RioCan Reports Second Quarter 2023 Results With Strong Core Business and Development Deliveries Driving Growth in FFO per unit
Solid Property Fundamentals with Retail Occupancy of 98.0% and New Leasing Spread of 11.3%
Achieved zoning for 2.0 million square feet at RioCan Scarborough Centre in Toronto's Golden Mile
TORONTO, August 01, 2023--(BUSINESS WIRE)--August 1, 2023--RioCan Real Estate Investment Trust ("RioCan" or the "Trust") (TSX: REI.UN) announced today its financial results for the three and six months ended June 30, 2023 (the "Second Quarter").
"RioCan reported another quarter of operational excellence. Our quality portfolio maintained high occupancy and drove strong leasing spreads while our development completions continued to deliver new and diversified income," said Jonathan Gitlin, President and CEO of RioCan. "The consistent strength of our operating results are evidence that our business is set up to succeed in any environment. The RioCan team remains focused on delivering growing and sustainable value for the long-term while we pro-actively manage risk and improve our balance sheet."
Financial Highlights | |||||||||||||||
Three months ended June 30 | Six months ended June 30 | ||||||||||||||
(in millions, except where otherwise noted, and per unit values) | 2023 | 2022 | 2023 | 2022 | |||||||||||
FFO 1 | $ | 131.6 | $ | 131.7 | $ | 263.0 | $ | 262.2 | |||||||
FFO per unit - diluted 1 | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.85 | |||||||
Net income | $ | 112.0 | $ | 78.5 | $ | 230.0 | $ | 238.5 | |||||||
Weighted average Units outstanding - diluted (in thousands) | 300,500 | 308,537 | 300,524 | 309,324 | |||||||||||
As at | June 30, 2023 | December 31, 2022 | |||||||||||||
Net book value per unit | $ | 26.00 | $ | 25.73 | |||||||||||
1. | A non-GAAP measurement. For definitions, reconciliations and the basis of presentation of RioCan's non-GAAP measures, refer to the Basis of Presentation and Non-GAAP Measures section in this News Release. |
FFO per Unit and Net Income
FFO per unit for the Second Quarter was $0.44, $0.01 per unit higher than the same period last year.
Same Property NOI1 growth of 5.2% contributed a $0.03 increase in FFO per unit.
FFO from completed developments and residential rental ramp up drove FFO per unit higher by $0.02.
Higher interest expense, net of higher interest income, decreased FFO per unit by $0.02.
The reduction in FFO per unit from properties sold was partially offset by accretion from prior year unit buybacks, resulting in a net reduction of $0.01 per unit.
A number of other items combined for a net reduction of $0.01 in FFO per unit, including lower residential inventory gains, due to timing, and lower lease cancellation fees, partially offset by lower restructuring expenses and higher income from equity-accounted investments.
Net income for the Second Quarter of $112.0 million exceeded the comparable period last year by $33.5 million, an increase of 42.7%, mainly due to lower fair value losses on investment properties in the current quarter.
Our FFO Payout Ratio1 of 59.7%, Liquidity1 of $1.7 billion, Unencumbered Asset1 pool of $8.6 billion, floating rate debt at 6.6%1 of total debt and staggered debt maturities, all contribute to our financial flexibility and balance sheet strength.
For 2023, we anticipate FFO per unit to be within the range of $1.77 to $1.80, SPNOI growth of 3%, and an FFO Payout Ratio of between 55% to 65%. Development Spending1 is expected to be between $400 million to $450 million.
1. | A non-GAAP measurement. For definitions, reconciliations and the basis of presentation of RioCan's non-GAAP measures, refer to the Basis of Presentation and Non-GAAP Measures section in this News Release. |
Operation Highlights
Three months ended June 30 | Six months ended June 30 | ||||||||||||||
2023 | 2022 | 2023 | 2022 | ||||||||||||
Operation Highlights (i) | |||||||||||||||
Occupancy - committed (ii) | 97.4 | % | 97.2 | % | 97.4 | % | 97.2 | % | |||||||
Retail occupancy - committed (ii) | 98.0 | % | 97.6 | % | 98.0 | % | 97.6 | % | |||||||
Blended leasing spread | 9.0 | % | 10.5 | % | 10.3 | % | 9.8 | % | |||||||
New leasing spread | 11.3 | % | 6.8 | % | 12.5 | % | 11.1 | % | |||||||
Renewal leasing spread | 8.2 | % | 11.2 | % | 9.6 | % | 9.3 | % | |||||||
(i) | Includes commercial portfolio only. | |
(ii) | Information presented as at respective periods then ended. |
In the context of strong fundamentals for our necessity-based retail portfolio, our team continued to deliver solid operating results in the Second Quarter. Same Property NOI grew by 5.2%, driven by increases in rent growth from contractual rent steps, rent upon renewal and a recovery of past pandemic-related provisions.
A strong blended leasing spread of 9.0% resulted from new and renewal leasing spreads of 11.3% and 8.2%, respectively. Excluding fixed-rate renewals, the blended leasing spread would be 9.8% for the quarter and 11.1% for the year-to-date.
Average net rent per occupied square foot of $21.34 improved 4.7% over the same period last year while new leasing in the Second Quarter generated average net rent per square foot of $26.90.
Retail committed occupancy remained steady at 98.0%. In-place retail occupancy of 96.9% declined 40 basis points sequentially driven by temporary vacant units transitioning to new committed tenants taking physical occupancy in the coming quarters. We continue to improve quality of the tenant base with strong and stable tenants comprising 87.3% of annualized net rent, an increase of 50 basis points compared to the prior quarter.
RioCan Living Update 1
As at August 1, 2023, 11 of the 12 RioCan LivingTM buildings in operation are stabilized and are 99.0% leased. Total NOI generated from our residential rental operations for the Second Quarter was $5.1 million, an increase of $1.7 million or 50.8% over the same period last year. An increase of approximately 9% in average monthly rent per occupied square foot on a same property basis contributed to the year-over-year improvement.
