================================================================================



                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                              WASHINGTON, DC 20549


                                    FORM 10-Q


               QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934

                  FOR THE QUARTERLY PERIOD ENDED MARCH 31, 2003

                         COMMISSION FILE NUMBER: 1-13762


                      RECKSON OPERATING PARTNERSHIP, L. P.
             (EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)

DELAWARE                                                              11-3233647
--------                                                              ----------
(STATE OR OTHER JURISDICTION OF             (IRS EMPLOYER IDENTIFICATION NUMBER)
INCORPORATION OR ORGANIZATION)

225 BROADHOLLOW ROAD, MELVILLE, NY                                         11747
----------------------------------                                         -----
(ADDRESS OF PRINCIPAL EXECUTIVE OFFICE)                               (ZIP CODE)


                                 (631) 694-6900
               (REGISTRANT'S TELEPHONE NUMBER INCLUDING AREA CODE)
               ---------------------------------------------------

    INDICATE BY CHECK MARK WHETHER THE REGISTRANT (1) HAS FILED ALL REPORTS
REQUIRED TO BE FILED BY SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF
1934 DURING THE PRECEDING 12 MONTHS (OR FOR SUCH SHORTER PERIOD THAT THE
REGISTRANT WAS REQUIRED TO FILE SUCH REPORTS) YES X NO__, AND (2) HAS BEEN
SUBJECT TO SUCH FILING REQUIREMENTS FOR THE PAST 90 DAYS. YES X NO .

    INDICATE BY CHECK MARK WHETHER THE REGISTRANT IS AN ACCELERATED FILER (AS
DEFINED IN RULE 126.2 OF THE EXCHANGE ACT).

                                   YES X NO _

================================================================================


<page>

                       RECKSON OPERATING PARTNERSHIP, L.P.
                                QUARTERLY REPORT
                    FOR THE THREE MONTHS ENDED MARCH 31, 2003



                                                TABLE OF CONTENTS

<table>
<caption>

    INDEX                                                                                                      PAGE
    -------------------------------------------------------------------------------------------------------------------
    PART I.     FINANCIAL INFORMATION
    -------------------------------------------------------------------------------------------------------------------
    
         <c>                                                                                             <c>
    Item 1.     Financial Statements

                Consolidated Balance Sheets as of March 31, 2003 (unaudited) and December 31, 2002...........    2

                Consolidated Statements of Income for the three months ended
                   March 31, 2003 and 2002 (unaudited) ......................................................    3

                Consolidated Statements of Cash Flows for the three months ended
                   March 31, 2003 and 2002 (unaudited) ......................................................    4

                Notes to the Consolidated Financial Statements (unaudited) ..................................    5

    Item 2.     Management's Discussion and Analysis of Financial Condition and Results of Operations........   16

    Item 3.     Quantitative and Qualitative Disclosures about Market Risk...................................   29

    Item 4.     Controls and Procedures......................................................................   30
    -------------------------------------------------------------------------------------------------------------------
    PART II.    OTHER INFORMATION
    -------------------------------------------------------------------------------------------------------------------

    Item 1.     Legal Proceedings............................................................................   36
    Item 2.     Changes in Securities and Use of Proceeds....................................................   36
    Item 3.     Defaults Upon Senior Securities..............................................................   36
    Item 4.     Submission of Matters to a Vote of Securities Holders........................................   36
    Item 5.     Other Information............................................................................   36
    Item 6.     Exhibits and Reports on Form 8-K.............................................................   36
    -------------------------------------------------------------------------------------------------------------------
     SIGNATURES                                                                                                 36
    -------------------------------------------------------------------------------------------------------------------

</table>


                                       i
<page>


   PART I - FINANCIAL INFORMATION
   ITEM 1 - FINANCIAL STATEMENTS

                      RECKSON OPERATING PARTNERSHIP, L. P.
                           CONSOLIDATED BALANCE SHEETS
                   (DOLLARS IN THOUSANDS EXCEPT UNIT AMOUNTS)

<table>
<caption>
                                                                             MARCH 31, 2003
                                                                              (UNAUDITED)      DECEMBER 31, 2002
                                                                            ---------------    -----------------

                                                                           <c>                <c>
ASSETS
Commercial real estate properties, at cost
     Land .............................................................       $   417,996        $   418,040
     Buildings and improvements .......................................         2,426,832          2,415,252
Developments in progress:
     Land .............................................................            84,851             92,924
     Development costs ................................................            30,563             28,311
Furniture, fixtures and equipment .....................................            12,569             13,595
                                                                              -----------        -----------
                                                                                2,972,811          2,968,122
     Less accumulated depreciation ....................................          (476,368)          (454,018)
                                                                              -----------        -----------
                                                                                2,496,443          2,514,104
Investments in real estate joint ventures .............................             6,106              6,116
Investment in mortgage notes and notes receivable .....................            54,727             54,547
Cash and cash equivalents .............................................            30,876             30,576
Tenant receivables ....................................................            11,579             14,050
Investments in service companies and affiliate loans and joint ventures            79,611             78,104
Deferred rents receivable .............................................           111,467            107,366
Prepaid expenses and other assets .....................................            52,180             36,846
Contract and land deposits and pre-acquisition costs ..................               227                240
Deferred lease and loan costs .........................................            65,248             70,103
                                                                              -----------        -----------
     TOTAL ASSETS .....................................................       $ 2,908,464        $ 2,912,052
                                                                              ===========        ===========

LIABILITIES
Mortgage notes payable ................................................       $   737,131        $   740,012
Unsecured credit facility .............................................           302,000            267,000
Senior unsecured notes ................................................           499,339            499,305
Accrued expenses and other liabilities ................................            77,058             90,320
Distributions payable .................................................            31,472             31,575
                                                                              -----------        -----------
     TOTAL LIABILITIES ................................................         1,647,000          1,628,212
                                                                              -----------        -----------
Minority partners' interests in consolidated partnerships .............           241,932            242,934
                                                                              -----------        -----------
Commitments and contingencies..........................................                --                 --

PARTNERS' CAPITAL
Preferred Capital, 10,854,162 units issued and outstanding ............           281,690            281,690
General Partners' Capital:
  Class A common units, 48,000,995 and 48,246,083 units issued and
    outstanding, respectively .........................................           464,131            478,121
  Class B common units, 9,915,313 units issued and outstanding ........           205,326            209,675
Limited Partners' Capital:
   Class A common units, 7,276,224 units issued and outstanding .......            68,385             71,420
                                                                              -----------        -----------
   TOTAL PARTNERS' CAPITAL ............................................         1,019,532          1,040,906
                                                                              -----------        -----------

     TOTAL LIABILITIES AND PARTNERS' CAPITAL ..........................       $ 2,908,464        $ 2,912,052
                                                                              ===========        ===========

</table>

                (see accompanying notes to financial statements)


                                       2

<page>


                      RECKSON OPERATING PARTNERSHIP, L. P.
                        CONSOLIDATED STATEMENTS OF INCOME
                 (UNAUDITED AND IN THOUSANDS, EXCEPT UNIT DATA)

<table>
<caption>
                                                                                              THREE MONTHS ENDED
                                                                                                  MARCH 31,
                                                                                       --------------------------------
                                                                                           2003                2002
                                                                                       ------------        ------------

                                                                                    <c>                 <c>
REVENUES:
Property operating revenues:
     Base rents ................................................................       $    107,478        $    106,383
     Tenant escalations and reimbursements .....................................             15,963              15,321
                                                                                       ------------        ------------
Total property operating revenues ..............................................            123,441             121,704
Interest income on mortgage notes and notes receivable (including $1,033 and
   $1,059, respectively from related parties) ..................................              1,531               1,556
Investment and other income ....................................................              5,788                 534
                                                                                       ------------        ------------
     TOTAL REVENUES ............................................................            130,760             123,794
                                                                                       ------------        ------------
EXPENSES:
Property operating expenses ....................................................             47,834              41,895
Marketing, general and administrative ..........................................              8,259               7,095
Interest .......................................................................             22,850              20,996
Depreciation and amortization ..................................................             31,984              25,930
                                                                                       ------------        ------------
     TOTAL EXPENSES ............................................................            110,927              95,916
                                                                                       ------------        ------------
Income before minority interests, distributions to preferred unit
  holders, equity in earnings of real estate joint ventures and service
  companies, gain on sales of depreciable real estate assets and discontinued
  operations ...................................................................             19,833              27,878
Minority partners' interests in consolidated partnerships ......................             (4,690)             (5,120)
Equity in earnings of real estate joint ventures and service companies
  (including $0 and $407, respectively from related parties) ...................                106                 335
Gain on sales of depreciable real estate assets ................................                 --                 537
                                                                                       ------------        ------------
Income before discontinued operations and distributions to preferred unitholders             15,249              23,630
Discontinued operations:
     Income from discontinued operations .......................................                 --                 234
                                                                                       ------------        ------------
Net Income .....................................................................             15,249              23,864
Preferred unit distributions ...................................................             (5,590)             (5,948)
                                                                                       ------------        ------------
Net income allocable to common unit holders ....................................       $      9,659        $     17,916
                                                                                       ============        ============
Net Income allocable to:
     Class A common ............................................................       $      7,591        $     14,093
     Class B common ............................................................              2,068               3,823
                                                                                       ------------        ------------
Total ..........................................................................       $      9,659        $     17,916
                                                                                       ============        ============
Net income per weighted average common units:
     Class A common ............................................................       $        .14        $        .24
     Discontinued operations ...................................................                 --                  --
     Gain on sales of depreciable real estate assets ...........................                 --                 .01
                                                                                       ------------        ------------
     Class A common ............................................................       $        .14        $        .25
                                                                                       ============        ============
     Class B common ............................................................       $        .21        $        .36
     Discontinued operations ...................................................                 --                  --
     Gain on sales of depreciable real estate assets ...........................                 --                 .01
                                                                                       ------------        ------------
     Class B common ............................................................       $        .21        $        .37
                                                                                       ============        ============
Weighted average common units outstanding:
     Class A common ............................................................         55,477,170          57,520,435
     Class B common ............................................................          9,915,313          10,283,513

</table>


                (see accompanying notes to financial statements)



                                       3
<page>

                      RECKSON OPERATING PARTNERSHIP, L. P.
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                          (UNAUDITED AND IN THOUSANDS)

<table>
<caption>
                                                                                           THREE MONTHS ENDED
                                                                                                MARCH 31,
                                                                                        --------------------------
                                                                                          2003             2002
                                                                                        ---------        ---------

                                                                                     <c>              <c>
CASH FLOWS FROM OPERATING ACTIVITIES:
 Net income .....................................................................       $  15,249        $  23,864

Adjustments to reconcile net income to net cash provided by
  operating activities:
   Depreciation and amortization ................................................          31,984           26,136
   Gain on sales of depreciable real estate assets ..............................              --             (537)
   Minority partners' interests in consolidated partnerships ....................           4,690            5,120
   Equity in earnings of real estate joint ventures and service companies .......            (106)            (335)

Changes in operating assets and liabilities:
   Prepaid expenses and other assets ............................................           1,314           11,569
   Tenant receivables ...........................................................           2,471             (984)
   Deferred rents receivable ....................................................          (4,101)          (8,749)
   Accrued expenses and other liabilities .......................................         (11,917)         (22,498)
                                                                                        ---------        ---------
    Net cash provided by operating activities ...................................          39,584           33,586
                                                                                        ---------        ---------
CASH FLOWS FROM INVESTING ACTIVITIES:

   Increase in contract deposits and pre-acquisition costs ......................              --           (9,134)
   Proceeds from mortgage note receivable repayments ............................              --                4
   Additions to commercial real estate properties ...............................         (14,916)          (4,931)
   Additions to developments in progress ........................................          (5,888)          (3,621)
   Payment of leasing costs .....................................................          (4,787)          (2,987)
   Additions to furniture, fixtures and equipment ...............................             (89)              (6)
   Distributions from investments in real estate joint ventures .................             117               --
   Proceeds from sales of real estate ...........................................              --              600
                                                                                        ---------        ---------
    Net cash used in investing activities .......................................         (25,563)         (20,075)
                                                                                        ---------        ---------
CASH FLOWS FROM FINANCING ACTIVITIES:

   Principal payments on secured borrowings .....................................          (2,881)          (2,486)
   Payment of loan costs ........................................................             (29)            (322)
   (Decrease) in investments in affiliate loans and service companies ...........              --           (5,236)
   Proceeds from of unsecured credit facility ...................................          35,000           30,000
   Repayment of unsecured credit facility .......................................              --          (84,600)
   Distributions to minority partners in consolidated partnerships ..............          (5,693)          (4,096)
   Purchases of general partner common units ....................................          (4,538)              --
   Contributions ................................................................              --            4,492
   Distributions ................................................................         (35,580)         (37,045)
                                                                                        ---------        ---------
      Net cash used in financing activities .....................................         (13,721)         (99,293)
                                                                                        ---------        ---------
Net (decrease) increase in cash and cash equivalents ............................             300          (85,782)
Cash and cash equivalents at beginning of period ................................          30,576          121,773
                                                                                        ---------        ---------
Cash and cash equivalents at end of period ......................................       $  30,876        $  35,991
                                                                                        =========        =========
</table>


                (see accompanying notes to financial statements)



                                       4
<page>


                      RECKSON OPERATING PARTNERSHIP, L. P.
                 NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
                                 MARCH 31, 2003
                                   (UNAUDITED)

1.   ORGANIZATION AND FORMATION OF THE OPERATING PARTNERSHIP

Reckson Operating Partnership, L.P. (the "Operating Partnership") commenced
operations on June 2, 1995. The sole general partner in the Operating
Partnership, Reckson Associates Realty Corp. (the "Company") is a
self-administered and self-managed real estate investment trust ("REIT").

The Operating Partnership is engaged in the ownership, management, operation,
leasing and development of commercial real estate properties, principally office
and industrial buildings and also owns certain undeveloped land (collectively,
the "Properties") located in the New York tri-state area (the "Tri-State Area").

During June 1995, the Company contributed approximately $162 million in cash to
the Operating Partnership in exchange for an approximate 73% general partnership
interest. All Properties acquired by the Company are held by or through the
Operating Partnership. In addition, in connection with the formation of the
Operating Partnership, the Operating Partnership executed various option and
purchase agreements whereby it issued common units of limited partnership
interest in the Operating Partnership ("Units") to the continuing investors and
assumed certain indebtedness in exchange for interests in certain property
partnerships, fee simple and leasehold interests in properties and development
land, certain other business assets and 100% of the non-voting preferred stock
of the management and construction companies. At March 31, 2003, the Company's
ownership percentage in the Operating Partnership was approximately 89.5%.

2.   BASIS OF PRESENTATION

The accompanying consolidated financial statements include the consolidated
financial position of the Operating Partnership and its subsidiaries at March
31, 2003 and December 31, 2002 and the results of their operations and their
cash flows for the three months ended March 31, 2003 and 2002, respectively. The
Operating Partnership's investments in majority owned and controlled real estate
joint ventures are reflected in the accompanying financial statements on a
consolidated basis with a reduction for minority partners' interest. The
Operating Partnership also invests in real estate joint ventures where it may
own less than a controlling interest. Such investments are also reflected in the
accompanying financial statements on the equity method of accounting. For the
periods presented prior to October 1, 2002, the operating results of Reckson
Management Group, Inc., RANY Management Group, Inc., Reckson Construction Group
New York, Inc. and Reckson Construction Group, Inc. (the "Service Companies"),
in which the Operating Partnership owned a 97% non-controlling interest, were
reflected in the accompanying financial statements on the equity method of
accounting. On October 1, 2002, the Operating Partnership acquired the remaining
3% interests in the Service Companies for an aggregate purchase price of
approximately $122,000. As a result, the Operating Partnership commenced
consolidating the operations of the Service Companies (see Note 10). All
significant intercompany balances and transactions have been eliminated in the
consolidated financial statements.

Reckson Construction Group, Inc. and Reckson Construction Group New York, Inc.
use the percentage-of-completion method for recording amounts earned on its
contracts. This method records amounts earned as revenue in the proportion that
actual costs incurred to date bear to the estimate of total costs at contract
completion.

The minority partners' interests in consolidated partnerships at March 31, 2003
represent a 49% non-affiliated interest in RT Tri-State LLC, owner of a nine
property suburban office portfolio, a 40% non-affiliated interest in Omni
Partners, L.P., owner of a 579,000 square foot suburban office property and a
49% non-affiliated interest in Metropolitan 919 Third Avenue, LLC, owner of the
property located at 919 Third Avenue, New York, NY.

The Operating Partnership follows the guidance provided for under the Financing
Accounting Standards Board ("FASB") Statement No. 66 "Accounting for Sales of
Real Estate" ("Statement No. 66"), which provides guidance on sales contracts
that are accompanied by agreements which require the seller to develop the
property in the future. Under Statement No. 66 profit is recognized and
allocated to the sale of the land and the later development or construction work
on the basis of estimated costs of each activity; the same rate of profit is
attributed to each activity. As a result, profits are recognized and reflected
over the improvement period on the basis of costs incurred (including land) as a
percentage of total costs estimated to be incurred. The Operating Partnership
uses the percentage of completion method, as the future costs of development and
profit were reliably estimated (see Note 6).



                                       5
<page>


The accompanying interim unaudited financial statements have been prepared by
the Operating Partnership's management pursuant to the rules and regulations of
the Securities and Exchange Commission ("SEC"). Certain information and footnote
disclosure normally included in the financial statements prepared in accordance
with accounting principles generally accepted in the United States ("GAAP") may
have been condensed or omitted pursuant to such rules and regulations, although
management believes that the disclosures are adequate to make the information
presented not misleading. The unaudited financial statements as of March 31,
2003 and for the three month periods ended March 31, 2003 and 2002 include, in
the opinion of management, all adjustments, consisting of normal recurring
adjustments, necessary to present fairly the financial information set forth
herein. The results of operations for the interim periods are not necessarily
indicative of the results that may be expected for the year ending December 31,
2003. These financial statements should be read in conjunction with the
Operating Partnership's audited financial statements and notes thereto included
in the Operating Partnership's Form 10-K for the year ended December 31, 2002.

Recent Accounting Pronouncements

In October 2001, the FASB issued Statement No. 144, "Accounting for the
Impairment or Disposal of Long-Lived Assets". Statement No. 144 provides
accounting guidance for financial accounting and reporting for the impairment or
disposal of long-lived assets. Statement No. 144 supersedes Statement No. 121,
"Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to
be Disposed of". It also supersedes the accounting and reporting provisions of
Accounting Principles Board Opinion No. 30, Reporting the Results of
Operations--Reporting the Effects of Disposal of a Segment of a Business, and
Extraordinary, Unusual and Infrequently Occurring Events and Transactions
related to the disposal of a segment of a business. The Operating Partnership
adopted Statement No. 144 on January 1, 2002. The adoption of this statement did
not have a material effect on the results of operations or the financial
position of the Operating Partnership. The adoption of Statement No. 144 does
not have an impact on net income. Statement No. 144 only impacts the
presentation of the results of operations and gain on sales of depreciable real
estate assets for those properties sold during the period within the
consolidated statements of income.

