#1Healthcare Trust of America, Inc. Largest Dedicated Owner of Medical Office for the Future of Healthcare - Investor Presentation – January 2018 HTA Healthcare Trust of America, Inc. Largest Dedicated Owner of Medical Office for the Future of Healthcare NYSE: HTA PHYSICIAN OFFICE BUILDING 1#2FORWARD LOOKING STATEMENTS This document contains both historical and forward-looking statements. Forward-looking statements are based on current expectations, plans, estimates, assumptions and beliefs, including expectations, plans, estimates, assumptions and beliefs about our company, the real estate industry, pending acquisitions, future medical office building performance and the debt and equity capital markets. All statements other than statements of historical fact are, or may be deemed to be, forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements include information concerning possible or assumed future results of operations of our Company. The forward-looking statements included in this document are subject to numerous risks and uncertainties that could cause actual results to differ materially from those expressed or implied in the forward-looking statements. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results and performance could differ materially from those set forth in the forward-looking statements. Factors which could have a material adverse effect on our operations and future prospects include, but are not limited to: changes in economic conditions affecting the healthcare property sector, the commercial real estate market and the credit market; our ability to complete our pending acquisitions; competition for acquisition of medical office buildings and other facilities that serve the healthcare industry; economic fluctuations in certain states in which our property investments are geographically concentrated; retention of our senior management team; financial stability and solvency of our tenants; supply and demand for operating properties in the market areas in which we operate; our ability to acquire properties, and to successfully operate those properties once acquired; changes in property taxes; legislative and regulatory changes, including changes to laws governing the taxation of REITS and changes to laws governing the healthcare industry; fluctuations in reimbursements from third party payors such as Medicare and Medicaid; changes in interest rates; the availability of capital and financing; restrictive covenants in our credit facilities; changes in our credit ratings; our ability to remain qualified as a REIT; and the risk factors set forth in our 2016 Annual Report on Form 10-K filed on February 21, 2017. Forward-looking statements speak only as of the date made. Except as otherwise required by the federal securities laws, we undertake no obligation to update any forward-looking statements to reflect the events or circumstances arising after the date as of which they are made. As a result of these risks and uncertainties, readers are cautioned not to place undue reliance on the forward looking statements included in this document or that may be made elsewhere from time to time by, or on behalf of, us. For definitions of terms and reconciliations for certain financial measures disclosed herein, including, but not limited to, funds from operations (FFO), normalized funds from operations (Normalized FFO), annualized base rents (ABR), net operating income (NOI), and on-campus/aligned, please see our Company's earnings press release issued on October 24, 2017 and our Company's Supplemental Financial Package for the quarter ended Septmeber 30, 2017, each of which is available in the investor relations section of our Company's website located at www.htareit.com. Investor Presentation | January 2018 PAGE 2#3HTA: LARGEST DEDICATED OWNER OF MEDICAL OFFICE 24. MILLION SQUARE FEET 20. KEY MARKETS NATIONWIDE 96% ON-CAMPUS / AFFILIATED OUTPATIENT MEDICAL IS GROWING Healthcare is growing and moving outpatient Fragmented MOB sector provides opportunity for industry leadership STEADY FINANCIAL PERFORMANCE High tenant retention Consistent same store growth Limited capital requirement OPERATING PLATFORM