SOURCE: Brookfield Canada Office Properties

Brookfield Canada Office Properties

October 20, 2014 17:00 ET

Brookfield Canada Office Properties Reports Third Quarter 2014 Results

All Dollar References Are in Canadian Dollars Unless Noted Otherwise

TORONTO, ON--(Marketwired - Oct 20, 2014) - Brookfield Canada Office Properties (TSX: BOX.UN) (NYSE: BOXC), a Canadian REIT (Real Estate Investment Trust), today announced that funds from operations ("FFO") for the three months ended September 30, 2014 was $38.1 million or $0.41 per unit, compared with $33.3 million or $0.36 per unit during the same period in 2013. Adjusted funds from operations ("AFFO") was $30.0 million or $0.32 per unit for the three months ended September 30, 2014, compared with $25.8 million or $0.28 per unit during the same period in 2013.

Commercial property net operating income for the three months ended September 30, 2014 was $66.4 million, compared with $67.5 million during the same period in 2013.

Net income for the three months ended September 30, 2014 was $9.0 million or $0.10 per unit, compared to $32.6 million or $0.35 per unit during the same period in 2013. The current IFRS value increased to $33.22 per unit from $33.18 per unit at the end of 2013.

Brookfield Canada Office Properties leased 980,400 square feet of space during the third quarter of 2014. The Trust's occupancy rate finished the quarter at 95.1%, an increase of 60 basis points from prior quarter. This rate compares favourably with the Canadian national average of 91.2%.

Leasing highlights include:

Ottawa - 542,000 square feet

  • A short-term renewal for 542,000 square feet, and awaiting approval for an average nine-year, 542,000-square-foot renewal with Public Works & Government Services Canada at Jean Edmonds Tower

Toronto - 263,000 square feet

  • A five-year, 51,000-square-foot new lease with Aimia Canada Incorporated at Exchange Tower
  • A four-year, 39,000-square-foot new lease with CPP Investment Board at 151 Yonge Street
  • A five-year, 37,000-square-foot renewal with Yahoo! Canada Co. at Queen's Quay Terminal
  • A 10-year, 33,000-square-foot new lease with Gardiner Roberts at Bay Adelaide East
  • An 11-year, 32,000-square-foot renewal with McCague Borlack LLP at Exchange Tower
  • A 10-year, 30,000-square foot new lease with DHX Media Limited at Queen's Quay Terminal

Calgary - 168,000 square feet

  • A 16-year, 82,000-square-foot renewal with Blakes, Cassels & Graydon LLP at Bankers Hall
  • A 13-year, 45,000-square-foot new lease with Enbridge at Fifth Avenue Place
  • A seven-year, 23,000-square-foot new lease with Westcoast Energy Incorporated at Fifth Avenue Place

Upsized the Bilateral Credit Facility by $80.0 million to a total of $280.0 million and extended the term by one year to August 2018. Interest rate was reduced from bankers' acceptance plus 175 basis points to 145 basis points while the standby fee was reduced from 35 basis points to 22 basis points.

Acquired the Brookfield Place Calgary development from parent company Brookfield Property Partners L.P. (TSX: BPY.UN) (NYSE: BPY) based on a value of C$1.025 billion at stabilization, subsequent to quarter-end. The east tower of Brookfield Place Calgary -- currently under construction and 71% pre-leased to Cenovus -- will be western Canada's tallest building upon completion in 2017.

Construction continues on schedule at the Bay Adelaide East development project in Toronto. The project has reached a tower core level of 45 and structural steel is complete to level 38. The podium structural steel has been completed with curtain wall, mechanical and electrical work underway. Bay Adelaide East is currently 63% pre-leased and is on target to be completed in late 2015.

"With new premier office towers coming online in Toronto and Calgary, both significantly pre-leased to high-quality corporate tenants, Brookfield Canada Office Properties is solidly positioned for growth over the next several years," said Jan Sucharda, president and chief executive officer.

