt issuance costs, net related to the Senior Notes and term loan portion of the Company s unsecured credit facility aggregating $11.6 million and $10.1 million at December 31, 2017 and December 31, 2016, respectively, have been netted against the related debt liability line items for both periods presented. (5) As of December 31, 2017 and December 31, 2016, other assets, net included $57.4 million and $31.7 million of corporate fixed assets, respectively, primarily relating to construction of corporate offices, leasehold improvements and product related assets. During the quarter ended June 30, 2017, fixed assets and the associated accumulated depreciation related to the Duluth, GA facility aggregating to $10.6 million were moved from Real Estate Assets, net to Other assets, net as the facility was transitioned to corporate office space. 4 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

6 Consolidated Statements of Operations (in thousands except share and per share data) Three Months Ended Year Ended December 31, September 30, December 31, December 31, Revenues: Rental $ 90,078 $ 85,831 $ 78,622 $ 335,819 $ 295,723 Recoveries from customers 11,053 9,698 8,965 37,886 29,271 Cloud and managed services 15,421 16,224 16,340 65,466 68,488 Other (1) 2,359 2,014 1,516 7,339 8,881 Total revenues 118, , , , ,363 Operating expenses: Property operating costs 41,199 39,743 35, , ,488 Real estate taxes and insurance 2,750 3,116 2,514 11,959 8,840 Depreciation and amortization 37,140 35,309 33, , ,786 General and administrative (2) 20,820 21,652 21,450 87,231 83,286 Transaction, integration and impairment costs (3) 9,449 1,114 1,521 11,060 10,906 Total operating expenses 111, ,934 94, , ,306 Operating income 7,553 12,833 11,092 42,127 38,057 Other income and expense: Interest income Interest expense (8,049) (7,958) (6,125) (30,523) (23,159) Debt restructuring costs (4) (19,992) - (193) (19,992) (192) Income (loss) before taxes (20,487) 4,940 4,774 (8,321) 14,709 Tax benefit of taxable REIT subsidiaries (5) 4,374 2, ,778 9,976 Net income (loss) (16,113) 7,394 5,481 1,457 24,685 Net (income) loss attributable to noncontrolling interests (6) 1,971 (887) (675) (175) (3,160) Net income (loss) attributable to QTS Realty Trust, Inc. $ (14,142) $ 6,507 $ 4,806 $ 1,282 $ 21,525 Net income (loss) per share attributable to common shares: Basic (7) $ (0.29) $ 0.13 $ 0.10 $ 0.01 $ 0.47 Diluted (7) (0.29) (1) Other revenue - Includes straight line rent, sales of scrap metals and other unused materials and various other revenue items. Straight line rent was $2.3 million, $1.4 million and $1.5 million for the three months ended December 31, 2017, September 30, 2017 and December 31, 2016, respectively. Straight line rent was $6.1 million and $8.4 million for the year ended December 31, 2017 and 2016, respectively. (2) General and administrative expenses - Includes personnel costs, sales and marketing costs, professional fees, travel costs, product investment costs and other corporate general and administrative expenses. General and administrative expenses were 17.5%, 19.0%, and 20.3% of total revenues for the three month periods ended December 31, 2017, September 30, 2017 and December 31, 2016, respectively. General and administrative expenses were 19.5% and 20.7% of total revenues for the year ended December 31, 2017 and 2016, respectively. (3) Transaction, integration and impairment costs - For the three months ended December 31, 2017, September 30, 2017, and December 31, 2016, the Company recognized $0.3 million, $0.1 million and $1.5 million, respectively, in transaction and integration costs. Transaction and integration costs were $0.9 million and $10.9 million for the years ended December 31, 2017 and 2016, respectively. The Company also recognized $9.1 million in other non-routine costs for the three months ended December 31, 2017, consisting of $6.5 million related to the write-off of customer specific assets/equipment, $1.8 million related to the impairment of certain product related assets and $0.8 million in other miscellaneous charges. The Company recognized $1.0 million in other non-routine costs for the three months ended September 30, 2017 related to the reassessment of prior years personal property taxes at its Sacramento, CA facility. No other non-routine costs were incurred in the year ended December 31, (4) Debt restructuring costs Primarily includes prepayment fees and write offs of unamortized deferred financing costs associated with the early extinguishment and/or restructuring of certain debt instruments. The current year amounts primarily relate to a prepayment penalty as well as write off of existing unamortized deferred financing costs and debt discount associated with the replacement of the $300 million 5.875% senior notes with the $400 million 4.750% senior notes. (5) Tax benefit of taxable REIT subsidiaries - The Company s non-cash deferred tax benefit, in both the current year and the prior year, relate to recorded operating losses which include certain transaction and integration costs. In addition, during the fourth quarter of 2017, the Company recorded a one-time non-cash tax benefit of $3.4 million attributable to the re-measurement of deferred tax assets (liabilities) as a result of a reduction in the U.S. corporate tax rate from 35% as of December 31, 2016 to 21% as of December 31, 2017 due to new tax legislation effective January 1, (6) Noncontrolling interest - The noncontrolling ownership interest of QualityTech, LP was 11.4% and 12.4% as of December 31, 2017 and 2016, respectively. (7) The calculation of net income per share excludes the effects of participating securities. 5 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