WITH SCALE Property Management, Engineering, Leasing & Development Drives Efficiencies & Consistent Growth INVESTMENT GRADE BALANCE Strong Balance Sheet with Financial Flexibility Investor Presentation | January 2018 SHEET PAGE 3#4HIGH QUALITY PORTFOLIO IN KEY MARKETS CORE REAL ESTATE PORTFOLIO On-Campus / Adjacent 17M SF (70%) Community Core Outpatient 7M SF (30%) CRITICAL MASS IN KEY GATEWAY MARKETS Indianapolis, IN Phoenix, AZ Dallas, TX Houston, TX Pittsburgh, PA Boston, MA Greenville, SC Atlanta, GA -Miami, FL HTA Properties HTA Markets with ~1 Million+ SF PM Offices HTA targets core, critical assets where healthcare is delivered on-campus and increasingly off-campus in attractive outpatient locations Our focus is in 20-25 markets with superior macroeconomic trends that creates scale for efficient, profitable operations Investor Presentation | January 2018 PAGE 4#5EXPERIENCED MANAGEMENT TEAM HTA's Executive Leadership Team Has Decades of Experience Robert Milligan, Chief Financial Officer (With HTA Since 2011) EVP Capital Markets, HTA, '11-'14 Vice President, Bank of America Merrill Lynch, '07-'11 Senior Analyst / Financial Management Program, General Electric, '03-'07 Scott D. Peters Founder, Chairman, and CEO HTA in 2006 CEO of Grubb & Ellis (NYSE), '07-'08 CEO of NNN Realty Advisors, '06-'08 EVP, CFO, Triple Net Properties, Inc., '04-'06 Co-Founder, CFO of Golf Trust of America, Inc. (AMEX), '97-'07 EVP, Pacific Holding Company/LSR, '92-'96 EVP, CFO, Castle & Cooke Properties, Inc. (Dole Food Co.), '88-'92 Amanda Houghton, EVP - Asset Management (With HTA Since 2009) Manager of Joint Ventures, Glenborough LLC, '06-'09 Senior Analyst, ING Clarion, '05-'06 Senior Analyst, Weyerhauser Realty Investors, '04-'05 RSM EquiCo and Bernstein, Conklin, & Balcombe, '01-'03 Ann Atkinson, SVP - Acquisitions (With HTA Since 2012) Director of Acquisitions, HTA, '12 - '16 Real Estate Investment Specialist, JDM Partners, LLC, '10-'12 Medical Office Investment Broker, Cassidy Turley (f/k/a Grubb & Ellis), '04-'10 David Gershenson, Chief Accounting Officer (With HTA Since 2012) SVP Finance / Director of FP&A, HTA, '14-'17 Assistant Controller, HTA '12-'14 Senior Manager, BDO USA LLP, '03-'12 Certified Public Accountant - California Investor Presentation | January 2018 PAGE 5#6A DECADE OF VALUE CREATION Cash Buyer During Downturn Largest MOB Owner & Operator Executes on In-House Platform Lists Shares on NYSE $1B Capital Allocation 1:2 Reverse Stock Split Expands Enters Expands Presence in Presence in Greenville 52 Properties Indianapolis, Midwest, Southeast, Florida, Dallas, Houston & Florida Expands Presence in Arizona New York & North Carolina Enters Miami Expands Enters Boston Presence in Opens Atlanta Expands Presence in Texas & South Miami Indianapolis, Raleigh Significant Savings In-House Platform Expands Presence in Boston & Expands Presence in Boston, Charleston, Acquires $2.7B MOBS Development Platform TSR (1) 190% Invested ~>$1B Becomes Largest MOB Owner in New England Regional Office Florida North Carolina TSR (1) 45% TSR (1) 54% TSR (1) TSR (1) 132% TSR (1) 143% TSR (1) 171% 62% (12/31/17) Arizona, Texas 5.2 GLA 7.4 GLA 10.9 GLA 11.2 GLA 12.6 GLA 14.1 GLA 14.8 GLA 15.5 GLA 17.7 GLA 24.2 GLA 2.2 GLA 2007 $413M 2.2 MSF 2008 $543M 2009 $456M 2010 $802M 2011 2012 2.9 MSF 2.3 MSF 3.5 MSF $68M 0.3 MSF $295M 1.3 MSF 2013 $398M 1.5 MSF 1.2 MSF 2014 $440M 2015 $272M 0.8 MSF 2016 $701M 2.5 MSF 6.8 MSF 2017 $2.7B • • • • Identified and Established Pure Play MOB Strategy 2006-2011: Invested $2.3B, 11.2 MSF Cash Buyer During Great Recession Grew Portfolio with Limited Competition Attractive Cap Rates lead to Accretive Deals Strong Balance Sheet with Low Leverage Investment Grade Ratings from S&P/Moody's • Achieving Critical Mass in Key Cities Building Operating Platform 2012-2016: Invested $2.1B, 7.2 MSF Shares Listed on NYSE - No Dilutive Equity In-House Asset Mgmt & Leasing Platform • ~$1B Raised via Equity & Bond Offerings 1:2 Reverse Stock Split ~3% Same Store Growth Industry Leader Positioned For Growth 2017: Invested $2.7B, 6.8 MSF Full Service Platform with Significant Relationships Significant Operating Capabilities