2022 HIGHLIGHTS
FINANCIAL:
- Revenue from investment properties increased by 15.8% in Q4 2022 and 15.4% in 2022.
- Net rental income increased by 19.3% in Q4 2022 and 15.4% in 2022.
- FFO1 increased 20.6% to
$37.7 million ($0.199 per Unit) in Q4 2022 and 18.5% to$142.3 million ($0.761 per Unit), excluding the non-recurring secured mortgage prepayment costs incurred in 2021. - Completed a bought-deal equity offering of REIT Units for net proceeds of
$220.2 million onMarch 31, 2022 . - On
April 19, 2022 , the REIT increased the total size of its Green Unsecured Development Credit Facility by$100 million to$200 million ($150 million green tranche and$50 million conventional tranche). - On
May 4, 2022 , the REIT increased the total size of its$300 million unsecured revolving credit facility by$100 million to$400 million and extended the term by one year toMarch 23, 2025 . - In
May 2022 , the REIT entered into$169.7 million of new 10-year secured term mortgage financing at an effective interest rate of 4.43%, a significant portion of which is interest-only. - Repaid
$86.2 million of secured term mortgages at maturity during 2022. - Subsequent to year end, the REIT repaid an additional
$17.9 million of secured term mortgages at maturity. - On
September 14, 2022 ,DBRS Limited upgraded the REIT's issuer rating and senior unsecured debentures rating to BBB with positive trends. - Approximately
$1.7 billion of available liquidity1 and$4.1 billion of unencumbered assets atDecember 31, 2022 .
OPERATIONS:
- Near-full occupancy at 99.2% at
December 31, 2022 with an average lease term of 5.4 years and 3.2% average annual contractual rent steps. - Same property NOI1 increased 6.2% in Q4 2022 and 5.7% in 2022, with
Ontario andQuebec each contributing 8.4% and 6.5%, respectively, for Q4 2022 and 9.1% and 4.5%, respectively, in 2022 - Completed over 2.6 million sq. ft. of lease renewals and new lease deals year-to-date generating a 53.2% overall increase in rents, including 90.6% in
Ontario and 54.0% inQuebec (excluding contractual renewals). - Completed construction on approximately 928,000 sq. ft. of GLA in 2022 and transferred to income-producing properties.
____________________ |
1 Non-GAAP measure. Refer to "Non-GAAP Measures" section in this press release for further information. |
PROPERTY PORTFOLIO:
- Acquired six income-producing properties during the year for a total of 699,000 sq. ft. for a purchase price of
$196.0 million . - Acquired interests in three development properties during the year, totalling 87 acres for a purchase price of
$114.2 million , with the potential to add 1.7 million sq. ft. of GLA to the REIT's portfolio. - Acquired the remaining 50% interest in one industrial property under development that was nearing completion in
Guelph, Ontario totalling 91,782 sq. ft. from the REIT's joint venture partner for a total acquisition cost of$12.8 million . - Acquired a 12-acre parcel of land with the potential to develop approximately 180,000 sq. ft. of industrial space, located at the intersection of
Appleby Line andHighway 407 inBurlington, Ontario , for a purchase price of$27.5 million . - Disposed of a 32,000 sq. ft. non-core investment property for gross proceeds of
$4.2 million .
OTHER:
- On
November 7, 2022 , the REIT announced that it had entered into an agreement with GIC and Dream Industrial REIT, pursuant to which a joint venture between GIC and Dream Industrial REIT will acquire all of the assets and assume all of the liabilities of the REIT in an all-cash transaction, and the REIT will pay a special distribution and redeem all of its units for$23.50 per unit in cash. OnFebruary 7, 2023 , the REIT announced that it had received approval under the Investment Canada Act in respect of the Transaction that was approved by theOntario Superior Court (Commercial List) onDecember 20, 2022 , and anticipates that closing of the Transaction will occur on or aboutFebruary 17, 2023 , subject to the satisfaction or waiver of all of the remaining customary closing conditions, all of which have been or are expected to be satisfied by or on such date.
