Click here to close now.

SYS-CON MEDIA Authors: Dana Gardner, Jnan Dash, Kevin Jackson, Peter Silva, Greg Wind

News Feed Item

InnVest REIT Reports First Quarter Results

Enhancing Flexibility and Alignment to Grow Unitholder Value

TORONTO, ONTARIO -- (Marketwired) -- 05/09/14 -- InnVest Real Estate Investment Trust ("InnVest") (TSX: INN.UN) today announced financial results for the three months ended March 31, 2014.

"We have announced a number of exciting changes for InnVest in the last few months including expanding our capital partners, initiating a process to build a dedicated management team and amending existing agreements to enhance flexibility and alignment," said Edward Pitoniak, InnVest's Managing Director and Trustee. "These efforts demonstrate our commitment to growing unitholder value and positioning InnVest as the leading growth platform in Canada's hospitality industry."

First Quarter Highlights


--  Revenue per available room ("RevPAR") on a same-hotel basis improved
    0.5% driven by rate gains and stable occupancies. Excluding hotels under
    renovation during the quarter or recovering from renovations recently
    undertaken, RevPAR growth would have exceeded 3.5%;
--  Same-hotel revenues improved 1.2% over the prior year. Overall revenues
    declined $9.4 million reflecting asset sales. Notwithstanding the
    revenue decline, gross operating profit ("GOP") improved 1.7% to $13.5
    million and margins increased 110 basis points;
--  Realized an improved net loss of $34.9 million compared to a loss of
    $41.7 million in the prior period, benefitting from lower non-cash
    charges. InnVest typically incurs a loss in the first quarter given the
    seasonality of the portfolio;
--  Funds from operations ("FFO") and adjusted funds from operations
    ("AFFO") improved 12.5% and 11.8% respectively;
--  Sold four non-core assets for aggregate gross proceeds of $14.3 million
    and have commitments to sell six additional hotels for aggregate gross
    proceeds of $23.9 million;
--  Refinanced one mortgage for $68.0 million with incremental proceeds
    available to repay mortgage maturities in April 2014;
--  Subsequent to the end of the quarter, InnVest entered into subordinated
    loan agreements with KingSett Capital ("KingSett") for $50.0 million
    including InnVest's option to draw an additional $50.0 million.
    Subsequently, InnVest called its $70.0 million Series C convertible
    debentures for early redemption on June 3, 2014; and
--  Management also announced its intention to internalize InnVest's asset
    management function and completed amendments to its hotel management
    agreement with Westmont.

"The accretive nature of our divestiture program continues to positively contribute to our operating performance. Our active capital investment program is expected to further improve long term cash flow and profitability metrics across the portfolio," said Anthony Messina, InnVest's President and Chief Executive Officer.

The first quarter is historically InnVest's lowest earnings period. Given the seasonality of the portfolio, the first quarter is not reflective of anticipated results for the annual period. Revenues are typically higher in the second and third quarters due to business and leisure travel trends as compared to the first and fourth quarters.

InnVest's Condensed Interim Consolidated Financial Statements and Management's Discussion and Analysis for the three months ended March 31, 2014 and 2013 are available on InnVest's website at www.innvestreit.com.

SELECTED FINANCIAL INFORMATION

The operating statistics relating to gross room revenues for the three months ended March 31, 2014 and 2013 are on a same-hotel basis (124 hotels) and exclude hotels sold since the start of the periods presented.


                     Occupancy             ADR                RevPAR
                       %  Variance         $  Variance         $  Variance
                           to 2013             to 2013             to 2013
                 -----------------------------------------------------------
Ontario             56.5%  1.8 pts  $ 105.51      (1.0%) $ 59.60       2.3%
Quebec              53.8% (1.1 pts) $ 109.89       2.8%  $ 59.15       0.7%
Atlantic            45.3% (0.7 pts) $ 108.43       0.8%  $ 49.13      (0.6%)
Western             59.5% (2.8 pts) $ 158.97       3.1%  $ 94.60      (1.5%)
                 -----------------------------------------------------------
Total               54.7%        -  $ 117.88       0.7%  $ 64.42       0.5%