for Continued Growth Significant Same Store Growth Potential Strong, Conservative Balance Sheet (1) TSR (total shareholder returns) represents stock appreciation plus the reinvestment of dividends. Investor Presentation | January 2018 PAGE 6#7TRACK RECORD DELIVERING SHAREHOLDER VALUE 225% 175% 125% 75% 25% -25% HTA Total Returns (Since Inception) -75% 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 HTA US REIT Index (RMS) S&P 500 HTA: 190% S&P: 139% RMS: 71% 9.7% Annualized Average Total Returns Since First Distribution Individuals who invested $1,000 with HTA at inception have an investment worth over $2,904 with reinvested dividends at 12/31/17 Investor Presentation | January 2018 PAGE 7#8G MEDICAL OFFICE SECTOR " Investor Presentation | January 2018 PAGE 8#9MEDICAL OFFICE PROVIDES ATTRACTIVE RISK AND RETURNS MOBS HTA HEALTHCARE REALTY PHYSICIANS REALTY TRUST VENTAS OMEGA Healthcare Investors, Inc. welltower HCP Skilled Nursing SNH SABRA HEALTH CARE REIT, INC. Hospitals MOB Skilled Nursing Senior Housing Traditional Office X Aging Demographics MPT Outpatient Trends Limited Reliance on Gov't Reimbursements X Limited New Supply Not Operator Dependent Critical Locations X X X X X X X X Multi-Tenant Properties X X NHI NATIONAL HEALTH INVESTORS Strong Rent Coverage 8-9X 1.5X 1.2X High Retention / Low Re-Tenanting Costs Sr. Housing LTC REIT Yields Investor Presentation | January 2018 X X X Moderate Steady Growth Highest Most Risk Moderate Lowest Yields PAGE 9#10MEDICAL OFFICE: HEALTHCARE TAILWINDS Demographics Drive Increased Healthcare Utilization Aging demographics boost healthcare spending 10,000 people turning 65 every day (4x as many physician visits as younger population) Millennials are forming families, a key inflection point for healthcare volumes Average lifespan will surpass 80 by 2020 DEMOGRAPHICS SUPPORT INCREASED HEALTHCARE SPENDING (MILLENNIAL AND BOOMER LIFE MILESTONES WILL POSITIVELY IMPACT HEALTHCARE DEMAND) 25 Millennials 88.9M 23 21 20.6 19 17 15 13 11 9 7 Gen X 61.4M Boomers 81.9M 22.9 22.9 22.5 22.5 22.2 20.6 20.6 20.2 20.2 17.0 12.7 15-19 20-24 25-29 30-34 35-39 40-44 145-49 50-54 155-59 60-64 65-69 70-74 Silents 33.4M 12.2 8.5 75-79 80+ $1,103 $2,659 $4,033 $4,497 $4,958 $5,956 Average Annual Healthcare Spending Per Person Source: U.S. Bureau of Labor Statistics Healthcare is Moving Outpatient Focus on Cost-Effective Care - Private Insurers & Government Providers Outpatient Procedures are Cost Effective - Visits are Increasing Health Systems & Providers Focused on Convenience - Serving Patients Where They Are Medical Office is Primary Beneficiary of this trend INPATIENT 150 145 140 135 130 125 120 115 110 105 100 OUTPATIENT VISITS ARE INCREASING OVERTIME 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 I 666T $5,708 OUTPATIENT 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Inpatient Admissions/1000 Persons Source: American Hospital Association Investor Presentation | January 2018 Outpatient Visits/1000 Persons 2,200 2,000 1,800 1,600 1,400 1,200 1,000 PAGE 10#11Investor Presentation | January 2018 Healthcare is Fastest Growing Occupation of U.S. Economy Healthcare employment is growing 2x faster than any other sector Healthcare support occupations and practitioners are projected to be the two fastest growing occupational groups during the 2014-2024 decade The groups are projected to contribute the most new jobs with a combined increase of 2.3 million new jobs All Occupations - Total U.S. Health Technologists & Techs Registered Nurses Optometrists Physician Assistants Nurse Practitioners Occupational Therapy & PT Assts/Aids Source: U.S. Bureau of Labor Statistics US healthcare spending grew 5.8% in 2015; as a share of the nation's GDP health spending accounted for 17.8% Healthcare Expenditures Increasing to 20% of U.S. GDP Healthcare Spending Expected to Grow 6.5% 15.9% 16.0% All Healthcare 16.4% Dentists 17.6% Therapists 24.1% 27.0% 30.4% 35.2% 40.0% 1 IN 4 NEW JOBS CREATED ARE IN HEALTHCARE (Projected U.S. Employment Growth 2014-2024f) Total National Health Expenditures Source: U.S. Centers for Medicare & Medicaid Services $6 $6 $5 $5 $4 $4 $3 $3 $2 $2 5555 1 1 3 3 2 2 