This press release should be read in conjunction with Summit's Consolidated Financial Statements for the years ended
FINANCIAL AND OPERATING HIGHLIGHTS
Summit's key financial and operating metrics for the three months and year ended
Annual | |||||||||
(in thousands of Canadian dollars, except per Unit amounts) | Q4 2022 | Q4 2021 | 2022 | 2021 | 2020 | ||||
Portfolio Performance | |||||||||
Occupancy | 99.2 % | 99.2 % | 99.2 % | 99.2 % | 98.0 % | ||||
Revenue from investment properties | $ 65,905 | $ 56,911 | $ 250,328 | $ 216,971 | $ 190,906 | ||||
Property operating expenses | $ 16,675 | $ 15,649 | $ 64,019 | $ 55,544 | $ 50,796 | ||||
Net rental income | $ 49,230 | $ 41,262 | $ 186,309 | $ 161,427 | $ 140,110 | ||||
Finance costs(2) | $ 10,404 | $ 8,948 | $ 39,403 | $ 57,210 | $ 41,535 | ||||
Fair value adjustments to investment properties | $ 427,420 | $ 97,967 | $ 686,604 | $ 1,031,385 | $ 90,762 | ||||
Net income | $ 457,663 | $ 128,240 | $ 822,056 | $ 1,131,994 | $ 206,502 | ||||
Operating Performance | |||||||||
FFO(1)(2) | $ 37,724 | $ 31,277 | $ 142,268 | $ 100,040 | $ 94,389 | ||||
FFO per Unit(1)(2) | $ 0.199 | $ 0.178 | $ 0.761 | $ 0.587 | $ 0.651 | ||||
Net income per Unit - basic | $ 2.409 | $ 0.729 | $ 4.399 | $ 6.644 | $ 1.423 | ||||
Same property NOI(1) | $ 41,556 | $ 39,115 | $ 153,526 | $ 145,305 | $ 89,435 | ||||
Same property NOI(1) growth | 6.2 % | 4.1 % | 5.7 % | 4.8 % | 3.8 % | ||||
Distributions | |||||||||
Distributions declared to Unitholders(3) | $ 9,195 | $ 24,841 | $ 89,635 | $ 95,024 | $ 79,252 | ||||
Distributions per Unit declared to Unitholders(3) | $ 0.048 | $ 0.141 | $ 0.478 | $ 0.556 | $ 0.540 | ||||
FFO payout ratio without DRIP benefit(1)(2)(3) | 24.4 % | 79.3 % | 62.8 % | 94.7 % | 83.0 % | ||||
FFO payout ratio with DRIP benefit(1)(2)(3) | 48.7 % | 60.3 % | 60.2 % | 73.8 % | 67.6 % | ||||
Weighted average Units outstanding (in thousands) | 189,977 | 175,909 | 186,880 | 170,390 | 145,089 | ||||
Liquidity and Leverage | |||||||||
Total assets | $ 5,718,120 | $ 4,542,994 | $ 5,718,120 | $ 4,542,994 | $ 3,172,213 | ||||
Total unencumbered assets | $ 4,124,541 | $ 2,996,333 | $ 4,124,541 | $ 2,996,333 | $ 1,054,481 | ||||
Total debt | $ 1,437,200 | $ 1,293,573 | $ 1,437,200 | $ 1,293,573 | $ 1,186,572 | ||||
Weighted average effective interest rate | 2.93 % | 2.51 % | 2.93 % | 2.51 % | 2.99 % | ||||
Weighted average term to maturity (years) | 4.5 | 4.7 | 4.5 | 4.7 | 4.5 | ||||
Leverage(1) | 25.1 % | 28.5 % | 25.1 % | 28.5 % | 37.4 % | ||||
Interest coverage(1) | 4.5x | 4.3x | 4.5x | 4.1x | 3.2x | ||||
Debt service coverage(1) | 3.6x | 3.3x | 3.5x | 2.9x | 2.1x | ||||
Debt-to-adjusted EBITDA(1) | 7.8x | 8.3x | 8.2x | 8.5x | 8.8x | ||||
DBRS Issuer Rating | BBB | BBB (low) | BBB | BBB (low) | BBB (low) | ||||
Number of properties acquired | — | 2 | 6 | 5 | 23 | ||||
Number of properties disposed | — | 1 | 1 | 7 | 2 | ||||
Total number of properties | 165 | 156 | 165 | 156 | 156 | ||||
Total GLA | 22,252 | 20,651 | 22,252 | 20,651 | 19,360 | ||||
(1) Non-GAAP Measure. Refer to "Non-GAAP Measures" section in this press release for further information. | |||||||||
(2) Finance costs and FFO includes strategic non-recurring mortgage prepayment costs of | |||||||||
(3) Concurrent with the announcement of the Transaction on |
PORTFOLIO GROWTH
During 2022, the REIT acquired six income-producing properties totalling 699,000 sq. ft. for a purchase price of
During 2022, the REIT completed the development of approximately 928,000 sq. ft. of industrial properties in
At
CONTINUED STRONG OPERATING PERFORMANCE
Revenue from investment properties for Q4 2022 and 2022 rose 15.8% and 15.4% compared to the same prior year periods due primarily to acquisitions completed over the prior twelve months, continuing strong occupancy and higher overall rental rates on leasing activities. Occupancy remained strong at
Net rental income for Q4 2022 and 2022 increased 19.3% and 15.4% compared to the same prior year periods due primarily to continuing strong occupancy, higher overall rental rates on leasing activities and acquisitions completed over the prior twelve months.