7 Consolidated Statements of Comprehensive Income (in thousands) Three Months Ended Year Ended December 31, September 30, December 31, December 31, Net income (loss) $ (16,113) $ 7,394 $ 5,481 $ 1,457 $ 24,685 Other comprehensive income (loss): Increase (decrease) in fair value of interest rate swaps 336 (286) (1,449) Comprehensive income (loss): (15,777) 7,108 5, ,685 Comprehensive (income) loss attributable to noncontrolling interests 1,925 (850) (675) (1) (3,160) Comprehensive income (loss) attributable to QTS Realty Trust, Inc. $ (13,852) $ 6,258 $ 4,806 $ 7 $ 21,525 6 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

8 Summary of Financial Data (in thousands, except operating portfolio statistics data and per share data) This summary includes certain non-gaap financial measures that management believes are helpful in understanding the Company s business, as further described in the Appendix. The Company does not, nor does it suggest investors should, consider such non-gaap financial measures in isolation from, or as a substitute for, GAAP financial information. The Company believes that the presentation of non-gaap financial measures provide meaningful supplemental information to both management and investors that is indicative of the Company s operations. The Company has included a reconciliation of this additional information to the most comparable GAAP measure in the selected financial information below. Three Months Ended Year Ended December 31, September 30, December 31, December 31, Summary of Results Total revenue $ 118,911 $ 113,767 $ 105,443 $ 446,510 $ 402,363 Net income (loss) $ (16,113) $ 7,394 $ 5,481 $ 1,457 $ 24,685 Fully diluted weighted average shares outstanding 57,784 56,833 55,572 56,546 53,962 Net income (loss) per basic share $ (0.29) $ 0.13 $ 0.10 $ 0.01 $ 0.47 Net income (loss) per diluted share $ (0.29) $ 0.13 $ 0.10 $ 0.01 $ 0.46 Other Data FFO $ 16,426 $ 38,631 $ 34,184 $ 125,012 $ 133,159 Operating FFO $ 45,867 $ 39,745 $ 35,373 $ 156,064 $ 140,666 Operating FFO per diluted share $ 0.79 $ 0.70 $ 0.64 $ 2.76 $ 2.61 Recognized MRR in the period $ 95,437 $ 94,428 $ 90,975 $ 375,086 $ 347,331 MRR (at period end) $ 31,708 $ 31,627 $ 30,890 $ 31,708 $ 30,890 EBITDA $ 24,701 $ 48,142 $ 43,992 $ 163,059 $ 162,651 Adjusted EBITDA $ 57,498 $ 52,949 $ 48,404 $ 207,974 $ 184,334 NOI $ 74,962 $ 70,908 $ 67,157 $ 281,342 $ 257,036 NOI as a % of revenue 63.0% 62.3% 63.7% 63.0% 63.9% Adjusted EBITDA as a % of revenue 48.4% 46.5% 45.9% 46.6% 45.8% General and administrative expenses as a % of revenue 17.5% 19.0% 20.3% 19.5% 20.7% Annualized ROIC 14.3% 13.8% 14.2% 13.9% 14.8% December 31, December 31, Balance Sheet Data Real estate at cost $ 2,357,322 $ 1,964,857 Net investment in real estate 1,962,499 1,647,023 Total assets 2,413,607 2,086,470 Total debt, net of cash and cash equivalents 1,233,322 (1) 968,128 (1) Debt to last quarter annualized Adjusted EBITDA 5.4x (2) 5.0x (2) Debt to undepreciated real estate assets 52.3% (2) 49.3% (2) Debt to Implied Enterprise Value 28.2% (2) 26.0% (2) (1) The Company has excluded the Senior Note discount and associated debt issuance costs from the Total Debt line item for both periods presented. As a result, the amounts referenced above represent the full amount of debt that will be repaid less the amount of cash and cash equivalents on hand. (2) Calculated using total debt, which excludes the Senior Note discount and associated debt issuance costs, less the amount of cash and cash equivalents on hand. 7 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

9 December 31, December 31, Operating Portfolio Statistics Built out square footage: Raised floor 1,403,516 1,345,680 Leasable raised floor (1) 1,116,584 1,083,708 Leased raised floor 969, ,844 Total Raw Shell: Total 6,119,806 5,662,087 Basis-of-design raised floor space (1) 2,677,693 2,496,106 Data center properties Basis of design raised floor % developed 52.4% 53.9% Data center % occupied 86.9% 88.2% Data center raised floor % wholly-owned (2) 90.4% 88.1% (1) See definition in Appendix. (2) Wholly owned data centers do not include those subject to capital lease obligations or the Santa Clara facility which is subject to a long-term ground lease. Had the Santa Clara facility been included as a wholly owned facility, the wholly owned data center raised floor percentage would be 94.4% and 92.2% at December 31, 2017 and December 31, 2016, respectively Guidance References to QTS Core business in the guidance below includes Hyperscale and Hybrid Colocation verticals, which generally includes QTS s C1 and C2 business. References to QTS Non-Core business in the guidance below includes specific products within its C3 Cloud and Managed Services business, as well as colocation revenue attached to specific C3 customers, which QTS plans to exit over the course of 2018 as part of its restructuring plan (1) ($ in millions except per share amounts) Low High Core Revenue $ 408 $ 422 Core Adjusted EBITDA $ 218 $ 228 Core Operating FFO per fully diluted share $ 2.55 $ 2.65 Capital Expenditures (2) $ 425 $ 475 (1) Guidance for the year ended December 31, 2018 excludes results from the Non-Core business unit. (2) Reflects cash capital expenditures and excludes expenditures from acquisitions. The Company expects annual rental churn for the Core business of 3% to 6%, compared to its historical range of 5% to 8%. The Company expects capital expenditures of $425 million to $475 million, front end loaded in 2018 related to new development in Ashburn, VA and excluding additional success based development in Hillsboro, OR and Phoenix, AZ. The Company expects to maintain leverage in the mid-5x range over the course of QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

