CAPREIT Reports Record Growth and Operating Performance in Third Quarter 2015
(firmenpresse) - TORONTO, ONTARIO -- (Marketwired) -- 11/16/15 -- Canadian Apartment Properties Real Estate Investment Trust ("CAPREIT") (TSX: CAR.UN) announced today record portfolio growth and strong operating and financial results for the three and nine months ended September 30, 2015.
"Key property acquisitions in the vibrant Montreal and Vancouver markets during the quarter significantly strengthened our asset base and enhanced our overall portfolio diversification, while we continued to generate industry-leading organic growth, the result of our focused and proven property management programs," commented Thomas Schwartz, President and CEO. "Looking ahead, as Canada''s largest residential landlord, we remain focused on strategically increasing the size and scale of our property portfolio while delivering the highest quality experience to our residents."
Operating Revenues
For the three and nine months ended September 30, 2015, total operating revenues increased by 4.3% and 3.4%, respectively, compared to the same periods last year primarily due to the contribution from acquisitions, higher same property average monthly rents, and continuing strong occupancies. For the three and nine months ended September 30, 2015, ancillary revenues, including parking, laundry and antenna income, rose by 11.7% and 7.6%, respectively, compared to the same periods last year, due to contributions from acquisitions and Management''s continued focus on maximizing the revenue potential of its property portfolio.
CAPREIT''s annualized net rental revenue run-rate as at September 30, 2015 increased to $542.7 million, up 11.4% from $487.2 million as at September 30, 2014 primarily due to acquisitions completed within the last twelve months and strong increases in average monthly rents on properties owned prior to September 30, 2014. Net rental revenue run-rate net of dispositions for the twelve months ended September 30, 2015 was $488.6 million (2014 - $473.0 million).
Average monthly rents and occupancy for residential suites decreased slightly as at September 30, 2015 due to recent acquisitions in lower rent demographic sectors offset by ongoing successful sales and marketing strategies and continued strength in the residential rental sector in the majority of CAPREIT''s regional markets. For the Manufactured Housing Community ("MHC") land lease portfolio, average monthly rents increased to $364 as at September 30, 2015, compared to $354 as at September 30, 2014. Occupancy for the MHC portfolio rose to 98.6% at September 30, 2015 from 97.6% at the same time last year.
Average monthly rents for residential suites owned prior to September 30, 2014 also increased as at September 30, 2015 to $1,097 from $1,080 as at September 30, 2014, an increase of 1.6% from the same period last year with occupancies remaining strong at 98.1%.
The higher rate of growth in average monthly rents on lease renewals during 2015 compared to the prior year is primarily due to the higher mandated guideline increases for 2015 (Ontario - 1.6%, British Columbia - 2.5%), compared to the lower guideline increases in 2014 (Ontario - 0.8%, British Columbia - 2.2%) and by increases due to above guideline increases ("AGI") achieved in Ontario in 2015. Management continues to pursue AGI applications where it believes increases are supported by market conditions above the annual guideline to raise average monthly rents on lease renewals. For 2016, the permitted guideline increase in Ontario and British Columbia have been increased to 2.0% and 2.9%, respectively.
Operating Expenses
Overall operating expenses as a percentage of operating revenues improved to 37.7% and 39.1%, respectively, for the three and nine months ended September 30, 2015 compared to 38.6% and 40.0%, respectively, for the same periods last year, due to lower repairs and maintenance ("R&M") and wages costs as a percentage of operating revenues.
Net Operating Income
For the three months ended September 30, 2015, NOI increased by $4.5 million or 5.8%, and the NOI margin strengthed to 62.3% from 61.4% for the same period last year. For the nine months ended September 30, 2015, NOI increased by $11.1 million or 4.9%, and the NOI margin rose to 60.9% compared to 60.0% last year. The increase in NOI margin for the three and nine months ended September 30, 2015 was primarily the result of higher operating revenues and lower R&M as a percentage of operating revenues.
For the three and nine months ended September 30, 2015, operating revenues for stabilized suites and sites increased 2.2% and 2.0% respectively, while operating expenses increased 0.3% and decreased 0.3%, respectively, compared to the same periods last year. As a result, for the three and nine months ended September 30, 2015, stabilized NOI increased by a strong 3.3% and 3.6%, respectively, compared to the same periods last year, showing the positive effects of CAPREIT''s geographic diversification across Canada.