In November 2002, the FASB issued Interpretation No. 45, "Guarantor's Accounting
and Disclosure Requirements for Guarantees, Including Indirect Guarantees of
Indebtedness of Others" ("FIN 45"). FIN 45 significantly changes the current
practice in the accounting for, and disclosure of, guarantees. Guarantees and
indemnification agreements meeting the characteristics described in FIN 45 are
required to be initially recorded as a liability at fair value. FIN 45 also
requires a guarantor to make significant new disclosures for virtually all
guarantees even if the likelihood of the guarantor having to make payment under
the guarantee is remote. The disclosure requirements within FIN 45 are effective
for financial statements for annual or interim periods ending after December 15,
2002. The initial recognition and initial measurement provisions are applicable
on a prospective basis to guarantees issued or modified after December 31, 2002.
The Operating Partnership adopted FIN 45 on January 1, 2003. The adoption of
this interpretation did not have a material effect on the results of operations
or the financial position of the Operating Partnership.

In January 2003, the FASB issued Interpretation No. 46, "Consolidation of
Variable Interest Entities" ("FIN 46"), which explains how to identify variable
interest entities ("VIE") and how to assess whether to consolidate such
entities. The provisions of this interpretation are immediately effective for
VIE's formed after January 31, 2003. For VIE's formed prior to January 31, 2003,
the provisions of this interpretation apply to the first fiscal year or interim
period beginning after June 15, 2003. Management has not yet determined whether
any of its consolidated or unconsolidated subsidiaries represent VIE's pursuant
to such interpretation. Such determination could result in a change in the
Operating Partnership's consolidation policy related to such entities.

Certain prior period amounts have been reclassified to conform to the current
period presentation.

The net income allocable to common unit holders for the three month period ended
March 31, 2002 has been adjusted to record the amortization of stock loans to
certain executive and senior officers of the Company and other costs incurred by
the Company on behalf of the Operating Partnership which aggregated, in total,
approximately $950,000. Such amount also adjusted net income per weighted
average common unit by $(.01) and $(.02) with respect to the Class A common and
Class B common units, respectively.



                                       6
<page>


3.   MORTGAGE NOTES PAYABLE

As of March 31, 2003, the Operating Partnership had approximately $737.1 million
of fixed rate mortgage notes which mature at various times between 2004 and
2027. The notes are secured by 21 properties with an aggregate carrying value of
approximately $1.5 billion, which are pledged as collateral against the mortgage
notes payable. In addition, approximately $44.8 million of the $737.1 million is
recourse to the Operating Partnership and certain of the mortgage notes payable
are guaranteed by certain limited partners in the Operating Partnership and/or
the Company.

The following table sets forth the Operating Partnership's mortgage notes
payable as of March 31, 2003, by scheduled maturity date (dollars in thousands):

<table>
<caption>
                                                     Principal         Interest        Maturity         Amortization
Property                                            Outstanding          Rate            Date           Term (Years)
-----------------------------------------------    --------------     -----------   ---------------     --------------
<c>                                                  <c>                  <c>       <c>                  <c>
80 Orville Dr, Islip, NY                                   2,616          10.10%     February, 2004      Interest only
395 North Service Road, Melville, NY                      19,607           6.45%      October, 2005      $34 per month
200 Summit Lake Drive, Valhalla, NY                       19,268           9.25%      January, 2006           25
1350 Avenue of the Americas, NY, NY                       74,421           6.52%         June, 2006           30
Landmark Square, Stamford, CT (a)                         44,832           8.02%      October, 2006           25
100 Summit Lake Drive, Valhalla, NY                       18,766           8.50%        April, 2007           15
333 Earle Ovington Blvd, Mitchel Field, NY (b)            53,622           7.72%       August, 2007           25
810 Seventh Avenue, NY, NY                                82,480           7.73%       August, 2009           25
100 Wall Street, NY, NY                                   35,742           7.73%       August, 2009           25
6900 Jericho Turnpike, Syosset, NY                         7,319           8.07%         July, 2010           25
6800 Jericho Turnpike, Syosset, NY                        13,867           8.07%         July, 2010           25
580 White Plains Road, Tarrytown, NY                      12,635           7.86%    September, 2010           25
919 Third Ave, NY, NY (c)                                246,144          6.867%       August, 2011           30
110 Bi-County Blvd., Farmingdale, NY                       3,579          9.125%     November, 2012           20
One Orlando Center, Orlando, FL (d)                       38,218           6.82%     November, 2027           28
120 West 45th Street, NY, NY (d)                          64,015           6.82%     November, 2027           28
                                                   -------------
Total/Weighted Average                               $   737,131           7.26%
                                                   =============
</table>

------------------------
    (a) Encompasses six Class A office properties

    (b) The Operating Partnership has a 60% general partnership interest in
        this property and its proportionate share of the aggregate principal
        amount is approximately $32.2 million

    (c) The Operating Partnership has a 51% membership interest in this property
        and its proportionate share of the aggregate principal amount is
        approximately $125.5 million

    (d) Subject to interest rate adjustment on November 1, 2004 to the greater
        of 8.82% per annum or the yield on non-callable U.S. Treasury
        obligations with a term of fifteen years plus 2% per annum.

In addition, the Operating Partnership has a 60% interest in an unconsolidated
joint venture property. The Operating Partnership's pro rata share of the
mortgage debt at March 31, 2003 is approximately $7.5 million. This mortgage
note payable bears interest at 8.85% per annum and matures on September 1, 2005.

4.   SENIOR UNSECURED NOTES

As of March 31, 2003, the Operating Partnership had outstanding approximately
$499.3 million (net of issuance discounts) of senior unsecured notes (the
"Senior Unsecured Notes"). The following table sets forth the Operating
Partnership's Senior Unsecured Notes and other related disclosures by scheduled
maturity date (dollars in thousands):

<table>
<caption>
                                       FACE
          ISSUANCE                    AMOUNT              COUPON RATE              TERM              MATURITY
-----------------------------  ---------------------   -------------------   -----------------  -------------------
      
                            <c>                     <c>                 <c>             <c>
       March 26, 1999                $100,000                7.40%               5 years          March 15, 2004
       June 17, 2002                 $ 50,000                6.00%               5 years          June 15, 2007
      August 27, 1997                $150,000                7.20%               10 years        August 28, 2007
       March 26, 1999                $200,000                7.75%               10 years         March 15, 2009

</table>

Interest on the Senior Unsecured Notes is payable semi-annually with principal
and unpaid interest due on the scheduled maturity dates. In addition, the Senior
Unsecured Notes issued on March 26, 1999 and June 17, 2002 were issued at
aggregate discounts of $738,000 and $267,500, respectively. Such discounts are
being amortized over the term of the Senior Unsecured Notes to which they
relate.

                                       7
<page>


5.   UNSECURED CREDIT FACILITY

The Operating Partnership currently has a three year $500 million unsecured
revolving credit facility (the "Credit Facility") from JPMorgan Chase Bank, as
administrative agent, Wells Fargo Bank, National Association, as syndication
agent, and Citicorp North America, Inc. and Wachovia Bank, National Association,
as co-documentation agents. The Credit Facility matures in December 2005,
contains options for a one year extension subject to a fee of 25 basis points
and, upon receiving additional lender commitments, increasing the maximum
revolving credit amount to $750 million. In addition, borrowings under the
Credit Facility are currently priced off LIBOR plus 90 basis points and the
Credit Facility carries a facility fee of 20 basis points per annum. In the
event of a change in the Operating Partnership's unsecured credit rating the
interest rates and facility fee are subject to change. The outstanding
borrowings under the Credit Facility were $302.0 million at March 31, 2003.

The Operating Partnership utilizes the Credit Facility primarily to finance real
estate investments, fund its real estate development activities and for working
capital purposes. At March 31, 2003, the Operating Partnership had availability
under the Credit Facility to borrow approximately an additional $198.0 million,
subject to compliance with certain financial covenants.

6.   COMMERCIAL REAL ESTATE INVESTMENTS

As of March 31, 2003, the Operating Partnership owned and operated 75 office
properties (inclusive of eleven office properties owned through joint ventures)
comprising approximately 13.6 million square feet, 101 industrial properties
comprising approximately 6.7 million square feet and two retail properties
comprising approximately 20,000 square feet located in the Tri-State Area.

The Operating Partnership also owns approximately 313 acres of land in 12
separate parcels of which the Operating Partnership can develop approximately
3.1 million square feet of office space and approximately 400,000 square feet of
industrial / R&D space. The Operating Partnership is currently evaluating
alternative land uses for certain of the land holdings to realize the highest
economic value. These alternatives may include rezoning certain land parcels
from commercial to residential for potential disposition. As of March 31, 2003,
the Operating Partnership had invested approximately $115.4 million in these
development projects. Management has made subjective assessments as to the value
and recoverability of these investments based on current and proposed
development plans market comparable land values and alternative use values. The
Operating Partnership has capitalized approximately $2.3 million and $3.3
million for the three months ended March 31, 2003 and 2002, respectively,
related to real estate taxes, interest and other carrying costs related to these
development projects.

During February 2003, the Operating Partnership, through Reckson Construction
Group, Inc., entered into a contract with an affiliate of First Data Corp. to
sell a 19.3-acre parcel of land located in Melville, New York and has been
retained by the purchaser to develop a build-to-suit 195,000 square foot office
building for aggregate consideration of approximately $47 million. This
transaction closed on March 11, 2003 and development of the aforementioned
office building has commenced. Net proceeds from the land sale of approximately
$18.3 million were used to establish an escrow account with a qualified
intermediary for a future exchange of real property pursuant to Section 1031 of
the Code and is included in prepaid expenses and other assets on the
accompanying balance sheet. The Code allows for the deferral of taxes related to
the gain attributable to the sale of property if such qualified identified
replacement property is identified within 45 days and acquired within 180 days
from the initial sale. The Operating Partnership has identified certain
properties and interests in properties for purposes of this exchange. In
accordance with Statement No. 66, the Operating Partnership has estimated its
pre-tax gain on this land sale and build-to-suit transaction to be approximately
$16.6 million of which $5.8 million has been recognized in the current period
and is included in investment and other income on the accompanying statement of
income. Approximately $10.8 million has been deferred to future periods which
will be recognized as the development progresses.

The Operating Partnership holds a $17.0 million interest in a note receivable
which bears interest at 12% per annum and is secured by a minority partnership
interest in Omni Partners, L.P., owner of the Omni, a 579,000 square foot Class
A office property located in Uniondale, NY (the "Omni Note"). The Operating
Partnership currently owns a 60% majority interest in Omni Partnership, L.P. and
on March 14, 2007 may exercise an option to acquire the remaining 40% interest
for a price based on 90% of the fair market value of the property. The Operating
Partnership also holds three other notes receivable aggregating $36.5 million
which bear interest at rates ranging from 10.5% to 12% per annum and are secured
in part by a minority partner's preferred unit interest in the Operating
Partnership, certain real property and a personal guarantee (the "Other Notes"
and collectively with the Omni Note, the "Note Receivable Investments"). As of
March 31, 2003, management has made subjective assessments as to the underlying
security value on the Operating Partnership's Note Receivable Investments. These
assessments indicated an excess of market value over carrying value related to
the Operating Partnership's Note Receivable Investments. Based on these
assessments, the Operating Partnership's management believes there is no
impairment to the carrying value related to the Operating Partnership's Note
Receivable Investments. The Operating Partnership also owns a 355,000 square
foot office building in Orlando, Florida. This non-core real estate holding was
acquired in May 1999 in connection with the Operating Partnership's initial New
York City portfolio acquisition. This property is cross collateralized under a
$102 million mortgage note along with one of the Operating Partnership's New
York City buildings.



                                       8
<page>


The Operating Partnership also owns a 60% non-controlling interest in a 172,000
square foot office building located at 520 White Plains Road in White Plains,
New York (the "520JV"), which it manages. The remaining 40% interest is owned by
JAH Realties, L.P. Jon Halpern, the CEO and a director of HQ Global Workplaces,
is a partner in JAH Realties, L.P. As of March 31, 2003, the 520JV had total
assets of $20.7 million, a mortgage note payable of $12.4 million and other
liabilities of $217,000. The Operating Partnership's allocable share of the
520JV mortgage note payable is approximately $7.5 million. This mortgage note
payable bears interest at 8.85% per annum and matures on September 1, 2005. In
addition, the 520JV had total revenues of $979,000 and total expenses of
$844,000 for the three months ended March 31, 2003. The operating agreement of
the 520JV requires joint decisions from all members on all significant operating
and capital decisions including sale of the property, refinancing of the
property's mortgage debt, development and approval of leasing strategy and
leasing of rentable space. As a result of the decision-making participation
relative to the operations of the property, the Operating Partnership accounts
for the 520JV under the equity method of accounting. The 520JV contributed
approximately $106,000 to the Operating Partnership's equity in earnings of real
estate joint ventures for the three months ended March 31, 2003. For the three
months ended March 31, 2002, the Operating Partnership recorded its allocable
share of a loss from the 520JV of approximately $72,000.

During September 2000, the Operating Partnership formed a joint venture (the
"Tri-State JV") with Teachers Insurance and Annuity Association ("TIAA") and
contributed nine Class A suburban office properties aggregating approximately
1.5 million square feet to the Tri-State JV for a 51% majority ownership
interest. TIAA contributed approximately $136 million for a 49% interest in the
Tri-State JV which was then distributed to the Operating Partnership. The
Operating Partnership is responsible for managing the day-to-day operations and
business affairs of the Tri-State JV and has substantial rights in making
decisions affecting the properties such as leasing, marketing and financing. The
minority member has certain rights primarily intended to protect its investment.
For purposes of its financial statements the Operating Partnership consolidates
the Tri-State JV.

On December 21, 2001, the Operating Partnership formed a joint venture with the
New York State Teachers' Retirement Systems ("NYSTRS") (the "919JV") whereby
NYSTRS acquired a 49% indirect interest in the property located at 919 Third
Avenue, New York, NY for $220.5 million which included $122.1 million of its
proportionate share of secured mortgage debt and approximately $98.4 million of
cash which was then distributed to the Operating Partnership. The Operating
Partnership is responsible for managing the day-to-day operations and business
affairs of the 919JV and has substantial rights in making decisions affecting
the property such as developing a budget, leasing and marketing. The minority
member has certain rights primarily intended to protect its investment. For
purposes of its financial statements the Operating Partnership consolidates the
919JV.

7.   PARTNERS' CAPITAL

On March 31, 2003, the Operating Partnership had issued and outstanding
9,915,313 Class B common units, all of which are held by the Company. The
distribution on the Class B units is subject to adjustment annually based on a
formula which measures increases or decreases in the Company's Funds From
Operations, as defined, over a base year.

The Class B common units are exchangeable at any time, at the option of the
holder, into an equal number of Class A common units subject to customary
antidilution adjustments. The Operating Partnership, at its option, may redeem
any or all of the Class B common units in exchange for an equal number of Class
A common units at any time following November 23, 2003 at which time the
Operating Partnership anticipates that it will exercise its option to redeem all
of its Class B common units outstanding.

During March 2003, the Operating Partnership declared the following
distributions:

<table>
<caption>
                                             RECORD             PAYMENT             THREE MONTHS        ANNUALIZED
       SECURITY          DISTRIBUTION         DATE               DATE                  ENDED           DISTRIBUTION
       --------          ------------        ------             -------             ------------       ------------

                         <c>          <c>                <c>                    <c>                      <c>
Class A common unit         $.4246        April 4, 2003     April 17, 2003         March 31, 2003           $1.6984
Class B common unit         $.6471       April 14, 2003     April 30, 2003         April 30, 2003           $2.5884
Series A preferred unit     $.476563     April 14, 2003     April 30, 2003         April 30, 2003           $1.9063
Series E preferred unit     $.553125     April 14, 2003     April 30, 2003         April 30, 2003           $2.2125

</table>


The Board of Directors of the Company has authorized the purchase of up to five
million shares of the Company's Class A common stock and / or its Class B common
stock. Transactions conducted on the New York Stock Exchange will be effected in
accordance with the safe harbor provisions of the Securities Exchange Act of
1934 and may be terminated by the Company at any time. During the three months
ended March 31, 2003, under this buy-back program, the Operating Partnership
purchased 252,000 Class A common units at an average price of $18.01 per Class A
unit for an aggregate purchase price of approximately $4.5 million.



                                       9
<page>


The following table sets forth the activity under the current buy-back program
(dollars in thousands except per unit data):

<table>
<caption>
                                          UNITS                     AVERAGE                  AGGREGATE
                                        PURCHASED               PRICE PER UNIT            PURCHASE PRICE
                                   --------------------      ----------------------     --------------------
     
                                <c>                         <c>                 <c>
     Current program:
          Class A common                2,950,400                   $ 21.30             $           62,830
          Class B Common                  368,200                   $ 22.90                          8,432
                                   --------------------                                 --------------------
                                        3,318,600                                       $           71,262
                                   ====================                                 ====================
</table>


The Board of Directors of the Company has formed a pricing committee to consider
purchases of up to $75 million of the Company's outstanding preferred
securities.

On March 31, 2003, the Company had 8,834,500 shares of its Class A preferred
stock issued and outstanding. During the fourth quarter of 2002, the Company
purchased and retired 357,500 shares of its Class A preferred stock at $22.29
per share for approximately $8.0 million. As a result, the Operating Partnership
purchased and retired an equal number of preferred units of general partnership
interest from the Company and reduced annual preferred distributions by
approximately $682,000.

Net income per common partnership unit is determined by allocating net income
after preferred distributions and minority partners' interest in consolidated
partnerships income to the general and limited partners' based on their weighted
average distribution per common partnership units outstanding during the
respective periods presented.

Holders of preferred units of limited and general partnership interest are
entitled to distributions based on the stated rates of return (subject to
adjustment) for those units.