10 Reconciliations of Return on Invested Capital (ROIC) (unaudited and in thousands) Return on Invested Capital ( ROIC ) is a non-gaap measure that provides additional information to users of the financial statements. Management believes ROIC is a helpful metric for users of the financial statements to gauge the Company's performance against the capital it has invested. Return on Invested Capital (ROIC) Three Months Ended Year Ended December 31, September 30, December 31, December 31, NOI (1) $ 74,962 $ 70,908 $ 67,157 $ 281,342 $ 257,036 Annualized NOI 299, , , , ,036 Average undepreciated real estate assets and other net fixed assets placed in service (2) 2,102,190 2,059,454 1,885,162 2,028,404 1,738,655 Annualized ROIC 14.3% 13.8% 14.2% 13.9% 14.8% (1) Includes facility level G&A expense allocation charges of 4% of cash revenue for all facilities, with the exception of the leased facilities acquired in 2015, which include G&A expense allocation charges of 10% of cash revenue. These allocated charges aggregated to $5.6 million, $5.5 million and $5.3 million for the three month periods ended December 31, 2017, September 30, 2017 and December 31, 2016, respectively, and $21.6 million and $20.6 million for the years ended December 31, 2017 and 2016, respectively. (2) Calculated by using average quarterly balance of each account. Calculation of Average Undepreciated Real Estate Assets and other Net Fixed Assets Placed in Service As of As of Undepreciated Real Estate Assets and other December 31, September 30, December 31, December 31, Net Fixed Assets Placed in Service Real Estate Assets, net $ 1,962,499 $ 1,805,202 $ 1,647,023 $ 1,962,499 $ 1,647,023 Less: Construction in progress (567,819) (429,390) (365,960) (567,819) (365,960) Plus: Accumulated depreciation 394, , , , ,834 Plus: Goodwill 173, , , , ,843 Plus: Other fixed assets, net 35,853 27,983 16,189 35,853 16,189 Plus: Acquired intangibles, net (1) 91,586 90, ,053 91, ,053 Plus: Leasing Commissions, net 33,678 32,493 31,524 33,678 31,524 Total as of period end $ 2,124,463 $ 2,079,917 $ 1,920,506 $ 2,124,463 $ 1,920,506 Average undepreciated real estate assets and other net fixed assets as of reporting period (2) $ 2,102,190 $ 2,059,454 $ 1,885,162 $ 2,028,404 $ 1,738,655 (1) Net of acquired intangible liabilities and deferred tax liabilities. (2) Calculated by using average quarterly balance of each account. 9 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

11 Implied Enterprise Value and Weighted Average Shares Implied Enterprise Value as of December 31, 2017: Total Shares Outstanding: Class A Common Stock 50,573,387 Class B Common Stock 128,408 Total Shares Outstanding 50,701,795 Units of Limited Partnership (1) 6,858,838 Options to purchase Class A Common Stock (2) 401,668 Fully Diluted Total Shares and Units of Limited Partnership outstanding as of December 31, ,962,301 Share price as of December 31, 2017 $ Market equity capitalization (in thousands) $ 3,139,238 Debt (in thousands) 1,233,322 (3) Implied Enterprise Value (in thousands) $ 4,372,560 (1) Includes 315,109 of operating partnership units representing the in the money value of Class O LTIP units on an as if converted basis as of December 31, (2) Represents options to purchase shares of Class A Common Stock of QTS Realty Trust, Inc. representing the in the money value of options on an as if converted basis as of December 31, (3) Excludes all debt issuance costs reflected as a reduction to liabilities at December 31, 2017 representing the full amount of debt that will be repaid, less the amount of cash and cash equivalents on hand. The following table presents the weighted average fully diluted shares for the three months and year ended December 31, 2017: Three Months Ended Year Ended December 31, 2017 December 31, 2017 Weighted average shares outstanding - basic 50,492,924 48,984,930 Effect of Class A partnership units (1) 6,552,137 6,695,975 Effect of Class O units on an "as if" converted basis (1) 315, ,009 Effect of options to purchase Class A common stock and restricted Class A common 424, ,336 stock on an "as if" converted basis (2) Weighted average shares outstanding - diluted 57,784,288 56,546,250 (1) The Class A units and Class O units represent limited partnership interests in the Operating Partnership. (2) The average share price for the three months and year ended December 31, 2017 was $55.48 and $53.88, respectively. 10 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