1 $1 MEDICAL OFFICE: HEALTHCARE TAILWINDS 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015f 2016f 2017f 2018f 2019f 2020f 2021f 2022f HEALTHCARE SPENDING CONTINUES TO INCREASE (National Healthcare Expenditures 2006 - 2025f) 2023f of GDP 2024f 2025f 10% 12% 14% 16% 18% 20% 22% PAGE 11#12HTA: THE LEADER IN THE MEDICAL OFFICE SECTOR Size by MOB GLA HTA VTR* HCP* HCN* HR* DOC* MOB GLA (MM SF) 22.9 19.4 18.2 17.3 13.4 12.3 MOBS On-Campus / Aligned (%) 96% 95% 94% 96% 86% 80% MOB On-Campus GLA (MM SF) 16.9 13.9 16.2 N/A 11.5 10.4 Top-75 MSA's (% of GLA) 93% 73% 89% 86% 89% 65% Acquisitions (Avg Annual $ since 2012) $807M $65M $172M $306M $205M $647M NFFO/Sh Annualized Growth (since 1Q12 2012) 5.3%* 2.6% -2.2% 8.4% 2.0% 12.9% Avg SS Growth (since 2012) 3.1%* 2.0% 2.2% 2.3% 3.3% 2.3% Development (Avg $ Invested since 2012)** $126 $6.7M $110.4M $104M $15M Moody's/S&P Ratings Baa2 / BBB Baa1 / BBB+ Baa2/BBB Baa1 / BBB+ Baa2 / BBB Baa3/BBB- *As of 12/31/17 for HTA unless noted, as of 9/30/17 for all others **Includes HTA- Development, formerly Duke Realty Healthcare which HTA acquired in 2017. Note: Competitor Data from Company Filings and HTA's property level analysis Investor Presentation | January 2018 PAGE 12#13" HTA PORTFOLIO Investor Presentation | January 2018 PAGE 13#14PORTFOLIO SNAPSHOT (As of 12/31/17 Unless Noted) Core-Critical Real Estate Portfolio (% of GLA) On-Campus/Adjacent 70% Dallas Gross real estate investments ($ billions) $7.0 HIGH QUALITY REAL ESTATE PORTFOLIO Total portfolio gross leasable area (GLA, millions) 24.2 Key Market and Top 75 MSA exposure (invested $) 93% Leased rate (%) * 92% Properties managed by HTA's in-house asset management* 92% Core Community Outpatient 30% Same-property tenant retention since listing (2012)* 82% ASSET MGMT DRIVES PERFORMANCE Average same-store cash NOI growth since listing (2012)* 3.1% Average remaining lease term for all buildings (years)* 5.6 Premiere Gateway Cities - Top 10 (% of Invested $) 12.1% Houston 6.2% Boston 5.9% Tampa 5.0% Atlanta 4.7% Indianapolis 4.1% Hartford 3.9% Phoenix 3.9% Denver 3.6% Los Angeles 3.5% * As of 9/30/17 Average annual portfolio growth from acquisitions since 2012* 19% STRONG PERFORMANCE Annualized NFFO/share growth since 2012 (CAGR)* 5.3% Total Annual Shareholder Returns Since Inception 190% Credit ratings by Moody's and Standard & Poor's Baa2/BBB INVESTMENT Total Liquidity ($millions)* $929 GRADE BALANCE SHEET Total Debt/Total Market Capitalization* 31.9% Debt/ Adjusted EBITDAre* 6.2X Investor Presentation | January 2018 PAGE 14#15KEY INVESTMENTS Mission Healthcare Portfolio $150M 262k SF - 3Q 2016 4 fee-simple MOBS located on the campus of Mission Hospital in Orange County, CA, part of Providence St. Joseph Health (A1) Indiana Univ Health Portfolio $90M - 689k SF - Q4 2008 20+ MOB based portfolio primarily affiliated with IU Health (Aa3) in Indianapolis. Used this market concentration to establish HTA's first property management and leasing office in 2010, growing occupancy by over 20pts during this period while holding operating expenses below market inflation. Albany Developer Portfolio $197M 962k SF - Q4 2010 Acquired 9 MOB's directly from a local developer in Albany, NY, primarily affiliated with Albany Medical Center and Community Care Physicians. This includes 260k SF Capital Region Healthpark, one of the first medical malls in the United States. 670 Albany $102M - 161k SF - Q2 2015 On-campus research and medical education building located on the Boston Medical Center (Baa2)/ Boston University (A1) campus. Tufts Medical Center MOBS $148M- 252k SF - Q2 2014 Two MOB's attached to the Tufts Medical Center located in downtown Boston's Chinatown and theatre district, including the 154k SF Biewend Building. Dignity Health Portfolio $150M 591k SF - April 2017 11 MOBS located primarily on Dignity Health (A3) hospital campuses in Phoenix and Southern California. Includes the 168k SF McAuley MOB located on St. Joseph's Phoenix campus, home to the Barrow's Neurological Institute. Banner Healthcare Portfolio $107M 606k SF - Q4 2009 20 MOBS located on Banner Health (A2) campuses in Phoenix, AZ. Have since sold 3 single tenant