Summit Industrial Income REIT Reports Fourth Quarter 2022 Financial Results

TORONTO, Feb. 15, 2023 /CNW/ - Summit Industrial Income REIT ("Summit" or the "REIT") (TSX: SMU.UN) announced today continued growth and strong operating performance for the three months and year ended December 31, 2022.

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 on March 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 to March 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 at December 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 and Quebec 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% in Quebec (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 and Highway 407 in Burlington, 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. On February 7, 2023, the REIT announced that it had received approval under the Investment Canada Act in respect of the Transaction that was approved by the Ontario Superior Court (Commercial List) on December 20, 2022, and anticipates that closing of the Transaction will occur on or about February 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 December 31, 2022 and 2021, and Management's Discussion and Analysis for the year ended December 31, 2022, which are available on the REIT's website at www.summitiireit.com and on SEDAR at www.sedar.com.

FINANCIAL AND OPERATING HIGHLIGHTS

Summit's key financial and operating metrics for the three months and year ended December 31, 2022 are as follows:

					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)
Income-Producing Investment Properties
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 $20.0 million ($0.118 per Unit) for 2021. Excluding the prepayment costs, FFO per Unit was $0.705 per Unit for 2021. FFO payout ratio without DRIP benefit excluding the prepayment costs was 78.9% (61.5% including DRIP benefit) for 2021.
^(3) Concurrent with the announcement of the Transaction on November 7, 2022, the REIT suspended its normal monthly distributions through closing, effective following the payment of the previously-declared monthly distribution for October 2022 that was paid on November 15, 2022.

PORTFOLIO GROWTH
During 2022, the REIT acquired six income-producing properties totalling 699,000 sq. ft. for a purchase price of $196.0 million and 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 and Highway 407 in Burlington, Ontario, for a purchase price of $27.5 million. The REIT also acquired a 50% interest in three development sites during the year through joint venture partnerships, totalling 87 acres. The development sites were acquired by the joint ventures for an aggregate purchase price of $114.2 million with the potential to add 1.7 million sq. ft. of GLA to the REIT's portfolio, as well as 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.

During 2022, the REIT completed the development of approximately 928,000 sq. ft. of industrial properties in Ontario and Quebec and transferred them to income-producing properties. These properties were all pre-leased and included 65 & 75 Quarterman Road and 54 Phelan Court in Guelph, 4225 North Service Road in Burlington,  2445 Surveyor Road in Mississauga, as well as the 7800 Trans-Canada Highway expansion premises in Montreal, Quebec.

At December 31, 2022, the REIT's portfolio totaled 165 properties aggregating 22.3 million sq. ft., with an additional 12 buildings under development aggregating 2.6 million sq. ft. of potential GLA, for a total net book value of approximately $5.5 billion. During Q4 2022 and 2022, the REIT recognized fair value gains on its investment properties of $427.4 million and $686.6 million, respectively.

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 December 31, 2022 at 99.2% with an average lease term of 5.4 years and 3.2% annual contractual rent steps.

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 $37.7 million ($0.199 per Unit). Excluding the non-recurring secured mortgage prepayment costs of $20.0 million ($0.118 per Unit) incurred in 2021, FFO¹ increased 18.5% in 2022. Excluding the mortgage prepayment costs discussed above, FFO per Unit¹ for 2022 increased 8.0% compared to 2021 despite 9.7% increase in Units outstanding and further balance sheet deleveraging that took place in 2022 resulting in leverage¹ of 25.1% at December 31, 2022. The REIT's FFO payout ratio¹ for Q4 2022 and 2022 was 24.4% and 62.8%, respectively, excluding the benefit of the REIT's DRIP (48.7% and 60.2%, respectively, including the benefit of the REIT's DRIP). The REIT's FFO payout ratio¹ for Q4 2022 and 2022 was impacted by the suspension of monthly distribution, concurrent with the announcement of the Transaction in November 2022.

Same property NOI¹ rose 6.2% for Q4 2022 (5.7% for 2022), including a 8.4% increase in Ontario and 6.5% increase in Quebec (9.1% and 4.5% in Ontario and Quebec, respectively, for 2022). Growth in same property NOI¹ in the fourth quarter of 2022 was driven primarily by rental rate growth from 2021 and 2022 lease renewals and new lease deals, which generated an average of 53.8% and 29.5% increase over expiring rents in Ontario and Quebec, respectively, in 2021, and 88.4% and 37.1% increase over expiring rents in Ontario and Quebec, respectively, in 2022, in addition to an increase in other income in Ontario in 2022. Growth in same property NOI¹ for 2022 was partially muted by lower bad debt recoveries ($0.1 million in 2022 and $1.1 million in 2021). Same property NOI¹ for Q4 2022 represented approximately 84.4% of total portfolio NOI¹ and 87.9% of total GLA at December 31, 2022 (82.4% of total portfolio NOI and 82.9% of total GLA for 2022).

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 Ontario, 54.0% in Quebec and 6.5% in Alberta (excluding contractual renewals).

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 $5.7 billion at December 31, 2022, up from $4.5 billion at December 31, 2021 due primarily to property acquisitions during the period and fair value gains on investment properties. Total debt was $1.4 billion at December 31, 2022 compared to $1.3 billion at December 31, 2021. At December 31, 2022, the REIT's unsecured debt represented 70% of total debt outstanding with approximately $4.1 billion in unencumbered assets.