The Company had historically structured long term incentive programs ("LTIP")
using restricted stock and stock loans. In July 2002, as a result of certain
provisions of the Sarbanes Oxley legislation, the Company discontinued the use
of stock loans in its LTIP. In connection with LTIP grants made prior to the
enactment of the Sarbanes Oxley legislation the Company made stock loans to
certain executive and senior officers to purchase 1,372,393 shares of its Class
A common stock at market prices ranging from $18.44 per share to $27.13 per
share. The stock loans were set to bear interest at the mid-term Applicable
Federal Rate and were secured by the shares purchased. Such stock loans
(including accrued interest) vest and are ratably forgiven each year on the
anniversary of the grant date based upon vesting periods ranging from four to
ten years based on continued service and in part on attaining certain annual
performance measures. These stock loans had an initial aggregate weighted
average vesting period of approximately nine years. Approximately $1.1 million
of compensation expense was recorded for the three month periods ended March 31,
2003 and 2002 related to these LTIP. Such amount has been included in marketing,
general and administrative expenses on the accompanying consolidated statements
of income.

The outstanding stock loan balances due from the Company's executive and senior
officers aggregated approximately $14.5 million and $17.0 million at March 31,
2003 and December 31, 2002, respectively, and have been included as a reduction
of additional paid in capital on the accompanying consolidated balance sheets.
Other outstanding loans to the Company's executive and senior officers amounting
to approximately $1.0 million at March 31, 2003 and December 31, 2002, related
to life insurance contracts and approximately $2.1 million and $1.0 million at
March 31, 2003 and December 31, 2002, respectively, primarily related to tax
payment advances on a stock compensation awards made to certain of the Company's
non-executive officers.

In November 2002 and March 2003 an award of rights was granted to certain
executive officers of the Company (the "2002 Rights" and "2003 Rights",
respectively and collectively, the "Rights"). Each Right represents the right to
receive, upon vesting, one share of Class A common stock if shares are then
available for grant under one of the Company's stock option plans or, if shares
are not so available, an amount of cash equivalent to the value of such stock on
the vesting date. The 2002 Rights will vest in four equal annual installments
beginning on November 14, 2003 (and shall be fully vested on November 14, 2006).
The 2003 Rights will be earned as of March 13, 2005 and will vest in three equal
annual installments beginning on March 13, 2005 (and shall be fully vested on
March 13, 2007). Dividends on the shares will be held by the Company until such
shares become vested, and will be distributed thereafter to the applicable
officer. The 2002 Rights also entitle the holder thereof to cash payments in
respect of taxes payable by the holder resulting from the Rights. The 2002
Rights aggregate 190,524 shares of the Company's Class A common stock and the
2003 Rights aggregate 60,760 shares of Class A common stock. In addition, during
the three months ended March 31, 2003, the Operating Partnership recorded
approximately $216,000 of compensation expense related to the Rights. Such
amount has been included in marketing, general and administrative expenses on
the accompanying consolidated statement of income.



                                       10
<page>


In March 2003, the Company established a new LTIP for its executive and senior
officers. The four-year plan has a core award which provides for annual stock
based compensation based upon continued service and in part based on attaining
certain annual performance measures. The plan also has a special outperformance
award which provides for compensation to be earned at the end of a four year
period if the Company attains certain four year cumulative performance measures.
Amounts earned under the special outperformance award may be paid in cash or
stock at the discretion of the Compensation Committee of the Board. Performance
measures are based on total shareholder returns on a relative and absolute
basis. On March 13, 2003, the Company made available 1,384,102 shares of its
Class A common stock under its existing stock option plans in connection with
the core award of this LTIP for twelve of its executive and senior officers. In
addition, with respect to the core award of this LTIP, the Operating Partnership
recorded approximately $268,000 of compensation expense for the period March 13,
2003 through March 31, 2003. Such amount is included in marketing, general and
administrative expenses on the accompanying consolidated statement of income.
Further, no provision will be made for the special outperformance award of this
LTIP until such time as achieving the requisite performance measures is
determined to be probable.

The Operating Partnership issues additional units to the Company, and thereby
increases the Company's general partnership interest in the Operating
Partnership, with terms similar to the terms of any securities (i.e.: common
stock or preferred stock) issued by the Company (including any securities issued
by the Company upon the exercise of stock options). Any consideration received
by the Company in respect of the issuance of its securities is contributed to
the Operating Partnership. In addition, the Operating Partnership or a
subsidiary, funds the compensation of personnel, including any amounts payable
under the Company's LTIP.

As of March 31, 2003, the Company had approximately 6.6 million shares of its
Class A common stock reserved for issuance under its stock option plans, in
certain cases subject to vesting terms, at a weighted average exercise price of
$22.27 per option. In addition, the Company has approximately 295,000 shares of
its Class A common stock reserved for future issuance under its stock option
plans.

8. SUPPLEMENTAL DISCLOSURES OF CASH FLOWS INFORMATION (in thousands)

                                                             THREE MONTHS ENDED
                                                                 MARCH 31,
                                                             ------------------
                                                              2003      2002
                                                             -------   -------
     Cash paid during the period for interest .............  $30,076   $31,219
                                                             =======   =======
     Interest capitalized during the period ...............  $ 1,854   $ 2,607
                                                             =======   =======


9.   SEGMENT DISCLOSURE

The Operating Partnership's portfolio consists of Class A office properties
located within the New York City metropolitan area and Class A suburban office
and industrial / R&D properties located and operated within the Tri-State Area
(the "Core Portfolio"). The Operating Partnership's portfolio also includes one
office property located in Orlando, Florida. The Operating Partnership has
managing directors who report directly to the Co-Presidents and Chief Financial
Officer of the Company who have been identified as the Chief Operating Decision
Makers due to their final authority over resource allocation decisions and
performance assessment.

The Operating Partnership does not consider (i) interest incurred on its Credit
Facility and Senior Unsecured Notes, (ii) the operating performance of the
office property located in Orlando, Florida (iii) the operating performance of
those properties reflected as discontinued operations on the Operating
Partnership's consolidated statements of operations and (iv) the operating
results of the Service Companies as part of its Core Portfolio's property
operating performance for purposes of its component disclosure set forth below.



                                       11
<page>


The following table sets forth the components of the Operating Partnership's
revenues and expenses and other related disclosures for the three months ended
March 31, 2003 and 2002 (in thousands):

<table>
<caption>
                                                                       Three months ended
                             -------------------------------------------------------------------------------------------
                                             March 31, 2003                                 March 31, 2002
                             -----------------------------------------------    ----------------------------------------
                                                                CONSOLIDATED        Core                   CONSOLIDATED
                              Core Portfolio        Other         TOTALS         Portfolio      Other         TOTALS
                             ----------------    ----------    -------------    ----------    ----------   ------------

                             <c>              <c>             <c>            <c>           <c>           <c>
REVENUES:
Base rents, tenant
  escalations and
  reimbursements ........       $  121,640       $    1,801      $  123,441     $  119,397    $    2,307    $  121,704
Other income (loss) .....              761            6,558           7,319            415         1,675         2,090
                                ----------       ----------      ----------     ----------    ----------    ----------
  Total Revenues ........          122,401            8,359         130,760        119,812         3,982       123,794
                                ----------       ----------      ----------     ----------    ----------    ----------
EXPENSES:
Property operating
   expenses .............           46,990              844          47,834         41,103           792        41,895
Marketing, general
  and administrative ....            4,666            3,593           8,259          4,560         2,535         7,095
Interest ................           12,760           10,090          22,850         12,964         8,032        20,996
Depreciation and
  amortization ..........           30,384            1,600          31,984         24,391         1,539        25,930
                                ----------       ----------      ----------     ----------    ----------    ----------
  Total Expenses ........           94,800           16,127         110,927         83,018        12,898        95,916
                                ----------       ----------      ----------     ----------    ----------    ----------
Income (loss) before
  minority interests,
  distributions to
  preferred unitholders,
  equity in earnings of
  real estate joint
  ventures and service
  companies, gain on
  sales of depreciable
  real estate assets and
  discontinued operations       $   27,601       $   (7,768)     $   19,833     $   36,794        (8,916)   $   27,878
                                ==========       ==========      ==========     ==========    ==========    ==========
Total Assets ............       $2,665,982       $  242,482      $2,908,464     $2,660,419    $  260,572    $2,920,991
                                ==========       ==========      ==========     ==========    ==========    ==========
</table>


10.  RELATED PARTY TRANSACTIONS

In connection with the IPO, the Operating Partnership was granted ten year
options to acquire ten properties (the "Option Properties") which are either
owned by certain Rechler family members who are also executive officers of the
Company, or in which the Rechler family members own a non-controlling minority
interest at a price based upon an agreed upon formula. In years prior to 2001,
one Option Property was sold by the Rechler family members to a third party and
four of the Option Properties were acquired by the Operating Partnership for an
aggregate purchase price of approximately $35 million, which included the
issuance of approximately 475,000 Units valued at approximately $8.8 million.
Currently, certain Rechler family members retain their equity interests in the
five remaining Option Properties (the "Remaining Option Properties") which were
not contributed to the Company as part of the IPO. Such options provide the
Operating Partnership the right to acquire fee interest in two of the Remaining
Option Properties and the Rechler's minority interests in three Remaining Option
Properties. During May 2003, the Independent Directors approved the exercise by
the Company of its option to acquire the Rechler's fee interest in two of the
Remaining Option Properties (225 Broad Hollow Road and 593 Acorn Street) and to
provide customary tax protection from the sale or disposition of these
properties by the Company for a five-year period. In addition, the Rechler
family members agreed to extend the term of the three remaining unexercised
options for an additional two years. Both of these properties are located on
Long Island and aggregate approximately 228,000 square feet. Aggregate
consideration to acquire the two Remaining Option Properties is approximately
$22.1 million which includes the assumption of approximately $19.0 million of
mortgage notes payable and the issuance of approximately 145,000 Units. The
Operating Partnership anticipates that it will acquire these two Remaining
Option Properties in July 2003 and prepay or retire approximately $6.1 million
of the assumed debt.



                                       12
<page>


As part of the Company's REIT structure it is provided management, leasing and
construction related services through taxable REIT subsidiaries as defined by
the Internal Revenue Code of 1986 as amended (the "Code"). These services are
currently provided by the Service Companies in which, as of September 30, 2002,
the Operating Partnership owned a 97% non-controlling interest. An entity which
is substantially owned by certain Rechler family members who are also executive
officers of the Company owned a 3% controlling interest in the Service
Companies. In order to minimize the potential for corporate conflicts of
interests, which became possible as a result of changes to the Code that permit
REITs to own 100% of taxable REIT subsidiaries the Independent Directors of the
Company approved the purchase by the Operating Partnership of the remaining 3%
interest in the Service Companies. On October 1, 2002, the Operating Partnership
acquired such 3% interests in the Service Companies for an aggregate purchase
price of approximately $122,000. Such amount was less than the total amount of
capital contributed by the Rechler family members. As a result of the
acquisition of the remaining interests in the Service Companies, the Operating
Partnership commenced consolidating the operations of the Service Companies.
During the nine months ended March 31, 2003, Reckson Construction Group, Inc.
billed approximately $125,100 of market rate services and Reckson Management
Group, Inc. billed approximately $71,000 of market rate management fees to the
Remaining Option Properties. In addition, for the three months ended March 31,
2003, Reckson Construction Group, Inc. performed market rate services,
aggregating approximately $20,000, for a property in which certain executive
officers of the Company maintain an equity interest.

Reckson Management Group, Inc. leases 43,713 square feet of office and storage
space at a Remaining Option Property located at 225 Broad Hollow Road, Melville,
New York for its corporate offices at an annual base rent of approximately $1.2
million. Reckson Management Group, Inc. also leases 10,722 square feet of
warehouse space used for equipment, materials and inventory storage at a
Remaining Option Property located at 593 Acorn Street, Deer Park, New York at an
annual base rent of approximately $72,000.

A company affiliated with an Independent Director of the Company leases 15,566
square feet in a property owned by the Company at an annual base rent of
approximately $431,500. Reckson Strategic Venture Partners, LLC ("RSVP") leases
5,144 square feet in one of the Operating Partnership's joint venture properties
at an annual base rent of approximately $176,000.

During 1997, the Company formed FrontLine Capital Group, formerly Reckson
Service Industries, Inc. ("FrontLine") and RSVP. RSVP is a real estate venture
capital fund which invests primarily in real estate and real estate operating
companies outside the Company's core office and industrial / R&D focus and whose
common equity is held indirectly by FrontLine. In connection with the formation
and spin-off of FrontLine, the Operating Partnership established an unsecured
credit facility with FrontLine (the "FrontLine Facility") in the amount of $100
million for FrontLine to use in its investment activities, operations and other
general corporate purposes. The Company has advanced approximately $93.4 million
under the FrontLine Facility. The Operating Partnership also approved the
funding of investments of up to $100 million relating to RSVP (the "RSVP
Commitment"), through RSVP-controlled joint ventures (for REIT-qualified
investments) or advances made to FrontLine under an unsecured loan facility (the
"RSVP Facility") having terms similar to the FrontLine Facility (advances made
under the RSVP Facility and the FrontLine Facility hereafter, the "FrontLine
Loans"). During March 2001, the Company increased the RSVP Commitment to $110
million and as of March 31, 2003 approximately $109.1 million had been funded
through the RSVP Commitment, of which $59.8 million represents investments by
the Company in RSVP-controlled (REIT-qualified) joint ventures and $49.3 million
represents loans made to FrontLine under the RSVP Facility. As of March 31, 2003
interest accrued (net of reserves) under the FrontLine Facility and the RSVP
Facility was approximately $19.6 million. RSVP retained the services of two
managing directors to manage RSVP's day-to-day operations. Prior to the spin off
of FrontLine, the Company guaranteed certain salary provisions of their
employment agreements with RSVP Holdings, LLC, RSVP's common member. The term of
these employment agreements is seven years commencing March 5, 1998 provided
however, the term may be earlier terminated after five years upon certain
circumstances. The salary for each managing director is $1 million in the first
five years and $1.6 million in years six and seven.

At June 30, 2001, the Company assessed the recoverability of the FrontLine Loans
and reserved approximately $3.5 million of the interest accrued during the
three-month period then ended. In addition, the Company formed a committee of
its Board of Directors, comprised solely of independent directors, to consider
any actions to be taken by the Company in connection with the FrontLine Loans
and its investments in joint ventures with RSVP. During the third quarter of
2001, the Company noted a significant deterioration in FrontLine's operations
and financial condition and, based on its assessment of value and recoverability
and considering the findings and recommendations of the committee and its
financial advisor, the Company recorded a $163 million valuation reserve charge,
inclusive of anticipated costs, in its consolidated statements of operations
relating to its investments in the FrontLine Loans and joint ventures with RSVP.
The Company has discontinued the accrual of interest income with respect to the
FrontLine Loans. The Company has also reserved against its share of GAAP equity
in earnings from the RSVP controlled joint ventures funded through the RSVP
Commitment until such income is realized through cash distributions.

At December 31, 2001, the Company, pursuant to Section 166 of the Code charged
off for tax purposes $70 million of the aforementioned reserve directly related
to the FrontLine Facility, including accrued interest. On February 14, 2002, the
Company charged off for tax purposes an additional $38 million of the reserve
directly related to the FrontLine Facility, including accrued interest and $47
million of the reserve directly related to the RSVP Facility, including accrued
interest.



                                       13
<page>


FrontLine is in default under the FrontLine Loans from the Operating Partnership
and on June 12, 2002, filed a voluntary petition for relief under Chapter 11 of
the United States Bankruptcy Code.

As a result of the foregoing, the net carrying value of the Company's
investments in the FrontLine Loans and joint venture investments with RSVP,
inclusive of the Company's share of previously accrued GAAP equity in earnings
on those investments, is approximately $65 million which was reassessed with no
change by management as of March 31, 2003. Such amount has been reflected in
investments in service companies and affiliate loans and joint ventures on the
Company's consolidated balance sheet.

On or about April 29, 2003, RSVP entered into agreements regarding the
restructuring of its capital structure and arrangements with its management. In
connection with such restructuring, RSVP transferred $41 million in cash, and
the assets that comprised its parking investments valued at approximately $28.5
million to the preferred equity holders in RSVP. In addition, RSVP agreed to
redeem the preferred equity holders' interests for an additional $95.8 million
in cash, subject to a financing contingency. RSVP also agreed to restructure its
relationship with its current managing directors, conditioned upon the
redemption of the preferred equity interests, whereby a management company
formed by the managing directors will be retained to manage RSVP. RSVP will
enter into a management agreement that will provide for an annual base
management fee, and disposition fees equal to 2% of the net proceeds received by
RSVP on asset sales. (The base fee and disposition fees together being subject
to a maximum amount over the term of the agreement, of $7.5 million.) In
addition, the managing directors will retain a subordinate residual interest in
RSVP's assets. The management agreement will have a three-year term, subject to
early termination in the event of the disposition of all of the assets of RSVP.
As a result of this new arrangement, the employment contracts of the managing
directors will be terminated. There can be no assurance that any of the
foregoing pending transactions will be completed. In the event that the
redemption of the preferred does not close, all parties rights shall remain
unaffected, including the rights relating to a dispute between common and
preferred members over certain provisions of the RSVP operating agreement.

Both the FrontLine Facility and the RSVP Facility terminate on June 15, 2003,
are unsecured and advances thereunder are recourse obligations of FrontLine.
Notwithstanding the valuation reserve, under the terms of the credit facilities,
interest accrues on the FrontLine Loans at a rate equal to the greater of (a)
the prime rate plus two percent and (b) 12% per annum, with the rate on amounts
that are outstanding for more than one year increasing annually at a rate of
four percent of the prior year's rate. In March 2001, the credit facilities were
amended to provide that (i) interest is payable only at maturity and (ii) the
Company may transfer all or any portion of its rights or obligations under the
credit facilities to its affiliates. The Company requested these changes as a
result of changes in REIT tax laws. As a result of FrontLine's default under the
FrontLine Loans, interest on borrowings thereunder accrue at default rates
ranging between 13% and 14.5% per annum.

Scott H. Rechler, who serves as Co-Chief Executive Officer and a director of the
Company, serves as CEO and Chairman of the Board of Directors of FrontLine and
is its sole board member. Scott H. Rechler also serves as a member of the
management committee of RSVP.

