Q1 2026 Choice Properties Real Estate Investment Trust Earnings Call

April 30, 2026

Operator 2: Good morning. My name is Rob, and I will be your conference operator today. At this time, I would like to welcome everyone to the Choice Properties Real Estate Investment Trust Q1 2026 earnings call. I will now hand the call over to Simone Cole, General Counsel and Secretary. Please go ahead.

Operator: Good morning. My name is Rob, and I will be your conference operator today. At this time, I would like to welcome everyone to the Choice Properties Real Estate Investment Trust Q1 2026 Earnings Call. I will now hand the call over to Simone Cole, General Counsel and Secretary. Please go ahead.

Speaker #2: At this time, I would like to welcome everyone to the Choice Properties Real Estate Investment Trust first quarter 2026 earnings call. All lines have been placed on mute to prevent any background noise.

Speaker #2: After the speaker's remarks, there will be a question-and-answer session. If you'd like to ask a question during this time, simply press star, followed by the number one on your telephone keypad.

Speaker #2: If you'd like to withdraw your question, press star one again. Thank you. I will now hand the call over to Simone Cole, General Counsel and Secretary.

Speaker #2: Please go ahead. Thank you. Good morning and welcome to Choice Properties Q1, 2026 conference call. I'm joined this morning by Rael Diamond, President and Chief Executive Officer; Erin Johnston, Chief Financial Officer; Niall Collins, EVP Development and Construction; and David Moallam, SVP Leasing and Operations.

Rachel Smith: Thank you. Good morning and welcome to Choice Properties Q1 2026 Conference Call. I'm joined this morning by Rael Diamond, President and Chief Executive Officer, Erin Johnston, Chief Financial Officer, Niall Collins, EVP, Development and Construction, and David Muallim, SVP, Leasing and Operations. Rael and Erin will provide a brief recap of our first quarter operational results and highlights before we open the line for Q&A, where Niall and David will join to answer your questions. Before we begin today's call, I would like to remind you that by discussing our financial and operating performance and in responding to your questions, we may make forward-looking statements, including statements regarding Choice Properties objectives, strategies to achieve those objectives, as well as statements with respect to management's beliefs, plans, estimates, intentions, outlook, and similar statements concerning anticipated future events, results, circumstances, performance, or exceptions that are not historical facts.

Simone Cole: Thank you. Good morning and welcome to Choice Properties Q1 2026 Conference Call. I'm joined this morning by Rael Diamond, President and Chief Executive Officer, Erin Johnston, Chief Financial Officer, Niall Collins, EVP, Development and Construction, and David Muallim, SVP, Leasing and Operations. Rael and Erin will provide a brief recap of our Q1 operational results and highlights before we open the line for Q&A, where Niall and David will join to answer your questions.

Speaker #2: Rael and Erin will provide a brief recap of our first quarter operational results and highlights, before we open the line for Q&A. We're Niall and David will join to answer your questions.

Speaker #2: Before we begin today's call, I would like to remind you that by discussing our financial and operating performance, and in responding to your questions, we may make forward-looking statements, including statements regarding Choice Properties' objectives, strategies to achieve those objectives, as well as statements with respect to management's beliefs, plans, estimates, intentions, outlook, and similar statements concerning anticipated future events, results, circumstances, performance, or exceptions that are not historical facts.

Simone Cole: Before we begin today's call, I would like to remind you that by discussing our financial and operating performance and in responding to your questions, we may make forward-looking statements, including statements regarding Choice Properties objectives, strategies to achieve those objectives, as well as statements with respect to management's beliefs, plans, estimates, intentions, outlook, and similar statements concerning anticipated future events, results, circumstances, performance, or exceptions that are not historical facts.

Speaker #2: These statements are based on our current estimates and assumptions and are subjects to the risks and uncertainties that could cause actual results to differ materially from the conclusions in these forward-looking statements.

Rachel Smith: These statements are based on our current estimates and assumptions and are subject to the risks and uncertainties that could cause actual results to differ materially from the conclusions in these forward-looking statements. Additional information on the material risks that can impact our financial results and estimates and the assumptions that were made in applying and making these statements can be found in the recently filed Q1 2026 financial statements and Management Discussion and Analysis, which are available on our website and on SEDAR+. With that, I turn the call over to Rael.

Simone Cole: These statements are based on our current estimates and assumptions and are subject to the risks and uncertainties that could cause actual results to differ materially from the conclusions in these forward-looking statements. Additional information on the material risks that can impact our financial results and estimates and the assumptions that were made in applying and making these statements can be found in the recently filed Q1 2026 financial statements and Management Discussion and Analysis, which are available on our website and on SEDAR+. With that, I turn the call over to Rael.

Speaker #2: Additional information on the material risks that can impact our financial results and estimates and the assumptions that were made in applying and making these statements can be found in the recently filed Q1, 2026 financial statements and management discussion and analysis.

Speaker #2: Which are available on our website, and on Cedar Plus. And with that, I turn the call over to Rael.

Speaker #3: Thank you, Simone, and good morning, everyone. Welcome to our Q1 conference call. Before I begin my remarks on our strong first quarter results, I'd like to first briefly revisit the transformational transaction we announced two weeks ago.