12 Data Center Properties The table below presents an overview of the portfolio of data center properties that the Company owns or leases, referred to herein as our data center properties, based on information as of December 31, The table excludes data center development associated with land acquired in Phoenix, AZ which was finalized in the third quarter of 2017, as well as data center development associated with land acquisitions that occurred in the fourth quarter of 2017 in Ashburn, VA and Hillsboro, OR. Gross Square Feet (2) Net Rentable Square Feet (Operating NRSF) (3) Available Utility Power (MW) (9) Basis of Design ("BOD") NRSF Current Raised Floor as a % of BOD Property Year Acquired (1) Raised Floor (4) Office & Other (5) Supporting Infrastructure (6) Total % Occupied (7) Annualized Rent (8) Richmond, VA ,318, ,309 51, , , % $ 41,729, , % Atlanta, GA (Metro) , ,986 36, , , % $ 96,559, , % Irving, TX , ,160 6, , , % $ 43,876, , % Princeton, NJ ,930 58,157 2, , , % $ 9,995, , % Chicago, IL ,979 28,000-30,452 58, % $ 8,423, , % Ashburn, VA , % $ ,000 - % Suwanee, GA , ,608 8, , , % $ 56,998, , % Piscataway, NJ ,000 88,820 14,311 91, , % $ 13,868, , % Fort Worth, TX ,836 10,600-19,438 30, % $ 1,777, , % Santa Clara, CA* ,322 55, , , % $ 20,053, , % Sacramento, CA ,644 54,595 2,794 23,916 81, % $ 11,488, , % Dulles, VA ,159 30,545 5,997 32,892 69, % $ 31,247, , % Leased facilities ** 2006 & ,631 76,451 19,450 42, , % $ 38,346, , % Other *** Misc. 147,435 22,380 49,337 30, , % $ 6,128, , % Total 6,119,806 1,403, ,786 1,187,414 2,789, % $ 380,494, ,677, % (1) Represents the year a property was acquired or, in the case of a property under lease, the year the Company s initial lease commenced for the property. (2) With respect to the Company s owned properties, gross square feet represents the entire building area. With respect to leased properties, gross square feet represents that portion of the gross square feet subject to our lease. This includes 347,261 square feet of QTS office and support space, which is not included in operating NRSF. (3) Represents the total square feet of a building that is currently leased or available for lease plus developed supporting infrastructure, based on engineering drawings and estimates, but does not include space held for redevelopment or space used for the Company s own office space. (4) Represents management s estimate of the portion of NRSF of the facility with available power and cooling capacity that is currently leased or readily available to be leased to customers as data center space based on engineering drawings. (5) Represents the operating NRSF of the facility other than data center space (typically office and storage space) that is currently leased or available to be leased. (6) Represents required data center support space, including mechanical, telecommunications and utility rooms, as well as building common areas. (7) Calculated as data center raised floor that is subject to a signed lease for which space is occupied (969,777 square feet as of December 31, 2017), divided by leasable raised floor based on the current configuration of the properties (1,116,584 square feet as of December 31, 2017), expressed as a percentage. (8) The Company defines annualized rent as MRR multiplied by 12. The Company calculates MRR as monthly contractual revenue under executed contracts as of a particular date, which includes revenue from the Company s C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed contracts as of a particular date, unless otherwise specifically noted. This amount reflects the annualized cash rental payments. It does not reflect the accounting associated with any free rent, rent abatements or future scheduled rent increases and also excludes operating expense and power reimbursements. (9) Represents installed utility power and transformation capacity that is available for use by the facility as of December 31, * Subject to long-term ground lease. ** Includes 11 facilities. All facilities are leased, including those subject to capital leases. In October 2017, the Company finalized the buyout of the Vault facility in Dulles, VA that was previously subject to a capital lease agreement, and as such, has moved it from the Leased facilities line item to a separate Dulles, VA line item. *** Consists of Miami, FL; Lenexa, KS; Overland Park, KS; and Duluth, GA facilities. 11 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