Approximately 20% of the 592 rental residential units at FourFifty The WellTM are pre-leased as of August 1, 2023, at rates in-line with or above expectations. Pre-leasing commenced in March 2023 in anticipation of the phased completion beginning in August 2023 and continuing through to early 2024.
As of June 30, 2023, 2,575 condominium and townhouse units are under construction and are expected to generate combined sales revenue of over $860.0 million between 2023 and 2026 that can be redeployed to fund our development pipeline. Of RioCan’s six active condominium construction projects, 86% of the total units have been pre-sold, representing 96% of pro-forma total revenues. There were no residential inventory gains recognized during the first half of the year due to the timing of condominium/townhouse sales. We expect residential inventory gains in the second half of the year.
1. | Units at 100% ownership interest. |
Development Highlights
Three months ended June 30 | Six months ended June 30 | ||||||||||||||
(in millions except square feet) | 2023 | 2022 | 2023 | 2022 | |||||||||||
Development Highlights | |||||||||||||||
Development Completions - sq. ft. in thousands (i) | 110.0 | 69.0 | 176.0 | 214.0 | |||||||||||
Development Spending | $ | 103.0 | $ | 139.6 | $ | 191.3 | $ | 231.5 | |||||||
Development Projects Under Construction - sq. ft. in thousands (ii) | 1,850.0 | 2,320.0 | 1,850.0 | 2,320.0 | |||||||||||
(i) | At RioCan's ownership. Represents net leasable area (NLA) of property under development completions. Excludes NLA of residential inventory completions. | |
(ii) | Information presented as at the respective periods then ended, includes properties under development and residential inventory, equity-accounted joint ventures and represents gross floor area of the respective projects. |
In the quarter, 110,000 square feet of NLA was completed, comprised mainly of commercial space at The WellTM. For the full year, we expect to complete 640,900 square feet of development, which we expect to contribute $25.6 million of stabilized NOI that will ramp up over the course of 2023 and 2024.
As at August 1, 2023, approximately 1,229,000 square feet (at 100% ownership interest) of commercial space at The Well is in tenant possession with approximately 95% of the total commercial space leased. The retail component is 87% leased, as compared with 82% as at our prior quarterly release, with another 7% in late stage negotiations. The retail at The Well has been physically opening in phases and the majority of tenants are expected to be open by November 2023.
During the Second Quarter, zoning was achieved for 2.0 million square feet for the first two phases at RioCan Scarborough Centre (Golden Mile) in Toronto, a Focus Five site and one of the premier development corridors in Toronto. Later phases of this site, an additional 2.3 million square feet, are expected to be zoned in the future. Completion of zoning is a significant value creation step. We will continue to exercise discipline as it relates to the commencement of physical construction.
RioCan continues to revisit zoning applications to optimize density and use in order to improve project economics. We successfully amended zoning for 11YV during the quarter, resulting in an incremental three floors and expanding density to a site already underway.
The 15.9 million of zoned square footage includes 1.9 million square feet of projects under construction and 1.5 million square feet of shovel ready projects, which can be commenced or delayed at RioCan's discretion.
Investing and Capital Recycling
As of August 1, 2023, closed, firm or conditional dispositions totalled $302.3 million.
Firm dispositions include a non-grocery anchored Open Air Centre in Surrey, B.C., at a capitalization rate of 4.99%, which is expected to close in December 2023.
Closed dispositions for the first half of 2023 were $67.2 million at a weighted average capitalization rate of 7.69%, including the sale of non-core assets located in Calgary, Alberta and Orillia, Ontario, consistent with our strategy to improve portfolio quality.
Year to date, Total Acquisitions1 were $104.9 million.
Total Acquisitions in the Second Quarter included three phases of Bellevue, a residential rental complex in Montreal, Quebec for a gross purchase price of $55.3 million. As part of this purchase, RioCan assumed $42.2 million of pre-existing contractual debt at a blended contractual interest rate of 2.64% and remaining weighted average term to maturity of 8.4 years. The acquisition included 124 income producing units and an adjacent parcel of vacant land for future development. We agreed to acquire an additional 60 units, which are under construction, upon satisfaction of certain conditions.
The remaining acquisitions related to land assembly activity and retail pads at an existing property.
1. | A non-GAAP measurement. For definitions, reconciliations and the basis of presentation of RioCan's non-GAAP measures, refer to the Basis of Presentation and Non-GAAP Measures section in this News Release. |
Capital Management Update
On April 18, 2023, RioCan redeemed, in full, its $200.0 million, 3.725% Series T unsecured debentures upon maturity.
On June 26, 2023, RioCan issued $300.0 million of Series AH senior unsecured debentures. These debentures were issued at a coupon rate of 5.962% per annum and will mature on October 1, 2029. Inclusive of the benefit of bond forward hedges, the all-in rate is 5.284%.
Over the last 12 months, the Trust has settled a total of $1.0 billion of bond forward contracts, for total realized gains of $57.3 million, which resulted in a weighted average interest rate reduction of 84 basis points or a weighted average hedged interest rate of 4.45% for $1.0 billion of debt with a weighted average term of 6.3 years.
On May 4, 2023, the Trust extended the maturity on its operating line of credit by a year to May 31, 2028. All other terms and conditions remain the same.
Subsequent to quarter end, we closed a $15.0 million, at our share, CMHC mortgage with a 4.29% fixed rate and a 10- year term relating to our StradaTM residential rental property.
In addition to the bond forward hedging, the Trust's limited exposure to floating rate debt at 6.6% of total debt, serves to mitigate short-term interest rate volatility. Floating rate exposure increased sequentially, from 5.4% at the end of the first quarter of 2023, due to draws on our corporate revolving line of credit, which will fluctuate based on cash needs and timing of other financing activities. Excluding the balance of the revolving unsecured operating line of credit as at June 30, 2023, the majority of which was paid down subsequent to quarter end using proceeds from the Series AH debentures, the Ratio of floating rate debt to total debt1 is 3.6%.
