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This prolonged improvement in market rent has and will continue to help drive excellent organic NOI growth in our portfolio.

NOI growth for the second quarter in our annual same-store portfolio was 9.3% on a cash basis and 3.9% on a straight-line basis.

Additionally, on this conference call, we refer to certain non-GAAP financial measures.

Reconciliations of these non-GAAP financial measures are available on our supplemental, which can be found in the Investor Relations section of our site, Phil Hawkins Good morning, everyone and thanks for joining our call today.

After today’s presentation, there will be an opportunity to ask questions [Operator Instructions]. I would now like to turn the conference over to Melissa Sachs, Vice President of Corporate Communications and Investor Relations. Today’s call will be led by Phil Hawkins, our President and Chief Executive Officer and Matt Murphy, our Chief Financial Officer, who will provide details on the quarter's results and update to our guidance.

Additionally, Bud Pharris, Managing Director of DCTs West Region will be available to answer questions about the market, developments and other real estate activities.

Before I turn the call over to Phil, I would like to remind everyone that management’s remarks on today’s call will include forward-looking statements within the meaning of federal securities laws.

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