Net Operating Income, FFO and AFFO
This press release and accompanying financial information make reference to net operating income, FFO and AFFO on a total and per unit basis. Net operating income is defined by the Trust as income from commercial property operations after direct property operating expenses, including property administration costs have been deducted, but prior to deducting interest expense, general and administrative expenses and fair value gains (losses). The Trust's definition of FFO includes all of the adjustments that are outlined in the National Association of Real Estate Investment Trusts ("NAREIT") definition of FFO including the exclusion of gains (or losses) from the sale of real estate property and the add back of any depreciation and amortization related to real estate assets. In addition to the adjustments prescribed by NAREIT, the Trust also makes adjustments to exclude any unrealized fair value gains (or losses) that arise as a result of reporting under IFRS. These additional adjustments result in an FFO measure that would be similar to that which would result if the Trust determined net income in accordance with U.S. GAAP and is also consistent with the Real Property Association of Canada ("REALPAC") white paper on funds from operations for IFRS issued November 2012. AFFO is defined by the Trust as FFO net of normalized second-generation leasing commissions and tenant improvements, normalized maintaining value capital expenditures and straight-line rental income. The Trust uses net operating income, FFO and AFFO to assess its operating results. Net operating income is important in assessing operating performance and FFO is a widely used measure to analyze real estate. AFFO is typically a measure used to assess an entity's ability to pay distributions. The components of net operating income, FFO and AFFO are outlined in the financial information accompanying this press release. Net operating income, FFO and AFFO do not have any standard meaning prescribed by IFRS and therefore may not be comparable to similar measures presented by other companies.

Monthly Distribution Declaration
The Board of Trustees of Brookfield Canada Office Properties announced a distribution of $0.1033 per Trust unit payable on November 14, 2014 to holders of Trust Units of record at the close of business on October 31, 2014. Unitholders resident in Canada will receive payment in Canadian dollars and unitholders resident in the United States will receive their distributions in U.S. dollars at the exchange rate on the record date, unless they elect otherwise.

Forward-Looking Statements
This press release contains "forward-looking information" within the meaning of Canadian provincial securities laws and applicable regulations and "forward-looking statements" within the meaning of "safe harbor" provisions of the United States Private Securities Litigation Reform Act of 1995. Forward-looking statements include statements that are predictive in nature, depend upon or refer to future events or conditions, include statements regarding the Trust's operations, business, financial condition, expected financial results, performance, prospects, opportunities, priorities, targets, goals, ongoing objectives, strategies and outlook, as well as the outlook for the Canadian economy for the current fiscal year and subsequent periods, and include words such as "expects," "anticipates," "plans," "believes," "estimates," "seeks," "intends," "targets," "projects," "forecasts," "likely," or negative versions thereof and other similar expressions, or future or conditional verbs such as "may," "will," "should," "would" and "could."

Although the Trust believes that our anticipated future results, performance or achievements expressed or implied by the forward-looking statements and information are based upon reasonable assumptions and expectations, the reader should not place undue reliance on forward-looking statements and information because they involve known and unknown risks, uncertainties and other factors, many of which are beyond the control of the Trust, which may cause our actual results, performance or achievements to differ materially from anticipated future results, performance or achievement expressed or implied by such forward-looking statements and information.

Factors that could cause actual results to differ materially from those contemplated or implied by forward-looking statements include, but are not limited to: risks incidental to the ownership and operation of real estate properties including local real estate conditions; the impact or unanticipated impact of general economic, political and market factors in Canada; the ability to enter into new leases or renew leases on favourable terms; business competition; dependence on tenants' financial condition; the use of debt to finance the Trust's business; the behavior of financial markets, including fluctuations in interest rates; equity and capital markets and the availability of equity and debt financing and refinancing within these markets; risks relating to the Trust's insurance coverage; the possible impact of international conflicts and other developments including terrorist acts; potential environmental liabilities; changes in tax laws and other tax related risks; dependence on management personnel; illiquidity of investments; the ability to complete and effectively integrate acquisitions into existing operations and the ability to attain expected benefits therefrom; operational and reputational risks; catastrophic events, such as earthquakes and hurricanes; and other risks and factors detailed from time to time in our documents filed with the securities regulators in Canada and the United States.

Caution should be taken that the foregoing list of important factors that may affect future results is not exhaustive. When relying on the Trust's forward-looking statements or information, investors and others should carefully consider the foregoing factors and other uncertainties and potential events. Except as required by law, the Trust undertakes no obligation to publicly update or revise any forward-looking statements or information, whether written or oral, that may be as a result of new information, future events or otherwise.

Supplemental Information
Investors, analysts and other interested parties can access the Trust's Supplemental Information Package at under the Investor Relations/Financial Reports section. This additional financial information should be read in conjunction with this press release.