1. | A non-GAAP measurement. For definitions, reconciliations and the basis of presentation of RioCan's non-GAAP measures, refer to the Basis of Presentation and Non-GAAP Measures section in this News Release. |
Balance Sheet Strength
(in millions except percentages) As at | June 30, 2023 | December 31, 2022 | ||||||||||
Balance Sheet Strength Highlights | ||||||||||||
Liquidity (i) 1 | $ | 1,666 | $ | 1,548 | ||||||||
Adjusted Debt to Adjusted EBITDA (i) 1 | 9.49x | 9.51x | ||||||||||
Total Adjusted Debt to Total Adjusted Assets (i) 1 | 45.6% | 45.2% | ||||||||||
Unencumbered Assets (i) 1 | $ | 8,631 | $ | 8,257 | ||||||||
Unencumbered Assets to Unsecured Debt (i) 1 | 207% | 218% | ||||||||||
(i) | At RioCan's proportionate share. |
As at June 30, 2023, the Trust had $1.7 billion of Liquidity in the form of a $1.0 billion undrawn revolving line of credit, $0.4 billion undrawn construction lines and other bank loans and $0.3 billion cash and cash equivalents.
Pursuant to the terms of its credit agreement, the Trust has an option to increase the commitment under its revolving line of credit by $250 million.
RioCan’s unencumbered asset pool of $8.6 billion, which can be used to obtain secured financing to provide additional liquidity at lower interest rates than unsecured debt, generated 58.1% of Annual Normalized NOI1 and provided 2.07x coverage over Unsecured Debt1. Subsequent to quarter end, the revolving line of credit was repaid with cash proceeds from the Series AH debenture, improving the coverage over Unsecured Debt to 2.18x. When compared to Q1 2023, Unencumbered Assets increased by $356.1 million mainly from the repayment of mortgages payable.
Adjusted Debt to Adjusted EBITDA was 9.49x on a proportionate share basis, as at June 30, 2023, compared to 9.51x as at the end of 2022. The decrease was primarily due to higher Adjusted EBITDA, partially offset by higher Average Total Adjusted Debt balances.
1. | A non-GAAP measurement. For definitions, reconciliations and the basis of presentation of RioCan's non-GAAP measures, refer to the Basis of Presentation and Non-GAAP Measures section in this News Release. |
Conference Call and Webcast
Interested parties are invited to participate in a conference call with management on Wednesday, August 2, 2023 at 10:00 a.m. (ET). Participants will be required to identify themselves and the organization on whose behalf they are participating.
To access the conference call, click on the following link to register at least 10 minutes prior to the scheduled start of the call: Pre-registration link. Participants who pre-register at any time prior to the call will receive an email with dial-in credentials including a login passcode and PIN to gain immediate access to the live call. Those that are unable to pre-register may dial-in for operator assistance by calling 1-833-950-0062 and entering the access code: 836769.
For those unable to participate in the live mode, a replay will be available at 1-866-813-9403 with access code: 976025.
To access the simultaneous webcast, visit RioCan’s website at Events and Presentations and click on the link for the webcast.
About RioCan
RioCan is one of Canada’s largest real estate investment trusts. RioCan owns, manages and develops retail-focused, increasingly mixed-use properties located in prime, high-density transit-oriented areas where Canadians want to shop, live and work. As at June 30, 2023, our portfolio is comprised of 193 properties with an aggregate net leasable area of approximately 33.5 million square feet (at RioCan's interest) including office, residential rental and 11 development properties. To learn more about us, please visit www.riocan.com.
Basis of Presentation and Non-GAAP Measures
All figures included in this News Release are expressed in Canadian dollars unless otherwise noted. RioCan’s unaudited interim condensed consolidated financial statements ("Condensed Consolidated Financial Statements") are prepared in accordance with International Financial Reporting Standards (IFRS). Financial information included within this News Release does not contain all disclosures required by IFRS, and accordingly should be read in conjunction with the Trust's Condensed Consolidated Financial Statements and MD&A for the three and six months ended June 30, 2023, which are available on RioCan's website at www.riocan.com and on SEDAR at www.sedar.com.
Consistent with RioCan’s management framework, management uses certain financial measures to assess RioCan’s financial performance, which are not in accordance with generally accepted accounting principles (GAAP) under IFRS. Funds From Operations ("FFO"), FFO per unit, Net Operating Income ("NOI"), Same Property NOI, Development Spending, Total Acquisitions, Ratio of floating rate debt to total debt, Liquidity, Adjusted Debt to Adjusted EBITDA, Total Adjusted Debt to Total Adjusted Assets, RioCan's Proportionate Share, Unencumbered Assets to Unsecured Debt and Percentage of Normalized NOI Generated from Unencumbered Assets, as well as other measures that may be discussed elsewhere in this News Release, do not have a standardized definition prescribed by IFRS and are, therefore, unlikely to be comparable to similar measures presented by other reporting issuers. RioCan supplements its IFRS measures with these Non-GAAP measures to aid in assessing the Trust’s underlying performance and reports these additional measures so that investors may do the same. Non-GAAP measures should not be considered as alternatives to net income or comparable metrics determined in accordance with IFRS as indicators of RioCan’s performance, liquidity, cash flow, and profitability. For full definitions of these measures, please refer to the "Non-GAAP Measures" section in RioCan’s MD&A for the three and six months ended June 30, 2023.