Rael Diamond: Thank you, Simone. Good morning, everyone. Welcome to our Q1 conference call. Before I begin my remarks on our strong Q1 results, I'd like to first briefly revisit the transformational transaction we announced 2 weeks ago. On 16 April, we announced that Choice, together with our partner KingSett Capital, has agreed to acquire First Capital REIT for approximately CAD 9.4 billion. At closing, Choice will acquire approximately CAD 5 billion of First Capital's high-quality retail assets, with KingSett acquiring the remaining assets. This is a highly compelling transaction. Opportunities to acquire assets of this quality and scale are extremely rare, especially those that align so closely with our strategy. This acquisition further strengthens our portfolio and solidifies Choice as Canada's leading REIT. We look forward to providing updates on this transaction's progress throughout the year. Turning now to our Q1 results.

Speaker #3: On April 16th, we announced that Choice, together with our partner Kingset Capital, has agreed to acquire First Capital REIT for approximately $9.4 billion. At closing, Choice will acquire approximately $5 billion of First Capital's high-quality retail assets, with Kingset acquiring the remaining assets.

Speaker #3: This is a highly compelling transaction. Opportunities to acquire assets of this quality and scale are extremely rare, especially those that align so closely with our strategy.

Rael Diamond: Opportunities to acquire assets of this quality and scale are extremely rare, especially those that align so closely with our strategy. This acquisition further strengthens our portfolio and solidifies Choice as Canada's leading REIT. We look forward to providing updates on this transaction's progress throughout the year. Turning now to our Q1 results.

Speaker #3: This acquisition further strengthens our portfolio and solidifies Choice as Canada's leading REIT. We look forward to providing updates on this transaction's progress throughout the year.

Speaker #3: Turning now to our first quarter results, we delivered another healthy quarter of strong operating and financial results as our team continues to execute on our strategic priorities.

Rael Diamond: We delivered another healthy quarter of strong operating and financial results as our team continues to execute on our strategic priorities. In Q1, portfolio occupancy remained resilient at 98.1%, supported by exceptional renewal activity across our portfolio with average leasing spreads of 21.8%, driving same asset NOI growth of 3%. We're encouraged by strong leasing momentum across the portfolio with healthy activity in both retail and industrial. We continue to backfill retail space, execute on value creation initiatives, and drive industrial growth at near full occupancy. Focusing on retail, we continue to see healthy demand across the portfolio from a variety of necessity-based retailers. During the quarter, we completed 364 sq ft of renewals and 97,000 sq ft of new leasing. Occupancy was largely unchanged at 97.9%.

Speaker #3: In Q1, portfolio occupancy remained resilient at 98.1%, supported by exceptional renewal activity across our portfolio, with average leasing spreads of 21.8%. Driving same asset NOR growth of 3%.

Speaker #3: We're encouraged by strong leasing momentum across the portfolio, with healthy activity in both retail and industrial. We continue to backfill retail space, execute on value creation initiatives, and drive industrial growth at near full occupancy.

Speaker #3: Focusing on retail, we continue to see healthy demand across the portfolio from a variety of necessity-based retailers. During the quarter, we completed 364,000 square feet of renewals in 97,000 square feet of new leasing.

Rael Diamond: Focusing on retail, we continue to see healthy demand across the portfolio from a variety of necessity-based retailers. During the quarter, we completed 364 sq ft of renewals and 97,000 sq ft of new leasing. Occupancy was largely unchanged at 97.9%.

Speaker #3: Occupancy was largely unchanged at 97.9%. Renewal spreads remained very strong at 17.2%. Led by Atlantic and Ontario regions, the spread was primarily driven by representing the first market renewal in 15 years for this tenant.

Rael Diamond: Renewal spreads remained very strong at 17.2%, led by Atlantic and Ontario regions. The spread was primarily driven by a 28,000 sq ft renewal, representing the first market renewal in 15 years for this tenant, which had been paying well below market rents. Excluding this renewal, the average retail spread was still strong at 13.2% and in line with our expectations. Retail retention was 75.8%. This was largely driven by the early termination of 2 Toys Us locations and a strategic termination that is already backfilled at higher rents, totaling approximately 50,000 sq ft. Excluding these terminations, retention was approximately 85%. This is broadly in line with our historical rates and consistent with our strategy of capturing value from tenant turnover in a strong retail leasing environment.

Speaker #3: Which had been paying well below market rents. Excluding this renewal, the average retail spread was still strong at 13.2% and in line with our expectations.

Speaker #3: Retail retention was 75.8%. This was largely driven by the early termination of two Toys "R" Us locations and a strategic termination that is already backfilled at higher rents.

Speaker #3: Totaling approximately $50,000 square feet. Excluding these terminations, retention was approximately 85%. This is broadly in line with our historical rates and consistent with our strategy of capturing value from tenant turnover in a strong retail leasing environment.

Rael Diamond: Excluding these terminations, retention was approximately 85%. This is broadly in line with our historical rates and consistent with our strategy of capturing value from tenant turnover in a strong retail leasing environment.

Speaker #3: Over half the space vacated this quarter already has committed deals. These leases are expected to commence later this year. We're encouraged by backfilling progress at former Toys "R" Us locations as we are in advanced leasing discussions with multiple retailers.

Rael Diamond: Over half the space vacated Q1 already has committed deals. These leases are expected to commence later in 2024. We're encouraged by backfilling pro-progress at former Toys Us locations as we are in advanced leasing discussions with multiple retailers. We have also advanced several value creation initiatives within our retail portfolio during Q1, including the revitalization of the retail space at Bloor and Dundas. Loblaw vacated 90,000 square feet of warehouse space in a former Zellers in March 2024, and we're now repositioning the property to introduce a new Shoppers Drug Mart and a GoodLife, alongside Loblaw's investment in a No Frills conversion. This initiative is expected to generate approximately CAD 2 million of incremental NOI at stabilization in H2 2027, and has created approximately CAD 25 million in total incremental value.

