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style="position:absolute;top:0pt;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-size:8.5pt;visibility:hidden;">&#8203;</span></p></div></div></td></tr><tr><td style="vertical-align:top;width:4%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><ix:nonNumeric format="ixt-sec:boolballotbox" contextRef="Duration_11_4_2019_To_11_4_2019_0x1a9o2qpk-vXmI8luXIoA" name="dei:WrittenCommunications" id="Tc_mHqV_dpe50-I8g9Q0oGpbQ_1_0"><span style="font-family:'Segoe UI Symbol';font-size:8.5pt;">&#9744;</span></ix:nonNumeric></p></td><td style="vertical-align:top;width:96%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:8.5pt;">Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) </span></p></td></tr><tr><td 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style="vertical-align:bottom;width:33.09%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:7pt;line-height:1.37;padding-left:7.2pt;text-align:center;text-indent:-7.2pt;margin:0pt 0pt 2pt 0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Title&#160;of&#160;each&#160;class:</b></p></td><td style="vertical-align:top;width:1.86%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:7pt;line-height:1.37;text-align:center;margin:0pt 0pt 2pt 0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">&#160;&#160;&#160;&#160;</b></p></td><td style="vertical-align:top;width:30.08%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:7pt;line-height:1.37;text-align:center;margin:0pt 0pt 2pt 0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Trading Symbol</b></p></td><td style="vertical-align:bottom;width:1.86%;border-bottom:1px solid 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style="font-family:'Times New Roman';font-size:0pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></div></div>
<div style="background-color:#000000;clear:both;height:2pt;page-break-after:always;width:88.24%;border:0;margin:30pt 5.88% 30pt 5.88%;"></div><div style="max-width:100%;padding-left:10.35%;padding-right:10.35%;position:relative;"><div style="clear:both;max-width:100%;position:relative;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Item&#160;2.02 Results of Operations and Financial Condition. </b></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-indent:48.95pt;margin:0pt;"><span style="font-family:'Times New Roman';">On November 4, 2019, QTS Realty Trust, Inc. (the &#8220;Company&#8221;) announced its financial results for the third quarter ended September 30, 2019. A copy of the Company&#8217;s press release is attached hereto as Exhibit 99.1 and a copy of the Company&#8217;s Third Quarter 2019 Supplemental Information is attached hereto as Exhibit 99.2. </span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;text-indent:48.95pt;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-indent:48.95pt;margin:0pt;"><span style="font-family:'Times New Roman';">The information included in this Current Report on Form 8-K (including Exhibits 99.1 and 99.2 hereto) shall not be deemed &#8220;filed&#8221; for the purposes of Section&#160;18 of the Securities Exchange Act of 1934, as amended (the &#8220;Exchange Act&#8221;), or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference into any filing made by the Company under the Exchange Act or the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing. </span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Item 7.01. Regulation FD Disclosure. </b></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-indent:49.5pt;margin:0pt;"><span style="font-family:'Times New Roman';">The disclosure contained in Item 2.02 is incorporated herein by reference. </span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;text-indent:49.5pt;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Item&#160;9.01 Financial Statements and Exhibits. </b></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;text-indent:24.5pt;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-indent:24.5pt;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">(d) Exhibits </b></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><table style="border-collapse:collapse;font-size:16pt;margin-left:auto;margin-right:auto;padding-left:0pt;padding-right:0pt;width:100%;"><tr style="height:1pt;"><td style="vertical-align:bottom;width:7.41%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="bottom:0pt;position:absolute;width:100%;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><b style="font-family:'Times New Roman';font-weight:bold;line-height:1.07;">&#160;&#160;</b></p></div></div></td><td style="vertical-align:bottom;width:1.86%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="bottom:0pt;position:absolute;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td><td style="vertical-align:bottom;width:90.71%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="bottom:0pt;position:absolute;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td></tr><tr><td style="vertical-align:bottom;width:7.41%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Exhibit<br />Number</b></p></td><td style="vertical-align:bottom;width:1.86%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">&#160;&#160;&#160;&#160;</span></p></td><td style="vertical-align:bottom;width:90.71%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Exhibit Description</b></p></td></tr><tr style="height:3.5pt;"><td style="vertical-align:bottom;width:7.41%;border-top:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:8pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:bottom;width:1.86%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:8pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:bottom;width:90.71%;border-top:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:8pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;text-decoration:underline;visibility:hidden;">&#8203;</span></p></td></tr><tr><td style="vertical-align:top;width:7.41%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">99.1</span></p></td><td