The reconciliations for non-GAAP measures included in this News Release are outlined as follows:
RioCan's Proportionate Share
The following table reconciles the consolidated balance sheets from IFRS to RioCan's proportionate share basis as at June 30, 2023 and December 31, 2022:
As at | June 30, 2023 | December 31, 2022 | ||||||||||||||||
(in thousands of dollars) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||||
Assets | ||||||||||||||||||
Investment properties | $ | 13,875,163 | $ | 413,564 | $ | 14,288,727 | $ | 13,807,740 | $ | 398,701 | $ | 14,206,441 | ||||||
Equity-accounted investments | 383,958 | (383,958 | ) | — | 364,892 | (364,892 | ) | — | ||||||||||
Mortgages and loans receivable | 223,299 | — | 223,299 | 269,339 | — | 269,339 | ||||||||||||
Residential inventory | 327,596 | 238,732 | 566,328 | 272,005 | 214,536 | 486,541 | ||||||||||||
Assets held for sale | 155,000 | — | 155,000 | 42,140 | — | 42,140 | ||||||||||||
Receivables and other assets | 304,488 | 43,619 | 348,107 | 259,514 | 37,779 | 297,293 | ||||||||||||
Cash and cash equivalents | 253,944 | 13,324 | 267,268 | 86,229 | 8,001 | 94,230 | ||||||||||||
Total assets | $ | 15,523,448 | $ | 325,281 | $ | 15,848,729 | $ | 15,101,859 | $ | 294,125 | $ | 15,395,984 | ||||||
Liabilities | ||||||||||||||||||
Debentures payable | $ | 3,241,201 | $ | — | $ | 3,241,201 | $ | 2,942,051 | $ | — | $ | 2,942,051 | ||||||
Mortgages payable | 2,643,007 | 182,941 | 2,825,948 | 2,659,180 | 172,100 | 2,831,280 | ||||||||||||
Lines of credit and other bank loans | 1,202,628 | 102,723 | 1,305,351 | 1,141,112 | 89,187 | 1,230,299 | ||||||||||||
Accounts payable and other liabilities | 626,624 | 38,814 | 665,438 | 630,624 | 32,838 | 663,462 | ||||||||||||
Total liabilities | $ | 7,713,460 | $ | 324,478 | $ | 8,037,938 | $ | 7,372,967 | $ | 294,125 | $ | 7,667,092 | ||||||
Equity | ||||||||||||||||||
Unitholders’ equity | 7,809,988 | 803 | 7,810,791 | 7,728,892 | — | 7,728,892 | ||||||||||||
Total liabilities and equity | $ | 15,523,448 | $ | 325,281 | $ | 15,848,729 | $ | 15,101,859 | $ | 294,125 | $ | 15,395,984 | ||||||
The following tables reconcile the consolidated statements of income from IFRS to RioCan's proportionate share basis for the three and six months ended June 30, 2023 and 2022:
Three months ended June 30, 2023 | Three months ended June 30, 2022 | |||||||||||||||||
(in thousands of dollars) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||||
Revenue | ||||||||||||||||||
Rental revenue | $ | 270,913 | $ | 9,982 | $ | 280,895 | $ | 267,302 | $ | 7,363 | $ | 274,665 | ||||||
Residential inventory sales | — | 517 | 517 | 35,005 | — | 35,005 | ||||||||||||
Property management and other service fees | 5,139 | — | 5,139 | 6,112 | — | 6,112 | ||||||||||||
276,052 | 10,499 | 286,551 | 308,419 | 7,363 | 315,782 | |||||||||||||
Operating costs | ||||||||||||||||||
Rental operating costs | ||||||||||||||||||
Recoverable under tenant leases | 93,622 | 905 | 94,527 | 92,129 | 661 | 92,790 | ||||||||||||
Non-recoverable costs | 3,594 | 451 | 4,045 | 5,521 | 575 | 6,096 | ||||||||||||
Residential inventory cost of sales | — | 261 | 261 | 29,857 | — | 29,857 | ||||||||||||
97,216 | 1,617 | 98,833 | 127,507 | 1,236 | 128,743 | |||||||||||||
Operating income | 178,836 | 8,882 | 187,718 | 180,912 | 6,127 | 187,039 | ||||||||||||
Other income (loss) | ||||||||||||||||||
Interest income | 5,701 | 665 | 6,366 | 4,885 | 574 | 5,459 | ||||||||||||
Income from equity-accounted investments | 5,830 | (5,830 | ) | — | 1,165 | (1,165 | ) | — | ||||||||||
Fair value loss on investment properties, net | (10,594 | ) | (1,072 | ) | (11,666 | ) | (42,270 | ) | (3,476 | ) | (45,746 | ) | ||||||
Investment and other income (loss) | 1,657 | 123 | 1,780 | (1,379 | ) | (149 | ) | (1,528 | ) | |||||||||
2,594 | (6,114 | ) | (3,520 | ) | (37,599 | ) | (4,216 | ) | (41,815 | ) | ||||||||
Other expenses | ||||||||||||||||||
Interest costs, net | 49,974 | 2,724 | 52,698 | 43,659 | 1,807 | 45,466 | ||||||||||||
General and administrative | 14,846 | 20 | 14,866 | 16,400 | 16 | 16,416 | ||||||||||||
Internal leasing costs | 3,018 | — | 3,018 | 2,825 | — | 2,825 | ||||||||||||
Transaction and other costs | 1,594 | 24 | 1,618 | 1,517 | 88 | 1,605 | ||||||||||||
69,432 | 2,768 | 72,200 | 64,401 | 1,911 | 66,312 | |||||||||||||
Income before income taxes | $ | 111,998 | $ | — | $ | 111,998 | $ | 78,912 | $ | — | $ | 78,912 | ||||||
Current income tax expense | 31 | — | 31 | 452 | — | 452 | ||||||||||||
Net income | $ | 111,967 | $ | — | $ | 111,967 | $ | 78,460 | $ | — | $ | 78,460 | ||||||
Six months ended June 30, 2023 | Six months ended June 30, 2022 | |||||||||||||||||
(in thousands) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||||
Revenue | ||||||||||||||||||
Rental revenue | $ | 545,594 | $ | 17,432 | $ | 563,026 | $ | 539,433 | $ | 14,301 | $ | 553,734 | ||||||
Residential inventory sales | — | 2,880 | 2,880 | 50,974 | 936 | 51,910 | ||||||||||||
Property management and other service fees | 9,958 | — | 9,958 | 11,993 | — | 11,993 | ||||||||||||
555,552 | 20,312 | 575,864 | 602,400 | 15,237 | 617,637 | |||||||||||||
