QTS Realty Trust, Inc.

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1 QTS Realty Trust, Inc. NAREIT REIT WORLD NOVEMBER 13-15

2 Forward Looking Statements Some of the statements contained in this presentation 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 our capital resources, portfolio performance and results of operations contain forward-looking statements. Likewise, any statements regarding anticipated growth in our funds from operations and anticipated market conditions are 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 can also identify forward-looking statements by discussions of strategy, plans or intentions. The forward-looking statements contained in this presentation reflect our current views about future events and are subject to numerous known and unknown risks, uncertainties, assumptions and changes in circumstances that may cause our actual results to differ significantly from those expressed in any forward-looking statement. We do 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 our markets or the technology industry; national and local economic conditions; difficulties in identifying properties to acquire and completing acquisitions; our failure to successfully develop, redevelop and operate acquired properties and operations; significant increases in construction and development costs; the increasingly competitive environment in which we operate; defaults on or non-renewal of leases by customers; increased interest rates and operating costs, including increased energy costs; financing risks, including our failure to obtain necessary outside financing; decreased rental rates or increased vacancy rates; dependence on third parties to provide Internet, telecommunications and network connectivity to our data centers; our failure to qualify and maintain our qualification as a REIT; environmental uncertainties and risks related to natural disasters; financial market fluctuations; and changes in real estate and zoning laws and increases in real property tax rates. While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim 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 our future results to differ materially from any forward-looking statements, see the section entitled Risk Factors in the S-11/A filed on October 10, and other disclosures that we may make in our other public filings from time to time. 1

3 QTS at a Glance Differentiated Platform C1 C2 C3 Custom Data Center Colocation Cloud & Managed Services Only national data center provider offering full 3C platform Highly Connected, Mega Data Centers 10 best-in-class, carrier-neutral data centers including two of the largest in the world 3.8 million gross square feet (92% owned) with over 500MW of gross utility power National platform with 81% of revenue from top tier data center markets¹ High Quality Customers Strong focus on Fortune 1000-type enterprise customers 39% of annualized rent from customers that use more than one 3C product Product breadth and connectivity supports customer retention and expansion Powered by People Product and industry-focused sales, development and operations expertise Culture of providing superior customer service Management team with significant experience in real estate, technology and operations Note: Data provided as of. ¹ Top 10 North American Multi-Tenant Data Center Markets as defined by 451 Research LLC. 2

4 QTS Investment Highlights Attractive Data Center Industry Fundamentals with a Strong Growth Outlook Differentiated 3C Platform Enables Digital Ecosystems and Expands Addressable Market Nationwide, Owned Footprint Anchored by Highly-Connected, Mega Data Centers in Top Markets Can More than Double Leased Square Footage in Existing Facilities, Generating Attractive Returns at Low Risk and Cost Proven Management with Deep Technology, Real Estate and Operations Experience Highly Visible Growth and Margin Expansion Supported by Strong Balance Sheet 3

5 Strong Secular Trends Driving Growth in Demand The Digital Universe is Growing Global IP Traffic (exabytes per month) Strong Industry Demand Across Product Types ($bn) 3 Wholesale / Colocation CAGR Cloud (IaaS) $ % $ % $12.2 Data Center Outsourcing Expected to Increase Global % of Data Centers Outsourced 2 18 % $9.6 19% 8 % 10 % Source: Cisco Visual Networking Index: Forecast and Methodology, ; May 29,. 2. Source: IDC s Datacenter Census,. Reflects % of data center square feet outsourced to service providers. Service providers include hosting, colocation, outsourcing, cloud as well as service providers own business service offerings. 3. Source: 451 Research. 4

6 Only National Fully-Integrated 3C Platform C1 Custom Data Center C2 Colocation C3 Cloud and Managed Services Description Private turn-key data center space ( wholesale ) Cabinets, cages, and suites Virtual private cloud Managed services - Network management, security, data back-up Lease Size 500 kw to 20MW+ Median customer 3,000 sq. ft. < 3,000 sq. ft. of raised floor Managed virtual servers - Small physical space Lease Term 5 to 10 years Up to 3 years Up to 3 years Separately-metered power Non-metered power Example Customers C1 40% C2 52% Global Internet and cloud companies Large enterprises Government agencies Large enterprises Small and medium businesses Telecommunications carriers Government agencies Large enterprises Small and medium businesses Government agencies C3 8% QTS crossconnect QTS metroconnect QTS data centerconnect QTS internetconnect QTS netconnect QTS ecoconnect ¹ As of. 5