style="vertical-align:bottom;width:1.86%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:90.71%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">Press Release dated November 4, 2019</span></p></td></tr><tr><td style="vertical-align:top;width:7.41%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:bottom;width:1.86%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:90.71%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td></tr><tr><td style="vertical-align:top;width:7.41%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">99.2</span></p></td><td style="vertical-align:bottom;width:1.86%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:90.71%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">Third Quarter 2019 Supplemental Information</span></p></td></tr></table><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;text-align:center;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;visibility:hidden;">&#8203;</span></p></div></div>
<div style="background-color:#000000;clear:both;height:2pt;page-break-after:always;width:79.3%;border:0;margin:30pt 10.35% 30pt 10.35%;"></div><div style="max-width:100%;padding-left:10.35%;padding-right:10.35%;position:relative;"><div style="clear:both;max-width:100%;position:relative;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-align:center;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">EXHIBIT INDEX</b></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:12pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><table style="border-collapse:collapse;font-size:16pt;margin-left:auto;margin-right:auto;padding-left:0pt;padding-right:0pt;width:100%;"><tr style="height:1pt;"><td style="vertical-align:bottom;width:6.89%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="bottom:0pt;position:absolute;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-family:'Times New Roman';font-size:12pt;line-height:1.07;">&#160;</span></p></div></div></td><td style="vertical-align:bottom;width:1.64%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="bottom:0pt;position:absolute;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td><td style="vertical-align:bottom;width:91.45%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="bottom:0pt;position:absolute;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td></tr><tr><td style="vertical-align:bottom;width:6.89%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Exhibit<br />Number</b></p></td><td style="vertical-align:bottom;width:1.64%;border-bottom:1px solid transparent;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">&#160;&#160;&#160;&#160;</span></p></td><td style="vertical-align:bottom;width:91.45%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:8pt;line-height:1.19;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">Exhibit Description</b></p></td></tr><tr><td style="vertical-align:bottom;width:6.89%;border-top:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:bottom;width:1.64%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:bottom;width:91.45%;border-top:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td></tr><tr><td style="vertical-align:top;width:6.89%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">99.1</span></p></td><td style="vertical-align:bottom;width:1.64%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:91.45%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><a href="ex-99d1.htm"><span style="font-family:'Times New Roman';font-size:10pt;font-style:normal;font-weight:normal;line-height:1.19;text-align:left;">Press Release dated November 4, 2019</span></a></p></td></tr><tr><td style="vertical-align:top;width:6.89%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:bottom;width:1.64%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:91.45%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td></tr><tr><td style="vertical-align:top;width:6.89%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">99.2</span></p></td><td style="vertical-align:bottom;width:1.64%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:91.45%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><a href="ex-99d2.htm"><span style="font-family:'Times New Roman';font-size:10pt;font-style:normal;font-weight:normal;line-height:1.19;text-align:left;">Third Quarter 2019 Supplemental Information</span></a></p></td></tr></table><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:12pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;visibility:hidden;">&#8203;</span></p></div></div>
<div style="background-color:#000000;clear:both;height:2pt;page-break-after:always;width:79.3%;border:0;margin:30pt 10.35% 30pt 10.35%;"></div><div style="max-width:100%;padding-left:10.35%;padding-right:10.35%;position:relative;"><div style="clear:both;max-width:100%;position:relative;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-align:center;margin:0pt;"><b style="font-family:'Times New Roman';font-weight:bold;">SIGNATURES</b></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;text-align:center;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;text-indent:24.5pt;margin:0pt;"><span style="font-family:'Times New Roman';">Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized. </span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;text-indent:24.5pt;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><table style="border-collapse:collapse;font-size:16pt;padding-left:0pt;padding-right:0pt;width:100%;"><tr style="height:1pt;"><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="position:absolute;top:0pt;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td><td style="vertical-align:top;width:3.69%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="position:absolute;top:0pt;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td><td style="vertical-align:top;width:46.3%;margin:0pt;padding:0pt;"><div style="height:1pt;overflow:hidden;overflow-wrap:break-word;position:relative;"><div style="position:absolute;top:0pt;width:100%;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-size:1pt;visibility:hidden;">&#8203;</span></p></div></div></td></tr><tr><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td colspan="2" style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">QTS Realty Trust, Inc.