Operating costs | ||||||||||||||||||
Rental operating costs | ||||||||||||||||||
Recoverable under tenant leases | 192,430 | 1,786 | 194,216 | 192,251 | 1,284 | 193,535 | ||||||||||||
Non-recoverable costs | 11,043 | 1,145 | 12,188 | 11,577 | 1,163 | 12,740 | ||||||||||||
Residential inventory cost of sales | — | 1,387 | 1,387 | 43,793 | 422 | 44,215 | ||||||||||||
203,473 | 4,318 | 207,791 | 247,621 | 2,869 | 250,490 | |||||||||||||
Operating income | 352,079 | 15,994 | 368,073 | 354,779 | 12,368 | 367,147 | ||||||||||||
Other income (loss) | ||||||||||||||||||
Interest income | 12,742 | 1,268 | 14,010 | 8,946 | 1,144 | 10,090 | ||||||||||||
Income from equity-accounted investments | 11,344 | (11,344 | ) | — | 5,255 | (5,255 | ) | — | ||||||||||
Fair value loss on investment properties, net | (27,959 | ) | (451 | ) | (28,410 | ) | (6,838 | ) | (4,266 | ) | (11,104 | ) | ||||||
Investment and other income (loss) | 4,544 | (213 | ) | 4,331 | (1,563 | ) | (207 | ) | (1,770 | ) | ||||||||
671 | (10,740 | ) | (10,069 | ) | 5,800 | (8,584 | ) | (2,784 | ) | |||||||||
Other expenses | ||||||||||||||||||
Interest costs, net | 97,957 | 5,218 | 103,175 | 85,425 | 3,648 | 89,073 | ||||||||||||
General and administrative | 30,464 | 31 | 30,495 | 27,863 | 31 | 27,894 | ||||||||||||
Internal leasing costs | 5,743 | — | 5,743 | 5,810 | — | 5,810 | ||||||||||||
Transaction and other costs | 1,982 | 5 | 1,987 | 2,692 | 105 | 2,797 | ||||||||||||
136,146 | 5,254 | 141,400 | 121,790 | 3,784 | 125,574 | |||||||||||||
Income before income taxes | $ | 216,604 | $ | — | $ | 216,604 | $ | 238,789 | $ | — | $ | 238,789 | ||||||
Current income tax (recovery) expense | (13,367 | ) | — | (13,367 | ) | 271 | — | 271 | ||||||||||
Net income | $ | 229,971 | $ | — | $ | 229,971 | $ | 238,518 | $ | — | $ | 238,518 | ||||||
NOI and Same Property NOI
The following table reconciles operating income to NOI and Same Property NOI to NOI for the three and six months ended June 30, 2023 and 2022:
Three months ended June 30 | Six months ended June 30 | |||||||||||
(thousands of dollars) | 2023 | 2022 | 2023 | 2022 | ||||||||
Operating Income | $ | 178,836 | $ | 180,912 | $ | 352,079 | $ | 354,779 | ||||
Adjusted for the following: | ||||||||||||
Property management and other service fees | (5,139 | ) | (6,112 | ) | (9,958 | ) | (11,993 | ) | ||||
Residential inventory gains | — | (5,148 | ) | — | (7,181 | ) | ||||||
Operational lease revenue from ROU assets | 1,571 | 1,386 | 3,428 | 2,731 | ||||||||
NOI | $ | 175,268 | $ | 171,038 | $ | 345,549 | $ | 338,336 | ||||
Three months ended June 30 | Six months ended June 30 | |||||||
(thousands of dollars) | 2023 | 2022 | 2023 | 2022 | ||||
Same Property NOI | $ | 157,215 | $ | 149,430 | $ | 308,260 | $ | 295,385 |
NOI from income producing properties: | ||||||||
Acquired (i) | 170 | 80 | 366 | 226 | ||||
Disposed (i) | 597 | 8,228 | 1,562 | 18,373 | ||||
767 | 8,308 | 1,928 | 18,599 | |||||
NOI from completed properties under development | 8,020 | 4,055 | 14,027 | 8,244 | ||||
NOI from properties under de-leasing under development | 2,931 | 2,813 | 5,600 | 5,531 | ||||
Lease cancellation fees | 179 | 2,671 | 4,741 | 3,554 | ||||
Straight-line rent adjustment | 1,027 | 359 | 1,600 | 1,274 | ||||
NOI from residential rental | 5,129 | 3,402 | 9,393 | 5,749 | ||||
NOI | $ | 175,268 | $ | 171,038 | $ | 345,549 | $ | 338,336 |
(i) | Includes properties acquired or disposed of during the periods being compared. |
FFO
The following table reconciles net income attributable to Unitholders to FFO for the three and six months ended June 30, 2023 and 2022:
Three months ended June 30 | Six months ended June 30 | |||||||||||
(thousands of dollars, except where otherwise noted) | 2023 | 2022 | 2023 | 2022 | ||||||||
Net income attributable to Unitholders | $ | 111,967 | $ | 78,460 | $ | 229,971 | $ | 238,518 | ||||
Add back/(Deduct): | ||||||||||||
Fair value losses, net | 10,594 | 42,270 | 27,959 | 6,838 | ||||||||
Fair value losses included in equity-accounted investments | 1,072 | 3,476 | 451 | 4,266 | ||||||||
Internal leasing costs | 3,018 | 2,825 | 5,743 | 5,810 | ||||||||
Transaction losses on investment properties, net (i) | 176 | 353 | 112 | 736 | ||||||||
Transaction costs on sale of investment properties | 344 | 713 | 511 | 1,314 | ||||||||
ERP implementation costs | 2,454 | — | 6,408 | — | ||||||||
Change in unrealized fair value on marketable securities | (173 | ) | 1,401 | 813 | 1,401 | |||||||
Current income tax expense (recovery) | 31 | 452 | (13,367 | ) | 271 | |||||||
Operational lease revenue from ROU assets | 1,196 | 985 | 2,550 | 1,930 | ||||||||
Operational lease expenses from ROU assets in equity-accounted investments | (13 | ) | (11 | ) | (25 | ) | (23 | ) | ||||
Capitalized interest on equity-accounted investments (ii) | 966 | 733 | 1,843 | 1,169 | ||||||||
FFO | $ | 131,632 | $ | 131,657 | $ | 262,969 | $ | 262,230 | ||||
Add back: | ||||||||||||
Restructuring costs | 11 | 3,170 | 624 | 3,780 | ||||||||
FFO Adjusted | $ | 131,643 | $ | 134,827 | $ | 263,593 | $ | 266,010 | ||||
FFO per unit - basic | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.85 | ||||