NON-IFRS FINANCIAL MEASURES
For the nine months ended September 30, 2015, basic NFFO per Unit increased by 1.8% compared to the same period last year despite the approximate 6% increase in the weighted average number of Units outstanding due to the equity offering completed in March 2015. For the three months ended September 30, 2015, basic NFFO per Unit increased by 3.3% compared to the same period last year despite the approximate 8% increase in the weighted average number of Units outstanding.
LIQUIDITY AND LEVERAGE
Financial Strength
Management believes CAPREIT''s strong balance sheet and liquidity position will enable it to continue to take advantage of acquisition and property capital investment opportunities over the long term.
CAPREIT is achieving its financing goals as demonstrated by the following key indicators:
Property Capital Investments
During the nine months ended September 30, 2015, CAPREIT made property capital investments (excluding disposed properties, head office assets, tenant improvements and signage) of $105.3 million as compared to $93.8 million in the same period last year. For the full 2015 year, CAPREIT expects to complete property capital investments of approximately $155 million to $165 million, including approximately $57 million targeted at acquisitions completed since January 1, 2011, and approximately $17 million in high-efficiency boilers and other energy-saving initiatives.
Property capital investments include suite improvements, common areas and equipment, which generally tend to increase NOI more quickly. CAPREIT also continues to invest in energy-saving initiatives, including boilers, energy-efficient lighting systems, and water-saving programs, which permit CAPREIT to mitigate potentially higher increases in utility and R&M costs and significantly improve overall portfolio NOI.
Subsequent Events
On October 9, 2015, CAPREIT closed its equity issue and sale of 8,720,000 Trust Units which was previously announced on September 21, 2015, for $28.70 per Unit for aggregate gross proceeds of $250.3 million. The offering was sold through a syndicate of underwriters led by RBC Capital Markets on a bought-deal basis. CAPREIT used the net proceeds of the offering and financings on recent acquisitions to pay off the Bridge Increase and partially repay the Acquisition and Operating Facility.
Additional Information
More detailed information and analysis is included in CAPREIT''s unaudited condensed consolidated interim financial statements and MD&A for the three and nine months ended September 30, 2015, which have been filed on SEDAR and can be viewed at under CAPREIT''s profile or on CAPREIT''s website on the investor relations page at or .
Conference Call
A conference call hosted by Thomas Schwartz, President and CEO and the CAPREIT Management Team, will be held Tuesday, November 17, 2015 at 11:30 am EST. The telephone numbers for the conference call are: Local/International: (416) 340-2216, North American Toll Free: (866) 225-0198.
A slide presentation to accompany Management''s comments during the conference call will be available one hour and a half prior to the conference call. To view the slides, access the CAPREIT website at or , click on "Investor Relations" and follow the link at the top of the page. Please log on at least 15 minutes before the call commences.
The telephone numbers to listen to the call after it is completed (Instant Replay) are local/international (905) 694-9451 or North American toll free (800) 408-3053. The Passcode for the Instant Replay is 5623701#. The Instant Replay will be available until midnight, November 24, 2015. The call and accompanying slides will also be archived on the CAPREIT website at or . For more information about CAPREIT, its business and its investment highlights, please refer to our website at or .
About CAPREIT
CAPREIT owns interests in multi-unit residential rental properties, including apartments, townhomes and manufactured home communities primarily located in and near major urban centres across Canada. As at September 30, 2015, CAPREIT had owning interests in 46,617 residential units, comprised of 40,332 residential suites and 30 manufactured home communities ("MHC") comprising 6,285 land lease sites. For more information about CAPREIT, its business and its investment highlights, please refer to our website at or and our public disclosure which can be found under our profile at .
Non-IFRS Financial Measures
CAPREIT prepares and releases unaudited quarterly and audited consolidated annual financial statements prepared in accordance with IFRS. In this and other earnings releases and investor conference calls, as a complement to results provided in accordance with IFRS, CAPREIT also discloses and discusses certain non-IFRS financial measures, including Net Rental Revenue Run-Rate, NOI, FFO, NFFO and applicable per Unit amounts and payout ratios. These non-IFRS measures are further defined and discussed in the MD&A released on November 16, 2015, which should be read in conjunction with this press release. Since Net Rental Revenue Run-Rate, NOI, FFO and NFFO are not determined by IFRS, they may not be comparable to similar measures reported by other issuers. CAPREIT has presented such non-IFRS measures as Management believes these non-IFRS measures are relevant measures of the ability of CAPREIT to earn and distribute cash returns to Unitholders and to evaluate CAPREIT''s performance. A reconciliation of Net Income and such non-IFRS measures including Adjusted Funds From Operations ("AFFO") is included in this press release. These non-IFRS measures should not be construed as alternatives to net income (loss) or cash flow from operating activities determined in accordance with IFRS as an indicator of CAPREIT''s performance.