11.    COMMITMENTS AND CONTINGENCIES

HQ Global Workplaces, Inc. ("HQ"), one of the largest providers of flexible
officing solutions in the world and which is controlled by FrontLine, currently
operates eight (formerly eleven) executive office centers in the Operating
Partnership's properties, two of which are held through joint ventures. The
leases under which these office centers operate expire between 2008 and 2011,
encompass approximately 171,000 square feet and have current contractual annual
base rents of approximately $4.2 million. On March 13, 2002, as a result of
experiencing financial difficulties, HQ voluntarily filed a petition for relief
under Chapter 11 of the U.S. Bankruptcy Code. As of June 30, 2002, HQ's leases
with the Operating Partnership were in default. Further, the Bankruptcy Court
has granted HQ's petition to reject three of its leases with the Operating
Partnership, one of which is held through the 919JV. The two rejected leases,
held through wholly owned entities, aggregated approximately 23,700 square feet
and were to provide for contractual base rents of approximately $600,000 for the
2003 calendar year. The third rejected lease held through the 919JV aggregated
approximately 31,000 square feet and provided for contractual base rents of
approximately $1.9 million for the 2003 calendar year. Pursuant to the
bankruptcy filing, HQ has been paying current rental charges under its leases
with the Operating Partnership, other than under the three rejected leases. The
Operating Partnership is in negotiation to restructure three of the leases and
leave the terms of the remaining five leases unchanged. All negotiations with HQ
are conducted by a committee designated by the Board and chaired by an
independent director. There can be no assurance as to whether any deal will be
consummated with HQ or if HQ will affirm or reject any or all of its remaining
leases with the Operating Partnership. As a result of the foregoing, the
Operating Partnership has currently established reserves of approximately
$360,000 (net of minority partners' interests and including the Operating
Partnership's share of unconsolidated joint venture interest), or 50%, of the
amounts due from HQ as of March 31, 2003. Scott H. Rechler serves as the
non-Executive Chairman of the Board and Jon Halpern is the Chief Executive
Officer and a director of HQ.



                                       14
<page>


WorldCom/MCI and its affiliates ("WorldCom"), a telecommunications company,
which leased approximately 527,000 square feet in thirteen of the Operating
Partnership's properties located throughout the Tri-State Area voluntarily filed
a petition for relief under Chapter 11 of the U.S. Bankruptcy Code on July 21,
2002. During February 2003, the Bankruptcy Court granted WorldCom's petition to
reject three of its leases with the Operating Partnership. The three rejected
leases aggregated approximately 192,000 square feet and provided for contractual
base rents of approximately $4.8 million for the 2003 calendar year. All of
WorldCom's leases are current on base rental charges through May 31, 2003, other
than under the three rejected leases and the Operating Partnership currently
holds approximately $300,000 in security deposits relating to the non-rejected
leases. The Operating Partnership is currently in negotiations to restructure
the remaining WorldCom leases. There can be no assurance as to whether any deal
will be consummated with WorldCom or if WorldCom will affirm or reject any or
all of its remaining leases with the Operating Partnership.

As of March 31, 2003, WorldCom occupied approximately 335,000 square feet of
office space with aggregate annual base rental revenues of approximately $6.7
million, or 1.8% of the Operating Partnership's total 2003 annualized rental
revenue, making it the Operating Partnership's third largest tenant based on
base rental revenue earned on a consolidated basis.




                                       15
<page>


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
          RESULTS OF OPERATIONS

The following discussion should be read in conjunction with the historical
financial statements of Reckson Operating Partnership, L. P. (the "Operating
Partnership") and related notes.

The Operating Partnership considers certain statements set forth herein to be
forward-looking statements within the meaning of Section 27A of the Securities
Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934,
as amended, with respect to the Operating Partnership's expectations for future
periods. Certain forward-looking statements, including, without limitation,
statements relating to the timing and success of acquisitions and the completion
of development or redevelopment of properties, the financing of the Operating
Partnership's operations, the ability to lease vacant space and the ability to
renew or relet space under expiring leases, involve risks and uncertainties.
Many of the forward-looking statements can be identified by the use of words
such as "believes", "may", "expects", "anticipates", "intends" or similar
expressions. Although the Operating Partnership believes that the expectations
reflected in such forward-looking statements are based on reasonable
assumptions, the actual results may differ materially from those set forth in
the forward-looking statements and the Operating Partnership can give no
assurance that its expectation will be achieved. Among those risks, trends and
uncertainties are: the general economic climate, including the conditions
affecting industries in which our principal tenants compete; changes in the
supply of and demand for office and industrial / R&D properties in the New York
Tri-State area; changes in interest rate levels; downturns in rental rate levels
in our markets and our ability to lease or re-lease space in a timely manner at
current or anticipated rental rate levels; the availability of financing to us
or our tenants; financial condition of our tenants; changes in operating costs,
including utility, security and insurance costs; repayment of debt owed to the
Operating Partnership by third parties (including FrontLine Capital Group);
risks associated with joint ventures; liability for uninsured losses or
environmental matters; and other risks associated with the development and
acquisition of properties, including risks that development may not be completed
on schedule, that the tenants will not take occupancy or pay rent, or that
development or operating costs may be greater than anticipated. Consequently,
such forward-looking statements should be regarded solely as reflections of the
Operating Partnership's current operating and development plans and estimates.
These plans and estimates are subject to revisions from time to time as
additional information becomes available, and actual results may differ from
those indicated in the referenced statements.

CRITICAL ACCOUNTING POLICIES

The consolidated financial statements of the Operating Partnership include
accounts of the Operating Partnership and all majority-owned subsidiaries. The
preparation of financial statements in conformity with accounting principles
generally accepted in the United States ("GAAP") requires management to make
estimates and assumptions in certain circumstances that affect amounts reported
in the Operating Partnership's consolidated financial statements and related
notes. In preparing these financial statements, management has utilized
information available including its past history, industry standards and the
current economic environment among other factors in forming its estimates and
judgments of certain amounts included in the consolidated financial statements,
giving due consideration to materiality. It is possible that the ultimate
outcome as anticipated by management in formulating its estimates inherent in
these financial statements may not materialize. However, application of the
critical accounting policies below involves the exercise of judgment and use of
assumptions as to future uncertainties and, as a result, actual results could
differ from these estimates. In addition, other companies may utilize different
estimates, which may impact comparability of the Operating Partnership's results
of operations to those of companies in similar businesses.

Revenue Recognition and Accounts Receivable

Rental revenue is recognized on a straight line basis, which averages minimum
rents over the terms of the leases. The excess of rents recognized over amounts
contractually due are included in deferred rents receivable on the Operating
Partnership's balance sheets. The leases also typically provide for tenant
reimbursements of common area maintenance and other operating expenses and real
estate taxes. Ancillary and other property related income is recognized in the
period earned.

The Operating Partnership makes estimates of the collectibility of its tenant
receivables related to base rents, tenant escalations and reimbursements and
other revenue or income. The Operating Partnership specifically analyzes tenant
receivables and analyzes historical bad debts, customer credit worthiness,
current economic trends, changes in customer payment terms, publicly available
information and, to the extent available, guidance provided by the tenant when
evaluating the adequacy of its allowance for doubtful accounts. In addition,
when tenants are in bankruptcy the Operating Partnership makes estimates of the
expected recovery of pre-petition administrative and damage claims. In some
cases, the ultimate resolution of those claims can exceed a year. These
estimates have a direct impact on the Operating Partnership's net income,
because a higher bad debt reserve results in less net income.

During the three months ended March 31, 2003, the Operating Partnership incurred
approximately $2.0 million of bad debt expense related to tenant receivables and
deferred rents receivable which accordingly reduced total revenues and reported
net income during the period.



                                       16
<page>


The Operating Partnership records interest income on investments in mortgage
notes and notes receivable on an accrual basis of accounting. The Operating
Partnership does not accrue interest on impaired loans where, in the judgment of
management, collection of interest according to the contractual terms is
considered doubtful. Among the factors the Operating Partnership considers in
making an evaluation of the collectibility of interest are: (i) the status of
the loan, (ii) the value of the underlying collateral, (iii) the financial
condition of the borrower and (iv) anticipated future events.

Reckson Construction Group, Inc. and Reckson Construction Group New York, Inc.
use the percentage-of-completion method for recording amounts earned on its
contracts. This method records amounts earned as revenue in the proportion that
actual costs incurred to date bear to the estimate of total costs at contract
completion.

Gain on sales of real estate are recorded when title is conveyed to the buyer,
subject to the buyer's financial commitment being sufficient to provide economic
substance to the sale and the Operating Partnership having no substantial
continuing involvement with the buyer.

The Operating Partnership follows the guidance provided for under the Financing
Accounting Standards Board ("FASB") Statement No. 66 "Accounting for Sales of
Real Estate" ("Statement No. 66"), which provides guidance on sales contracts
that are accompanied by agreements which require the seller to develop the
property in the future. Under Statement No. 66 profit is recognized and
allocated to the sale of the land and the later development or construction work
on the basis of estimated costs of each activity; the same rate of profit is
attributed to each activity. As a result, profits are recognized and reflected
over the improvement period on the basis of costs incurred (including land) as a
percentage of total costs estimated to be incurred. The Operating Partnership
uses the percentage of completion method, as the future costs of development and
profit were reliably estimated.

Real Estate

Land, buildings and improvements, furniture, fixtures and equipment are recorded
at cost. Tenant improvements, which are included in buildings and improvements,
are also stated at cost. Expenditures for ordinary maintenance and repairs are
expensed to operations as incurred. Renovations and/or replacements, which
improve or extend the life of the asset are capitalized and depreciated over
their estimated useful lives.

Depreciation is computed utilizing the straight-line method over the estimated
useful lives of ten to thirty years for buildings and improvements and five to
ten years for furniture, fixtures and equipment. Tenant improvements are
amortized on a straight-line basis over the term of the related leases.

The Operating Partnership is required to make subjective assessments as to the
useful lives of its properties for purposes of determining the amount of
depreciation to reflect on an annual basis with respect to those properties.
These assessments have a direct impact on the Operating Partnership's net
income. Should the Operating Partnership lengthen the expected useful life of a
particular asset, it would be depreciated over more years, and result in less
depreciation expense and higher annual net income.

Assessment by the Operating Partnership of certain other lease related costs
must be made when the Operating Partnership has a reason to believe that the
tenant will not be able to execute under the term of the lease as originally
expected.

Long Lived Assets

On a periodic basis, management assesses whether there are any indicators that
the value of the real estate properties may be impaired. A property's value is
impaired only if management's estimate of the aggregate future cash flows
(undiscounted and without interest charges) to be generated by the property are
less than the carrying value of the property. Such cash flows consider factors
such as expected future operating income, trends and prospects, as well as the
effects of demand, competition and other factors. To the extent impairment has
occurred, the loss will be measured as the excess of the carrying amount of the
property over the fair value of the property.

The Operating Partnership is required to make subjective assessments as to
whether there are impairments in the value of its real estate properties and
other investments. These assessments have a direct impact on the Operating
Partnership's net income, because recognizing an impairment results in an
immediate negative adjustment to net income. In determining impairment, if any,
the Operating Partnership has adopted FASB Statement No. 144, "Accounting for
the Impairment or Disposal of Long Lived Assets".



                                       17
<page>


OVERVIEW AND BACKGROUND

The Operating Partnership, which commenced operations on June 2, 1995, is
engaged in the acquisition, financing, ownership, management, operation, leasing
and development of commercial real estate properties, principally office and
industrial / R&D properties, and also owns certain undeveloped land located in
the New York tri-state area (the "Tri-State Area"). Reckson Associates Realty
Corp. (the "Company"), is a self-administered and self-managed real estate
investment trust ("REIT"), and serves as the sole general partner in the
Operating Partnership.

As of March 31, 2003, the Operating Partnership owned and operated 75 office
properties (inclusive of eleven office properties owned through joint ventures)
comprising approximately 13.6 million square feet, 101 industrial properties
comprising approximately 6.7 million square feet and two retail properties
comprising approximately 20,000 square feet located in the Tri-State Area.

The Operating Partnership also owns approximately 313 acres of land in 12
separate parcels of which the Operating Partnership can develop approximately
3.1 million square feet of office space and approximately 400,000 square feet of
industrial / R&D space. The Operating Partnership is currently evaluating
alternative land uses for certain of the land holdings to realize the highest
economic value. These alternatives may include rezoning certain land parcels
from commercial to residential for potential disposition. As of March 31, 2003,
the Operating Partnership had invested approximately $115.4 million in these
development projects. Management has made subjective assessments as to the value
and recoverability of these investments based on current and proposed
development plans market comparable land values and alternative use values. The
Operating Partnership has capitalized approximately $2.3 million and $3.3
million for the three months ended March 31, 2003 and 2002, respectively,
related to real estate taxes, interest and other carrying costs related to these
development projects.

During February 2003, the Operating Partnership, through Reckson Construction
Group, Inc., entered into a contract with an affiliate of First Data Corp. to
sell a 19.3-acre parcel of land located in Melville, New York and has been
retained by the purchaser to develop a build-to-suit 195,000 square foot office
building for aggregate consideration of approximately $47 million. This
transaction closed on March 11, 2003 and development of the aforementioned
office building has commenced. Net proceeds from the land sale of approximately
$18.3 million were used to establish an escrow account with a qualified
intermediary for a future exchange of real property pursuant to Section 1031 of
the Code and is included in prepaid expenses and other assets on the
accompanying balance sheet. The Code allows for the deferral of taxes related to
the gain attributable to the sale of property if such qualified identified
replacement property is identified within 45 days and acquired within 180 days
from the initial sale. The Operating Partnership has identified certain
properties and interests in properties for purposes of this exchange. In
accordance with Statement No. 66, the Operating Partnership has estimated its
pre-tax gain on this land sale and build-to-suit transaction to be approximately
$16.6 million of which $5.8 million has been recognized in the current period
and is included in investment and other income on the accompanying statement of
income. Approximately $10.8 million has been deferred to future periods which
will be recognized as the development progresses.

The Operating Partnership holds a $17.0 million interest in a note receivable
which bears interest at 12% per annum and is secured by a minority partnership
interest in Omni Partners, L.P., owner of the Omni, a 579,000 square foot Class
A office property located in Uniondale, NY (the "Omni Note"). The Operating
Partnership currently owns a 60% majority interest in Omni Partnership, L.P. and
on March 14, 2007 may exercise an option to acquire the remaining 40% interest
for a price based on 90% of the fair market value of the property. The Operating
Partnership also holds three other notes receivable aggregating $36.5 million
which bear interest at rates ranging from 10.5% to 12% per annum and are secured
in part by a minority partner's preferred unit interest in the Operating
Partnership, certain real property and a personal guarantee (the "Other Notes"
and collectively with the Omni Note, the "Note Receivable Investments"). As of
March 31, 2003, management has made subjective assessments as to the underlying
security value on the Operating Partnership's Note Receivable Investments. These
assessments indicated an excess of market value over carrying value related to
the Operating Partnership's Note Receivable Investments. Based on these
assessments, the Operating Partnership's management believes there is no
impairment to the carrying value related to the Operating Partnership's Note
Receivable Investments. The Operating Partnership also owns a 355,000 square
foot office building in Orlando, Florida. This non-core real estate holding was
acquired in May 1999 in connection with the Operating Partnership's initial New
York City portfolio acquisition. This property is cross collateralized under a
$102 million mortgage note along with one of the Operating Partnership's New
York City buildings.



                                       18
<page>

The Operating Partnership also owns a 60% non-controlling interest in a 172,000
square foot office building located at 520 White Plains Road in White Plains,
New York (the "520JV"), which it manages. The remaining 40% interest is owned by
JAH Realties, L.P. Jon Halpern, the CEO and a director of HQ Global Workplaces,
is a partner in JAH Realties, L.P. As of March 31, 2003, the 520JV had total
assets of $20.7 million, a mortgage note payable of $12.4 million and other
liabilities of $217,000. The Operating Partnership's allocable share of the
520JV mortgage note payable is approximately $7.5 million. This mortgage note
payable bears interest at 8.85% per annum and matures on September 1, 2005. In
addition, the 520JV had total revenues of $979,000 and total expenses of
$844,000 for the three months ended March 31, 2003. The operating agreement of
the 520JV requires joint decisions from all members on all significant operating
and capital decisions including sale of the property, refinancing of the
property's mortgage debt, development and approval of leasing strategy and
leasing of rentable space. As a result of the decision-making participation
relative to the operations of the property, the Operating Partnership accounts
for the 520JV under the equity method of accounting. The 520JV contributed
approximately $106,000 to the Operating Partnership's equity in earnings of real
estate joint ventures for the three months ended March 31, 2003. For the three
months ended March 31, 2002, the Operating Partnership recorded its allocable
share of a loss from the 520JV of approximately $72,000.

In connection with the IPO, the Operating Partnership was granted ten year
options to acquire ten properties (the "Option Properties") which are either
owned by certain Rechler family members who are also executive officers of the
Company, or in which the Rechler family members own a non-controlling minority
interest at a price based upon an agreed upon formula. In years prior to 2001,
one Option Property was sold by the Rechler family members to a third party and
four of the Option Properties were acquired by the Operating Partnership for an
aggregate purchase price of approximately $35 million, which included the
issuance of approximately 475,000 Units valued at approximately $8.8 million.
Currently, certain Rechler family members retain their equity interests in the
five remaining Option Properties (the "Remaining Option Properties") which were
not contributed to the Company as part of the IPO. Such options provide the
Operating Partnership the right to acquire fee interest in two of the Remaining
Option Properties and the Rechler's minority interests in three Remaining Option
Properties. During May 2003, the Independent Directors approved the exercise by
the Company of its option to acquire the Rechler's fee interest in two of the
Remaining Option Properties (225 Broad Hollow Road and 593 Acorn Street) and to
provide customary tax protection from the sale or disposition of these
properties by the Company for a five-year period. In addition, the Rechler
family members agreed to extend the term of the three remaining unexercised
options for an additional two years. Both of these properties are located on
Long Island and aggregate approximately 228,000 square feet. Aggregate
consideration to acquire the two Remaining Option Properties is approximately
$22.1 million which includes the assumption of approximately $19.0 million of
mortgage notes payable and the issuance of approximately 145,000 Units. The
Operating Partnership anticipates that it will acquire these two Remaining
Option Properties in July 2003 and prepay or retire approximately $6.1 million
of the assumed debt.

As part of the Company's REIT structure it is provided management, leasing and
construction related services through taxable REIT subsidiaries as defined by
the Internal Revenue Code of 1986 as amended (the "Code"). These services are
currently provided by the Service Companies in which, as of September 30, 2002,
the Operating Partnership owned a 97% non-controlling interest. An entity which
is substantially owned by certain Rechler family members who are also executive
officers of the Company owned a 3% controlling interest in the Service
Companies. In order to minimize the potential for corporate conflicts of
interests, which became possible as a result of changes to the Code that permit
REITs to own 100% of taxable REIT subsidiaries the Independent Directors of the
Company approved the purchase by the Operating Partnership of the remaining 3%
interest in the Service Companies. On October 1, 2002, the Operating Partnership
acquired such 3% interests in the Service Companies for an aggregate purchase
price of approximately $122,000. Such amount was less than the total amount of
capital contributed by the Rechler family members. As a result of the
acquisition of the remaining interests in the Service Companies, the Operating
Partnership commenced consolidating the operations of the Service Companies.
During the nine months ended March 31, 2003, Reckson Construction Group, Inc.
billed approximately $125,100 of market rate services and Reckson Management
Group, Inc. billed approximately $71,000 of market rate management fees to the
Remaining Option Properties. In addition, for the three months ended March 31,
2003, Reckson Construction Group, Inc. performed market rate services,
aggregating approximately $20,000, for a property in which certain executive
officers of the Company maintain an equity interest.