                                            --------------------------------
                                               Three Months    Three Months
                                                      Ended           Ended
                                             March 31, 2014  March 31, 2013
($000s except per unit amounts)                 (unaudited)     (unaudited)
Revenue
  Hotel properties                           $      114,235  $      123,018
  Other real estate properties                          196             804
                                            --------------------------------
                                             $      114,431  $      123,822
Gross operating profit (1)
  Hotel properties                           $       13,607  $       13,061
  Other real estate properties                         (113)            202
                                            --------------------------------
                                             $       13,494  $       13,263
Net loss and comprehensive loss              $      (34,871) $      (41,666)
Reconciliation to funds from operations
 (FFO)
Add / (deduct)
Depreciation and amortization                        20,226          20,712
Deferred income tax recovery                              -            (282)
Unrealized changes in the fair value of
 financial liabilities                                8,071          17,228
Distributions included in corporate and
 administrative expense                                  36              36
Gain on sale of assets, net                          (1,056)         (1,259)
Reversal of previous impairment                        (575)              -
Proxy defense and settlement costs                    3,594               -
                                            --------------------------------
Funds from operations (2)                    $       (4,575) $       (5,231)
                                            --------------------------------
Reconciliation to adjusted funds from
 operations (AFFO)
Add / (deduct)
Non-cash portion of mortgage interest
 expense                                                566             524
Non-cash portion of convertible debentures
 interest and accretion                               1,148           1,238
FF&E reserve                                         (4,762)         (5,175)
                                            --------------------------------
AFFO (2)                                     $       (7,623) $       (8,644)
                                            --------------------------------
Per unit data - Diluted
Net loss and comprehensive loss              $       (0.372) $       (0.445)
FFO                                          $       (0.049) $       (0.056)
AFFO                                         $       (0.081) $       (0.092)
Distributions declared                       $       0.0999  $       0.0999
                                            --------------------------------

(1)  Gross operating income ("GOP") is defined as revenues less hotel and
     other real estate properties expenses.

(2)  Funds from operations and adjusted funds from operations are non-IFRS
     financial measures of earnings and cash flow commonly used by industry
     analysts. Non-IFRS financial measures do not have a standardized
     meaning and are unlikely to be comparable to similar financial measures
     used by other organizations.

OPERATIONS REVIEW

Three months ended March 31, 2014

Excluding hotels impacted by renovations during the quarter, same-hotel RevPAR growth would have exceeded 3.5% with growth across all regions. Same-hotel RevPAR grew 0.5% during the three months ended March 31, 2014.

Hotel divestitures completed since 2013 contributed to the hotel revenue decline of $8.8 million, or 7.1%. Other real estate revenues also declined $0.6 million owing to an office complex sale in May 2013.

Notwithstanding the revenue declines, overall GOP improved 1.7% to $13.5 million, contributing to GOP margins improvement of 110 basis points and highlighting the low yielding nature of assets sold. Utility expenses were up $1.6 million as compared to the prior year, as a result of unusually cold temperatures and higher utility rates during the quarter.

As part of a proxy contest settlement reached in March 2014, InnVest incurred $3.6 million in non-recurring costs, including the reimbursement of customary transaction costs incurred by the parties involved. These costs contributed to the higher corporate and administrative expenses during the first quarter of 2014.

For the three months ended March 31, 2014, InnVest generated an FFO loss of $4.6 million ($0.049 per unit diluted) and an AFFO loss of $7.6 million ($0.081 per unit diluted), improving 12.5% and 11.8%, respectively.

CORPORATE UPDATE

In early 2013, InnVest announced a comprehensive two-year strategic plan based on four key initiatives. This 2013 strategic plan is being reviewed as a consequence of certain changes to InnVest's Board of Trustees (the "Board") following the proxy contest settlement (the "Settlement").

In conjunction with this review, the Board has appointed an interim Managing Director and commenced a search for a permanent full-time Chief Executive Officer to be employed by InnVest and the Chief Financial Officer role will become fully dedicated to the affairs of the REIT during the year.

Following the Settlement, InnVest has completed changes to certain agreements with Westmont Hospitality Canada Limited ("Westmont") as follows:


--  Asset management of InnVest will be internalized effective November 30,
    2014 at no cost to InnVest. As a result, InnVest will no longer pay
    asset management fees to Westmont effective December 1, 2014;
--  Amendment and extension of the hotel management agreement on the
    following terms:
    --  The term of the agreement was extended until April 21, 2024;
    --  Westmont no longer has the exclusive right to manage InnVest's
        acquired hotels. Westmont was released from its non-compete
        arrangements;
    --  InnVest has the ability to terminate Westmont's appointment to
        manage any or all hotels for any reason on 60 days' prior written
        notice with respect to any or all of the hotels managed by Westmont,
        subject to a termination payment;
    --  Effective April 1, 2014, Westmont's base management fee has been
        reduced to 2.95% from 3.375% and a new incentive fee structure has
        been adopted that will allow Westmont to earn up to 3.80% of the
        gross revenue of managed hotels per year.