FFO per unit - diluted | $ | 0.44 | $ | 0.43 | $ | 0.88 | $ | 0.85 | ||||
FFO Adjusted per unit - diluted | $ | 0.44 | $ | 0.44 | $ | 0.88 | $ | 0.86 | ||||
Weighted average number of Units - basic (in thousands) | 300,386 | 308,312 | 300,374 | 309,070 | ||||||||
Weighted average number of Units - diluted (in thousands) | 300,500 | 308,537 | 300,524 | 309,324 | ||||||||
FFO for last 4 quarters | $ | 525,415 | $ | 535,661 | ||||||||
Distributions paid for last 4 quarters | $ | 313,887 | $ | 306,986 | ||||||||
FFO Payout Ratio | 59.7 | % | 57.3 | % | ||||||||
(i) | Represents net transaction gains or losses connected to certain investment properties during the period. | |
(ii) | This amount represents the interest capitalized to RioCan's equity-accounted investment in WhiteCastle New Urban Fund 2, LP, WhiteCastle New Urban Fund 3, LP, WhiteCastle New Urban Fund 4, LP, WhiteCastle New Urban Fund 5, LP, RioCan-Fieldgate JV, RC (Queensway) LP, RC (Leaside) LP- Class B and PR Bloor Street LP. This amount is not capitalized to properties under development under IFRS, but is allowed as an adjustment under REALPAC’s definition of FFO. |
Development Spending
Total Development Spending for the three and six months ended June 30, 2023 and 2022 is as follows:
Three months ended June 30 | Six months ended June 30 | |||||||
(thousands of dollars) | 2023 | 2022 | 2023 | 2022 | ||||
Development expenditures on balance sheet: | ||||||||
Properties under development | $ | 67,610 | $ | 96,106 | $ | 134,522 | $ | 157,271 |
Residential inventory | 31,640 | 35,363 | 49,191 | 63,708 | ||||
RioCan's share of Development Spending from equity-accounted joint ventures | 3,749 | 8,136 | 7,634 | 10,510 | ||||
Total Development Spending | $ | 102,999 | $ | 139,605 | $ | 191,347 | $ | 231,489 |
Total Acquisitions
Total Acquisitions for the three and six months ended June 30, 2023 and 2022 are as follows:
Three months ended June 30 | Six months ended June 30 | |||||||
(thousands of dollars) | 2023 | 2022 | 2023 | 2022 | ||||
Income producing properties | $ | 70,271 | $ | — | $ | 70,271 | $ | 89,948 |
Properties under development | 5,736 | — | 34,583 | 11,946 | ||||
Residential inventory | — | — | — | 19,440 | ||||
RioCan's share of acquisitions from equity-accounted joint ventures | — | — | — | 66,497 | ||||
Total Acquisitions | $ | 76,007 | $ | — | $ | 104,854 | $ | 187,831 |
Total Adjusted Debt and Total Contractual Debt
The following tables reconcile total debt to Total Adjusted Debt, total assets to Total Adjusted Assets, and total debt to Total Contractual Debt as at June 30, 2023 and December 31, 2022:
As at | June 30, 2023 | December 31, 2022 | ||||||||||||||
(thousands of dollars, except where otherwise noted) | IFRS basis | Equity-accounted investments | RioCan's proportionate share | IFRS basis | Equity-accounted investments | RioCan's proportionate share | ||||||||||
Debentures payable | $ | 3,241,201 | $ | — | $ | 3,241,201 | $ | 2,942,051 | $ | — | $ | 2,942,051 | ||||
Mortgages payable | 2,643,007 | 182,941 | 2,825,948 | 2,659,180 | 172,100 | 2,831,280 | ||||||||||
Lines of credit and other bank loans | 1,202,628 | 102,723 | 1,305,351 | 1,141,112 | 89,187 | 1,230,299 | ||||||||||
Total debt | $ | 7,086,836 | $ | 285,664 | $ | 7,372,500 | $ | 6,742,343 | $ | 261,287 | $ | 7,003,630 | ||||
Cash and cash equivalents | 253,944 | 13,324 | 267,268 | 86,229 | 8,001 | 94,230 | ||||||||||
Total Adjusted Debt | $ | 6,832,892 | $ | 272,340 | $ | 7,105,232 | $ | 6,656,114 | $ | 253,286 | $ | 6,909,400 | ||||
Total assets | $ | 15,523,448 | $ | 325,281 | $ | 15,848,729 | $ | 15,101,859 | $ | 294,125 | $ | 15,395,984 | ||||
Cash and cash equivalents | 253,944 | 13,324 | 267,268 | 86,229 | 8,001 | 94,230 | ||||||||||
Total Adjusted Assets | $ | 15,269,504 | $ | 311,957 | $ | 15,581,461 | $ | 15,015,630 | $ | 286,124 | $ | 15,301,754 | ||||
Total Adjusted Debt to Total Adjusted Assets | 44.7 | % | 45.6 | % | 44.3 | % | 45.2 | % | ||||||||
As at | June 30, 2023 | December 31, 2022 | ||||||||||||||||
(thousands of dollars) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||||
Total debt | $ | 7,086,836 | $ | 285,664 | $ | 7,372,500 | $ | 6,742,343 | $ | 261,287 | $ | 7,003,630 | ||||||
Less: | ||||||||||||||||||
Unamortized debt financing costs, premiums and discounts on origination and debt assumed, and modifications | (23,343 | ) | (601 | ) | (23,944 | ) | (15,634 | ) | (690 | ) | (16,324 | ) | ||||||
Total Contractual Debt | 7,110,179 | 286,265 | 7,396,444 | 6,757,977 | 261,977 | 7,019,954 | ||||||||||||
Floating Rate Debt and Fixed Rate Debt
As at | June 30, 2023 | December 31, 2022 | ||||||||||||||
(thousands of dollars, except where otherwise noted) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||
Total fixed rate debt | $ | 6,683,145 | $ | 200,612 | $ | 6,883,757 | $ | 6,301,054 | $ | 141,720 | $ | 6,442,774 | ||||
Total floating rate debt | 403,691 | 85,052 | 488,743 | 441,289 | 119,567 | 560,856 | ||||||||||
Total debt | $ | 7,086,836 | $ | 285,664 | $ | 7,372,500 | $ | 6,742,343 | $ | 261,287 | $ | 7,003,630 | ||||
Ratio of floating rate debt to total debt | 5.7 | % | 6.6 | % | 6.5 | % | 8.0 | % | ||||||||