Reckson Management Group, Inc. leases 43,713 square feet of office and storage
space at a Remaining Option Property located at 225 Broad Hollow Road, Melville,
New York for its corporate offices at an annual base rent of approximately $1.2
million. Reckson Management Group, Inc. also leases 10,722 square feet of
warehouse space used for equipment, materials and inventory storage at a
Remaining Option Property located at 593 Acorn Street, Deer Park, New York at an
annual base rent of approximately $72,000.

A company affiliated with an Independent Director of the Company leases 15,566
square feet in a property owned by the Company at an annual base rent of
approximately $431,500. Reckson Strategic Venture Partners, LLC ("RSVP") leases
5,144 square feet in one of the Operating Partnership's joint venture properties
at an annual base rent of approximately $176,000.

During July 1998, the Operating Partnership formed Metropolitan Partners, LLC
("Metropolitan") for the purpose of acquiring Class A office properties in New
York City. Currently the Operating Partnership owns, through Metropolitan, five
Class A office properties aggregating approximately 3.5 million square feet.

                                       19
<page>


During September 2000, the Operating Partnership formed a joint venture (the
"Tri-State JV") with Teachers Insurance and Annuity Association ("TIAA") and
contributed nine Class A suburban office properties aggregating approximately
1.5 million square feet to the Tri-State JV for a 51% majority ownership
interest. TIAA contributed approximately $136 million for a 49% interest in the
Tri-State JV which was then distributed to the Operating Partnership. The
Operating Partnership is responsible for managing the day-to-day operations and
business affairs of the Tri-State JV and has substantial rights in making
decisions affecting the properties such as leasing, marketing and financing. The
minority member has certain rights primarily intended to protect its investment.
For purposes of its financial statements the Operating Partnership consolidates
the Tri-State JV.

On December 21, 2001, the Operating Partnership formed a joint venture (the
"919JV") with the New York State Teachers' Retirement System ("NYSTRS") whereby
NYSTRS acquired a 49% indirect interest in the property located at 919 Third
Avenue, New York, NY for $220.5 million which included $122.1 million of its
proportionate share of secured mortgage debt and approximately $98.4 million of
cash which was then distributed to the Operating Partnership. The Operating
Partnership is responsible for managing the day-to-day operations and business
affairs of the 919JV and has substantial rights in making decisions affecting
the property such as developing a budget, leasing and marketing. The minority
member has certain rights primarily intended to protect its investment. For
purposes of its financial statements the Operating Partnership consolidates the
919JV.

The total market capitalization of the Operating Partnership at March 31, 2003
was approximately $2.9 billion. The Operating Partnership's total market
capitalization is calculated based on the sum of (i) the value of the Operating
Partnership's Class A common units and Class B common units (which, for this
purpose, is assumed to be the same per unit as the market value of a share of
the Company's Class A common stock and Class B common stock), (ii) the
liquidation preference values of the Operating Partnership's preferred units and
(iii) the approximately $1.4 billion (including its share of joint venture debt
and net of minority partners' interests share of joint venture debt) of debt
outstanding at March 31, 2003. As a result, the Operating Partnership's total
debt to total market capitalization ratio at March 31, 2003 equaled
approximately 48.0%.

During 1997, the Company formed FrontLine Capital Group, formerly Reckson
Service Industries, Inc. ("FrontLine") and RSVP. RSVP is a real estate venture
capital fund which invests primarily in real estate and real estate operating
companies outside the Company's core office and industrial / R&D focus and whose
common equity is held indirectly by FrontLine. In connection with the formation
and spin-off of FrontLine, the Operating Partnership established an unsecured
credit facility with FrontLine (the "FrontLine Facility") in the amount of $100
million for FrontLine to use in its investment activities, operations and other
general corporate purposes. The Company has advanced approximately $93.4 million
under the FrontLine Facility. The Operating Partnership also approved the
funding of investments of up to $100 million relating to RSVP (the "RSVP
Commitment"), through RSVP-controlled joint ventures (for REIT-qualified
investments) or advances made to FrontLine under an unsecured loan facility (the
"RSVP Facility") having terms similar to the FrontLine Facility (advances made
under the RSVP Facility and the FrontLine Facility hereafter, the "FrontLine
Loans"). During March 2001, the Company increased the RSVP Commitment to $110
million and as of March 31, 2003 approximately $109.1 million had been funded
through the RSVP Commitment, of which $59.8 million represents investments by
the Company in RSVP-controlled (REIT-qualified) joint ventures and $49.3 million
represents loans made to FrontLine under the RSVP Facility. As of March 31, 2003
interest accrued (net of reserves) under the FrontLine Facility and the RSVP
Facility was approximately $19.6 million. RSVP retained the services of two
managing directors to manage RSVP's day-to-day operations. Prior to the spin off
of FrontLine, the Company guaranteed certain salary provisions of their
employment agreements with RSVP Holdings, LLC, RSVP's common member. The term of
these employment agreements is seven years commencing March 5, 1998 provided
however, the term may be earlier terminated after five years upon certain
circumstances. The salary for each managing director is $1 million in the first
five years and $1.6 million in years six and seven.

At June 30, 2001, the Company assessed the recoverability of the FrontLine Loans
and reserved approximately $3.5 million of the interest accrued during the
three-month period then ended. In addition, the Company formed a committee of
its Board of Directors, comprised solely of independent directors, to consider
any actions to be taken by the Company in connection with the FrontLine Loans
and its investments in joint ventures with RSVP. During the third quarter of
2001, the Company noted a significant deterioration in FrontLine's operations
and financial condition and, based on its assessment of value and recoverability
and considering the findings and recommendations of the committee and its
financial advisor, the Company recorded a $163 million valuation reserve charge,
inclusive of anticipated costs, in its consolidated statements of operations
relating to its investments in the FrontLine Loans and joint ventures with RSVP.
The Company has discontinued the accrual of interest income with respect to the
FrontLine Loans. The Company has also reserved against its share of GAAP equity
in earnings from the RSVP controlled joint ventures funded through the RSVP
Commitment until such income is realized through cash distributions.

At December 31, 2001, the Company, pursuant to Section 166 of the Code charged
off for tax purposes $70 million of the aforementioned reserve directly related
to the FrontLine Facility, including accrued interest. On February 14, 2002, the
Company charged off for tax purposes an additional $38 million of the reserve
directly related to the FrontLine Facility, including accrued interest and $47
million of the reserve directly related to the RSVP Facility, including accrued
interest.



                                       20
<page>


FrontLine is in default under the FrontLine Loans from the Operating Partnership
and on June 12, 2002, filed a voluntary petition for relief under Chapter 11 of
the United States Bankruptcy Code.

As a result of the foregoing, the net carrying value of the Company's
investments in the FrontLine Loans and joint venture investments with RSVP,
inclusive of the Company's share of previously accrued GAAP equity in earnings
on those investments, is approximately $65 million which was reassessed with no
change by management as of March 31, 2003. Such amount has been reflected in
investments in service companies and affiliate loans and joint ventures on the
Company's consolidated balance sheet.

On or about April 29, 2003, RSVP entered into agreements regarding the
restructuring of its capital structure and arrangements with its management. In
connection with such restructuring, RSVP transferred $41 million in cash, and
the assets that comprised its parking investments valued at approximately $28.5
million to the preferred equity holders in RSVP. In addition, RSVP agreed to
redeem the preferred equity holders' interests for an additional $95.8 million
in cash, subject to a financing contingency. RSVP also agreed to restructure its
relationship with its current managing directors, conditioned upon the
redemption of the preferred equity interests, whereby a management company
formed by the managing directors will be retained to manage RSVP. RSVP will
enter into a management agreement that will provide for an annual base
management fee, and disposition fees equal to 2% of the net proceeds received by
RSVP on asset sales. (The base fee and disposition fees together being subject
to a maximum amount over the term of the agreement, of $7.5 million.) In
addition, the managing directors will retain a subordinate residual interest in
RSVP's assets. The management agreement will have a three-year term, subject to
early termination in the event of the disposition of all of the assets of RSVP.
As a result of this new arrangement, the employment contracts of the managing
directors will be terminated. There can be no assurance that any of the
foregoing pending transactions will be completed. In the event that the
redemption of the preferred does not close, all parties rights shall remain
unaffected, including the rights relating to a dispute between common and
preferred members over certain provisions of the RSVP operating agreement.

Both the FrontLine Facility and the RSVP Facility terminate on June 15, 2003,
are unsecured and advances thereunder are recourse obligations of FrontLine.
Notwithstanding the valuation reserve, under the terms of the credit facilities,
interest accrues on the FrontLine Loans at a rate equal to the greater of (a)
the prime rate plus two percent and (b) 12% per annum, with the rate on amounts
that are outstanding for more than one year increasing annually at a rate of
four percent of the prior year's rate. In March 2001, the credit facilities were
amended to provide that (i) interest is payable only at maturity and (ii) the
Company may transfer all or any portion of its rights or obligations under the
credit facilities to its affiliates. The Company requested these changes as a
result of changes in REIT tax laws. As a result of FrontLine's default under the
FrontLine Loans, interest on borrowings thereunder accrue at default rates
ranging between 13% and 14.5% per annum.

Scott H. Rechler, who serves as Co-Chief Executive Officer and a director of the
Company, serves as CEO and Chairman of the Board of Directors of FrontLine and
is its sole board member. Scott H. Rechler also serves as a member of the
management committee of RSVP.



                                       21
<page>


RESULTS OF OPERATIONS

Three months ended March 31, 2003 as compared to the three months ended March
31, 2002.

Property operating revenues which include base rents and tenant escalations and
reimbursements ("Property Operating Revenues") increased by approximately $1.7
million for the three months ended March 31, 2003 as compared to the 2002
period. The change in Property Operating Revenues is attributable to increases
in rental rates in our "same store" properties amounting to approximately
$700,000 and $2.2 million attributable to lease up of newly developed and
redeveloped properties. These increases were offset by approximately $1.2
million in bad debt expense related to tenant receivables and deferred rents
receivable.

Investment and other income increased by $5.3 million. This increase is
primarily attributable to the gain recognized on the First Data land sale and
build-to-suit transaction of approximately $5.8 million. This increase in
investment and other income was offset by a loss of approximately $817,000 from
the operations of Reckson Construction Group, Inc.

Property operating expenses, real estate taxes and ground rents ("Property
Expenses") increased by $5.9 million or 14.2% for the three months ended March
31, 2003 as compared to the 2002 period. This increase includes a $4.3 million
increase in property operating expenses and a $1.6 million increase in real
estate taxes and are primarily attributable to our "same-store" properties. The
increase in property operating expenses includes a $2.2 million increase in
utilities and snow removal costs which is attributable to the severe winter
weather conditions encountered in the Northeast. Also included in the $4.3
million of property operating expense increase is $1.3 million attributable to
increases in insurance costs. The insurance cost increase is primarily
attributable to the added cost of terrorism insurance for our properties and a
significant increase in our liability insurance costs. The increase in insurance
costs were caused by implications of the events which occurred on September 11,
2001. The increase in real estate taxes are attributable to the significant
increase levied by certain municipalities, particularly in New York City and
Nassau County, New York which are experiencing severe fiscal budget issues.

Gross Operating Margins (defined as Property Operating Revenues less Property
Expenses, taken as a percentage of Property Operating Revenues) for the three
months ended March 31, 2003 and 2002 were 61.2% and 65.6%, respectively. The
decrease in Gross Operating Margins is primarily attributable to decreases in
average occupancy of the portfolio and also as a result of increased Property
Expenses specifically relating to insurance costs, real estate taxes and
utilities and snow removal costs.

Marketing, general and administrative expenses increased by approximately $1.2
million or 16.4% for the three months ended March 31, 2003 as compared to the
2002 period. The increase is in part attributable to compensation costs
associated with the Company's long term incentive programs as well as an
increase in overall compensation costs which commenced in January 2003. In
addition, during the three months ended March 31, 2003, the Company incurred
additional legal and professional fees resulting from increased Board of
Directors activities to comply with the provisions of the Sarbanes Oxley
legislation. Marketing, general and administrative expenses, as a percentage of
total revenues were, 6.3% for the three months ended March 31, 2003 as compared
to 5.7% for the 2002 period. The Operating Partnership capitalized approximately
$1.1 million of marketing, general and administrative expenses for the three
months ended March 31, 2003 as compared to $1.3 million for the 2002 period.
These costs relate to leasing, construction and development activities, which
are performed by the Operating Partnership and its subsidiaries.

Interest expense increased by approximately $1.9 million for the three months
ended March 31, 2003 as compared to the 2002 period. The increase includes
$750,000 of interest on the Operating Partnership's $50 million, five-year
senior unsecured notes issued in June 2002. The increase is also affected by the
reduction in capitalized interest expense of $753,000 attributable to a decrease
in the level of development projects. In addition, the increase includes
approximately $533,000 which is attributable to an increase in the weighted
average balance outstanding on the Operating Partnership's unsecured credit
facility. The weighted average balance outstanding was $285.6 million for the
three months ended March 31, 2003 as compared to $205.5 million for the three
months ended March 31, 2002. These increases were offset by a decrease of
approximately $210,000 in mortgage note payable interest expense.



                                       22
<page>


Liquidity and Capital Resources

Historically, rental revenue has been the principal source of funds to pay
operating expenses, debt service and non-incremental capital expenditures,
excluding incremental capital expenditures of the Operating Partnership. The
Operating Partnership expects to meet its short-term liquidity requirements
generally through its net cash provided by operating activities along with its
unsecured credit facility described below. The credit facility contains several
financial covenants with which the Operating Partnership must be in compliance
in order to borrow funds thereunder. During certain quarterly periods, the
Operating Partnership may incur significant leasing costs as a result of
increased market demands from tenants and high levels of leasing transactions
that result from the re-tenanting of scheduled expirations of early terminations
of leases. As a result, during these periods the Operating Partnership's cash
flow from operating activities may not be sufficient to pay 100% of the
quarterly distributions due on its common units. To meet the short-term funding
requirements relating to these leasing costs, the Operating Partnership may use
proceeds of property sales or borrowings under its credit facility. The
Operating Partnership expects to meet certain of its financing requirements
through long-term secured and unsecured borrowings and the issuance of debt and
equity securities of the Operating Partnership. There can be no assurance that
there will be adequate demand for the Operating Partnership's equity at the time
or at the price in which the Operating Partnership desires to raise capital
through the sale of additional equity. In addition, when valuations for
commercial real estate properties are high, the Operating Partnership will seek
to sell certain land inventory to realize value and profit created. The
Operating Partnership will then seek opportunities to reinvest the capital
realized from these dispositions back into value-added assets in the Operating
Partnership's core Tri-State Area markets, as well as pursue its equity
repurchase program. The Operating Partnership will refinance existing mortgage
indebtedness senior unsecured notes or indebtedness under its credit facility at
maturity or retire such debt through the issuance of additional debt securities
or additional equity securities. The Operating Partnership anticipates that the
current balance of cash and cash equivalents and cash flows from operating
activities, together with cash available from borrowings, equity offerings and
proceeds from sales of land, will be adequate to meet the capital and liquidity
requirements of the Operating Partnership in both the short and long-term.

As a result of current economic conditions, certain tenants have either not
renewed their leases upon expiration or have paid the Operating Partnership to
terminate their leases. In addition, a number of U.S. companies have filed for
protection under federal bankruptcy laws. Certain of these companies are tenants
of the Operating Partnership. The Operating Partnership is subject to the risk
that other companies that are tenants of the Operating Partnership may file for
bankruptcy protection. This may have an adverse impact on the financial results
and condition of the Operating Partnership. In addition, vacancy rates in our
markets have been trending higher and in some instances our asking rents in our
markets have been trending lower and landlords are being required to grant
greater concessions such as free rent and tenant improvements. Additionally, the
Operating Partnership carries comprehensive liability, fire, extended coverage
and rental loss insurance on all of its properties. Five of the Operating
Partnership's properties are located in New York City. As a result of the events
of September 11, 2001, insurance companies are limiting coverage for acts of
terrorism in all risk policies. In November 2002, the Terrorism Risk Insurance
Act of 2002 was signed into law which, among other things, requires insurance
companies to offer coverage for losses resulting from defined "acts of
terrorism" through 2004. The Operating Partnership's current insurance coverage
provides for full replacement cost of its properties, except that the coverage
for acts of terrorism on its properties covers losses in an amount up to $300
million per occurrence. As a result, the Operating Partnership may suffer losses
from acts of terrorism that are not covered by insurance. In addition, the
mortgage loans which are secured by certain of the Operating Partnership's
properties contain customary covenants, including covenants that require the
Operating Partnership to maintain property insurance in an amount equal to
replacement cost of the properties. There can be no assurance that the lenders
under these mortgage loans will not take the position that exclusions from the
Operating Partnership's coverage for losses due to terrorist acts is a breach of
a covenant which, if uncured, could allow the lenders to declare an event of
default and accelerate repayment of the mortgage loans. Other outstanding debt
instruments contain standard cross default provisions that would be triggered in
the event of an acceleration of the mortgage loans. This matter could adversely
affect the Operating Partnership's financial results, its ability to finance and
/ or refinance its properties or to buy or sell properties.

The terrorist attacks of September 11, 2001, in New York City may adversely
effect the value of the Operating Partnership's New York City properties and its
ability to generate cash flow. There may be a decrease in demand in metropolitan
areas that are considered at risk for future terrorist attacks, and this
decrease may reduce the Operating Partnership's revenues from property rentals.

In order to qualify as a REIT for federal income tax purposes, the Company is
required to make distributions to its stockholders of at least 90% of REIT
taxable income. As a result, it is anticipated that the Operating Partnership
will make distributions in amounts sufficient to meet this requirement. The
Operating Partnership expects to use its cash flow from operating activities for
distributions to unit holders and for payment of recurring, non-incremental
revenue-generating expenditures. The Operating Partnership intends to invest
amounts accumulated for distribution in short-term investments.



