Canadian Apartment Properties Real Estate Investment Trust
TSX : CAR.UN

Canadian Apartment Properties Real Estate Investment Trust

February 17, 2015 18:39 ET

CAPREIT Announces Another Year of Record Performance in 2014

TORONTO, ONTARIO--(Marketwired - Feb. 17, 2015) - Canadian Apartment Properties Real Estate Investment Trust ("CAPREIT") (TSX:CAR.UN) announced today strong operating and financial results for the year ended December 31, 2014.

Three Months Ended Year Ended
December 31 December 31
2014 2013 2014 2013
Operating Revenues (000s) $ 128,111 $ 124,018 $ 506,411 $ 477,023
Net Operating Income ("NOI") (000s) (1) $ 76,806 $ 66,033 $ 303,885 $ 273,854
NOI Margin (1) 60.0% 53.2% 60.0% 57.4%
Normalized Funds From Operations ("NFFO") (000s) (1) $ 46,620 $ 36,344 $ 183,353 $ 159,375
NFFO Per Unit - Basic (1) $ 0.423 $ 0.338 $ 1.675 $ 1.562
Weighted Average Number of Units - Basic (000s) 110,193 107,443 109,456 102,064
NFFO Payout Ratio (1) 71.5% 87.8% 71.5% 74.8%
(1) NOI, NFFO and NFFO per Unit are measures used by Management in evaluating operating performance. Please refer to the cautionary statements under the heading "Non-IFRS Financial Measures" and the reconciliations provided in this press release.
  • Strong occupancies, increased average monthly rents and contributions from acquisitions, drive 3.3% and 6.2% increase in revenues in fourth quarter and year ended December 31, 2014, respectively
  • Average monthly rents for same residential properties up 2.1% in 2014 compared to last year
  • Portfolio occupancy remains strong at 97.9%
  • NFFO up 28.3% in fourth quarter, 15.0% for year ended December 31, 2014
  • Continued accretive growth as NFFO per Unit for the fourth quarter and year ended December 31, 2014 up 25.1% and 7.2%, respectively, despite 3% and 7% increase in the weighted average number of Units outstanding.
  • Same property NOI up 16.4% in fourth quarter and 7.5% for the year ended December 31, 2014
  • NOI margin increased to 60.0% in fourth quarter and for the year ended December 31, 2014
  • Closed mortgage refinancings (excluding acquisitions) for $576.5 million in 2014, including $324.9 million for renewals of existing mortgages and $251.6 million for additional top up financing with a weighted average term to maturity of 8.8 years, and a weighted average interest rate of 3.20%.

"The key driver in our record performance in 2014 was organic growth, demonstrating once again that our property and asset management programs are generating significant benefits for our Unitholders," commented Thomas Schwartz, President and CEO. "Our innovative sales and marketing programs, combined with our focus on resident relations, continue to generate strong occupancies and steady increases in average monthly rents, while our cost and energy management platform, and our targeted capital investments, are generating strong margins and significant increases in same property net operating income. We look for this growth and strong operating performance to continue."

Three Months Ended Year Ended
December 31 December 31
2014 2013 2014 2013
Overall Portfolio Occupancy (1) 97.9% 98.0%
Overall Portfolio Average Monthly Rents (1),(2) $ 964 $ 951
Operating Revenues (000s) $ 128,111 $ 124,018 $ 506,411 $ 477,023
Net Rental Revenue Run-Rate (000s) (1),(3),(4) $ 486,503 $ 476,390
Operating Expenses (000s) $ 51,305 $ 57,985 $ 202,526 $ 203,169
NOI (000s) (4) $ 76,806 $ 66,033 $ 303,885 $ 273,854
NOI Margin (4) 60.0% 53.2% 60.0% 57.4%
Number of Suites and Sites Acquired 133 3,050 474 4,931
Number of Suites Disposed - - 338 604
(1) As at December 31.
(2) Average monthly rents are defined as actual rents, net of vacancies, divided by the total number of suites and sites in the portfolio and do not include revenues from parking, laundry or other sources.
(3) For a description of net rental revenue run-rate, see the Results of Operations section in the MD&A for the year ended December 31, 2014.
(4) Net rental revenue run-rate and NOI are measures used by Management in evaluating operating performance. Please refer to the cautionary statements under the heading "Non-IFRS Financial Measures" and the reconciliations provided in this press release.

Operating Revenues

For the quarter and year ended December 31, 2014, total operating revenues increased by 3.3% and 6.2%, respectively, compared to the same periods last year primarily due to the contribution from acquisitions, higher average monthly rents, and continuing strong occupancies. For the quarter and year ended December 31, 2014, ancillary revenues, including parking, laundry and antenna income, rose by 8.3% and 8.8%, 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 December 31, 2014 increased to $486.5 million, up 2.1% from $476.4 million as at December 31, 2013 primarily due to acquisitions completed since 2013 and strong increases in average monthly rents. Net rental revenue run-rate net of dispositions for the twelve months ended December 31, 2014 was $478.1 million (2013 - $447.5 million).

Portfolio Average Monthly Rents ("AMR")
Total Portfolio Properties Owned Prior to
December 31, 2013
As at December 31, 2014 2013 2014 2013 (1)
AMR Occ. % AMR Occ. % AMR Occ. % AMR Occ. %
Average Residential Suites $ 1,076 97.9 $ 1,060 98.0 $ 1,078 98.0 $ 1,056 98.0
Average MHC Land Lease Sites $ 356 97.5 $ 348 97.6 $ 355 97.4 $ 348 97.6
Overall Portfolio Average $ 964 97.9 $ 951 98.0 $ 966 97.9 $ 947 98.0
(1) Prior year's comparable AMR and occupancy have been restated for properties disposed of since December 31, 2013.

Average monthly rents for residential suites increased by 1.5% to $1,076 and occupancy remained strong at 97.9% as at December 31, 2014 due to 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 $356 as at December 31, 2014, compared to $348 as at December 31, 2013. Occupancy for the MHC portfolio remained stable at 97.5% at December 31, 2014 compared to 97.6% the same period last year.

Average monthly rents for residential suites owned prior to December 31, 2013 increased as at December 31, 2014 to $1,078 from $1,056 as at December 31, 2013, an increase of 2.1% from last year with occupancies remaining strong at 98.0%.

Suite Turnovers and Lease Renewals
For the Three Months Ended December 31,
2014 2013
Change in AMR % Turnovers Change in AMR % Turnovers
$ % & Renewals (1) $ % & Renewals (1)
Suite Turnovers 32.5 3.0 6.2 26.5 2.5 6.2
Lease Renewals 17.5 1.6 16.6 28.8 2.7 16.4
Weighted Average of Turnovers and Renewals 21.5 2.0 28.2 2.6
For the Year Ended December 31,
2014 2013
Change in AMR % Turnovers Change in AMR % Turnovers
$ % & Renewals (1) $ % & Renewals (1)
Suite Turnovers 32.6 3.0 28.1 23.5 2.2 28.7
Lease Renewals 17.4 1.6 79.7 28.7 2.7 77.9
Weighted Average of Turnovers and Renewals 21.4 2.0 27.3 2.6
(1) Percentage of suites turned over or renewed during the period based on the total number of residential suites (excluding co-ownerships) held at the end of the period.

The lower rate of growth in average monthly rents on lease renewals during 2014 compared to the prior year is primarily due to the lower mandated guideline increases for 2014 (Ontario - 0.8%, British Columbia - 2.2%), compared to the higher guideline increases in 2013 (Ontario - 2.5%, British Columbia - 3.8%), partially offset by increases due to above guideline increases ("AGI") achieved in Ontario in 2014. Increased portfolio diversification helped mitigate the lower guideline increases. 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 2015, the permitted guideline increase has been increased to 1.6% in Ontario and to 2.5% in British Columbia.

Operating Expenses
Three Months Ended Year Ended
December 31 December 31
($ Thousands) 2014 %(1) 2013 %(1) 2014 %(1) 2013 %(1)
Operating Expenses
Realty Taxes $ 14,324 11.2 $ 14,181 11.4 $ 56,591 11.2 $ 55,546 11.7
Utilities 13,387 10.4 13,924 11.2 51,753 10.2 48,207 10.1
Other (2) 23,594 18.4 29,880 24.1 94,182 18.6 99,416 20.8
Total Operating Expenses $ 51,305 40.0 $ 57,985 46.7 $ 202,526 40.0 $ 203,169 42.6
(1) As a percentage of total operating revenues.
(2) Comprises R&M, wages, general and administrative, insurance, advertising, and legal costs.

Operating Expenses

Overall operating expenses as a percentage of operating revenues improved to 40.0% and 40.0%, respectively, for the three months and year ended December 31, 2014 compared to 46.8% and 42.6%, respectively, for the same periods last year, due to lower realty taxes and repairs and maintenance ("R&M") costs as a percentage of operating revenues.

Net Operating Income

In the three months ended December 31, 2014, NOI improved by $10.8 million or 16.3%, and the NOI margin increased to 60.0% from 53.2% for last year. For the year ended December 31, 2014, NOI increased by $30.0 million or 11.0%, and the NOI margin increased to 60.0% compared to 57.4% last year. The increase in NOI margin for the year ended December 31, 2014 was primarily the result of higher operating revenues, lower realty taxes and R&M costs partially offset by higher utility costs.

For the quarter and the year ended December 31, 2014, operating revenues for stabilized suites and sites increased 2.4% and 2.8% respectively, while operating expenses decreased 13.2% and 3.5%, respectively, compared to the same periods last year. As a result, for the year ended December 31, 2014, stabilized NOI increased by a significant 16.4% and 7.5%, respectively, compared to the same periods last year.

NON-IFRS FINANCIAL MEASURES

Three Months Ended Year Ended
December 31, December 31,
2014 2013 2014 2013
NFFO (000s) $ 46,620 36,344 $ 183,353 $ 159,375
NFFO Per Unit - Basic $ 0.423 $ 0.338 $ 1.675 $ 1.562
Cash Distributions Per Unit $ 0.295 $ 0.288 $ 1.168 $ 1.138
NFFO Payout Ratio 71.5% 87.8% 71.5% 74.8%
NFFO Effective Payout Ratio 46.0% 62.6% 47.5% 55.4%

LIQUIDITY AND LEVERAGE

As at December 31, 2014 2013
Total Debt to Gross Book Value 46.49% 47.32%
Total Debt to Gross Historical Cost (1) 56.73% 56.74%
Total Debt to Total Capitalization 49.35% 52.83%
Debt Service Coverage Ratio (times) (2) 1.61 1.54
Interest Coverage Ratio (times) (2) 2.82 2.62
Weighted Average Mortgage Interest Rate (3) 3.66% 3.76%
Weighted Average Mortgage Term to Maturity (years) 6.3 6.0
(1) Based on historical cost of investment properties.
(2) Based on the trailing four quarters ended December 31, 2014.
(3) Weighted average mortgage interest rate includes deferred financing costs and fair value adjustments on an effective interest basis.
Including the amortization of the realized component of the loss on interest rate hedge settlement of $32.5 million included in Accumulated Other Comprehensive Loss (''AOCL''), the effective portfolio weighted average interest rate at December 31, 2014 would be 3.81% (December 31, 2013 - 3.94%).

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:

  • Maintained a conservative ratio of total debt to gross book value of 46.49% as at December 31, 2014;
  • Debt service and interest coverage ratios for the quarter ended December 31, 2014 improved to 1.61 times and 2.82 times, respectively, compared to 1.54 times and 2.62 times;
  • As at December 31, 2014, 95.7% (December 31, 2013 - 93.9%) of CAPREIT's mortgage portfolio was insured by the Canada Mortgage and Housing Corporation ("CMHC"), excluding the mortgages on CAPREIT's MHC land lease sites, resulting in improved spreads on mortgages and overall lower interest costs than conventional mortgages.
  • The effective portfolio weighted average interest rate on mortgages has steadily declined to 3.66% as at December 31, 2014 from 3.76% as at December 31, 2013, resulting in significant potential interest rate savings in future years;
  • Management expects to raise between $280 million and $330 million in total mortgage renewals and refinancings in 2015;
  • The weighted average term to maturity of the mortgage portfolio has improved to 6.3 years as at December 31, 2014 from 6.0 years at December 31, 2013;
  • As at December 31, 2014, CAPREIT has investment properties with a fair value of $217 million that are not encumbered by mortgages and secure only the Acquisition and Operating Facility. Unencumbered investment properties with a fair value over $52 million are expected to be financed in 2015 reducing the total unencumbered investment properties to approximately $165 million;

Property Capital Investments

During the year ended December 31, 2014, CAPREIT made property capital investments (excluding disposed properties, head office assets, tenant improvements and signage) of $145.2 million as compared to $157.8 million in last year. For the full 2015 year, CAPREIT expects to complete property capital investments of approximately $145 million to $155 million, including approximately $44 million targeted at acquisitions completed since January 1, 2011 and approximately $15 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 January 28, 2015, CAPREIT announced that it had, through a wholly-owned Irish subsidiary, completed the acquisition of the Rockbrook Portfolio, consisting of 270 residential suites and approximately 50,214 square feet of mixed-use commercial space located in Dublin, Ireland for a purchase price (including VAT) of approximately EUR87.3 million and other acquisition costs of approximately EUR2.5 million. The purchase was funded through CAPREIT's Acquisition and Operating Facility.

The Rockbrook Portfolio is the first portfolio CAPREIT is acquiring for IRES under the previously announced agreement entered into between IRES and CAPREIT on November 21, 2014 and amended on February 9, 2015 (the "Pipeline Agreement"). The Pipeline Agreement was amended on February 9, 2015 to remove the proposed 2.5 year extension to be made to the investment management agreement but to include an underwriting fee of 1.0% of the purchase price of each property investment acquired under the Pipeline Agreement. CAPREIT will receive the purchase price and related acquisition cost and an underwriting fee of 1.0% of the purchase price of any assets acquired by CAPREIT under the Pipeline Agreement at such time as the assets are acquired by IRES. The portfolio is intended to be transferred to IRES conditional on, among other things, IRES shareholder approval of the Pipeline Agreement and IRES having sufficient funds available.

Additional Information

More detailed information and analysis is included in CAPREIT's audited consolidated annual financial statements and MD&A for the year ended December 31, 2014, which have been filed on SEDAR and can be viewed at www.sedar.com under CAPREIT's profile or on CAPREIT's website on the investor relations page at www.capreit.net.

Conference Call

A conference call hosted by Thomas Schwartz, President and CEO and the CAPREIT Management Team, will be held Wednesday, February 18, 2015 at 10:00 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 www.capreit.net, 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 5627482#. The Instant Replay will be available until midnight, February 25, 2015. The call and accompanying slides will also be archived on the CAPREIT website at www.capreit.net. For more information about CAPREIT, its business and its investment highlights, please refer to our website at www.capreit.net.

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 December 31, 2014, CAPREIT had owning interests in 41,688 residential units, comprised of 35,404 residential suites and 30 manufactured home communities ("MHC") comprising 6,284 land lease sites. For more information about CAPREIT, its business and its investment highlights, please refer to our website at www.capreit.net and our public disclosure which can be found under our profile at www.sedar.com.

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 February 17, 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 Ireland 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 www.sedar.com, under CAPREIT's profile, as well as under Risks and Uncertainties section of the MD&A released on February 17, 2015. The information in this press release is based on information available to Management as of February 17, 2015. Subject to applicable law, CAPREIT does not undertake any obligation to publicly update or revise any forward-looking information.

SOURCE: Canadian Apartment Properties Real Estate Investment Trust

SELECTED FINANCIAL INFORMATION
Condensed Balance Sheets
As at December 31, 2014 December 31, 2013
($ Thousands)
Investment Properties $ 5,749,640 $ 5,459,218
Total Assets 5,926,161 5,558,934
Mortgages Payable 2,658,454 2,457,182
Bank Indebtedness 113,167 187,030
Total Liabilities 2,943,056 2,801,465
Unitholders' Equity 2,983,105 2,757,469
Condensed Income Statements
Three Months Ended Year Ended
December 31, December 31,
($ Thousands) 2014 2013 2014 2013
Net Operating Income 76,806 66,033 303,885 273,854
Trust Expenses (4,973 ) (5,406 ) (20,944 ) (19,280 )
Unrealized Gain on Remeasurement of Investment Properties 42,023 56,434 150,897 106,470
Realized Gain on Disposition of Investment Properties - 72 - (811 )
Remeasurement of Exchangeable Units (249 ) (126 ) (626 ) 537
Unit-based Compensation (Expenses) Recoveries (5,618 ) (3,390 ) (16,478 ) 5,968
Interest on Mortgages Payable and Other Financing Costs (25,333 ) (24,337 ) (99,931 ) (95,197 )
Interest on Bank Indebtedness (976 ) (1,346 ) (5,326 ) (6,071 )
Interest on Exchangeable Units (49 ) (46 ) (188 ) (197 )
Other Income 1,355 1,219 6,942 5,280
Amortization (612 ) (578 ) (2,400 ) (2,178 )
Unrealized and Realized Loss on Derivative Financial Instruments (47 ) (153 ) (2,810 ) (680 )
Gain (Loss) on Foreign Currency Translation 432 13 4,954 (17 )
Net Income 82,759 88,389 317,975 267,678
Other Comprehensive (Loss) Income $ (1,846 ) $ (489 ) $ (6,090 ) $ 1,317
Comprehensive Income $ 80,913 $ 87,900 $ 311,885 $ 268,995
Condensed Statements of Cash Flows
Three Months Ended Year Ended
December 31, December 31,
2014 2013 2014 2013
($ Thousands)
Cash Provided By Operating Activities:
Net Income $ 82,759 $ 88,389 $ 317,975 $ 267,678
Items in Net Income Not Affecting Cash:
Changes in Non-cash Operating Assets and Liabilities (1,173 ) 25,425 (19 ) 7,962
Realized and Unrealized Gain on Remeasurements (41,727 ) (56,227 ) (147,461 ) (105,516 )
Gain on Sale of Investments - - (717 ) (1,737 )
Unit-based Compensation Expenses 5,618 3,390 16,478 (5,968 )
Items Related to Financing and Investing Activities 23,891 23,920 94,338 93,607
Other 1,648 (767 ) 3,388 4,254
Cash Provided By Operating Activities 71,016 84,130 283,982 260,280
Cash Used In Investing Activities
Acquisitions (9,303 ) (97,686 ) (34,964 ) (416,565 )
Capital Investments (46,826 ) (55,934 ) (164,898 ) (158,367 )
Disposition of Investments - - 7,599 7,815
Dispositions - 73 - 57,672
Other 914 336 3,102 190
Cash Used In Investing Activities (55,215 ) (153,211 ) (189,161 ) (509,255 )
Cash (Used) Provided By Financing Activities
Mortgages, Net of Financing Costs (3,002 ) 14,672 165,904 251,455
Bank Indebtedness 32,830 (41,926 ) (76,712 ) 39,714
Interest Paid (24,828 ) (24,236 ) (98,124 ) (94,905 )
Hedge Settlement - - - (3,492 )
Proceeds on Issuance of Units 336 142,873 1,031 144,169
Distributions, Net of DRIP and Other (21,137 ) (22,302 ) (86,920 ) (87,966 )
Cash (Used) Provided By Financing Activities (15,801 ) 69,081 (94,821 ) 248,975
Changes in Cash and Cash Equivalents During the Period - - - -
Cash and Cash Equivalents, Beginning of Period - - - -
Cash and Cash Equivalents, End of Period $ - $ - $ - $ -
SELECTED NON-IFRS FINANCIAL MEASURES
Reconciliation of Net Income to FFO and to NFFO
Three Months Ended Year Ended
December 31, December 31,
2014 2013 2014 2013
($ Thousands, except per Unit amounts)
Net Income $ 82,759 $ 88,389 $ 317,975 $ 267,678
Adjustments:
Unrealized Gain on Remeasurement of Investment Properties (42,023 ) (56,434 ) (150,897 ) (106,470 )
Realized Gain on Disposition of Investment Properties - (72 ) - 811
Remeasurement of Exchangeable Units 249 126 626 (537 )
Remeasurement of Unit-based Compensation Liabilities 4,650 2,696 12,131 (8,493 )
Interest on Exchangeable Units 49 46 188 197
Corporate taxes expense - - 1,405 -
(Gain) Loss on Foreign Currency Translation (432 ) (13 ) (4,954 ) 17
FFO Adjustment for Income from Equity Accounted Investments (137 ) - (1,710 ) -
Unrealized and Realized Loss on Derivative Financial Instruments 47 153 2,810 680
Amortization of Property, Plant and Equipment 612 578 2,400 2,178
FFO $ 45,774 $ 35,469 $ 179,974 $ 156,061
Adjustments:
Amortization of Loss from AOCL to Interest and Other Financing Costs 846 828 3,333 3,265
Net Mortgage Prepayment Cost - 47 763 1,786
Realized Gain on Sale of Investments - - (717 ) (1,737 )
NFFO $ 46,620 $ 36,344 $ 183,353 $ 159,375
NFFO per Unit - Basic $ 0.423 $ 0.338 $ 1.675 $ 1.562
NFFO per Unit - Diluted $ 0.416 $ 0.334 $ 1.651 $ 1.540
Total Distributions Declared (1) $ 33,338 31,895 $ 131,044 $ 119,256
NFFO Payout Ratio (2) 71.5% 87.8% 71.5% 74.8%
Net Distributions Paid (1) $ 21,464 $ 22,738 $ 87,051 $ 88,265
Excess NFFO Over Net Distributions Paid $ 25,156 $ 13,606 $ 96,302 $ 71,110
Effective NFFO Payout Ratio (3) 46.0% 62.6% 47.5% 55.4%
(1) For a description of distributions declared and net distributions paid, see the Non-IFRS Financial Measures section in the MD&A for the year ended December 31, 2014.
(2) The payout ratio compares distributions declared to NFFO.
(3) The effective payout ratio compares net distributions paid to NFFO.
Reconciliation of NFFO to AFFO
Three Months Ended Year Ended
December 31 December 31
2014 2013 2014 2013
($ Thousands, except per Unit amounts)
NFFO $ 46,620 $ 36,344 $ 183,353 $ 159,375
Adjustments:
Provision for Maintenance Property Capital Investments (1) (3,889 ) (3,774 ) (15,466 ) (15,097 )
Amortization of Fair Value on Grant Date of Unit-based Compensation 968 694 4,347 2,525
AFFO $ 43,699 $ 33,264 $ 172,234 $ 146,803
AFFO per Unit - Basic $ 0.397 $ 0.310 $ 1.574 $ 1.438
AFFO per Unit - Diluted $ 0.390 $ 0.306 $ 1.551 $ 1.419
Distributions Declared (2) $ 33,338 $ 31,895 $ 131,044 $ 119,256
AFFO Payout Ratio (3) 76.3% 95.9% 76.1% 81.2%
Net Distributions Paid (2) $ 21,464 $ 22,738 $ 87,051 $ 88,265
Excess AFFO over Net Distributions Paid $ 22,235 $ 10,526 $ 85,183 $ 58,538
Effective AFFO Payout Ratio (4) 49.1% 68.4% 50.5% 60.1%
(1) An industry based estimate (see the Non-IFRS Measures section in the MD&A for the year ended December 31, 2014).
(2) For a description of distributions declared and net distributions paid, see the Non-IFRS Financial Measures section in the MD&A for the year ended December 31, 2014.
(3) The payout ratio compares distributions declared to AFFO.
(4) The effective payout ratio compares net distributions paid to AFFO.

Contact Information

  • 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
    www.capreit.net