On April 19, 2022, the REIT amended its green unsecured development credit facility to increase the commitment by $100 million. Following the amendment, the total credit facility size is $200 million, including a $150 million green tranche and a $50 million conventional tranche On May 4, 2022, the REIT amended its unsecured revolving credit facility to increase the commitment by $100 million to $400 million and to extend the term by one year to March 23, 2025. At December 31, 2022, $29.0 million was drawn on the unsecured revolving credit facility and $51.0 million was drawn from the green unsecured development credit facility.

During 2022, the REIT repaid $86.2 million in maturing secured term mortgages that carried a weighted average interest rate of 3.09%. Subsequent to year end, the REIT repaid an additional $17.9 million of secured term mortgages at maturity. The REIT also 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.

The REIT's debt metrics remained strong during the fourth quarter of 2022. At December 31, 2022, the REIT's leverage ratio¹ was 25.1% compared to 28.5% at December 31, 2021. Debt service coverage¹, and interest coverage¹ were 3.6x and 4.5x, respectively, for Q4 2022 compared to 3.3x and 4.3x, respectively, for the same prior year periods.

Debt-to-adjusted EBITDA was 7.8x and 8.2x for the three months and year ended December 31, 2022, respectively, a decrease from 8.3x and 8.5x for the same prior year periods.

At December 31, 2022, the REIT's liquidity position remained strong at approximately $1.7 billion of available liquidity¹ including cash, available borrowing capacity on its credit facilities, and potential for new financing that could be placed on a portion of its $4.1 billion of unencumbered assets.

ARRANGEMENT AGREEMENT TO ACQUIRE THE REIT
On November 7, 2022, the REIT announced that it had entered into an agreement (the "Arrangement Agreement") with GIC and Dream Industrial REIT, pursuant to which a joint venture (the "Joint Venture") between GIC and Dream Industrial REIT would acquire all of the assets and assume all of the liabilities of the REIT in an all-cash transaction via a plan of arrangement under the Canada Business Corporations Act, and the REIT will pay a special distribution and redeem all of its units for $23.50 per unit in cash (the "Transaction"). The Arrangement Agreement contains customary terms and conditions, including deal protections.

On February 7, 2023, the REIT announced receipt of approval under the Investment Canada Act in respect of the Transaction that was approved by the Ontario Superior Court of Justice (Commercial List) on December 20, 2022. The REIT anticipates that closing of the Transaction will occur on or about February 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. Following completion of the Transaction, the REIT's Units will be delisted from the TSX.

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 December 31, 2022 and filed on SEDAR (www.sedar.com), which is incorporated by reference and should be read in conjunction with this release. Since these measures are not determined by IFRS, such measures may not be comparable to similar measures reported by other issuers. The REIT has presented such non-GAAP measures as management believes the measures are a relevant measure of the ability of the REIT to earn and distribute cash returns to Unitholders and to evaluate the REIT's performance.  These non-GAAP measures should not be construed as alternatives to net income or cash flow from operating activities determined in accordance with IFRS as an indicator of the REIT's performance.

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 December 31, 2022.

Available Liquidity
The REIT's available liquidity is calculated as follows:

	December 31	December 31
	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 $925 million in aggregate senior unsecured debentures outstanding.
^(2) Calculated as 1.3 times $400 million committed amount of unsecured revolving credit facility (December 31, 2021 - $300 million).
^(3) Calculated as 1.3 times $200 million committed amount of Green Unsecured Development Credit Facility (December 31, 2021 - $100 million).
^(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 $20.0 million ($0.118 per Unit) for  2021. Excluding the prepayment costs, FFO per Unit was $0.705 per Unit for 2021. FFO payout ratio without DRIP benefit excluding the prepayment costs was 78.9% (61.5% including DRIP benefit) for 2021.
^(2) Concurrent with the announcement of the Transaction on November 7, 2022, the REIT suspended its normal monthly distributions through closing, effective following the payment of the previously-declared monthly distribution for October 2022 that was paid on November 15, 2022.

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	($)	( %)
Ontario	10,267	$               20,955	$               19,331	$                 1,624	8.4 %
Quebec	4,019	7,985	7,498	487	6.5 %
Alberta	5,229	12,519	12,189	330	2.7 %
Other Canada	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 2022	Q4 2021	Change	Change
	GLA	Annual	Annual	($)	( %)
Ontario	9,924	$               80,866	$               74,145	$                 6,721	9.1 %
Quebec	3,254	22,878	21,883	995	4.5 %
Alberta	5,229	49,391	48,890	501	1.0 %
Other Canada	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 $20.0 million during 2021 on the strategic early repayment of $329.5 million of secured term mortgages, which were recorded in finance costs.

About Summit Industrial Income REIT
Summit Industrial Income REIT is an unincorporated open-ended trust focused on growing and managing a portfolio of light industrial properties in key markets across Canada. Summit's units are listed on the TSX and trade under the symbol SMU.UN. For more information, please visit the REIT's website at www.summitiireit.com.

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.

SOURCE Summit Industrial Income REIT

Summit Industrial Income REIT, Dayna Gibbs, Chief Operating Officer, [phone] ext. 220, [email protected]