Phillips Edison & Company, Inc. (“we,” the “Company,” “PECO,” “our,” or “us”) was formed as a Maryland corporation in October 2009. Substantially all of our business is conducted through Phillips Edison Grocery Center Operating Partnership I, L.P. (the “Operating Partnership”), a Delaware limited partnership formed in December 2009. We are a limited partner of the Operating Partnership, and our wholly-owned subsidiary, Phillips Edison Grocery Center OP GP I LLC, is the sole general partner of the Operating Partnership.

We are a real estate investment trust (“REIT”) that invests primarily in grocery-anchored neighborhood and community shopping centers that have a mix of creditworthy national, regional, and local retailers that sell necessity-based goods and services in strong demographic markets throughout the United States. In addition to managing our own shopping centers, our third-party investment management business provides comprehensive real estate and asset management services to three unconsolidated institutional joint ventures, in which we have partial ownership interests, and one private fund (collectively, the “Managed Funds”).

As of September 30, 2026, we wholly-owned 300 real estate properties. Additionally, we owned a 14% interest in Grocery Retail Partners I LLC (“GRP I”), which owned 20 properties, a 20% interest in Necessity Retail Venture LLC (“NRV”), which owned five properties (one of which was acquired in 2026), and a 31% interest in Neighborhood Grocery Catalyst Fund LLC (“NGCF”), which owned three properties.

In October 2026, we completed the initial closing to extend and expand GRP I, our joint venture with The Northwestern Mutual Life Insurance Company (“Northwestern Mutual”). The joint venture term has been extended to 2036, unless otherwise extended by the members, with no changes to ownership interests. The joint venture is expected to acquire 13 properties currently owned and operated by us with an aggregate portfolio value of approximately $377.5 million, with property transfers to occur in stages through early 2027. In October 2026, in connection with the initial closing, we contributed seven of the 13 expected properties, increasing our investment in GRP I by $22.6 million, with Northwestern Mutual contributing cash of $138.6 million that was distributed to us. See Note 4.