13 Redevelopment Costs Summary (in millions, except NRSF data) During the fourth quarter of 2017, the Company did not bring online any space or power. For the year ended December 31, 2017, the Company brought online approximately 13 megawatts of gross power and approximately 58,000 NRSF of raised floor and customer specific capital at its Atlanta-Metro, Chicago, Irving, Fort Worth and Northern Virginia facilities at an aggregate cost of approximately $122 million. Relative to the redevelopment plan disclosed in the prior quarter, and as a result of the capital investments made in new markets during the second half of 2017, the Company has pushed out a portion of development space in Atlanta-Metro, Irving, Chicago and Piscataway that was previously scheduled to come online in the fourth quarter of The Company now expects this development space to be brought online during 2018 as part of its overall focus on capital efficiency and discipline. The under construction table below summarizes the Company s outlook for development projects which it expects to complete by December 31, 2018 (in millions). Under Construction Costs (1) Estimated Cost to Property Actual (2) Completion (3) Total Expected Completion date Atlanta-Metro $ 7 $ 38 $ 45 Q1, Q2, Q3 & Q Irving Q1, Q2, Q3 & Q Chicago Q1, Q3 & Q Ashburn Q2 & Q Piscataway Q2 & Q Fort Worth Q Totals $ 121 $ 144 $ 265 (1) In addition to projects currently under construction, the Company s near-term redevelopment projects are expected to be delivered in a modular manner, and the Company currently expects to invest additional capital to complete these near term projects. The ultimate timing and completion of, and the commitment of capital to, the Company s future redevelopment projects are within the Company s discretion and will depend upon a variety of factors, including the actual contracts executed, availability of financing and the Company s estimation of the future market for data center space in each particular market. (2) Represents actual costs under construction through December 31, In addition to the $121 million of construction costs incurred through December 31, 2017 for redevelopment expected to be completed by December 31, 2018, as of December 31, 2017 the Company had incurred $447 million of additional costs (including acquisition costs and other capitalized costs) for other redevelopment projects that are expected to be completed after December 31, (3) Represents management s estimate of the additional costs required to complete the current NRSF under development. There may be an increase in costs if customers requirements exceed the Company s current basis of design. 12 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

14 Redevelopment Summary (in millions, except NRSF data) The following redevelopment table presents an overview of the Company s redevelopment pipeline, based on information as of December 31, This table shows the Company s ability to increase its raised floor of 1,403,516 square feet as of December 31, 2017 by approximately 1.9 times to 2.7 million square feet, exclusive of recently acquired land parcels in Phoenix, AZ; Ashburn, VA; and Hillsboro, OR. Current NRSF in Service Raised Floor NRSF Overview as of December 31, 2017 Approximate Adjacent Acreage of Land (3) Under Future Basis of Property Construction (1) Available (2) Design NRSF Richmond 167, , , Atlanta-Metro 456,986 28,000 42, , Irving 148,160 35,000 92, , Princeton 58, , , Chicago 28,000 21, , , Ashburn - 19, , , Atlanta-Suwanee 205, , Piscataway 88,820 10,000 77, ,000 - Fort Worth 10,600 10,000 59,400 80, Santa Clara 55,905-25,035 80,940 - Sacramento 54, ,595 - Dulles 30,545-17,725 48,270 - Leased facilities (4) 76,451-21,241 97,692 - Phoenix Hillsboro Other (5) 22, ,380 - Totals as of December 31, ,403, ,530 1,150,647 2,677, (1) Reflects NRSF at a facility for which the initiation of substantial activities has begun to prepare the property for its intended use on or before December 31, (2) Reflects NRSF at a facility for which the initiation of substantial activities has begun to prepare the property for its intended use after December 31, (3) The total cost basis of adjacent land, which is land available for the future development, is approximately $139 million. This is included in land and construction in progress on the Consolidated Balance Sheets. The Basis of Design NRSF does not include any build-out on the available land. (4) Includes 11 facilities. All facilities are leased, including those subject to capital leases. In October 2017, the Company finalized the buyout of the Vault facility in Dulles, VA that was previously subject to a capital lease agreement, and as such, has moved it from the Leased facilities line item to a separate Dulles, VA line item. (5) Consists of Miami, FL; Lenexa, KS; and Overland Park, KS facilities. 13 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

15 NOI by Facility and Capital Expenditure Summary (unaudited and in thousands) The Company calculates net operating income, or NOI, as net income (loss), excluding: interest expense, interest income, tax expense (benefit) of taxable REIT subsidiaries, depreciation and amortization, write-off of unamortized deferred financing costs, gain (loss) on extinguishment of debt, transaction and integration costs, gain (loss) on sale of real estate, restructuring costs and general and administrative expenses. The Company believes that NOI is another metric that is often utilized to evaluate returns on operating real estate from period to period and also, in part, to assess the value of the operating real estate. The breakdown of NOI by facility is shown below: Three Months Ended Year Ended December 31, September 30, December 31, December 31, Breakdown of NOI by facility: Atlanta-Metro data center $ 20,845 $ 18,588 $ 20,187 $ 80,648 $ 81,074 Atlanta-Suwanee data center 12,778 12,206 11,937 48,365 45,760 Richmond data center 12,613 11,687 8,324 40,919 30,752 Irving data center 9,666 8,707 4,952 32,870 16,608 Dulles data center 5,744 5,630 4,877 21,672 19,384 Leased data centers (1) 2,238 2,648 5,504 12,006 24,131 Santa Clara data center 2,653 2,741 3,325 11,378 13,703 Piscataway data center 2,286 2,427 2,871 9,395 5,627 Princeton data center 2,391 2,415 2,364 9,598 9,544 Sacramento data center 1,664 1,525 1,892 6,804 7,734 Chicago data center 1,445 1, , Fort Worth data center (7) Other facilities (2) ,767 2,549 NOI (3) $ 74,962 $ 70,908 $ 67,157 $ 281,342 $ 257,036 (1) Includes 11 facilities. All facilities are leased, including those subject to capital leases. During the quarter ended March 31, 2017, the Company moved its Jersey City, NJ facility to the Leased data centers line item. In October 2017, the Company finalized the buyout of the Vault facility in Dulles, VA that was previously subject to a capital lease agreement and as such, has moved it to a separate Dulles data center line item. (2) Consists of Miami, FL; Lenexa, KS; Overland Park, KS; and Duluth, GA facilities. During the quarter ended March 31, 2017, the Company moved its Miami, FL facility to the Other facilities line item. (3) Includes facility level G&A expense allocation charges of 4% of cash revenue for all facilities, with the exception of the leased facilities acquired in 2015, which include G&A expense allocation charges of 10% of cash revenue. These allocated charges aggregated to $5.6 million, $5.5 million and $5.3 million for the three month periods ended December 31, 2017, September 30, 2017 and December 31, 2016, respectively, and $21.6 million and $20.6 million for the years ended December 31, 2017 and 2016, respectively. Our cash paid for capital expenditures is summarized as follows: Capital Expenditures (1) Three Months Ended Year Ended December 31, September 30, December 31, December 31, Development $ 45,346 $ 68,179 $ 60,636 $ 213,632 $ 203,984 Acquisitions 80,025 41,994 50, , ,067 Maintenance capital expenditures 848 2,193 2,613 5,009 5,059 Other capital expenditures (2) 24,149 26,781 18,011 88,673 69,968 Total capital expenditures $ 150,368 $ 139,147 $ 131,346 $ 434,352 $ 452,078 (1) During the year ended December 31, 2017, the Company transitioned presentation of capital expenditures to a cash basis. Previously, capital expenditure disclosures reflected an incurred basis. The prior year comparative periods have been conformed to cash basis presentation as well. (2) Represents capital expenditures for capitalized interest, commissions, personal property, overhead costs and corporate fixed assets. Corporate fixed assets primarily relate to construction of corporate offices, leasehold improvements and product related assets. 14 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

