Forward-looking statements represent management’s estimates as of today, Tuesday July 31, 2012. The company assumes no obligation to revise or update any forward-looking statements because of changing market conditions or other circumstances after the date of this conference call.I would now like to turn the call over to Spencer Kirk, Chief Executive Officer. Spencer Kirk Thanks, Clint. Hello, everyone and thank you for joining us today. With me are Karl Haas, our Chief Operating Officer, and Scott Stubbs, our Chief Financial Officer. It was another very good quarter for Extra Space. We achieved year-over-year FFO growth of 41%. Our properties and our systems are performing very well. During the quarter, we increased same-store revenues 6.7%, and reduced expenses which resulted in double-digit NOI growth of 10.2%. I give credit where credit is due. To our people. I think our 2,400 employees, who have worked hard and dedicated themselves to executing on the fundamentals of our business. Our internal and external growth efforts have been highly effective in acquiring quality well-located assets. We have acquired 51 properties so far in 2012, 36 of which are from Prudential, and we have an additional nine properties under contract. We are disciplined in our acquisition approach and purchased assets when it makes financial sense for our shareholders. As the country's largest third-party management company with 519 assets under management, we continue to assert and demonstrate that this is a viable off market acquisition pipeline. Of the 51 assets acquired this year, 76% came from these existing relationships. Our company is driven by an entrepreneurial culture of innovation and growth and we push for continuous improvement in all areas of our business. This development and implementation of system-wide innovations will continue to improve our performance. I would now like to turn the call over to Karl to talk about our operational success in more detail.
Karl HaasThanks, Spence. As Spencer noted, we saw excellent revenue growth of 6.7% in the second quarter. There are a few primary factors that drove this top line growth. First, the latest version of our revenue management software is working well. We are gaining a better understanding of the price elasticity of demand for storage at a property level. We are often asked about our rental volume for a given period. Although the rental volume is significant, it is more important to maximize the long-term revenue growth of those rentals with the correct mix of incoming price, discount and rate increases over time. Second, we continue to gain market share from our smaller competitors by leveraging our size, resources and sophisticated systems, we are driving traffic to our websites and properties. We are capturing more than our fair share of the rentals while lowering our overall cost per acquisition. Lastly, we are not seeing any new supply. As we mentioned in the last quarter, our same-store pool of 282 properties includes 19 sites that over three years old and are in the final stages of lease up. As a result, during the second quarter, we received almost a 0.8% of top line benefit from these assets. By stripping these 19 properties out of the same-store pool, our top line revenue growth would have been 5.9% versus the 6.7%. Same-store year-over-year expenses were down slightly, primarily due to lower utility cost as a result of our investment in sustainability initiatives. We are also seeing lower credit card processing fees, thanks to new regulations. While we continue to implement processes and invest in systems that create efficiencies, we don't expect our expense growth rate to continue at the levels it's been at Q1 and Q2. Expense will return to more normal levels as we move through the year. With occupancy at historically high levels, discounts and promotions are down 11% for the quarter. When combined, all these factors bode well for the remainder of the year. Read the rest of this transcript for free on seekingalpha.com