Speaker #3: We also advanced several value creation initiatives within our retail portfolio during the quarter, including the revitalization of the retail space at Bloor and Dundas.

Rael Diamond: Loblaw vacated 90,000 square feet of warehouse space in a former Zellers in March 2024, and we're now repositioning the property to introduce a new Shoppers Drug Mart and a GoodLife, alongside Loblaw's investment in a No Frills conversion. This initiative is expected to generate approximately CAD 2 million of incremental NOI at stabilization in H2 2027, and has created approximately CAD 25 million in total incremental value.

Speaker #3: Loblaw vacated 90,000 square feet of warehouse space in a former Zellers in March of this year and we're now repositioning the property to introduce a new shopper's drug mart and a Good Life alongside Loblaw's investment in a no-frills conversion.

Speaker #3: This initiative is expected to generate approximately $2 million of incremental NOI at stabilization in the second half of 2027 and has created approximately $25 million in total incremental value.

Speaker #3: The revitalization does not introduce any additional lease encumbrances that would impact our longer-term redevelopment plans. Overall, these initiatives highlight the strength of our assets and our team's ability to identify and execute on value creation opportunities within our portfolio.

Rael Diamond: The revitalization does not introduce any additional lease encumbrances that would impact our longer-term redevelopment plans. Overall, these initiatives highlight the strength of our assets and our team's ability to identify and execute on value creation opportunities within our portfolio. In industrial, market conditions remained resilient across the country, with quarter-end occupancy of 98.6%. During the quarter, we completed 103,000 sq ft of renewals at a spread of 46.2%, driven primarily by Alberta and Atlantic portfolios. Retention in the quarter was 56.6%, largely driven by 73,000 sq ft non-renewal in Edmonton, where we were unable to accommodate the tenant's growth requirements. We also completed 24,000 sq ft of new leasing in Alberta and Ontario at rents approximately 40% above our average in-place rates.

Speaker #3: In industrial market conditions remain resilient across the country, with quarter-end occupancy of 98.6%. During the quarter, we completed 103,000 square feet of renewals at a spread of 46.2%, driven primarily by Alberta and Atlantic portfolios.

Rael Diamond: Retention in the quarter was 56.6%, largely driven by 73,000 sq ft non-renewal in Edmonton, where we were unable to accommodate the tenant's growth requirements. We also completed 24,000 sq ft of new leasing in Alberta and Ontario at rents approximately 40% above our average in-place rates.

Speaker #3: Retention in the quarter was 56.6%, largely driven by 73,000 square foot non-renewal in Edmonton where we were unable to accommodate the tenant's growth requirements.

Speaker #3: We also completed 24,000 square feet of new leasing in Alberta and Ontario at rents approximately 40% above our average in-place rates. In the GTA, we continue to see a tightening of supply of high-quality large-bay industrial product as we continue to advance the next phase at Choice Caledon Business Park where we expect to be one of the only available options for new space over 750,000 square feet in the market next year.

Rael Diamond: In the GTA, we continue to see a tightening of supply of high-quality, large bay industrial product. As we continue to advance the next phase at Choice Caledon Business Park, we expect to be one of the only available options for new space over 750,000 square feet in the market next year. Lastly, in our mixed-use and residential portfolio, occupancy remained stable with favorable leasing at certain residential assets. Moving to our transaction activity. We had minimal activity in the quarter. As announced on our Q4 call, we completed two retail acquisitions in Montreal and Edmonton, totaling CAD 28 million. Beyond this, there was no additional transactions completed in the quarter.

Speaker #3: Lastly, in our mixed-use and residential portfolio, occupancy remained stable with favorable leasing at certain residential assets. Moving to our transaction activity. We had minimal activity in the quarter as announced on a few forecall we completed two retail acquisitions in Montreal and Edmonton totaling $28 million.

Rael Diamond: Moving to our transaction activity. We had minimal activity in the quarter. As announced on our Q4 call, we completed two retail acquisitions in Montreal and Edmonton, totaling CAD 28 million. Beyond this, there was no additional transactions completed in the quarter.

Speaker #3: Beyond this, there was no additional transactions completed in the quarter. We are pleased to announce that Weddington Investments Limited has acquired our partner's 50% interest in our G2 purpose-built rental residential development in downtown Toronto that we expect to break ground on this year.

Rael Diamond: We are pleased to announce that Wellington Investments Limited has acquired our partner's 50% interest in our G2 purpose-built rental residential development in downtown Toronto that we expect to break ground on this year. This partnership allows Choice to advance the project with a strategically aligned equity partner while delivering meaningful, affordable housing to the city of Toronto. I want to acknowledge the release of our 2025 environmental, social, and governance report last night. This year's report highlights many of Choice's achievements over the last year, including the completion of the first full year of our 3-year climate action roadmap, advancing our pathway to net zero by 2050, and the expansion of our social impact and placemaking initiatives nationwide. The report can be found in the sustainability section of our website, and I encourage you to all take a read.

Speaker #3: This partnership allows Choice to advance the project with a strategically aligned equity partner while delivering meaningful, affordable housing to the city of Toronto. Finally, I want to acknowledge the release of our 2025 environmental, social, and governance report last night.

Speaker #3: This year's report highlights many of Choice's achievements over the last year, including the completion of the first full year of our three-year climate action roadmap, advancing our pathway to net zero by 2050 and the expansion of our social impact and placemaking initiatives nationwide.