Total floating rate debt | $ | 403,691 | $ | 85,052 | $ | 488,743 | $ | 441,289 | $ | 119,567 | $ | 560,856 | ||||
Less: | ||||||||||||||||
Revolving unsecured operating line of credit | 224,770 | — | 224,770 | 131,601 | — | 131,601 | ||||||||||
Total floating rate debt (excluding revolving unsecured operating line of credit) | $ | 178,921 | $ | 85,052 | $ | 263,973 | $ | 309,688 | $ | 119,567 | $ | 429,255 | ||||
Ratio of floating rate debt to total debt (excluding revolving unsecured operating line of credit) | 2.5 | % | 3.6 | % | 4.6 | % | 6.1 | % | ||||||||
Liquidity
As at June 30, 2023, RioCan had approximately $1.7 billion of Liquidity as summarized in the following table:
As at | June 30, 2023 | December 31, 2022 | |||||||||||
(thousands of dollars) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | |||||||
Undrawn revolving unsecured operating line of credit | $ | 1,023,000 | $ | — | $ | 1,023,000 | $ | 1,116,351 | $ | — | $ | 1,116,351 | |
Undrawn construction lines and other bank loans | 283,110 | 92,273 | 375,383 | 267,562 | 70,094 | 337,656 | |||||||
Cash and cash equivalents | 253,944 | 13,324 | 267,268 | 86,229 | 8,001 | 94,230 | |||||||
Liquidity | $ | 1,560,054 | $ | 105,597 | $ | 1,665,651 | $ | 1,470,142 | $ | 78,095 | $ | 1,548,237 | |
Adjusted EBITDA
The following table reconciles consolidated net income attributable to Unitholders to Adjusted EBITDA:
Twelve months ended | June 30, 2023 | December 31, 2022 | ||||||||||||||
(thousands of dollars) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||
Net income attributable to Unitholders | $ | 228,225 | $ | — | $ | 228,225 | $ | 236,772 | $ | — | $ | 236,772 | ||||
Add (deduct) the following items: | ||||||||||||||||
Income tax expense (recovery): | ||||||||||||||||
Current | (12,717 | ) | — | (12,717 | ) | 921 | — | 921 | ||||||||
Fair value losses on investment properties, net | 262,249 | 12,393 | 274,642 | 241,128 | 16,208 | 257,336 | ||||||||||
Change in unrealized fair value on marketable securities (i) | 3,195 | — | 3,195 | 3,783 | — | 3,783 | ||||||||||
Internal leasing costs | 12,137 | — | 12,137 | 12,204 | — | 12,204 | ||||||||||
Non-cash unit-based compensation expense | 9,766 | — | 9,766 | 9,056 | — | 9,056 | ||||||||||
Interest costs, net | 192,897 | 9,812 | 202,709 | 180,365 | 8,242 | 188,607 | ||||||||||
Restructuring costs | 1,134 | — | 1,134 | 4,289 | — | 4,289 | ||||||||||
ERP implementation costs | 6,408 | — | 6,408 | — | — | — | ||||||||||
Depreciation and amortization | 4,201 | — | 4,201 | 4,774 | — | 4,774 | ||||||||||
Transaction losses on the sale of investment properties, net (ii) | 400 | — | 400 | 1,024 | — | 1,024 | ||||||||||
Transaction costs on investment properties | 4,935 | — | 4,935 | 5,734 | 3 | 5,737 | ||||||||||
Operational lease revenue (expenses) from ROU assets | 4,706 | (48 | ) | 4,658 | 4,086 | (46 | ) | 4,040 | ||||||||
Adjusted EBITDA | $ | 717,536 | $ | 22,157 | $ | 739,693 | $ | 704,136 | $ | 24,407 | $ | 728,543 | ||||
(i) | The fair value gains and losses on marketable securities may include both the change in unrealized fair value and realized gains and losses on the sale of marketable securities. By adding back the change in unrealized fair value on marketable securities, RioCan effectively continues to include realized gains and losses on the sale of marketable securities in Adjusted EBITDA and excludes unrealized fair value gains and losses on marketable securities in Adjusted EBITDA. | |
(ii) | Includes transaction gains and losses realized on the disposition of investment properties. |
Adjusted Debt to Adjusted EBITDA Ratio
Adjusted Debt to Adjusted EBITDA is calculated as follows:
Twelve months ended | June 30, 2023 | December 31, 2022 | ||||||||||||||||
(thousands of dollars, except where otherwise noted) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||||
Adjusted Debt to Adjusted EBITDA | ||||||||||||||||||
Average total debt outstanding | $ | 6,872,987 | $ | 268,708 | $ | 7,141,695 | $ | 6,756,628 | $ | 251,888 | $ | 7,008,516 | ||||||
Less: average cash and cash equivalents | (112,497 | ) | (10,092 | ) | (122,589 | ) | (74,871 | ) | (8,791 | ) | (83,662 | ) | ||||||
Average Total Adjusted Debt | $ | 6,760,490 | $ | 258,616 | $ | 7,019,106 | $ | 6,681,757 | $ | 243,097 | $ | 6,924,854 | ||||||
Adjusted EBITDA (i) | $ | 717,536 | $ | 22,157 | $ | 739,693 | $ | 704,136 | $ | 24,407 | $ | 728,543 | ||||||
Adjusted Debt to Adjusted EBITDA | 9.42 | 9.49 | 9.49 | 9.51 | ||||||||||||||
(i) | Adjusted EBITDA is reconciled in the immediately preceding table above. |
Unencumbered Assets
The tables below summarize RioCan's Unencumbered Assets to Unsecured Debt and Percentage of Normalized NOI Generated from Unencumbered Assets as at June 30, 2023 and December 31, 2022:
As at | June 30, 2023 | December 31, 2022 | |||||||||||||||
(thousands of dollars, except where otherwise noted) | Targeted Ratios | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||
Unencumbered Assets | $ | 8,570,191 | $ | 60,966 | $ | 8,631,157 | $ | 8,200,280 | $ | 56,228 | $ | 8,256,508 | |||||
Total Unsecured Debt | $ | 4,177,000 | $ | — | $ | 4,177,000 | $ | 3,783,649 | $ | — | $ | 3,783,649 | |||||
