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Relationship with Universal Health Realty Income Trust and Related Party Transactions | 12 Months Ended
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Dec. 31, 2014
Relationship with Universal Health Realty Income Trust and Related Party Transactions | 9) RELATIONSHIP WITH UNIVERSAL HEALTH REALTY INCOME TRUST AND RELATED PARTY TRANSACTIONS Relationship with Universal Health Realty Income Trust: At December 31, 2014, we held approximately 5.9% of the outstanding shares of Universal Health Realty Income Trust (the “Trust”). We serve as Advisor to the Trust under an annually renewable advisory agreement pursuant to the terms of which we conduct the Trust’s day-to-day affairs, provide administrative services and present investment opportunities. In addition, certain of our officers and directors are also officers and/or directors of the Trust. Management believes that it has the ability to exercise significant influence over the Trust, therefore we account for our investment in the Trust using the equity method of accounting. We earned an advisory fee from the Trust, which is included in net revenues in the accompanying consolidated statements of income, of approximately $2.5 million during 2014, $2.4 million during 2013 and $2.1 million during 2012. Our pre-tax share of income from the Trust was $3.2 million during 2014, $842,000 during 2013 and $1.2 million during 2012, and is included in net revenues in the accompanying consolidated statements of income for each year. Included in our share of the Trust’s income for 2014 and 2012 was approximately $2.3 million in 2014 and $500,000 in 2012 related to our share of the net favorable impact realized by the Trust in connection with: (i) gains on the sale of medical office buildings (in 2012); (ii) gain on sale of a behavioral health hospital facility (in 2014), and; (iii) gain on fair value recognition resulting from the Trust’s purchase of minority ownership interests in majority owned limited liability companies (in 2014). The carrying value of our investment in the Trust was $9.3 million and $8.1 million at December 31, 2014 and 2013, respectively, and is included in other assets in the accompanying consolidated balance sheets. The market value of our investment in the Trust was $37.9 million at December 31, 2014 and $31.5 million at December 31, 2013, based on the closing price of the Trust’s stock on the respective dates. Total rent expense under the operating leases on the four hospital facilities with the Trust (as discussed below) was $16.8 million during 2014, $16.4 million during 2013 and $16.3 million during 2012. In addition, certain of our subsidiaries are tenants in several medical office buildings owned by the Trust or by limited liability companies in which the Trust holds 100% of the ownership interest. The Trust commenced operations in 1986 by purchasing certain properties from us and immediately leasing the properties back to our respective subsidiaries. Most of the leases were entered into at the time the Trust commenced operations and provided for initial terms of 13 to 15 years with up to six additional 5-year renewal terms. Each lease also provided for additional or bonus rental, as discussed below. The base rents are paid monthly and the bonus rents are computed and paid on a quarterly basis, based upon a computation that compares current quarter revenue to a corresponding quarter in the base year. The leases with our subsidiaries are unconditionally guaranteed by us and are cross-defaulted with one another. During the third quarter of 2014, we provided notification to the Trust that, upon the December, 2014 expiration of the The Bridgeway’s lease term, we intended to exercise our option to purchase the real property of the facility. On December 31, 2014, we purchased The Bridgeway’s real property (a 103-bed behavioral health facility located in North Little Rock, Arkansas) from the Trust. Pursuant to the terms of the lease, we and the Trust were both required to obtain appraisals of the property to determine its fair market value. Based upon the property appraisals obtained by each party, the purchase price of The Bridgeway’s real property was approximately $17.3 million. In addition, we recently constructed two free-standing emergency departments (“FEDs”) located in Weslaco and Mission, Texas which were completed and opened during the first quarter of 2015. The Trust purchased one of these FEDs from us in January, 2015 and the other in February, 2015. In conjunction with these sales, wholly-owned subsidiaries of ours, which will operate the FEDs, executed agreements with the Trust to lease the properties for initial terms of 10-years with six, 5-year renewal options. The aggregate construction cost/sales proceeds of these facilities was approximately $12.8 million and the aggregate rent expense paid to the Trust at the commencement of the leases will approximate $900,000 annually. The table below details the renewal options and terms for each of our three hospital facilities leased from the Trust:
Hospital Name |  | Type of Facility |  |  | Annual Minimum Rent |  |  | End of Lease Term |  |  | Renewal Term (years) |
McAllen Medical Center |  |  | Acute Care |  |  | $ | 5,485,000 |  |  |  | December, 2016 |  |  |  | 15 | (a)
Wellington Regional Medical Center |  |  | Acute Care |  |  | $ | 3,030,000 |  |  |  | December, 2016 |  |  |  | 15 | (b)
Southwest Healthcare System, Inland Valley Campus |  |  | Acute Care |  |  | $ | 2,648,000 |  |  |  | December, 2016 |  |  |  | 15 | (b)
(a) | We have three 5-year renewal options at existing lease rates (through 2031).