Rael Diamond: This year's report highlights many of Choice's achievements over the last year, including the completion of the first full year of our 3-year climate action roadmap, advancing our pathway to net zero by 2050, and the expansion of our social impact and placemaking initiatives nationwide. The report can be found in the sustainability section of our website, and I encourage you to all take a read. With that, I'll turn the call over to Erin to discuss our financial results and additional capital allocation activity. Erin?

Speaker #3: The report can be found in the Sustainability section of our website and I encourage you to all take a read. With that, I'll turn the call over to Aaron to discuss our financial results and additional capital allocation activity.

Rael Diamond: With that, I'll turn the call over to Erin to discuss our financial results and additional capital allocation activity. Erin?

Speaker #3: Aaron?

Speaker #4: Thank you, Rob. And good morning, everyone. We are pleased with our financial performance in the first quarter. Our underlying business remains in excellent shape.

Erin Johnston: Thank you, Rob, and good morning, everyone. We are pleased with our financial performance in Q1. Our underlying business remains in excellent shape. For Q1, our reported FFO was CAD 196 million or CAD 0.271 on a per-unit diluted basis, representing an increase of 2.7% year-over-year. This performance was driven by robust total cash NOI growth of 4.2%, which included strong same-asset cash NOI growth and contributions from net acquisitions and new development and higher lease surrender revenue. This was partially offset by lower investment income, higher interest expense from refinancing activity, higher G&A expense, and lower fee income.

Speaker #4: For the recorder, our reported funds from operations was $196 million, or $27.1 cents on a per unit diluted basis, representing an increase of 2.7% year over year.

Speaker #4: This performance was driven by a robust total cash NOI growth of 4.2%, which included strong same asset cash NOI growth and contributions from net acquisitions and new development, and higher lease surrender revenue.

Erin Johnston: This performance was driven by robust total cash NOI growth of 4.2%, which included strong same-asset cash NOI growth and contributions from net acquisitions and new development and higher lease surrender revenue. This was partially offset by lower investment income, higher interest expense from refinancing activity, higher G&A expense, and lower fee income.

Speaker #4: This was partially offset by lower investment income, higher interest expense from refinancing activity, higher GNA expense, and lower fee income. Included in our results are certain non-recurring items, including approximately $1.9 million of incremental lease surrender revenue compared to the prior year, and $3.2 million of lower investment income related to allies' distribution reduction.

Erin Johnston: Included in our results are certain non-recurring items, including approximately CAD 1.9 million of incremental lease surrender revenue compared to the prior year and CAD 3.2 million of lower investment income related to Allied distribution reduction. Excluding these items, FFO per unit growth was approximately 3.5%, reinforcing the continued strength of our core operations. AFFO in the quarter was CAD 0.247 per unit, a decrease of 0.8% from the prior year. As FFO growth was offset by higher maintenance capital spend in the current year, which was largely timing related. Our AFFO payout ratio in the quarter was 78%. Turning to our property performance. Same asset cash NOI was strong, increasing CAD 7.5 million or 3% over the prior year.

Speaker #4: Excluding these items, SFO per unit growth was approximately 3.5%, reinforcing the continued strength of our core operations. AFFO in the quarter was 24.7 cents per unit, a decrease of 0.8% from the prior year, as FFO growth was offset by higher maintenance capital spend in the current year, which was largely timing related.

Erin Johnston: As FFO growth was offset by higher maintenance capital spend in the current year, which was largely timing related. Our AFFO payout ratio in the quarter was 78%. Turning to our property performance. Same asset cash NOI was strong, increasing CAD 7.5 million or 3% over the prior year.

Speaker #4: Our AFFO payout ratio in the quarter was 78%. Turning to our property performance. Same asset cash NOI was strong, increasing 7.5 million or 3% over the prior year.

Speaker #4: By asset class, retail same asset cash NOI increased 6 million or 3.2%, and industrial same asset cash NOI increased by 3 million or 6.2%.

Erin Johnston: By asset class, retail same-asset cash NOI increased CAD 6 million or 3.2%, and industrial same-asset cash NOI increased by CAD 3 million or 6.2%. Key drivers for both were higher base rents from new leasing activity and contractual rent steps. Mixed use and residential same-asset cash NOI decreased by approximately CAD 1.5 million or 15.4%, primarily due to a property tax incentive received in the prior year. Moving to the balance sheet. IFRS net asset value, or NAV, for the Q1 was CAD 14.53 per unit, representing an increase of approximately CAD 67 million or 0.7% compared to year-end.

Speaker #4: Key drivers for both were higher base rents from new leasing activity and contractual rent steps. Mixed-use and residential same asset cash NOI decreased by approximately $1.5 million, or 15.4%, primarily due to a property tax incentive received in the prior year.

Speaker #4: Moving to the balance sheet. IFRS net asset value, or NAV, for the quarter was $14.53 per unit, representing an increase of approximately 67 million or 0.7% compared to year-end.

Speaker #4: The increase was driven by a 51 million net contribution from operations and a 66 million net fair value gain on investment properties. Partially offset by a 49 million fair value loss on our investment in the units of allied properties.

Erin Johnston: The increase was driven by a CAD 51 million net contribution from operations and a CAD 66 million net fair value gain on investment properties, partially offset by a CAD 49 million fair value loss on our investment in the units of Allied Properties. As a reminder, we are required under IFRS to mark to mark this investment in Allied to its trading price at each period end. The fair value gains on investment properties were primarily driven by our retail portfolio, which included cap rate adjustments in Ontario, Quebec, and BC, supported by external appraisals and favorable leasing outcomes, particularly from backfilling initiatives at higher rents. This was complemented by a modest gain in our industrial portfolio.