                                       23
<page>


The Operating Partnership currently has a three year $500 million unsecured
revolving credit facility (the "Credit Facility") from JPMorgan Chase Bank, as
administrative agent, Wells Fargo Bank, National Association, as syndication
agent, and Citicorp North America, Inc. and Wachovia Bank, National Association,
as co-documentation agents. The Credit Facility matures in December 2005,
contains options for a one year extension subject to a fee of 25 basis points
and, upon receiving additional lender commitments, increasing the maximum
revolving credit amount to $750 million. In addition, borrowings under the
Credit Facility are currently priced off LIBOR plus 90 basis points and the
Credit Facility carries a facility fee of 20 basis points per annum. In the
event of a change in the Operating Partnership's unsecured credit rating the
interest rates and facility fee are subject to change. The outstanding
borrowings under the Credit Facility were $302.0 million at March 31, 2003.

The Operating Partnership utilizes the Credit Facility primarily to finance real
estate investments, fund its real estate development activities and for working
capital purposes. At March 31, 2003, the Operating Partnership had availability
under the Credit Facility to borrow approximately an additional $198.0 million,
subject to compliance with certain financial covenants.

The Operating Partnership continues to seek opportunities to acquire real estate
assets in its markets. The Operating Partnership has historically sought to
acquire properties where it could use its real estate expertise to create
additional value subsequent to acquisition. As a result of increased market
values for the Operating Partnership's commercial real estate assets the
Operating Partnership has sold certain non-core assets or interests in assets
where significant value has been created. During 2000, 2001 and 2002, the
Operating Partnership has sold assets or interests in assets with aggregate
sales prices of approximately $499.8 million. The Operating Partnership has used
the proceeds from these sales primarily to pay down borrowings under the Credit
Facility, repurchase units of general partnership interest as a result of the
Company's common stock buy-back program and for general operating purposes. In
addition, during the quarterly period ended March 31, 2003, the Operating
Partnership through Reckson Construction Group, Inc. entered into a sale of a
19.3 acre land parcel and build-to-suit 195,000 square foot office building for
aggregate consideration of approximately $47.0 million.

The following table sets forth the Operating Partnership's invested capital
(before valuation reserves) in RSVP controlled (REIT-qualified) joint ventures
and amounts which were advanced under the RSVP Commitment to FrontLine, for its
investment in RSVP controlled investments (in thousands):

                             RSVP controlled
                             joint ventures   Amounts advanced    Total
                             ---------------  ----------------  --------
Privatization                   $ 21,480         $  3,520       $ 25,000
Student Housing                   18,086            3,935         22,021
Medical Offices                   20,185               --         20,185
Parking                               --            9,091          9,091
Resorts                               --            8,057          8,057
Net leased retail                     --            3,180          3,180
Other assets and overhead             --           21,598         21,598
                                --------         --------       --------
                                $ 59,751         $ 49,381       $109,132
                                ========         ========       ========

Included in these investments is approximately $15.9 million of cash that has
been contributed to the respective RSVP controlled joint ventures or advanced
under the RSVP Commitment to FrontLine and is being held, along with cash from
the preferred investors.

In connection with the proposed restructuring of RSVP, the Company and the
second largest creditor of FrontLine, have agreed to adjust certain allocations
to account for the overhead expenses incurred by RSVP. Such adjustment is not
expected to have a material effect on the Company's potential recovery as a
creditor of FrontLine.

On March 31, 2003, the Operating Partnership had issued and outstanding
9,915,313 Class B common units, all of which are held by the Company. The
distribution on the Class B units is subject to adjustment annually based on a
formula which measures increases or decreases in the Company's Funds From
Operations, as defined, over a base year. The Class B common units currently
receive an annual distribution of $2.5884 per unit.

The Class B common units are exchangeable at any time, at the option of the
holder, into an equal number of Class A common units subject to customary
antidilution adjustments. The Operating Partnership, at its option, may redeem
any or all of the Class B common units in exchange for an equal number of Class
A common units at any time following November 23, 2003 at which time the
Operating Partnership anticipates that it will exercise its option to redeem all
of its Class B common units outstanding.



                                       24
<page>


The Board of Directors of the Company has authorized the purchase of up to five
million shares of the Company's Class A common stock and / or its Class B common
stock. Transactions conducted on the New York Stock Exchange will be effected in
accordance with the safe harbor provisions of the Securities Exchange Act of
1934 and may be terminated by the Company at any time. During the three months
ended March 31, 2003, under this buy-back program, the Operating Partnership
purchased 252,000 Class A common units at an average price of $18.01 per Class A
unit for an aggregate purchase price of approximately $4.5 million.

The following table sets forth the activity under the current buy-back program
(dollars in thousands except per unit data):

                                  UNITS          AVERAGE         AGGREGATE
                                PURCHASED    PRICE PER UNIT   PURCHASE PRICE
                                ---------    --------------   --------------
Current program:
     Class A common             2,950,400     $    21.30        $   62,830
     Class B Common               368,200     $    22.90             8,432
                                ---------                       ----------
                                3,318,600                       $   71,262
                                =========                       ==========

The Board of Directors of the Company has formed a pricing committee to consider
purchases of up to $75 million of the Company's outstanding preferred
securities.

On March 31, 2003, the Company had 8,834,500 shares of its Class A preferred
stock issued and outstanding. During the fourth quarter of 2002, the Company
purchased and retired 357,500 shares of its Class A preferred stock at $22.29
per share for approximately $8.0 million. As a result, the Operating Partnership
purchased and retired an equal number of preferred units of general partnership
interest from the Company and reduced annual preferred distributions by
approximately $682,000.

The Operating Partnership's indebtedness at March 31, 2003 totaled approximately
$1.4 billion (including its share of joint venture debt and net of the minority
partners' interests share of joint venture debt) and was comprised of $302.0
million outstanding under the Credit Facility, approximately $499.3 million of
senior unsecured notes and approximately $602.5 million of mortgage
indebtedness. Based on the Operating Partnership's total market capitalization
of approximately $2.9 billion at March 31, 2003 (calculated based on the sum of
(i) the value of the Operating Partnership's Class A common units and Class B
common units (which, for this purpose, is assumed to be the same per unit as the
market value of a share of the Company's Class A common stock and Class B common
stock), (ii) the liquidation preference value of the Operating Partnership's
preferred units and (iii) the $1.4 billion of debt), the Operating Partnership's
debt represented approximately 48.0% of its total market capitalization.

HQ Global Workplaces, Inc. ("HQ"), one of the largest providers of flexible
officing solutions in the world and which is controlled by FrontLine, currently
operates eight (formerly eleven) executive office centers in the Operating
Partnership's properties, two of which are held through joint ventures. The
leases under which these office centers operate expire between 2008 and 2011,
encompass approximately 171,000 square feet and have current contractual annual
base rents of approximately $4.2 million. On March 13, 2002, as a result of
experiencing financial difficulties, HQ voluntarily filed a petition for relief
under Chapter 11 of the U.S. Bankruptcy Code. As of June 30, 2002, HQ's leases
with the Operating Partnership were in default. Further, the Bankruptcy Court
has granted HQ's petition to reject three of its leases with the Operating
Partnership, one of which is held through the 919JV. The two rejected leases,
held through wholly owned entities, aggregated approximately 23,700 square feet
and were to provide for contractual base rents of approximately $600,000 for the
2003 calendar year. The third rejected lease held through the 919JV aggregated
approximately 31,000 square feet and provided for contractual base rents of
approximately $1.9 million for the 2003 calendar year. Pursuant to the
bankruptcy filing, HQ has been paying current rental charges under its leases
with the Operating Partnership, other than under the three rejected leases. The
Operating Partnership is in negotiation to restructure three of the leases and
leave the terms of the remaining five leases unchanged. All negotiations with HQ
are conducted by a committee designated by the Board and chaired by an
independent director. There can be no assurance as to whether any deal will be
consummated with HQ or if HQ will affirm or reject any or all of its remaining
leases with the Operating Partnership. As a result of the foregoing, the
Operating Partnership has currently established reserves of approximately
$360,000 (net of minority partners' interests and including the Operating
Partnership's share of unconsolidated joint venture interest), or 50%, of the
amounts due from HQ as of March 31, 2003. Scott H. Rechler serves as the
non-Executive Chairman of the Board and Jon Halpern is the Chief Executive
Officer and a director of HQ.



                                       25
<page>


WorldCom/MCI and its affiliates ("WorldCom"), a telecommunications company,
which leased approximately 527,000 square feet in thirteen of the Operating
Partnership's properties located throughout the Tri-State Area voluntarily filed
a petition for relief under Chapter 11 of the U.S. Bankruptcy Code on July 21,
2002. During February 2003, the Bankruptcy Court granted WorldCom's petition to
reject three of its leases with the Operating Partnership. The three rejected
leases aggregated approximately 192,000 square feet and provided for contractual
base rents of approximately $4.8 million for the 2003 calendar year. All of
WorldCom's leases are current on base rental charges through May 31, 2003, other
than under the three rejected leases and the Operating Partnership currently
holds approximately $300,000 in security deposits relating to the non-rejected
leases. The Operating Partnership is currently in negotiations to restructure
the remaining WorldCom leases. There can be no assurance as to whether any deal
will be consummated with WorldCom or if WorldCom will affirm or reject any or
all of its remaining leases with the Operating Partnership.

As of March 31, 2003, WorldCom occupied approximately 335,000 square feet of
office space with aggregate annual base rental revenues of approximately $6.7
million, or 1.8% of the Operating Partnership's total 2003 annualized rental
revenue, making it the Operating Partnership's third largest tenant based on
base rental revenue earned on a consolidated basis.

CONTRACTUAL OBLIGATIONS AND COMMERCIAL COMMITMENTS

The following table sets forth the Operating Partnership's significant debt
obligations by scheduled principal cash flow payments and maturity date and its
commercial commitments by scheduled maturity at March 31, 2003 (in thousands):

<table>
<caption>
                                                                MATURITY DATE
                                 ---------------------------------------------------------------------------
                                    2003          2004        2005          2006        2007      THEREAFTER     TOTAL
                                 ----------   ----------   ----------   ----------   ----------   ----------   ----------

                              <c>          <c>          <c>          <c>          <c>          <c>          <c>
Mortgage notes payable (1)       $    9,419   $   13,169   $   14,167   $   13,785   $   11,305   $  117,389   $  179,234
Mortgage notes payable (2) (3)           --        2,616       18,553      129,920       60,539      346,269      557,897
Senior unsecured notes                   --      100,000           --           --      200,000      200,000      500,000
Unsecured credit facility                --           --      302,000           --           --           --      302,000
Land lease obligations                2,031        2,811        2,814        2,795        2,735       43,276       56,462
Operating leases                      1,028        1,313        1,359        1,407        1,455          683        7,245
Air rights lease obligations            278          379          379          379          379        4,280        6,074
                                 ----------   ----------   ----------   ----------   ----------   ----------   ----------
                                 $   12,756   $  120,288   $  339,272   $  148,286   $  276,413   $  711,897   $1,608,912
                                 ==========   ==========   ==========   ==========   ==========   ==========   ==========

</table>


(1)   Scheduled principal amortization payments
(2)   Principal payments due at maturity
(3)   In addition, the Operating Partnership has a 60% interest in an
      unconsolidated joint venture property. The Operating Partnership's pro
      rata share of the mortgage debt at March 31, 2003 is approximately $7.5
      million. This mortgage note bears interest at 8.85% per annum and matures
      on September 1, 2005.

Certain of the mortgage notes payable are guaranteed by certain limited partners
in the Operating Partnership and/or the Company. In addition, consistent with
customary practices in non-recourse lending, certain non-recourse mortgages may
be recourse to the Company under certain limited circumstances including
environmental issues and breaches of material representations.

In addition, at March 31, 2003, the Operating Partnership had approximately $1.0
million in outstanding undrawn standby letters of credit issued under the Credit
Facility. In addition, approximately $44.8 million, or 6.1%, of the Operating
Partnership's mortgage debt is recourse to the Operating Partnership.

Other Matters

Ten of the Operating Partnership's office properties which were acquired by the
issuance of Units are subject to agreements limiting the Operating Partnership's
ability to transfer them prior to agreed upon dates without the consent of the
limited partner who transferred the respective property to the Operating
Partnership. In the event the Operating Partnership transfers any of these
properties prior to the expiration of these limitations, the Operating
Partnership may be required to make a payment relating to taxes incurred by the
limited partner. The limitations on five of the properties expire during the
remainder of 2003 with the limitations on the remaining properties expire in
2013.

Eleven of the Operating Partnership's office properties are held in joint
ventures which contain certain limitations on transfer. These limitations
include requiring the consent of the joint venture partner to transfer a
property prior to various specified dates ranging from 2003 to 2005, rights of
first offer, and buy / sell provisions.



                                       26
<page>

The Company had historically structured long term incentive programs ("LTIP")
using restricted stock and stock loans. In July 2002, as a result of certain
provisions of the Sarbanes Oxley legislation, the Company discontinued the use
of stock loans in its LTIP. In connection with LTIP grants made prior to the
enactment of the Sarbanes Oxley legislation the Company made stock loans to
certain executive and senior officers to purchase 1,372,393 shares of its Class
A common stock at market prices ranging from $18.44 per share to $27.13 per
share. The stock loans were set to bear interest at the mid-term Applicable
Federal Rate and were secured by the shares purchased. Such stock loans
(including accrued interest) vest and are ratably forgiven each year on the
anniversary of the grant date based upon vesting periods ranging from four to
ten years based on continued service and in part on attaining certain annual
performance measures. These stock loans had an initial aggregate weighted
average vesting period of approximately nine years. Approximately $1.1 million
of compensation expense was recorded for the three month periods ended March 31,
2003 and 2002 related to these LTIP. Such amount has been included in marketing,
general and administrative expenses on the accompanying consolidated statements
of income.

The outstanding stock loan balances due from the Company's executive and senior
officers aggregated approximately $14.5 million and $17.0 million at March 31,
2003 and December 31, 2002, respectively, and have been included as a reduction
of additional paid in capital on the accompanying consolidated balance sheets.
Other outstanding loans to the Company's executive and senior officers amounting
to approximately $1.0 million at March 31, 2003 and December 31, 2002, related
to life insurance contracts and approximately $2.1 million and $1.0 million at
March 31, 2003 and December 31, 2002, respectively, primarily related to tax
payment advances on a stock compensation awards made to certain of the Company's
non-executive officers.

In November 2002 and March 2003 an award of rights was granted to certain
executive officers of the Company (the "2002 Rights" and "2003 Rights",
respectively and collectively, the "Rights"). Each Right represents the right to
receive, upon vesting, one share of Class A common stock if shares are then
available for grant under one of the Company's stock option plans or, if shares
are not so available, an amount of cash equivalent to the value of such stock on
the vesting date. The 2002 Rights will vest in four equal annual installments
beginning on November 14, 2003 (and shall be fully vested on November 14, 2006).
The 2003 Rights will be earned as of March 13, 2005 and will vest in three equal
annual installments beginning on March 13, 2005 (and shall be fully vested on
March 13, 2007). Dividends on the shares will be held by the Company until such
shares become vested, and will be distributed thereafter to the applicable
officer. The 2002 Rights also entitle the holder thereof to cash payments in
respect of taxes payable by the holder resulting from the Rights. The 2002
Rights aggregate 190,524 shares of the Company's Class A common stock and the
2003 Rights aggregate 60,760 shares of Class A common stock. In addition, during
the three months ended March 31, 2003, the Operating Partnership recorded
approximately $216,000 of compensation expense related to the Rights. Such
amount has been included in marketing, general and administrative expenses on
the accompanying consolidated statement of income.

In March 2003, the Company established a new LTIP for its executive and senior
officers. The four-year plan has a core award which provides for annual stock
based compensation based upon continued service and in part based on attaining
certain annual performance measures. The plan also has a special outperformance
award which provides for compensation to be earned at the end of a four year
period if the Company attains certain four year cumulative performance measures.
Amounts earned under the special outperformance award may be paid in cash or
stock at the discretion of the Compensation Committee of the Board. Performance
measures are based on total shareholder returns on a relative and absolute
basis. On March 13, 2003, the Company made available 1,384,102 shares of its
Class A common stock under its existing stock option plans in connection with
the core award of this LTIP for twelve of its executive and senior officers. In
addition, with respect to the core award of this LTIP, the Operating Partnership
recorded approximately $268,000 of compensation expense for the period March 13,
2003 through March 31, 2003. Such amount is included in marketing, general and
administrative expenses on the accompanying consolidated statement of income.
Further, no provision will be made for the special outperformance award of this
LTIP until such time as achieving the requisite performance measures is
determined to be probable.

Under various Federal, state and local laws, ordinances and regulations, an
owner of real estate is liable for the costs of removal or remediation of
certain hazardous or toxic substances on or in such property. These laws often
impose such liability without regard to whether the owner knew of, or was
responsible for, the presence of such hazardous or toxic substances. The cost of
any required remediation and the owner's liability therefore as to any property
is generally not limited under such enactments and could exceed the value of the
property and/or the aggregate assets of the owner. The presence of such
substances, or the failure to properly remediate such substances, may adversely
affect the owner's ability to sell or rent such property or to borrow using such
property as collateral. Persons who arrange for the disposal or treatment of
hazardous or toxic substances may also be liable for the costs of removal or
remediation of such substances at a disposal or treatment facility, whether or
not such facility is owned or operated by such person. Certain environmental
laws govern the removal, encapsulation or disturbance of asbestos-containing
materials ("ACMs") when such materials are in poor condition, or in the event of
renovation or demolition. Such laws impose liability for release of ACMs into
the air and third parties may seek recovery from owners or operators of real
properties for personal injury associated with ACMs. In connection with the
ownership (direct or indirect), operation, management and development of real
properties, the Company may be considered an owner or operator of such
properties or as having arranged for the disposal or treatment of hazardous or
toxic substances and, therefore, potentially liable for removal or remediation
costs, as well as certain other related costs, including governmental fines and
injuries to persons and property.

                                       27
<page>

All of the Company's office and industrial / R&D properties have been subjected
to a Phase I or similar environmental audit after April 1, 1994 (which involved
general inspections without soil sampling, ground water analysis or radon
testing and, for the Company's properties constructed in 1978 or earlier, survey
inspections to ascertain the existence of ACMs were conducted) completed by
independent environmental consultant companies (except for 35 Pinelawn Road
which was originally developed by Reckson and subjected to a Phase 1 in April
1992). These environmental audits have not revealed any environmental liability
that would have a material adverse effect on the Company's business.

