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CommonWealth Reit Message Board

  • drh2929 drh2929 Oct 30, 2012 2:27 PM Flag

    CWH mgt. fees: It is legal in America ?

    CommonWealth REIT (CWH) is a REIT that owns and operates office and industrial buildings. It has no employees, but is managed by Reit Management & Research LLC (RMR). RMR collects a management fee from CWH. Besides CWH, RMR also manages

    Hospitality Properties Trust (HPT)
    Government Properties Income Trust (GOV)
    Senior Housing Properties Trust (SNH)
    Select Income REIT (SIR)
    Five Star Quality Care, Inc. (FVE)
    TraveCenters of America LLC (TA)
    AEW Real Estate Income Fund (RIF)
    Sonesta International Hotels Corporation.
    CWH's stock is at a 52 week low of $13.58 and is down almost 40% from the 52 week high. It is down much more over the last 2 years. Although, some of this can be attributed to the weak job market, most of it is a result of RMR's self interest to fatten its pocket at the expense of shareholders.

    Management Fees

    CWH pays RMR management fees "based in part upon the historical cost of our investments (including acquisition costs)". It also pays "3.0% of gross collected rents and construction supervision fees equal to 5.0% of construction costs." This incentivizes management to grow the asset base in order to collect higher management fees at the expense of shareholders. RMR has been doing exactly that by:

    Spinning-off its best assets and using the proceeds to buy more real estate. In 2009, it spun-off GOV and in 2012, it spun-off SIR. Of course, RMR manages the spin-offs and collect management fees from them too. Since, they are all separate public companies, the executive also get share based compensation. The asset base of CWH, and GOV continue to grow year after year. This means more management fees for RMR.
    Selling undervalued common shares. Every year, management sells more common shares to fund acquisitions. In 2010, they sold $430 million of common shares. In 2011, they sold $264 million of common shares. In the first six months of 2012, they have sold $180 million of common shares.
    As a result, management fees at CWH keep climbing. In 2009, 2010, 2011, management fees were $62.6 million, $62.2 million and $69.5 million respectively. At GOV, in 2009, 2010, 2011, they were $5.6 million, $8.3 million, and $14.1 million respectively. Management is making more and more money as shareholders continue to suffer.

    Family Affair

    The management trustees of CWH are father and son, Barry Portnoy and Adam Portnoy. Adam is also the president of CWH. Ethan Bornstein, who is the son-in-law of Barry Portnoy, is an executive officer at HPT. In fact, the same set of characters are on the management team or the board of trustees at all the aforementioned companies.

    There is no independence on the board or the management team. As a result, there is no one to look out for the interests of the shareholders.

    Conflict of Interest

    In a clear conflict of interest, RMR is in business with the companies it manages. CWH, "RMR, SNH, GOV, HPT, Five Star and TA each currently own approximately 14.3% of AIC, an Indiana insurance company. All of our Trustees, all of the trustees and directors of the other publicly held AIC shareholders and nearly all of the directors of RMR currently serve on the board of directors of AIC. RMR provides management and administrative services to AIC pursuant to a management and administrative services agreement with AIC." AIC provides CWH with property insurance. From the looks of it, it is another way for RMR to make more money at the hands of the companies it manages.

    Although, the amount CWH invested in AIC is small compared to its size, it should not be in a business partnership with RMR.

    Shareholder Value

    Management needs to do the following to increase shareholder value:

    Stop spending money on acquisitions.
    Sell off non-core assets and use the proceeds to buy back shares.
    Distribute its interest in GOV (9.95 million shares) and SIR (22 million shares) to shareholders. This would be equivalent to a $8/dividend and would immediately increase the share price.
    Spin-off the Australian unit and distribute the shares.
    Conclusion

    Given management's incompetence, it is not advisable to buy the common shares. As detailed at HypeZero, the best way to play CWH is to buy long term call options in the hopes that an activist investor pressures management to increase shareholder value.

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    • Of course it`s legal. What is illegal about hiring an outside management company? Many people who own rental real estate hire a realtor/leasing agent to manage the property. I myself have done it in the past.

      Now....you may not like how the management company is managing, but that`s not a legal issue. Yes, in this instance it may be a conflict of interest but as long as that is disclosed, there`s nothing illegal. Shareholders knew about RMR when they bought, and they can sell if they don`t like the arrangement, which many have done.

    • "CWH's stock is at a 52 week low of $13.58."

      Not any more, now $13.46, that's another half a dividend down the rat hole.

      Sentiment: Hold

    • Your post is a Seeking Alpha piece:

      http://seekingalpha.com/article/961531-commonwealth-management-needs-to-go?source=yahoo

      Best to give attribution in these cases.

      I see that on this board and on the Seeking Alpha board there was one post in reply saying that, well, RMR fees are just management fees. Whether paid in-house or to outside management, you have management fees.

      But the plain fact is RMR boys provide bad management. They have been much more activated to help RMR than the companies they run, and it shows in the long term investment results of all companies that they manage. RMR's motivations can be seen in the pattern of spin-offs, secondary stock offerings, illogical real property purchases, and establishment of a web of REITs managed by RMR in a structure that makes it quite difficult to dislodge RMR.

      If CWH's book value is close to right, assets should be sold so that a stock buyback can be implemented. But RMR will not do that. The book value is way overstated, but RMR does not want to acknowledge it. Further, even if the book value was right, no way would RMR agree to downsize the CWH operation and reduce its fees even if that was the right thing to do for shareholders.

      The Seeking Alpha piece is right. RMR is a parasite on the well-being of CWH, and its removal would be beneficial to CWH shareholders.

    • RMR for CWH is the same as G & A expense for others. This is old wornout, ill informed news.

      • 2 Replies to infinitidrivr
      • infinitdrivr,
        You may be fritz or Portnoy which is it?
        The bottom line, is not the fees, but the conflict of interest.
        RMR has virtually never done anything to help shareholders that does not directly help RMR.

        They will not let this cash cow die.
        It may be time for a law suit against RMR for fiduciary negligance. It does not matter if they say there may be some conflict of interest.

        We need a court to 1. Remove the Board they are not independant.
        2. Terminate RMRs contracts with CWH.
        3. Sell the shares of GOV and SIR to buy back stock, or provide the shares to the stock holders.
        4. Pay a large penalty for the neglagence.

        This will not happen, but it would be nice.

      • Let's, for the sake of argument, accept that RMR for CWH is the same as G&A for other REITs. When a REIT is not meeting its FFO targets, indeed when it halves the dividend on the common shares for this reason, shouldn't it also cut G&A? When was the last time RMR cut the fees it charges? If you can cite such an occasion in the last 3 years, I'll give your argument some credibility.