7 Integrated Solutions For Enterprise Customers Cloud Private Cloud Managed Services Expands addressable market and customer base Virtualization Hosts or Host Cluster Storage Network Devices Further enhances growth Communications / Network +12,000 interconnections Creates cross-sell and up-sell opportunities +500 networks interconnected Fully meshed QTS network Drives customer retention with high customer satisfaction Space and Power Security Physical Logical (firewall, etc.) Floorplan flexibility improves capital efficiency Higher rents per square foot 6

8 C3: Cloud and Managed Services C3 Cloud Infrastructure Managed Services Private Cloud Virtualization Hosts or Host Cluster Storage Network Devices QTS Cloud solution addresses private cloud segments Customized to unique enterprise needs High-performance and scalable Cloud Highly secure and compliant with options to dedicate infrastructure Meets compliance standards (e.g. HIPAA, PCI) Complements C1, C2 and Cloud Infrastructure products Services include: - Computer, storage, networks, systems and database management - Disaster recovery and data backup - System security monitoring and testing 7

9 QTS Connectivity 6 core network products 12,000+ interconnections 500+ networks interconnected Fully meshed QTS network Drives network owned / controlled customer solutions Enhances customer ecosystem Provides low latency access across entire network Across QTS Facilities Within QTS Facilities internetconnect (QTS Internet) Internet metroconnect (QTS Carrier Hotel) netconnect (QTS Network Connect) QTS Product Delivery Network Sacramento Silicon Valley New York / New Jersey Richmond ecoconnect (Customer Cross-Connect) Customer 1 Customer 2 data centerconnect (QTS QTS) Dallas Atlanta, GA Customer 3 Customer 4 Top Data Center Market 1 Major Telecom Hub Miami, FL crossconnect (Carrier Cross- Connect) Carrier 1. Source: 451 Research; North American Multi-Tenant Datacenter Supply: Top 10 Markets. Map only shows markets where QTS has a presence. 8

10 Best-In-Class Mega Data Centers Capacity to more than double in size within existing facilities Atlanta - Metro (72MW) 1 Richmond (110MW) Carrier-neutral and highly connected Engineered to among the highest specifications commercially available More efficient design Higher operating margins Flexibility to optimize product offerings in response to demand SF 358,000 SF 527,000 85,000 SF 555,000 SF 68% Built out 15% Built out Atlanta - Suwanee (36MW) Dallas (140MW) Lower redevelopment cost Phased expansion Large, efficient footprint < $7 million per MW on average 65% Built out 140,000 SF 214,000 SF 0 SF 292,000 SF Note: Square footage reflects our current Raised Floor Operating Net Rentable Square Feet ( NRSF ) as of (blue shaded bars) and our Basis of Design Raised Floor NRSF at full buildout. MW denotes available utility power as of. ¹ Atlanta - Metro currently has 72 MW of available utility power based on current agreements with its utility provider but has transformer capacity for 120 MW. 9

11 Nationwide Footprint in Top Data Center Markets 1.8 Million Square Feet 1 (92% owned) 2 with over 500 MW of Gross Utility Power Sacramento New York / New Jersey Silicon Valley Richmond Top Data Center Market 3 Major Telecom Hub Dallas Highest demand growth 4 Atlanta, GA 3 rd largest Fortune 500 hub Note: QTS data as of. 1. Represents our Basis of Design Raised Floor NRSF at full buildout. 2. Based on gross square footage. 3. Source: 451 Research; North American Multi-Tenant Datacenter Supply: Top 10 Markets. Map only shows markets where QTS has a presence. 4. Source: 451 Research. Based on estimated demand growth among Top 10 U.S. Multi-Tenant Data Center markets. Strong regional demand Favorable power costs Proximity to multiple key eastern markets Miami, FL 10

12 Significant Capacity to Support Growth Q3 Total Capacity (000 s sq. ft.) Q3 Capacity by Market Basis of Design Raised Floor Developed Raised Floor 3,780 Richmond 556,595 84,511 Atlanta Metro 527, ,016 1, % of Basis of Design Dallas 292,000 - Atlanta Suwanee 214, ,422 West Coast 2 136, , Jersey City 52,744 31,503 Other 3 24,992 24,992 Gross Square Feet Basis of Design Raised Floor Developed Raised Floor Total Portfolio 1,804, , Reflects our Basis of Design: Raised Floor NRSF at full buildout. 2. West Coast includes Santa Clara and Sacramento facilities 3. Other includes Miami, Overland Park and Wichita facilities 11