Funds from Operations

Management believes that funds from operations ("FFO") is a widely recognized
and appropriate measure of performance of an operating partnership whose general
partner is an equity REIT. Although FFO is a non-GAAP financial measure, the
Operating Partnership believes it provides useful information to the Company's
shareholders, potential investors and management. The Operating Partnership
computes FFO in accordance with standards established by the National
Association of Real Estate Investment Trusts ("NAREIT"). FFO is defined by
NAREIT as net income or loss, excluding gains or losses from debt restructurings
and sales of depreciable properties, plus real estate depreciation and
amortization, and after adjustments for unconsolidated partnerships and joint
ventures. FFO does not represent cash generated from operating activities in
accordance with GAAP and is not indicative of cash available to fund cash needs.
FFO should not be considered as an alternative to net income as an indicator of
the Operating Partnership's operating performance or as an alternative to cash
flow as a measure of liquidity. FFO for the three months ended March 31, 2003
includes gain from the sale of land in the amount of $5.5 million.

Since all companies and analysts do not calculate FFO in a similar fashion, the
Operating Partnership's calculation of FFO presented herein may not be
comparable to similarly titled measures as reported by other companies.

     The following table presents the Operating Partnership's FFO calculation
(in thousands):

<table>
<caption>
                                                                               THREE MONTHS ENDED
                                                                                    MARCH 31,
                                                                               ------------------
                                                                                2003      2002
                                                                               -------   -------

                                                                            <c>       <c>
Net income available to common unit holders ................................   $ 9,659   $17,916
Adjustments for Funds From Operations:
Add:
     Real estate depreciation and amortization .............................    31,327    25,321
     Minority partners' interests in consolidated partnerships .............     4,690     5,120
Less:
     Gain on sales of depreciable real estate assets .......................        --       537
     Amounts distributable to minority partners in consolidated partnerships     6,807     6,563
                                                                               -------   -------
Funds From Operations ......................................................   $38,869   $41,257
                                                                               =======   =======
Weighted average units outstanding .........................................    65,392    67,804
                                                                               =======   =======

</table>

INFLATION

The office leases generally provide for fixed base rent increases or indexed
escalations. In addition, the office leases provide for separate escalations of
real estate taxes, operating expenses and electric costs over a base amount. The
industrial / R&D leases also generally provide for fixed base rent increases,
direct pass through of certain operating expenses and separate real estate tax
escalations over a base amount. The Operating Partnership believes that
inflationary increases in expenses will be offset by contractual rent increases
and expense escalations described above. As a result of the impact of the events
of September 11, 2001, the Operating Partnership has realized increased
insurance costs, particularly relating to property and terrorism insurance, and
security costs. The Operating Partnership has included these costs as part of
its escalatable expenses. The Operating Partnership has billed these escalatable
expense items to its tenants consistent with the terms of the underlying leases
and believes they are collectible. To the extent the Operating Partnership's
properties contain vacant space, the Operating Partnership will bear such
inflationary increases in expenses.

The Credit Facility bears interest at a variable rate, which will be influenced
by changes in short-term interest rates, and is sensitive to inflation.



                                       28
<page>


ITEM 3.    QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

The primary market risk facing the Operating Partnership is interest rate risk
on its long-term debt, mortgage notes and notes receivable. The Operating
Partnership will, when advantageous, hedge its interest rate risk using
financial instruments. The Operating Partnership is not subject to foreign
currency risk.

The Operating Partnership manages its exposure to interest rate risk on its
variable rate indebtedness by borrowing on a short-term basis under its Credit
Facility until such time as it is able to retire the short-term variable rate
debt with either a long-term fixed rate debt offering, long term mortgage debt,
general partner contributions or through sales or partial sales of assets.

The Operating Partnership will recognize all derivatives on the balance sheet at
fair value. Derivatives that are not hedges will be adjusted to fair value
through income. If a derivative is a hedge, depending on the nature of the
hedge, changes in the fair value of the derivative will either be offset against
the change in fair value of the hedged asset, liability or firm commitment
through earnings, or recognized in other comprehensive income until the hedged
item is recognized in earnings. The ineffective portion of a derivative's change
in fair value will be immediately recognized in earnings. As of March 31, 2003,
the Operating Partnership had no derivatives outstanding.

The fair market value ("FMV") of the Operating Partnership's long term debt,
mortgage notes and notes receivable is estimated based on discounting future
cash flows at interest rates that management believes reflects the risks
associated with long term debt, mortgage notes and notes receivable of similar
risk and duration.

The following table sets forth the Operating Partnership's long term debt
obligations by scheduled principal cash flow payments and maturity date,
weighted average interest rates and estimated FMV at March 31, 2003 (dollars in
thousands):

<table>
<caption>
                                     For The Year Ended December 31,
                        ---------------------------------------------------------------
                              2003         2004         2005         2006         2007      Thereafter      Total(1)        FMV
                        ------------------------------------------------------------------------------------------------------------

                        <c>          <c>          <c>          <c>          <c>           <c>          <c>            <c>
Long term debt:

   Fixed rate...........   $  9,419     $115,785     $ 32,720     $143,705     $271,844      $663,658     $1,237,131     $1,258,000
   Weighted average
      interest rate.....       7.50%        7.95%        6.92%        7.38%        7.80%         7.14%          7.26%
   Variable rate........   $     --     $     --     $302,000     $     --     $     --      $     --     $  302,000     $  302,000
   Weighted average
      interest rate.....         --           --         2.17%          --           --            --           2.17%

</table>


(1)      Includes aggregate unamortized issuance discounts of approximately
         $661,000 on the senior unsecured notes issued during March 1999 and
         June 2002, which are due at maturity.

In addition, a one percent increase in the LIBOR rate would have an approximate
$3.0 million annual increase in interest expense based on $302.0 million of
variable rate debt outstanding at March 31, 2003.

The following table sets forth the Operating Partnership's mortgage notes and
note receivables by scheduled maturity date, weighted average interest rates and
estimated FMV at March 31, 2003 (dollars in thousands):

<table>
<caption>
                                     For the Year Ended December 31,
                         ---------------------------------------------------------------
                                2003        2004       2005           2006          2007    Thereafter      Total (1)     FMV
                         -------------------------------------------------------------------------------------------------------

                         <c>         <c>         <c>            <c>          <c>         <c>           <c>         <c>
Mortgage notes and notes
receivable:
    Fixed rate...........   $     --    $     --    $  36,500      $     --     $     --    $   16,990    $  53,490   $  54,625
    Weighted average
      interest rate......         --          --       11.32%            --           --         12.00%       11.54%

</table>

    (1) Excludes interest receivables aggregating approximately $1.2 million.



                                       29
<page>


ITEM 4.  CONTROLS AND PROCEDURES

We maintain disclosure controls and procedures and internal controls designed to
ensure that information required to be disclosed in our filings under the
Securities Exchange Act of 1934 is reported within the time periods specified in
the Securities and Exchange Commission's rules and forms. In this regard, the
Operating Partnership has formed a Disclosure Committee currently comprised of
all of the Company's executive officers as well as certain other employees with
knowledge of information that may be considered in the SEC reporting process.
The Committee has responsibility for the development and assessment of the
financial and non-financial information to be included in the reports filed by
the Operating Partnership with the SEC and assists the Company's Co-Chief
Executive Officers and Chief Financial Officer in connection with their
certifications contained in the Operating Partnership's SEC reports. The
Committee meets regularly and reports to the Company's Audit Committee on a
quarterly or more frequent basis. The Company's principal executive and
financial officers have evaluated our disclosure controls and procedures within
90 days prior to the filing of this Quarterly Report on Form 10-Q and have
determined that such disclosure controls and procedures are effective.

There have been no significant changes in internal controls or in other factors
that could significantly affect these controls subsequent to the date of their
evaluation, including any corrective actions with regard to significant
deficiencies and material weaknesses.



                                       30
<page>



The following table sets forth the Operating Partnership's schedule of its top
25 tenants based on base rental revenue as of March 31, 2003:

<table>
<caption>
------------------------------------------------------------------------------------------------------------------
                                                                  PERCENT OF PRO-RATA   PERCENT OF CONSOLIDATED
                                                       TOTAL      SHARE OF ANNUALIZED       ANNUALIZED BASE
TENANT NAME (1)                     TENANT TYPE     SQUARE FEET   BASE RENTAL REVENUE        RENTAL REVENUE
------------------------------------------------------------------------------------------------------------------

                              <c>                  <c>               <c>                     <c>
* DEBEVOISE & PLIMPTON                 Office         465,420           3.3%                    5.5%
* AMERICAN EXPRESS                     Office         238,342           2.0%                    1.8%
* WORLDCOM/MCI                         Office         335,242           1.8%                    1.7%
  BELL ATLANTIC                        Office         210,426           1.6%                    1.3%
* SCHULTE ROTH & ZABEL                 Office         238,052           1.4%                    2.4%
  DUN & BRADSTREET CORP.               Office         123,000           1.2%                    1.0%
  FUJI PHOTO FILM USA                  Office         163,880           1.2%                    1.0%
  UNITED DISTILLERS                    Office         137,918           1.1%                    1.0%
* HQ GLOBAL                      Office/Industrial    171,099           0.9%                    1.0%
* PRUDENTIAL                           Office         127,153           0.9%                    0.9%
* BANQUE NATIONALE DE PARIS            Office         145,834           0.9%                    1.5%
* KRAMER LEVIN NESSEN KAMIN            Office         158,144           0.8%                    1.4%
  VYTRA HEALTHCARE                     Office         105,613           0.8%                    0.7%
  T.D. WATERHOUSE                      Office         104,981           0.8%                    0.7%
  P.R. NEWSWIRE ASSOCIATES             Office         67,000            0.8%                    0.7%
  HOFFMANN-LA ROCHE INC.               Office         120,736           0.7%                    0.6%
  HELLER EHRMAN WHITE                  Office         64,526            0.7%                    0.6%
* STATE FARM                     Office/Industrial    164,175           0.7%                    1.0%
  EMI ENTERTAINMENT WORLD              Office         65,844            0.7%                    0.6%
  LABORATORY CORP OF AMERICA           Office         108,000           0.7%                    0.6%
  ESTEE LAUDER                       Industrial       374,578           0.7%                    0.6%
* DRAFT WORLDWIDE INC.                 Office         124,008           0.7%                    1.1%
  PRACTICING LAW INSTITUTE             Office         62,000            0.7%                    0.6%
  LOCKHEED MARTIN CORP.                Office         123,554           0.7%                    0.6%
  D.E.SHAW                             Office         70,104            0.6%                    0.6%
----------------------------------------------------------------------------------------------------------------

</table>

  (1) Ranked by pro-rata share of annualized based rental revenue adjusted for
      pro rata share of joint venture interests and to reflect
      WorldCom/MCI and HQ Global leases rejected to date.

   *   Part or all of space occupied by tenant is in a 51% or more owned joint
       venture building.

HISTORICAL NON-INCREMENTAL REVENUE-GENERATING CAPITAL EXPENDITURES, TENANT
IMPROVEMENT COSTS AND LEASING COMMISSIONS

The following table sets forth annual and per square foot non-incremental
revenue-generating capital expenditures in which the Operating Partnership paid
or accrued, during the respective periods, to retain revenues attributable to
existing leased space for the years 1999 through 2002 and for the three month
period ended March 31, 2003 for the Operating Partnership's office and
industrial / R&D properties other than One Orlando Center in Orlando, FL:


<TABLE>
<CAPTION>

----------------------------------------------------------------------------------------------------------------------------
                                     NON-INCREMENTAL REVENUE GENERATING CAPITAL EXPENDITURES (1)
----------------------------------------------------------------------------------------------------------------------------
                                                                                                    Average         YTD
                                               1999          2000          2001          2002       1999-2002       2003
                                           -----------   -----------   -----------   -----------    ---------    -----------
<S>                                        <C>           <C>           <C>           <C>           <C>           <C>
        Suburban Office Properties
          Total                            $ 2,298,899   $ 3,289,116   $ 4,606,069   $ 5,283,674   $ 3,869,440   $ 1,271,421
          Per Square Foot                  $      0.23   $      0.33   $      0.45   $      0.53   $      0.39   $      0.13

        NYC Office Properties
          Total                                N/A       $   946,718   $ 1,584,501   $ 1,939,111   $ 1,490,110   $   549,081
          Per Square Foot                      N/A              0.38          0.45   $      0.56          0.46   $      0.37

       Industrial Properties
          Total                            $ 1,048,688   $   813,431   $   711,666   $ 1,881,627   $ 1,113,853   $   290,184
          Per Square Foot                  $      0.11   $      0.11   $      0.11   $      0.28   $      0.15   $      0.04
                                           -----------   -----------   -----------   -----------                 -----------
     Total Portfolio
          Total                            $ 3,347,587   $ 5,049,265   $ 6,902,236   $ 9,104,413                 $ 2,110,686
          Per Square Foot                  $      0.17   $      0.25   $      0.34   $      0.45                 $      0.10
</TABLE>



                                       31
<page>


The following table sets forth annual and per square foot non-incremental
revenue-generating tenant improvement costs and leasing commissions in which the
Operating Partnership committed to perform, during the respective periods, to
retain revenues attributable to existing leased space for the years 1999 through
2002 and for the three month period ended March 31, 2003 for the Operating
Partnership's office and industrial / R&D properties other than One Orlando
Center in Orlando, FL:

<TABLE>
<CAPTION>

--------------------------------------------------------------------------------------------------------------------
                   NON-INCREMENTAL REVENUE GENERATING TENANT IMPROVEMENTS AND LEASING COMMISSIONS (1), (3) and (4)
--------------------------------------------------------------------------------------------------------------------


                                                1999             2000             2001               2002
                                             -----------      -----------      -----------       -----------
<S>                                          <C>              <C>              <C>               <C>
  Long Island Office Properties
    Tenant Improvements                      $ 1,009,357      $ 2,853,706      $ 2,722,457       $ 1,917,466
    Per Square Foot Improved                 $      4.73      $      6.99      $      8.47       $      7.81
    Leasing Commissions                      $   551,762      $ 2,208,604      $ 1,444,412       $ 1,026,970
    Per Square Foot Leased                   $      2.59      $      4.96      $      4.49       $      4.18
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      7.32      $     11.95      $     12.96       $     11.99
                                             ===========      ===========      ===========       ===========
  Westchester Office Properties
    Tenant Improvements                      $ 1,316,611      $ 1,860,027      $ 2,584,728       $ 6,391,589 (2)
    Per Square Foot Improved                 $      5.62      $      5.72      $      5.91       $     15.05
    Leasing Commissions                      $   457,730      $   412,226      $ 1,263,012       $ 1,975,850 (2)
    Per Square Foot Leased                   $      1.96      $      3.00      $      2.89       $      4.65
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      7.58      $      8.72      $      8.80       $     19.70
                                             ===========      ===========      ===========       ===========
  Connecticut Office Properties
    Tenant Improvements                      $   179,043      $   385,531      $   213,909       $   491,435
    Per Square Foot Improved                 $      4.88      $      4.19      $      1.46       $      3.81
    Leasing Commissions                      $   110,252      $   453,435      $   209,322       $   307,023
    Per Square Foot Leased                   $      3.00      $      4.92      $      1.43       $      2.38
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      7.88      $      9.11      $      2.89       $      6.19
                                             ===========      ===========      ===========       ===========
  New Jersey Office Properties
    Tenant Improvements                      $   454,054      $ 1,580,323      $ 1,146,385       $ 2,842,521
    Per Square Foot Improved                 $      2.29      $      6.71      $      2.92       $     10.76
    Leasing Commissions                      $   787,065      $ 1,031,950      $ 1,602,962       $ 1,037,012
    Per Square Foot Leased                   $      3.96      $      4.44      $      4.08       $      3.92
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      6.25      $     11.15      $      7.00       $     14.68
                                             ===========      ===========      ===========       ===========
  New York City Office Properties
    Tenant Improvements                          N/A          $    65,267      $   788,930       $ 4,350,106
    Per Square Foot Improved                     N/A          $      1.79      $     15.69       $     18.39
    Leasing Commissions                          N/A          $   418,185      $ 1,098,829       $ 2,019,837
    Per Square Foot Leased                       N/A          $     11.50      $     21.86       $      8.54
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                       N/A          $     13.29      $     37.55       $     26.93
                                             ===========      ===========      ===========       ===========
  Industrial Properties
    Tenant Improvements                      $   375,646      $   650,216      $ 1,366,488       $ 1,850,812
    Per Square Foot Improved                 $      0.25      $      0.95      $      1.65       $      1.97
    Leasing Commissions                      $   835,108      $   436,506      $   354,572       $   890,688
    Per Square Foot Leased                   $      0.56      $      0.64      $      0.43       $      0.95
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      0.81      $      1.59      $      2.08       $      2.92
                                             ===========      ===========      ===========       ===========
--------------------------------------------------------------------------------------------------------------------
TOTAL PORTFOLIO
    Tenant Improvements                      $ 3,334,711      $ 7,395,070      $ 8,822,897       $17,843,929
    Per Square Foot Improved                 $      1.53      $      4.15      $      4.05       $      7.96
    Leasing Commissions                      $ 2,741,917      $ 4,960,906      $ 5,973,109       $ 7,257,379
    Per Square Foot Leased                   $      1.26      $      3.05      $      2.75       $      3.24
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      2.79      $      7.20      $      6.80       $     11.20
                                             ===========      ===========      ===========       ===========
</TABLE>


                                       32
<PAGE>

<TABLE>
<CAPTION>

                                               Average            YTD
                                              1999-2002           2003             New              Renewal
                                             -----------      -----------      -----------       -----------
<S>                                          <C>              <C>              <C>               <C>
  Long Island Office Properties
    Tenant Improvements                      $ 2,125,747      $   376,436      $   354,129       $    22,307
    Per Square Foot Improved                 $      7.00      $      7.12      $      8.11       $      2.42
    Leasing Commissions                      $ 1,307,937      $   238,590      $   215,997       $    22,593
    Per Square Foot Leased                   $      4.06      $      4.51      $      4.95       $      2.45
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $     11.06      $     11.63      $     13.06       $      4.87
                                             ===========      ===========      ===========       ===========
  Westchester Office Properties
    Tenant Improvements                      $ 3,038,239      $    96,001      $    96,001       $         0
    Per Square Foot Improved                 $      8.08      $      4.64      $      8.72       $      0.00
    Leasing Commissions                      $ 1,027,204      $    42,666      $    18,667       $    23,999
    Per Square Foot Leased                   $      3.13      $      2.06      $      1.70       $      2.49
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $     11.20      $      6.70      $     10.42       $      2.49
                                             ===========      ===========      ===========       ===========
  Connecticut Office Properties
    Tenant Improvements                      $   317,480      $     8,036      $     8,036       $         0
    Per Square Foot Improved                 $      3.58      $      1.28      $      1.28       $         0
    Leasing Commissions                      $   270,008      $    38,525      $    38,525       $         0
    Per Square Foot Leased                   $      2.93      $      6.15      $      6.15       $         0
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      6.52      $      7.43      $      7.43       $      0.00
                                             ===========      ===========      ===========       ===========
  New Jersey Office Properties
    Tenant Improvements                      $ 1,505,821      $ 2,271,806      $ 1,947,868       $   323,938
    Per Square Foot Improved                 $      5.67      $     11.80      $     35.87       $      2.34
    Leasing Commissions                      $ 1,114,747      $ 1,312,207      $   609,040       $   703,167
    Per Square Foot Leased                   $      4.10      $      6.82      $     11.22       $      5.09
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      9.77      $     18.62      $     47.09       $      7.43
                                             ===========      ===========      ===========       ===========
  New York City Office Properties
    Tenant Improvements                      $ 1,734,768      $ 1,624,190      $ 1,509,190       $   115,000
    Per Square Foot Improved                 $     11.96      $     40.61      $     59.94       $      7.76
    Leasing Commissions                      $ 1,178,950      $   569,370      $   569,370       $         0
    Per Square Foot Leased                   $     13.97      $     14.24      $     18.80       $      0.00
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $     25.92      $     54.85      $     78.74       $      7.76
                                             ===========      ===========      ===========       ===========
  Industrial Properties
    Tenant Improvements                      $ 1,060,791      $   283,635      $   252,501       $    31,134
    Per Square Foot Improved                 $      1.20      $      1.14      $      1.48       $      0.39
    Leasing Commissions                      $   629,218      $   259,535      $   239,357       $    20,178
    Per Square Foot Leased                   $      0.64      $      1.04      $      1.40       $      0.26
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      1.85      $      2.18      $      2.88       $      0.65
                                             ===========      ===========      ===========       ===========
--------------------------------------------------------------------------------------------------------------------
TOTAL PORTFOLIO
    Tenant Improvements                      $ 9,782,844      $ 4,660,104      $ 4,167,725       $   492,379
    Per Square Foot Improved                 $      4.75      $      8.30      $      9.66       $      3.78
    Leasing Commissions                      $ 5,528,065      $ 2,460,892      $ 1,690,955       $   769,937
    Per Square Foot Leased                   $      2.66      $      4.38      $      3.92       $      5.92
                                             -----------      -----------      -----------       -----------
     Total Per Square Foot                   $      7.41      $     12.68      $     13.58       $      9.70
                                             ===========      ===========      ===========       ===========

</TABLE>


                                       33
<page>

         As noted, incremental revenue-generating tenant improvement costs and
leasing commissions are excluded from the tables set forth above. The historical
capital expenditures, tenant improvement costs and leasing commissions set forth
above are not necessarily indicative of future non-incremental revenue-
generating capital expenditures or non-incremental revenue-generating tenant
improvement costs and leasing commissions that may be incurred to retain
revenues on leased space.