MOB's generating gains of over $40MM. Steward Medical Portfolio $100M 358k SF - Q2 2012 Hospital monetization in which HTA acquired 13 MOB's primarily located on Steward Healthcare's community hospital campuses throughout the Boston area. Yale New Haven Health / Connecticut Portfolio $252M 891k SF - Q1/Q2 2016 28 MOBS affiliated with the Yale New Haven Hospital and Hartford Healthcare. Issued over $80M in OP unit equity. Greenville Health Monetization $163M-856k SF - Q3 2009 Greenville Health System (A1) monetized their 16 MOB portfolio in 2009, selling 16 MOB's to HTA at a cap rate > 8%. Duke Healthcare Portfolio $2.3B -5.2M SF -- 2Q/3Q 2017 71 primarily on-campus MOBS with strong health system affiliation Baylor Scott & White (A3) and Ascension (Aa2). ~90% of the assets located in HTA's key markets including Dallas, Houston, Indianapolis and Atlanta. Tampa Developer Portfolio $77M-197k SF - Q2/Q3 2017 7 MOBS located primarily on HCA and Bayfront campuses in Tampa, FL. Florida Developer Portfolio $127M-364k SF - Q4 2013 7 MOBS located primarily on HCA hospital campuses in Tampa and Miami Palm Beach Florida directly from a local developer. Included the 150k SF Largo Medical Center MOB located on HCA's Largo Medical Center campus. Tenet - Miami - Palm Beach Portfolio $63M 424k SF - Q3 2013 7 properties located on Tenet Healthcare campuses in Miami - Palm Beach, including the 133k SF Victor Farris building attached to the Good Samaritan Hospital in West Palm Beach, FL. Investor Presentation | January 2018 PAGE 15#16ON-CAMPUS/ ADJACENT (70%) Hospital Campus PATEWOOD MEMORIAL HOSPITAL ST. FRANCIS EASTSIDE PATEWOOD MOB C PATEWOOD MOB B PATEWOOD PATEWOOD BDMOB A GREENVILLE, SC - $179M, ACQUIRED 2009 HTA OWNED MOBS Academic Medical Center BOSTON UNIVERSITY MEDICAL CENTER BOSTON MEDICAL CENTER BIOSQUARE TUFTS MEDICAL CENTER 1.MILE 670 ALBANY STREET AT BOSTON MEDICAL CENTER HTA OWNED MOBS TUFTS & BOSTON UNIVERSITY, BOSTON, MA - $250M, ACQUIRED 2014-2015 Benefits: Health system and academic campuses have significant investments in healthcare infrastructure that is difficult to relocate - long-term, steady demand Aligned or located on campuses of nationally and regionally recognized healthcare systems High energy campuses where hospitals/universities are expanding and recruiting physicians Physician convenience - hospital utilization or teach/research at medical schools Considerations: Ground leases imposed by health systems can often restrict tenants in on-campus MOBs; hospital campuses not always convenient for patients More hospitals consolidating as more procedures move to outpatient settings Investor Presentation | January 2018 PAGE 16#17COMMUNITY CORE - OUTPATIENT (30%) ▸ More than 2/3 of all physicians practice "off-campus" (source: Revista) ▸ Off-Campus is the lowest cost location for healthcare ▸ Physician synergies and referral patterns provide stable leasing environment Growth Drivers for Off-Campus Medical technology advances allows for more care to be done off-campus. (i.e. full hip replacements) ▸ Providers focused on capturing patients - Accountable Care Organizations, Population Health Management ▸ Health Insurers focusing off-campus to lower cost; United Healthcare is the largest employer of physicians (17k+) and positions them off-campus Core Off-Campus Performance Is Strong ▸ Traditional Real Estate - Well positioned off-campus MOB's performs as well as good, on-campus MOBS: High Retention and Rent Spreads ▸ Community Core = (i) Medical Hubs Off-Campus, (ii) Affluent Submarket, (iii) Highly Visible Locations, and (iv) Multi- Tenanted • HTA's Community Core Portfolio (% of HTA's Off-Campus Portfolio) 76% in Medical Hubs, cluster of medical buildings away from campus 65% Multi-Tenanted Buildings 86% in High Visibility Locations, located adjacent to a freeway or major arterial roads 75% in Affluent Submarkets or Commercial District locations 220 230 244 MEMORIAL SLOAN-KETTERING CANCER CENTER 0.25 MILES Investor Presentation | January 2018 HTA OWNED MOBS PAGE 17#18KEY MARKETS - STRONG MACRO ECONOMIC TRENDS Key Market MSA Rank GLA (In Thousands) Invested % of ($MM) Invested $ Dallas | Ft. Worth 4 2,053 $844 