Speaker #4: As a reminder, we are required under IFRS to mark to market this investment in Ally to its trading price at each period end. The fair value gains on investment properties were primarily driven by our retail portfolio, which included cap rate adjustments in Ontario, Quebec, and BC, supported by external appraisals and favorable leasing outcomes.

Erin Johnston: The fair value gains on investment properties were primarily driven by our retail portfolio, which included cap rate adjustments in Ontario, Quebec, and BC, supported by external appraisals and favorable leasing outcomes, particularly from backfilling initiatives at higher rents. This was complemented by a modest gain in our industrial portfolio.

Speaker #4: Particularly from backfilling initiatives at higher rents. This was complemented by a modest gain in our industrial portfolio. We continue to maintain our industry lending balance sheet with excellent debt metrics and significant access to capital, including approximately $1.6 billion of available liquidity through our corporate facility and cash on hand, and approximately $14 billion of unencumbered properties, our debt to EBITDA ratio was seven times and remained unchanged since year-end.

Erin Johnston: We continue to maintain our industry-leading balance sheet with excellent debt metrics and significant access to capital, including approximately CAD 1.6 billion of available liquidity through our corporate facility and cash on hand, and approximately CAD 14 billion of unencumbered properties. Our debt-to-EBITDA ratio was 7x and remained unchanged since year-end. We had no material financing activity or debt maturities in the quarter. Turning to our development activity. During the quarter, we completed 2 retail intensifications totaling 22,000 sq ft for a blended yield of 8.9%. These projects included a 17,000 sq ft Shoppers Drug Mart in Renfrew, Ontario at a 7.5% yield and a 5,000 sq ft land lease to a QSR tenant in Ottawa at a 42% yield.

Speaker #4: We had no material financing activity or debt maturities in the quarter. Turning to our development activity. During the quarter, we completed two retail intensifications totaling $22,00 square feet for a blended yield of 8.9%.

Erin Johnston: During the quarter, we completed 2 retail intensifications totaling 22,000 sq ft for a blended yield of 8.9%. These projects included a 17,000 sq ft Shoppers Drug Mart in Renfrew, Ontario at a 7.5% yield and a 5,000 sq ft land lease to a QSR tenant in Ottawa at a 42% yield.

Speaker #4: These projects included a $17,000 square foot Sharper's Drug Mart in Renfrew, Ontario, and a $7.5% yield, and a $5,000 square foot land lease to a QSR tenant in Ottawa at a 42% yield.

Speaker #4: These completions continue to demonstrate our ability to generate attractive returns by intensifying land at our existing neighborhood retail centers. Looking ahead to the balance of the year, we will continue to prioritize operational excellence across the portfolio while also progressing towards the closing of the announced first capital portfolio acquisition.

Erin Johnston: These completions continue to demonstrate our ability to generate attractive returns by intensifying land at our existing neighborhood retail centers. Looking ahead to the balance of the year, we will continue to prioritize operational excellence across the portfolio while also progressing towards the closing of the announced First Capital portfolio acquisition. As the timing of closing remains uncertain at this stage, when referencing our outlook, we are doing so excluding the financial impact of the transaction. Recall, we are expecting to maintain stable occupancy and deliver 2% to 3% same as cash NOI growth and FFO per unit diluted between CAD 1.08 and CAD 1.10 this year.

Speaker #4: As the timing of closing remains uncertain at this stage, when referencing our outlook, we are doing so excluding the financial impact of the transaction.

Erin Johnston: As the timing of closing remains uncertain at this stage, when referencing our outlook, we are doing so excluding the financial impact of the transaction. Recall, we are expecting to maintain stable occupancy and deliver 2% to 3% same as cash NOI growth and FFO per unit diluted between CAD 1.08 and CAD 1.10 this year.

Speaker #4: Recall, we are expecting to maintain stable occupancy and deliver two to three percent same asset cash NOI growth, and FFO per unit diluted between a dollar and eight cents and a dollar and ten cents this year.

Speaker #4: While we expect earnings to grow, earnings growth to moderate slightly over the next two quarters as we elapse acquisition-related favorability, the timing of lease surrender revenues compared to the prior year, and the impact of allies' distribution reduction, we remain on track to deliver on our full-year outlook.

Erin Johnston: While we expect earnings growth to moderate slightly over the next 2 quarters as we acquisition-related favorability, the timing of lease revenues compared to the prior year, and the impact of Allied's distribution reduction, we remain on track to deliver on our full-year outlook. With that, Rael, David, Niall, and I would be glad to answer your questions.

Speaker #4: With that, Rael, David, Niall, and I would be glad to answer your questions.

Speaker #5: At this time, I would like to remind everyone in order to ask a question, press star, then the number one on your telephone keypad.

Operator 2: Your first question comes from the line of Himanshu Gupta from Scotiabank. Your line is open.

Speaker #5: We'll pause for just a moment to compile the Q&A roster. Your first question comes from a line of Himanshu Gupta from Scotiabank. Your line is open.

Operator: Your first question comes from the line of Himanshu Gupta from Scotiabank. Your line is open.

Speaker #6: Thank you, and good morning, everyone. So just from the lease surrender revenue, should we expect anything in Q2 as well? And then maybe, can you elaborate—is it related to Toys 'R' Us, or have you been doing some rightsizing of Loblaw stores last year, or anything related to that?

Himanshu Gupta: Thank you, good morning, everyone. Just from the lease surrender revenue, should we expect anything in Q2 as well? Maybe can you elaborate, is it related to Toys Us or, you know, you have been doing some right sizing of Loblaw stores last year or anything related to that?