Unencumbered Assets to Unsecured Debt | > 200% | 205 | % | 207 | % | 217 | % | 218 | % | ||||||||
Subsequent to quarter end: | |||||||||||||||||
Change in Unencumbered Assets | — | — | — | ||||||||||||||
Repayment of Unsecured Debt on July 4, 2023 | (210,000 | ) | — | (210,000 | ) | ||||||||||||
Proforma Unencumbered Assets | $ | 8,570,191 | $ | 60,966 | $ | 8,631,157 | |||||||||||
Proforma Unsecured Debt | $ | 3,967,000 | $ | — | $ | 3,967,000 | |||||||||||
Proforma Unencumbered Assets to Unsecured Debt | 216 | % | 218 | % | |||||||||||||
Annual Normalized NOI - total portfolio (i) | $ | 688,892 | $ | 33,648 | $ | 722,540 | $ | 646,540 | $ | 23,488 | $ | 670,028 | |||||
Annual Normalized NOI - Unencumbered Assets (i) | $ | 415,972 | $ | 3,644 | $ | 419,616 | $ | 370,804 | $ | 3,440 | $ | 374,244 | |||||
Percentage of Normalized NOI Generated from Unencumbered Assets | > 50.0% | 60.4 | % | 58.1 | % | 57.4 | % | 55.9 | % | ||||||||
(i) Annual Normalized NOI are reconciled in the table below.
Three months ended | Three months ended | |||||||||||||||
(thousands of dollars) | IFRS basis | Equity- accounted investments | RioCan's proportionate share | IFRS basis | Equity- accounted investments | RioCan's proportionate share | ||||||||||
NOI (i) | $ | 175,268 | $ | 8,412 | $ | 183,680 | $ | 166,062 | $ | 5,872 | $ | 171,934 | ||||
Adjust the following: | ||||||||||||||||
Miscellaneous revenue | (1,134 | ) | — | (1,134 | ) | (802 | ) | — | (802 | ) | ||||||
Percentage rent | (1,732 | ) | — | (1,732 | ) | (3,234 | ) | — | (3,234 | ) | ||||||
Lease cancellation fees | (179 | ) | — | (179 | ) | (391 | ) | — | (391 | ) | ||||||
Normalized NOI - total portfolio | $ | 172,223 | $ | 8,412 | $ | 180,635 | $ | 161,635 | $ | 5,872 | $ | 167,507 | ||||
Annual Normalized NOI - total portfolio(ii) | $ | 688,892 | $ | 33,648 | $ | 722,540 | $ | 646,540 | $ | 23,488 | $ | 670,028 | ||||
NOI from unencumbered assets | $ | 105,983 | $ | 911 | $ | 106,894 | $ | 94,957 | $ | 860 | $ | 95,817 | ||||
Adjust the following for Unencumbered Assets: | ||||||||||||||||
Miscellaneous revenue | (629 | ) | — | (629 | ) | (518 | ) | — | (518 | ) | ||||||
Percentage rent | (1,198 | ) | — | (1,198 | ) | (1,430 | ) | — | (1,430 | ) | ||||||
Lease cancellation fees | (163 | ) | — | (163 | ) | (308 | ) | — | (308 | ) | ||||||
Normalized NOI - Unencumbered Assets | $ | 103,993 | $ | 911 | $ | 104,904 | $ | 92,701 | $ | 860 | $ | 93,561 | ||||
Annual Normalized NOI - Unencumbered Assets (ii) | $ | 415,972 | $ | 3,644 | $ | 419,616 | $ | 370,804 | $ | 3,440 | $ | 374,244 | ||||
(i) Refer to the NOI and Same Property NOI table of this section for reconciliation from NOI to operating income.
(ii) Calculated by multiplying Normalized NOI by a factor of 4.
Forward-Looking Information
This News Release contains forward-looking information within the meaning of applicable Canadian securities laws. This information reflects RioCan’s objectives, our strategies to achieve those objectives, as well as statements with respect to management’s beliefs, estimates and intentions concerning anticipated future events, results, circumstances, performance or expectations that are not historical facts. Forward-looking information can generally be identified by the use of forward-looking terminology such as "outlook", "objective", "may", "will", "would", "expect", "intend", "estimate", "anticipate", "believe", "should", "plan", "continue", or similar expressions suggesting future outcomes or events. Such forward-looking information reflects management’s current beliefs and is based on information currently available to management. All forward-looking information in this News Release is qualified by these cautionary statements. Forward-looking information is not a guarantee of future events or performance and, by its nature, is based on RioCan’s current estimates and assumptions, which are subject to numerous risks and uncertainties, including those described in the "Risks and Uncertainties" section in RioCan's MD&A for the three and six months ended June 30, 2023 and in our most recent Annual Information Form, which could cause actual events or results to differ materially from the forward-looking information contained in this News Release. Although the forward-looking information contained in this News Release is based upon what management believes are reasonable assumptions, there can be no assurance that actual results will be consistent with this forward-looking information.
The forward-looking statements contained in this News Release are made as of the date hereof, and should not be relied upon as representing RioCan’s views as of any date subsequent to the date of this News Release. Management undertakes no obligation, except as required by applicable law, to publicly update or revise any forward-looking information, whether as a result of new information, future events or otherwise.
View source version on businesswire.com: https://www.businesswire.com/news/home/20230801515143/en/
Contacts
RioCan Real Estate Investment Trust
Dennis Blasutti
Chief Financial Officer
416-866-3033 | www.riocan.com