12.1% Houston 5 1,512 $431 HTA MARKETS U.S. AVG 6.2% Boston 10 1,037 $411 5.9% Tampa 18 943 $348 5.0% Atlanta 9 1,088 $325 4.7% Baby Boomer Population Growth 4.0%✓ 3.4% 60bps Higher Growth Indianapolis 33 1,396 $282 4.1% Hartford | New Haven 47/64 953 $269 3.9% Median HHI Growth 3.6%✓ 3.4% Phoenix 12 1,315 $268 3.9% 20bps Higher Growth Denver 21 538 $247 3.6% Orange County | L.A. 2 513 $241 3.5% 20bps Miami 8 996 $224 3.2% Unemployment 4.3% ✓ 4.5% Lower Unemployment Chicago 22 382 $191 2.7% Raleigh, NC 46 608 $186 2.7% Albany 61 881 $179 2.6% Bachelor's Degree 19.4% ✓ 18.4% 100bps More per Capita Greenville 64 965 $179 2.6% Austin 35 408 $164 2.4% Orlando 14 510 $156 2.3% Master's Degree Pittsburgh 22 1,094 $149 2.1% 8.2%✓ 7.9% 30bps More per Capita New York MSA 1 333 $126 1.8% Milwaukee 54 368 $116 1.7% Real GDP Growth Top 20 MSA's 17,893 $5,335 76.9% 17.2% ✓ 16.4% 80bps Higher Growth Other Top 75 MSA's 4,404 $1,145 16.4% Top 75 MSA's 22,297 $6,480 93.3% Investor Presentation | January 2018 PAGE 18#19" OPERATING PLATFORM Investor Presentation | January 2018 PAGE 19#20IN-HOUSE PROPERTY MANAGEMENT, BUILDING SERVICE AND LEASING 22M+ SF UNDER MANAGEMENT 200+ IN-HOUSE PROFESSIONALS DEDICATED TO ASSET MGMT AND LEASING HIGH LEVELS OF SERVICE AND ATTENTION TO DETAIL Investor Presentation | January 2018 REGIONAL/LOCAL DEDICATION AND KNOWLEDGE PAGE 20#21IN-HOUSE PLATFORM DRIVES CONSISTENT GROWTH ☐ ☐ ☐ ASSET MANAGEMENT 45+ PROPERTY MANAGERS 25+ ACCOUNTING PROFESSIONALS Vendor management and contract negotiation focused on operating expense reduction Operating expense benchmarking against HTA's national portfolio Lease abstracting, receivables and collections management and forecasting BUILDING SERVICES 90+ BUILDING ENGINEERS Identification and coordination of all capital improvements and preventative maintenance Daily inspections and supervision of all contract maintenance Monitoring and reducing costly unexpected capital requirements Supervision of life safety systems and manage emergency on-call system LEASING SERVICES 20+ LEASING PROFESSIONALS Focus on building critical relationships directly with physicians and health systems Strategic leasing to maximize tenant synergy and retain tenants that are expanding practices ■ Regional dedication and knowledge of surrounding medical office buildings leasing terms and tenancy J KEY MARKET PORTFOLIO PROPERTY DEVELOPMENT HTA REGIONAL OFFICE (INCLUDES CORPORATE HEADQUARTERS) HTA ONSITE MANAGEMENT OFFICE In-House Property Management and Leasing Platform totaling 22.2 million square feet or 92% of the Total Portfolio Existing Reputable Development Platform Enhances Growth Potential & Relationships with Key Tenants ▸ Vertically integrated ► Deep network of healthcare relationships ▸ Track record of delivering projects on time and on budget Investor Presentation | January 2018 PAGE 21#22STRATEGIC DEVELOPMENT CAPABILITIES PLATFORM ACQUIRED FROM DUKE HEALTHCARE IN 2017 -$- 4M SF HEALTHCARE DEVELOPED $1.3B HEALTHCARE DEVELOPED OVER LAST 10 YEARS Mercyt S FLEXIBLE DEAL TERMS FINANCING CAPABILITIES MOB | Emergency Department ASC | Cancer Center Outpatient Care | Micro Hospital Investor Presentation | January 2018 PAGE 22#23DEVELOPMENT CASE STUDY - FACEY MOB System Relationship: Key Details: ■ Providence St. Joseph Health is the third largest nonprofit health system in the nation ☐ " Providence St. Joseph Health's first venture using 3rd party development Strategic outpatient location in Santa Clarita Providence St. Joseph Health Relationship: Both DRE/HTA have an established relationship with Providence St. Joseph Health HTA owns and manages more than 250K SF on the campus of Providence St. Joseph Mission Hospital in Mission Viejo MOB Size: 37,000 SF Estimated Total Cost: $25M Build to Suit for Facey Medical Group Yields: 10 Year, 100% Lease ☐ Stabilized: 6.55% 10-Year: 7.19% Expected delivery in 2Q 2018 ■ Credit Rating: Aa2 (Moody's) Investor Presentation | January 2018 PAGE 23#24• $• 2017 INVESTMENTS Investor Presentation | January 2018 PAGE 24#252017 INVESTMENTS • $• $2.7B INVESTMENT YEAR-TO-DATE 90% 5/5.5% KEY STRATEGIC MARKETS CAPITALIZATION RATE High quality assets → 70% on-campus 