13 Diversified Customer Base Industry Diversification 2 High quality tenant base with over 880 customers 113 new customers added year-to-date 39% of revenue from customers using more than one C product Telecommunications 9% Consulting 14% Finance 8% Retail 4% Banking 4% Government 3% Manufacturing 3% Electronics 2% Communications 2% Largest tenant accounts for < 7% of annualized rent Technology 37% Other 12% Insurance 2% Only 2 customers represent > 3% of annualized rent Tenant Diversification 3 3% rental churn year-to-date 1 (Top 10 tenants at % of annualized rent) Internet Internet Information Technology Financial Services Financial Services Professional Services Financial Services Internet Information Technology Information Technology 1.6% Note: All data presented as of. 1. The monthly recurring rent impact from a customer completely departing our platform in a given period compared to the total monthly recurring rent at the beginning of the period. 2. Percentage based on annualized rent. 3. Customer confidentiality limits our ability to disclose specific customer names % 1.6% 1.9% 1.9% 1.8% 2.9% 2.6% 6.7% 6.4%

14 Third Quarter Financial Results 13

15 Consistent Track Record of Growth ($ in millions) Revenue NOI $120 $99 $130 $109 $146 $129 $184 $160 $57 $70 $91 $ LQA Recognized MRR Other Revenue Adjusted EBITDA LQA Operating FFO $79 $35 $42 $55 $ 2 $ 14 $ 26 $ LQA LQA Note: LQA (latest quarter annualized) figures are based on the 3 months ended. 14

16 Continued Growth Across Our Franchise 22% Sequential Q3 Growth (Q2 Q3 ) 1 Year to Date Q3 Growth (Q Q3 ) 1 151% 11% 9% 7% 8% 47% 34% 27% 2 29% 2 Operating FFO Adjusted EBITDA NOI Revenue MRR Operating FFO Adjusted EBITDA NOI Revenue MRR Q3 Margins Annualized ROICs 64% 60% 22% 24% 43% 37% 15.6% 15.1% 15.0% NOI G&A Adjusted EBITDA Q3 Q Q3 Q2 Q Numbers include the impact of the Sacramento facility acquired in December Revenue growth from Q to Q3 would have been 17% and MRR growth would have been 14% without the impact of the Sacramento acquisition. 15

17 Well-Capitalized Balance Sheet to Support Growth $331 million total debt pro forma for the offering Pro forma debt to LQA Adjusted EBITDA of 4.2x Targeting a long term stabilized debt-to-ebitda ratio of between 4.0x and 5.0x Total available liquidity of approximately $350 million $340 million available under existing credit facilities $6.5 million cash on hand Expected dividend distribution of $0.29/share for a full quarter ($0.24 per share pro rata for fourth quarter ), or $1.16/share on an annualized basis Pro Forma Capital Structure (as of Sep. 30, ) Capital Leases $2mm Mortgage Debt $89mm 2 Limited Near-Term Debt Maturities ($mm) $ 1 $ 2 Unsecured Credit Market Cap Facility $773mm3 $240mm 1 $ 72 $ 3 $ 18 $ Mortgage Debt Credit Facility Note: All Information is pro forma for $280 million IPO net proceeds & reflects a post-ipo revolver balance of $240 million (pro forma balance) unless otherwise noted. 1 Includes a $225 million term loan and $15 million of borrowings on the company s $350 million revolving credit facility. 2 Additional $30 million of capacity exists and will be available for future borrowings as Richmond s NOI continues to grow. 3 Market Cap calculated as follows: total common shares and OP units of 36.8 million * IPO price of $21 per share. 16

18 QTS Investment Highlights Attractive Data Center Industry Fundamentals with a Strong Growth Outlook Differentiated 3C Platform Enables Digital Ecosystems and Expands Addressable Market Nationwide, Owned Footprint Anchored by Highly-Connected, Mega Data Centers in Top Markets Can More than Double Leased Square Footage in Existing Facilities, Generating Attractive Returns at Low Risk and Cost Proven Management with Deep Technology, Real Estate and Operations Experience Highly Visible Growth and Margin Expansion Supported by Strong Balance Sheet 17