16 Leasing Statistics Signed Leases The mix of leasing activity has a significant impact on quarterly rates, both within major product segments and for overall blended leasing rates. The Company s rate performance will vary quarter to quarter based on the mix of deals leased C1 - Custom Data Center, C2 - Colocation (Cabinet, Cage and Suite), and C3 - Cloud and Managed Services categories all vary on a rate per square foot basis. The amounts below include renewals when there was a change in square footage rented, and renewals where C3 dedicated server cloud customers had shifts in their MRR related to their use of fully depreciated equipment. The amounts below exclude renewals where square footage remained consistent before and after renewal. (See renewal table on page 16 for such renewals). During the fourth quarter of 2017, the Company entered into 436 new and modified leases aggregating to $18.1 million of annualized rent which includes new leased revenue plus revenue from modified renewals. Removing non-incremental annualized MRR from modified renewals and deducting downgrades during the period resulted in $8.7 million in incremental annualized rent for the quarter ended December 31, Subsequent to December 31, 2017, the Company signed a lease to refill the previously vacated space in one of its leased facilities in Northern Virginia. Had the lease closed in the fourth quarter of 2017, as previously expected, fourth quarter 2017 net leasing would have exceeded $14 million. Blended pricing on new and modified leases signed during the fourth quarter was higher than the prior four quarter average, which was driven by a higher proportion of C2/C3 deals signed in the fourth quarter of Pricing of C2/C3 new and modified leases signed during the fourth quarter decreased compared to the prior four quarter average due primarily to several larger footprint C2 deals which tend to have a lower price per square foot compared to C3 deals. Annualized Rent of New and Modified Leases represents total MRR associated with all new and modified leases for the respective periods for purposes of computing annualized rent rates per square foot during the period. Incremental Annualized Rent, Net of Downgrades reflects net incremental MRR signed during the period for purposes of tracking incremental revenue contribution. Period Number of Leases Total Leased sq ft Annualized rent per leased sq ft Annualized Rent of New and Modified Leases Incremental Annualized Rent, Net of Downgrades New/modified leases signed - Total Q ,697 $ 703 $ 18,052,597 $ 8,719,465 P4QA* , ,360,553 11,145,808 Q , ,596,383 15,329,139 Q ,799 1,018 21,177,858 13,314,696 Q , ,962,595 4,333,697 Q , ,705,378 11,605,699 New/modified leases signed - C1 Q ,500 $ 257 $ 3,729,369 P4QA* 34 28, ,038,256 Q , ,700,946 Q , ,314,426 Q , ,551,888 Q , ,585,764 New/modified leases signed - C2/C3 Q ,197 $ 1,279 $ 14,323,228 P4QA* 413 8,711 1,988 17,322,297 Q ,636 2,480 23,895,437 Q ,904 1,894 16,863,432 Q ,631 1,757 13,410,707 Q ,674 1,743 15,119,614 Average of prior 4 quarters NOTE: Figures above do not include cost recoveries. In general, C1 customers reimburse the Company for certain operating costs whereas C2/C3 customers are on a gross lease basis. As a result, pricing and resulting per square foot rates for C2/C3 customers includes the recovery of such operating costs. 15 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