FFO1 for Q4 2022 increased 20.6% to
Same property NOI1 rose 6.2% for Q4 2022 (5.7% for 2022), including a 8.4% increase in
STRATEGIC LEASING PROGRAM
The REIT completed over 2.6 million sq. ft. of lease renewals and new lease deals in 2022, generating an average increase in monthly rents of 53.2% over the expiring rent with a significant 90.6% increase over expiring rents in
The REIT maintained near-full 99.2% occupancy in Q4 2022 with limited to no downtime, while also taking advantage of significantly higher market rents on turnover of the space, with some re-leasing at rental rates in excess of 100% of the expiring rent.
STRONG BALANCE SHEET AND LIQUIDITY
Total assets increased to
On
During 2022, the REIT repaid
The REIT's debt metrics remained strong during the fourth quarter of 2022. At
Debt-to-adjusted EBITDA was 7.8x and 8.2x for the three months and year ended
At
ARRANGEMENT AGREEMENT TO ACQUIRE THE REIT
On
On
As a result of the Transaction, Summit will not host a conference call and webcast to discuss the financial results and operations for the fourth quarter.
NON-GAAP MEASURES
The REIT prepares and releases consolidated financial statements prepared in accordance with IFRS (GAAP). In this release, the REIT discloses and discusses certain non-GAAP measures, including FFO, FFO per Unit, FFO payout ratio, NOI, same property NOI, leverage ratio, interest coverage ratio, debt service coverage ratio, debt-to-adjusted EBITDA and available liquidity. The non-GAAP measures are further defined and discussed in Appendix A | Non-GAAP Measures in the MD&A for the year ended
Reconciliation of Non-GAAP Measures
The following tables reconcile the REIT's non-GAAP measures to the most comparable IFRS measures for the three months and year ended
Available Liquidity
The REIT's available liquidity is calculated as follows:
2022 | 2021 | |
Unencumbered assets | $ 4,124,541 | $ 2,996,333 |
Assets required to be reserved under unsecured debt agreements: | ||
Senior unsecured debentures(1) | (1,202,500) | (1,202,500) |
Unsecured revolving credit facility(2) | (520,000) | (390,000) |
Green Unsecured Development Credit Facility(3) | (260,000) | (130,000) |
Unencumbered assets available to be encumbered | 2,142,041 | 1,273,833 |
Borrowing Capacity on Unencumbered Assets(4) | $ 1,178,122 | $ 700,608 |
Cash | 47,732 | 16,052 |
Undrawn portion of unsecured revolving credit facility(5) | 370,472 | 300,000 |
Undrawn portion of Green Unsecured Development Credit Facility(5) | 135,382 | 90,000 |
Borrowing capacity on unencumbered assets (per above) | 1,178,122 | 700,608 |
Available Liquidity | $ 1,731,709 | $ 1,106,660 |
(1) Calculated as 1.3 times | ||
(2) Calculated as 1.3 times | ||
(3) Calculated as 1.3 times | ||
(4) Borrowing capacity is calculated as unencumbered assets available to be encumbered multiplied by 55% loan-to-value. | ||
(5) Includes amounts drawn and letters of credit issued under the credit facility agreements. |
FFO
The REIT's FFO, FFO per Unit and FFO payout ratio are calculated as follows:
Q4 2022 | Q4 2021 | |||
Q4 2022 | Q4 2021 | Annual | Annual | |
Net income | $ 457,663 | $ 128,240 | $ 822,056 | $ 1,131,994 |
Adjustments: | ||||
Free rent amortization | 391 | 311 | 1,428 | 1,231 |
Amortization of other assets | 96 | 91 | 466 | 326 |
Transaction costs | 4,748 | — | 4,748 | — |
Fair value adjustment to deferred unit compensation | 2,246 | 602 | 174 | 2,565 |
Fair value adjustment to loans receivable | — | — | — | (4,691) |
Fair value adjustment to investment properties | (427,420) | (97,967) | (686,604) | (1,031,385) |
FFO(1) | $ 37,724 | $ 31,277 | $ 142,268 | $ 100,040 |
FFO per Unit(1) | $ 0.199 | $ 0.178 | $ 0.761 | $ 0.587 |