PORTFOLIO REPOSITIONING PROGRAM

During the first quarter of 2014, four non-core assets were sold for gross proceeds of $14.3 million (net proceeds of $7.4 million). Six hotels are currently under purchase and sale agreements for aggregate gross proceeds of approximately $23.9 million. Since the start of 2013, management has completed or committed transactions of $151.2 million, representing over 80% of its divestiture objectives through the end of 2014.

CAPITAL INVESTMENT PROGRAM

InnVest expects to invest approximately $70 million across its portfolio in 2014, $18.5 million of which was invested in the first quarter of 2014.

Investments underway during the first quarter of 2014 included completing guestroom upgrades at the Delta Prince Edward and Fairmont Palliser, as well as the continuation of phased renovations at the Sheraton Suites Eau Claire.

Through the end of the first quarter of 2014, 35 Comfort Inn hotels have been renovated as part of InnVest's brand revitalization program. Approximately 75% of InnVest's core Comfort Inn portfolio is expected to be renovated by the end of the second quarter, with the balance expected to be renovated following the busier summer travel season.

Additional planned investments in 2014 include the completion of guestroom upgrades at the Delta Winnipeg and the repositioning of one unbranded hotel.

BALANCE SHEET

At March 31, 2014, InnVest has total liquidity of $92.6 million (including cash, restricted cash and availability under InnVest's operating line of credit and capital expenditure loan facility). This amount does not include the $50.0 million subordinated term loan (funded in April 2014), nor InnVest's option to draw an additional $50.0 million subordinated facility, from KingSett.

In January 2014, InnVest completed the refinancing of the Sheraton Eau Claire, Calgary for $68.0 million at a fixed interest rate of 5.33% for a 10-year term. Incremental proceeds of $36.4 million were available to help partially repay a $45.4 million mortgage maturity in April 2014.

In March 2014, KingSett was introduced as a strategic capital partner of InnVest, providing InnVest with incremental capital sources to support debt and growth initiatives. Furthermore, KingSett may purchase assets from InnVest at fair market value, subject to the Board's approval.

On April 24, 2014, InnVest entered into and closed a four-year credit agreement with KingSett for a $50.0 million subordinated term loan facility. KingSett has also provided InnVest with an option to draw an additional $50.0 million subordinated non-revolving stand-by liquidity facility. The loans are supported by a general security agreement. Annual interest payments are expected to include cash payments of 5.75% and InnVest Units equivalent to 3% for the $50 million subordinated loan facility (3.75% for the $50 million subordinated liquidity facility, if drawn).

Proceeds from this financing will be used for the early redemption of InnVest's $70.0 million 5.85% Series C Debentures on June 3, 2014. Following this redemption, InnVest will not have any significant debt maturities until July 2015.

Asset sales over the past year have contributed to overall mortgage debt repayment and interest savings. Proforma transactions announced or completed following the end of the quarter, InnVest's leverage would have approximated 65.5% at March 31, 2014 (47.7% excluding convertible debentures).

OUTLOOK

The hospitality industry is highly correlated to the economy and as such, uncertain global and domestic economic conditions continue to impact the Canadian lodging industry. InnVest's broad, diversified portfolio remains a key advantage in the current environment. Fundamentals for the Canadian lodging industry remain favourable, with improving demand expectations through the balance of the year and a low supply outlook.

Through the end of 2014, InnVest expects to continue its portfolio repositioning strategy of divesting of low-yielding assets and reinvesting proceeds generated to undertake an extensive capital program to enhance its product offering at a number of select hotels. While impacting near-term operating results caused by displacement, these targeted investments are expected to improve the portfolio's competitive positioning and operating performance through increased occupancies and average daily rates over the longer term.

InnVest is committed to enhancing unitholder alignment and growing unitholder value. InnVest's strategy to reduce debt (including reducing InnVest's reliance on dilutive securities), reposition its portfolio and invest in core assets is expected to enhance the stability and growth of the portfolio's long-term cash flows and valuation.