Speaker #7: Good morning, Himanshu. It's Erin. When we look at our lease surrender revenue this year, it's primarily related to loblaw's right sizings consistent with prior years.

Erin Johnston: Good morning, Himanshu. It's Erin. When we look at our lease surrender revenue this year, it's primarily related to Loblaw right sizings consistent with prior years. We expect it to be relatively the same as last year in terms of total dollar value, but most of it will be spread between Q3 and Q4.

Speaker #7: We expect it to be relatively the same as last year. In terms of total dollar value, but most of it will be spread between Q3 and Q4.

Speaker #6: Okay. Thank you. And I mean, do you know how many loblaw stores are in pipeline for this right sizing? And is it mostly urban locations?

Himanshu Gupta: Okay. Thank you. I mean, do you know, like, how many Loblaw stores are in pipeline for this right sizing? Is it like mostly urban locations? What's the typical size reduction Loblaw's is doing?

Speaker #6: What's the typical size reduction loblaw story?

Erin Johnston: In the last couple years, we've had between two and four per year. It depends on the site. Maybe I'll let Rael or David comment a bit on locations.

Speaker #7: So in the last couple of years, we've had between two and four per year. It depends on the site. And maybe I'll let Rael or David comment a bit on locations.

Erin Johnston: In the last couple years, we've had between two and four per year. It depends on the site. Maybe I'll let Rael or David comment a bit on locations.

Speaker #8: Yeah. So for Himanshu, David speaking. So in terms of locations, it's mixed across the country. We have mostly larger stores. So call it superstores or we have Provago that converts to a Maxi in Quebec.

David Muallim: Yeah. For Himanshu, David speaking. In terms of locations, it's mixed across the country. We have mostly larger stores, so call it super stores or we had a Provigo that converts to a Maxi in Quebec. Essentially for this year, we're thinking there'll be approximately four locations that will be right sized.

Speaker #8: But essentially for this year, we're thinking there'll be approximately four locations that'll be right sized.

Speaker #6: Okay. Four locations exactly. And then sorry, in terms of square footage, how much is the typical reduction? 20,000, 30,000? What's the typical reduction in size?

Himanshu Gupta: Okay. 4 locations exactly. Then, sorry, in terms of square footage, how much is the typical reduction? Like, like 20,000, 30,000? What's the typical reduction in size?

Speaker #8: Yeah. It depends on the site and configuration, but about 30,000 is fairly standard.

David Muallim: Yeah, it depends on the, on the site and configuration, but about 30,000 is fairly standard.

Speaker #6: Okay. Okay. Thank you. Thanks for that. Moving on, changing gears here. On IFRS valuation, I think retail cap rate was brought down by I mean, slightly two basis points.

Himanshu Gupta: Okay. Okay. Thank you. Thanks for that. Moving on, changing gears here on IFRS valuation. I think, you know, retail cap rate was brought down by slightly 2 basis points. Do you see this cap rate further going down as, you know, the First Capital transaction is closed? I would believe that should be a good positive mark on retail market valuation.

Speaker #6: Do you see this cap rate further going down as the first capital transaction is closed? I would believe that should be a good positive mark on retail market valuation.

Erin Johnston: Hi, Himanshu. Yes, we continue to see appraisals come in slightly tighter than what we have on our books quarter after quarter, which was most of our retail gains. I know our team, as we bring in the First Capital acquisition, will look at the values of those assets and ours. We'll update you when we know more.

Speaker #7: Hi, Himanshu. Yes, we continue to see appraisals come in slightly tighter than what we have on our books quarter after quarter, which was most of our retail gains.

Speaker #7: I know our team, as we bring in the first capital acquisition, will look at the values of those assets and ours. And so we'll update you when we know more. But.

Speaker #6: Okay. Fair enough. Maybe the last question is on the leverage. I mean, next year, in anticipation of increase in leverage, do you expect to do capital recycling this year, or wait for this transaction to close?

Himanshu Gupta: Okay, fair enough. Maybe, the last question is on the leverage, I mean, next year. In anticipation of, you know, increase in leverage, do you expect to do capital recycling this year or wait for this transaction to close? Any disposition targets you have, you know, post FCR closing.

Speaker #6: And any disposition targets you have post-FCR closing?

Speaker #8: Okay. So why don't I start it, Himanshu, and then Erin will just add a bit additional color. As we said on our earlier call, in April, for what we're thinking post the transaction, what we've modeled initially is just being balanced from a capital recycling point of view.

Rael Diamond: Why don't I start it, Himanshu, and then Erin will just put additional color. As we said on our earlier call, in April, you know, for what we're thinking post the transaction, what we've modeled initially is just being balanced from a capital recycling point of view. Right now we were, you know, unbalanced to the tune of roughly CAD 100 million, buying more than we were selling. Look, balance sheet strength has always been exceptionally important to us. As we have more to share on our plans on how we will delever and potentially delever quicker, we will share it with you.

Speaker #8: And right now, we were call it unbalanced to the tune of roughly $100 million buying more than we were selling. But look, balance sheet strength has always been exceptionally important to us.

Speaker #8: So, as we have more to share on our plans for how we will deliver and potentially deliver quicker, we will share it with you.

Speaker #8: But I'd say for this year, outside of the major acquisition that we've already announced, I think our acquisition activity will be very light. So we will do some small trimming prior to the acquisition closing.

Rael Diamond: You know, I'd say for this year, outside of the major acquisition that we've already announced, like, I think our, you know, acquisition activity will be very light. We will do some, you know, small trimming prior to the acquisition closing. Erin, if you wanna add anything.