90% overlap in key markets yields synergies in leasing, property management and development Eliminating 3rd party management fees as HTA's in-house platform will generate 25 bps yield by providing building services New developments coming online in 2018 will yield an additional 25 bps Limited capital expense due to average age of Duke assets - 8.8 Years Investor Presentation | January 2018 PAGE 25#262017 INVESTMENTS CREATES MEDICAL OFFICE LEADER Invested Acquisition MSA Date GLA (Thousand Affiliation ($MM) SF) MatureWell College Station, TX Q1 17 $13.6 23 St. Joseph Tampa Medical Village Tampa, FL Q1 17 $21.1 55 Surgery Parntners Texas Health Resources Ft Worth, TX Q2 17 $38.5 78 Texas Health Resources Dignity AZ & CA Q2 17 $150.0 592 Dignity Health Northwest Houston MOBS Houston, TX Q2 17 $137.6 370 North Cypress Lake Norman MOB Charlotte, NC Q2 17 $16.6 143 Lake Norman Regional Tampa MOBS Tampa, FL Q2/Q3 17 $76.8 197 HCA/ Bayfront Duke Healthcare Various Q2/Q3/Q417 $2,249.0 5,153 Various Northpoint Medical Arts Dallas, TX Q4 17 $19.8 119 Non-Aligned Total 2017 YTD $2,723.0 6,729 Investor Presentation | January 2018 PAGE 26#27STRATEGIC RATIONALE 24.2 mm (2) Combined Total GLA ~90% Assets Within HTA's Markets 74% Leased to Major Hospital Systems(3) 3.4% Combined Pro Forma SS NOI Growth (6) Transformational Acquisition Creates Dominant Public Pure-Play MOB Platform National Leader in outpatient healthcare real estate, an unconsolidated sector undergoing significant change and macroeconomic growth trends Combined enterprise value of ~$9.0 billion makes HTA the largest public MOB platform (1) Significant Portfolio Overlap Creates Scale in Key Gateway Markets ■ Portfolio focused in 20-25 markets with strong growth characteristics ☐ ■ ■ - • Increased market density allows for significant operating synergies and growth opportunities utilizing the combined operating platform. 17 markets with each having over 500k GLA High-Quality Portfolio Focused On-Campus and in Community Core Locations ~76% located directly on or adjacent to health system campuses Combined portfolios exhibit best-in-class same property NOI growth Core critical assets with excellent visibility in prime position for healthcare delivery 93% leased with 9.6 weighted average lease term (4) New construction with an average age of 8 years (5) and very limited capital needs Combined Full-Service Operating Platform with History of Performance and Execution HTA's operating platform has demonstrated significant growth maximizing acquired properties Proven development platform allows for full-service relationship with new and existing healthcare providers Development assets are currently 86% pre-leased (1) Excludes all properties with exercised ROFR/ROFOS. (2) Includes $391 million investments in 24 MOBS, aggregating 1.4 million square feet as of June 30, 2017. (3) Based on GLA of 2Q Investments. (4) Weighted average lease term of Duke portfolio, does not include Dignity assets. (5) Average age of Duke portfolio, does not include Dignity assets. (6) Same store growth weighted by GLA at 12/31/16 since 2012. Investor Presentation | January 2018 PAGE 27#28PROXIMITY TO EXISTING MARKETS DRIVES EFFICIENCIES Uniquely positioned to create synergies across HTA's existing markets HTA has significant existing operating experience in all top markets HTA manages 92% of the current portfolio through an In-House Property Management and Leasing Platform, leading to better operating margins. HTA is now in 17 markets with each having more than 500,000 GLA Proximity Duke + 1H Acquisitions Proximity to Closest HTA Asset # of Buildings % of Assets Within 3 miles 7 6.9% Within 5 miles 16 15.8% Within 10 miles 45 44.6% Within 20 miles 63 62.4% Within 30 miles 72 71.3% Within 50 miles 86 85.1% 100 Buildings 100% (94 Properties) Combined Portfolio by Square Feet HTA © 2017 Investments Investor Presentation | January 2018 Development Scale 100,000 Sq Ft. 500,000 Sq. Ft. 1,000,000 Sq. Ft. PAGE 28#29• $• FINANCIAL PERFORMANCE & BALANCE SHEET Investor Presentation | January 2018 PAGE 29#30TRACK RECORD OF CONSISTENT PERFORMANCE Consistent Same Store Growth - 3.1% Since Listing 5.0% 4.0% 2.7% 