19 Non-GAAP Reconciliations 18

20 Adjusted EBITDA Reconciliation Three Months Ended Nine Months Ended ($ in thousands) June 30, EBITDA and Adjusted EBITDA Net income (loss) 2,709 (1,232) (1,757) (597) (8,159) Interest expense 4,343 5,084 6,646 15,977 19,039 Interest income (4) (7) (8) (17) (54) Depreciation and amortization 12,136 11,246 8,902 34,197 25,296 EBITDA 19,184 15,091 13,783 49,560 36,122 Adjusted EBITDA Write off of unamortized deferred finance costs - 2,179-3,277 1,434 Equity-based compensation expense , Transaction costs Gain on sale of real estate - - (948) - (948) Restructuring charge ,291 Adjusted EBITDA 19,694 17,690 13,391 54,142 40,644 19

21 FFO Reconciliation Three Months Ended Nine Months Ended ($ in thousands) June 30, FFO Net income (loss) 2,709 (1,232) (1,757) (597) (8,159) Real estate depreciation and amortizaton 10,731 10,110 7,652 30,348 21,942 Gain on sale of real estate - - (948) - (948) FFO 13,440 8,878 4,947 29,751 12,835 Operating FFO Restructuring charge ,291 Write off of unamortized deferred finance costs - 2,179-3,277 1,434 Transaction costs Unrealized gain on derivatives (307) Operating FFO 13,440 11,057 5,351 33,028 17,657 Adjusted Operating FFO¹ Maintenance Capex (492) (989) (370) (2,240) (714) Leasing Commissions paid (2,374) (2,544) (1,541) (6,889) (5,277) Amortization of deferred financing costs ,193 2,567 Non real estate depreciation and amortizaton 1,406 1,136 1,042 3,849 2,595 Straight line rent revenue (229) (85) (53) (428) (21) Straight line rent expense Equity-based compensation expense , Adjusted Operating FFO 12,932 9,773 5,487 31,064 17,390 1 Our calculations of Operating FFO and Adjusted Operating FFO may not be comparable to Operating FFO and Adjusted Operating FFO as calculated by other REITs that do not use the same definition. 20

22 NOI Reconciliation Three Months Ended Nine Months Ended ($ in thousands) June 30, NOI Net income (loss) 2,709 (1,232) (1,757) (597) (8,159) Interest expense 4,343 5,084 6,646 15,977 19,039 Interest income (4) (7) (8) (17) (54) Depreciation and amortization 12,136 11,246 8,902 34,197 25,296 Write off of unamortized deferred finance costs - 2,179-3,277 1,434 Transaction costs Gain on sale of real estate - - (948) - (948) Restructuring charge ,291 General and administrative expenses 10,097 9,696 8,672 29,387 25,859 NOI 29,281 26,966 21,911 82,224 66,162 Breakdown of NOI by Facility Atlanta-Metro data center 13,740 12,815 10,772 38,739 30,820 Atlanta-Suwanee data center 7,517 6,644 6,851 20,945 23,618 Santa Clara data center 2,801 2,751 2,502 8,299 8,052 Richmond data center 2,859 2,413 1,798 7,538 3,914 Sacramento data center¹ 1,752 1,962-5,638 - Other data centers (12) 1,065 (242) NOI 29,281 26,966 21,911 82,224 66,162 1 Facility was acquired in December

23 MRR Reconciliation Three Months Ended Nine Months Ended ($ in thousands) June 30, Recognized MRR in the period Total period revenues (GAAP basis) 46,020 42,940 36, , ,586 Less: Total period recoveries (3,603) (3,456) (2,296) (9,925) (6,785) Total period deferred setup fees (1,263) (1,125) (1,165) (3,450) (3,027) Total period other (1,240) (911) (457) (3,385) (2,250) Recognized MRR in the period 39,914 37,448 32, ,698 95,524 MRR at period end Total period revenues (GAAP basis) 46,020 42,940 36, , ,586 Less: Total revenues excluding last month (30,448) (28,304) (24,416) (114,886) (95,748) Total revenues for last month of period 15,572 14,636 11,838 15,572 11,838 Less: Last month recoveries (1,219) (1,224) (731) (1,219) (731) Last month deferred setup fees (427) (391) (392) (427) (392) Last month other (127) (278) (26) (127) (26) MRR at period end 13,799 12,743 10,689 13,799 10,689 22

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