</span></p></td></tr><tr><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td colspan="2" style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td></tr><tr><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:3.69%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">By:</span></p></td><td style="vertical-align:top;width:46.3%;border-bottom:1px solid #000000;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">/s/ Shirley E. Goza</span></p></td></tr><tr><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:3.69%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:46.3%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">Shirley E. Goza</span></p></td></tr><tr><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:3.69%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:46.3%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">Secretary and General Counsel</span></p></td></tr><tr><td style="vertical-align:top;width:50%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:10pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';">November 4, 2019</span></p></td><td style="vertical-align:top;width:3.69%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td><td style="vertical-align:top;width:46.3%;margin:0pt;padding:0pt;"><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:10pt;visibility:hidden;">&#8203;</span></p></td></tr></table><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:1pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:12pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.19;margin:0pt;"><span style="font-family:'Times New Roman';font-size:12pt;line-height:1.28;margin-bottom:8pt;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;visibility:hidden;">&#8203;</span></p><p style="font-family:'Calibri';font-size:11pt;line-height:1.28;margin:0pt 0pt 8pt 0pt;"><span style="font-family:'Times New Roman';font-size:10pt;font-weight:bold;visibility:hidden;">&#8203;</span></p></div></div>
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{"company-data": {"conformed-name": "QTS Realty Trust, Inc.", "cik": "0001577368", "assigned-sic": "6798", "irs-number": "462809094", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "001-36109", "film-number": "191189801"}, "business-address": {"street1": "12851 FOSTER STREET, SUITE 205", "city": "OVERLAND PARK", "state": "KS", "zip": "66213", "phone": "913-814-9988"}, "mail-address": {"street1": "12851 FOSTER STREET, SUITE 205", "city": "OVERLAND PARK", "state": "KS", "zip": "66213"}}
​
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
​
​
FORM
8-K
​
​
CURRENT REPORT
Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
​
Date of Report (Date of Earliest Event Reported):
November 4, 2019
​
​
QTS Realty Trust, Inc.
(Exact name of registrant as specified in its charter)
​
​
​
​
​
Maryland
001-36109
46-2809094
(State or other jurisdiction
of incorporation)
(Commission
File No.)
(I.R.S. Employer
Identification No.)
​
​
​
​
12851 Foster Street
​
Overland Park
,
KS
66213
66213
(Address of principal executive offices)
(Zip Code)
​
(
913
)
814-9988
Registrant's telephone number, including area code:
​
Not Applicable
(Former name or former address, if changed since last report.)
​
​
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
​
​
​
☐
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
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​
☐
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
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​
☐
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
​
​
☐
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
​
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
​
Emerging growth company
☐
​
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.
☐
​
Securities registered pursuant to Section 12(b) of the Act:
Title of each class:
Trading Symbol
Name of each exchange on which registered:
Class A common stock, $.01 par value
​
QTS
​
New York Stock Exchange
Preferred Stock, 7.125% Series A Cumulative Redeemable Perpetual, $0.01 par value
​
QTS PR A
​
New York Stock Exchange
Preferred Stock, 6.50% Series B Cumulative Convertible Perpetual, $0.01 par value
​
QTS PR B
​
New York Stock Exchange
​
Item 2.02 Results of Operations and Financial Condition.
​
On November 4, 2019, QTS Realty Trust, Inc. (the "Company") announced its financial results for the third quarter ended September 30, 2019. A copy of the Company's press release is attached hereto as Exhibit 99.1 and a copy of the Company's Third Quarter 2019 Supplemental Information is attached hereto as Exhibit 99.2.
​
The information included in this Current Report on Form 8-K (including Exhibits 99.1 and 99.2 hereto) shall not be deemed "filed" for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference into any filing made by the Company under the Exchange Act or the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing.
​
Item 7.01. Regulation FD Disclosure.
​
The disclosure contained in Item 2.02 is incorporated herein by reference.
​
​
Item 9.01 Financial Statements and Exhibits.
​
(d) Exhibits
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​
​
Exhibit
Number
Exhibit Description
​
​
​
99.1
​
Press Release dated November 4, 2019
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​
​
99.2
​
Third Quarter 2019 Supplemental Information
​
​
EXHIBIT INDEX
​
​
​
Exhibit
Number
Exhibit Description
​
​
​
99.1
​
Press Release dated November 4, 2019
​
​
​
99.2
​
Third Quarter 2019 Supplemental Information
​
​
SIGNATURES
​
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
​
​
​
​
​
QTS Realty Trust, Inc.
​
​
​
By:
/s/ Shirley E. Goza
​
​
Shirley E. Goza
​
​
Secretary and General Counsel
November 4, 2019
​
​
​
​
​
​
​