Speaker #8: Erin, if you want to add anything.

Speaker #7: No.

Erin Johnston: No.

Speaker #6: Okay. Thank you so much. And I'll turn back. Thank you, guys.

Himanshu Gupta: Okay. Thank you so much, I'll turn back. Thank you, guys.

Speaker #5: And as a reminder, if you'd like to ask a question, please press star one on your telephone keypad. Your next question comes from the line of Gilliano Thornhill from National Bank.

Operator 2: As a reminder, if you'd like to ask a question, please press star one in your telephone keypad. Your next question comes from the line of Giuliano Thornhill from National Bank. Your line is open.

Operator: As a reminder, if you'd like to ask a question, please press star one in your telephone keypad. Your next question comes from the line of Giuliano Thornhill from National Bank. Your line is open.

Speaker #5: Your line is open.

Speaker #9: Hey, guys. Good morning, everyone. I'm just wanting to go back to those revitalization plans. I might have missed how much CapEx was associated to them.

Giuliano Thornhill: Hey, guys. Good morning, everyone. I'm just wanting to go back to those revitalization plans. I might have missed how much CapEx is associated to them. I'm also just wondering on how are the leases being structured to actually get that pickup in NOI as there is that, you know, net reduction of 30,000 per foot or per box.

Speaker #9: And I'm also just wondering on how are the leases being structured to actually get that pickup in NOI as there is that net reduction of 30,000 per foot or per box?

Speaker #8: So David speaking. So this is regards so I think the first question or the second question was on right sizing. In the structuring, the first question was in relation to Rail's comment on Bloor and Dundas.

David Muallim: David speaking. I think the first question or the second question was on right-sizing.

Giuliano Thornhill: Mm-hmm

David Muallim: ... in the structuring. The first question was in relation to Rael's comment on Bloor and Dundas. I can kind of tackle it in the two parts. On the Bloor and Dundas part, the NOI increase is really driven by the new tenancies. The space was rolling off. Loblaw was essentially paying a gross rent to use the space for storage on a temporary basis. We backfilled it with, as Rael mentioned, Shoppers and GoodLife. In terms of the second question for the right sizing, how the leases are structured is the tenants pay a market rent. The new tenants or the third party tenants that are joining the sites pay a market rent.

Speaker #8: So I can kind of tackle it in the two parts. So on the Bloor and Dundas part, the NOI increase is really driven by the new tenancies.

Speaker #8: The space was rolling off. Loblaw is essentially paying a gross rent to use the space as storage on a temporary basis. And then we backfilled it with, as Rael mentioned, Shoppers and GoodLife.

Speaker #8: In terms of the second question for the right sizing, so how the leases are structured is the tenants pay a market rent. The new tenants or the third-party tenants that are joining the sites pay a market rent.

David Muallim: In terms of the second question for the right sizing, how the leases are structured is the tenants pay a market rent. The new tenants or the third party tenants that are joining the sites pay a market rent. Essentially there's a termination payment with Loblaw that factors in the leasing costs and any differential between the in-place rent that Loblaw is paying and the market rent the new tenant is paying.

David Muallim: Essentially there's a termination payment with Loblaw that factors in the leasing costs and any differential between the in-place rent that Loblaw is paying and the market rent the new tenant is paying.

Speaker #8: And then essentially, there's a termination payment with Loblaw that factors in the leasing costs and any differential between the in-place rent that Loblaw is paying and the market rent the new tenants pay.

Giuliano Thornhill: With occupancy in the industry still pretty high, are you anticipating that leasing spreads can continue to push higher on just broadly for the portfolio?

Speaker #9: And so with, I can see in the industry still pretty high. Are you anticipating that leasing spreads can continue to push higher on just broadly for the portfolio?

Giuliano Thornhill: With occupancy in the industry still pretty high, are you anticipating that leasing spreads can continue to push higher on just broadly for the portfolio?

Speaker #8: So in general, with the strength of the retail market, we anticipate strong leasing spreads. As Rail mentioned, this quarter, the spreads were a little bit higher as a result of the one tenant that drove up a lot of the increase.

David Muallim: In general, with the strength of the retail market, we anticipate strong leasing spreads. As Rael mentioned this quarter, the spreads were a little bit higher as a result of the one tenant that drove up a lot of the increase. For the remaining quarters, we do expect to be in that low double digit range, which is consistent with how we've been performing and with some strength in certain categories. For example, limited service eating, full service, which we've been driving very strong renewals on, but offset by a portion of our renewals that are tied to historical fixed rates in our old leases.

Speaker #8: For the remaining quarters, we do expect to be in that low double-digit range. Which is consistent with how we've been performing and with some strength in certain categories.

Speaker #8: For example, limited service eating and full service, which we've been driving very strong renewals on, but offset by a portion of our renewals that are tied to historical fixed rates.

Speaker #8: And our old leases.

Speaker #9: And then just with the FCR deal, once it does close, are you anticipating a kind of material improvement in your financial framework for cash NOI expectations at all?

Giuliano Thornhill: Just with the FCR deal, once it does close, are you anticipating a kinda material improvement in your financial framework for cash NOI expectations at all? It is higher quality and obviously, pretty good locations.

Speaker #9: Because it is higher quality and obviously pretty good locations.

Erin Johnston: Hi, it's Erin. When you think about our financial framework, we've always said, you know, 8% to 9% returns. That was made up of 2% to 3% same asset NOI growth, then 3% to 4%, which goes to 3% to 4% NAV plus the distribution. I'd say on that 2% to 3% same asset cash NOI growth, it moves us slightly higher in that range. The way we really see it is this is de-risk stronger growth. Moving forward, more growth comes from same asset cash NOI, then less of the contribution to the NAV growth comes from development.