17 The following table outlines the booked-not-billed ( BNB ) balance as of December 31, 2017 and how that will affect revenue in 2018 and subsequent years: Booked-not-billed ("BNB") Thereafter Total MRR $ 2,546,563 $ 580,413 $ 772,026 $ 3,899,002 Incremental revenue (1) 21,713,039 4,540,248 9,264,312 Annualized revenue (2) 30,558,756 6,964,956 9,264,312 46,788,024 (1) Incremental revenue represents the expected amount of recognized MRR in the period based on when the booked-not-billed leases commence throughout the period. (2) Annualized revenue represents the booked-not-billed MRR multiplied by 12, demonstrating how much recognized MRR might have been recognized if the booked-notbilled leases commencing in the period were in place for an entire year. The Company estimates the remaining cost to provide the space, power, connectivity and other services to the customer contracts which had not billed as of December 31, 2017 to be approximately $27 million. This estimate generally includes C1 customers with newly contracted space of more than 3,300 square feet of raised floor space. The space, power, connectivity and other services provided to customers that contract for smaller amounts of space is generally provided by existing space which was previously developed. 16 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

18 Leasing Statistics Renewed Leases and Rental Churn The mix of leasing activity has a significant impact on quarterly rates, both within major product segments and for overall blended renewal rates. The Company s rate performance will vary quarter to quarter based on the mix of deals leased C1 Custom Data Center, C2 Colocation, and C3 Cloud and Managed Services categories all vary on a rate per square foot basis. Consistent with the Company s 3C strategy and business model, the renewal rates below reflect total MRR per square foot including all subscribed services. For comparability, the Company includes only those customers that have maintained consistent space footprints in the computations below. All customers with space changes are incorporated into new/modified leasing statistics and rates. The overall blended rate for renewals signed in the fourth quarter of 2017 was 1.2% higher than the rates for those customers immediately prior to renewal. The Company expects renewal rates will generally increase in the low to mid-single digits. Rental Churn (which the Company defines as MRR lost in the period to a customer intending to fully exit the QTS platform in the near term compared to total MRR at the beginning of the period) was 2.8% for the fourth quarter of 2017, of which 1.2% related to a C3 customer who terminated due to liquidation. Rental Churn was 8.4% for the year ended December 31, 2017, a significant portion of which was the result of a single customer termination in the first quarter of 2017 at one of the Company s leased facilities in Northern Virginia, for which space was subsequently re-leased by the Company in the first quarter of Excluding this customer termination as well as the C3 customer churn due to liquidation in the fourth quarter of 2017, rental churn for the year ended December 31, 2017 would have been 4.7%. Period Number of renewed leases Total Leased sq ft Annualized rent per leased sq ft Annualized Rent Rent Change (1) Renewed Leases - Total Q ,601 $ 923 $ 15,322, % P4QA* 90 22, ,236, % Q , ,392, % Q ,491 1,077 18,831, % Q , ,802, % Q , ,919, % Renewed Leases - C1 Q ,250 $ 210 $ 1,311, % P4QA* 3 12, ,922, % Q , ,431, % Q , ,300, % Q , ,073, % Q , ,883, % Renewed Leases - C2/C3 Q ,351 $ 1,354 $ 14,011, % P4QA* 88 10,020 1,029 10,314, % Q , ,960, % Q ,491 1,210 17,531, % Q ,801 1,160 6,728, % Q , ,036, % Average of prior 4 quarters (1) Calculated as the percentage change of the rent per square foot immediately before renewal when compared to the rent per square foot immediately after renewal. 17 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

19 Leasing Statistics Commenced Leases The mix of leasing activity across C1, C2 and C3 has significant impact on quarterly rates, both within major product segments and for overall blended commencement rates. The Company s rate performance will vary quarter to quarter based on the mix of deals leased. C1 Custom Data Center, C2 Colocation, and C3 Cloud and Managed Services categories all vary on a rate per square foot basis. During the fourth quarter of 2017, the Company commenced customer leases (which includes both new customers and existing customers that renewed their lease terms) representing approximately $26.9 million of annualized rent at $718 per square foot. This compares to customer leases representing an aggregate trailing four quarter average of approximately $31.3 million of annualized rent at $549 per square foot. Average pricing on commenced leases during the fourth quarter of 2017 increased compared to the prior four quarter average primarily due to a larger mix of C2/C3 commencements which tend to have a higher rate per square foot in comparison to C1 deals. Period Number of leases Total Leased sq ft Annualized rent per leased sq ft Annualized Rent Leases commenced - Total Q ,521 $ 718 $ 26,943,658 P4QA* , ,308,754 Q , ,585,052 Q , ,787,704 Q , ,743,966 Q , ,118,296 Leases commenced - C1 Q ,380 $ 158 $ 4,170,793 P4QA* 37 37, ,219,435 Q , ,342,383 Q , ,895,828 Q , ,642,316 Q , ,997,212 Leases commenced - C2/C3 Q ,141 $ 2,044 $ 22,772,865 P4QA* ,803 1,216 24,089,320 Q , ,242,669 Q ,216 1,556 29,891,876 Q ,722 1,288 15,101,650 Q ,152 1,207 23,121,084 Average of prior 4 quarters 18 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

