Material Agreement, Financial Obligation (Form 8-K)

Item 1.01 Entry into a Material Definitive Agreement.

On April 21, 2026, Universal Health Realty Income Trust (the "Trust") entered into a First Amendment (the "First Amendment") to the Second Amended and Restated Credit Agreement, among the Trust, the Lenders party thereto and Wells Fargo Bank, National Association, as Administrative Agent, Bank of America, N.A., as Syndication Agent, Fifth Third Bank, N.A., JPMorgan Chase Bank, N.A., PNC Bank, National Association, Truist Bank and U.S. Bank National Association, as Co-Documentation Agents, and Wells Fargo Securities, LLC and BOFA Securities, Inc., as Joint Lead Arrangers and Joint Bookrunners (the "Existing Credit Agreement", and as amended by the First Amendment, the "Credit Agreement"). The Amendment amends the Existing Credit Agreement to (i) provide for a new incremental term loan facility in an aggregate principal amount equal to $50 million (the "2026 Incremental Term Loan"), (ii) change the minimum tangible net worth requirement to $100 million, and (iii) remove the Term SOFR Adjustment of 0.10% per annum from the definitions of "Adjusted Term SOFR" and "Adjusted Daily Simple SOFR". A new subsidiary of the Trust, was added as a guarantor. Except as amended by the First Amendment, the remaining terms of the Existing Credit Agreement remain in full force and effect.

The 2026 Incremental Term Loan will bear interest annually at a rate equal to, at the Trust's option, either SOFR (for one, three, or six months) or the Base Rate (as defined in the Existing Credit Agreement), plus, in either case, a specified margin depending on the Trust's Total Leverage Ratio , as determined by the formula set forth in the Credit Agreement, consistent with the interest rate applicable to the existing term loan under the Credit Agreement (after giving effect to the First Amendment). The 2026 Incremental Term Loan will mature on September 30, 2028, consistent with the maturity date of the existing term loan under the Credit Agreement.

The foregoing description of the First Amendment is a summary and does not purport to be complete and is qualified in its entirety by reference to the full text of the First Amendment, a copy of which is filed as Exhibit 10.1 to this Report.

Item 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant.

The information provided in "Item 1.01-Entry into a Material Definitive Agreement" is hereby incorporated into this Item 2.03 by reference.