3.0% 2.4% 2.0% 1.0% 0.0% 3.8% 3.4% 3.4% 3.3% 3.2% 3.0% 3.0% 3.1% 3.1% 3.1% 3.1% 3.3% 3.1% 3.2% 3.1% 3.0% 3.0% 3.0% 2.9% 2.9% 2Q-12 3Q-12 4Q-12 1Q-13 2Q-13 3Q-13 4Q-13 1Q-14 2Q-14 3Q-14 4Q-14 1Q-15 2Q-15 3Q-15 4Q-15 1Q-16 2Q-16 3Q-16 4Q-16 1Q-17 2Q-17 3Q-17 Medical office delivers consistent returns of 2-3% same- store growth given its defensive nature and high tenant retention HTA's scale and property management platform has enabled it to deliver above-average growth Limited near term lease expirations and increasing use of profitable in-house platform should enable continued growth Increasing Normalized FFO/ Share $0.45 $0.43 $0.41 $0.39 $0.37 $0.35 $0.33 $0.31 $0.29 $0.27 $0.25 $0.32 $0.32 $0.32 $0.32 $0.32 $0.32 $0.42 $0.41 $0.41 $0.40 $0.40 $0.40 $0.39 $0.39 $0.39 $0.38 $0.38 $0.37 $0.37 $0.36 $0.36 $0.34 2Q-12 3Q-12 4Q-12 1Q-13 2Q-13 3Q-13 4Q-13 1Q-14 2Q-14 3Q-14 4Q-14 1Q-15 2Q-15 3Q-15 4Q-15 1Q-16 2Q-16 3Q-16 4Q-16 1Q-17 2Q-17 3Q-17 HTA's same store growth falls to the bottom line and has driven increasing earnings per share since listing in 2012 HTA's existing infrastructure has proven ability to scale, growing $2.7Bn in 2017 with limited increase in G&A - an efficient platform unrivaled by direct peers Low re-tenanting costs (10-12% of NOI vs 20%+ for peers and traditional office) drives cash flow performance Investor Presentation | January 2018 PAGE 30#31WELL CAPITALIZED, FLEXIBLE BALANCE SHEET HTA has completed the financing of its investments in a manner that maintains its strong, investment grade balance sheet with 9/30/17 Leverage of 31.9% Debt to Total Capitalization and 6.2x Debt/ EBITDA Equity Financing B ◉ ☐ ☐ Debt Financing ■ ☐ Raised over $1.9 Billion in common equity through overnight and ATM transactions in Q2 Maintained low leverage profile despite significant investments Locked in cost of capital for long term accretion Raised approximately $1.2 Billion in debt to complete the financing $900 Million in public unsecured bonds at 3.4% average interest rate and 7.7 years average duration $286 Million in seller financing at 4.0% maturing in 3 equal installments Low Leverage / Limited Maturities Debt/Total Capitalization Well-Laddered Debt Capitalization with Limited Near- Term Maturities 48.0% 44.0% ■Credit Facility ■Secured Mortgages Term Loans Unsecured Notes Seller Financing $2,400 $2.250 40.0% $2,100 $1,950 36.0% $1,800 33.1% 31.4% 31.9% $1,650 32.0% 30.0% 30.4% 29.4% $1,500 28.3% $1,350 28.0% 26.2% 26.4% Millions $1,200 $1,050 24.0% $900 20.0% $750 $600 16.0% $450 $304 $300 12.0% $145 $150 $101 $106 3Q 15 4Q 15 1Q 16 2Q 16 3Q 16 4Q 16 1Q 17 2Q 17 3Q 17 $1 $0 2017 2018 2019 2020 2021 Investor Presentation | January 2018 $2,222 Thereafter PAGE 31#32-$- APPENDIX Investor Presentation | January 2018 PAGE 32#33COMMUNITY HEALTH SYSTEMS (CHS) EXPOSURE HTA Exposure to CHS ☐ 18 MOBS Deaconess Hospital 2 On-Campus MOBS 186,301 SF 8.4% Op Margin Dupont Hospital 1 On-Campus MOB 44,898 SF 25.2% Op Margin St. Joseph Hospital 1 On-Campus MOB 27,948 SF 3.1% Op Margin 11 CHS Campuses 1.1 Million SF (665,877 SF CHS Direct Leases) All hospitals are profitable 86% are operating above the industry average operating margins of 6% (1) Over 50 % exceed 10% operating margins Limited to 2.9% of HTA ABR Northwest Medical Center 3 On-Campus MOBS 171,641 SF 12.8% Op Margin Mountain View Regional Medical Center 1 On-Campus MOB 107,506 SF 32.0% Op Margin Cedar Park Regional Medical Center 1 On-Campus MOB 83,393 SF 0.5% Op Margin Longview Regional Medical Center 2 On-Campus MOBS 178,537 SF 11.5% Op Margin Navarro Regional Hospital 1 On-Campus MOB 39,975 SF 7.1% Op Margin Lake Norma Regional Medical Center 3 On-Campus MOBS 143,188 SF 22.1% Mary Black Health System 1 On-Campus MOB 108,505 6.0% Bayfront Health 1 On-Campus MOB 26,500 SF 4.3% Op Margin Operating Margin ≥0.5% ≥6% ≥10% (1) Data from latest regulatory filings per AHD Investor Presentation | January 2018 PAGE 33#34Healthcare Trust of America, Inc. MISSION MEDICAL OFFICE BUILDING MISSION VE CA Minion Melial Tower PATEWOOD MEDICAL OFFICE BUILDE GREENVILLE, SO I GREENVILLE HEALTH SYSTEM PATENCO MEMORIAL HOSPITAL CAMPUS Investor Presentation | January 2018 PAGE 34