About Brookfield Canada Office Properties
Brookfield Canada Office Properties is Canada's preeminent Real Estate Investment Trust (REIT). Its portfolio is comprised of interests in 28 premier office properties totaling 20.8 million square feet in the downtown cores of Toronto, Calgary, Ottawa and Vancouver, and development sites of 980,000 square feet and 1.4 million square feet in Toronto and Calgary, respectively. Landmark assets include Brookfield Place and First Canadian Place in Toronto and Bankers Hall in Calgary. For more information, visit

(Cdn $ Millions)   September 30, 2014   December 31, 2013
Investment properties            
  Commercial properties   $ 5,159.9   $ 5,158.2
  Commercial developments     356.3     232.0
      5,516.2     5,390.2
Tenant and other receivables     32.2     17.5
Other assets     6.4     6.3
Cash and cash equivalents     124.2     194.8
    $ 5,679.0   $ 5,608.8
Investment property and corporate debt   $ 2,423.3   $ 2,354.9
Accounts payable and other liabilities     156.7     161.6
Unitholders' equity     857.2     854.7
Non-controlling interest(1)     2,241.8     2,237.6
    $ 5,679.0   $ 5,608.8
(1)   Non-controlling interest represents Class B LP units that are economically equivalent to Trust units and are required to be presented separately under IFRS.
(Cdn Millions, except per unit amounts)   Three months ended Sept. 30   Nine months ended Sept. 30
    2014   2013   2014   2013
Commercial property revenue   $ 128.1   $ 130.0   $ 382.4   $ 389.2
Direct commercial property expense     61.7     62.5     181.0     184.5
Investment and other income     -     0.2     1.0     0.8
Interest expense     23.5     30.5     69.9     81.9
General and administrative expense     5.5     4.6     17.7     18.6
Income before fair value gains     37.4     32.6     114.8     105.0
Fair value (losses) gains     (28.4)     -     (24.5)     9.3
Net income and comprehensive income   $ 9.0   $ 32.6   $ 90.3   $ 114.3
Net income and comprehensive income attributable to:                        
Unitholders   $ 2.5   $ 9.1   $ 25.3   $ 32.0
Non-controlling interest     6.5     23.5     65.0     82.3
    $ 9.0   $ 32.6   $ 90.3   $ 114.3
Weighted average Trust units outstanding     26.2     26.1     26.2     26.1
Net income per Trust unit   $ 0.10   $ 0.35   $ 0.97   $ 1.23
(Cdn Millions, except per unit amounts)   Three months ended Sept. 30   Nine months ended Sept. 30  
    2014    2013   2014   2013  
Net income   $ 9.0   $ 32.6   $ 90.3   $ 114.3  
Add (deduct):                          
Fair value losses (gains)     28.4     -     24.5     (9.3 )
Amortization of lease incentives     0.7     0.7     1.7     1.9  
Foreign exchange loss     -     -     1.1     -  
Funds from operations   $ 38.1   $ 33.3   $ 117.6   $ 106.9  
Funds from operations - unitholders     10.7     9.3     32.9     29.9  
Funds from operations - non-controlling interest     27.4     24.0     84.7     77.0  
    $ 38.1   $ 33.3   $ 117.6   $ 106.9  
Weighted average Trust units outstanding     26.2     26.1     26.2     26.1  
Funds from operations per Trust unit   $ 0.41   $ 0.36   $ 1.26   $ 1.15  
(Cdn Millions, except per unit amounts)   Three months ended Sept. 30     Nine months ended Sept. 30  
    2014     2013     2014     2013  
Funds from operations   $ 38.1     $ 33.3     $ 117.6     $ 106.9  
Add (deduct):                                
  Straight-line rental income     (1.1 )     (1.1 )     0.7       (3.9 )
  Normalized 2nd generation leasing commissions and tenant improvements(1)     (5.3 )    
)     (15.9 )    
  Normalized sustaining capital expenditures(1)     (1.7 )     (1.3 )     (5.1 )     (3.9 )
Adjusted funds from operations(2)   $ 30.0     $ 25.8     $ 97.3     $ 83.8  
Adjusted funds from operations - unitholders     8.4       7.3       27.2       23.5  
Adjusted funds from operations - non-controlling interest     21.6       18.5       70.1       60.3  
    $ 30.0     $ 25.8     $ 97.3     $ 83.8  
Weighted average Trust units outstanding     26.2       26.1       26.2       26.1  
Adjusted funds from operations per Trust unit   $ 0.32     $ 0.28     $ 1.04     $ 0.90  
(1)   As the components used in calculating AFFO vary quarter over quarter, a normalized level of activity is estimated based on historical spend levels as well as anticipated spend levels over the next few years. Maintaining value capital expenditures relate to capital items that are required to maintain the properties in their current operating state and exclude projects that are considered to add productive capacity.
(2)   AFFO calculated using actual leasing commissions, tenant improvements and maintaining value capital expenditures would result in AFFO of $28.6 million and $99.8 million for the three and nine months ended September 30, 2014, respectively.

Contact Information

  • Contact:
    Matthew Cherry
    Vice President, Investor Relations and Communications
    Tel: 416.359.8593
    Email: Email Contact