Distributions declared to Unitholders(2) | $ 9,195 | $ 24,841 | $ 89,635 | $ 95,024 |
Distributions per Unit declared to Unitholders(2) | $ 0.048 | $ 0.141 | $ 0.478 | $ 0.556 |
Cash Distributions paid(2) | $ 18,390 | $ 18,852 | $ 85,649 | $ 73,872 |
Regular FFO payout ratio without DRIP benefit(1)(2) | 24.4 % | 79.3 % | 62.8 % | 94.7 % |
Regular FFO payout ratio with DRIP benefit(1)(2) | 48.7 % | 60.3 % | 60.2 % | 73.8 % |
Weighted average number of Units outstanding (in thousands) | 189,977 | 175,909 | 186,880 | 170,390 |
Units issued and outstanding at the end of the period (in thousands) | 189,977 | 176,900 | 189,977 | 176,900 |
Other items: | ||||
Straight-line rent adjustment | $ (1,702) | $ (1,316) | $ (5,532) | $ (5,542) |
Non-recoverable capital expenditures | $ (326) | $ (366) | $ (3,106) | $ (1,154) |
Leasing costs | $ (6,545) | $ (1,294) | $ (19,390) | $ (8,534) |
(1) FFO includes strategic non-recurring mortgage prepayment costs of | ||||
(2) Concurrent with the announcement of the Transaction on |
Same Property NOI
In calculating same property NOI, the impacts from the straight-lining of rents and amortization of free rent have been excluded. Same property NOI excludes properties that would have had changes due to acquisitions, dispositions and redevelopments, as well as properties classified as held for sale.
The following tables reconcile same property NOI to net rental income for the periods presented:
Change | Change | ||||
GLA | Q4 2022 | Q4 2021 | ($) | ( %) | |
10,267 | $ 20,955 | $ 19,331 | $ 1,624 | 8.4 % | |
4,019 | 7,985 | 7,498 | 487 | 6.5 % | |
5,229 | 12,519 | 12,189 | 330 | 2.7 % | |
Other | 42 | 97 | 97 | — | 0.0 % |
Same property NOI | 19,557 | $ 41,556 | $ 39,115 | $ 2,441 | 6.2 % |
Acquisitions/dispositions/redevelopments | 2,695 | 6,363 | 1,142 | 5,221 | |
Straight-line rent | 1,702 | 1,316 | 386 | ||
Free rent amortization | (391) | (311) | (80) | ||
Net rental income | 22,252 | $ 49,230 | $ 41,262 | $ 7,968 |
| Q4 2021 | Change | Change | ||
GLA | Annual | Annual | ($) | ( %) | |
9,924 | $ 80,866 | $ 74,145 | $ 6,721 | 9.1 % | |
3,254 | 22,878 | 21,883 | 995 | 4.5 % | |
5,229 | 49,391 | 48,890 | 501 | 1.0 % | |
Other | 42 | 391 | 387 | 4 | 1.0 % |
Same property NOI | 18,449 | $ 153,526 | $ 145,305 | $ 8,221 | 5.7 % |
Acquisitions/dispositions/redevelopments | 3,803 | 28,679 | 11,811 | 16,868 | |
Straight-line rent | 5,532 | 5,542 | (10) | ||
Free rent amortization | (1,428) | (1,231) | (197) | ||
Net rental income | 22,252 | $ 186,309 | $ 161,427 | $ 24,882 |
Financial Ratios
The REIT's interest coverage ratio, debt service coverage ratio and debt-to-adjusted EBITDA are calculated as follows:
Q4 2022 | Q4 2021 | |||
Q4 2022 | Q4 2021 | Annual | Annual | |
Net income | $ 457,663 | $ 128,240 | $ 822,056 | $ 1,131,994 |
Adjustments: | ||||
Transaction costs | 4,748 | — | 4,748 | — |
Free rent amortization | 391 | 311 | 1,428 | 1,231 |
Amortization of other assets | 96 | 91 | 466 | 326 |
Straight-lining of rents | (1,702) | (1,316) | (5,532) | (5,542) |
Fair value adjustment to deferred unit compensation | 2,246 | 602 | 174 | 2,565 |
Fair value adjustment to loans receivable | — | — | — | (4,691) |
Fair value adjustment to investment properties | (427,420) | (97,967) | (686,604) | (1,031,385) |
Finance costs(1) | 10,404 | 8,948 | 39,403 | 57,210 |
Adjusted EBITDA | $ 46,426 | $ 38,909 | $ 176,139 | $ 151,708 |
Adjustments to finance costs: | ||||
Non-recurring mortgage prepayment costs(1) | — | — | — | (20,036) |
Interest expense (finance costs) excluding adjustments | $ 10,404 | $ 8,948 | $ 39,403 | $ 37,174 |
Interest Coverage | 4.5x | 4.3x | 4.5x | 4.1x |
Principal repayments (excluding mortgage payouts) | $ 2,340 | $ 3,014 | $ 10,270 | $ 15,543 |