QUARTERLY CONFERENCE CALL

Management will host a conference call on Friday May 9, 2014 at 11:00 a.m. Eastern time to discuss the performance of InnVest. Investors are invited to access the call by dialing 416-340-2219 or 1-866-225-0198. You will be required to identify yourself and the organization on whose behalf you are participating. A recording of this call will be made available May 9, 2014 beginning at 1:00 pm through to May 22, 2014. To access the recording please call 905-694-9451 or 1-800-408-3053 and use the reservation number 4381103#.

FORWARD-LOOKING STATEMENTS

Statements contained in this press release that are not historical facts are forward-looking statements. These forward-looking statements are based on current expectations and involve risks and uncertainties which could cause actual results to differ materially from those expressed in the forward-looking statements. Among the key factors that could cause such differences are InnVest's capital requirements and available sources of funds, changes to InnVest's business strategy (including InnVest's ability to divest of assets, its intent to internalize asset management and return expectations on capital investments completed); real estate investment risks, hotel industry risks, competition and the status of InnVest as a REIT for Canadian federal income tax purposes in any year. These and other factors are discussed in InnVest's annual information form for the year ended December 31, 2013, which is available at www.sedar.com. InnVest disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise, unless required to do so by applicable securities law.

INNVEST PROFILE

InnVest Real Estate Investment Trust is an unincorporated open-ended real estate investment trust which owns a portfolio of 124 hotels across Canada representing approximately 15,500 guest rooms operated under internationally recognized brands. InnVest also holds a 50% interest in Choice Hotels Canada Inc., one of the largest franchisors of hotels in Canada.

InnVest's units and convertible debentures trade on the Toronto Stock Exchange (the "TSX") under the symbols INN.UN, INN.DB.C, INN.DB.D, INN.DB.E, INN.DB.F and INN.DB.G.

Contacts:
InnVest Real Estate Investment Trust
Chantal Nappert
Vice President, Finance and Investor Relations
(905) 624-7806
(905) 206-7114 (FAX)
www.innvestreit.com

More Stories By Marketwired .

Copyright © 2009 Marketwired. All rights reserved. All the news releases provided by Marketwired are copyrighted. Any forms of copying other than an individual user's personal reference without express written permission is prohibited. Further distribution of these materials is strictly forbidden, including but not limited to, posting, emailing, faxing, archiving in a public database, redistributing via a computer network or in a printed form.