Cautionary Statements Regarding Forward-Looking Statements
Certain statements contained, or contained in documents incorporated by reference, in this press release constitute forward-looking information within the meaning of securities laws. Forward-looking information may relate to CAPREIT''s future outlook and anticipated events or results and may include statements regarding the future financial position, business strategy, budgets, litigation, projected costs, capital investments, financial results, taxes, plans and objectives of or involving CAPREIT. Particularly, statements regarding CAPREIT''s future results, performance, achievements, prospects, costs, opportunities and financial outlook, including those relating to acquisition and capital investment strategy and the real estate industry generally, are forward-looking statements. In some cases, forward-looking information can be identified by terms such as "may", "will", "should", "expect", "plan", "anticipate", "believe", "intend", "estimate", "predict", "potential", "continue" or the negative thereof or other similar expressions concerning matters that are not historical facts. Forward-looking statements are based on certain factors and assumptions regarding expected growth, results of operations, performance and business prospects and opportunities. In addition, certain specific assumptions were made in preparing forward-looking information, including: that the Canadian and Irish economies will generally experience growth, however, may be adversely impacted by the global economy; that inflation will remain low; that interest rates will remain low in the medium term; that Canada Mortgage and Housing Corporation ("CMHC") mortgage insurance will continue to be available and that a sufficient number of lenders will participate in the CMHC-insured mortgage program to ensure competitive rates; that the Canadian capital markets will continue to provide CAPREIT with access to equity and/or debt at reasonable rates; that vacancy rates for CAPREIT properties will be consistent with historical norms; that rental rates will grow at levels similar to the rate of inflation on renewal; that rental rates on turnovers will remain stable; that CAPREIT will effectively manage price pressures relating to its energy usage; and, with respect to CAPREIT''s financial outlook regarding capital investments, assumptions respecting projected costs of construction and materials, availability of trades, the cost and availability of financing, CAPREIT''s investment priorities, the properties in which investments will be made, the composition of the property portfolio and the projected return on investment in respect of specific capital investments.
Although the forward-looking statements contained in this press release are based on assumptions, Management believes they are reasonable as of the date hereof, there can be no assurance actual results will be consistent with these forward-looking statements; they may prove to be incorrect. Forward-looking statements necessarily involve known and unknown risks and uncertainties, many of which are beyond CAPREIT''s control, that may cause CAPREIT or the industry''s actual results, performance, achievements, prospects and opportunities in future periods to differ materially from those expressed or implied by such forward-looking statements. These risks and uncertainties include, among other things, risks related to: reporting investment properties at fair value, real property ownership, leasehold interests, co-ownerships, investment restrictions, operating risk, energy costs and hedging, environmental matters, insurance, capital investments, indebtedness, interest rate hedging, foreign operation and currency risks, taxation, harmonization of federal goods and services tax and provincial sales tax, government regulations, controls over financial accounting, legal and regulatory concerns, the nature of units of CAPREIT ("Trust Units") and of CAPREIT''s subsidiary, CAPREIT Limited Partnership ("Exchangeable Units") (collectively, the "Units"), unitholder liability, liquidity and price fluctuation of Units, dilution, distributions, participation in CAPREIT''s distribution reinvestment plan, potential conflicts of interest, dependence on key personnel, general economic conditions, competition for residents, competition for real property investments, continued growth and risks related to acquisitions. There can be no assurance the expectations of CAPREIT''s Management will prove to be correct. These risks and uncertainties are more fully described in regulatory filings, including CAPREIT''s Annual Information Form, which can be obtained on SEDAR at , under CAPREIT''s profile, as well as under Risks and Uncertainties section of the MD&A released on November 16, 2015. The information in this press release is based on information available to Management as of November 16, 2015. Subject to applicable law, CAPREIT does not undertake any obligation to publicly update or revise any forward-looking information.
Contacts:
CAPREIT
Mr. Michael Stein
Chairman
(416) 861-5788
CAPREIT
Mr. Thomas Schwartz
President & CEO
(416) 861-9404
CAPREIT
Mr. Scott Cryer
Chief Financial Officer
(416) 861-5771
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Datum: 16.11.2015 - 16:42 Uhr
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