(b) | We have one 5-year renewal option at existing lease rates (through 2021) and two 5-year renewal options at fair market value lease rates (2022 through 2031).
Pursuant to the terms of the leases with the Trust, we have the option to renew the leases at the lease terms described above by providing notice to the Trust at least 90 days prior to the termination of the then current term. In addition, we have rights of first refusal to: (i) purchase the respective leased facilities during and for 180 days after the lease terms at the same price, terms and conditions of any third-party offer, or; (ii) renew the lease on the respective leased facility at the end of, and for 180 days after, the lease term at the same terms and conditions pursuant to any third-party offer. We also have the right to purchase the respective leased facilities at the end of the lease terms or any renewal terms at their appraised fair market value as well as purchase any or all of the three leased hospital properties at their appraised fair market value upon one month’s notice should a change of control of the Trust occur. Other Related Party Transactions: In December, 2010, our Board of Directors approved the Company’s entering into supplemental life insurance plans and agreements on the lives of our chief executive officer (“CEO”) and his wife. As a result of these agreements, based on actuarial tables and other assumptions, during the life expectancies of the insureds, we would pay approximately $25 million in premiums, and certain trusts owned by our chief executive officer, would pay approximately $8 million in premiums. Based on the projected premiums mentioned above, and assuming the policies remain in effect until the death of the insureds, we will be entitled to receive death benefit proceeds of no less than $33 million representing the $25 million of aggregate premiums paid by us as well as the $8 million of aggregate premiums paid by the trusts. During each of 2014 and 2013 we paid approximately $1.3 million in premium payments and during 2012, we paid approximately $1.4 million in premium payments. These agreements did not have a material effect on our consolidated financial statements or results of operations during 2014, 2013 or 2012. A member of our Board of Directors and member of the Executive Committee is Of Counsel to the law firm used by us as our principal outside counsel. This Board member is also the trustee of certain trusts for the benefit of our CEO and his family. This law firm also provides personal legal services to our CEO.

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- Definition The entire disclosure for related party transactions. Examples of related party transactions include transactions between (a) a parent company and its subsidiary; (b) subsidiaries of a common parent; (c) and entity and its principal owners; and (d) affiliates. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 850 -SubTopic 10 -Section 50 -Paragraph 4 -URI http://asc.fasb.org/extlink&oid=6457730&loc=d3e39622-107864 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 850 -SubTopic 10 -Section 50 -Paragraph 3 -URI http://asc.fasb.org/extlink&oid=6457730&loc=d3e39603-107864 Reference 3: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 850 -SubTopic 10 -Section 50 -Paragraph 1 -URI http://asc.fasb.org/extlink&oid=6457730&loc=d3e39549-107864 Reference 4: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 04 -Paragraph b -Article 3A Reference 5: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 235 -SubTopic 10 -Section S99 -Paragraph 1 -Subparagraph (SX 210.4-08.(k)) -URI http://asc.fasb.org/extlink&oid=26873400&loc=d3e23780-122690 Reference 6: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 08 -Paragraph k -Article 4 Reference 7: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 850 -SubTopic 10 -Section 50 -Paragraph 6 -URI http://asc.fasb.org/extlink&oid=6457730&loc=d3e39691-107864 Reference 8: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 850 -SubTopic 10 -Section 50 -Paragraph 5 -URI http://asc.fasb.org/extlink&oid=6457730&loc=d3e39678-107864 + Details
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