Latest Stories
SYS-CON Events announced today that IDenticard will exhibit at SYS-CON's 16th International Cloud Expo®, which will take place on June 9-11, 2015, at the Javits Center in New York City, NY. IDenticard™ is the security division of Brady Corp (NYSE: BRC), a $1.5 billion manufacturer of identification products. We have small-company values with the strength and stability of a major corporation. IDenticard offers local sales, support and service to our customers across the United States and Canada...
What exactly is a cognitive application? In her session at 16th Cloud Expo, Ashley Hathaway, Product Manager at IBM Watson, will look at the services being offered by the IBM Watson Developer Cloud and what that means for developers and Big Data. She'll explore how IBM Watson and its partnerships will continue to grow and help define what it means to be a cognitive service, as well as take a look at the offerings on Bluemix. She will also check out how Watson and the Alchemy API team up to off...
SYS-CON Events announced today that kintone has been named “Bronze Sponsor” of SYS-CON's 16th International Cloud Expo®, which will take place on June 9-11, 2015, at the Javits Center in New York City, NY, and the 17th International Cloud Expo®, which will take place on November 3–5, 2015, at the Santa Clara Convention Center in Santa Clara, CA. kintone promotes cloud-based workgroup productivity, transparency and profitability with a seamless collaboration space, build your own business applic...
The IoT Bootcamp is coming to Cloud Expo | @ThingsExpo on June 9-10 at the Javits Center in New York. Instructor. Registration is now available at http://iotbootcamp.sys-con.com/ Instructor Janakiram MSV previously taught the famously successful Multi-Cloud Bootcamp at Cloud Expo | @ThingsExpo in November in Santa Clara. Now he is expanding the focus to Janakiram is the founder and CTO of Get Cloud Ready Consulting, a niche Cloud Migration and Cloud Operations firm that recently got acquir...
The 17th International Cloud Expo has announced that its Call for Papers is open. 17th International Cloud Expo, to be held November 3-5, 2015, at the Santa Clara Convention Center in Santa Clara, CA, brings together Cloud Computing, APM, APIs, Microservices, Security, Big Data, Internet of Things, DevOps and WebRTC to one location. With cloud computing driving a higher percentage of enterprise IT budgets every year, it becomes increasingly important to plant your flag in this fast-expanding bu...
The 5th International DevOps Summit, co-located with 17th International Cloud Expo – being held November 3-5, 2015, at the Santa Clara Convention Center in Santa Clara, CA – announces that its Call for Papers is open. Born out of proven success in agile development, cloud computing, and process automation, DevOps is a macro trend you cannot afford to miss. From showcase success stories from early adopters and web-scale businesses, DevOps is expanding to organizations of all sizes, including the...
How do you securely enable access to your applications in AWS without exposing any attack surfaces? The answer is usually very complicated because application environments morph over time in response to growing requirements from your employee base, your partners and your customers. In his session at 16th Cloud Expo, Haseeb Budhani, CEO and Co-founder of Soha, will share five common approaches that DevOps teams follow to secure access to applications deployed in AWS, Azure, etc., and the frict...
SYS-CON Events announced today that ProfitBricks, the provider of painless cloud infrastructure, will exhibit at SYS-CON's 16th International Cloud Expo®, which will take place on June 9-11, 2015, at the Javits Center in New York City, NY., and the 17th International Cloud Expo®, which will take place on November 3–5, 2015, at the Santa Clara Convention Center in Santa Clara, CA. ProfitBricks is the IaaS provider that offers a painless cloud experience for all IT users, with no learning curve. ...
With IoT exploding, massive data will transform businesses with opportunities to monetize almost anything that can be measured. In this C-Level Roundtable Discussion at @ThingsExpo, Brendan O’Brien, Aria Systems Co-founder and Chief Evangelist, will lead an expert panel of consultants, thought leaders and practitioners who will look at these new monetization trends, discuss the implications, and detail lessons learned from their collective experience. Finally, the panel will point the way forw...
SYS-CON Events announced today that Column Technologies, a global technology solutions company, will exhibit at SYS-CON's DevOps Summit 2015 New York, which will take place June 9-11, 2015, at the Javits Center in New York City, NY. Established in 1998, Column Technologies is a leader in application performance and infrastructure management for commercial and federal markets. The company is headquartered in the United States, with a diverse and talented team of more than 350 employees around th...
ProfitBricks has launched its new DevOps Central and REST API, along with support for three multi-cloud libraries and a Python SDK. This, combined with its already existing SOAP API and its new RESTful API, moves ProfitBricks into a position to better serve the DevOps community and provide the ability to automate cloud infrastructure in a multi-cloud world. Following this momentum, ProfitBricks has also introduced several libraries that enable developers to use their favorite language to code ...
SYS-CON Media announced today that John Treadway’s blog has exceeded 475,000 page views. John Treadway, Vice President at Cloud Technology Partners, has surpassed 475,000 page views on the SYS-CON family of online magazines, which includes Cloud Computing Journal, Internet of Things Journal, Big Data Journal, Microservices Journal, and several others. His blog home page at SYS-CON can be found at JohnTreadway.SYS-CON.com.
SOASTA, the leader in performance analytics, today reported record growth of the CloudTest community, exceeding 30,000 registered users of the CloudTest platform in Q1 2015. SOASTA also announced widespread adoption of its Web and mobile testing solutions, with more than 1,600 customers completing more than 285,000 tests using CloudTest during the quarter. This rapid growth shows that DevOps-driven digital businesses are embracing a more continuous approach to testing, and CloudTest is meeting t...
SYS-CON Media announced today that Blue Box as launched a popular blog feed on Cloud Computing Journal. Cloud Computing Journal aims to help open the eyes of Enterprise IT professionals to the economics and strategies that utility/cloud computing provides. Blue Box Cloud gives you unequaled agility, without the burden of designing, deploying and managing your own infrastructure. It’s the right choice when public cloud just won’t do. Blue Box Cloud is a managed Private Cloud as a Service (...
SYS-CON Events announced today that Ciqada will exhibit at SYS-CON's @ThingsExpo, which will take place on June 9-11, 2015, at the Javits Center in New York City, NY. Ciqada™ makes it easy to connect your products to the Internet. By integrating key components - hardware, servers, dashboards, and mobile apps - into an easy-to-use, configurable system, your products can quickly and securely join the internet of things. With remote monitoring, control, and alert messaging capability, you will mee...