NOTES:
------

(1)  Excludes non-incremental capital expenditures, tenant improvements and
     leasing commissions for One Orlando Center in Orlando, Florida. Paid or
     accrued capital expenses, tenant improvements and leasing commissions for
     the three month period ended March 31, 2003 were $160,935, $414,336 and
     $422,007 respectively. Committed tenant improvements and leasing
     commissions for One Orlando were $1,286,881 and $510,740 respectively.
(2)  Excludes tenant improvements and leasing commissions related to a 163,880
     square foot leasing transaction with Fuji Photo Film U.S.A. Leasing
     commissions on this transaction amounted to $5.33 per square foot and
     tenant improvement allowance amounted to $40.88 per square foot.
(3)  All amounts represent tenant improvements and leasing costs committed on
     leases signed during the period.
(4)  Excludes $746,827 of deferred leasing costs in YTD 2003 attributable to
     space marketed but not yet leased.


                                       34
<page>


The following table sets forth the Operating Partnership's components of its
paid or accrued non-incremental and incremental revenue-generating capital
expenditures, tenant improvements and leasing costs for the three months ended
March 31, 2003 as reported on its "Statements of Cash Flows - Investment
Activities" contained in its consolidated financial statements (in thousands):

                                                              March 31,
                                                                2003
                                                             -----------
      Capital expenditures:
           Non-incremental .................................   $ 2,272
           Incremental .....................................       255
      Tenant improvements:
           Non-incremental .................................    12,366
           Incremental .....................................        23
                                                               -------
      Additions to commercial real estate properties........   $14,916
                                                               =======
      Leasing costs:
           Non-incremental .................................   $ 2,599
           Incremental .....................................     2,188
                                                               -------
      Payment of deferred leasing costs ....................   $ 4,787
                                                               =======
      Acquisition and development costs ....................   $ 5,888
                                                               =======

The following table sets forth the Operating Partnership's lease expiration
table at April 1, 2003 for its Total Portfolio of properties, its Office
Portfolio and its Industrial / R&D Portfolio:

<TABLE>
<CAPTION>
                                                         TOTAL PORTFOLIO (a)

---------------------------------------------------------------------------------------------------------------
                                     Number of            Square           % of Total            Cumulative
Year of                                Leases              Feet            Portfolio             % of Total
Expiration                            Expiring           Expiring            Sq Ft            Portfolio Sq Ft
---------------------------------------------------------------------------------------------------------------
<S>                                    <C>             <C>                   <C>                   <C>
2003                                    118             1,136,247             5.6%                  5.6%
2004                                    187             1,541,706             7.6%                 13.2%
2005                                    243             2,479,052            12.2%                 25.4%
2006                                    222             2,567,226            12.7%                 38.1%
2007                                    144             1,625,535             8.0%                 46.1%
2008                                    111             1,533,788             7.6%                 53.6%
2009 and thereafter                     291             8,007,433            39.6%                 93.1%
---------------------------------------------------------------------------------------------------------------
Total/Weighted Average                 1,316           18,890,987            93.1%                  --
===============================================================================================================
Total Portfolio Square Feet                            20,294,055
===============================================================================================================
</TABLE>

<TABLE>
<CAPTION>
                                                        OFFICE PORTFOLIO (a)

---------------------------------------------------------------------------------------------------------------
                                     Number of            Square           % of Total           Cumulative
Year of                                Leases              Feet              Office             % of Total
Expiration                            Expiring           Expiring            Sq Ft            Portfolio Sq Ft
---------------------------------------------------------------------------------------------------------------
<S>                                    <C>             <C>                   <C>                   <C>
2003                                     105              829,574             6.1%                  6.1%
2004                                     149              975,820             7.2%                 13.3%
2005                                     209            1,792,499            13.2%                 26.5%
2006                                     172            1,560,167            11.5%                 38.0%
2007                                     112            1,261,583             9.3%                 47.3%
2008                                      78              807,556             6.0%                 53.3%
2009 and thereafter                      239            5,343,909            39.4%                 92.8%
---------------------------------------------------------------------------------------------------------------
Total/Weighted Average                 1,064           12,571,108            92.8%                  --
===============================================================================================================
Total Office Portfolio Square Feet                     13,559,025
===============================================================================================================
</TABLE>

<TABLE>
<CAPTION>
                                                      INDUSTRIAL/R&D PORTFOLIO

---------------------------------------------------------------------------------------------------------------
                                     Number of            Square           % of Total           Cumulative
Year of                                Leases              Feet          Industrial/R&D        % of Total
Expiration                            Expiring           Expiring            Sq Ft            Portfolio Sq Ft
---------------------------------------------------------------------------------------------------------------
<S>                                      <C>            <C>                  <C>                   <C>
2003                                      13              306,673             4.6%                  4.6%
2004                                      38              565,886             8.4%                 13.0%
2005                                      34              686,553            10.2%                 23.1%
2006                                      50            1,007,059            15.0%                 38.1%
2007                                      32              363,952             5.4%                 43.5%
2008                                      33              726,232            10.8%                 54.3%
2009 and thereafter                       52            2,663,524            39.5%                 93.8%
---------------------------------------------------------------------------------------------------------------
Total/Weighted Average                   252            6,319,879            93.8%                  --
===============================================================================================================
Total Industrial/R&D Portfolio Square Feet              6,735,030
===============================================================================================================
</TABLE>

(a) Excludes the 355,000 square foot office property located in Orlando,
    Florida.



                                       35
<page>


PART II - OTHER INFORMATION

Item 1.   Legal Proceedings

          The Operating Partnership is not presently subject to any material
          litigation nor, to the Operating Partnership's knowledge, is any
          litigation threatened against the Operating Partnership, other than
          routine actions for negligence or other claims and administrative
          proceedings arising in the ordinary course of business, some of which
          are expected to be covered by liability insurance and all of which
          collectively are not expected to have a material adverse effect on the
          liquidity, results of operations or business or financial condition of
          the Operating Partnership.

Item 2.   Changes in Securities and use of proceeds - None
Item 3.   Defaults Upon Senior Securities - None
Item 4.   Submission of Matters to a Vote of Securities Holders - None
Item 5.   Other information - None

Item 6.   Exhibits and Reports on Form 8-K
          a) Exhibits

                10.1 Amended and Restated Long-Term Incentive Award Agreement,
                     dated as of March 13, 2003, between the Company and Scott
                     H. Rechler*

                99.1 Certification of Donald Rechler, Co-CEO of Reckson
                     Associates Realty Corp., the sole general partner of
                     Reckson Operating Partnership, L.P., pursuant to Section
                     1350 of Chapter 63 of title 18 of the United States Code

                99.1 Certification of Scott H. Rechler, Co-CEO of Reckson
                     Associates Realty Corp., the sole general partner of
                     Reckson Operating Partnership, L.P., pursuant to Section
                     1350 of Chapter 63 of title 18 of the United States Code

                99.2 Certification of Michael Maturo, Executive Vice President,
                     Treasurer and CFO of Reckson Associates Realty Corp., the
                     sole general partner of Reckson Operating Partnership,
                     L.P., pursuant to Section 1350 of Chapter 63 of title 18 of
                     the United States Code

                *    Each of Donald J. Rechler, Mitchell D. Rechler, Gregg M.
                     Rechler, Michael Maturo, Roger M. Rechler and Jason M.
                     Barnett has entered into a Long-Term Incentive Award
                     Agreement with the Company, dated March 13, 2003. These
                     Agreements are identical in all material respects to the
                     Amended and Restated Long-Term Incentive Award Agreement
                     for Scott H. Rechler filed herewith.

          b) During the three months ended March 31, 2003 the Registrant filed
             the following reports on Form 8K:

              On January 27, 2003, the Registrant submitted a report on Form 8-K
              under Item 5 with respect to the refinancing of its Credit
              Facility.

              On March 5, 2003 the Registrant submitted a report on Form 8-K
              under Item 9 thereof in order to submit its fourth quarter
              presentation in satisfaction of the requirements of Regulation FD.

              On March 5, 2003 the Registrant submitted a report on Form 8-K
              under Item 9 thereof in order to submit supplemental operating and
              financial data for the quarter ended December 31, 2002 in
              satisfaction of the requirements of Regulation FD.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned hereunto duly authorized.

RECKSON OPERATING PARTNERSHIP, L. P.
BY:   RECKSON ASSOCIATES REALTY CORP., its sole general partner


By: /s/ Scott H. Rechler               By:        /s/ Michael Maturo
------------------------------         -----------------------------------------
Scott H. Rechler, Co-Chief             Michael Maturo, Executive Vice President,
Executive Officer                      Treasurer and Chief Financial Officer


By: /s/ Donald Rechler
------------------------------
Donald Rechler, Co-Chief
Executive Officer

DATE:  May 9, 2003


                                       36
<page>


                                  CERTIFICATION

I, Donald J. Rechler, certify that:

1.       I have reviewed this quarterly report on Form 10-Q of Reckson Operating
         Partnership, L.P.

2.       Based on my knowledge, this quarterly report does not contain any
         untrue statement of a material fact or omit to state a material fact
         necessary to make the statements made, in light of the circumstances
         under which such statements were made, not misleading with respect to
         the period covered by this quarterly report;

3.       Based on my knowledge, the financial statements, and other financial
         information included in this quarterly report, fairly present in all
         material respects the financial condition, results of operations and
         cash flows of the Registrant as of, and for, the periods presented in
         this quarterly report;

4.       The Registrant's other certifying officers and I are responsible for
         establishing and maintaining disclosure controls and procedures (as
         defined in Exchange Act Rules 13a-14 and 15d-14) for the Registrant and
         we have:

a)       designed such disclosure controls and procedures to ensure that
         material information relating to the Registrant, including its
         consolidated subsidiaries, is made known to us by others within those
         entities, particularly during the period in which this quarterly report
         is being prepared;

b)       evaluated the effectiveness of the Registrant's disclosure controls and
         procedures as of a date within 90 days prior to the filing date of this
         quarterly report (the "Evaluation Date"); and

c)       presented in this quarterly report our conclusions about the
         effectiveness of the disclosure controls and procedures based on our
         evaluation as of the Evaluation Date;

5.       The Registrant's other certifying officers and I have disclosed, based
         on our most recent evaluation, to the Registrant's auditors and the
         audit committee of Registrant's board of directors:

a)       all significant deficiencies in the design or operation of internal
         controls which could adversely affect the Registrant's ability to
         record, process, summarize and report financial data and have
         identified for the Registrant's auditors any material weaknesses in
         internal controls; and

b)       any fraud, whether or not material, that involves management or other
         employees who have a significant role in the Registrant's internal
         controls; and

6.       The Registrant's other certifying officers and I have indicated in this
         quarterly report whether or not there were significant changes in
         internal controls or in other factors that could significantly affect
         internal controls subsequent to the date of our most recent evaluation,
         including any corrective actions with regard to significant
         deficiencies and material weaknesses.

Date:  May 9, 2003

                                                /s/ Donald J. Rechler
                                                ---------------------------
                                                Donald J. Rechler
                                                Co-Chief Executive Officer,
                                                Reckson Associates Realty Corp.,
                                                the sole general partner of
                                                the Registrant


                                       37
<page>




                                  CERTIFICATION

I, Scott H. Rechler, certify that:

1.       I have reviewed this quarterly report on Form 10-Q of Reckson Operating
         Partnership, L.P.

2.       Based on my knowledge, this quarterly report does not contain any
         untrue statement of a material fact or omit to state a material fact
         necessary to make the statements made, in light of the circumstances
         under which such statements were made, not misleading with respect to
         the period covered by this quarterly report;

3.       Based on my knowledge, the financial statements, and other financial
         information included in this quarterly report, fairly present in all
         material respects the financial condition, results of operations and
         cash flows of the Registrant as of, and for, the periods presented in
         this quarterly report;

4.       The Registrant's other certifying officers and I are responsible for
         establishing and maintaining disclosure controls and procedures (as
         defined in Exchange Act Rules 13a-14 and 15d-14) for the Registrant and
         we have:

a)       designed such disclosure controls and procedures to ensure that
         material information relating to the Registrant, including its
         consolidated subsidiaries, is made known to us by others within those
         entities, particularly during the period in which this quarterly report
         is being prepared;

b)       evaluated the effectiveness of the Registrant's disclosure controls and
         procedures as of a date within 90 days prior to the filing date of this
         quarterly report (the "Evaluation Date"); and

c)       presented in this quarterly report our conclusions about the
         effectiveness of the disclosure controls and procedures based on our
         evaluation as of the Evaluation Date;

5.       The Registrant's other certifying officers and I have disclosed, based
         on our most recent evaluation, to the Registrant's auditors and the
         audit committee of Registrant's board of directors:

a)       all significant deficiencies in the design or operation of internal
         controls which could adversely affect the Registrant's ability to
         record, process, summarize and report financial data and have
         identified for the Registrant's auditors any material weaknesses in
         internal controls; and

b)       any fraud, whether or not material, that involves management or other
         employees who have a significant role in the Registrant's internal
         controls; and

6.       The Registrant's other certifying officers and I have indicated in this
         quarterly report whether or not there were significant changes in
         internal controls or in other factors that could significantly affect
         internal controls subsequent to the date of our most recent evaluation,
         including any corrective actions with regard to significant
         deficiencies and material weaknesses.

Date:  May 9, 2003

                                                /s/ Scott H. Rechler
                                                -------------------------
                                                Scott H. Rechler
                                                Co-Chief Executive Officer,
                                                Reckson Associates Realty Corp.,
                                                the sole general partner of
                                                the Registrant



                                       38
<page>

                                  CERTIFICATION

I, Michael Maturo, certify that:

1.       I have reviewed this quarterly report on Form 10-Q of Reckson Operating
         Partnership, L.P.

2.       Based on my knowledge, this quarterly report does not contain any
         untrue statement of a material fact or omit to state a material fact
         necessary to make the statements made, in light of the circumstances
         under which such statements were made, not misleading with respect to
         the period covered by this quarterly report;

3.       Based on my knowledge, the financial statements, and other financial
         information included in this quarterly report, fairly present in all
         material respects the financial condition, results of operations and
         cash flows of the Registrant as of, and for, the periods presented in
         this quarterly report;

4.       The Registrant's other certifying officers and I are responsible for
         establishing and maintaining disclosure controls and procedures (as
         defined in Exchange Act Rules 13a-14 and 15d-14) for the Registrant and
         we have:

a)       designed such disclosure controls and procedures to ensure that
         material information relating to the Registrant, including its
         consolidated subsidiaries, is made known to us by others within those
         entities, particularly during the period in which this quarterly report
         is being prepared;

b)       evaluated the effectiveness of the Registrant's disclosure controls and
         procedures as of a date within 90 days prior to the filing date of this
         quarterly report (the "Evaluation Date"); and

c)       presented in this quarterly report our conclusions about the
         effectiveness of the disclosure controls and procedures based on our
         evaluation as of the Evaluation Date;

5.       The Registrant's other certifying officers and I have disclosed, based
         on our most recent evaluation, to the Registrant's auditors and the
         audit committee of Registrant's board of directors:

a)       all significant deficiencies in the design or operation of internal
         controls which could adversely affect the Registrant's ability to
         record, process, summarize and report financial data and have
         identified for the Registrant's auditors any material weaknesses in
         internal controls; and

b)       any fraud, whether or not material, that involves management or other
         employees who have a significant role in the Registrant's internal
         controls; and

6.       The Registrant's other certifying officers and I have indicated in this
         quarterly report whether or not there were significant changes in
         internal controls or in other factors that could significantly affect
         internal controls subsequent to the date of our most recent evaluation,
         including any corrective actions with regard to significant
         deficiencies and material weaknesses.

Date:  May 9, 2003

                                             /s/ Michael Maturo
                                             -----------------------------------
                                             Michael Maturo
                                             Executive Vice President, Treasurer
                                             and Chief Financial Officer,
                                             Reckson Associates Realty Corp.,
                                             the sole general partner of
                                             the Registrant


                                       39