20 Lease Expirations C1 leases are typically 5-10 years with the majority of C1 lease expirations occurring in 2018 and beyond. C2/C3 leases are typically 3 years in duration, with the majority of C2/C3 lease expirations occurring in 2018 and The following table sets forth a summary schedule of the lease expirations as of December 31, 2017 at the properties in the Company s portfolio. Unless otherwise stated in the footnotes, the information set forth in the table assumes that customers exercise no renewal options and all early termination rights are exercised: C1 as % of Portfolio Annualized C2 as % of Portfolio Annualized C3 as % of Portfolio Annualized Rent Year of Lease Expiration Number of Leases Expiring (1) Total Raised Floor of Expiring Leases % of Portfolio Leased Raised Floor Annualized Rent (2) % of Portfolio Annualized Rent Rent Rent Month-to-Month (3) ,847 3 % $ 26,976,695 7 % 1 % 3 % 3 % , , % 126,472, % 11 % 17 % 6 % , , % 74,486, % 5 % 12 % 2 % ,291 8 % 50,106, % 3 % 8 % 2 % ,574 8 % 23,227,289 6 % 4 % 2 % - % , % 42,100, % 10 % 1 % - % After , % 37,124, % 9 % - % 1 % Portfolio Total 4, , % $ 380,494, % 43 % 43 % 14 % (1) Represents each agreement with a customer signed as of December 31, 2017 for which billing has commenced; a lease agreement could include multiple spaces and a customer could have multiple leases. (2) Annualized rent is presented for leases commenced as of December 31, The Company defines annualized rent as MRR multiplied by 12. The Company calculates MRR as monthly contractual revenue under signed leases as of a particular date, which includes revenue from our C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed leases as of a particular date, unless otherwise specifically noted. This amount reflects the annualized cash rental payments. It does not reflect the accounting associated with any free rent, rent abatements or future scheduled rent increases and also excludes operating expense and power reimbursements. (3) Consists of both customer leases whose original contract terms ended on December 31, 2017 and have yet to commence signed renewals as well as customers whose leases expired prior to December 31, 2017 and have continued on a month-to-month basis. 19 QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

21 Largest Customers As of December 31, 2017, the Company s portfolio was leased to over 1,100 customers comprised of companies of all sizes representing an array of industries, each with unique and varied business models and needs. The following table sets forth information regarding the ten largest customers in the portfolio based on annualized rent as of December 31, 2017 (does not include rents or maturities associated with booked-not-billed customers or ramps for existing customers which have not yet commenced billing): Principal Customer Industry Number of Locations Annualized Rent (1) % of Portfolio Annualized Rent Weighted Average Remaining Lease Term (Months) (2) Content & Digital Media 2 $ 44,930, % 28 Cloud & IT Services 2 17,116, % 75 Cloud & IT Services 1 15,051, % 51 Cloud & IT Services 3 12,933, % 74 Cloud & IT Services 6 12,135, % 31 Content & Digital Media 1 9,644, % 10 Content & Digital Media 4 7,395, % 10 Cloud & IT Services 7 6,640, % 13 Content & Digital Media 2 5,006, % 14 Financial Services 1 4,775, % 24 Total / Weighted Average $ 135,629, % 38 (1) Annualized rent is presented for leases commenced as of December 31, We define annualized rent as MRR multiplied by 12. We calculate MRR as monthly contractual revenue under signed leases as of a particular date, which includes revenue from our C1, C2 and C3 rental and cloud and managed services activities, but excludes customer recoveries, deferred set-up fees, variable related revenues, non-cash revenues and other one-time revenues. MRR does not include the impact from booked-not-billed leases (which represent customer leases that have been executed but for which lease payments have not commenced) as of a particular date. This amount reflects the annualized cash rental payments. It does not reflect any free rent, rent abatements or future scheduled rent increases and also excludes operating expense and power reimbursements. (2) Weighted average based on customer s percentage of total annualized rent expiring and is as of December 31, QTS Q4 Earnings 2017 Contact: IR@qtsdatacenters.com

22 Industry Segmentation The following table sets forth information relating to the industry segmentation of customers as of December 31, 2017: The following table sets forth information relating to the industry segmentation of customers as of December 31, 2016: 21 QTS Q4 Earnings 2017 Contact:

23 Product Diversification The following table sets forth information relating to the distribution of leases at the properties, by type of product offering, as of December 31, 2017: (1) As of December 31, 2017, C1 customers renting at least 6,600 square feet represented $145.8 million of annualized C1 MRR, C1 customers renting between 3,300 and 6,599 square feet represented $8.3 million of annualized C1 MRR, and C1 customers renting below 3,300 square feet represented $10.3 million of annualized C1 MRR. As of December 31, 2017, C1 customers median used square footage was 6,600 square feet. The following table sets forth information relating to the distribution of leases at the properties, by type of product offering, as of December 31, 2016: (1) As of December 31, 2016, C1 customers renting at least 6,600 square feet represented $124.6 million of annualized C1 MRR, C1 customers renting between 3,300 and 6,599 square feet represented $13.0 million of annualized C1 MRR, and C1 customers renting below 3,300 square feet represented $11.9 million of annualized C1 MRR. As of December 31, 2016, C1 customers median used square footage was 4,600 square feet. 22 QTS Q4 Earnings 2017 Contact: