Morguard Corporation Announces 2023 Third Quarter Results and Regular Eligible Dividend

MISSISSAUGA, ON, Nov. 1, 2023 /CNW/ - Morguard Corporation ("Morguard" or the "Company") (TSX: MRC) is pleased to announce its financial results for the three and nine months ended September 30, 2023.

Reporting Highlights

• Normalized funds from operations⁽¹⁾ ("Normalized FFO") was $64.4 million, or $5.95 per common share, for the three months ended September 30, 2023. This represents an increase of $1.0 million, or 1.6%, compared to $63.4 million, or $5.71 per common share for the same period in 2022.
• Net income decreased by $65.2 million to a net loss of $9.4 million for the three months ended September 30, 2023, compared to net income of $55.8 million for the same period in 2022, primarily due to an increase in non-cash fair value loss on real estate properties and an increase in interest expense, partly offset by an increase in fair value gain on Morguard Residential REIT units, a decrease in deferred tax, a recovery of impairment and an increase in net operating income.
• Total revenue from real estate properties increased by $15.8 million, or 6.7%, to $250.6 million for the three months ended September 30, 2023, compared to $234.8 million for the same period in 2022.
• Adjusted NOI⁽¹⁾ increased by $6.2 million, or 4.3%, to $151.7 million for the three months ended September 30, 2023, compared to $145.5 million for the same period in 2022.

Operational and Balance Sheet Highlights

• On September 26, 2023, the Company issued $175.0 million of 9.5% Series H senior unsecured debentures due on September 26, 2026.
• On September 28, 2023, the Company fully repaid $175.0 million of 4.402% Series G senior unsecured debentures on maturity.
• During the third quarter, occupancy was strong and consistent across all commercial and residential asset classes, supporting the Company's business objective of generating stable and increasing cash flow through its diversified portfolio of real estate assets.
• As at September 30, 2023, and December 31, 2022, the Company's total assets were $11.7 billion.
• During the third quarter, the Company financed new and existing mortgages for gross proceeds of $122.4 million at an average interest rate of 6.34% and an average term of 5.0 years. The weighted average interest rate of maturing mortgages was 4.00%.
• The Company ended the third quarter in a strong liquidity position with $350.5 million of cash and available credit facilities, and a $1.2 billion pool of unencumbered properties, hotels and other investments.

(1) Refer to Specified Financial Measures

Financial Highlights

	Three months ended		Nine months ended
	September 30		September 30
(in thousands of dollars)	2023	2022	2023	2022
Revenue from real estate properties	$250,640	$234,863	$743,558	$681,459
Revenue from hotel properties	47,895	50,416	123,203	123,983
Management and advisory fees	9,618	10,018	30,752	30,441
Interest and other income	4,208	4,204	13,647	11,324
Total revenue	$312,361	$299,501	$911,160	$847,207
Revenue from real estate properties	$250,640	$234,863	$743,558	$681,459
Revenue from hotel properties	47,895	50,416	123,203	123,983
Property operating expenses	(102,648)	(94,775)	(356,128)	(330,044)
Hotel operating expenses	(30,095)	(32,470)	(84,494)	(95,537)
Net operating income ("NOI")	$165,792	$158,034	$426,139	$379,861
Net income attributable to common shareholders	$5,494	$66,824	$60,622	$505,801
Net income per common share – basic and diluted	$0.51	$6.02	$5.54	$45.58
Funds from operations^(1)	$60,163	$53,889	$148,166	$136,736
FFO per common share – basic and diluted^(1)	$5.56	$4.86	$13.55	$12.32
Normalized funds from operations^(1)	$64,394	$63,396	$176,833	$158,661
Normalized FFO per common share – basic and diluted^(1)	$5.95	$5.71	$16.17	$14.30

(1) Refer to Specified Financial Measures.

Adjusted Net Operating Income ("Adjusted NOI")

The following table provides a reconciliation of Adjusted NOI to its closely related financial statement measurement

for the following periods:

	Three months ended September 30		Nine month ended September 30
(in thousands of dollars)	2023	2022	2023	2022
Multi-suite residential	$68,557	$62,533	$203,569	$175,176
Retail	30,855	29,277	95,665	85,513
Office^(1)	34,519	35,783	101,144	102,108
Hotel	17,800	17,946	38,709	28,446
Adjusted NOI	151,731	145,539	439,087	391,243
IFRIC 21 adjustment - multi-suite residential	12,242	11,159	(11,319)	(10,159)
IFRIC 21 adjustment - retail	1,819	1,336	(1,629)	(1,223)
NOI	$165,792	$158,034	$426,139	$379,861

(1) Includes industrial properties with NOI for the three and nine months ended September 30, 2023 of $2,362 (2022 - $2,591), and $5,326 (2022 - $6,822), respectively.

Funds From Operations and Normalized FFO

The following tables provide a reconciliation of FFO and Normalized FFO to its closely related financial statement measurement for the following periods:

	Three months ended September 30		Nine month ended September 30
(in thousands of dollars)	2023	2022	2023	2022
Multi-suite residential	$68,557	$62,533	$203,569	$175,176
Retail	30,855	29,277	95,665	85,513
Office	34,519	35,783	101,144	102,108
Hotel	17,800	17,946	38,709	28,446
Adjusted NOI	151,731	145,539	439,087	391,243
Other Revenue
Management and advisory fees	9,618	10,018	30,752	30,441
Interest and other income	4,208	4,204	13,647	11,324
Equity-accounted FFO	1,449	1,550	4,518	4,076
	15,275	15,772	48,917	45,841
Expenses and Other
Interest	(66,830)	(57,692)	(194,533)	(167,878)
Principal repayment of lease liabilities	(405)	(316)	(1,229)	(1,037)
Property management and corporate	(20,773)	(20,316)	(65,254)	(57,619)
Internal leasing costs	1,320	1,524	3,394	3,482
Amortization of capital assets	(318)	(345)	(979)	(1,113)
Current income taxes	(2,280)	(4,220)	(4,371)	(5,764)
Non-controlling interests' share of FFO	(12,468)	(15,640)	(44,511)	(44,762)
Unrealized changes in the fair value of financial instruments	(5,116)	(9,882)	(31,566)	(26,435)
Other income (expense)	27	(535)	(789)	778
FFO	$60,163	$53,889	$148,166	$136,736
FFO per common share amounts – basic and diluted	$5.56	$4.86	$13.55	$12.32
Weighted average number of common shares outstanding (in thousands):
Basic and diluted	10,813	11,095	10,933	11,098

	Three months ended September 30		Nine month ended September 30
(in thousands of dollars)	2023	2022	2023	2022
FFO (from above)	$60,163	$53,889	$148,166	$136,736
Add/(deduct):
Unrealized changes in the fair value of financial instruments	5,116	9,882	31,566	26,435
SARs plan decrease in compensation expense	(57)	(13)	(866)	(3,413)
Lease cancellation fee and other	(1,020)	(414)	(2,476)	(1,446)
Tax effect of above adjustments	192	52	443	349
Normalized FFO	$64,394	$63,396	$176,833	$158,661
Per common share amounts – basic and diluted	$5.95	$5.71	$16.17	$14.30

Specified Financial Measures
The Company reports its financial results in accordance with International Financial Reporting Standards ("IFRS"). However, this earnings release also uses specified financial measures that are not defined by IFRS, which follow the disclosure requirements established by National Instrument 52-112 Non-GAAP and Other Financial Measures Disclosure for non-GAAP financial measures. Specified financial measures are categorized as non-GAAP financial measures, non-GAAP ratios, and other financial measures. Additional details on specified financial measures including supplementary financial measures, capital management measures and total segment measures are set out in the Company's Management's Discussion and Analysis for the three and nine months ended September 30, 2023 and available on the Company's profile on SEDAR at www.sedarplus.ca

The following non-GAAP financial measures do not have any standardized meaning prescribed by IFRS and are not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. These measures should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS. The Company's management uses these measures to aid in assessing the Company's underlying core performance and provides these additional measures so that investors may do the same. Management believes that the non-GAAP financial measures described below, which supplement the IFRS measures, provide readers with a more comprehensive understanding of management's perspective on the Company's operating results and performance.

A reconciliation of each non-GAAP financial measure referred to in this earnings release is provided above.

Adjusted NOI

Adjusted NOI is an important measure in evaluating the operating performance of the Company's real estate properties and is a key input in determining the fair value of the Company's properties. Adjusted NOI represents NOI (an IFRS measure) adjusted to exclude the impact of realty taxes accounted for under IFRIC 21 as noted below. 

NOI includes the impact of realty taxes accounted for under the International Financial Reporting Interpretations Committee ("IFRIC") Interpretation 21, Levies ("IFRIC 21"). IFRIC 21 states that an entity recognizes a levy liability in accordance with the relevant legislation. The obligating event for realty taxes for the U.S. municipalities in which the REIT operates is ownership of the property on January 1 of each year for which the tax is imposed and, as a result, the REIT records the entire annual realty tax expense for its U.S. properties on January 1, except for U.S. properties acquired during the year in which the realty taxes are not recorded in the year of acquisition. Adjusted NOI records realty taxes for all properties on a pro rata basis over the entire fiscal year.

Funds From Operations and Normalized FFO

FFO (and FFO per common share) is a non-GAAP financial measure widely used as a real estate industry standard that supplement net income (loss) and evaluates operating performance but is not indicative of funds available to meet the Company's cash requirements. FFO can assist with comparisons of the operating performance of the Company's real estate between periods and relative to other real estate entities. FFO is computed in accordance with the current definition of the Real Property Association of Canada ("REALPAC") and is defined as net income (loss) attributable to common shareholders adjusted for: (i) deferred income taxes, (ii) unrealized changes in the fair value of real estate properties, (iii) realty taxes accounted for under IFRIC 21, (iv) internal leasing costs, (v) gains/losses from the sale of real estate or hotel property (including income tax on the sale of real estate or hotel property), (vi) transaction costs expensed as a result of a business combination, (vii) gains/losses on business combination, (viii) the non-controlling interest of Morguard North American Residential REIT, (ix) amortization of depreciable real estate assets (including right-of-use assets), * amortization of intangible assets, (xi) principal payments of lease liabilities, (xii) FFO adjustments for equity-accounted investments, (xiii) provision for (recovery of) impairment, (xiv) other fair value adjustments and non-cash items. The Company considers FFO to be a useful measure for reviewing its comparative operating and financial performance. FFO per common share is calculated as FFO divided by the weighted average number of common shares outstanding during the period.

Normalized FFO (and normalized FFO per common share) is computed as FFO excluding non-recurring items on a net of tax basis and other fair value adjustments. The Company believes it is useful to provide an analysis of Normalized FFO which excludes non-recurring items on a net of tax basis and other fair value adjustments excluded from REALPAC's definition of FFO described above.

Fourth Quarter Dividend

The Board of Directors of Morguard Corporation announced that the fourth quarterly, eligible dividend of 2023 in the amount of $0.15 per common share will be paid on December 29, 2023, to shareholders of record at the close of business on December 15, 2023.

The Company's unaudited condensed financial statements for the three and nine months ended September 30, 2023, along with Management's Discussion and Analysis will be available on the Company's website at www.morguard.com and will be filed with SEDAR at www.sedarplus.ca.

About Morguard Corporation

Morguard Corporation is a real estate company, with total assets owned and under management valued at $18.6 billion. As at November 1, 2023, Morguard owns a diversified portfolio of 178 multi-suite residential, retail, office, industrial and hotel properties comprised of 17,566 residential suites, approximately 17.1 million square feet of commercial leasable space and 2,907 hotel rooms. Morguard also currently owns a 65.3% interest in Morguard Real Estate Investment Trust and a 45.8% effective interest in Morguard North American Residential Real Estate Investment Trust. Morguard also provides advisory and management services to institutional and other investors. For more information, visit the Company's website at www.morguard.com.

SOURCE Morguard Corporation

Morguard Corporation, K. Rai Sahi, Chief Executive Officer, T 905-281-3800; Paul Miatello, Chief Financial Officer, Senior Vice President, T 905-281-3800