Principal and interest payments | $ 12,744 | $ 11,962 | $ 49,673 | $ 52,717 |
Debt Service Coverage | 3.6x | 3.3x | 3.5x | 2.9x |
Non-current loans and borrowings | $ 1,383,593 | $ 1,199,376 | $ 1,383,593 | $ 1,199,376 |
Current loans and borrowings | 53,607 | 94,197 | 53,607 | 94,197 |
Total loans and borrowings | 1,437,200 | 1,293,573 | 1,437,200 | 1,293,573 |
Adjustments: | ||||
Unamortized premium on debt | (1,533) | (2,085) | (1,533) | (2,085) |
Unamortized deferred financing charges | 4,425 | 5,395 | 4,425 | 5,395 |
Total loans and borrowings (principal outstanding) | $ 1,440,092 | $ 1,296,883 | $ 1,440,092 | $ 1,296,883 |
Adjusted EBITDA per above, annualized | $ 185,704 | $ 155,636 | $ 176,139 | $ 151,708 |
Debt-to-Adjusted EBITDA | 7.8x | 8.3x | 8.2x | 8.5x |
(1) The REIT incurred non-recurring mortgage prepayment costs of |
About
Caution Regarding Forward Looking Information
This news release contains forward-looking statements and forward-looking information within the meaning of applicable securities laws. The use of any of the words "expect", "anticipate", "continue", "estimate", "objective", "ongoing", "may", "will", "project", "should", "believe", "plans", "intends", "goal" and similar expressions are intended to identify forward-looking information or statements. More particularly and without limitation, this news release contains forward looking statements and information concerning the goal to build Summit's property portfolio; the Transaction and the terms thereof; the anticipated closing of the Transaction including the timing thereof. There can be no assurance that the proposed Transaction will be completed or that it will be completed on the terms and conditions contemplated in this news release. The proposed Transaction could be modified, restructured or terminated in accordance with its terms. The forward-looking statements and information are based on certain key expectations and assumptions made by Summit, including general economic conditions. Although Summit believes that the expectations and assumptions on which such forward-looking statements and information are based are reasonable, undue reliance should not be placed on the forward-looking statements and information because Summit can give no assurance that they will prove to be correct. By its nature, such forward-looking information is subject to various risks and uncertainties, which could cause the actual results and expectations to differ materially from the anticipated results or expectations expressed, and given the impact of the COVID-19 pandemic and government measures to contain it, as well as the current geopolitical environment, there is inherently more uncertainty associated with the REIT's assumptions as compared to prior periods. These risks and uncertainties include, but are not limited to, the anticipated benefits of the Transaction to unitholders, the availability of cash flow from operations to meet monthly distributions, the ability to satisfy the conditions applicable to the Transaction, tenant risks, current economic environment, including disputes between nations, war and international sanctions, environmental matters, general insured and uninsured risks and Summit being unable to obtain any required financing and approvals. Readers are cautioned not to place undue reliance on this forward-looking information, which is given as of the date hereof, and to not use such forward-looking information for anything other than its intended purpose. Summit undertakes no obligation to update publicly or revise any forward-looking information, whether as a result of new information, future events or otherwise, except as required by law.
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