Speaker #7: Hi, it's Erin. When you think about our financial framework, we've always said 8 to 9 percent returns. And that was made up of 2 to 3 percent same asset NOI growth and then 3 to 4 percent, which goes to 3 to 4 percent NAV plus the distribution.

Speaker #7: I'd say on that 2 to 3 percent same asset cash NOI growth, it moves us slightly higher in that range. But the way we really see it is this is de-risked, stronger growth.

Speaker #7: And so moving forward, less more growth comes from same asset cash NOI. And then less of the contribution to the NAV growth comes from development.

Giuliano Thornhill: Okay, thanks. Just one kinda last question from me. I'm just wondering, can you speak kinda to how this transaction fits within the broader ecosystem of kinda GWL and CHP, just in terms of the alignment of kinda capital and long-term priorities for the entire platform? Just 'cause there are obviously strategic benefits to the coordination here.

Speaker #9: Good. Thanks. And just one kind of last question for me. I'm just wondering, can you speak kind of to how this transaction fits within the broader ecosystem of kind of GWL and chip, just in terms of the alignment of kind of capital and long-term priorities for the entire platform?

Speaker #9: Just because there are obviously strategic benefits to the coordination here.

Speaker #8: Yeah. Look, I would tell you that this was a choice-driven transaction, and it firmly fits within our strategy to acquire high-quality assets.

Rael Diamond: Yeah, look, I would tell you that this was a Choice-driven transaction and it firmly fits within our strategy, you know, to acquire high quality assets.

Speaker #9: Okay. Thanks.

Giuliano Thornhill: Okay, thanks.

Speaker #5: Your next question comes from a line of Brad Sturgis from Raymond James. Your line is open.

Operator 2: Your next question comes from a line of Brad Sturges from Raymond James. Your line is open.

Operator: Your next question comes from a line of Brad Sturges from Raymond James. Your line is open.

Speaker #10: Hey, good morning. Just on the FCR transaction, and appreciate the comments from the prior call. Just curious, on the, I guess, the initial FFO guidance—how should we think about the potential operating synergies between the portfolio being acquired and the existing Choice platform, and how that may have been baked into, I guess, the initial FFO guidance?

Brad Sturges: Hey, good morning. Just on the FCR transaction and, you know, you know, appreciate the, you know, the comments from the prior call. Just curious on the, I guess, the initial FFO guidance, you know, how should we think about the potential operating synergies between the portfolio being acquired and the existing Choice Properties platform and how that may have been baked into, I guess, the initial FFO guidance?

Erin Johnston: Hi, Brad, it's Erin. When we gave the initial FFO guidance, I'd say that what we've done is added on incremental costs to scale our platform. That's adding a few people to our corporate teams as well as adding an incremental leasing team. Of course, the property people that would, you know, that we would have and hire would be absorbed by the properties, but we have not modeled in any incremental synergies related to platform.

Speaker #7: Hi, Brad. It's Erin. When we gave the initial FFO guidance, I'd say that what we've done is added on incremental costs to scale our platform.

Speaker #7: So that's adding a few people to our corporate teams as well as adding an incremental leasing team. Of course, the property people that would that we would have in higher would be absorbed by the properties.

Speaker #7: But we have not modeled in any incremental synergies related to platform.

Brad Sturges: I guess part of the path to seeing better accretion over the next few years, that would assume as the integration occurs, there would be sort of more operating synergies to be had as well as sort of capturing that rent growth embedded in the FCR portfolio.

Speaker #10: And I guess part of the path to seeing better accretion over the next few years that would assume as the integration occurs, there would be sort of more operating synergies to be had as well as sort of capturing that rent growth embedded in the FCR portfolio.

Rael Diamond: Look, we're viewing this more as an asset transaction, as you know. You know, there may be a few synergies, but as Erin said, we right now are modeling just the incremental G&A that she described.

Speaker #8: Look, we're viewing this more as an asset transaction, as you know. So there may be a few synergies, but as Erin said, we right now are modeling just the incremental G&A that she described.

Speaker #10: Okay. That's helpful. I appreciate it. Thank you.

Brad Sturges: Okay. That's helpful. I appreciate it. Thank you.

Speaker #5: And again, if you'd like to ask a question, please press star one now. We'll pause for just a few seconds. And as there seems to be no further questions, I will now turn the call back over to Rail Diamond, CEO, for closing remarks.

Operator 2: Again, if you'd like to ask a question, please press star one now. We'll pause for just a few seconds. As there seems to be no further questions, I will now turn the call back over to Rael Diamond, CEO, for closing remarks.

Operator: Again, if you'd like to ask a question, please press star one now. We'll pause for just a few seconds. As there seems to be no further questions, I will now turn the call back over to Rael Diamond, CEO, for closing remarks.

Speaker #8: Thank you, Rob. Once again, our business and portfolio remain in excellent shape. Thank you all for your interest in choice properties and for joining us this morning.

Rael Diamond: Thank you, Rob. Once again, our business and portfolio remain in excellent shape. Thank you all for your interest in Choice Properties and for joining us this morning. We look forward to providing you another update on the business this summer.

Speaker #8: We look forward to providing you another update on the business this summer.

Operator 2: This concludes today's conference call. You may now disconnect.

Operator: This concludes today's conference call. You may now disconnect.

Speaker #5: This concludes today's conference call. You may now disconnect.

Rachel Smith: Please wait. The conference will begin shortly.

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